HomeMy WebLinkAboutD_Walker Subaru_Report_Admin_Mod_190213City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 1 of 18
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: February 20, 2019
Project Name: Walker Auto Dealership (Modification to Approved Site Plan)
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 approval of a minor modification to an approved site plan
for the Walker Auto Dealership project. Minor modifications may be permitted by
administrative decision if the amendment does not, 1) Involve more than a ten percent
(10%) increase in area or scale of the development in the approved plan; or 2) have a
significantly greater impact on the environment and/or public facilities than the
approved plan; or 3) change the boundaries of the originally approved plan. The
applicant’s request for a modification does not meet the threshold for a major
modification and therefore was reviewed as a minor modification.
The original site plan decision was issued on August 3rd, 2018 and included six (6)
conditions of approval. The approved site plan included a 64,935 square foot auto
dealership, the associate parking, and the re-establishment of a 75-foot wide wetlands
buffer on the east side of the property. 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.
According to the applicant, a change in the brand of car to be sold at the dealership
necessitated a redesign of the building in order to meet the design and space
requirements for Mazda-branded dealership. The floor area of the dealership would be
reduced from 64,935 square feet to 35,952 square feet. New exterior building facades
have been proposed in order to conform to the Mazda brand design. Other changes
include the removal of internal sidewalks, relocation of the service drive and bays,
elimination of rooftop parking, and the provision of additional surface parking. The
applicant submitted an updated site plan, landscape plan, utilities plan, and elevations
with the application.
Project Location: 3400 East Valley Rd, Renton, WA 98057
Site Area: 246,114 SF (5.65 acres)
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 2 of 18
B. EXHIBITS:
Exhibit 1-15: ERC Report and Exhibits
Exhibit 16: Original Site Plan Review Administrative Report and Decision dated August 3, 2018
Exhibit 17: Site Plan Modification Administrative Report and Decision dated February 15, 2019
Exhibit 18: Updated Site Plan dated November 15th, 2018
Exhibit 19: Updated Landscape Plan dated November 15th, 2018
Exhibit 20: Updated Utility Plan dated November 15th, 2018
Exhibit 21: Updated Architectural Elevations dated November 15th, 2018
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: Interstate 167 Right-of-Way
c. South: Commercial Engine Repair; Commercial Arterial (CA)
d. West: Glass Manufacturer; Heavy Industrial, IH
6. Site Area: 5.65 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Walker Auto Dealership Site
Plan and Environmental
Review
LUA18-000305 N/A 08/03/2018
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Highline Annexation A-59-001 1743 04/15/1956
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 3 of 18
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 is 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.
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 Regional Fire Authority (RRFA)
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 original 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 complied with
the 120-day review period. The decision on the orignal site plan review application was issued on August
3, 2018, the appeal period ended on August 13, 2018 and no appeals were filed.
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 4 of 18
2. The Planning Division of the City of Renton accepted the site plan modification application for review on
December 21, 2018 and determined the application complete the same day. The project complies with
the 120-day review period.
3. The project site is located at 3400 East Valley Road (APN 3023059067)
4. The project site was previously occupied by an auto tow business that stored vehicles on the property.
All vehicles and buildings have been removed.
5. Access to the site is proposed via two driveways off of East Valley Road.
6. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
7. The site is located within the Commercial Arterial (CA) zoning classification and Automall Area C Overlay
District.
8. No trees are proposed for removal as part of the project.
9. The site is mapped with a High Seismic Hazard and a Category III wetlands.
10. Approximately 600 cubic yards of cut and 14,300 cubic yard of fill is proposed on the project site during
construction.
11. The applicant started construction on the site in January of 2019 and proposes to end construction in
the fall of 2020.
12. The small-vehicle service use proposed as a part of the project would require a separate Administrative
Conditional Use Permit in order to operate.
13. Staff received no public or agency comments during the orignal public comment period for the Site Plan
Review and Envirmental Review (SEPA). A site plan modification does not requre a public comment
peirod.
14. 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 (5) mitigation measures for the Walker Subaru project. A 14-day appeal period
commenced on August 3, 2018 and ended on August 17, 2018.
15. 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.
16. Comprehensive Plan Compliance: See analysis of Comprehensive Plan Compliance in original decision
dated August 3, 2018 (Exhibit 16).
17. 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
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:
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 5 of 18
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.
Compliant if
Condition of
Approval is
Met
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 143 feet, a south side yard setback of 135 feet, and a
west rear yard setback of 235 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.
Based on the updated site plan and architectural elevations (Exhibits 18 and 21)
submitted by the applicant for the modification, the unique front entrance that
incorporated a circular architectural feature with a second story balcony and provided
substantial visual interest to the front of the building is no longer proposed. In addition,
the concrete pedestrian pathways were proposed around the perimeter of the building
have been removed from the design. Due to the removal of the pedestrian-oriented
amenities that promoted safety and visibility across the site and the distinct
architectural features that mitigated the visual monotony of the surface parking lot,
the project no longer meets the criteria for an administrative modification to the
maximum front yard setback. In order for staff to support a front yard setback
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 6 of 18
approximately 75 feet greater than allowed by code, the applicant needs to
reincorporate visually significant, pedestrian-oriented amenities into the site design.
Examples include, but are not limited to, addition of an enhanced, highly visible
pedestrian connection between the sidewalk along East Valley Rd and the front
entrance, additional pedestrian connections across the site, and the incorporation of
additional features that promote visual interest near the front pavilion area.
Therefore, staff recommends as a condition of approval that the applicant provide a
revised site plan and elevations that incorporate additional pedestrian amenities and
architectural features that promote visual interest and pedestrian safety at the time of
construction permit application for review and approval by the Current Planning
Project Manager.
