HomeMy WebLinkAboutRES 3182 CITY OF RENTON, WASHINGTON
RESOLUTION NO. 3182
A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, ADOPTING
THE AUTOMALL IMPROVEMENT PLAN.
WHEREAS, the City of Renton has established an Automall
overlay zone; and
WHEREAS, the City of Renton wishes to encourage auto
dealerships to locate or relocate into the Automall zone; and
WHEREAS, it is advisable for the City of Renton to establish
the procedures, plans and benefits for locating and relocating
within the Automall ; and
WHEREAS, it is advisable for the City to formally adopt an
Automall Improvement Plan so that auto dealerships will understand
the Plan and its benefits;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DO ORDAIN AS FOLLOWS :
SECTION I . The above recitals are found to be true and
correct in all respects .
SECTION II. The City Council of the City of Renton,
Washington, does hereby adopt the Automall Improvement Plan
attached hereto as Exhibit A.
1
1 3182
RESOLUTION NO.
PASSED BY THE CITY COUNCIL this 8th day of April ,
1996 .
411111
Marilyn lJ0Petersen, City Clerk
APPROVED BY THE MAYOR this 8th day of April
1996 .
4,4:57-21441.4„-Z-Z.,,,,,,..4.,„___
Jesse Tanner, Mayor
Appro s to form:
Lawrence J. Warre , City Attorney
RES .499 :3/11/96 :as .
2
EXHIBIT A
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No# 0 •
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INTO
R [ NTON
AUTOMALL IMPROVEMENT PLAN
AUTOMALL IMPROVEMENT PLAN
The City of Renton has an opportunity to be a pro-active partner with auto dealers and
property owners to create a high-profile and successful concentration of auto dealerships
in the City.
Concept: Renton auto dealers approached the City several years ago and promoted the idea
of creating a destination district to sell cars, trucks and motorcycles. The City Council
responded by directing staff to work with property owners and area auto dealers on this issue.
A task force was formed to put together a plan of action to redevelop an area into a finished
Automall. The concept of the Automall emerged as a destination retail district that draws
• auto-related regional sales as well as more dealerships to Renton. This project, in part, created
the initiative to bring the Good Chevrolet, Sound Mazda and.Pierre dealerships into the area.
The more recent Saturn and Honda dealerships support the Automall concept and strengthen
this area as a center for auto-oriented retail activity. The Automall Improvement Plan (Plan)
can act as a promotional tool for the City.
Area: The Task Force identified Area A- between Lind Ave S, SW Grady Way, Rainier Ave
S and I-405 for an Automall because it has good freeway access and visibility and because it is
characterized by older development which has redevelopment potential. This area is well
located in comparison to existing dealerships in the downtown. However, the plat pattern in
the area is fragmented into many small lots which are difficult to assemble for conversion to
commercial use.
The initial Automall designation also included an Area B. Area B is the district to the north
bounded by SW Grady Way, Lind Ave SW, the railroad rights-of-way, and Shattuck Ave S.
Area B consists mostly of commercial development including auto dealerships with limited
redevelopment potential. Both Area A and Area B are described in the zoning code (Section
4-31-10.4) as a potential Automall.
Since the adoption of that code (February 1995), the City narrowed the scope of the Plan to
include only Area A because much of the land in Area B is already assembled and commercial
uses are established on it. The Plan only addresses Area A at this time. However, the Plan
could be expanded and tailored to Area B after Area A is established.
Benefits: Creation of an Automall in Renton is expected to:
* Increase auto sales and therefore increase the sales tax base for the City,
* Improve and increase values of existing underdeveloped properties,
* Create predictable, cohesive, and uniform development standards to make
development easier to accomplish,
* Provide convenient comparison shopping and activities supporting auto sales, and
* Provide a distinct shopping area with good freeway access.
•
•
Policy Support: The Renton Comprehensive Plan supports the Automall Improvement Plan.
The following policies encourage Renton to creatively promote retail activity in ways that
increase sales tax base and encourage redevelopment of the existing Commercial Arterial (CA)
Zone.
Economic Development:
• ED-A. Use public resources efficiently to leverage economic development.
ED-B. Expand the retail and office base within the City.
ED-8. Increase the retail sales tax base of the City.
ED-12. Create.a tool box of incentives for example, retail overlay zone, tax incrementfinancing,
marketing, etc. to encourage retail development.
