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HomeMy WebLinkAboutExhibits_Only_1-17_D_Walker Subaru_Report_Admin_Mod_190517 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Date Rick M. Marshall, Administrator Renton Regional Fire Authority Date Kelly Beymer, Administrator Community Services Department Date C.E. Vincent, Administrator Date Department Of Community & Economic Development ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) PROJECT NUMBER: LUA18-000305, ECF, SPR-A APPLICANT: Matt Weber, AHBL, 2215 N 30th St Suite 300, Tacoma, WA 98407 PROJECT NAME: Walker Auto Dealership PROJECT DESCRIPTION: The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935 square foot auto dealership on a site previously occupied by auto junk yard. The subject property is located at 3400 East Valley Road (APN 3023059067) near the intersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C Overlay District. Two existing buildings are presently located on the site and are proposed for demolition as part of the project. The previous use located on the property resulted in a significant amount of contamination due to the decomposition of the junk vehicles. The applicant has proposed to remediate the site under Department of Ecology’s Voluntary Clean-up program authorized by the Washington Model Toxics Control Act. The proposed new structure would include a showroom/sales area, parts sale and storage area, service and shop, and various other support areas. Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic hazard. According to the applicant, a Category III wetlands is located within the SR 167 ROW directly east of the site. The applicant submitted a Geotechnical Report, a Drainage Report, a Wetland Report, and a Traffic Study with the application. PROJECT LOCATION: 3400 East Valley Rd, Renton, WA 98057 LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 17, 2018. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLICATION DATE: August 3, 2018 DATE OF DECISION: July 30, 2018 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E 7/30/2018 | 3:55 PM PDT 7/30/2018 | 4:07 PM PDT 8/1/2018 | 3:38 PM PDT 7/30/2018 | 3:22 PM PDT DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ERC REPORT 18-000305 Project Location Map ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: July 30th, 2018 Project Name: Walker Auto Dealership Project File Number: PR18-000212 Land Use File Number: LUA18-000305, ECF, SPR-A Project Manager: Alex Morganroth, Associate Planner Owner: Dale Walker, 555 Grady Way, Renton, WA 98057 Applicant/Contact: Matt Weber, AHBL, 2215 N 30th St Suite 300, Tacoma, WA 98407 Project Location: 3400 East Valley Rd, Renton, WA 98057 Project Summary: The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935 square foot auto dealership on a site previously occupied by auto junk yard. The subject property is located at 3400 East Valley Road (APN 3023059067) near the intersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C Overlay District. Two existing buildings are presently located on the site and are proposed for demolition as part of the project. The previous use located on the property resulted in a significant amount of contamination due to the decomposition of the junk vehicles. The applicant has proposed to remediate the site under Department of Ecology’s Voluntary Clean-up program authorized by the Washington Model Toxics Control Act. The proposed new structure would include a showroom/sales area, parts sale and storage area, service and shop, and various other support areas. Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic hazard. According to the applicant, a Category III wetlands is located within the SR 167 ROW directly east of the site. The applicant submitted a Geotechnical Report, a Drainage Report, a Wetland Report, and a Traffic Study with the application. Site Area: 246,114 sq. ft. (5.65 acres) STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance – Mitigated (DNS-M). DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 2 of 8 ERC REPORT 18-000305 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935 sq. ft. auto dealership on a site previously occupied by an auto junk yard. The subject property is located at 3400 East Valley Road (APN 3023059067) near the intersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The property is located in the Automall Area C Overlay District. Two existing buildings, a 4,000 sq. ft. warehouse building and 1,160 sq. ft. radiator shop, are currently located on the site and are proposed for demolition as part of the project. The previous use located on the property resulted in a significant amount of contaminated due to the decomposition of the junk vehicles. The applicant has proposed to remediate the site under Department of Ecology’s Voluntary Clean-up program authorized by the Washington Model Toxics Control Act. The restoration plan submitted DOE would also be evaluated under the SEPA process. The proposed new structure would include a showroom/sales area, parts sale and storage area, service and shop, and various other support areas. Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic hazard. A Category III wetlands is located within the SR 167 ROW directly east of the site. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. Project construction shall comply with the recommendations found in the submitted Geotechnical report prepared by Migizi Group, dated April 17, 2018. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineering shall submit a sealed letter stating that he/she’s has reviewed the construction and buildings permit plans and in their opinion the plans and specifications meet the intent of the report. 3. The applicant shall submit a plan showing the proposed hauling route for trucks transporting contaminated soil between the site and disposal facility. The plan shall be submitted with the Civil Construction Permit application and subject to approval by the Current Planning Project Manager. 4. All construction or restoration work related to the wetlands and wetlands buffer shall be in accordance with the mitigation plan prepared by PBS and submitted by the applicant. 5. Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for this site, the applicant shall provide a No Further Action (or equivalent) letter from the voluntary cleanup program of the Washington Department of Ecology (WDOE) confirming compliance with the Model Toxics Control Act and any other applicable cleanup law. C. Exhibits Exhibit 1 Environmental Review Committee Report Exhibit 2 Neighborhood Detail Map Exhibit 3 Site Plan Exhibit 4 Elevations DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 3 of 8 ERC REPORT 18-000305 Exhibit 5 Conceptual Landscape Plan Exhibit 6 Drainage Plan Exhibit 7 Utilities Plan Exhibit 8 Traffic Study prepared by Heath & Associates, Inc (dated April of 2018) Exhibit 9 Wetlands Assessment prepared by PBS (dated April of 2018) Exhibit 10 Voluntary Clean-up Scope of Work prepared by Stemen Environmental (dated April 23, 2018) Exhibit 11 Construction Mitigation Description Exhibit 12 Geotechnical Report prepared by Migizi Group, Inc (dated April 27, 2018) Exhibit 13 Technical Information Report (TIR) prepared by AHBL (dated May of 2018) Exhibit 14 Traffic Concurrency Memo from Brianne Bannwarth, Development Engineering Manager Exhibit 15 Advisory notes to Applicant D. Environmental Impacts The proposal was circulated and reviewed by various city departments and divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The subject site is located in an area of a known seismic hazard. As such, the applicant submitted a Geotechnical Report, prepared by Migizi Group, Inc and dated April 27, 2018 (Exhibit 12). Surface conditions on the site primarily consists of recycled concrete and scattered weeds. Migizi Group, Inc dug two test pits with a hollow-stem augur mounted on a truck-mounted drill rig to depths of approximately 51.5 feet and 61.5 feet in order to analyze the soil characteristics of the site. The two test pits were dug near the interior of the site near the proposed location of the dealership building and soil samples were obtained at 2.5 to 5 foot depth intervals. The boring results indicated that the subsurface conditions at the site includes fill soils to depth of approximately 5 feet including recycled concrete and gravelly, silty sand. Underlying the fill soils were alluvial deposits found at depths ranging from 5 feet to 31 feet below grade. Moderately dense, fine silty sand was found below a depth of 31 feet. Groundwater seepage was encountered at a depth of eight to fifteen feet below existing grade. Due to the completion of the borings only a few weeks after the rainy season, Migizi Group, Inc does not anticipate that the groundwater would rise higher than the level observed in the test pits. As previously noted, the project site is located in a seismic hazard area. The submitted geotechnical report concluded that the project site is located in an area of moderate liquefaction potential due to the poorly consolidated alluvial soils underlying the site. Recommendations for the foundation are provided by Migizi Group, Inc in order to help mitigate a significant portion of the seismic risk. However, the report states that during a large-scale seismic event, post-construction settlement should be anticipated. Therefore the report recommends that the structure be designed to prevent catastrophic collapse during a seismic event. The geotechnical report would be required to be submitted with the construction permit application for the parking lot and compliance with the report would be reviewed at that time. The applicant has indicated the project would result in approximately 186,065 sq. ft. of replaced impervious area. Overall the project would decrease the imperious coverage on-site. The applicant has proposed approximately 600 cubic yards of cut and 14,300 of fill, which may deviate slightly depending on contamination levels. To mitigation for potential impacts that the project proposal could have on the project site resulting from the project construction, staff recommends the following SEPA Mitigation measures: 1. Project construction shall comply with the recommendations found in the submitted Geotechnical report prepared by Migizi Group, dated April 17, 2018, or an updated report. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 4 of 8 ERC REPORT 18-000305 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineering shall submit a sealed letter stating that he/she’s has reviewed the construction and buildings permit plans and in their opinion the plans and specifications meet the intent of the report. Additional mitigation measures related to Earth are noted below under Environmental Heath, as contaminated have been identified on the site. Mitigation Measures: 1. Project construction shall comply with the recommendations found in the submitted Geotechnical report prepared by Migizi Group, dated April 17, 2018, or an updated report. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineering shall submit a sealed letter stating that he/she’s has reviewed the construction and buildings permit plans and in their opinion the plans and specifications meet the intent of the report. Nexus: SEPA Environmental Review, RMC 4-4-060 Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and building construction required to complete the proposed project at this site. Project development impacts during construction activities may include dust as a result of the excavation and removal of contaminated soils and the construction of the new building and associated parking, as well as exhaust from construction vehicles, equipment and/or machinery. These emissions would be temporary and are anticipated to rapidly dissipate. Dust control would be mitigated through the use of temporary erosion control measures, watering or other best management practices as identified in the construction mitigation memo provided by the applicant (see Exhibit 11). No further site specific mitigation is recommended for the identified impacts from typical vehicle and construction exhaust. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Wetlands Impacts: A wetlands area is located just east of the subject site near Hwy 167. The wetlands is mostly located in the WSDOT Hwy 167 right-of-way (ROW) with a small section (0.06 acres) located on the project site. In October of 2017, a contractor hired by the property owner to clear vegetation at the east edge of the site inadvertently continued clearing into the ROW and caused significant damage to the wetlands. The wetlands was cleared of tree and shrubs and filled the wetlands was filled with wood chips due to the downed trees being chipped in place. WSDOT opened a code case against the property owner in November of 2017 and the two parties entered into an agreement for the restoration in December of 2017. Restoration of the area will commence in late summer or early fall of 2018. Per the submitted plans, the wetlands will be restored to match the function and classification of the wetlands prior to clearing. The wetlands restoration would also include the small portion located outside of the ROW on the project site. The report prepared by PBS was prepared in April of 2018 and is based on data gathered during a field visit that took place on December 13, 2017. The wetland was delineated and classified by Katharine Lee, a licensed Professional Wetland Scientist. Due to the disturbed nature of the wetlands caused by the illegal clearing, the consultant supplemented the site visit with historic aerial photography in order to identify DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 5 of 8 ERC REPORT 18-000305 vegetation types found within the wetlands prior to disturbance. The report identified the wetlands as a Palustrine Forested/Scrub-Shrub Category III wetlands with a habitat score of 5. Per RMC 4-3-050, the buffer required for a wetlands with this classification and habitat score is 100 feet with a 15-foot setback. The applicant has proposed a reduced buffer of 75 feet. RMC 4-3-050 gives the administrator the ability to authorize a 25% reduction in the wetlands buffer if the certain conditions are met. The wetlands report includes a mitigation plan identifying the number and types of species proposed for planting in the buffer. Proposed plantings in the buffer include variety of shrubs and trees with a wetland seed mix to be spread across approximately 30,000 sq. ft. of the site (all within the 75-foot buffer). The report notes that goal of the mitigation plan is to provide a buffer that protects and enhances the wetland functions through planting and control of invasive species. The report concludes that the buffer would be a significant environmental improvement when compared to the junk cars and lack of vegetation previously present on the site. Due to the degraded condition of the wetland buffer prior to the clearing violation and the anticipated environmental lift proposed with the re-planting plan, staff is supportive of the buffer reduction, provided the restoration work is completed in accordance with the provided mitigation plan. Mitigation Measures: All construction or restoration work related to the wetlands and wetlands buffer shall be in accordance with the mitigation plan prepared by PBS, dated April of 2018, and submitted by the applicant. Nexus: SEPA Environmental Review, RMC 4-3-050 Critical Areas b. Stormwater Impacts: 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 sq. ft. 