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 modified site plan submitted with the application, the
building coverage for the proposed project would be approximately 13.2% (33,555 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
35 feet tall. As proposed, the project does not comply with the 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:
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 7 of 18
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,
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 18 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.
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 provide site to site access if either of these sites are redeveloped in the
future.
The applicant has proposed two 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 one hundred sixty five feet (165') 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 the construction of two driveways would be permitted.
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 8 of 18
Compliant if
Condition of
Approval is
Met
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 new total of 110 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 50 spaces for the service area and
three (3) spaces for the sales area for a total of 53 spaces. Therefore, the applicant is
proposing 120% 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. As part of
the original site plan review approval (Exhibit 16), the applicant proposed a 25%
increase (total of 14 stalls) in the number of parking stalls, which was supported by the
Administrator and approved as part of the final site plan decision. In the original
submittal, the applicant claimed that extra parking spaces were 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. While staff concurs
with the applicant’s justification for providing a 25% increase in the parking stalls, the
120% increase in parking stalls proposed in the modified site plan cannot be approved
through the site plan review process. Therefore, staff recommends that the applicant
either revise the site plan to bring the number of stalls provided within the 25%
threshold for administrative approval, or submit a formal modification application
requesting approval of the additional stalls over the 25% threshold.
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.
18. 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”.
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 9 of 18
Compliant if
Condition of
Approval is
Met
Service Area Orientation: Service areas shall not face public street frontage.
Staff Comment: In the revised site plan, the applicant has shifted the service area towards
the front of the building. As designed, the service area would be highly visible from East
Valley Road and would not meet the intent of the code, which is to limit the visual impact
of service areas on local, public streets. As proposed, the service area would be located
approximately 150 feet from the East Valley Rd ROW and approximately 45 feet behind
the front façade of the dealership main building. In addition, a Conditional Use Permit is
required for the service use on the site. In order to ensure the modified site plan is
compliant with the service area orientation requirement, staff recommends as a
condition of approval the applicant either redesign the service area to orient it away from
the public street, or propose an alternative that would effectively mitigate the visual
impact and minimize its visual presence when viewed from the ROW. In addition, staff
recommends a condition of approval that the applicant obtain an approved Conditional
Use Permit for the service area prior to building permit submittal.
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.
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 an updated landscape plan prepared by AHBL
(see Exhibit 19). The total amount of landscaping proposed across the site is
approximately 20,000 sq. ft. (not including the buffer), or 8.1% of the total site area. A
22-foot wide landscape strip with 30” berm is proposed along the East Valley Road Street
frontage. Fifteen (15) Bowhall maple trees space approximately 25-feet on-center are
proposed within landscape strip along the frontage.
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.
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 10 of 18
Staff Comment: The applicant has proposed 60 spaces for customers near the primary
entry drive along the front (west) side of the building, as well as on the north and south
side of the site. There are nonabutting 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: AutoMall 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.
19. Critical Areas: See analysis of Critical Areas Regulations (RMC 4-3-050) compliance in original decision
dated August 3, 2018 (Exhibit 16).
20. Street Modification: See analysis of Street Modification request in original decision dated August 3, 2018
(Exhibit 16).
21. 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
Conditions of
Approval
under FOF 17
are Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, 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
e. Off 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
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 11 of 18
Approval is
Met
significant number of large-scale industrial buildings and would not appear out of scale
with the neighborhood 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 is proposed for the project site.
As part of the updated site plan, the applicant has removed the internal network of
sidewalks. In order to ensure that pedestrians entering the site from the sidewalk along
East Valley Road can safely traverse to the main entrance, staff recommends as a
condition of approval that the applicant provide a marked, pedestrian connection
between the public sidewalk and the pavilion near the entrance of the building.
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 not proposed any changes to the trash and
recyclables from the original approved site plan (Exhibit 16). The applicant has
proposed one trash and recycling enclosure near the northeast corner of the site one
near the southeast corner of the site. The enclosures would consist of six-foot tall CMU
walls with masonry veneer and precast concrete tops on three sides of the enclosure
and a fully obscuring cedar gate on the fourth side facing the building. Rooftop utilities
would be screened by the proposed four (4) foot tall 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
Interstate 167, 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. 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 on 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
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 12 of 18
with RMC and provide enough lite 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.
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: The proposed 35,952 sq. ft. building is significantly smaller than many
of the structures in the surrounding area. The presence of the building would not
represent a significant visual change in the surrounding area, especially when taking
into the proposed landscaping that will break up the building facades and expanse of
parking.
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 19 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 17, Zoning Development Standard: Landscaping, and FOF 18,
Automall Area C Overlay Development Standards: Landscaping
g. Access
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 13 of 18
Compliant if
Condition
under FOF 17
is Met
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 adequate vehicle and pedestrian access via East
Valley Road. Proposed street frontage improvements, including a planter strip and six
foot (6’) wide sidewalk, would provide a safe connection for pedestrians to use for
access to the main entrance on the west side of the building. In order to allow for the
building to have a maximum setback greater than allowed by code, staff
recommended a condition of approval under FOF 17 that would require the applicant
to add a pedestrian connection between the public sidewalk and the front pavilion
area. If this condition is met, the applicant would meet the requirement for promoting
safe and efficient internal pedestrian circulation. 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. See FOF 17 under “Setbacks” for additional discussion
and s condition on pedestrian access.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No applicable
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 FOF 21 under “Circulation” and FOF 17 under “Setbacks”.
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.
