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HomeMy WebLinkAboutPN_Project Narrative_190703_v2 PROJECT NARRATIVE Site Plan Review Brown Bear Car Wash - Auto Sentry Addition 77 Rainier Avenue South, Renton, Washington 98057 APN No. 1823059131 Our Job No. 20696 Prepared by: Barghausen Consulting Engineers, Inc. July 29, 2019 Project Location: The Brown Bear Car Wash property is zoned Commercial Arterial (CA) with an Urban Design District 'D' overlay in which the car wash is an allowed use, subject to Site Plan approval. The project site is approximately 21,913 square feet and consists of an existing Brown Bear Car Wash with automotive service station. The Auto Sentry will be located 53 feet from the front property line to the east, 6 feet from the side property line to the north, and 77 feet from the rear property line to the west. The property is adjacent to Rainier Avenue and Hayes Place S.W. with adjacent zoning consisting of Residential zoning to the west and Commercial Arterial zoning to the north, east, and south. Project Description: Car Wash Enterprises, Inc. is seeking Site Plan Review approval to allow for the construction of a 27- x 20- foot Auto Sentry canopy structure for unattended, point-of-sale transactions. Additional site improvements include the addition of a trash enclosure, asphalt paving and striping, new curbing, and perimeter and interior landscaping. The existing automotive service station will be demolished and replaced with new paving and landscaping. Grading Site grading will be limited to the excavation and removal of the existing underground storage tanks and installation of canopy footings, under canopy slab, and queueing area. Site grading will require approximately 250 cubic yards of cut and 250 cubic yards of fill. The overall project disturbance area is approximately 5,100 square feet. Access, Parking, and Circulation The project will add two (2) parking spaces for an overall total of ten (10) spaces for the Brown Bear Car Wash, eight (8) of which will be used as vacuum stalls. City parking standards require one (1) space for each employee for full service car wash uses. Based on this ratio, a minimum of one (1) parking stalls is required for the Brown Bear Car Wash. The site will continue to exceed the City's minimum parking requirements after the addition of the Auto Sentry. The Brown Bear Car Wash will maintain and not modify the two points of access along Rainier Avenue. The project is not anticipated to result in an increase in trips due to the demolition of the existing fuel facility, which should result in a net decrease of trips for the site. Additionally, the project does not propose any right-of-way improvements or dedications. 2 20696.002-Project Narrative.docx Architectural Design The Auto Sentry canopy is designed to match the existing carwash structure and includes a metal-wrapped canopy fascia and painted steel canopy columns. The Auto Sentry canopy will maintain the standard Brown Bear color scheme, which includes a blue fascia with a green accent stripe. City design standards require the canopy to be consistent with the Urban Design Regulations. The requirements can be found in the table below under the Site Plan Review Justification "iv". Signage and Lighting The Auto Sentry under-canopy lighting will be LED lighting fixtures that are directed downward to prevent glare to adjacent properties. Additionally, Brown Bear Carwash utilizes an illuminated open/close sign to direct customers to open pay stations and LED attendant lights to notify attendants that a customer requires assistance at the pay station. City lighting standards require building lights to be directed onto the building itself or the ground immediately abutting to it and shall not be visible above the roofline of the building. In regards to signage, the Brown Bear Carwash Auto Sentry will provide a menu sign to identify carwash options to customers and will include a wall sign with the Brown Bear logo. City sign standards allow wall signs with a total copy area not exceeding 20 percent of the building facade to which it is applied. The Brown Bear Auto Sentry will meet the City's sign and lighting standards. Landscaping The project will add approximately 1,750 square feet of landscaping resulting in an overall landscape area of approximately 3,292 square feet for the overall site. The project will modify the existing landscaping along the north property line and will add a landscape planter within the interior of the site. Additionally, the project does not propose the removal of any trees within the Brown Bear site. City landscape standards require a mixture of trees and shrubs along the perimeter of the site and requires any interior parking lot landscaping area to be sized to dimensions of at least 8 x 12 feet. The project will comply with the minimum landscape standards for the impacted areas of the site, including new perimeter landscaping abutting the north property line adjacent to the modified drive-thru entrance and a new interior landscape planter abutting the two parking spaces and trash enclosure. Construction Construction of the Auto Sentry will comply with RMC 4-4-030.C and will be completed in a single phase. Construction will occur after approval of the applicable permits, which is anticipated to occur between January and March 2020. Construction activities will occur between the hours of 7:00 a.m. and 8:00 p.m. Monday through Friday and between the hours of 9:00 a.m. and 10:00 p.m. on Saturdays to comply with the City's construction work hours. Construction will utilize Best Management Practices (BMPs) to minimize any impacts to the surrounding neighborhoods. Urban Center Design Overlay The Brown Bear Car Wash property is within the Urban Design District "D". The project will meet all applicable design criteria within RMC 4-3-100, as shown in the table below, under the Site Plan Review Justification "iv". Purpose of Request: Site Plan Review Pursuant to the City of Renton's Municipal Code, Code Section 4-9-200.E.3, the Zoning Administrator may approve an application when all of the following findings are made: 3 20696.002-Project Narrative.docx a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation, and any applicable adopted Community Plan; Response: The project will continue to meet the following elements, goals, objectives, and policies of the City of Renton's Comprehensive Plan:  Goal L-K: Provide an energetic business environment for commercial activity providing a range of service, office, commercial, and mixed-use residential uses that enhance the City's employment and tax base along arterial streets and in centers.  