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HomeMy WebLinkAboutSR_Sound Ford Admin Report_and_Exhibits_191108_v3_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_Sound Ford Admin Report_191108_v3_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: November 8, 2019 Project File Number: PR19-000392 Project Name: Sound Ford Collision Land Use File Number: LUA19-000215, ECF, SA Project Manager: Alex Morganroth, Associate Planner Owner: Susan Thornberg, 715 Lind Ave SW, Renton, WA 98057 Applicant: Richard Snyder, Sound Ford, 101 SW Grady Way, Renton, WA 98057 Contact: Travis Snyder, Sound Ford, 101 SW Grady Way, Renton, WA 98057 Project Location: 715 Lind Ave SW Project Summary: The applicant is requesting Environmental (SEPA) Review and Site Plan Review in order to operate a collision center (classified as small vehicle repair) within an existing 20,000 sq. ft. tenant space inside of a 40,640 square foot warehouse building at 715 Lind Ave SW (APN 1923059061). The subject property is a 1.57 acre lot with approximately 280 linear feet of frontage along Lind Ave SW. The site is located in the Medium Industrial (IM) zoning designation and Employment Area (EA) Comprehensive Plan Land Use Designation. The applicant is currently utilizing a collision repair center on Rainier Ave and intends to relocate operations into the proposed new facility at 715 Lind Ave SW. The new facility would consist of 20 flat work stalls, an aluminum clean room, a paint booth, a car wash area, and a customer-oriented retail space. In addition, the applicant has also proposed utilizing a graveled area across the street at 846 Lind Ave SW, where the southern half of the building is also leased by applicant to store vehicles while they are waiting to be repaired or picked up by customers. The applicant has proposed minor façade modifications and site improvements including the installation of new man and vehicle doors, front entryway, and parking lot striping. No trees or vegetation are proposed for removal and no new impervious surface would be added. According to COR Maps, a High Seismic Hazard Area is located on the project site. Site Area: 1.57 ac DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 2 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL B. EXHIBITS: Exhibits 1-4: Exhibits 1-4 as shown in the ERC Report dated November 4, 2019 Exhibit 5: Administrative Decision Exhibit 6: Transportation Concurrency Memo Exhibit 7: Environmental Review Committee Decision dated November 8, 2019 Exhibit 8: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Susan Thornberg, 715 Lind Ave SW, Renton, WA 98057 2. Zoning Classification: Medium Industrial (IM) 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: Vacant warehouse and AAA auto repair 5. Critical Areas: High Seismic Hazard 6. Neighborhood Characteristics: a. North: Warehouse, Medium Industrial (IM) b. East: Small-vehicle repair, Medium Industrial (IM) c. South: Warehouse, Medium Industrial (IM) d. West: Warehouse, Medium Industrial (IM) 7. Site Area: 1.57 ac 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 S 180th Annexation N/A 1745 04/19/1959 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing water main in Lind Ave SW. b. Sewer: Sewer service will be provided by the City of Renton. There is an existing sewer main in Lind Ave SW. c. Surface/Storm Water: There is no surface water conveyance system on the property. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 3 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL 2. Streets: Lind Avenue SW is classified as a Minor Arterial Street with an existing right of way (ROW) width of 80 as measured using the King County Assessor’s Map. The existing street section is 48 feet of pavement (4 lanes), with 0.5-foot curb, 9-foot planter, and 6-foot sidewalk on both sides. 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 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits - Specific a. Section 4-9-070: Environmental Review Procedures b. Section 4-9-200: Master Plan and Site Plan Review 6. 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 September 20, 2019 and determined the application complete on the same day. The project complies with the 120-day review period. 2. The project site is located at 715 Lind Ave SW . 3. The project site is currently developed with a warehouse-style building with two tenant spaces. The tenant space adjacent to the proposed new use is occupied by a AAA repair center. 4. Access to the site would be provided via the existing two driveways off of Lind Ave SW. 5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 6. The site is located within the Medium Industrial (IM) zoning classification. 7. There are approximately eight (8) trees located on-site, of which the applicant is proposing to retain all eight trees. 8. The site is mapped with a High Seismic Hazard area. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 4 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL 9. No material would be cut on-site and no fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in the winter of 2019/2020 and end in the summer of 2020. 11. Staff received no public or agency comment letters. 12. 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 has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. 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 promote uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit, within the Employment Area (EA) land use designation. Employment Areas provide a significant economic development and employment base for the City. Maintain a variety and balance of uses through zoning that promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. 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-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.  