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 14 of 18
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-ft water easement is required for the looped water main. A
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
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 15 of 18
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. Please note that the final
drainage report would need to be updated to reflect the modified site plan.
A Construction Stormwater General Permit from 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: Due to the decrease in building size proposed in the modified site plan,
staff did not require an updated traffic report. 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,
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.
22. Availability and Impact on Public Services: See analysis of Public Services Availability and Impact in
original decision dated August 3, 2018.
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 16 of 18
I. CONCLUSIONS:
1. The original site plan review decision was issued on August 3, 2018 and included six conditions of
approval.
2. 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 16 in original site plan review decision dated August 3, 2018.
3. 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 17.
4. 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.
5. 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 19 in original site plan review
decision dated August 3, 2018.
6. 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 21.
7. 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 20 in the original site plan review decision dated August 3, 2018.
8. There are adequate public services and facilities to accommodate the proposed Walker Subaru project,
see FOF 22 in original site plan review decision dated August 3, 2018.
9. Key features incorporated into the modified project include an enhanced wetlands buffer along the
east side of the site and a higher quantity of landscaping than is required by code.
J. DECISION:
The proposed Walker Subaru Site Plan Modification, File No. LUA18-000305, as depicted in Exhibit 18, is
approved, subject to conditions 1-6 of the original site plan review dated August 3, 2018 (Exhibit 16) and to the
following additional conditions:
1. The applicant shall submit a revised site plan and elevations that incorporate additional pedestrian
amenities and architectural features that promote visual interest and pedestrian safety at the time of
construction permit application for review and approval by the Current Planning Project Manager.
2. The applicant shall either revise the site plan to bring the number of stalls provided within the 25%
threshold for administrative approval, or submit a formal modification application requesting approval
of any additional stalls over the 25% threshold, at the time of construction permit application for
review and approval by the Current Planning Project Manager.
3. The applicant shall either redesign the service area to orient it away from the public street, or propose
an alternative that would effectively mitigate the visual impact and minimize its visual presence when
viewed from the ROW. The proposed redesign or alternative plan shall be provided to the Current
Planning Project Manager for review and approval at the of Conditional Use Permit review for the
service area.
4. The applicant shall obtain an approved Conditional Use Permit for the service area prior to building
permit submittal.
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 17 of 18
5. The applicant shall provide a pedestrian connection between the public sidewalk and the pavilion near
the entrance of the building. This connection shall be made of different material then the drive aisles
and shall be included in the construction permit application for review and approval by the Current
Planning Project Manager to construction permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 20th day of February, 2019 to the Owner/Applicant/Contact:
Owner:
Dale Walker
Applicant/Contact:
Matt Weber, AHBL
555 Grady Way, Renton, WA
98057
2215 N 30th St Suite 300, Tacoma,
WA 98407
TRANSMITTED this 20th day of February, 2019 to the Parties of Record:
None
TRANSMITTED this 20th day of February, 2019 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 March 6, 2019. 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 Modification 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
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
2/20/2019 | 12:58 PM PST
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 18 of 18
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
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.
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE SITE PLAN MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Walker Auto Dealership
Project Number:
PR18-000212
Date of Report
February 20, 2019
Staff Contact
Alex Morganroth,
Associate Planner
Project Contact/Applicant
3400 East Valley Road
Renton, WA 98057
Project Location
3400 East Valley Road
Renton, WA 98057
The following exhibits are included with the Administrative Site Plan Modification Report:
Exhibit 1-15: ERC Report and Exhibits
Exhibit 16: Original Site Plan Review Administrative Report and Decision dated August 3, 2018
Exhibit 17: Site Plan Modification Administrative Report and Decision dated February 15, 2019
Exhibit 18: Updated Site Plan dated November 15th, 2018
Exhibit 19: Updated Landscape Plan dated November 15th, 2018
Exhibit 20: Updated Utility Plan dated November 15th, 2018
Exhibit 21: Updated Architectural Elevations dated November 15th, 2018
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
EAST VALLEY ROADS.R. 167SW 34TH ST
W1
W2
W3
W4
W5
W6
W7
W8
W9
W10
W11
W12
W13
W14
5.50' PER AFN 8202189001323.1'89° 24' 12"
548.12'
S E
6° 51' 05"469.89'SW89° 17' 17"
507.03'
N W1° 50' 17"466.18'NEWETLANDS BUFFER
75' - 0"217' - 0"148' - 9"6' - 0"108' - 0"9' - 0"99' - 0 1/16"9' - 0"99' - 0"
8
3
.