Land Use:
LURA. Provide for commercial and residential uses requiring large amounts of land and/or high
visibility and access to large volumes of automobile traffic in areas outside of Centers and the Center
Downtown designations.
LU-169. .Individual parcels should be encouraged to consolidate to maximize flexibility of site design
and reduce access points.
LU-176. Increased demand for commercial uses should be accommodated through redevelopment
and intensification of Employment Area - Commercial designations rather than expansion of those
areas.
Downtown:
DT-20. automobile sales and service uses which require large amounts of land should be encouraged
to locate in an "auto mall" outside of the downtown or to consolidate their sites and provide multi-
storied facilities.
How It Works: This Planguides andpromotes retail activityin the Automall area. It should
be used as a development guide whenever the City proposes improvements or reviews private
proposals for the area. Compliance with the Plan will assure projects coordinate and
contribute to the completion of the Automall. The Automall area is expected to redevelop as
depicted on the Map. Major dealerships will be operating, the street configuration and
standards will be completed, street vacations will be executed as needed to assembly property,
and perimeter landscaping will be installed. By using this Plan, a property owner could find
opportunities to assembly more property, and take advantage of adjacent Rights-of-ways to
gain more usable land. Developers could also predict design standards for streets, and
perimeter landscaping.
Zoning: The Plan is implemented as a subcategory (Section 4-31-10.4F) within the
Commercial Arterial (CA)Zone. When a project is proposed for development in the Automall,
the code determines the permitted uses and development standards. The Plan is referred to as
a guide to assure that proposals fit within the overall Automall vision.
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Components: The Automall Improvement Plan includes three components.
1) Map - The map (Exhibit A) illustrates both existing conditions and shows how the
Automall area might develop in the future. It depicts the standard for future perimeter
landscaping, allowed rights-of-way vacations, final street configuration and circulation. The
map also locates possible signage, gateway, and banners, and pedestrian connections.
2) Model - The model is a 3-dimensional representation of the Map. The model will be on
' display in the City of Renton's Development Services Division.
3): Narrative The narrative includes descriptions of the Automall location, and the intent of
the City in establishing the Automall. It includes an objective and description for each of the
Plan elements with actions necessary to implement the Plan.
Goal: To create an Automall area which redevelops into a cohesive and distinct area for
the sale of vehicles and other auto-related uses located between Lind Ave SW and
Rainier Ave S and between SW Grady Way and I-405.
Elements:
1. Incentive for Redevelopment
Objective: Encourage the redevelopment and assembly of smaller parcels to make
larger land areas available for Automall uses.
Discussion: . Parcel assembly is a pre-requisite of redevelopment in the designated area
because the land area is fragmented into many small parcels and ownerships. Historically, this
condition discouraged private efforts to assemble land. The City cannot anticipate accurately
how and which properties will assemble, but it can offer financial incentives to encourage
private efforts. In March 1995, the City Council created a process to waive street vacation
costs for car dealerships or other specified uses as defined in the zoning code. The Plan
identifies which City rights-of-ways are eligible for fee waiver vacations and establishes
guidelines for administrative processes. The rights-of-way vacation program will create two
major benefits: 1) make more land available in a reconfigured plat pattern, and 2) reduce the
overall cost of property acquisition. The City anticipates that revenue generated from car sales
will increase as a result of this Plan.
Action: Designate by ordinance which rights-of-way are eligible for future street
vacations within the Automall. These vacations would also be eligible for waiver of fees.
Establish a process for administrative approval of vacation petitions of these designated rights-
of-way. This administrative process would be an exception to the typical city-wide policy and
would not require public hearings and City Council action on individual vacation petitions
which conform to the Automall Improvement Plan. The public hearing and City Council action
on these vacations will occur when the ordinance designating eligible rights-of ways is
approved.
The rights-of-way that can be vacated according to this process are generally: 1) All of SW
13th Street; 2) Maple Ave SW from SW Grady Way to SW 12th St. - 12 feet on each side; 3)
3
i
All of Maple Ave SW from the alley between SW 13th and SW 12th St. to SW 13th St.; 4)
SW 12th St. west of the east turn circle - 12 feet on each side; 5) All of SW 12th St. from the
east turn circle to Rainier Ave S.; and 6) All alleys within the Automall area.
Administrative Procedure for Rights-of-Way Vacations
A. Property Services completes a master appraisal for the entire Automall.
B. Property Services processes all private and City initiated applications (all fees
waived) for vacations.