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. Based on criteria in the RSWDW, the existing ground surface is classified as an existing non-effective impervious area. As such, the applicant needs to provide an updated Western Washington Hydrology Model (WWHM) demonstrating compliance with the exception criteria outlined in Section 1.2.3.1.A at civil construction permit application. The project is required to provide enhanced basic water quality treatment prior to discharge. The applicant has proposed the use of a bio-retention cell for water in the east natural discharge basin that would discharge to the wetlands, and a proprietary water quality filter system for the west natural discharge basin that would connect to the existing 12-inch concrete stormwater main within East Valley Rd. The drainage report does not identify any potential downstream flooding or erosion issues. On-site BMPs will be required to help mitigate the new runoff created by the proposed improvements. A preliminary drainage plan, including the application of on-site BMPs, was submitted by the applicant and identifies the use of basic dispersion to mitigate the impervious roof area. The final drainage plan and drainage report must be submitted with the civil construction permit application. A Construction Stormwater General Permit from 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. It is anticipated that the City’s currently adopted 2017 City of Renton Surface Water Design Manual would mitigate for any potential surface water impacts that could be generated by the project proposal, therefore no further mitigation is recommended at this time. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 6 of 8 ERC REPORT 18-000305 Mitigation Measures: No further mitigation required. Nexus: Not applicable 3. Trees and Vegetation Impacts: The project site is primarily comprised of impervious, non-vegetated surface. Existing vegetation in the Hwy 167 right-of-way adjacent to the project site, as well as a small portion of on the project site, was illegally removed by a contractor prior to land use application. According to the SEPA checklist submitted by the applicant, no additional trees or vegetation is proposed for removal as a result of the project. The applicant submitted a conceptual landscape plan and wetlands mitigation plan proposing the installation of 42 new 2” caliper trees and a variety of native shrubs and groundcover across the site. The applicant has proposed a reduced wetland buffer of 75 feet on the eastern portion of the site. Mitigation Measures: No further mitigation required. Nexus: Not applicable 4. Transportation Impacts: 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). Within the scope of work for the contamination clean up, the applicant indicates that contaminated soils would stockpiled on the site for eventual removal via dump truck. According to the applicant, the contaminated waste would be transported to one of two potential locations in Seattle. In order to ensure that trucks do impact residential uses in the area, staff recommends as a mitigation measure that the applicant be required to provide a truck route for the contaminated soils at the time of construction permit submittal. Mitigation Measures: The applicant shall submit a plan showing the proposed hauling route for trucks transporting contaminated soil between the site and disposal facility. The plan shall be submitted with the Civil Construction Permit application and subject to approval by the Current Planning Project Manager. Nexus: SEPA Environmental Review. 5. Environmental Health Impacts: Due to the site’s previous use as an auto junk yard, contaminated soils are present on the site and the adjacent wetland. Environmental cleanup of the site will be overseen by Stemen Environmental and will require coordination with multiple agencies including the Army Corps of Engineers, the Washington Department of Ecology (DOE), WSDOT, and the City of Renton. The applicant submitted various documents prepared by Stemen Environmental including Scope of Work, Site Assessment, and a Hazardous Materials DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 7 of 8 ERC REPORT 18-000305 Survey Report (Exhibit 10). In order to expedite approval for the cleanup process, the applicant has elected to enroll in the Department of Ecology’s Voluntary Cleanup Program (VCP) under the Washington Model Toxics Control Act (MTCA). Under the VCP, the applicant would complete the cleanup per DOE’s “Guidelines for Property Clean-Up under the Voluntary Cleanup Program” (Publication No. 08-09-044). After the cleanup of the site is complete, the applicant would be required to submit documentation of the cleanup to DOE in order to obtain an opinion letter. During the investigative stage prior to the start of cleanup, Stemen Environmental conducted a number of soil and water-quality tests. Between March 2017 and April 2018, a total of 48 soil borings were dug across the site at depths ranging from one to ten feet. In addition, eight (8) ground groundwater monitoring wells were installed throughout the property using a rotary auger drill rig. Both soil and water samples found the presence of petroleum hydrocarbons and volatile organic compounds at depths of zero to two feet below ground surface. Contaminated plume hot-spots extending to greater depths (up to 10 feet) below ground surface were found at a few locations on the site. Conventional construction equipment such as excavators, dump trucks, and bull dozers would be used to conduct the site cleanup. After the two existing structures are demolished, the excavation and removal of all contaminated surface and subsurface soils would be removed and temporarily stockpiled on-site. The stockpiled soils would be tarped as necessary. Contaminated soils would be loaded into dump trucks and taken to either the Waste Management Duwamish Reload Facility (Seattle, WA) or Republic Service’s waste disposal facility (Seattle, WA). The applicant anticipates the removal and disposal of approximately 8,500 cubic yards of contaminated soil. All removed soils would be continuously sampled at a laboratory, width the results sent back to Stemen Environmental within 48-hours to allow for corrective actions if other contaminants are discovered. All on-site cleanup activities would be documented in order to provide to DOE as required under the VCP guidelines. Upon completion of the proposed cleanup, the site would entered in the VCP for the purpose of receiving a No Further Action (NFA) letter from DOE. Staff anticipates that there could be potential impacts to public health during construction and after construction for site occupancy if the cleanup is not completed per the DOE MTCA standards. In order to mitigate these potential impacts, staff recommends as a mitigation measure that the applicant shall provide the Current Planning Project Manager a No Further Action (or equivalent) letter from the voluntary cleanup program of the Washington Department of Ecology (WDOE) prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for the site Mitigation Measures: Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for the site, the applicant shall provide the Current Planning Project Manager a No Further Action (or equivalent) letter from the voluntary cleanup program of the Washington Department of Ecology (WDOE) confirming compliance with the Model Toxics Control Act and any other applicable cleanup law. Nexus: SEPA Environmental Review, RCW 70.150D Hazardous Waste Cleanup – Model Toxics Control Act E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or listed under Exhibit 14 “Plan Review Comments to Applicant.”  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on August 17th, 2018. RMC 4-8-110 governs appeals to the Hearing Examiner and additional DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 8 of 8 ERC REPORT 18-000305 information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Walker Subaru Dealership Project Number: PR18-000212 Date of Meeting July 30, 2018 Staff Contact Alex Morganroth, Associate Planner Project Contact/Applicant Matt Weber, AHBL 2215 N 30th St Suite 300 Tacoma, WA 98508 Project Location 3400 East Valley Road Renton, WA 98057 The following exhibits are included with the ERC Report: Exhibit 1 Environmental Review Committee Report Exhibit 2 Neighborhood Detail Map Exhibit 3 Site Plan Exhibit 4 Elevations Exhibit 5 Conceptual Landscape Plan Exhibit 6 Drainage Plan Exhibit 7 Utilities Plan Exhibit 8 Traffic Study prepared by Heath & Associates, Inc (dated April of 2018) Exhibit 9 Wetlands Assessment prepared by PBS (dated April of 2018) Exhibit 10 Voluntary Clean-up Scope of Work prepared by Stemen Environmental (dated April 23, 2018) Exhibit 11 Construction Mitigation Description Exhibit 12 Geotechnical Report prepared by Migizi Group, Inc (dated April 27, 2018) Exhibit 13 Technical Information Report (TIR) prepared by AHBL (dated May of 2018) Exhibit 14 Traffic Concurrency Memo from Brianne Bannwarth, Development Engineering Manager Exhibit 15 Advisory notes to Applicant DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E 4,800 400 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. None 4/24/2018 Legend 2720136 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 272 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Boundary Parcels 300 ft PROJECT SITEEAST VALLEY ROADSW 34th St 3400 East Valley Road NEIGHBORHOOD DETAIL MAP 3330 East Valley Road 3100 East Valley Road 3051 East Valley Road 3351 East Valley Road 3401 East Valley Road 3412 East Valley Road 3600 East Valley Road 3211 Talbot Rd S Parcel 3023059062 (no address) Parcel 3023059026 (no address) Parcel 3023059124 (no address)SR 1671 INCH RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 2 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E T EAST VALLEY ROADS.R. 167SW 34TH ST 12%6%24 22 23 118 DISPLAY DISPLAY DISPLAY DISPLAYDISPLAY 2 44 SERVICE/EMPLOYEESERVICE/EMPLOYEE10 DISPLAY 14 DISPLAY DISPLAY 22 DISPLAY 20 DISPLAY 20 7 DISPLAY11DISPLAY 6 CUSTOMERSERVICE DRIVE CAR WASH 2 13 DISPLAY3 8CUSTOMERSIGN BIKERAMP UP6 3 DISPLAY SERVICE/EMPLOYEESERVICE/EMPLOYEESERVICE/EMPLOYEEFENCE TO BE REMOVED 25' 27' ROOF OVERHANG ROOF OVERHANG 30' 190' 5' 24' 24' 117.32' TRASH/RECYCLING ENCLOSURE PARCEL #3023059027CONNECT TO EXISTING WALK EXISTING UTILITY POLE EXISTING FIRE HYDRANT ARCHITECTURAL STRUCTURE ROOF OVERHANG 24' 95.5' 25' 18' DEALERSHIP SIGN REPLACE DRIVEWAY ACCESS EXISTING TRANSFORMER 6' SIDEWALK 8' PLANTER 22' LANDSCAPE EXISTING UTILITY POLE EXISTING FIRE HYDRANT 80.65' R.O.W. 24' 20' (TYP.) 9' (TYP.) EXISTING PAVEMENT TO BE REMOVED FENCE TO BE REMOVED ASPHALT PAVEMENT (TYP.) PARCEL #3023059090 9' (TYP.) 40' (TYP.) 9' (TYP.) 20' (TYP.) 24' 24'124.52' TRASH/RECYCLING ENCLOSURE DISPLAY TOWER EXISTING BUILDING TO BE DEMOLISHED PROPOSED BUILDING FOOTPRINT: 47,535 SF TOTAL: 64,935 SF (NOT INCLUDING ROOFTOP PARKING) 250' 24.33' WETLAND BUFFER WETLAND BOUNDARY 75' WETLAND BUFFER 137' 56.05' 24' 26' 50' 69.42' 150.3' PARCEL #3023059067 EXISTING SIDEWALK TO BE REMOVED EXISTING CURB TO REMAIN REPLACE DRIVEWAY ACCESS 30' CONNECT TO EXISTING SIDEWALK NEW DRIVEWAY ACCESS 30' BIKE RACK 41.37' HALF R.O.W. REPLACE RAMP REPLACE RAMP R.O.W1 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 MAY 2, 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 DATE: April 27, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-COVR.dwg C0.1 1 SITEPLAN N GRAPHIC SCALE 0 30 60 1" = 30 FEET 15 SITE ADDRESS 3400 EAST VALLEY RD RENTON, WA 98057 PARCEL #3023059067 PARKING SUMMARY REQUIRED: 1 SPACE/5,000SF = 13 CUSTOMER SPACES PROVIDED: (REFER TO FLOOR PLAN FOR ROOFTOP PARKING) 14 CUSTOMER SPACES PROVIDED 55 SERVICE/EMPLOYEE SPACES PROVIDED 266 DISPLAY SPACES PROVIDED 335 TOTAL SPACES PROVIDED 05/01/2018 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 3 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E Exhibit 4 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E CRITICAL AREAS WITHIN WSDOT RIGHT OF WAY WILL BE MITIGATED PER WSDOT STANDARDS. PROPOSED BUILDING S.R.176 R.O.W.APPROXIMATE LOCATION OF S.R. 167 SOUND BARRIER WALL 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 2 SSKGKG APRIL 30, 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 DATE: April 26, 2018 FILENAME: Q:\2018\2180100\40_LAN\CAD\SITE PLAN REVIEW\2180100-SH-PLANTING.dwg L1.0 1 PRELIMINARY PLANTING PLANN GRAPHIC SCALE 0 30 60 1" = 30 FEET 15 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 5 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E TREES CODE BOTANICAL NAME COMMON NAME CONT QTY AC ACER CIRCINATUM VINE MAPLE 2 GAL 17 AR ALNUS RUBRA RED ALDER 2 GAL 24 CW CORYLUS CORNUTA WESTERN HAZELNUT 2 GAL 10 MP MALUS FUSCA OREGON CRAB APPLE 2 GAL 9 PE PRUNUS EMARGINATA BITTER CHERRY 2 GAL 9 PD PSEUDOTSUGA MENZIESII DOUGLAS FIR 2 GAL 12 SS SALIX SITCHENSIS SITKA WILLOW 2 GAL 9 TP THUJA PLICATA WESTERN RED CEDAR 5 GAL 12 SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY CR CORNUS SERICEA RED TWIG DOGWOOD 1 GAL 15 MN MAHONIA NERVOSA OREGON GRAPE 1 GAL 29 PM2 POLYSTICHUM MUNITUM WESTERN SWORD FERN 1 GAL 31 RN ROSA NUTKANA NOOTKA ROSE 1 GAL 41 RP ROSA PISOCARPA CLUSTERED WILD ROSE 1 GAL 24 SD SPIRAEA DOUGLASII WESTERN SPIREA 1 GAL 17 SA SYMPHORICARPOS ALBUS COMMON WHITE SNOWBERRY 1 GAL 41 SOD/SEED CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY WB WETLAND BUFFER SEED MIX BUFFER SEED MIX HYDROSEED 29,041 SF WW WETLAND SEED MIX WETLAND SEED MIX HYDROSEED 10,215 SF PLANT SCHEDULE RESTORATION TREES CODE BOTANICAL NAME COMMON NAME CONT QTY AB ACER RUBRUM `BOWHALL`BOWHALL MAPLE 2" CAL.13 AP AMELANCHIER X GRANDIFLORA `PRINCESS DIANA`PRINCESS DIANA SERVICEBERRY 2" CAL.10 LS LIQUIDAMBAR STYRACIFLUA `SLENDER SILHOUETTE`COLUMNAR SWEET GUM 2" CAL.19 SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY CK CORNUS STOLONIFERA `KELSEYI`KELSEY DOGWOOD 2 GAL 99 RH RHODODENDRON X `HERBERT`HERBERT RHODODENDRON 2 GAL 24 TE THUJA OCCIDENTALIS `EMERALD`EMERALD ARBORVITAE 2 GAL 37 VO VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 3 GAL 136 VD VIBURNUM DAVIDII DAVID VIBURNUM 2 GAL 187 GROUND COVERS CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY FL FRAGARIA CHILOENSIS `LIPSTICK`BEACH STRAWBERRY 1 GAL 24" o.c.979 LH LAWN MIX HYDROSEED HYDROSEED LAWN MIX HYDROSEED 11,471 SF PM PRUNUS LAUROCERASUS MT. VERNON MT. VERNON LAUREL 1 GAL 24" o.c.1,090 PLANT SCHEDULE ON SITE 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 2 SSKGKG APRIL 30, 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 DATE: April 26, 2018 FILENAME: Q:\2018\2180100\40_LAN\CAD\SITE PLAN REVIEW\2180100-SH-PLANTING.dwg L1.1 2 PRELIMINARY PLANT SCHEDULE DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E T EAST VALLEY ROADS.R. 167SW 34TH ST 12%6%24 22 23 118 DISPLAY DISPLAY DISPLAY DISPLAYDISPLAY 2 44 SERVICE/EMPLOYEESERVICE/EMPLOYEE10 DISPLAY 14 DISPLAY DISPLAY 22 DISPLAY 20 DISPLAY 20 7 DISPLAY11DISPLAY 6 CUSTOMERSERVICE DRIVE CAR WASH 2 13 DISPLAY3 8CUSTOMERSIGN BIKERAMP UP6 3 DISPLAY SERVICE/EMPLOYEESERVICE/EMPLOYEESERVICE/EMPLOYEE2020201819212121212020 20 21 2121222221 2 0 74 LF 12 " C P E P @ 0 . 