HomeMy WebLinkAboutSR_Walker Dealership_Report_Admin_190516_v2_FINAL.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: May 17, 2019
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: LUA19-000072, CU-A
Project Manager: Alex Morganroth, Associate Planner
Project Summary: The applicant is requesting an Administrative Conditional Use Permit to operate a
small-vehicle service and repair shop within a future Mazda Dealership. The original
Site Plan and Environmental reviews were evaluated and approved under LUA18-
000305 in August of 2018. A minor site plan modification was approved under LUA18-
000305 in February 20, 2019 due to the applicant’s proposal to shrink the footprint
of the building. After review of the original site plan application, staff determined
that the proposed service center inside of the future dealership required a
Conditional Use Permit (CUP) to operate in the CA zone. Therefore a condition was
added to the original site plan decision requiring the applicant to obtain a CUP prior
to occupying the building. The building where the service center is proposed has
already been evaluated under the original and modified site plan reviews. Therefore
the analysis below focuses only on the use. The 35,952 square foot auto dealership
and service center will be located on a site previously occupied by 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. The service and shop where repairs would take place would occupy
approximately one-third of the new structure (12,965 square feet) and would be
located on the south side of the future dealership. The repair shop would include
space for up to 20 vehicles. Access to the site is proposed via two 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.
Project Location: 3400 East Valley Rd, Renton, WA 98057
Site Area: 246,114 SF (5.65 acres)
DocuSign Envelope ID: 66B7DF22-F290-49D0-A2B9-448E87FF1902
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER MAZDA DEALERSHIP LUA19-000072
Report of May 17, 2019 Page 2 of 8
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
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
6. 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
Walker Auto Dealership Site
Plan Review, SEPA Review,
and Site Plan Modification
LUA18-000305 N/A 08/03/2018 (original SPR)
02/20/2019 (modified
SPR)
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).
DocuSign Envelope ID: 66B7DF22-F290-49D0-A2B9-448E87FF1902
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER MAZDA DEALERSHIP LUA19-000072
Report of May 17, 2019 Page 3 of 8
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.
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 Reginal 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 4-9-030: Conditional Use Permits
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 Conditional Use Permit application for review
on April 23, 2019 and determined the application complete the same day. The project complies with the
120-day review period.
2. The Planning Division of the City of Renton issued the decision for the original site plan review application
on August 3, 2018 and no appeals were filed. After the decision was issued, the applicant requested a
Minor Site Plan Modification due to changes to the building size. The decision for the site plan
modification was issued on February 20, 2019 and no appeals were filed.
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 from the site.
5. Access to the site is proposed via three 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.
DocuSign Envelope ID: 66B7DF22-F290-49D0-A2B9-448E87FF1902
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER MAZDA DEALERSHIP LUA19-000072
Report of May 17, 2019 Page 4 of 8
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 proposes to begin construction during the summer of 2018 and end construction in the
fall of 2019.
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 (5) mitigation measures for the Walker Subaru project. A 14-day appeal period
commenced on August 3, 2018 and will end on August 17, 2018, under LUA18-000305.
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
DocuSign Envelope ID: 66B7DF22-F290-49D0-A2B9-448E87FF1902
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WALKER MAZDA DEALERSHIP LUA19-000072
Report of May 17, 2019 Page 5 of 8
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 the Conditional Use Permit is issued. See analysis of all compliance with all Zoning Development
Standards in the Site Plan Modification decision dated February 20, 2019.
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. An approved Conditional Use
Permit is required for 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.
17. Automall Area C Overlay District: See analysis of Automall Area C Overlay District standards in Site Plan
Modification decision (Exhibit 17)
18. Conditional Use Analysis: (Describe requested conditional use). The proposal is compliant with the
following conditional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of
the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOFs 16 and 17 for Comprehensive Plan and zoning regulation
compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The site of the proposed small vehicle repair use is located in the
Automall C Overlay. The purpose of the Automall C Overlay is to implement the Renton
Automall Improvement Plan and to concentrate auto sales and secondary related uses
in the designated automall areas. Therefore it is appropriate to concentrate auto sales
and related uses in the subject area.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The location of the proposed small vehicle repair is in highly developed,
automobile-oriented area. The surrounding uses are predominantly industrial in nature
and would not be negatively impacted by the proposed use. All vehicle repair would
occur inside of the dealership building.
DocuSign Envelope ID: 66B7DF22-F290-49D0-A2B9-448E87FF1902
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER MAZDA DEALERSHIP LUA19-000072
Report of May 17, 2019 Page 6 of 8
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: See FOF 18.c above for analysis.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant has proposed a total of 62 spaces for both the sales and
repair uses on the site. Per the parking ratio requirements in RMC 4-4-080 Parking
Standards, the applicant is required to provide a minimum of 53 total stalls on the site
(1 space per 5,000 sq. ft. for sales, or 3 stalls, and 2.5 spaces per 1,000 sq. ft. for vehicle
repair, or 50 stalls). Therefore adequate parking is being provided for the proposed use.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The proposed location of the service area is on the east side of the
building. Roll-up doors to be used for entry into the quick-service area are set back from
the primary façade which would limit the possibility of a pedestrian/vehicular conflict.
A second ingress point into the regular service area is located on the north side of the
building. Vehicles leaving both the regular and quick-service area would exit via an
egress point on the south of the building away. All entry and exit points for the service
area are located away from both the customer parking areas and the site ingress/egress
points. Therefore as designed, the service area allow for the safe movement and
pedestrians both on and off site.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: Noise and light 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. In addition, industrial-style security
lighting is present on all sites adjacent to the proposed use, as well as the Toyota
dealership across East Valley Road.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: See analysis of Landscaping in the Site Plan modification decision dated
February 20, 2019 (Exhibit 17).
19. Critical Areas: See analysis of Critical Areas Regulations (RMC 4-3-050) compliance in original decision
dated August 3, 2018 (Exhibit 16).
20. Availability and Impact on Public Services: See analysis of Public Services Availability and Impact in
original decision dated August 3, 2018 (Exhibit 17).
DocuSign Envelope ID: 66B7DF22-F290-49D0-A2B9-448E87FF1902
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER MAZDA DEALERSHIP LUA19-000072
Report of May 17, 2019 Page 7 of 8
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 original 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
original conditions of approval, see FOF 17.
4. The proposed Conditional Use complies with the Conditional Use Permit criteria as established by City
Code provided the applicant complies with all advisory notes, City Code, see FOF 18.
5. The proposed Walker Mazda Conditional Use Permit request complies with the Critical Areas Regulations
provided the applicant complies with City Code and conditions of approval, see FOF 19.
J. DECISION:
The proposed Walker Mazda Dealership Conditional Use Permit, File No. LUA19-000072, is approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 17th day of May, 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 17th day of May, 2019 to the Parties of Record:
None
TRANSMITTED this 17th day of May, 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
DocuSign Envelope ID: 66B7DF22-F290-49D0-A2B9-448E87FF1902
5/17/2019 | 12:26 PM PDT
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER MAZDA DEALERSHIP LUA19-000072
Report of May 17, 2019 Page 8 of 8
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 May 31, 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 Conditional Use Permit decision will expire two (2) years from the date of
decision. A single two (2) year extension may be requested pursuant to RMC 4-3-090.
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
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.
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