2
0
°
95' - 6"
10' - 0"64' - 6"21' - 0"10' - 6 1/2"30' - 0"76' - 3"30' - 0"81' - 0"90' - 0"15' - 3"117' - 0"24' - 0"20' - 0"24' - 0"40' - 0"24' - 0"5' - 0"60' - 0"9
0.0
0
°
9 5 .56 °9
0.0
0
°
24' - 0"18' - 0"90' - 0"9' - 0"54' - 0"7' - 0"27' - 0"36' - 0"
9' - 0"38' - 0"9' - 0"27' - 6"48' - 0"54' - 0"11' - 0"24 22 23
1012
DISPLAY DISPLAY DISPLAY
DISPLAYDISPLAY
20' - 0"
24' - 0"
20' - 0"
20' - 0"
24' - 0"
20' - 0"
7
DISPLAY5
10
DISPLAY
DISPLAY
22
DISPLAY
20
DISPLAY
2021' - 0"20' - 6"24' - 0"
315' - 0"20' - 0"24' - 0"40' - 0"24' - 0"20' - 0"5
DISPLAY
7 DISPLAY2
CUSTOMER
SERVICE
DRIVE
CAR
WASH
13
DISPLAY10
6CUSTOMER24' - 0"20' - 0"
SIGN BIKE"JEWEL
BOX" GLASS
DISPLAY
TOWER
128' - 0"14 10 10
79' - 11 3/8"42' - 0 5/8"8' - 0"23' - 0"98' - 0"50' - 0"8' - 0"20' - 0"20' - 0"9' - 0"36' - 0"
9' - 0"99' - 0"9' - 0"90' - 0"9' - 0"90' - 0"9' - 0"
16
22
6
8
8
8
8
8 DISPLAYDISPLAYDISPLAYDISPLAYC
C
C
C
C
CCCC
6 4
6
247714 SF
SITE AREA
9
0.0
0
°20' - 0"7' - 0"27' - 0"7' - 0"20' - 0"7' - 0"45' - 0"7' - 0"108' - 0"37' - 0"
(e) SIDEWALK
REVISE (e) DRIVEWAY
NEW 6' SIDEWALK
NEW DRIVEWAY
NEW 8' LANDSCAPE
BUFFER
NEW LANDSCAPE LANDSCAPE AREAS AND ISLANDS, TYP(e) SIDEWALK
TRASH
TRASH
Project Title
601 St. Helens Ave
Tacoma, Washington 98402
Phone: (253) 922-4168
ARCHITECTS
PLLC
Sheet Title
Project Number:
Date:
Drawn:
Checked:
File:
Scale:
REVISIONS:NOTE: THESE DRAWINGS ARE PRODUCED EXCLUSIVELY FOR USE BY HHJ CONSTRUCTION INC. AND FOR PERMIT APPLICATION ONLY. ADDITIONAL DETAILING AND ENGINEERING SHALL BE REQUIRED BY ANY OTHER CONTRACTOR TO COMPLETE THE DRAWINGS TO "FOR CONSTRUCTION" PURPOSES.PLOT:1" = 30'-0"
\\hhj-foundation\users\tanya\My
Documents\Walker-Renton_Tanya613.rvt
11/16/2018 9:04:20 AM03/26/18
.
Author
Checker
A1.01
Walker's Renton
Mazda - Valley
Road Dealership
SITE PLAN
PROGRESS - 111518
PROGRESS - 111518
1" = 30'-0"1 SITE PLAN
SITE-PARKING COUNT
PARKING SIZE COUNT
Parking Space-ADA w Van-Double stall: 9' x 20',10'
Van, 8' Aisle
1
Parking Space: 9' x 18' - 90 deg 9
Parking Space: 9' x 20' - 90 deg 348
358
SITE-LANDSCAPE...
Type Mark Area
GRASS 7192 SF
GRASS 10454 SF
GRASS 372 SF
GRASS 298 SF
GRASS 298 SF
GRASS 190 SF
GRASS 89 SF
GRASS 138 SF
GRASS 138 SF
GRASS 83 SF
GRASS 298 SF
GRASS 298 SF
GRASS 1123 SF
GRASS 298 SF
GRASS 298 SF
GRASS 298 SF
GRASS 298 SF
GRASS 1245 SF
GRASS 1093 SF
GRASS 469 SF
GRASS 143 SF
GRASS 149 SF
GRASS 201 SF
GRASS 130 SF
GRASS 185 SF
GRASS 149 SF
GRASS 1068 SF
26997 SF
Site area: 247,714 SF
Minimum landscape area:
247,714 * .025 = 6,193 sf
Proposed Landscape area
26,997 sf
# Date Description
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
WSDOT ROW AREA MITIGATED PER THE FINAL CRITICAL
AREA REPORT PREPARED BY PBS ENVIRONMENTAL,
DATED JUNE 2018. UNDER SEPARATE PERMIT.
PROPOSED
BUILDINGEAST VALLEY ROADS.R.167 R.O.W.APPROXIMATE LOCATION
OF S.R. 167 SOUND BARRIER
WALL
RESTORATION AREA
PROPERTY LINE
PROPERTY LINEPROPERTY LINE
PROPERTY
LINE
ZONE C
ZONE B
30" BERM ALONG EAST VALLEY ROAD- SEE GRADING PLAN
SPLIT RAIL FENCE- SEE CIVIL
BIORETENTION SWALE- SEE CIVIL
MAIN SITE
NO TREES OVER STORM VAULT- SEE CIVIL FOR EXTENT
1
2
3
4
TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
SSKGKG
APRIL 20, 2018
SITE PLAN REVIEW
2180100.40
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP LUA18-000305
PR-18000212
C-18004244
TED-40-4018TED-40-4018
MAZDA Site Plan Revisions 12/03/2018
DATE: November 28, 2018 FILENAME: \\ahbl.com\data\Projects\2018\2180100\40_LAN\CAD\2180100-SH-PLANTING.dwg
L1.0
1
PLANTING PLAN
SEE L1.1 FOR PLANTING LEGEND
GRAPHIC SCALE
0 30 60 FEET
1" = 30 FEET
15
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
TREES CODE BOTANICAL NAME COMMON NAME CONT QTY
AC ACER CIRCINATUM VINE MAPLE 2 GAL 20
AR ALNUS RUBRA RED ALDER 2 GAL 10
CW CORYLUS CORNUTA WESTERN HAZELNUT 2 GAL 15
PE PRUNUS EMARGINATA BITTER CHERRY 2 GAL 10
PD PSEUDOTSUGA MENZIESII DOUGLAS FIR 2 GAL 15
TP THUJA PLICATA WESTERN RED CEDAR 5 GAL 10
SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY
MN MAHONIA NERVOSA OREGON GRAPE 1 GAL 40
PM2 POLYSTICHUM MUNITUM WESTERN SWORD FERN 1 GAL 50
RN ROSA NUTKANA NOOTKA ROSE 1 GAL 40
SA SYMPHORICARPOS ALBUS COMMON WHITE SNOWBERRY 1 GAL 40