Goal L-O: Support the Auto Mall to concentrate auto- and vehicular-related businesses and increase their revenue and sales tax base for the City and to present an attractive environment for doing auto-related business.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide for respite, recreation, and sun/shade.  Policy L-58: Encourage signage that guides and promotes business without creating visual clutter. Implement sign regulations that balance adequate visibility for businesses while protecting Renton's visual character.  Policy L-60: Improve the appearance of parking lots through landscaping and screening. The project will continue to provide a service to the surrounding neighborhood and create a more efficient carwash experience. The site will be improved by the addition of the new perimeter and interior landscaping to provide a better visual experience for the patrons that utilize the Brown Bear Car Wash. Additionally, the project will improve on internal circulation by adding new pay stations within the Auto Sentry and a landscape planter will assist with the flow of traffic through the site. ii. Applicable land use regulations; Response: The Brown Bear Car Wash property is zoned Commercial Arterial (CA) and will meet all applicable land use regulation within RMC 4-2-120A as shown in the table below. Development Standard Requirement Response Minimum Lot Size 5,000 square feet The project site is 36,887 square feet. Maximum Lot Coverage for Buildings 65% of total lot area Approximately 7% of the site is occupied by a building. Minimum Front Yard 15 feet The Auto Sentry canopy will be approximately 50 feet from the front property line to adequately queue vehicles 4 20696.002-Project Narrative.docx Development Standard Requirement Response without disrupting off-site circulation. Maximum Front Yard 20 feet The Auto Sentry canopy will be approximately 50 feet from the front property line to adequately queue vehicles without disrupting off-site circulation. Minimum Side Yard 0 feet The Auto Sentry canopy is approximately 6 feet from the side property line. Minimum Rear Yard 0 feet The Auto Sentry canopy is approximately 80 feet from the side property line. Maximum Building Height 50 feet The Auto Sentry canopy will be 13 feet in height. 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. The subject property does not currently provide site-to-site vehicle access. The subject property is adjacent to a McDonald's drive-through and will be along the queuing area for the carwash. Site-to-site access is not feasible. Parking Parking for residential units shall be enclosed within the same building as the unit it serves. This standard is not applicable because the project does not consist of residential units. Signs Wall signs are permitted with a total copy area not exceeding twenty percent (20%) of the building facade to which it is applied. The Auto Sentry canopy is 27 x 20 feet. The north and south façades are allowed 10 square feet of signage. The west and east façades are allowed 13.5 square feet of signage. The canopy will feature one (1) bear sign logo (9 square feet each) on the south and east facades. The north and west facades will not include signage. Dumpster Collection Area A minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet The project will provide a trash and recycle enclosure of 114 square feet to meet the minimum area required. 5 20696.002-Project Narrative.docx Development Standard Requirement Response per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. iii. Relevant Planned Action Ordinance and Development Agreements; and Response: This is not applicable to the project since there is no relevant Planned Action Ordinance and Development Agreement for the project site. iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. (Ord. 5759, 6-22-2015) Response: The Brown Bear Car Wash property is within the Urban Design District "D" and will meet all applicable design criteria within RMC 4-3-100 and RMC 4-4-070 as shown in the table below. Development Standard Requirement Response Building Location and Orientation 1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 1. The canopy is open on four sides to get an adequate amount of natural light. 2. Buildings shall be oriented to the street with clear connections to the sidewalk. 2. The canopy will be oriented toward the street to provide vehicular access through the pay stations with consider- ation to the existing carwash building entrance. 3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. 3. The canopy will be oriented towards the street to provide vehicular access through the pay stations with consider- ation to the existing carwash building entrance. 6 20696.002-Project Narrative.docx Development Standard Requirement Response 4. Buildings with residential uses located at the street level shall be: 4. The project does not contain residential uses, thus requirement "a" and "b" are not applicable. a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (illustration below); or b. Have the ground floor residential uses raised above street level for residents' privacy. Building Entries 1. The primary entrance of each building shall be: a. Located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements; and b. Made visibly prominent by incorporating architectural features such as a façade overhang, trellis, large entry doors, and/or ornamental lighting 1a. The Auto Sentry will be facing the street to make the vehicle entrance evident to the customers using the facilities. The Auto Sentry is an auto- oriented use that is an accessory structure to the site. No pedestrian connection is provided to the Auto Sentry. 1b. The project incorporates architectural features fitting for an auto-oriented use. The Auto Sentry will include open signs along the front façade to establish an entrance. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one- half feet wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. 2. The Auto Sentry is not a building. However, the canopy structure will include open signs along the front façade to establish a vehicle entrance. Additionally, there will be ground painting to direct traffic through the Auto Sentry. The canopy will be 13 feet in height. 7 20696.002-Project Narrative.docx Development Standard Requirement Response 3. Building entries from a parking lot shall be subordinate to those related to the street. 3. This requirement is not applicable to the project. No new buildings are proposed. The Auto Sentry is a drive- thru only, with no relationship to the parking lot. 4. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. 4. This requirement is not applicable to the project because there will be no lobbies or windows included in the scope of work. 5. Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. 5. This requirement is not applicable to the project. The project is not designed to accommodate pedestrians since the use is exclusive to providing an auto-oriented service. Transition to surrounding Development At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 1. The Auto Sentry is an accessory structure that is designed to be compatible with the existing car wash building and surrounding land use forms. The Auto Canopy is 20 x 27 feet and will be designed with a flat roof. The canopy is a small structure and will not appear bulky. 8 20696.002-Project Narrative.docx Development Standard Requirement Response 2. Building articulation to divide a larger architectural or element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Service Element and Location Design 1. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. 1. The Auto Sentry canopy is located 50 feet from the front property line to increase the amount of queuing and minimize any possible disruption to the pedestrian environment and the adjacent right-of-way. The location of the Auto Sentry canopy conveniently serves the customers using the carwash and allows them enough space to reduce site congestion. 2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self- closing doors. 2. The trash enclosure is designed to include three (3) solid walls, a masonry top cap, and a solid gate to enclose utility areas on all sides. 3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). 3. The trash enclosure will be made of concrete masonry unit (CMU). 4. If the service area is adjacent to a street, pathway, or pedestrian- oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. 4. The trash enclosure will be landscaped on the north and east side which face Rainier Avenue and the adjacent property. 9 20696.002-Project Narrative.docx Development Standard Requirement Response Surface Parking 1. Parking shall be located so that no surface parking is located between: a. A building and the front property line; and/or b. A building and the side property line (when on a corner lot). 1. The new parking spaces will be located between the new trash enclosure structure and the existing carwash building. The parking is located within the interior of the site. 2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 2. The new parking spaces will be surrounded by landscaping and will be adjacent to the new trash enclosure. Vehicular Access 1. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. 1. The project will not modify the existing drive aisles and access will remain from Rainier Avenue South. 2. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. 2. The project will not modify the existing drive aisles and access will remain from Rainier Avenue South. Pedestrian Circulation All of the following are required: 1. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. 1. This requirement is not applicable. The scope of the project does not modify existing pedestrian connections. Additionally, the use of the site is an auto- oriented land use. a. Pathways shall be located so that there are clear sight lines, to increase safety. a. Not applicable. No pedestrian service or pathways available within the site. b. Pathways shall be an all- weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. b. Not applicable. 10 20696.002-Project Narrative.docx Development Standard Requirement Response Recreation Areas and Common Open Space All of the following are required: 1. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. 2. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. 1. This requirement is not applicable. There are no proposed dwelling units, thus requirements a-f are not applicable. 2. This requirement is not applicable. The development does not exceed 30,000 square feet, thus open spaces are not required for this project. Building Character and Massing 1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. The proposal does not include new buildings. The Auto Sentry canopy structure is 27 x 20 feet and will not require modulation, thus the requirements for Building Character and Massing are not applicable to the project. Ground Level Details All of the following are required: 1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 2. Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may 1. The Auto Sentry is 13 feet in height. The project provides landscaping features around the Auto Sentry. 2. The Auto Sentry structure is one story and the project does not propose any upper portions. 11 20696.002-Project Narrative.docx Development Standard Requirement Response be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). 3. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display racks and fixtures may not obscure more than fifty percent (50%) of the window space. 4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed so that they cannot be open and/or closed. All of the following are prohibited: 1. Tinted and dark glass, highly reflective (mirror-type) glass and film. 2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways. 3. The Auto Sentry is a canopy structure and does not have display windows. 