5 0 % 113 LF 12" CPEP @ 0.49%108 LF 12" CPEP @ 0.49% 88 LF 12" CPEP @ 0.50% 87 LF 12" CPEP @ 0.50%60 LF 12" CPEP @ 1.45%116 LF 12" CPEP @ 0.49% 48 LF 12" CPEP @ 0.30% 97 LF 12" C P E P @ 0 . 4 1 % 14 LF 18" CPEP @ 0.25% DISCHARGE ADJACENT TO WETLAND 132 LF 12" CPEP @ 0.30%78 LF 12" CPEP @ 0.30%78 LF 12 " CPEP @ 0 .30%80 LF 12" CPEP @ 0.30%41 LF 18" @ 0.25%400 LF BIORETENTION CELL 2' WIDTH 0.5' PONDING DEPTH WETLAND BOUNDARY WETLAND BUFFER 75.00' WETLAND BUFFER PROPOSED BUILDING FINISHED FLOOR: 22.0 PROPRIETARY TREATMENT UNIT FOR ENHANCED TREATMENT IE: 15.60 18" (E) IE: 12.59 18" (SW) CB #12 RIM: 20.84 IE: 17.79 12" (S) CB #4 RIM: 20.74 IE: 16.02 12" (NW) IE: 16.02 12" (SW) CB #6 RIM: 20.62 IE: 16.49 12" (N) IE: 16.49 12" (SW) CB #10 RIM: 20.58 IE: 18.53 12" (W) CB#1 48" TYPE 2 CB BIORETENTION OVERFLOW STRUCTURE RIM: 20.50 IE: 17.87 12" (E) CB #2 RIM: 20.48 IE: 15.63 12" (N) IE: 16.52 12" (E) IE: 15.63 18" (W) CB #9 RIM: 20.31 IE: 18.00 12" (W) IE: 18.00 12" (E) CB #8 RIM: 20.28 IE: 17.45 12" (E) IE: 17.45 12" (W) CB #14 RIM: 20.09 IE: 17.79 12" (W) CB #11 RIM: 19.81 IE: 16.92 12" (E) IE: 16.92 12" (N) IE: 16.92 12" (W) CB #13 RIM: 19.79 IE: 17.35 12" (E) IE: 17.35 12" (W) CB #3 RIM: 19.54 IE: 15.78 12" (NE) IE: 15.78 12" (S) CB #5 RIM: 19.43 IE: 16.25 12" (NE) IE: 16.25 12" (SE) CB #7 RIM: 18.93 IE: 16.88 12" (E) IE: 16.88 12" (S) OUTLET IE: 17.50 12" (W)R.O.W1 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 MAY 2, 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 DATE: April 27, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-STRM-GRAD.dwg C1.1 4 GRADING AND DRAINAGE PLAN N GRAPHIC SCALE 0 30 60 1" = 30 FEET 15 1 - 1 NOT TO SCALE BIORETENTION CELL EARTHWORK QUANTITIES CUT:600 CY FILL:14,300 CY NET: 13,700 CY IMPORT NOTE: THE ABOVE QUANTITIES ARE ESTIMATES ONLY INTENDED FOR THE PERMITTING PROCESS. DO NOT USE FOR BID PURPOSES. THE QUANTITIES DO NOT HAVE STRIPPING, COMPACTION, OR CUT OR FILL ADJUSTMENT FACTORS APPLIED TO THEM. NOTE: FILL MATERIAL SHALL BE STRUCTURAL FILL PER GEOTECHNICAL ENGINEER'S RECOMMENDATIONS. UP TO 20,000 CY OF CONTAMINATED MATERIAL WILL BE REMOVED FROM THE SITE. REFER TO SEPARATE REMEDIATION PLAN. PROJECT AREAS PARCEL AREA: 247,713 SF (5.69 AC) DISTURBED AREA: 209,808 SF (4.82 AC) 8'2' 1 31' BOTTOM OF BIORETENTION CELL OVERFLOW ELEVATION WASHED ROCK PERFORATED UNDERDRAIN BIORETENTION SOIL MIX (BSM) 1.00 1.5' 1 3 CATCH BASIN OVERFLOW STRUCTURE 1 3 1' GRAVEL SECTION WHEELSTOP PARKING LOT 2' 05/01/2018 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 6 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E T EAST VALLEY ROADS.R. 167SW 34TH ST 12%6%PROPOSED BUILDING FINISHED FLOOR: 22.0 SSCO #1 RIM: 21.95 IE: 18.50 6" (W) SSCO #3 RIM: 21.95 IE: 18.50 6" (S) SSCO #2 RIM: 21.88 IE: 18.44 6" (E) IE: 18.44 6" (W) SSCO #4 RIM: 20.66 IE: 17.15 6" (E) IE: 17.15 6" (W) IE: 17.15 6" (N) SSCO #6 RIM: 21.25 IE: 13.36 6" (S) IE: 13.36 6" (NW) SSCO #5 RIM: 20.72 IE: 15.53 6" (E) IE: 15.53 6" (N) SSCO #7 RIM: 20.23 IE: 12.73 6" (SE) 2 LF 6" PVC @ 2.00% 2 LF 6" PVC @ 1.13% 105 LF 6" PVC @ 1.23% 131 LF 6" PVC @ 1.23% 176 LF 6" PVC @ 1.23% 47 LF 6" PVC @ 2.84% 50 LF 6" PVC @ 1.25% CONNECT TO EXISTING WALK EXISTING UTILITY POLE EXISTING FIRE HYDRANT 18' DEALERSHIP SIGN EXISTING TRANSFORMER 6.00' SIDEWALK 8' PLANTER 22' LANDSCAPE EXISTING UTILITY POLE EXISTING FIRE HYDRANT 80.65' R.O.W. EXISTING SIDEWALK TO BE REMOVED EXISTING CURB TO REMAIN REPAIR ROADWAY AS REQUIRED FOR UTILITY CONNECTION 30' CONNECT TO EXISTING SIDEWALK WATER METER FDC PIV WATER SERVICE CONNECTION FIRE SERVICE CONNECTION OIL/WATER SEPARATOR 15.00' WATER EASEMENT (TYP.) REPAIR ROADWAY AS REQUIRED FOR UTILITY CONNECTION DOMESTIC SIDE SEWER CONNECTION SEWER CONNECTION FOR CAR WASH AND SERVICE BAYS 10" DUCTILE IRON WATER MAIN (TYP.) STORMWATER BIO-RETENTION CELL CONNECT TO EXISTING SEWER STUB HYDRANT HYDRANT R.O.WHYDRANT HYDRANT 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 MAY 2, 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 DATE: April 27, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-UTIL.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 05/01/2018 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 7 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 8 Full document available in Laserfiche Submittals Folder DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E 314 WEST 15TH STREET VANCOUVER, WA 98660 360.695.3488 MAIN 866.727.0140 FAX PBSUSA.COM Critical Areas Report for the Dale Walker Property 3400 East Valley Road Renton, WA 98057 June 2018 PBS Project No. 41482.000 RECEIVED 07/26/2018 amorganroth PLANNING DIVISION Exhibit 9 Full document available in Laserfiche Submittals Folder DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E STEMEN ENVIRONMENTAL, INC. P.O. BOX 3644 LACEY, WASHINGTON 98509-3644 CONTR. LIC. #STEMEEI081J9 Telephone 360-438-9521 Fax 360-412-1225 April 23, 2018 RE: REMEDIAL AND CORRECTIVE ACTIONS PROJECT FOR THE COMMERCIAL PROPERTY LOCATED AT 3400 VALLEY ROAD, RENTON, WASHINGTON. TAX PARCEL #302305-906 A. OVERVIEW The subject property is composed of 5.65 acres (246,114 square feet) of commercially developed property located at 3400 East Valley Road, Renton, Washington. The King County Assessor’s Office lists the subject property as Tax Parcel #302305-9067. Based on the review of aerial photos, Polk Street Directories, knowledgeable individuals, and information obtained from the King County Assessor's Office, it appears that for approximately 64 years the subject property has been primarily occupied by an automotive wrecking yard and/or radiator shop. All automobile wrecking yard and/or radiator shop related operations have ceased on the subject property. All disabled vehicles, automotive parts, storage trailers and related equipment have been removed from the property. Currently the subject property and the on-site building are unoccupied. Recent environmental investigations of the surface and shallow subsurface soils on the subject property have confirmed the presence of total petroleum hydrocarbons, and/or volatile organic compounds at levels exceeding MTCA Method A Clean Up Levels for Industrial Properties. Primarily the adversely impacted soils are present at depths of 2 feet below ground surface (b.g.s.) or less on most of the property. The contaminated soils plume extends to greater depths on selected portions of the property. Initial groundwater samples obtained, using a truck mounted sampling probe, from selected locations on the subject property confirmed the presence of total petroleum hydrocarbons, volatile organic compounds and/or MTCA 5 Metals at MTCA Method A Clean Up Levels for Industrial Properties. A total of eight (8) groundwater monitoring wells were installed at selected locations throughout the subject property using a truck mounted rotary auger drill rig operated by Licensed Resource Protection Well Drillers. Discreet groundwater samples were obtained from the groundwater monitoring wells on two (2) seasonal groundwater monitoring events. Laboratory analyses results for the discreet groundwater samples report no presence of the contaminants of concern at levels exceeding MTCA Method A Clean Up Levels for Industrial Properties. RECEIVED 06/29/2018 amorganroth PLANNING DIVISION Exhibit 10 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E 2 Based on groundwater elevation measurements obtained in the dryer season (lower groundwater elevations) the direction of groundwater flow is to the west, based on the elevations obtained during the wetter season (higher groundwater elevation) the direction of groundwater was to the northwest. Refer to Figures 1A and 1B for the Groundwater Elevation Maps. The purpose of the proposed remedial and corrective actions project is to excavate and remove all on-site soils that are adversely impacted by the contaminants of concern and to monitor the positive impacts of these actions on the groundwater and the environmental integrity of the subject property. Any solid waste debris encountered during the excavation and removal of petroleum and/or VOCs contaminated soils will be transported off-site to an appropriate off-site disposal facility. Summary of Work: B. REQUIRED PERMITS / APPROVALS  SEPA Issuance  NPDES Construction Stormwater General Permit  City of Renton Demolition Permit  City of Renton Civil Construction Permit (Clear and Grade & TESC Only) Prior to the commencement of activities on selected portions of the subject property/site, the above noted permits will be obtained. C. CLEANUP SEQUENCE / SCHEDULE 1. Anticipated Construction: Start July 2018 Complete October 2018 2. Contractor will post sign with name and phone number of ESC supervisor (May be consolidated with the required notice of construction sign). 3. Contractor will schedule a pre-construction meeting with the City of Renton Inspector and Engineer prior to any ground disturbing activity. 4. Contractor will flag or fence clearing limits and install perimeter erosion control measures including perimeter filter fabric fencing per approved grading plans. 5. Contractor will install stabilized construction entrances per approved grading plans. 6. The existing building will be demolished and associated services will be disconnected and abandoned under City Demolition Permit. a. Hazardous Materials Survey Report was completed by PBS Environmental on May 18, 2018. b. Hazardous Materials will be disposed of according to state regulations. c. All remaining demolition debris will be disposed at an approved disposal facility. 7. Cleanup sampling, excavation, disposal, and import of clean structural fill. a. Open Excavation work areas are intended to be between 5,000 -10,000 SF. b. Work areas will be excavated, sampled, and stockpiled. Samples will have a 48 hour turn-around. c. All contaminated soils (levels exceeding applicable cleanup levels) will be properly loaded and properly transported to either Waste Management’s Duwamish Reload Facility in Seattle or Republic Services facility in Seattle using DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E 3 dump trucks. All soils will be transported under a properly issued manifest/waste disposal authorization. d. Once a work area is determined to be free of contamination the work area will be restored to existing grade to prevent re-contamination. Trucks will haul in clean structural material to fill the void. 8. The contractor will move sequentially through the entire property. 9. Paving materials that are encountered will be demolished and hauled to a local recycling facility. 10. The wetland buffer will be established with bioretention soil and hydroseeding to minimize growth of noxious weeds. 11. The contractor will enter the voluntary cleanup program. 12. No Further Action (NFA) letter will be requested. D. EQUIPMENT Conventional construction equipment will be used to conduct the site cleanup. An excavator and dump trucks are the primary equipment that will be used. It is anticipated that several trucks per day will be entering and exiting the site to haul off construction debris and import clean structural fill. Anticipate using the following: 2 – Case 160 (35000 lb) Excavators 1 – Case 580 K Excavator 1 – Midsize Dozer 1 – Front End Loader Dump Trucks with PUP trailers (Number depends on availability) Associated Water Pumps and Hoses Above Ground Temporary Water Storage Tank E. TOXICS CLEANUP PLAN 1. Demolition and removal of an approximately 4,000 square foot metal warehouse building. Prior to demolition an asbestos survey and/or abatement project will be performed on the building. All metal demolition debris will be transported to an appropriate off-site facility for recycling as scrap metal. 2. Excavation and removal of all reasonably accessible surface and subsurface soils containing total petroleum hydrocarbons (TPH), volatile organic compounds (VOCs) and/or MTCA 5 Metals at levels that exceed MTCA Method A Clean Up Levels for Industrial Properties. 3. All excavated soils will be temporarily stockpiled on-site. All stockpiled soils will be properly tarped as necessary. 