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HomeMy WebLinkAboutD_Walker Subaru_Report_Admin_180803.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: August 3, 2018 Project Name: Walker Auto Dealership Owner: Dale Walker, 555 Grady Way, Renton, WA 98057 Applicant/Contact: Matt Weber, AHBL, 2215 N 30th St Suite 300, Tacoma, WA 98407 Project File Number: PR18-000212 Land Use File Number: LUA18-000305, ECF, SPR-A, MOD Project Manager: Alex Morganroth, Associate Planner Project Summary: The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935 square foot auto dealership on a site previously occupied by an auto junk yard. The subject property is located at 3400 East Valley Road (APN 3023059067) near the intersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C Overlay District. Two existing buildings are presently located on the site and are proposed for demolition as part of the project. The previous use, located on the property, resulted in a significant amount of contamination due to the decomposition of the junk vehicles. The applicant has proposed to remediate the site under Department of Ecology’s Voluntary Clean-up program authorized by the Washington Model Toxics Control Act. The proposed new structure would include a showroom/sales area, parts sale and storage area, service and shop, and various other support areas. Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic hazard. According to the applicant, a Category III wetlands is located within the SR 167 ROW directly east of the site. The applicant submitted a Geotechnical Report, a Drainage Report, a Wetland Report, and a Traffic Study with the application. Project Location: 3400 East Valley Rd, Renton, WA 98057 Site Area: 246,114 SF (5.65 acres) City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 2 of 21 B. EXHIBITS: Exhibit 1-15: ERC Report and Exhibits Exhibit 16: Administrative Report and Decision C. GENERAL INFORMATION: 1. Owner(s) of Record: Dale Walker, 555 Grady Way, Renton, WA 98057 2. Zoning Classification: Commercial Arterial (CA); Automall Overlay District C 3. Comprehensive Plan Land Use Designation: Employment Area 4. Existing Site Use: Industrial – auto tow yard 5. Critical Areas: High Seismic Hazard, Category III Wetlands 6. Neighborhood Characteristics: a. North: RV and Boat building; Commercial Arterial (CA) b. East: Hwy 167 Right-of-Way c. South: Commercial Engine Repair; Commercial Arterial (CA) d. West: Glass Manufacturer; Heavy Industrial, IH 7. Site Area: 5.65 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Highline Annexation A-59-001 1743 04/15/1956 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. There is an existing 12-inch City water main located in East Valley Road that can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm). b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC wastewater main located in East Valley Road. c. Surface/Storm Water: There is an existing storm drainage system in East Valley Road. There no existing on-site conveyance system or stormwater features. Surface run-off from the site drains to the abutting wetlands as well as to the public drainage system in East Valley Road. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 3 of 21 2. Streets: East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85 feet as measured using the King County Assessor’s Map. Current street frontage improvements include curb and gutter and a 6-ft sidewalk on both sides of the street. 3. Fire Protection: Renton Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-040: Automall District b. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 9 Permits - Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on May 9, 2018 and determined the application complete on May 15, 2018. The project was placed on hold on June 21, 2018, pending additional information and taken off hold on June 29, 2018. The project complies with the 120-day review period. 2. The project site is located at 3400 East Valley Road (APN 3023059067) 3. The project site was previously occupied by an auto tow business that stored vehicles on the property. Two buildings remain on the property, a 4,000 sq. ft. building and a 1,200 sq. ft. building, and are proposed to be removed. All vehicles have been removed from the site. 4. Access to the site is proposed via three driveways off of East Valley Road. 5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 6. The site is located within the Commercial Arterial (CA) zoning classification and Automall Area C Overlay District. 7. No trees are proposed for removal as part of the project. 8. The site is mapped with a High Seismic Hazard and a Category III wetlands. 9. Approximately 600 cubic yards of cut and 14,300 cubic yard of fill is proposed on the project site during construction. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 4 of 21 10. The applicant proposes to begin construction during the summer of 2018 and end construction in the fall of 2019. 11. The small-vehicle service use proposed as a part of the project would require a separate Administrative Conditional Use Permit in order to operate. 12. Staff received no public or agency comments. 13. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on July 31, 2018 the Environmental Review Committee issued a Determination of Non-Significance – Mitigated with give six (6) mitigation measures for the Walker Subaru project. A 14-day appeal period commenced on August 3, 2018 and will end on August 17, 2018. 14. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 15. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. The purpose of the EA designation is to provide areas primarily used for office, industrial, warehousing, and manufacturing, with access to transportation networks and transit. In addition, the designation maintains a variety and balance of uses through zoning which promotes the gradual transition of uses on sites with good access and visibility. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-55: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River.  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  Policy L-31: Maintain or increase the quantity and quality of wetlands. Development activities shall not decrease the net acreage of existing wetlands.  Policy L-32: Protect buffers along wetlands and surface waters to facilitate infiltration and maintain stable water temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide for wildlife habitat. 16. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 5 of 21 retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall District. The proposal is compliant with the following development standards, as outlined in RMC 4-2- 120A, if all conditions of approval are met: Compliance CA Zone Development Standards and Analysis Compliant if CUP Issued Use: Small vehicle sales are a permitted use in the CA zone. Small vehicle repair is a permitted use in the CA zone with an approved Conditional Use Permit. Staff Comment: The applicant is proposing a dealership with a service component. The sale of small vehicles is a permitted use in the CA district. The applicant would be required to obtain a Conditional Use Permit for the proposed small vehicle repair use. Based on the applicant’s submittal, the proposal appears to meet the locational requirements for small vehicle repair in the CA zone. N/A Density: The minimum density required in the CA zone is 10.0 dwelling units per net acre. The maximum density permitted is 60 dwelling units per net acre in the City Center and Highlands Community Planning Areas and 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: No new residential units are proposed as a part of the project.  Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The existing legal lot is approximately 246,114 sq. ft. and is in conformance with the lot dimension requirement of the zone.  Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. A maximum front yard setback of 20 ft. is required. The minimum secondary front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. The maximum secondary front yard setback is 20 ft. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential. Staff Comment: The applicant has proposed a front yard setback of approximately 95 feet, a north side yard setback of 124 feet, a south side yard setback of 117 feet, and a rear yard setback of 150 feet. The proposed structure is compliant with the setback requirements of the CA zone. Per RMC 4-2-120C, the maximum setback may be modified through the site plan review process if the applicant demonstrates that the proposed development is oriented to the pedestrian and provides pedestrian amenities, fosters distinctive architecture to mitigate the visual dominance of parking, and promotes safety and visibility across the project site. In order to meet the standards for allowing an increased setback, the applicant provided a unique front entrance that incorporates a circular architectural feature with a second story balcony that provides substantial visual interest to the front of the building. In addition, concrete pedestrian pathways are provided at the front of the building and extend around the perimeter along both the north and south sides. The amount of landscaping proposed in the parking lot is significantly more than the City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 6 of 21 amount required by code and helps to visually break up the rows of cars in the sales lot. Due to the key features proposed for the project, including the unique front entrance, incorporation of on-site pedestrian walkways, and additional landscaping, staff recommends approval of an increased front setback of 95 feet. Compliant if condition of approval is met Building Standards: The CA zone has a maximum building coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum building height permitted is 50 ft., except 60 ft. if the building is mixed use. Staff Comment: According to the site plan submitted with the application, the building coverage for the proposed project would be approximately 19.2% (47,535 sq. ft./247,713 sq. ft.) and the proposed impervious surface is approximately 75% (186,065 sq. ft./247,713 sq. ft.). The maximum height of the building would be approximately 54 feet tall. As proposed, the project does not comply with the height or impervious surface requirements for the CA zone. Therefore, staff recommends as a condition of approval that the applicant submit a revised site plan demonstrating compliance with the impervious surface requirements. Compliance with the height would be verified at the time of building permit review.  Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: Per RMC 4-4-080, the sales area of the site where vehicles are displayed is not classified as a parking lot and is therefore not subject to the landscaping and screening requirements for parking lots in RMC 4-4-070. However, City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 7 of 21 auto-sales and other similar auto-related uses in the Automall Area C District are subject to the development standards for Automall Area Overlay Districts in RMC 4-3- 040. See FOF 16 below for a complete landscaping analysis.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: No trees are located on the project site. Compliant if condition of approval is met Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Staff Comment: The adjacent uses, including an RV and boat storage facility to the north and a commercial engine repair shop to the south, are not related to vehicle sales and customer visits to any of the adjacent uses are unlikely to overlap with each other. Due to the low probability of cross traffic between the adjacent uses, a site-to-site vehicle access way would not be utilized at this time. However on both the north and south sides of the site a drive aisle for the vehicle display area is provided and could be converted to site-to-site access if either of these sites are redeveloped in the future. The applicant has proposed three driveways off of East Valley Road for access to the site. According to driveway standards contained in RMC 4-4-080, no more than one driveway is allowed for each 165 feet of street frontage serving any one property or among properties under unified ownership or control. The subject site has approximately 465 feet of street frontage along East Valley Road and therefore only two driveways would be permitted. Staff recommends as a condition of approval that the applicant submit a revised site plan that eliminates one of the three driveways.  Parking: Parking regulations require that a minimum of 1 space per 5,000 sq. ft. is provided for the sales area and minimum of 2.5 spaces per 1,000 sq. ft. is provided for the service area. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: The applicant has proposed a total of 69 non-display spaces for use by employees and customers. According to the parking standards in RMC 4-4-080, the project would be required to provide a total of 46 spaces for the service area and nine (9) spaces for the sales area for a total of 55 spaces. Therefore, the applicant is City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 8 of 21 proposing 25% more parking stalls than is required by code. The Administrator may authorize a 25% reduction or increase in the number of parking spaces required through the site plan review process if properly justified by the applicant. According to the applicant, extra parking spaces are needed to accommodate the expected increase in customer traffic due to the high exposure off of Hwy 167 and the nation-wide trend of an increase in auto-sales. Staff concurs with the applicants justification for providing more parking stalls than the number required by code and recommends approval of the proposed 69 parking stalls. Compliance not yet demonstrated Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: A split rail cedar fence is required to be installed around the perimeter of the wetlands buffer. The applicant shall demonstrate compliance with the fence requirements at the time of building permit submittal. 17. Automall Area C Overlay District: The Automall Area C Overlay District is intended to implement the Renton Automall Improvement Plan by guiding the redevelopment of the Automall District. Properties within Area C include those properties bounded by SR-167 on the east, Lind Avenue SW on the west, SW 41st Street on the south, and the approximate course of Panther Creek on the north. The proposal is compliant with the following development standards, as outlined in RMC 4-3-040, if all conditions of approval are met: Compliance Automall Area C Overlay District Development Standards and Analysis  Use: All uses permitted by the underlying zoning are permitted in the Automall Area C Overlay District. Staff Comment: See FOF 16 under “Use”.  Service Area Orientation: Service areas shall not face public street frontage. Staff Comment: The service area would be located at the rear (east) side of the proposed building and would not face or be visible from a public street. The service area may be visible from Hwy 167, but the intent of the code is primarily to limit the visual impact of service areas on local, public streets. In addition, the service area would be located over 150 feet from the Hwy 167 roadway and would have an even lesser visual impact once the vegetation in the restored wetlands and wetlands buffer is established. Please note an additional Conditional Use Permit is required for the service use on the site. Compliant if condition of approval is met Landscaping: A 15-foot-wide landscape strip along street frontages. This frontage requirement is in lieu of the frontage requirement listed for the zone in chapter 4-2 RMC. Unimproved portions of the right-of-way may be used in combination with abutting private property to meet the required 15-foot landscape strip width. The landscaping shall include a minimum 30-inch-high berm and red maples (Acer rubrum), or other equivalent tree species required or approved by the Administrator on the City’s Approved Tree List per RMC 4-4-070L, planted 25 feet on center. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 9 of 21 Minimum 2.5% of the gross site area shall be provided as on-site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Minimum landscaping may be reduced to 2% of the gross site area where bioretention, permeable paving, or other low impact development techniques consistent with the Surface Water Design Manual are integrated. All landscaping is subject to maintenance pursuant to RMC 4-4-070P. Staff Comment: The applicant submitted a landscape plan prepared by AHBL (see Exhibit 5). The total amount of landscaping proposed across the site is approximately 23,753 sq. ft. (not including the buffer), or 11.3% of the total site area. A 22-foot wide landscape strip is proposed along the East Valley Road Street frontage. Thirteen (13) Bowhall maple trees space approximately 25-feet on-center are proposed within landscape strip along the frontage. The applicant noted in the project narrative that no landscape berm is proposed. Therefore, staff recommends as a condition of approval that a revised landscape be submitted showing compliance with the landscape berm requirement for the Automall Area C Overlay District. N/A Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern.  Customer Parking: Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with abutting dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Staff Comment: The applicant has proposed 14 spaces for customers near the primary entry drive along the front (west) side of the building. There are no abutting dealerships that would enable the applicant to implement shared parking or access. N/A Automall Right-of-Way Improvement Plan Coordination: Development shall be coordinated with the adopted right-of-way improvement plan which addresses gateways, signage, landscaping, and shared access. Staff Comment: Auto Mall area C is not included in the Automall Improvement Plan. N/A Automall Improvement Plan Compliance: All development shall coordinate with the Automall Improvement Plan adopted by Resolution No. 3457. The plan addresses potential street vacations, right-of-way improvements, area gateways, signage, landscaping, circulation, and shared access. 18. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 10 of 21  and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The subject site is located in an area of a known seismic hazard. As such, the applicant submitted a Geotechnical Report, prepared by Migizi Group, Inc and dated April 27, 2018 (Exhibit 12). Surface conditions on the site primarily consists of recycled concrete and scattered weeds. Migizi Group, Inc dug two test pits with a hollow-stem augur mounted on a truck-mounted drill rig to depths of approximately 51.5 feet and 61.5 feet in order to analyze the soil characteristics of the site. The two test pits were dug near the interior of the site near the proposed location of the dealership building and soil samples were obtained at 2.5 to 5 foot depth intervals. Subsurface conditions at the site included fill soils to depth of approximately 5 feet including recycled concrete and gravelly, silty sand. Underlying the fill soils were alluvial deposits found at depths ranging from 5 feet to 31 feet below grade. Moderately dense, fine silty sand was found below a depth of 31 feet. Groundwater seepage was encountered at a depth of 8-15 feet below existing grade. According to COR maps and the applicant, the project site is located in a seismic hazard area. The submitted geotechnical report concluded that the project site is located in an area of moderate liquefaction potential due to the poorly consolidated alluvial soils underlying the site. Recommendations for the foundation are provided by Migizi Group, Inc in order to help mitigate a significant portion of the seismic risk. However, the report states that during a large-scale seismic event, post-construction settlement should be anticipated. Therefore, the report recommends that the structure be designed to prevent catastrophic collapse during a seismic event. The geotechnical report would be required to be submitted with the construction permit application for the parking lot and compliance with the report would be reviewed at that time. The applicant has indicated the project would result in approximately 186,065 sq. ft. of replaced impervious area. Overall the project would decrease the imperious coverage on-site. The applicant has proposed approximately 600 CY of cut and 14,300 of fill, which may deviate slightly depending on contamination levels. Compliant if condition of approval is met Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural 200 ft. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 11 of 21 Heritage Wetlands Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: A wetlands area is located just east of the subject site near Hwy 167. The wetlands is mostly located in the WSDOT Hwy 167 right-of-way (ROW) with a small section (0.06 acres) located on the project site. In October of 2017, a contractor hired by the property owner to clear vegetation at the east edge of the site inadvertently continued clearing into the ROW and caused significant damage to the wetlands. The wetlands was cleared of trees and shrubs and filled with wood chips due to the downed trees being chipped in place. WSDOT opened a code case against the property owner in November of 2017 and the two parties entered into an agreement for the restoration in December of 2017. Restoration of the area will commence in late summer or early fall of 2018. Per the submitted plans, the wetlands will be restored to match the function and