C. City staff review applications to insure that the proposal conforms to the adopted
plan, and that access to individual properties is maintained and does not impede street
configuration and public safety. Comments are given to Property Services.
D. Property Services provides an appraisal reconciliation for each application, transfer
of title, and final report with recommendations. The applicant will provide legal
description and map exhibits for City review. The City Clerk provides requisite notice
to adjacent property owners and interested parties.
E. Planning/Building/Public Works Administrator reviews and approves final report.
F. Transfer of Property Ordinance adopted by City Council.
2. Transitions from Existing Uses
Objective: Assure access, continued use and provision of services for all properties
within the designated area during the transition to the Automall.
Discussion: The intent of the Plan is that redevelopment will occur in phases. In all
cases, the City will assure access to individual properties and businesses during the transition
period. For example, if Sound Mazda is developed (Exhibit A), its main access will be through
SW 12th Street. The street east of the proposed turn circle will not be vacated because other
residential and commercial uses also need the access to their property. In addition, the
proposed improvements to that section of SW 12th Street will be delayed until properties are
assembled so that access to the eastern end is not needed. The City will support using partial
and/or half street vacations to maintain access to existing uses during the transition period.
The attached Plan illustrates the existing conditions, and the final rights-of-way and street
configurations. Access is planned so that auto circulation can be coordinated and so that
property owners can anticipate and plan for development.
Action: Maintain City services to existing uses in the Automall. Use Site Plan and
SEPA review processes to insure that health and safety standards are maintained and that
access is provided to existing uses.
4
3. Street Circulation
Objective: Improve SW 12th St. and Maple Ave. SW streets to modify the rights-of-
way width and length, provide turn circles, general customer parking area and consolidate
access drives.
Discussion: The Plan Map depicts the final configuration of streets in the Automall.
This includes streets, rights-of-way and roadway widths, sidewalks, turn circles radii, and a
general customer parking area. Perimeter and internal traffic flow, traffic signals and lane
channels are coordinated so that the circulation of cars is smooth and does not worsen
conditions at major intersections. This design is intended to provide easy access from SW
Grady Way and Lind Ave SW into the Automall area. Once in the area the streets are reduced
in width to provide land area that can be vacated. A second purpose of the reduced street
width is to slow traffic. The turn circles are designed to allow people to easily maneuver either
to return to another dealership or exit the area. An example of this concept is shown in Exhibit
A and B. Turn circle dimensions fit within the existing rights-of-way and can be negotiated by
firetrucks. If necessary, there is the potential for the City to develop an additional street
connection from the eastern turn circle out to SW Grady Way. The Plan includes a western
turn circle with an island and monument sign to accommodate advertising. Adjacent to this
• circle is a parking area for customers who may want convenient access to several dealers so
they can comparison shop without parking again.
The Plan depicts the alignment and dimensions of these streets. In all cases finished streets will
have minimum widths of 24 feet from curb to curb and sidewalks have 5 feet from inside of
curb. Both turn circles will have 30 foot circle radii. Land for sidewalks around the circles
will be assured from the remainder of the rights-of-way and/or private property necessary to
accomplish the design. This street configuration is coordinated with the potential rights-of-
way vacations. If a street improvement project designated on the Plan abuts a private property
line, private property owners will be responsible for those improvements. The City will not
require standard street improvements within the designated Automall area which are not shown
on the Plan.
Action: Improve SW 12th Street and Maple Ave SW with a turn circle, sidewalks,
street lighting, customer parking, and traffic signals in the public Right of Way. Opportunities
for joint access to parking areas should be addressed through Site Plan Review. Improvements
could be made by property owners, City capital improvements projects and local improvement
districts or a combination of the three.
4. Pedestrian Connections
Objective: Encourage a pedestrian walkway system that connects throughout the
Automall.
Discussion: A clear and designated walkway encourages people to walk and
comparison shop. Individual development can make pedestrian connections directly from one
property to the next and connect parking areas to dealerships. The specific alignment will
5
depend on how each site development is proposed. A sidewalk located along both sides of SW
12th Ave. allows people to move from their car to different dealerships.
Action: Work with the developers, as development proposals are submitted, to
incorporate walkway connections within each site and connect adjacent buildings.
Implementation of this element will occur through the Site Plan Review process.