4. The Auto Sentry does not have windows or window coverings. The project does not have windows or walls, thus there will be no blank walls or tinted windows. Building Roof Lines The following is required: At least one of the following elements shall be used to create varied and interesting roof profiles: 1. Extended parapets; 2. Feature elements projecting above parapets; 3. Projected cornices; 4. Pitched or sloped roofs. 5. Roof-mounted mechanical equipment shall not be visible to pedestrians. The Auto Sentry is 27 x 20 feet and will consist of a flat roof with decorative elements that include extended parapets, corniced Brown Bear logos that projects above the parapets, and a green accent stripe that protrudes 4- inches from the façade to create depth and visual interest. 12 20696.002-Project Narrative.docx Development Standard Requirement Response 6. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Building Materials All of the following are required: 1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. 2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. 3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. 4. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. 5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. 1. All sides of the canopy that are visible from a street, pathway, parking area or open space will consist of the same colors and materials used for the main structure to create a cohesive development. 2. The Auto Sentry structure will consist of color variation and metal banding. The canopy fascia will be blue with a green accent stripe on all façades. 3. All façades will have similar architectural features. 4. The Auto Sentry façade consists of metal-wrapped canopy fascia with steel columns. The materials are durable and made to endure an outdoor environment. 5. This requirement is not applicable. The project does not propose utilizing concrete for design purposes. 13 20696.002-Project Narrative.docx Development Standard Requirement Response 6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. The following is required: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. 6. This requirement is not applicable. The project does not propose utilizing concrete block walls for design purposes. The Auto Sentry consists of a metal-wrapped canopy façade with steel columns. The structure will match the existing Brown Bear Car Was building to create a cohesive development. No new buildings are proposed. Landscaping; per RMC 4-4- 070 1. Street Frontage Landscaping Required: Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. 2. Perimeter Parking Lot Landscaping: 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-inch (2") caliper for multi-family commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one-and-one-half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. (Ord. 5828, 12-12-2016) 1. The project will not modify the street frontage landscaping along either frontage, Rainier Avenue and Hayes Place S.W. 2. The project consists of ten parking stalls. The stalls are internal to the site and do not abut the property line. The project site will continue to maintain all perimeter landscaping which consists of an 11-foot landscape area along Rainier Avenue and a 20-foot landscape area along Hayes Place S.W. a. The maintained landscape area is comprised of seven large trees along Hayes Place S.W. and two large trees along Rainier Avenue. Additionally, a variety of shrubs, trees, and groundcover will be added to the property line to the north. 14 20696.002-Project Narrative.docx Development Standard Requirement Response 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. 3. Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in subsection F of this Section. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every 6 parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to 50 percent of shrubsmay be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of Installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. (Ord. 5867, 12- 11-2017) b. All shrubs along Rainier Avenue and Hayes Place S.W. will be maintained. Additionally, a variety of shrubs, trees, and groundcover will be added to the property line to the north. c. All groundcover along Rainier Avenue and Hayes Place S.W. will be maintained. Additionally, a variety of shrubs, trees, and groundcover will be added to the property line to the north. 3. The project will add approximately 1,280 square feet of interior landscaping to the site. The interior landscape planter will exceed the 8- x 12-foot minimum landscape planter. The landscape planter will consist of a variety of trees, shrubs, grasses, and groundcover. a. The interior landscape planter will add a 2-inch magnolia tree and two 2-inch Crimson Pointe Plum trees to the site. b. The project will provide 106 new shrubs and 169 types of grasses, ferns, and perennials to the Brown Bear site. c. The project will provide 330 units of groundcover, which should make up 90% of the landscaped area within three years. d. No parking stall is further than 50 feet from a landscaped area on the Brown Bear site. 15 20696.002-Project Narrative.docx b. Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; Response: The Auto Sentry is a 27- x 20-foot canopy with a height of 13 feet. The structure is scaled to fit two pay stations and two vehicles. The location of the Auto Sentry canopy will be constructed in approximately the same location of the existing fuel facility canopy, which will be demolished. The Auto Sentry canopy will not be over-scaled and will not over-concentrate a particular portion of the site. The concentration of development within the particular portion of the site will be reduced with the removal of the existing automotive service station. ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; Response: The project will improve on the internal circulation of the site by adding the Auto Sentry canopy and the interior landscaping which provides a directional queue through the carwash area. The project will not affect the frontage of Rainier Avenue South and Hayes Place S.W., which will continue to provide pedestrian linkages and walkways to adjacent properties. iii. Utilities, 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. Locate utilities underground consistent with RMC 4-6-090; Response: The project will locate all utilities prior to construction and will work with the utility providers to modify any utilities, if need be. The trash enclosure will be adequately screened to avoid disruption of the public view. iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; Response: The project will not affect the visual accessibility of attractive natural features. v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and Response: The project will add new landscaping along the north property line and will install a landscape planter within the interior of the site to enhance the appearance of the property. The landscaping will provide a cohesive transition to the adjacent uses to the north of the site and the surrounding developments. vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Response: The project will reduce the amount of lighting within site after the demolition of the gas station canopy. The Auto Sentry canopy utilizes lighting that is directed downward to reduce impacts to the adjacent properties. c. On-Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; 16 20696.002-Project Narrative.docx Response: The project will demolish the existing gas station canopy and will replace it with an Auto Sentry canopy. The placement of the Auto Sentry will not affect the privacy of the surrounding developments. New perimeter landscaping will be installed along the north property line abutting the drive-through lane. ii. 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; Response: The Auto Sentry will maintain a similar scale to the existing carwash structure. The proposed height of the Auto Sentry is 13 feet and will not impact the natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, or pedestrian needs. The project will positively impact the needs of vehicles by creating a better purchasing experience that results in more efficient and faster vehicle service to customers utilizing the Bear Car Wash. iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting and disconnecting impervious surfaces; Response: The project will maintain the topography of the site and will decrease the amount of impervious surface while increasing the landscaping, which is planted with native plant species. iv. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030; and Response: The existing fuel station canopy will be demolished to make space for the new Auto Sentry canopy. The area will be replaced with a 1,300-square-foot landscape planter. The overall impervious surface will decrease after the proposed alterations to the Brown Bear site. v. 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. Landscaping shall be consistent with RMC 4-4-070. Response: The project will modify the existing landscaping along the north property line and will add a landscape planter within the interior of the site. The landscaping modification to the north property line consists of the addition of more ground cover and shrubs to meet the City's code requirements. The additional landscape planter will increase the visual aesthetic of the site and reduce the hardscapes. d. Access and Circulation: Safe and efficient access and circulation for all users, including: i. 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; Response: The project will not modify the access points and will continue to provide access form Rainier Avenue to the Brown Bear site. 17 20696.002-Project Narrative.docx ii. 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; Response: The project will improve internal circulation and safety of the site. The demolition of the gas station and the addition of the landscape planter will create a uniform movement through the car wash queues and reduce confusion for the drivers. The access points will remain in the same location and will continue to serve the site properly. Additionally, the site will maintain enough space to provide emergency access should it be required. iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; Response: The location of the loading and delivery area will not be modified and will continue to be separated from parking and pedestrian areas. iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and Response: The site is an auto-oriented use that provides services for automobiles. However, the King County Metro Bus No. 106 along Rainier Avenue South directly serves the site. v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Response: The site is an auto-oriented use that provides services for automobiles. The site is designed for the circulation of vehicles only. e. 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. Response: This provision is not applicable to the project since the site is an auto-oriented use that provides services for automobiles. It would be unsafe for the site to provide open space for recreation to users of the site. The site provides a service that the users can utilize to clean their automobile. f. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. Response: This provision is not applicable to the project since there are no views of shorelines or Mt. Rainier. g. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Response: This provision is not applicable to the project since the site is developed and does not contain any natural systems. h. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. Response: The project is an auto-oriented use that provides services for automobiles. i. Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. 18 20696.002-Project Narrative.docx Response: This provision is not applicable to the project since construction will be conducted under one phase. j. 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. (Ord. 5828, 12-12-2016) Response: The project will decrease the amount of impervious surface to the site and will increase the amount of soils provided. A Stormwater TIR is included with this submittal. Conclusion: The above responses along with the application materials demonstrate that the Auto Sentry addition meets the approval criteria for a Site Plan Review approval. The City's approval of this application is respectfully requested.