SOD/SEED CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
WB WETLAND BUFFER SEED MIX BUFFER SEED MIX HYDROSEED 33,675 SF
PLANT SCHEDULE ZONE C
TREES CODE BOTANICAL NAME COMMON NAME CONT QTY
MP MALUS FUSCA OREGON CRAB APPLE 2 GAL 16
PS PICEA SITCHENSIS SITKA SPRUCE 7` HT MIN.16
SS SALIX SITCHENSIS SITKA WILLOW 2 GAL 18
TP THUJA PLICATA WESTERN RED CEDAR 5 GAL 8
SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY
CR CORNUS SERICEA RED TWIG DOGWOOD 1 GAL 30
RP ROSA PISOCARPA CLUSTERED WILD ROSE 1 GAL 30
SD SPIRAEA DOUGLASII WESTERN SPIREA 1 GAL 30
SOD/SEED CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
WW WETLAND SEED MIX WETLAND SEED MIX HYDROSEED 5,690 SF
PLANT SCHEDULE ZONE B
1
2
3
4
TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
SSKGKG
APRIL 20, 2018
SITE PLAN REVIEW
2180100.40
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP LUA18-000305
PR-18000212
C-18004244
TED-40-4018TED-40-4018
MAZDA Site Plan Revisions 12/03/2018
DATE: November 28, 2018 FILENAME: \\ahbl.com\data\Projects\2018\2180100\40_LAN\CAD\2180100-SH-PLANTING.dwg
L1.1
2
PLANT SCHEDULE
GENERAL LANDSCAPE NOTES
1.SEE SPECIFICATIONS FOR PLANT MATERIAL, TOP SOIL AND PLANTING MIX TYPES AND DEPTH,
MULCHING, SOIL AMENDMENTS, FERTILIZERS AND WARRANTIES.
2.PLANTING SHALL CONFORM TO ALL KING COUNTY CODE REQUIREMENTS, INCLUDING PRESERVATION
OF ADEQUATE INTERSECTION SIGHT DISTANCE LINES/ TRIANGULAR AREAS.
3.CONTRACTOR SHALL VERIFY ON-SITE CONDITIONS PRIOR TO BIDDING AND CONSTRUCTION.
4.ALL NEW AND RENOVATED LANDSCAPE AREAS TO RECEIVE AUTOMATIC UNDERGROUND IRRIGATION
THE CONTRACTOR IS RESPONSIBLE FOR READING THE PLANS, SPECIFICATIONS AND NOTES.
5.THE CONTRACTOR SHALL VERIFY ALL PLANT MATERIAL QUANTITIES PRIOR TO INSTALLATION. ANY
PLANT MATERIAL QUANTITIES LISTED ARE FOR THE CONVENIENCE OF THE CONTRACTOR. ACTUAL
NUMBER OF SYMBOLS SHALL HAVE PRIORITY OVER QUANTITY DESIGNATED. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR COUNTING THE TOTAL NUMBER OF PLANTS INDICATED ON THE PLANS
AND ESTIMATING GROUNDCOVER QUANTITIES.
6.THE CONTRACTOR SHALL FURNISH AND PAY FOR ALL CONTAINER OR FIELD GROWN TREES, SHRUBS
AND GROUNDCOVERS, INCLUDING SEEDED AND SODDED TURF, HYDROMULCHES AND FLATTED
GROUNDCOVERS. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE AND PAY FOR: PLANTING OF
ALL PLANT MATERIALS; THE SPECIFIED GUARANTEE OF ALL PLANT MATERIALS; THE STAKING AND
GUYING OF TREES AND THE CONTINUOUS PROTECTION OF ALL PLANT MATERIALS UPON THEIR
ARRIVAL AT THE SITE.
7.SEE SHEET L1.2 FOR PLANTING DETAILS.
TREES CODE BOTANICAL NAME COMMON NAME CONT QTY
AB ACER RUBRUM `BOWHALL`BOWHALL MAPLE 2" CAL.15
AP AMELANCHIER X GRANDIFLORA `PRINCESS DIANA`PRINCESS DIANA SERVICEBERRY 2" CAL.23
QJ QUERCUS ROBUR X ALBA `JFS-KW2QX`SKINNY GENES OAK 2" CAL.29
SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY
CK CORNUS STOLONIFERA `KELSEYI`KELSEY DOGWOOD 2 GAL 193
RH RHODODENDRON X `HERBERT`HERBERT RHODODENDRON 2 GAL 20
TE THUJA OCCIDENTALIS `EMERALD`EMERALD ARBORVITAE 2 GAL 42
VO VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 3 GAL 135
VD VIBURNUM DAVIDII DAVID VIBURNUM 2 GAL 213
GROUND COVERS CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
FL FRAGARIA CHILOENSIS `LIPSTICK`BEACH STRAWBERRY 1 GAL 24" o.c.2,079
LH LAWN MIX HYDROSEED HYDROSEED LAWN MIX HYDROSEED 12,971 SF
PM PRUNUS LAUROCERASUS MT. VERNON MT. VERNON LAUREL 1 GAL 24" o.c.1,464
SOD/SEED CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
WW WETLAND SEED MIX WETLAND SEED MIX HYDROSEED 4,674 SF
PLANT SCHEDULE MAIN SITE
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
1
2
3
4
TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
SSKGKG
APRIL 20, 2018
SITE PLAN REVIEW
2180100.40
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP LUA18-000305
PR-18000212
C-18004244
TED-40-4018TED-40-4018
MAZDA Site Plan Revisions 12/03/2018
DATE: November 28, 2018 FILENAME: \\ahbl.com\data\Projects\2018\2180100\40_LAN\CAD\2180100-SH-PLANTING.dwg
L1.2
3
PLANTING
DETAILS
SOIL PREPARATION
1" = 1'-0"
EXISTING EXISTING
SUBGRADE, SCARIFIED AS
SPECIFIED AND ROUGH
GRADED TO SAME PROFILE AS
FINISH GRADE LESS DEPTH
REQUIRED FOR TOPSOIL.