Policy L-36: 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-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 14. Zoning Development Standard Compliance: The purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone-wide. Additionally, within the Employment Area designation, an even wider variety of commercial and service uses may be permitted. The proposal is compliant with the following development standards, as outlined in RMC 4-2-130.A, if all conditions of approval are met: Compliance IM Zone Develop Standards and Analysis Use: “Small vehicle repair” is a permitted use in the IM zone. Staff Comment: The applicant is proposing to operate an auto-body shop for the repair of passenger vehicles. An auto-body shop would be classified as a “small vehicle repair” use and would therefore be permitted on the site. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 5 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL  Lot Dimensions: The minimum lot size required in the IM zone is 35,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The existing lot is approximately 68,480 sq. ft. in size and complies with the lot dimension requirements for the IM zone.  Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 50 feet. The minimum secondary front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 50 feet. There are no side or rear yard setback requirements, except 50 feet if abutting a lot zoned residential. Staff Comment: The existing building is located approximately 93 feet from the east property line (front yard), 20 feet from the north property line (side yard), 0 feet from the south property line (side yard), and 0 feet from the west property line (rear yard). The adjacent lots are all zoned industrial; therefore the existing setbacks comply with the setback requirements for the IM zone. N/A Building Standards: There are no maximum lot coverage requirements for buildings in the IM zone. There are no maximum building height requirements in the IM zone. Staff Comment: N/A N/A 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. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 6 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’). Staff Comment: The project is not subject to the landscape regulations in RMC 4-4-070 due the scope and cost of the proposal. Per RMC 4-4-070, projects that involve changes in the use of a property or remodel of a structure that require improvements equal to or greater than fifty percent (50%) of the assessed property valuation are exempt from compliance with the landscape regulations. Based on the applicant’s stated project valuation ($700,000) and the property valuation according to King County ($4,336,800), the project is exempt However, see conditions related to landscaping under the Site Plan analysis in FOF 16.  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: The applicant has not proposed the removal of any trees and therefore the project complies with the tree retention requirements in the IM zone. If the applicant proposes removal of any trees as part of an updated landscape plan, a tree retention worksheet would be required to be submitted at the time of building permit application, to ensure compliance with the IM zone tree retention standards. Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: The applicant did not indicate that new surface mounted or roof mounted equipment would be installed as part of the project. However, as the project has progressed, the applicant has indicated the potential need for additional equipment to be installed on the roof in order to support new features such as an internal car wash or paint booth. Therefore, staff recommends as a condition of approval that the applicant provide screening for the new equipment according to the requirements in RMC 4-4-095. Details on the new screening shall be submitted at the time of building permit application for review and approval by the Current Planning Project Manager. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 7 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL Compliance not yet Demonstrated See FOF 16 Refuse and Recycling: In manufacturing and other nonresidential developments, 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 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. Staff Comment: The approximate floor area of the tenant space for the proposed use is 20,000 sq. ft. Therefore, the applicant is required to provide 60 sq. ft. ((20,000/1000) x 3) of space for the recycling and 120 sq. ft. ((20,000/1,000) x 6) of space for refuse for a total of 180 sq. ft. At the time of land use application, the applicant had not yet determined the optimal location for the refuse and recycling enclosure on the site. The applicant has communicated with the staff their intent to include the enclosure location on the building permit application drawings for review by staff. See FOF 16 under “Storage and Loading Area” for additional analysis and a condition associated with the Refuse and Recycling requirements. Compliant if Condition of Approval is Met Parking: Parking regulations require that a minimum and maximum of 2.5 spaces per 1,000 square feet of net floor area. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: The total net floor area of the applicant’s space is approximately 5,000 sq. ft., as space used for vehicle storage is not counted towards the net floor area (approximately 15,000 sq. ft of the total area). Therefore, the applicant is required to provide a total of 13 spaces (2.5 spaces x 5 (5000/1000) = 12.5) for use by customers and employees. Approximately 30 spaces are currently available on the project site for use by the two building tenants. The applicant did not provide information on the total number of spaces utilized or needed by the business occupying the north side of the building (AAA auto repair) or how many spaces on the site would be available for their own business. Therefore, staff recommends as a condition of approval that the applicant submit a parking analysis for the entire site that demonstrates compliance with the parking regulations in RMC 4-4-080 for all uses on the site. The parking analysis would be reviewed and approved by the Current Planning Project Manager at the time of the building permit application. Compliant if Condition of Approval is Met Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Staff Comment: The applicant did not propose the installation of any bicycle parking as part of the site improvements. Based on 13 vehicle spaces required for the proposed use, the applicant is required to provide a minimum of one bike parking space on the site (13 x 0.1 = 1.3). The bike parking space should be located close to the front entrance and positioned in a manner that does not allow a vehicle to block access for a user. Staff recommends as a condition of approval that the applicant submit a revised site plan showing the location of the required bicycle parking space at the time of building permit submittal for review and approval by the Current Planning Project Manager. 