5. Perimeter Landscaping
Objective: Encourage perimeter landscaping to match the landscaping on the north
side of SW Grady Way with a 15 foot wide, 30 inch high grass berm and Red Maples placed
25 feet on center.
Discussion: Large-scaled and consistent landscaping along the Automall perimeter is
needed to give the area a cohesive image, mirror adjacent landscaping and define the boundary
of the Automall. Most of the perimeter landscaping is in the existing rights-of-way. A limited
amount of dedicated private property would be needed to fulfill this objective. As with all
development, the property owner is responsible for installation and maintenance. Flexible
requirements are necessary to meet the intent of this element because the grade drops down
from SW Grady Way into the Automall area. For example, a bermed landscape, as prescribed,
would be ineffective 6 feet below street grade. The City should work with the property owner
to find reasonable alternatives to meet this element's objective without requiring excessive
costs. Landscaping in the interior of the Automall includes all area inside the Perimeter
Landscaping. On-site Development Standards (Element 6) addresses landscaping in the
Automall interior.
Action: Work with developers, as proposals are submitted, to incorporate perimeter
landscaping as intended through the Site Plan Review process.
6. On-Site Development Standards
Objective: Encourage flexible requirements that allow interior landscape areas to be
consolidated to enhance building and site entries.
Discussion: The perimeter landscaping described in Element 5 will provide a
significant amenity at the boundary of the Automall and can help unify the entire district. As a
result, a more flexible standard can be used for interior landscaping within specific projects.
The objective of interior landscaping should be to encourage higher quality treatment at project
and building entries. For example, a developer could consolidate a mass of plant materials at
site entries and building fronts rather than scatter a larger amount of landscaping throughout
the site in small planters. Consolidated landscaping would result in a more effective site plan
without increasing the amount of required landscaping. The amount of landscaping required to
qualify for this flexible treatment should be determined in the zoning code.
Action: Work with the developers, as development proposal are submitted, to
consolidate landscaping within each site to enhance the Automall through the Site Plan Review
process.
6
7. Gateway and Banners into the Automall
Objective: Promote and enhance a gateway at Maple Ave SW and SW Grady Way and
establish banners along the perimeter that call attention to the Automall as a cohesive and
attractive area.
Discussion: City staff identified a potential gateway entrance to Renton and the
Automall at the intersection of Maple Ave SW and SW Grady Way. Road improvements at
Maple Ave SW and SW Grady Way, which include traffic signals, will be installed as
development in the Automall occurs. A bridge structure could be used to accommodate traffic
signals, Automall signs, and other graphics. Innovative treatment of the signage at this
location could turn a standard traffic signal into a gateway feature. The Automall could be
further identified and enhanced by placing banners mounted on light poles along SW Grady
Way and other major arterials adjacent to the Automall where dealerships exist. An example
of this concept is shown in Exhibit C. Banners along the Automall boundary would signal to
the driver that they are entering a distinctive section of the city.
Action: Seek contributions from adjacent dealerships, and funding from the City to
design, manufacture and install signage, art, and graphics to a traffic signal bridge (without
interference to signals) over the intersection at SW Grady Way and Maple Avenue S.
Action: Seek contributions from adjacent dealerships and funding from the City to
design, manufacture and install banners along the Automall perimeter and other contiguous
dealerships.
8. Location of Possible Signs
Objective: Promote the Automall as an attractive destination retail area by
coordinating signs within and extending signs outside the Automall.
Discussion: Signs are important for business identification. This Plan envisions three
types of signs for the Automall: directional, Automall identification, and dealer identification.
An I-405 sign advertising a retail district is rare, however, such signs do exist for the Olympia
Automall and Bellevue Square. A similar sign may be possible for Renton. Signage at the
gateway entry would be designed to create an entry to Renton and to identify the Automall.
Signage in the proposed turn circle would also provide directional information or advertising
for individual dealers. Automall businesses will provide their own individual identification. A
signage program which coordinates number, height, and size of signs is needed to enhance the
quality of Automall developments.
Action: Lobby the Washington State Department of Transportation for signs on I-405
approaching the Rainier Ave S./State Route 167 exits.
Action: Encourage surrounding dealerships to contribute to the gateway (intersection
of SW Grady Way and Maple Ave SW) and monument signs (intersection of Maple Ave SW
and SW 12th Street).
Action: Develop a signage plan in coordination with auto dealers.
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EXHIBIT A
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PERIMETER
MAJOR ARTERIAL LANDSCAPING.