BOTTOM 6" LIFT OF TOPSOIL.
PLACE ON PREPARED
SUBGRADE
AND TILL INTO SUBGRADE TO
FORM TRANSITION LAYER
TOPSOIL. AMEND AS
SPECIFIED
APPLY 2" DEPTH COMPOST
OVER PLANTING BED AND
WORK INTO TOP 6" OF
TOPSOIL
3" DEPTH MULCH OVER
PLANTING BED AREA
1'-6" TOPSOIL DEPTH PLACE INTWO LIFTS AS SPECIFIED6"FIRSTLIFT1'SECONDLIFT1 P-2018-WAL-01
ROOTBALL
1" = 1'-0"
REMOVE WIRE BASKET (NO
EXCEPTIONS) AND ANY
OTHER SYNTHETIC MATERIAL
FROM ROOTBALL. CUT BACK
AND REMOVE BURLAP FROM
TOP AND SIDE OF ROOTBALL.
SET BALL ON COMPACTED
SOIL MOUND TO PREVENT
SETTLING.
NOTES:
1.TREES PLANTED TOO DEEP WITHOUT EXPOSING ROOT FLARE WILL BE
REJECTED AND SHALL BE REMOVED AND REPLANTED AT PROPER DEPTH.
2.REPLACEMENT OR REPLANTING OF REJECTED TREES WILL BE DONE AT THE
CONTRACTOR'S EXPENSE.
3.REMOVE EXCESS SOIL THAT MAY HAVE ACCUMULATED ABOVE THE TRUNK
FLARE PRIOR TO DIGGING AT NURSERY. EXPOSE AND LOCATE TRUNK FLARE
PRIOR TO PLANTING.
4.PRUNE ANY GIRDLING OR ADVENTITIOUS ROOTS PRIOR TO BACKFILLING.
TRUNK FLARE
BOTTOM OF TRUNK FLARE.
LOCATE BOTTOM OF TRUNK FLARE 1" MIN.
ABOVE ADJACENT FINISH GRADE.1" MIN.ROOTBALLMULCH LAYER, HOLD OFF
FROM TREE TRUNK
FINISH GRADE
P-2018-WAL-712
ROOTBALL
NOTE:
1.TREES NOT PLANTED IN CONFORMANCE
WITH THIS DETAIL WILL BE REJECTED BY
THE LANDSCAPE ARCHITECT.
REPLACEMENT OF REJECTED TREES
WILL BE DONE AT THE CONTRACTOR'S
EXPENSE.
3"-4" HIGH WATERING RING
SCARIFY SIDES OF PLANTING PIT
3" MULCH. NO MULCH AGAINST
TRUNK
BACKFILL WITH EXISTING SOIL
DO NOT DISTURB SUBGRADE
BELOW ROOTBALL TO REDUCE
SETTLING.
3X ROOTBALL
AT TIME OF PLANTING, TRIM
DAMAGED BRANCHES.
DECIDUOUS TREE PLANTING
3/8" = 1'-0"
DRIVE STAKES 6"-12" INTO
UNDISTURBED SOIL BELOW
ROOTBALL
DRIVE STAKES AT
ROOTBALL EDGE
APPROVED TREE TIE MATERIAL
SET LOOSE TO ALLOW FOR
TRUNK GROWTH
STAKE TREE WITH TWO 2"X2"X8'
STAKES SPREAD ACROSS FROM
EACH OTHER
2
L1.2
3 P-2018-WAL-70
NOTES:
1.TREES NOT PLANTED IN CONFORMANCE WITH THIS
DETAIL WILL BE REJECTED BY THE LANDSCAPE
ARCHITECT. REPLACEMENT OF REJECTED TREES WILL
BE DONE AT THE CONTRACTOR'S EXPENSE.
2.PLANTING INCLUDES REMOVAL OF STAKES ONE YEAR
AFTER INSTALLATION.
3"-4" HIGH WATERING RING
SCARIFY SIDES OF PLANTING PIT
3" MULCH. NO MULCH AGAINST TRUNK
BACKFILL WITH EXISTING SOIL
DO NOT DISTURB SUBGRADE BELOW
ROOTBALL TO REDUCE SETTLING.3X ROOTBALL
AT TIME OF PLANTING,
TRIM DAMAGED
BRANCHES.
CONIFER TREE PLANTING W/ STAKE
3/8" = 1'-0"
DRIVE STAKES 6"-12"
INTO UNDISTURBED
SOIL BELOW
ROOTBALL
DRIVE STAKES AT
ROOTBALL EDGE
APPROVED TREE TIE
MATERIAL SET LOOSE
TO ALLOW FOR
TRUNK GROWTH
STAKE TREE WITH
TWO 2"X2"X8' STAKES
SPREAD ACROSS
FROM EACH OTHER.
ROOTBALL 2
L1.2
4 P-2018-WAL-05
NOTE:
1.ALL GROUNDCOVER TO BE PLANTED
AT EQUAL TRIANGULAR SPACING PER
O.C. SPACING ON LEGEND.