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. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 8 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant has not proposed the installation of any new fencing or retaining walls on the 715 Lind Ave site. However, the applicant has proposed fencing off an area on the parcel adjacent to the project site that is also owned by the applicant and will be used for mechanical vehicle repair services. The new chain-link fence may not exceed eight (8) feet in height and should comply with the fence and wall standards in RMC 4-4-040. 15. 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: Compliance Critical Areas Analysis Compliance Not Yet Demonstrated Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers 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 with a known high seismic hazard. The applicant did not submit a geotechnical report with the land use application due to the project scope being limited to the interior of an existing building. The structural integrity of the building as it relates to impacts from a seismic event would be evaluated during the building permit review phase, at which time the building department will determine if a geotechnical report would be required. 16. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for all development in the Employment Area (EA) land use designation. 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 13, Comprehensive Plan Analysis. Compliant if Conditions of Approval Under FOF 14 is Met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 14, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: The project is not located in an Urban Design District designation. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 9 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Staff Comment: Not applicable. Compliant if Conditions of Approval are Met e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The existing one-story warehouse building is of similar size and scale to other buildings adjacent or abutting the site that are predominately used for warehousing. The proposed development has an existing partially-obscuring landscape buffer along Lind Ave SW created by moderately mature trees between the ROW and the parking lot. The trees help break up the building façade when viewed from the ROW and provide some visual interest in an area that relies heavily on prefab, neutral-colored structures. The applicant has not proposed any site or building improvements that would change the scale of the building or result in the overconcentration of development on a particular part of the site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: A six-foot wide sidewalk is located along the Lind Ave SW street frontage near the site that allows pedestrians to safely access the site. Vehicular connections to adjacent properties are not present or appropriate due to the predominant type of adjacent uses that frequently utilize semi-trucks, forklifts, and other large equipment. Due to the potential for accidents created by the large equipment entering and exiting adjacent sites, restricting linkages between the project site and adjacent sites would be safer for customers and employees of the proposed new business. During a recent site visit, staff discovered that concrete eco-blocks are currently installed in the parking lot on the site and appear intended to prevent vehicular movement between the areas in front of the two tenant spaces within the building. In order to ensure safe and efficient maneuverability of vehicles on the site, and to allow for multiple points of ingress/egress for larger vehicles such as tow trucks, staff recommends as a condition of approval that the eco-blocks are removed prior to issuance of the Certificate of Occupancy. Pedestrian connections to adjacent properties are provided via the public sidewalk along Lind Ave SW. 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 did not propose a trash and recycling enclosure on the site. Therefore, as a condition of approval, staff recommends that the applicant submit plans for the trash and recycling enclosure with the building permit application for review and approval by the Current Planning Project Manager. If the enclosure is visible from the public ROW, a higher quality material such as masonry, cedar, or alternative approved by staff shall be used. The existing rooftop utilities above the applicant’s tenant space are not visible from the public ROW due to the distance they are setback from the edge of the roof. However, if new rooftop equipment is proposed at the time of building permit application, the equipment would be required to be screened so as to not be visible from adjacent properties or from the ROW. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 10 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL 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 heavily developed industrial area, limited meaningful natural features are present on or near the site. Re-use of the existing building and the minor site changes proposed would not significantly impact any of the already 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: The existing mature trees in the perimeter landscape strip along the northeast edge of the site (in front of AAA, the other tenant) provides an effective vegetative buffer between the subject site and the ROW. Four existing trees are also present further south in front of the applicant’s tenant space within the same landscape strip. Based on a site visit by staff and preliminary review by the City Arborist, three out of four trees appear to be in poor health and may need to be trimmed to encourage recovery or replaced if their condition cannot be improved. Therefore, in order to enhance the appearance of the site and ensure the site has healthy trees along the frontage of the site, staff recommends as a condition of approval that the applicant submit a tree assessment prepared by a licensed arborist that documents the health of the existing four trees in front of the applicant’s tenant space and provides a recommendation for tree maintenance. The recommended tree maintenance should be performed prior to building occupancy. The tree assessment and maintenance plan shall be submitted with the building permit application for review and approval by the Current Planning Project Manager. Due to the zero foot setbacks along two out of the four sides of the building there is limited opportunity for screening between sites. 