classification of the wetlands prior to clearing. The wetlands restoration would also include the small portion located outside of the ROW on the project site. The report prepared by PBS was prepared in April of 2018 and is based on data gathered during a field visit that took place on December 13, 2017. The wetland was delineated and classified by Katharine Lee, a licensed Professional Wetland Scientist. Due to the disturbed nature of the wetlands caused by the illegal clearing, the consultant supplemented the site visit with historic aerial photography in order to identify vegetation types found within the wetlands prior to disturbance. The report identified the wetlands as a Palustrine Forested/Scrub-Shrub Category III wetlands with a habitat score of 5. Per RMC 4-3-050, the buffer required for a wetlands with this classification and habitat score is 100 feet with a 15 foot setback. The applicant has proposed a reduced buffer of 75 feet. RMC 4-3-050 gives the administrator the ability to authorize a 25% reduction in the wetlands buffer if the certain conditions are met. The wetlands report includes a mitigation plan identifying the number and types of species proposed for planting in the buffer. Proposed plantings in the buffer include a variety of shrubs and trees with a wetland seed mix to be spread across approximately 30,000 sq. ft. of the site (all within the 75-foot buffer). During the review of the mitigation plan for the buffer, staff noted a distinctive lack of trees and shrubs near the center area of the buffer. In order to ensure equal protection of the wetlands along the entire span of the buffer, staff recommends as a condition of approval that the applicant submit a revised mitigation planting plan that includes a higher density of both trees and shrubs near the center of the buffer. The revised mitigation plan should be submitted at the time of construction permit application and would be reviewed and approved by the Current Planning Project Manager. The report notes that goal of the mitigation plan is to provide a buffer that protects and enhances the wetland functions through planting and control of invasive species. The report concludes that the buffer would be a significant environmental improvement when compared to the junk cars and lack of vegetation previously present on the site. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 12 of 21 Due to the degraded condition of the wetland buffer prior to the clearing violation and the anticipated environmental lift proposed with the re-planting plan, staff is supportive of the buffer reduction, provided the restoration work is completed in accordance with the revised mitigation plan per the condition of approval above. 19. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6- 060F.2 in order to maintain the existing street section instead of the complete street standards for collector arterial streets which includes paved travel width of 41 feet, with 8-ft wide parking on both sides, 0.5-ft wide curbs, 8-ft wide landscaped planters, 8-ft wide sidewalk, and 2 feet of clear width at back of sidewalk. The applicant has proposed a paved roadway width of 36-feet, 0.5-foot curb and gutter, and install a new 8-foot planter strip and a new 6-foot sidewalk on the east of the roadway along the project street frontage. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: Compliance Street Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines.  b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Community and Economic Development section reviewed East Valley Road and the surrounding area and determined that a modified collector arterial street section is more suitable for the portion of East Valley Road adjacent to the site. The modified collector arterial section proposed conforms to the design criteria outlined by the City’s Transportation Division.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The modified street section is consistent with the surrounding neighborhood and would increase pedestrian safety.  d. Conforms to the intent and purpose of the Code. Staff Comment: This modification provides a safe pedestrian and vehicle route in and around the existing commercialized area.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 13 of 21 Staff Comment: See comments under criterion ‘c’. 20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IL zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan requests: Compliance Site Plan Criteria and Analysis  a. Comprehensive Plan Compliance and consistency. Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis. Compliant if condition of approval under FOF 16 is met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 15, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: The proposed project is not located in a Design District. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Staff Comment: Not applicable. Compliant if condition of approval is met e. On Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposed two-story building is of similar size and scale as other car dealerships in the area. In addition, the proposed site is located in area with a significant number of large-scale industrial buildings and would not appear out of scale with the adjacent development pattern. The proposed development would incorporate a landscape buffer and a substantial amount of perimeter and interior landscaping on the site that would serve to break up the display parking lots. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: A sidewalk along the street frontage as well as internal sidewalks are proposed for the project site. Vehicular connections to adjacent properties are appropriate at this time due the nature of the adjacent uses. See “Vehicle Access” under FOF 16 above for additional circulation analysis. Pedestrian connections to adjacent properties are provided via the public sidewalk along East Valley Rd. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: The applicant has proposed a trash and recycling enclosure near the northeast corner of the site. The enclosure would consist of six-foot tall CMU walls with masonry veneer and precast concrete tops on three sides of the enclosure and a fully City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 14 of 21 obscuring cedar gate on the fourth side facing the building. Rooftop utilities would be screened by the proposed parapet and would not be visible from adjacent properties or from the ROW. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: Due to the location of the site within a primarily industrial area near a large highway, limited meaningful natural features are present on or near the site. Development of the site would not significantly impact any of the limited views in the immediate area. Landscaping: Using landscaping to provide transitions between developments and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: Landscaping proposed across the project is generally acceptable and would help break up the expanse of surface parking required by the use. The only location lacking adequate landscaping for screening is located along the east façade where a tilt-up concrete wall is proposed along the ramp to the roof-parking. In order to improve the appearance of the project from the Hwy 167 ROW, additional screening should be incorporated along the east façade. See discussion under FOF 16, Zoning Development Standard: Landscaping, and the Condition of Approval under “Structure Scale” under criterion ‘f’ below. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: No lighting specifications were indicated on the utilities or site plan and no separate lighting plan was submitted. Therefore, staff recommends as a condition of approval that a lighting plan be provided that demonstrates compliance with RMC and provide enough light for safety but does not provide excessive light across the site that would impact adjacent properties and the wetland habitat, at the time of construction permit review. Compliant if condition of approval is met f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed location for the new structure is near the middle of the project site. Noise impacts are not of great concern in the immediate area due to the industrial nature of the development pattern. Highway noise from Hwy 167 to the east of the project site would not negatively impact customers visiting the dealership due to the orientation of the building towards East Valley Road and location of the service area at the rear of the building. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: Although smaller than many of the adjacent buildings, the proposed 64,000 sq. ft. would be a large structure whose presence would represent a significant visual change on the surrounding area. According to the architectural elevations submitted by the applicant, a 20-foot high tilt-up concrete wall is proposed along the rear (east) side of the building. In order to break up the blank wall face and decrease the perceived large scale of the façade when viewed from Hwy 167, staff recommends City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 15 of 21 as a condition of approval that the applicant provide a revised landscape plan that includes additional trees along the east façade near the proposed wall. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: Existing vegetation and soils on the site are heavily contaminated due to impacts from the previous use located on the site (tow yard). Due to the heavy contamination, a significant amount of soil would need to be removed in order to allow for new development to safely occupy the site. However, the removed soil in combination with the new, clean fill proposed to be brought onto the site would be a significant environmental improvement and would help protect the wetlands, vegetation, and groundwater in both the short and long-term. In addition, a Category III wetlands is located adjacent to the site within the Hwy 167 ROW. A small portion of the wetlands is also located on the project site. The applicant has proposed a 75-foot on-site re-vegetated buffer along the entire eastern portion of the property which would provide protection to the wetlands from impacts created by the project. See FOF 18 for further analysis. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 15, Zoning Development Standard: Landscaping, and FOF 16, Automall Area C Overlay Development Standards: Landscaping  g. Access Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: See FOF 16 under “Vehicular Access”. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: The site allows for vehicle and pedestrian access via East Valley Road. Proposed street frontage improvements, including a planter strip and 6-foot wide sidewalk, would provide a safe connection for pedestrians to use for access to the main entrance on the west side of the building. Once on the site, concrete walkways around the perimeter of the building would allow customers to safely walk around the display lot while shopping for a vehicle. A 24-foot wide drive aisle is proposed to loop around the site and would provide adequate circulation for movement of vehicles by staff or customers. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Not applicable City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 16 of 21 Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: The applicant has proposed a bike rack near the front of the structure for the use of customers and employees. In addition, a bus stop with access to routes going to and from the Renton Transit Center is located only a ¼ mile west of the project site. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See above under “Internal Circulation”  h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: Due to the type of use proposed, neither passive nor active recreation is likely to occur on the site. However, the wetland buffer would serve as a “visual” open space that provides a positive visual impact on the site.  i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comments: See “Natural Features” under criterion ‘e’ above.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. Staff Comments: The proposal does not include any new public services or facilities as part of the project. However, the site is in close proximity to a large collector arterial street (East Valley Road) that would adequately accommodate vehicular traffic to and from the site. In addition, the nearest bus stop is less than ¼ mile away where multiple bus routes provide access to the Renton Transit Center and other areas along the Hwy 167 corridor. Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, if the applicant provides Code required improvements and fees. A Fire Impact Fee, based on a rate of $1.25 per sq. ft. would be applicable to the proposal. Water and Sewer. Staff Comment: Based on the information submitted with the land use application, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the development would be 4,000 gpm. The proposed water main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required looped 10-inch water main around the building and connecting to the existing 12-inch water main in East Valley Road since the fire flow demand is above 2,500 gpm. A 15-foot water easement is required for the looped water main. A City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 17 of 21 minimum of 10 feet horizontal separation is required between the water main and the wetlands buffer area. All existing side sewers would be required to be cut and capped during demolition of the properties and new side sewers need to be installed to serve the building. The development would be subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. Drainage. Staff Comment: The applicant submitted a Technical Information Report (TIR) prepared by AHBL, dated May of 2018 (Exhibit 13) Based on the TIR, the project contains greater than 2,000 SF of replaced impervious surface and therefore Full Drainage Review is required pursuant to the 2017 City of Renton Surface Water Design Manual (RSWDW). Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard matching Existing Site Conditions. The project site is located within the Black River Drainage basin. A Full Drainage Review was included in the report. All nine core requirements and the six special requirements were discussed in the report. According to the TIR, the project does not propose a flow control facility because the increase of peak flow rate during a potential 100-year rain event is less than 0.15 cfs. The project is required to provide enhanced basic water quality treatment prior to discharge. The applicant has proposed the use of a bio-retention cell for water in the east natural discharge basin that would discharge to the wetlands, and a proprietary water quality filter system for the west natural discharge basin that would connect to the existing 12-inch concrete stormwater main within East Valley Rd. The drainage report does not identify any potential downstream flooding or erosion issues. On-site BMPs will be required to help mitigate the new runoff created by the proposed improvements. A preliminary drainage plan, including the application of on-site BMPs, was submitted by the applicant and identifies the use of basic dispersion to mitigate the impervious roof area. The final drainage plan and drainage report must be submitted with the civil construction permit application. A Construction Stormwater General Permit from the Department of Ecology is required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. Transportation. Staff Comment: The applicant submitted a parking and traffic analysis prepared by Heath & Associates, Inc. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided, the proposed development would average 974 new daily vehicle trips. Weekday peak hour AM trips would generate 66 new vehicle trips, with 18 vehicles leaving and 48 vehicles entering the site. Weekday peak hour PM trips would generate 85 new vehicle trips, with 34 vehicles entering and 51 vehicles exiting the site. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The closest intersection to the project site is the intersection of East Valley Rd and SW 34th St, City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 18 of 21 which according to the study has an existing level of services of A and B depending on the direction of travel. The report does not anticipate a change in level of service for that intersection or any others in the vicinity after completion of the proposed project. Staff has determined that increased traffic created by the development would be adequately mitigated by payment of transportation impact fees. Staff has determined that the development will have met City of Renton concurrency requirements when complete (Exhibit 14). N/A a. Phasing: The applicant is not requesting any additional phasing.  b. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: The applicant has proposed multiple bio-retention cells that would provide a consistent discharge of water to the wetlands on near the east side of the site and represent a significant improvement over the existing system. 21. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development.  Schools: No impact.  Parks: No impact.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: See FOF 19 Site Plan Review Analysis: Drainage  Water: Staff Comment: See FOF 19 Site Plan Review Analysis: Water and Sewer  Sanitary Sewer: Staff Comment: See FOF 19 Site Plan Review Analysis: Water and Sewer City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 19 of 21 I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, provided the applicant complies with City Code and conditions of approval, see FOF 15. 2. The subject site is located in the CA, Commercial Arterial zoning designation and complies with the zoning and development standards established with this designation, provided the applicant complies with City Code and conditions of approval, see FOF 16. 3. The subject site is located in the Automall Area C Overlay District and complies with the special development standards of the Automall Area C, provided the applicant complies with City Code and conditions of approval, see FOF 17. 4. The proposed Walker Subaru project structure complies with the Critical Areas Regulations, provided the applicant complies with City Code and conditions of approval, see FOF 18. 5. The proposed Walker Subaru project complies with the site plan review criteria established by the City Code, provided all advisory notes and conditions of approval are complied with, see FOF 20. 6. The Walker Subaru project complies with street modification criteria as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 19. 7. There are adequate public services and facilities to accommodate the proposed Walker Subaru project, see FOF 21. 8. Key features incorporated into the project include an architecturally unique front entrance, incorporation of on-site pedestrian walkways, and a higher quantity of landscaping than is required by code. J. DECISION: The proposed Walker Subaru Site Plan and street modification File No. LUA18-000305, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall provide a revised site plan demonstrating compliance with the impervious surface requirements. This site plan shall be provided to the Current Planning Project Manager for review and approval prior to construction permit issuance. 2. The applicant shall provide a revised site plan that eliminates one of the three driveways in order to comply with the driveway standards in RMC 4-4-080. The new site plan shall be provided at the time of construction permit review and compliance shall be demonstrated prior to construction permit issuance. 3. The applicant shall submit a revised landscape plan demonstrating compliance with the landscape berm requirement for the Automall Area C Overlay District. The landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction and building permit issuance. 4. The applicant shall submit a revised wetlands mitigation planting plan that includes a higher density of trees and shrubs near the center of the buffer. The revised mitigation plan shall be submitted at the time of construction permit application for review and approved by the Current Planning Project Manager prior to construction permit issuance. 5. A lighting plan including fixture details and foot candles shall be submitted at the time of Construction Permit review forreview and approval by the Current Planning Project Manager prior to construction permit issuance. 6. The applicant shall submit a revised landscape plan that adds additional trees along the east façade near the proposed blank wall. The revised landscaping plan shall be, subject to review and approval by the Current Planning Project Manager prior to construction permit and building permit issuance. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 20 of 21 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this 3rd day of August, 2018 to the Owner/Applicant/Contact: Owner: Dale Walker Applicant/Contact: Matt Weber, AHBL Applicant/Contact: Chee Tung, HHJ Architects 555 Grady Way Renton, WA 98057 2215 N 30th St Suite 300 Tacoma, WA 98407 1409 Alexander Ave E Fife, WA 98424 TRANSMITTED this 3rd day of August, 2018 to the Parties of Record: Delores Christian 3330 E Valley Rd Renton, WA 98057 TRANSMITTED this 3rd day of August, 2018 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property and Technical Services Manager Vanessa Dolbee, Current Planning Manager Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on August 17, 2018. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 21 of 21 be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court.