2X ROOTBALL
3" OF MULCH.
NO MULCH AGAINST
THE BASE OF THE
PLANT
BACKFILL WITH
EXCAVATED SOIL.
WATER THOROUGHLY.
GROUNDCOVER PLANTING PLAN
SPACING
AS SPECIFIED
12" MIN
FROM CURB
SPACING X .86 FOR
TRIANGULAR PATTERN
GROUNDCOVER PLANTING
1/2" = 1'-0"6 P-2018-WAL-66
SHRUB PLANTING
NTS
3" MULCH.
NO MULCH AGAINST THE
BASE OF THE PLANT
BACKFILL WITH EXCAVATED SOIL
REMOVE BURLAP FROM TOP
AND SIDES OF ROOT BALL DOWN
INTO GROUND. SET TOP OF BALL
FLUSH WITH FINISH GRADE.
SCARIFY
SIDES OF
PLANTING PIT
LOOSEN / PULL OUT ROOTS
FROM CONTAINER GROWN
PLANTS
5 P-2018-WAL-06
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
T
20 202022
22
22
22 222222222
2 22242420222222
22
222222 22PROPOSED BUILDING
FINISHED FLOOR: 23.0
14 LF 6" PVC @ 1.00%
EXISTING UTILITY POLE
EXISTING FIRE
HYDRANT
18'DEALERSHIP
SIGN
EXISTING
TRANSFORMER
6' SIDEWALK
8' PLANTER
21' LANDSCAPE
EXISTING OVERHEAD
UTILITIES WILL BE
UNDERGROUND
EXISTING FIRE
HYDRANT
80.65' R.O.W.
EXISTING
CURB
REPAIR ROADWAY AS
REQUIRED FOR UTILITY
CONNECTION
30'
WATER METER
FDC
PIV
WATER SERVICE
CONNECTION
FIRE RISER
ROOM
OIL/WATER
SEPARATOR
15' WATER EASEMENT (TYP.)
REPAIR ROADWAY AS
REQUIRED FOR UTILITY
CONNECTION
DOMESTIC SIDE
SEWER CONNECTION
SEWER CONNECTION FOR
CAR WASH
10" DUCTILE
IRON WATER
MAIN (TYP.)
STORMWATER
BIO-RETENTION CELL
CONNECT TO
EXISTING
SEWER STUB
HYDRANT
HYDRANT
HYDRANTHYDRANT
30'
DCVA
163 LF 6" PVC @ 1.00%
48 LF 6" 6" PVC @ 3.50%
18 LF 6" DIP @ 1.00%42 LF 6" DIP @ 1.00%
STORMWATER
DETENTION SYSTEM
20
2022222222222222 2222222222IRRIGATION
METER
SEWER CONNECTION
FOR SERVICE BAYS
DOMESTIC SIDE SEWER
CONNECTION
SW 34TH ST EAST VALLEY ROADS.R. 167 R.O.W.STORMWATER
TREATMENT REFER TO LANDSCAPEPLAN FOR BUFFERRESTORATION75'
BUFFER
SPLIT RAIL FENCE
BEHIND CURB
1
2
3
4
TEL FAX www.ahbl.comWEBTELFAXwww.ahbl.comWEBTELFAXwww.ahbl.comWEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
STKMKWBEB
DECEMBER 21, 2018
SITE PLAN REVIEW
2180100.10
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP LUA 18-000305
PR-18000212
C-18004244
DATE: December 19, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-UTIL_REV.dwg
C1.0
3
UTILITY PLAN
N
GRAPHIC SCALE
0 30 60
1" = 30 FEET
15
SITE ADDRESS
3400 EAST VALLEY RD
RENTON, WA 98057
PARCEL #3023059067
12/20/2018
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
PROJECT NO.
MAZ0101.18
CHECKED
CU
DATE
JUNE ‘18
SCALE
Not to Scale
These drawings are for communication of design intent only. These drawings are to specify size,
shape, color, features and proportions, and are not to be used as fabrication drawings.