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 shown 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 4-4-075 and provides enough light for security but does not create excessive light impacts on neighboring properties. The lighting plan would be reviewed and approved by the Current Planning Project Manager at the time of building permit application. Compliant if Conditions of Approval are Met f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: No significant changes to the existing building footprint are proposed. The effective “front” of the building would continue to orient east towards the existing parking lot and would not negatively impact the privacy of the adjacent properties. 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 existing ~40,000 sq. ft. building and minimal site improvements would not create a significant visual impact on the overall scale of the building and DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 11 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL would not negatively impact any natural characteristics on the site. Architectural elevations submitted by the applicant (Exhibit 4) indicate plans for a façade update that would help decrease the perceived scale of the building by breaking up the existing blank facade through the addition of new glazing and signage. In addition, the building is of similar scale and style as the surrounding buildings and does not look out of place in the primarily industrial area. 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: The applicant has not proposed the removal of any existing vegetation or trees on the site and no cut or fill has been proposed. In addition, no significant natural features are present on the site due to its location in a heavily developed existing industrial development. 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: Due to the scope and anticipated cost of the project, the proposal does not trigger compliance with the landscaping regulations in RMC 4-4-070. Although there are some existing trees in the landscape strip between the parking lot and sidewalk, however minimal meaningful ground level landscaping exists within the strip. In addition, the ~20,000 sq. ft. surface parking lot has only one small landscape island and the remainder of the lot is comprised of asphalt between building and ROW. In order both provide more visual interest, enhance the appearance of the project, soften the parking areas and bring the site closer to compliance with the current landscaping regulations, staff recommends as a condition of approval that the applicant install additional shrubs and ground cover along the entire length of the perimeter landscape strip, as well as provide two landscape islands that meet the interior parking lot standards in RMC 4-4-070.H.5, within the surface parking lot. The parking lot landscape islands should contain one tree each and appropriately sized ground cover plants. The applicant should submit a landscape plan prepared by a licensed landscape architect at the time of building permit application for review and approval by the Current Planning Project Manager. 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: The existing two driveways off of Lind Ave SW are appropriate for the size of the site and both number and type of uses on the site. Due to the interior nature of the site, access to a non-arterial street is not possible. In addition, limited opportunities existing for sharing an access point with an adjacent property due to the neighboring uses which require large semi-trucks to maneuver as they pick up or drop off their load. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 12 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL Compliant if Condition of Approval is Met access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: Due the linear nature of the parking lot, minimal options for movement are available for both drivers and pedestrians. In the plans, the applicant did not identify whether one or both driveways on the site are intended to be utilized or how damaged cars would access the building. Based on project narrative submitted by the applicant, the new shop may be accessed by two new concrete ramps that would be added in front of the two loading doors on the south of the property. Depending on the size of the ramps, circulation on the site may be difficult due to the proximity to the south driveway. Therefore, staff recommends as a condition of approval that the applicant provide a vehicular circulation and parking plan that identifies how visitors to the site would safely navigate into and out of the site. The plan should show all existing and planned site improvements (i.e. concrete ramps, refuse and recycling area, etc.). Pedestrian circulation is expected to be extremely limited due to the auto-centric nature of the use. However, the distance from the parking lot or building to the sidewalk is minimal and is not expected to create challenges for people accessing the site on foot or bike. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: An existing alley behind (west) the structure would be utilized for the delivery of parts to the facility. No parking or pedestrian areas would be impacted by delivery vehicles utilizing this area. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Due to the auto-centric nature of the use, staff expects the majority of visitors of the site to drive. However, multiple King County Metro bus stops are located on SW Grady and Rainier Ave S which are both within a quarter mile of the subject site and would allow relatively easy access to the site via public transit. In addition, the planned new transit center will be located at the northeast corner of S Grady Way and Rainier Ave S which will provide access to an even larger number of bus routes. Bicycle trips are expected to be limited; however, the requirement to provide a bicycle parking space or rack would ensure that facilities are available if an employee or customer chooses to bike to the site. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: The parking area is located directly adjacent to the building and customers would have a very short distance to walk into the customer-oriented area of the business. A public sidewalk is located approximately 90 feet from the front entrance of the building, although pedestrian traffic is expected to be minimal due to the auto-centric nature of the proposed use.  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 industrial nature of the area, open space is generally not expected or provided on sites in the immediate area. However, the small perimeter landscape strip between the parking lot and sidewalk could function as an area for DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 13 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL employees to use on breaks or for customers to use when waiting for their car to be repaired. The provision of meaningful passive or active recreational opportunities is generally not necessary or appropriate for the project site due to the incompatible natures of the proposed new use (small-vehicle repair) and neighboring uses (warehousing).  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. Lind Ave SW, a minor arterial, would adequately accommodate vehicular traffic to and from the site. In addition, the nearest bus stops are less than ¼ mile away where multiple bus routes provide access to the Renton Park and Ride, Valley Medical Center, and Southcenter shopping area. 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. Water and Sewer. Staff Comment: Water and sewer service is already available in the building and would not require any service changes. However, the applicant would be required to CCTV the side sewer in order to determine whether not it is in good condition and can be lined. Drainage. Staff Comment: The project proposes less than 2,000 square feet of new impervious area and less than 5,000 square feet of new plus replaced impervious area, therefore, the project is exempt from Storm Drainage Review. Final evaluation would be based on review of the Building Permit Application materials. If more than 2,000 square feet of new and/or replaced impervious area is proposed, the project will be subject to drainage review. Surface water system development fee is $0.720 per square foot of new impervious surface, but not less than $1,800.00. This is payable prior to issuance of the civil construction permit. Transportation. Staff Comment: The applicant submitted a Traffic Memo prepared by TENW (Exhibit 4). The consultant, TENW, studied the traffic pattern and other conditions at the current Sound Ford Collision site on SW Grady Way for three consecutive days in order to determine the expected vehicle trip average number for the proposed project. The memo identifies an estimated weekday PM trip count of 5 for the proposed use. Staff reviewed the memo and concurs with the methodology and calculation for the number of new trips created by the new use. Transportation DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 14 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL impact fees assessed at the time of building permit issuance to adequately mitigate the minor impact on traffic created by the new vehicle trips. If proposed new construction on the site has a valuation of $150,000 or more, as the applicant has indicated, then the installation of street frontage improvements and right of way dedication are required to conform to the City’s complete street standards found in RMC 4-6-060. The proposed development fronts Lind Avenue SW along the east property line(s). Lind Avenue SW is classified as a Minor Arterial Street. Existing right-of-way (ROW) width is approximately 80 feet. Lind Ave SW is not a designated bike route. Therefore, a corridor plan between SW 7th Street and SW 10th Street would include a roadway width of 56 feet per RMC 4-6-060 (28 feet from centerline of ROW) The existing roadway width is approximately 48 feet so 4-foot of widening on each side of the existing roadway is needed to provide the 56-foot width. Additional required improvements are a 0.5-foot curb, an 8-foot planting strip, an 8- foot sidewalk, a 2-foot clear space back of walk, street trees and storm drainage improvements. Right of way dedication would be required. If the applicant requests a deviation from the required dedication or frontage improvements, a street modification request would be required to be submitted. Staff has determined that the development will have met City of Renton concurrency requirements when complete (Exhibit 6). 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 stormwater system would be evaluated at the time of Building Permit Review. There is minimal pervious services to accommodate infiltration on this developed industrial site. 17. 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; subject to the condition that the applicant provides Code required improvements and fees. N/A Schools: N/A N/A Parks: N/A  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: There is an existing storm drainage system in Lind Avenue SW. The existing property does not appear to contain a storm water facility. The stormwater system would be evaluated at the time of Building Permit Review to ensure the system is adequately sized for the proposed use. See additional comments in FOF 16, Drainage.  Water: Water service is available and would be provided by the City of Renton. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 15 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL  Sanitary Sewer: Sewer service is available and would be provided by the City of Renton. 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, see FOF 13. 2. The subject site is located in the Medium Industrial (IM) 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 14. 3. The proposed Site Plan complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. The proposed Site Plan complies with the site plan review criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 16. 5. The proposed Site Plan complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, or obtains an approved street modification, see FOF 17. 6. There are adequate public services and facilities to accommodate the proposed Site Plan, see FOF 17. J. DECISION: The Sound Ford Collision Site Plan Review and Environmental Review, File No. LUA19-000215, ECF, SA, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall submit a parking analysis for the entire site that demonstrates compliance with the parking regulations in RMC 4-4-080 for both tenants. The parking analysis shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 2. With the building permit application, the applicant shall submit a revised site plan showing the location and details of the required bike parking space, consistent with RMC 4-4-080F.11. The site plan and details of the bike parking facility would be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 3. The applicant shall remove the eco-blocks in the parking lot on the site prior to issuance of the Certificate of Occupancy. 4. The applicant shall submit plan details for the refuse and recycling enclosure with the building permit application for review and approval by the Current Planning Project Manager. If the enclosure is visible from the public ROW, a high quality material such as masonry, cedar, or alternative approved by the Current Planning Project Manager shall be used to screen the facility. 5. The applicant shall submit a tree assessment prepared by a licensed arborist that documents the health of the existing four trees in front of the applicant’s tenant space and provides a recommendation for tree maintenance. The tree assessment and recommendations shall be submitted with the building permit application for review and approval by the Current Planning Project Manager. All tree maintenance activities shall be performed prior to the Certificate of Occupancy. 6. The applicant shall submit a lighting plan that demonstrates compliance with RMC 4-4-075 and provides enough light for security but does not create excessive light impacts on neighboring properties. The DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 16 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL lighting plan would be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 7. The applicant shall install screening in compliance with RMC 4-4-095 for any new mechanical equipment on either the ground or roof of the building. Construction details for the new screening shall be submitted with the building permit application for review and approval by the Current Planning Project Manager prior to permit issuance. 8. The applicant shall submit a vehicular circulation and parking plan that identifies how employees and customers would safely navigate into the site, through the site, and out of the site. The plan shall clearly identify all existing and planned site improvements (i.e. concrete ramps, refuse and recycling area, etc). The vehicular circulation and parking plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 9. The applicant shall install additional shrubs and ground cover along the entire length of the perimeter landscape strip, as well as provide two new landscape islands on the site prior to the issuance of a Certificate of Occupancy. The parking lot landscape islands shall be designed and installed in accordance to RMC 4-4-070.H.5. The applicant shall submit a landscape plan prepared by a licensed landscape architect at the time of building permit application for review and approval by the Current Planning Project Manager prior to building permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED on November 8, 2019 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Susan Thornberg, 715 Lind Ave SW, Renton, WA 98057 Rich Snyder, Sound Ford, 101 SW Grady Way, Renton, WA 98057 Travis Snyder, Sound Ford, 101 SW Grady Way, Renton, WA 98057 TRANSMITTED on November 8, 2019 to the Parties of Record: None TRANSMITTED on November 8, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF 11/8/2019 | 12:21 PM PST City of Renton Department of Community & Economic Development Sound Ford Collision Administrative Report & Decision LUA19-000215, ECF, SA Report of November 8, 2019 Page 17 of 17 SR_Sound Ford Admin Report_191108_v3_FINAL 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 November 22, 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 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 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: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Sound Ford Collision Land Use File Number: LUA19-000215, ECF, SA Date of Report November 8, 2019 Staff Contact Alex Morganroth Associate Planner Project Contact/Applicant Travis Snyder Sound Ford 101 SW Grady Way, Renton, WA 98057 Project Location 715 Lind Ave SW The following exhibits are included with the ERC report: Exhibits 1-4: Exhibits 1-4 as shown in the ERC Report dated November 4, 2019 Exhibit 5: Administrative Decision Exhibit 6: Transportation Concurrency Memo Exhibit 7: Environmental Review Committee Decision dated November 8, 2019 Exhibit 8: Advisory Notes DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT The Environmental Review Committee has issued a Determination of Non-Significance (DNS) for the following project under the authority of the Renton municipal code. Sound Ford Collision LUA19-000215 Location: 715 Lind Ave SW. The applicant is requesting SEPA review and Site Plan review to operate a small vehicle repair center (bodyshop) in an existing vacant 40,640 square foot warehouse at 715 Lind Ave SW (APN 1923059061). The subject property is a 1.57 acre interior lot with approximately 280 linear feet of frontage along Lind Ave SW. The facility would consist of 12 flat work stalls, an aluminum clean room, a paint booth, a car wash area, and customer-oriented retail space. No trees or vegetation are proposed for removal and no new impervious surface would be added. Appeals of the DNS must be filed in writing on or before 5:00 p.m. on November 22, 2019. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Hearing 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: November 08, 2019 Exhibit 6 DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 4, 2019 TO: Alex Morganroth, Associate Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Sound Ford Collision Center; LUA19-000215 The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review to operate a small vehicle repair center (bodyshop) in an existing vacant 40,640 square foot warehouse at 715 Lind Ave SW (APN 1923059061). The subject property is a 1.57 acre interior lot with approximately 280 linear feet of frontage along Lind Ave SW. The applicant is currently occupying a collision center on Rainier Ave and intends to move equipment from the existing facility into the new facility at 715 Lind Ave SW. The facility would consist of 20 flat work stalls, an aluminum clean room, a paint booth, a car wash area, and customer-oriented retail space. In addition, the applicant has also proposed utilizing a graveled area across the street at 846 Lind Ave SW (southern half of building on site to be leased by applicant) to store vehicles while they are waiting to be repaired or picked up by customers. The applicant has proposed minor facade modifications but would not increase the building footprint. Access to the site is provided via two driveways off Lind Ave SW and would not change as a result of the project. The project site is located in a High Seismic Hazard Area. No trees or vegetation are proposed for removal and no new impervious surface would be added. The proposed development would generate during the weekday PM peak hour approximately 8 net new trips. The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Exhibit 7 DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF Transportation Concurrency Test – Sound Ford Collision Center Page 2 of 3 November 4, 2019 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 N/A 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 2020. 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 2019 is 1,822 trips, which provides sufficient capacity to accommodate approximately 8 additional trips from this project. A resulting 1,814 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 application does not trigger frontage improvements per Renton Municipal Code (RMC) 4-6-060. 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: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF Transportation Concurrency Test – Sound Ford Collision Center Page 3 of 3 November 4, 2019 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: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 6 LUA19-000215 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: Alex Morganroth, 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 wh ere 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 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. 6. 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. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is respons ible 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, 425-430-7299, bbannwarth@rentonwa.gov) 1. See Attached Development Engineering Memo dated November 4, 2019 Fire Authority: (Contact: Corey Thomas, 425-430-7024 Code Related Comments: 1. Separate plans and permits are required to be submitted to and obtained from the Renton Regional Fire Authority for the required fire suppression systems in all paint booths, mix rooms, dust booths and for any changes in the office area. Exhibit 8 DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF ADVISORY NOTES TO APPLICANT Page 2 of 6 LUA19-000215 2. A complete hazardous material inventory statement shall be submitted, reviewed and approved prior to any building permits being issued. Use of city form or approved equivalent is required. Separate permits are required for any aboveground tank being installed. , cthomas@rentonwa.gov) 1. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report shall be followed. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF ADVISORY NOTES TO APPLICANT Page 3 of 6 LUA19-000215 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 4, 2019 TO: Alex Morganroth, Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Utility and Transportation Comments for Sound Ford Collision Center 715 Lind Avenue SW LUA19-000215 I have reviewed the application for the Sound Ford Collision Center at 715 Lind Avenue SW (APN(‘s) 1923059061) and have the following comments: EXISTING CONDITIONS The site is approximately 1.57 acres in size and is rectangular in shape. The site is fully developed with an existing building on the west two-thirds of the property and a parking lot on the west third of the property adjacent to Lind Avenue SW. 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 Lind Avenue SW (see Water plan no. W-0239) that can deliver a maximum total flow capacity of 5,500 gallons per minute (gpm). The approximate static water pressure is 76 psi at the elevation of 22 feet. The site is located outside of an Aquifer Protection Area. There is an existing 8” fire service serving the existing building. There is an existing 2” domestic water meter serving the existing building. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a. Approximately 35’ southeast of the southeast property corner. b. Along the northeast property frontage. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC gravity wastewater main located in Lind Avenue SW (see City plan no. S-0091). There is an existing 6” concrete side sewer service for the existing building. Storm There is an existing storm drainage system in Lind Avenue SW (see City plan no. SW-1799). The existing property does not appear to contain a storm water facility. Runoff from the existing site includes one building where storm water runoff enters and existing storm water conveyance system within the existing parking lot which appears to connect to the storm drainage system within Lind Avenue SW. Streets Lind Avenue SW is classified as a Minor Arterial Street with an existing right of way (ROW) width of 80 as measured using the King County Assessor’s Map. The existing street section is 48 feet of pavement (4 lanes), with 0.5-foot curb, 9-foot planter, and 6-foot sidewalk on both sides. CODE REQUIREMENTS WATER DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF ADVISORY NOTES TO APPLICANT Page 4 of 6 LUA19-000215 1. Installation of off-site and on-site fire hydrants may be required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). Please refer to the Fire Authority for fire hydrant requirements: 2. Installation of a “Storz” adapter on the existing hydrants will be required, if they are not already equipped with one. 3. Installation of larger domestic water service line(s) and meter(s) may be required. Meter(s) sizing shall be per Uniform Plumbing Code, Chapter 6. 4. The existing domestic water meter shall have a reduced pressure backflow assembly (RPBA), installed downstream of the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure (hot box) per City Standard Plan 350.2. A plumbing permit will be required for the installation of the RPBA. 5. Please confirm that the existing fire service has a double check detector assembly (DCDA) installed on the private property in an outside underground vault per City Standard Plan 360.2. A water meter permit will be required for the installation of a DCDA. 6. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2019 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. 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 $4,050.00 per meter, 1-1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. d. 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. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. The existing 6” concrete side sewer service for the existing building shall be lined if in good condition. The side sewer shall be CCTV’d to determine if it is able to be lined. 2. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. 3. If floor drains are required by the Building Department in the shop area, they will be required to drain through an oil/water separator outside the building footprint, within the side sewer. 4. Car wash drains must connect to sanitary sewer, through an oil/water separator outside the building footprint, within the side sewer. The application proposes to install oil-water separator as required. 5. The development is subject to a wastewater system development charge (SDC) fee. 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 install is $3,100.00 per meter. SURFACE WATER 1. The site falls within the City’s Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF ADVISORY NOTES TO APPLICANT Page 5 of 6 LUA19-000215 a. The project proposes less than 2,000 square feet of new impervious area and less than 5,000 square feet of new plus replaced impervious area, therefore, the project is exempt from Storm Drainage Review. Final evaluation of will be based on a Building Permit Application. If more than 2,000 square feet of new and/or replaced impervious area is proposed, the project will be subject to drainage review. 2. Surface water system development fee is $0.720 per square foot of new impervious surface, but not less than $1,800.00. This is payable prior to issuance of the civil construction permit. TRANSPORTATION 1. If proposed new construction on the site, has a valuation of less than $150,000, street frontage improvements and right of way dedication are not required. If proposed new construction on the site has a valuation of $150,000 or more, then the installation of street frontage improvements (see comment 2) and right of way dedication may be required to conform to the City’s complete street standards found in RMC 4-6-060. 2. If applicable, the proposed development fronts Lind Avenue SW along the east property line(s). Lind Avenue SW is classified as a Minor Arterial Street. Existing right-of-way (ROW) width is approximately 80 feet. Lind Ave SW is not a designated bike route. Therefore, a corridor plan between SW 7th Street and SW 10th Street would include a roadway width of 56 feet per RMC 4-6-060 (28 feet from centerline of ROW) The existing roadway width is approximately 48 feet so 4-foot of widening on each side of the existing roadway is needed to provide the 56-foot width. Additional required improvements are a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space back of walk, street trees and storm drainage improvements. Right of way dedication would be required. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed thirty feet (30'). 4. A traffic analysis dated September 6, 2019, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data collected from the existing Sound Ford Collision Center located at 750 Rainier Avenue S. Based on the calculations provided, the proposed development would approximately 8 net new PM Peak Hour Trips. Since the PM Peak Hour Trips are lower than 20, no traffic Impact Analysis is required. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. The transportation impact fee is based on the type of land use. See the City Fee Schedule for transportation impact fees. Transportation impact fees are subject to change based on the year the building permit is applied for. The Applicant has submitted an independent fee calculations that will be evaluated as part of the building permit application. 7. Traffic Concurrency is under separate cover. 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. 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. 3. A civil construction permit for the site, utility and street improvements will require a separate plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF ADVISORY NOTES TO APPLICANT Page 6 of 6 LUA19-000215 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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. 6. * An additional 5% technology fee will be added to each fee. DocuSign Envelope ID: A83118B7-BC03-4AB9-9BA1-56C8E39A27AF