4. All soils containing the contaminants of concern at levels exceeding applicable cleanup levels will be properly loaded and properly transported to either Waste Management’s Duwamish Reload Facility in Seattle or Republic Services facility in Seattle using dump trucks. All soils will be transported under a properly issued manifest/waste disposal authorization. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E 4 5. It is anticipated that 8,500 + cubic yards (11,900 + tons) of contaminates of concern contaminated soils will be excavated, removed, and transported to the designated off-site disposal facility. Currently, it is anticipated that the remedial excavation area will be extended to all of the perimeters of the subject property. 6. An appropriate number of confirmation soil samples will be obtained from the completed remedial excavation floor and sidewalls on a periodic and regular basis as per applicable guidelines. 7. All confirmation soil samples will be analyzed for the presence of gasoline range TPH using method NWTPH-Gx and VOCs using method 8260, diesel fuel and lube oil range TPH using method NWTPH-Dx/Dx Extended, and MTCA 5 Metals using EPA method 6020. 8. EPA Method 5035 sampling protocols will be followed when sampling soils to be analyzed for VOCs. NOTE: All laboratory analyses will be done on a 48-hour expedited turn around basis to facilitate prompt characterization of existing on-site conditions so that appropriate corrective and/or constructive actions can proceed immediately. 9. The excavation will be backfilled using suitable imported structural fill materials that will be mechanically compacted for stability. Compaction testing will be performed by the project’s Geotechnical Engineer. Backfill Materials Documents will be submitted to the City of Renton for review before any of the materials are transported on-site. 10. All groundwater monitoring wells located within the remedial excavation areas, that are in areas will be abandoned as per applicable regulations/guidelines. 11. Photographic documentation of all phases of the remediation project. 12. Potentially adversely impacted soils and/or waters present in the Washington Department of Transportation Wetland/Right of Way will not be excavated and/or removed as part of this remedial and/corrective actions project. 13. The results of these additional environmental investigations will determine if additional remedial and/or corrective actions are required. 14. Filing of any required permits and start cards. 15. Documentation of all on-site activities in a Department of Ecology required Remedial and Corrective Actions Report and Quarterly Groundwater Monitoring Reports. 16. A site safety plan will be developed and followed by all on-site workers. A copy of the Site Safety Plan will be on-site during all working hours. 17. Staff will have received a required minimum of 40 hours Hazmat Training. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E 5 18. The work area will be properly posted and secured with hazard notification signs barricades, orange hazard fencing, and/or chain link security fencing. 19. All on-site work will be performed under permits issued by the City of Renton and under the guidelines set forth in MTCA. 20. Upon the completion of the proposed remedial and corrective actions project, the site will be entered into Ecology’s Voluntary Clean Up Program for the purpose of receiving an, NFA (No Further Action) letter. F. CLOSURE Our intent is to enter into the Department of Ecology Voluntary Cleanup Program with the purpose of receiving a No Further Action (NFA) letter. This report has been prepared, in part, to address City of Renton SEPA comments. The planned cleanup will adhere to state and local requirements. This project, as planned, should not create any new problems within the downstream environment. This project will not noticeably aggravate any existing downstream problems due to either water quality or quantity. Paul W. Stemen Vice President DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E Construction Mitigation Description Walker Auto Dealership 1 2180100.10 Walker Auto Dealership 3400 East Valley Road Renton, WA 98057 Construction Mitigation Description April 30, 2018 Project No. 2180100.10 The Walker Auto Dealership project site is a proposed commercial development project located at 3400 East Valley Road in the City of Renton, King County, Washington. The project site is comprised of parcel 3023059067. The size of these parcels is 5.65 acres. Site Grading, buffer remediation, and contamination remediation activities are scheduled to begin in June of 2018 and end in the Fall of 2018. Construction of the dealership building and associated site improvements will begin in the Spring of 2019 and end in the Fall of 2019. Construction activities will take place on weekdays from 7 am to 6 pm, or as otherwise permitted by Renton Municipal Code. These restricted construction hours will help minimize noise impacts from construction activities. Construction vehicles will access the site via East Valley Road. Construction vehicles traveling to the site from northbound State Route 167 will take the South 18th Street/SW 43rd Street exit, turn left onto South 180th Street, turn right onto East Valley Road, and travel north until reaching the project site. Construction vehicles traveling to the site from southbound State Route 167 will take the SW 43rd Street/ East Valley Road exit, turn right onto East Valley Road, and travel north until reaching the project site. The source of fill material or the destination of construction waste material is not known at this point. Erosion control measures expected to be implemented include watering to control dust, a construction entrance to reduce transport of sediment, silt fence and inlet protection devices to prevent sediment from leaving the project site, and street sweeping to prevent tracking of sediment onto adjacent surfaces. Installation of the frontage sidewalk and any utility connections in the roadway will require temporary traffic control. It is anticipated that a lane shift would be used for this work. A preliminary traffic control plan is included with this description. The contractor will provide a specific traffic control plan as required. Q:\2018\2180100\10_CIV\NON_CAD\REPORTS\Construction Mitigation\20180424 Constr Mitigation Descr.docx RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 11 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E Geotechnical Engineering Report Walker Renton Auto Dealership 3400 East Valley Road Renton, Washington P/N 302305-9067 April 27, 2018 prepared for: HHJ Architects, PLLC Attention: Roger Hansen 601 St Helens Tacoma Washington 98402 prepared by: Migizi Group, Inc. PO Box 44840 Tacoma, Washington 98448 (253) 537-9400 MGI Project P1238-T18 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 12 Full document available in Laserfiche Submittals Folder DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E Civil Engineers ● Structural Engineers ● Landscape Architects ● Community Planners ● Land Surveyors Preliminary Technical Information Report PREPARED FOR: Roger Hansen HHJ Architects, PLLC 601 St. Helens Avenue Tacoma, WA 98402 PROJECT: Walker Auto Dealership 3400 East Valley Road Renton, WA 98057 2180100.10 PREPARED BY: Bart Brynestad, PE Senior Engineer REVIEWED BY: J. Matthew Weber, PE Principal DATE: May 2018 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 13 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 11, 2018 TO: Alex Morganroth, Associate Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Walker Subaru; LUA18-000305 The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935 square foot auto dealership on a site previously occupied by auto junk yard. The subject property is located at 3400 East Valley Road (APN 3023059067) near the intersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C Overlay District. Two existing buildings are presently located on the site and are proposed for demolition as part of the project. The previous use located on the property resulted in a significant amount of contaminated due to the decomposition of the junk vehicles. The applicant would be required to obtain a Voluntary Clean- up Approval from the Department of Ecology (DOE) as part of the Model Toxics Control Act. The restoration plan submitted DOE would also be evaluated under the SEPA process. The proposed new structure would include a showroom/sales area, parts sale and storage area, service and shop, and various other support areas. Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic hazard. According to the applicant, a Category III wetlands is located within the SR 167 ROW directly east of the site. The proposed development would generate approximately 1808 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 1 net new trips (88 inbound and 33 outbound). During the weekday PM peak hour, the project would generate approximately 158 net new trips (63 inbound and 95 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Exhibit 14 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E Transportation Concurrency Test – Walker Subaru Page 2 of 3 July 27, 2018 Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2018 is 2,049 trips, which provides sufficient capacity to accommodate 158 additional trips from this project. A resulting 1,891 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E Transportation Concurrency Test – Walker Subaru Page 3 of 3 July 27, 2018 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 9 LUA**-000*** ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Name, 425-430-7219, amorganroth@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance and monitoring surety device. 6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Name, 425-430-7382, afowler@rentonwa.gov) 1. See Attached Development Engineering Memo dated June 2, 2018 DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E ADVISORY NOTES TO APPLICANT Page 2 of 9 LUA18-000305 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $ 1.25 per square foot. Credit is given for the demolished building. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 4,000 gpm. A minimum of Four (4) fire hydrants are required. One within 150-feet and others within 300-feet of the building. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. A looped water main is required for all buildings with fire flows exceeding 2,500 gpm Hydrant spacing on looped mains is required to be 300 feet on center maximum. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside access is required to the fire sprinkler riser rooms. The PIV, FDC and the water main piping cannot be run under the building. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required. Roadways shall be modified to meet or exceed the fire code minimum in and around the proposed new building. Fire lanes are required to meet 20-feet width with 25-foot inside and 45-feet outside turning radius. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Fire Lane signage required for onsite roadways. Proposed front canopy shall be raised to a minimum of 13-feet 6-inches of vehicle clearance for fire apparatus. 5. Emergency Responder Radio Coverage requirement per IFC Section 510 and local amended ordinance. 6. A parking structure on the second floor will require the installation of a standpipe. 7. Permits are required for above ground tanks. Separate plans and permits required by the fire department for all above and below ground tank installation. 8. HMIS information is required before the building permit is issued Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction trailer or storage area should be completely fenced-in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2” throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E ADVISORY NOTES TO APPLICANT Page 3 of 9 LUA18-000305 working day. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. “No Trespassing” signs should be posted on the property during the construction phase. These signs will allow officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED FACILITY All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. All strikeplates should have 2-1/2 to 3” wood screws. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing or gates, as these areas could be vulnerable to crime due to the lack of natural surveillance by vehicle and/or pedestrian traffic. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee entrances should have coded access to prevent trespassing. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft of and from motor vehicle as well as provide safe pedestrian travel for customers utilizing the business. The structure should have a building number clearly posted with numbers at least 6” in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility – not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary and malicious mischief (property destruction). It is important for safety and security reasons to have appropriate lighting and signage. Use plenty of lights throughout your property, not just in the areas you think are most vulnerable. “No Trespassing” signs should be posted in conspicuous locations throughout the property, including entrances to the property and parking areas. Garbage and recycling dumpsters, according to plans, are placed in the farthest corners behind the property, bordering greenbelt area. Due to limited visibility of this area it is recommended dumpster areas be gated and locked during and after business hours to prevent loitering, illegal dumping and/or tampering. Additional lighting should also be placed around these areas for extra visibility. Most theft of vehicles from dealerships is the result of keys and key fob’s not properly secured. To prevent theft of automobiles and inventory at car dealerships, it is recommended to put in place a high level of security around key management. Electronic key cabinets are one recommendation that come with audit tracking systems to secure keys and allow inventory control as well as require specific check-in/check-out monitoring. Key management is to include the service department when customer vehicles left on-site for overnight service have keys readily available to “grab & go”. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E ADVISORY NOTES TO APPLICANT Page 4 of 9 LUA18-000305 It is recommended that the dealership lot have proper barriers and fencing in place to prevent theft. Fencing with barbed wire is recommended to store surplus inventory. Gates are recommended at all entrances/exits and secured after hours to make it more difficult to drive vehicles off the lot due to theft. Bollards are recommended throughout the property to prevent theft of vehicle. In review of the plans it looks like there will be some bollards placed around the main building. When considering bollards as a deterrent to vehicle theft, note that bollards can be placed throughout several areas of the property as permanent, decorative, and/or moveable. Due to the high-dollar inventory at auto dealerships, hired security guards and video monitored surveillance is recommended. Guards can patrol major access points and minimized the threat of loss. The presence of guards patrolling a property can discourage criminals from targeting your dealership. An auxiliary security service could be used to patrol the property, preferably between the hours of 10:00 p.m. and 6:00 a.m. Video monitored surveillance for this type of inventory should be in “real time”. If an alarm is tripped and is being monitored, police can be dispatched immediately, increasing the chance of preventing the theft before it happens and possibly arrest of a suspect. If you choose to use security guards and/or surveillance, post signs throughout the property announcing that you do so. Let would-be criminals know you are watching. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E ADVISORY NOTES TO APPLICANT Page 5 of 9 LUA18-000305 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 2, 2018 TO: Alex Morganroth, Planner FROM: Ann Fowler, Civil Engineer III, Plan Reviewer SUBJECT: Utility and Transportation Comments for Walker Subaru 3400 East Valley Road LUA 18-000305 I have reviewed the application for the Walker Subaru at 3400 East Valley Road (APN(‘s) 3023059067) and have the following comments: EXISTING CONDITIONS The site is approximately 5.65 acres in size and is square in shape. The existing site is mostly impervious gravel area which has been used as a vehicle storage lot. Site soils are generally contaminated with oils from the continued use of vehicular storage. 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 (see Water plan no. W-0304) that can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm). The approximate static water pressure is 75 psi at the elevation of 20 feet. The site is located outside of an Aquifer Protection Area. There is an existing 3/4-inch water meter serving the existing building on the property. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC wastewater main located in East Valley Road (see City plan no. S-0200). Storm There is an existing storm drainage system in East Valley Road (see City plan no. R-1999). There no existing on- site conveyance system or stormwater features. Surface run-off from the site appears to drain to the abutting wetlands as well as to the public drainage system in East Valley Road. Streets East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85 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. The site borders State Route 167 (SR 167) on the east property line. WSDOT has identified, in their long-range planning programs for I-405 and SR-167, a direct access connection to and from the south at SW 27th Street, which the City supports. Applicant should further coordinate with WSDOT at 425-456-8538 for further coordination and to verify any future impacts related to widening of the highway. CODE REQUIREMENTS WATER DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E ADVISORY NOTES TO APPLICANT Page 6 of 9 LUA18-000305 1. 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 is 4,000 gpm. 2. 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. A 15-ft water easement is required for the looped water main. b. No buildings, structures or vaults shall be placed within the easement area or within 5 feet of the water main. c. A minimum of 10 feet horizontal separation shall be provided from the water main to the wetlands and buffer area. 3. Installation of fire hydrants shall be as required by Renton Fire Prevention will be required. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. 4. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building. 5. A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. 6. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3” or larger. 7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 8. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 9. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 11. The development is subject to a water system development charge (SDC) fee. This is payable at construction permit issuance. Proposed water meter sizes have not been noted on the preliminary utility plans. Typical water meter sizes and associated fees are noted as follows: a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $3,727.00 per meter, 1-1/2 inch meter is $18,635.00 and a 2-inch meter is $29,816.00. b. A water system redevelopment credit will apply for the existing domestic water meters if they are abandoned. c. The SDC fee for fire service is based on the size of the fire service line to serve the project. The current SDC fee for a 6-inch fire service line is $23,843.00. d. SDC fees are assessed and payable at construction permit issuance. 12. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch water service is $4,580.00* per service line and for $4,710.00* for each 2-inch water service line. This is payable at construction permit issuance. 13. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. 14. Final determination of applicable fees will be made after the water meter size has been determined. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E ADVISORY NOTES TO APPLICANT Page 7 of 9 LUA18-000305 15. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each building. 2. Any covered parking areas, if proposed, will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 3. If floor drains are required by the building department, drains are required to be connected to the sanitary sewer system. Flows shall be directed through the floor drains that are installed in accordance with the Uniform Plumbing Code to an interior or exterior oil/water separator. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,837.00 per meter, 1-1/2 inch meter is $14,185.00 and a 2-inch meter is $22,696.00. b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC fee for the size of the existing domestic water meter(s) will be applied to each of the existing meters if they are abandoned and capped at the main line. c. SDC fees are payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated April 27, 2018, completed by Migizi Group, Inc., for the site has been provided. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discounts the use of infiltration due to the high groundwater table present on the project site. Geotechnical recommendations presented need to be addressed within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated May 2018, was submitted by AHBL with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. 3. As discussed in the TIR, the applicant has determined that the redevelopment project is exempt from Core Requirement #3, Flow Control, since the proposed development will result in less than a 0.15 cfs increase in surface water run-off from the existing site conditions 100-year peak flow rate when modeled using the latest version of the Western Washington Hydrology Model (WWHM 2012), as outlined in Core Requirement #3. a. The redevelopment project is proposing to upgrade existing gravel and/or hard compacted dirt to asphalt. The existing ground surface is not currently serviced by an existing piped or channeled conveyance system. As such, while the existing ground surface is defined as an existing impervious area, it is classified as an existing non-effective impervious area for the purposes of continuous modeling land cover types per Section 3.2.2. b. As defined in Section 3.2.2, non-effective impervious area is assumed to have the same hydrologic response as the immediately surrounding pervious area. Therefore, the existing gravel/hard compacted dirt land cover shall be modeled as grass rather than impervious surface. c. The applicant will need to provide an updated WWHM model demonstrating compliance with the exception criteria outlined in Section 1.2.3.1.A as part of the civil construction permit application. If the exception criteria outlined in the RSWDM cannot be achieved, the applicant will be required to comply with all requirements of Core Requirement #3, which may include installation of a detention facility DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E ADVISORY NOTES TO APPLICANT Page 8 of 9 LUA18-000305 which shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. 4. The development is required to provide enhanced basic water quality treatment prior to discharge. Project water quality treatment will consist of two separate systems in order to maintain the two natural discharge locations. The east natural discharge basin will consist of conveyance to a bioretention cell prior to discharging into the existing wetland to the east. The west natural discharge basin will consist of conveyance to a proprietary water quality filter system prior to connection to the existing 12-inch concrete stormwater main located along East Valley Road. a. The applicant shall provide the GULD approval for the proposed water quality treatment filter system verifying that the system has been accepted by the Department of Ecology. b. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. 5. There are no potential downstream flooding or erosion issues identified in the drainage report. 6. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application, which identifies the use of basic dispersion to mitigate the impervious roof area. The final drainage plan and drainage report must be submitted with the civil construction permit application. a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed during civil construction permit review. The applicant may be required to apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. 7. 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. 8. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 9. Surface water system development fee is $0.687 per square foot of new impervious surface, but not less than $1,718.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts East Valley Road along the west property lines. East Valley Road is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 85 feet. To meet the City’s complete street standards for collector arterial streets, minimum right of way width is 94 feet. Dedication of 4.5 feet of right of way would be required. The proposed development is subject to half-street frontage improvements which includes installation of paved travel width of 41 feet, with 8-ft wide parking on both sides, 0.5-ft wide curbs, 8-ft wide landscaped planters, 8-ft wide sidewalk, and 2 feet of clear width at back of sidewalk. a. The existing pavement width along East Valley Road is approximately 36 feet with a 0.5-foot curb/gutter and a 6-foot sidewalk on the east and west sides of roadway along the project frontage. The City’s Transportation section and Economic Development section reviewed East Valley Road and the surrounding area and have determined that a modified collector arterial street section along the east side of East Valley Road is more suitable for this location of East Valley Road. b. The modified collector arterial street section along the east side of East Valley Road will maintain the existing pavement width and curb-line. Applicant shall install a new 8-ft planter strip behind the existing curb-line and a new 6-ft sidewalk behind the new planter strip. No right-of-way dedication will be required to install the required frontage improvements. 2. The applicant has requested a street modification in order to match the modified the ROW width and street cross section to match the existing roadway section and street frontage improvements noted above. a. City staff is recommending approval of the applicant’s street modification request. Please see the Street Modification Criteria and Analysis for a complete summary of the request, staff analysis, and staff recommendation. 3. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 4. Parking lot construction shall be in accordance with City code 4-4-80G. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E ADVISORY NOTES TO APPLICANT Page 9 of 9 LUA18-000305 5. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. A traffic analysis dated April 30, 2018, was provided by Transportation Engineering Northwest (TENW). 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. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 7. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30-feet. b. Driveways shall be located a minimum of 5-feet from property lines. c. Maximum driveway slope is 8%. d. Site accesses must be a minimum of 125-ft from the intersection. e. The maximum number of driveway cuts is two (2) driveways per 330-ft of street frontage. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The transportation impact fee that is current at the time of building permit application will be levied. 10. Concurrency under separate cover, if applicable. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. * An additional 3% technology fee will be added to each fee marked with an asterisk (*). 8. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: August 3, 2018 Project Name: Walker Auto Dealership Owner: Dale Walker, 555 Grady Way, Renton, WA 98057 Applicant/Contact: Matt Weber, AHBL, 2215 N 30th St Suite 300, Tacoma, WA 98407 Project File Number: PR18-000212 Land Use File Number: LUA18-000305, ECF, SPR-A, MOD Project Manager: Alex Morganroth, Associate Planner Project Summary: The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935 square foot auto dealership on a site previously occupied by an auto junk yard. The subject property is located at 3400 East Valley Road (APN 3023059067) near the intersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C Overlay District. Two existing buildings are presently located on the site and are proposed for demolition as part of the project. The previous use, located on the property, resulted in a significant amount of contamination due to the decomposition of the junk vehicles. The applicant has proposed to remediate the site under Department of Ecology’s Voluntary Clean-up program authorized by the Washington Model Toxics Control Act. The proposed new structure would include a showroom/sales area, parts sale and storage area, service and shop, and various other support areas. Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic hazard. According to the applicant, a Category III wetlands is located within the SR 167 ROW directly east of the site. The applicant submitted a Geotechnical Report, a Drainage Report, a Wetland Report, and a Traffic Study with the application. Project Location: 3400 East Valley Rd, Renton, WA 98057 Site Area: 246,114 SF (5.65 acres) City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 2 of 21 B. EXHIBITS: Exhibit 1-15: ERC Report and Exhibits Exhibit 16: Administrative Report and Decision C. GENERAL INFORMATION: 1. Owner(s) of Record: Dale Walker, 555 Grady Way, Renton, WA 98057 2. Zoning Classification: Commercial Arterial (CA); Automall Overlay District C 3. Comprehensive Plan Land Use Designation: Employment Area 4. Existing Site Use: Industrial – auto tow yard 5. Critical Areas: High Seismic Hazard, Category III Wetlands 6. Neighborhood Characteristics: a. North: RV and Boat building; Commercial Arterial (CA) b. East: Hwy 167 Right-of-Way c. South: Commercial Engine Repair; Commercial Arterial (CA) d. West: Glass Manufacturer; Heavy Industrial, IH 7. Site Area: 5.65 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Highline Annexation A-59-001 1743 04/15/1956 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. There is an existing 12-inch City water main located in East Valley Road that can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm). b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC wastewater main located in East Valley Road. c. Surface/Storm Water: There is an existing storm drainage system in East Valley Road. There no existing on-site conveyance system or stormwater features. Surface run-off from the site drains to the abutting wetlands as well as to the public drainage system in East Valley Road. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 3 of 21 2. Streets: East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85 feet as measured using the King County Assessor’s Map. Current street frontage improvements include curb and gutter and a 6-ft sidewalk on both sides of the street. 3. Fire Protection: Renton Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-040: Automall District b. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 9 Permits - Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on May 9, 2018 and determined the application complete on May 15, 2018. The project was placed on hold on June 21, 2018, pending additional information and taken off hold on June 29, 2018. The project complies with the 120-day review period. 2. The project site is located at 3400 East Valley Road (APN 3023059067) 3. The project site was previously occupied by an auto tow business that stored vehicles on the property. Two buildings remain on the property, a 4,000 sq. ft. building and a 1,200 sq. ft. building, and are proposed to be removed. All vehicles have been removed from the site. 4. Access to the site is proposed via three driveways off of East Valley Road. 5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 6. The site is located within the Commercial Arterial (CA) zoning classification and Automall Area C Overlay District. 7. No trees are proposed for removal as part of the project. 8. The site is mapped with a High Seismic Hazard and a Category III wetlands. 9. Approximately 600 cubic yards of cut and 14,300 cubic yard of fill is proposed on the project site during construction. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 4 of 21 10. The applicant proposes to begin construction during the summer of 2018 and end construction in the fall of 2019. 11. The small-vehicle service use proposed as a part of the project would require a separate Administrative Conditional Use Permit in order to operate. 12. Staff received no public or agency comments. 13. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on July 31, 2018 the Environmental Review Committee issued a Determination of Non-Significance – Mitigated with give six (6) mitigation measures for the Walker Subaru project. A 14-day appeal period commenced on August 3, 2018 and will end on August 17, 2018. 14. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 15. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. The purpose of the EA designation is to provide areas primarily used for office, industrial, warehousing, and manufacturing, with access to transportation networks and transit. In addition, the designation maintains a variety and balance of uses through zoning which promotes the gradual transition of uses on sites with good access and visibility. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-55: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River.  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  Policy L-31: Maintain or increase the quantity and quality of wetlands. Development activities shall not decrease the net acreage of existing wetlands.  Policy L-32: Protect buffers along wetlands and surface waters to facilitate infiltration and maintain stable water temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide for wildlife habitat. 16. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 5 of 21 retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall District. The proposal is compliant with the following development standards, as outlined in RMC 4-2- 120A, if all conditions of approval are met: Compliance CA Zone Development Standards and Analysis Compliant if CUP Issued Use: Small vehicle sales are a permitted use in the CA zone. Small vehicle repair is a permitted use in the CA zone with an approved Conditional Use Permit. Staff Comment: The applicant is proposing a dealership with a service component. The sale of small vehicles is a permitted use in the CA district. The applicant would be required to obtain a Conditional Use Permit for the proposed small vehicle repair use. Based on the applicant’s submittal, the proposal appears to meet the locational requirements for small vehicle repair in the CA zone. N/A Density: The minimum density required in the CA zone is 10.0 dwelling units per net acre. The maximum density permitted is 60 dwelling units per net acre in the City Center and Highlands Community Planning Areas and 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: No new residential units are proposed as a part of the project.  Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The existing legal lot is approximately 246,114 sq. ft. and is in conformance with the lot dimension requirement of the zone.  Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. A maximum front yard setback of 20 ft. is required. The minimum secondary front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. The maximum secondary front yard setback is 20 ft. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential. Staff Comment: The applicant has proposed a front yard setback of approximately 95 feet, a north side yard setback of 124 feet, a south side yard setback of 117 feet, and a rear yard setback of 150 feet. The proposed structure is compliant with the setback requirements of the CA zone. Per RMC 4-2-120C, the maximum setback may be modified through the site plan review process if the applicant demonstrates that the proposed development is oriented to the pedestrian and provides pedestrian amenities, fosters distinctive architecture to mitigate the visual dominance of parking, and promotes safety and visibility across the project site. In order to meet the standards for allowing an increased setback, the applicant provided a unique front entrance that incorporates a circular architectural feature with a second story balcony that provides substantial visual interest to the front of the building. In addition, concrete pedestrian pathways are provided at the front of the building and extend around the perimeter along both the north and south sides. The amount of landscaping proposed in the parking lot is significantly more than the City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 6 of 21 amount required by code and helps to visually break up the rows of cars in the sales lot. Due to the key features proposed for the project, including the unique front entrance, incorporation of on-site pedestrian walkways, and additional landscaping, staff recommends approval of an increased front setback of 95 feet. Compliant if condition of approval is met Building Standards: The CA zone has a maximum building coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum building height permitted is 50 ft., except 60 ft. if the building is mixed use. Staff Comment: According to the site plan submitted with the application, the building coverage for the proposed project would be approximately 19.2% (47,535 sq. ft./247,713 sq. ft.) and the proposed impervious surface is approximately 75% (186,065 sq. ft./247,713 sq. ft.). The maximum height of the building would be approximately 54 feet tall. As proposed, the project does not comply with the height or impervious surface requirements for the CA zone. Therefore, staff recommends as a condition of approval that the applicant submit a revised site plan demonstrating compliance with the impervious surface requirements. Compliance with the height would be verified at the time of building permit review.  Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: Per RMC 4-4-080, the sales area of the site where vehicles are displayed is not classified as a parking lot and is therefore not subject to the landscaping and screening requirements for parking lots in RMC 4-4-070. However, City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 7 of 21 auto-sales and other similar auto-related uses in the Automall Area C District are subject to the development standards for Automall Area Overlay Districts in RMC 4-3- 040. See FOF 16 below for a complete landscaping analysis.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: No trees are located on the project site. Compliant if condition of approval is met Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Staff Comment: The adjacent uses, including an RV and boat storage facility to the north and a commercial engine repair shop to the south, are not related to vehicle sales and customer visits to any of the adjacent uses are unlikely to overlap with each other. Due to the low probability of cross traffic between the adjacent uses, a site-to-site vehicle access way would not be utilized at this time. However on both the north and south sides of the site a drive aisle for the vehicle display area is provided and could be converted to site-to-site access if either of these sites are redeveloped in the future. The applicant has proposed three driveways off of East Valley Road for access to the site. According to driveway standards contained in RMC 4-4-080, no more than one driveway is allowed for each 165 feet of street frontage serving any one property or among properties under unified ownership or control. The subject site has approximately 465 feet of street frontage along East Valley Road and therefore only two driveways would be permitted. Staff recommends as a condition of approval that the applicant submit a revised site plan that eliminates one of the three driveways.  Parking: Parking regulations require that a minimum of 1 space per 5,000 sq. ft. is provided for the sales area and minimum of 2.5 spaces per 1,000 sq. ft. is provided for the service area. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: The applicant has proposed a total of 69 non-display spaces for use by employees and customers. According to the parking standards in RMC 4-4-080, the project would be required to provide a total of 46 spaces for the service area and nine (9) spaces for the sales area for a total of 55 spaces. Therefore, the applicant is City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 8 of 21 proposing 25% more parking stalls than is required by code. The Administrator may authorize a 25% reduction or increase in the number of parking spaces required through the site plan review process if properly justified by the applicant. According to the applicant, extra parking spaces are needed to accommodate the expected increase in customer traffic due to the high exposure off of Hwy 167 and the nation-wide trend of an increase in auto-sales. Staff concurs with the applicants justification for providing more parking stalls than the number required by code and recommends approval of the proposed 69 parking stalls. Compliance not yet demonstrated Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: A split rail cedar fence is required to be installed around the perimeter of the wetlands buffer. The applicant shall demonstrate compliance with the fence requirements at the time of building permit submittal. 17. Automall Area C Overlay District: The Automall Area C Overlay District is intended to implement the Renton Automall Improvement Plan by guiding the redevelopment of the Automall District. Properties within Area C include those properties bounded by SR-167 on the east, Lind Avenue SW on the west, SW 41st Street on the south, and the approximate course of Panther Creek on the north. The proposal is compliant with the following development standards, as outlined in RMC 4-3-040, if all conditions of approval are met: Compliance Automall Area C Overlay District Development Standards and Analysis  Use: All uses permitted by the underlying zoning are permitted in the Automall Area C Overlay District. Staff Comment: See FOF 16 under “Use”.  