WALKER’S RENTON MAZDA RENTON, WA
DWG NO.53 Park Ave. | Dayton, OH 45419Phone: 844.804.7700
DRAWING TITLE
EXTERIOR RENDERING
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
1st Flr0' -0"1st Flr0' -0"2A4.02top LOW21' -0"top HIGH26' -0"ADEFGB.62A4.011A4.02btm DECK22' -11"BCto PURLINS17' -0"MP-3MP-4MP-3MP-3MP-2EIFS-1CMU-1EIFS-1EIFS-2CMU-1MP-2MP-3AluminumComposit Panels07 46 00.A2Pre-FinishedParapet Flashing07 62 00.A6Pre-FinishedParapet Flashing07 62 00.A68" x 8" x 16" SplitFace CMU04 22 00.F16EIFS On 1"Insulation Board07 24 00.A2Coiling Door WithChain08 33 00.A1Hollow Metal Doorsand Frames08 11 13P-5P-5Storefronts08 43 00Storefronts08 43 00Storefronts08 43 00Storefronts08 43 008" x 8" x 16" SplitFace CMU04 22 00.F16EIFS On 1"Insulation Board07 24 00.A2AluminumComposit Panels07 46 00.A2AluminumComposit Panels07 46 00.A2MP-2AluminumComposit Panels07 46 00.A2EIFS On 1"Insulation Board07 24 00.A2AluminumComposit Panels07 46 00.A2Pre-FinishedParapet Flashing07 62 00.A6Storefronts08 43 00MP-3MP-4P-5Pre-FinishedParapet Flashing07 62 00.A61st Flr0' -0"1st Flr0' -0"1A4.01top LOW21' -0"2nd Flr12' -0"top HIGH26' -0"12672.33.25.76.46.1453btm DECK22' -11"3' - 6"EIFS-2CMU-1EIFS-1MP-2EIFS On 1"Insulation Board07 24 00.A2AluminumComposit Panels07 46 00.A28" x 8" x 16" SplitFace CMU04 22 00.F16Pre-FinishedParapet Flashing07 62 00.A6EIFS On 1"Insulation Board07 24 00.A2Storefronts08 43 00Storefronts08 43 00Storefronts08 43 00Storefronts08 43 008" x 8" x 16" SplitFace CMU04 22 00.F16Coiling Door WithMotor08 33 00.C1Rectangular RainLeader 4"x3"07 62 00.F1CMU-1MP-2MP-3MP-3MP-3MP-3P-5P-5SIGN-WALKER RENTON10' - 0"11' - 0"SIGN-MAZDA LOGOAluminumComposit Panels07 46 00.A2AluminumComposit Panels07 46 00.A2EIFS-1EIFS On 1"Insulation Board07 24 00.A24" x 5" BeveledGutter07 71 23.E2SIGN-SERVICEPre-Finished SSMetal Roofing07 46 00.A1Project Title601 St. Helens AveTacoma, Washington 98402Phone: (253) 922-4168ARCHITECTSPLLCSheet TitleProject Number:Date:Drawn:Checked:File:Scale:REVISIONS:NOTE: THESE DRAWINGS ARE PRODUCED EXCLUSIVELY FOR USE BY HHJ CONSTRUCTION INC. AND FOR PERMIT APPLICATION ONLY. ADDITIONAL DETAILING AND ENGINEERING SHALL BE REQUIRED BY ANY OTHER CONTRACTOR TO COMPLETE THE DRAWINGS TO "FOR CONSTRUCTION" PURPOSES.PLOT:1/8" = 1'-0"\\hhj-foundation\users\tanya\MyDocuments\Walker-Renton_Tanya613.rvt11/15/2018 4:17:53 PM03/26/18.AuthorCheckerA3.01Walker's RentonMazda - ValleyRoad DealershipEXTERIORELEVATIONSPROGRESS - 111518PROGRESS - 1115181/8" = 1'-0"2SOUTH ELEVATION1/8" = 1'-0"1WEST ELEVATION# Date DescriptionDocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
T ectonic Cop yright 20071st Flr0' -0"1st Flr0' -0"2A4.02top LOW21' -0"2nd Flr12' -0"top HIGH26' -0"ADEFGB.62A4.011A4.02btm DECK22' -11"BCto PURLINS17' -0"Pre-FinishedParapet Flashing07 62 00.A68" x 8" x 16" SplitFace CMU04 22 00.F16Coiling Door WithChain08 33 00.A1Hollow Metal Doorsand Frames08 11 13CMU-1CMU-1EIFS-2EIFS On 1"Insulation Board07 24 00.A2Coiling Door WithChain08 33 00.A1Scupper andDownspout 4"x3"07 62 00.D1Pre-FinishedParapet Flashing07 62 00.A6AluminumComposit Panels07 46 00.A2Storefronts08 43 00Storefronts08 43 00Storefronts08 43 00Storefronts08 43 00Aluminum Windows08 51 13Pre-FinishedParapet Flashing07 62 00.A68" x 8" x 16" SplitFace CMU04 22 00.F163' - 6"1st Flr0' -0"1st Flr0' -0"1A4.01top LOW21' -0"2nd Flr12' -0"top HIGH26' -0"12672.33.25.76.46.1453btm DECK22' -11"to PURLINS17' -0"CMU-1EIFS-2CMU-1EIFS-2CMU-1EIFS-2P-5MP-3Pre-FinishedParapet Flashing07 62 00.A6EIFS On 1"Insulation Board07 24 00.A2SIGN-MAZDA LOGOStorefronts08 43 00Storefronts08 43 00Storefronts08 43 00Rectangular RainLeader 4"x3"07 62 00.F1Hollow Metal Doorsand Frames08 11 138" x 8" x 16" SplitFace CMU04 22 00.F164" x 5" BeveledGutter07 71 23.E2Pre-Finished SSMetal Roofing07 46 00.A1EIFS On 1"Insulation Board07 24 00.A28" x 8" x 16" SplitFace CMU04 22 00.F16AluminumComposit Panels07 46 00.A2P-53' - 6"Project Title601 St. Helens AveTacoma, Washington 98402Phone: (253) 922-4168ARCHITECTSPLLCSheet TitleProject Number:Date:Drawn:Checked:File:Scale:REVISIONS:NOTE: THESE DRAWINGS ARE PRODUCED EXCLUSIVELY FOR USE BY HHJ CONSTRUCTION INC. AND FOR PERMIT APPLICATION ONLY. ADDITIONAL DETAILING AND ENGINEERING SHALL BE REQUIRED BY ANY OTHER CONTRACTOR TO COMPLETE THE DRAWINGS TO "FOR CONSTRUCTION" PURPOSES.PLOT:1/8" = 1'-0"\\hhj-foundation\users\tanya\MyDocuments\Walker-Renton_Tanya613.rvt11/15/2018 4:17:57 PM03/26/18.AuthorCheckerA3.02Walker's RentonMazda - ValleyRoad DealershipEXTERIORELEVATIONSPROGRESS - 111518PROGRESS - 111518# Date Description1/8" = 1'-0"3NORTH ELEVATION1/8" = 1'-0"4EAST ELEVATIONDocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C