Service Area Orientation: Service areas shall not face public street frontage. Staff Comment: The service area would be located at the rear (east) side of the proposed building and would not face or be visible from a public street. The service area may be visible from Hwy 167, but the intent of the code is primarily to limit the visual impact of service areas on local, public streets. In addition, the service area would be located over 150 feet from the Hwy 167 roadway and would have an even lesser visual impact once the vegetation in the restored wetlands and wetlands buffer is established. Please note an additional Conditional Use Permit is required for the service use on the site. Compliant if condition of approval is met Landscaping: A 15-foot-wide landscape strip along street frontages. This frontage requirement is in lieu of the frontage requirement listed for the zone in chapter 4-2 RMC. Unimproved portions of the right-of-way may be used in combination with abutting private property to meet the required 15-foot landscape strip width. The landscaping shall include a minimum 30-inch-high berm and red maples (Acer rubrum), or other equivalent tree species required or approved by the Administrator on the City’s Approved Tree List per RMC 4-4-070L, planted 25 feet on center. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 9 of 21 Minimum 2.5% of the gross site area shall be provided as on-site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Minimum landscaping may be reduced to 2% of the gross site area where bioretention, permeable paving, or other low impact development techniques consistent with the Surface Water Design Manual are integrated. All landscaping is subject to maintenance pursuant to RMC 4-4-070P. Staff Comment: The applicant submitted a landscape plan prepared by AHBL (see Exhibit 5). The total amount of landscaping proposed across the site is approximately 23,753 sq. ft. (not including the buffer), or 11.3% of the total site area. A 22-foot wide landscape strip is proposed along the East Valley Road Street frontage. Thirteen (13) Bowhall maple trees space approximately 25-feet on-center are proposed within landscape strip along the frontage. The applicant noted in the project narrative that no landscape berm is proposed. Therefore, staff recommends as a condition of approval that a revised landscape be submitted showing compliance with the landscape berm requirement for the Automall Area C Overlay District. N/A Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern.  Customer Parking: Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with abutting dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Staff Comment: The applicant has proposed 14 spaces for customers near the primary entry drive along the front (west) side of the building. There are no abutting dealerships that would enable the applicant to implement shared parking or access. N/A Automall Right-of-Way Improvement Plan Coordination: Development shall be coordinated with the adopted right-of-way improvement plan which addresses gateways, signage, landscaping, and shared access. Staff Comment: Auto Mall area C is not included in the Automall Improvement Plan. N/A Automall Improvement Plan Compliance: All development shall coordinate with the Automall Improvement Plan adopted by Resolution No. 3457. The plan addresses potential street vacations, right-of-way improvements, area gateways, signage, landscaping, circulation, and shared access. 18. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 10 of 21  and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The subject site is located in an area of a known seismic hazard. As such, the applicant submitted a Geotechnical Report, prepared by Migizi Group, Inc and dated April 27, 2018 (Exhibit 12). Surface conditions on the site primarily consists of recycled concrete and scattered weeds. Migizi Group, Inc dug two test pits with a hollow-stem augur mounted on a truck-mounted drill rig to depths of approximately 51.5 feet and 61.5 feet in order to analyze the soil characteristics of the site. The two test pits were dug near the interior of the site near the proposed location of the dealership building and soil samples were obtained at 2.5 to 5 foot depth intervals. Subsurface conditions at the site included fill soils to depth of approximately 5 feet including recycled concrete and gravelly, silty sand. Underlying the fill soils were alluvial deposits found at depths ranging from 5 feet to 31 feet below grade. Moderately dense, fine silty sand was found below a depth of 31 feet. Groundwater seepage was encountered at a depth of 8-15 feet below existing grade. According to COR maps and the applicant, the project site is located in a seismic hazard area. The submitted geotechnical report concluded that the project site is located in an area of moderate liquefaction potential due to the poorly consolidated alluvial soils underlying the site. Recommendations for the foundation are provided by Migizi Group, Inc in order to help mitigate a significant portion of the seismic risk. However, the report states that during a large-scale seismic event, post-construction settlement should be anticipated. Therefore, the report recommends that the structure be designed to prevent catastrophic collapse during a seismic event. The geotechnical report would be required to be submitted with the construction permit application for the parking lot and compliance with the report would be reviewed at that time. The applicant has indicated the project would result in approximately 186,065 sq. ft. of replaced impervious area. Overall the project would decrease the imperious coverage on-site. The applicant has proposed approximately 600 CY of cut and 14,300 of fill, which may deviate slightly depending on contamination levels. Compliant if condition of approval is met Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural 200 ft. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 11 of 21 Heritage Wetlands Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: A wetlands area is located just east of the subject site near Hwy 167. The wetlands is mostly located in the WSDOT Hwy 167 right-of-way (ROW) with a small section (0.06 acres) located on the project site. In October of 2017, a contractor hired by the property owner to clear vegetation at the east edge of the site inadvertently continued clearing into the ROW and caused significant damage to the wetlands. The wetlands was cleared of trees and shrubs and filled with wood chips due to the downed trees being chipped in place. WSDOT opened a code case against the property owner in November of 2017 and the two parties entered into an agreement for the restoration in December of 2017. Restoration of the area will commence in late summer or early fall of 2018. Per the submitted plans, the wetlands will be restored to match the function and classification of the wetlands prior to clearing. The wetlands restoration would also include the small portion located outside of the ROW on the project site. The report prepared by PBS was prepared in April of 2018 and is based on data gathered during a field visit that took place on December 13, 2017. The wetland was delineated and classified by Katharine Lee, a licensed Professional Wetland Scientist. Due to the disturbed nature of the wetlands caused by the illegal clearing, the consultant supplemented the site visit with historic aerial photography in order to identify vegetation types found within the wetlands prior to disturbance. The report identified the wetlands as a Palustrine Forested/Scrub-Shrub Category III wetlands with a habitat score of 5. Per RMC 4-3-050, the buffer required for a wetlands with this classification and habitat score is 100 feet with a 15 foot setback. The applicant has proposed a reduced buffer of 75 feet. RMC 4-3-050 gives the administrator the ability to authorize a 25% reduction in the wetlands buffer if the certain conditions are met. The wetlands report includes a mitigation plan identifying the number and types of species proposed for planting in the buffer. Proposed plantings in the buffer include a variety of shrubs and trees with a wetland seed mix to be spread across approximately 30,000 sq. ft. of the site (all within the 75-foot buffer). During the review of the mitigation plan for the buffer, staff noted a distinctive lack of trees and shrubs near the center area of the buffer. In order to ensure equal protection of the wetlands along the entire span of the buffer, staff recommends as a condition of approval that the applicant submit a revised mitigation planting plan that includes a higher density of both trees and shrubs near the center of the buffer. The revised mitigation plan should be submitted at the time of construction permit application and would be reviewed and approved by the Current Planning Project Manager. The report notes that goal of the mitigation plan is to provide a buffer that protects and enhances the wetland functions through planting and control of invasive species. The report concludes that the buffer would be a significant environmental improvement when compared to the junk cars and lack of vegetation previously present on the site. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 12 of 21 Due to the degraded condition of the wetland buffer prior to the clearing violation and the anticipated environmental lift proposed with the re-planting plan, staff is supportive of the buffer reduction, provided the restoration work is completed in accordance with the revised mitigation plan per the condition of approval above. 19. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6- 060F.2 in order to maintain the existing street section instead of the complete street standards for collector arterial streets which includes paved travel width of 41 feet, with 8-ft wide parking on both sides, 0.5-ft wide curbs, 8-ft wide landscaped planters, 8-ft wide sidewalk, and 2 feet of clear width at back of sidewalk. The applicant has proposed a paved roadway width of 36-feet, 0.5-foot curb and gutter, and install a new 8-foot planter strip and a new 6-foot sidewalk on the east of the roadway along the project street frontage. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: Compliance Street Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines.  b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Community and Economic Development section reviewed East Valley Road and the surrounding area and determined that a modified collector arterial street section is more suitable for the portion of East Valley Road adjacent to the site. The modified collector arterial section proposed conforms to the design criteria outlined by the City’s Transportation Division.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The modified street section is consistent with the surrounding neighborhood and would increase pedestrian safety.  d. Conforms to the intent and purpose of the Code. Staff Comment: This modification provides a safe pedestrian and vehicle route in and around the existing commercialized area.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 13 of 21 Staff Comment: See comments under criterion ‘c’. 20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IL zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan requests: Compliance Site Plan Criteria and Analysis  a. Comprehensive Plan Compliance and consistency. Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis. Compliant if condition of approval under FOF 16 is met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 15, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: The proposed project is not located in a Design District. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Staff Comment: Not applicable. Compliant if condition of approval is met e. On Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposed two-story building is of similar size and scale as other car dealerships in the area. In addition, the proposed site is located in area with a significant number of large-scale industrial buildings and would not appear out of scale with the adjacent development pattern. The proposed development would incorporate a landscape buffer and a substantial amount of perimeter and interior landscaping on the site that would serve to break up the display parking lots. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: A sidewalk along the street frontage as well as internal sidewalks are proposed for the project site. Vehicular connections to adjacent properties are appropriate at this time due the nature of the adjacent uses. See “Vehicle Access” under FOF 16 above for additional circulation analysis. Pedestrian connections to adjacent properties are provided via the public sidewalk along East Valley Rd. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: The applicant has proposed a trash and recycling enclosure near the northeast corner of the site. The enclosure would consist of six-foot tall CMU walls with masonry veneer and precast concrete tops on three sides of the enclosure and a fully City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 14 of 21 obscuring cedar gate on the fourth side facing the building. Rooftop utilities would be screened by the proposed parapet and would not be visible from adjacent properties or from the ROW. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: Due to the location of the site within a primarily industrial area near a large highway, limited meaningful natural features are present on or near the site. Development of the site would not significantly impact any of the limited views in the immediate area. Landscaping: Using landscaping to provide transitions between developments and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: Landscaping proposed across the project is generally acceptable and would help break up the expanse of surface parking required by the use. The only location lacking adequate landscaping for screening is located along the east façade where a tilt-up concrete wall is proposed along the ramp to the roof-parking. In order to improve the appearance of the project from the Hwy 167 ROW, additional screening should be incorporated along the east façade. See discussion under FOF 16, Zoning Development Standard: Landscaping, and the Condition of Approval under “Structure Scale” under criterion ‘f’ below. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: No lighting specifications were indicated on the utilities or site plan and no separate lighting plan was submitted. Therefore, staff recommends as a condition of approval that a lighting plan be provided that demonstrates compliance with RMC and provide enough light for safety but does not provide excessive light across the site that would impact adjacent properties and the wetland habitat, at the time of construction permit review. Compliant if condition of approval is met f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed location for the new structure is near the middle of the project site. Noise impacts are not of great concern in the immediate area due to the industrial nature of the development pattern. Highway noise from Hwy 167 to the east of the project site would not negatively impact customers visiting the dealership due to the orientation of the building towards East Valley Road and location of the service area at the rear of the building. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: Although smaller than many of the adjacent buildings, the proposed 64,000 sq. ft. would be a large structure whose presence would represent a significant visual change on the surrounding area. According to the architectural elevations submitted by the applicant, a 20-foot high tilt-up concrete wall is proposed along the rear (east) side of the building. In order to break up the blank wall face and decrease the perceived large scale of the façade when viewed from Hwy 167, staff recommends City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 15 of 21 as a condition of approval that the applicant provide a revised landscape plan that includes additional trees along the east façade near the proposed wall. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: Existing vegetation and soils on the site are heavily contaminated due to impacts from the previous use located on the site (tow yard). Due to the heavy contamination, a significant amount of soil would need to be removed in order to allow for new development to safely occupy the site. However, the removed soil in combination with the new, clean fill proposed to be brought onto the site would be a significant environmental improvement and would help protect the wetlands, vegetation, and groundwater in both the short and long-term. In addition, a Category III wetlands is located adjacent to the site within the Hwy 167 ROW. A small portion of the wetlands is also located on the project site. The applicant has proposed a 75-foot on-site re-vegetated buffer along the entire eastern portion of the property which would provide protection to the wetlands from impacts created by the project. See FOF 18 for further analysis. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 15, Zoning Development Standard: Landscaping, and FOF 16, Automall Area C Overlay Development Standards: Landscaping  g. Access Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: See FOF 16 under “Vehicular Access”. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: The site allows for vehicle and pedestrian access via East Valley Road. Proposed street frontage improvements, including a planter strip and 6-foot wide sidewalk, would provide a safe connection for pedestrians to use for access to the main entrance on the west side of the building. Once on the site, concrete walkways around the perimeter of the building would allow customers to safely walk around the display lot while shopping for a vehicle. A 24-foot wide drive aisle is proposed to loop around the site and would provide adequate circulation for movement of vehicles by staff or customers. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Not applicable City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 16 of 21 Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: The applicant has proposed a bike rack near the front of the structure for the use of customers and employees. In addition, a bus stop with access to routes going to and from the Renton Transit Center is located only a ¼ mile west of the project site. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See above under “Internal Circulation”  h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: Due to the type of use proposed, neither passive nor active recreation is likely to occur on the site. However, the wetland buffer would serve as a “visual” open space that provides a positive visual impact on the site.  i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comments: See “Natural Features” under criterion ‘e’ above.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. Staff Comments: The proposal does not include any new public services or facilities as part of the project. However, the site is in close proximity to a large collector arterial street (East Valley Road) that would adequately accommodate vehicular traffic to and from the site. In addition, the nearest bus stop is less than ¼ mile away where multiple bus routes provide access to the Renton Transit Center and other areas along the Hwy 167 corridor. Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, if the applicant provides Code required improvements and fees. A Fire Impact Fee, based on a rate of $1.25 per sq. ft. would be applicable to the proposal. Water and Sewer. Staff Comment: Based on the information submitted with the land use application, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the development would be 4,000 gpm. The proposed water main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required looped 10-inch water main around the building and connecting to the existing 12-inch water main in East Valley Road since the fire flow demand is above 2,500 gpm. A 15-foot water easement is required for the looped water main. A City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 17 of 21 minimum of 10 feet horizontal separation is required between the water main and the wetlands buffer area. All existing side sewers would be required to be cut and capped during demolition of the properties and new side sewers need to be installed to serve the building. The development would be subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. Drainage. Staff Comment: The applicant submitted a Technical Information Report (TIR) prepared by AHBL, dated May of 2018 (Exhibit 13) Based on the TIR, the project contains greater than 2,000 SF of replaced impervious surface and therefore Full Drainage Review is required pursuant to the 2017 City of Renton Surface Water Design Manual (RSWDW). Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard matching Existing Site Conditions. The project site is located within the Black River Drainage basin. A Full Drainage Review was included in the report. All nine core requirements and the six special requirements were discussed in the report. According to the TIR, the project does not propose a flow control facility because the increase of peak flow rate during a potential 100-year rain event is less than 0.15 cfs. The project is required to provide enhanced basic water quality treatment prior to discharge. The applicant has proposed the use of a bio-retention cell for water in the east natural discharge basin that would discharge to the wetlands, and a proprietary water quality filter system for the west natural discharge basin that would connect to the existing 12-inch concrete stormwater main within East Valley Rd. The drainage report does not identify any potential downstream flooding or erosion issues. On-site BMPs will be required to help mitigate the new runoff created by the proposed improvements. A preliminary drainage plan, including the application of on-site BMPs, was submitted by the applicant and identifies the use of basic dispersion to mitigate the impervious roof area. The final drainage plan and drainage report must be submitted with the civil construction permit application. A Construction Stormwater General Permit from the Department of Ecology is required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. Transportation. Staff Comment: The applicant submitted a parking and traffic analysis prepared by Heath & Associates, Inc. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided, the proposed development would average 974 new daily vehicle trips. Weekday peak hour AM trips would generate 66 new vehicle trips, with 18 vehicles leaving and 48 vehicles entering the site. Weekday peak hour PM trips would generate 85 new vehicle trips, with 34 vehicles entering and 51 vehicles exiting the site. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The closest intersection to the project site is the intersection of East Valley Rd and SW 34th St, City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 18 of 21 which according to the study has an existing level of services of A and B depending on the direction of travel. The report does not anticipate a change in level of service for that intersection or any others in the vicinity after completion of the proposed project. Staff has determined that increased traffic created by the development would be adequately mitigated by payment of transportation impact fees. Staff has determined that the development will have met City of Renton concurrency requirements when complete (Exhibit 14). N/A a. Phasing: The applicant is not requesting any additional phasing.  b. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: The applicant has proposed multiple bio-retention cells that would provide a consistent discharge of water to the wetlands on near the east side of the site and represent a significant improvement over the existing system. 21. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development.  Schools: No impact.  Parks: No impact.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: See FOF 19 Site Plan Review Analysis: Drainage  Water: Staff Comment: See FOF 19 Site Plan Review Analysis: Water and Sewer  Sanitary Sewer: Staff Comment: See FOF 19 Site Plan Review Analysis: Water and Sewer City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 19 of 21 I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, provided the applicant complies with City Code and conditions of approval, see FOF 15. 2. The subject site is located in the CA, Commercial Arterial zoning designation and complies with the zoning and development standards established with this designation, provided the applicant complies with City Code and conditions of approval, see FOF 16. 3. The subject site is located in the Automall Area C Overlay District and complies with the special development standards of the Automall Area C, provided the applicant complies with City Code and conditions of approval, see FOF 17. 4. The proposed Walker Subaru project structure complies with the Critical Areas Regulations, provided the applicant complies with City Code and conditions of approval, see FOF 18. 5. The proposed Walker Subaru project complies with the site plan review criteria established by the City Code, provided all advisory notes and conditions of approval are complied with, see FOF 20. 6. The Walker Subaru project complies with street modification criteria as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 19. 7. There are adequate public services and facilities to accommodate the proposed Walker Subaru project, see FOF 21. 8. Key features incorporated into the project include an architecturally unique front entrance, incorporation of on-site pedestrian walkways, and a higher quantity of landscaping than is required by code. J. DECISION: The proposed Walker Subaru Site Plan and street modification File No. LUA18-000305, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall provide a revised site plan demonstrating compliance with the impervious surface requirements. This site plan shall be provided to the Current Planning Project Manager for review and approval prior to construction permit issuance. 2. The applicant shall provide a revised site plan that eliminates one of the three driveways in order to comply with the driveway standards in RMC 4-4-080. The new site plan shall be provided at the time of construction permit review and compliance shall be demonstrated prior to construction permit issuance. 3. The applicant shall submit a revised landscape plan demonstrating compliance with the landscape berm requirement for the Automall Area C Overlay District. The landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction and building permit issuance. 4. The applicant shall submit a revised wetlands mitigation planting plan that includes a higher density of trees and shrubs near the center of the buffer. The revised mitigation plan shall be submitted at the time of construction permit application for review and approved by the Current Planning Project Manager prior to construction permit issuance. 5. A lighting plan including fixture details and foot candles shall be submitted at the time of Construction Permit review forreview and approval by the Current Planning Project Manager prior to construction permit issuance. 6. The applicant shall submit a revised landscape plan that adds additional trees along the east façade near the proposed blank wall. The revised landscaping plan shall be, subject to review and approval by the Current Planning Project Manager prior to construction permit and building permit issuance. City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 20 of 21 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this 3rd day of August, 2018 to the Owner/Applicant/Contact: Owner: Dale Walker Applicant/Contact: Matt Weber, AHBL Applicant/Contact: Chee Tung, HHJ Architects 555 Grady Way Renton, WA 98057 2215 N 30th St Suite 300 Tacoma, WA 98407 1409 Alexander Ave E Fife, WA 98424 TRANSMITTED this 3rd day of August, 2018 to the Parties of Record: Delores Christian 3330 E Valley Rd Renton, WA 98057 TRANSMITTED this 3rd day of August, 2018 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property and Technical Services Manager Vanessa Dolbee, Current Planning Manager Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on August 17, 2018. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will City of Renton Department of Community & Economic Development Administrative Report & Decision WALKER SUBARU DEALERSHIP LUA18-000305 Report of August 3, 2018 Page 21 of 21 be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. 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 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