HomeMy WebLinkAboutSR_Site Plan Review_Brown Bear Auto Sentry BuildingDEPARTMENT OF COMMUNITY
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SR_Site Plan Review_Brown Bear Auto Sentry BuildingSR_Site Plan Review_Brown Bear Auto Sentry Building
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: November 8, 2019
Project File Number: PR19-000396
Project Name: Brown Bear Auto Sentry Building
Land Use File Number: LUA19-000201, ECF, SA-A
Project Manager: Angelea Weihs, Associate Planner
Owner: Car Wash Enterprises, LLC., 3977 Leary Way N.W., Seattle, WA 98107
Applicant/Contact: Mettie Brasel, Barghausen Consulting Engineers, Inc., 18215 72nd Ave S, Kent, WA
98032
Project Location: 77 Rainier Ave S
Project Summary: The applicant is requesting Administrative Site Plan Review in order to remove an
existing Chevron gas station, which includes dispensers, pipping, canopy, cashier’s
kiosk, and underground storage tanks, and construct a new Auto Sentry pay station
for the existing 1,820 square foot car wash on site. The project site is 21,913 square
feet and located at 77 Rainier Ave S (parcel number 1823059131). The property is
within the Commercial Arterial (CA) Zone, Commercial Mixed Use Land Use
Designation, and Urban Design District D. The project proposal includes a new
canopy, auto cashiers and gates, new landscaping and relocation of the
trash/recycling enclosure. The existing car wash building is proposed to remain. No
tree removal is proposed with the project. Sensitive slopes, high erosion hazards,
seismic hazards, and high landslide hazards are mapped on the project site. Protected
slopes are mapped within 20 feet of the project site.
Site Area: 21,913 sq. ft. (0.5 ac)
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
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B.EXHIBITS:
Exhibits 1-12: As shown in the Environmental Review Committee (ERC) Report
Exhibit 13: ERC Signature Sheet
Exhibit 14: Administrative Report
C.GENERAL INFORMATION
1.Owner(s) of Record:Car Wash Enterprises, LLC.
3977 Leary Way N.W.
Seattle, WA 98107
2.Zoning Classification:Commercial Arterial (CA)
3.Comprehensive Plan Land Use Designation:Commercial Mixed Use (CMU)
4.Existing Site Use:Carwash and Gas Station
5.Critical Areas:Sensitive slopes, high erosion hazards, high seismic
hazards, high landslide hazards and protected slopes.
6.Neighborhood Characteristics:
a.North:CA Zone, Fast Food Restaurant
b.East:Rainier Ave S, CA Zone, Eating and Drinking Establishment
c.South:Hayes Pl SW, CA zone, Nonconforming Duplex and Single Family
d.West:Hayes Pl SW, Residential-10 (R-10) zone, Single Family
7.Site Area:21,913 sq. ft. (0.5 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
Annexation N/A 1320 07/13/1948
Lot Combination LUA18-000287 NA 04/24/2018
E.PUBLIC SERVICES:
1.Existing Utilities
a.Water: Water service is provided by City of Renton. There is an existing 12-inch City water main
located in Rainier Avenue S that delivers a maximum capacity of 2,600 gallons per minute . There is
existing 1.5-inch lateral domestic water service to property with required backflow assembly.
b.Sewer: Wastewater service is provided by the City of Renton. There is an existing 6-inch concrete
side sewer that serves the existing car wash facility.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 3 of 35
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c.Surface/Storm Water: The site is serviced by an existing onsite storm drainage conveyance system.
There is an existing 12-inch storm drainage main within Rainier Avenue S.
2.Streets: The proposed development fronts Rainier Ave S along the east property line and Hayes Place SW
along the west property line.
Rainier Avenue S is classified as a principal arterial, with an existing right of way (ROW) width varying
between 135 feet to 150 feet as measured using the King County Assessor’s Map. The current roadway
section includes a pavement section ranging between 75 feet and 87 feet, with a one-half foot (0.5’) curb
and gutter, and a five-foot (5’) sidewalk on both sides of the roadway long the project frontage. Many of
the existing site improvements (i.e. business sign, parking lot, etc.) currently extend into the Rainer public
ROW.
Hayes Place SW is classified as a commercial-Mixed Use & Industrial Access Street with an existing ROW
width of 60 feet as measured using the King County Assessor’s Map. The current roadway section includes
a pavement section of 20 feet, with a sloped vegetated shoulder on the east side of the roadway along
the project site.
3.Fire Protection: Renton Regional Fire Authority (RRFA)
F.APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1.Chapter 2 Land Use Districts
a.Section 4-2-020: Purpose and Intent of Zoning Districts
b.Section 4-2-070: Zoning Use Table
c.Section 4-2-120A: Development Standards for Commercial Zoning Designations
2.Chapter 4 City-Wide Property Development Standards
3.Chapter 6 Streets and Utility Standards
a.Section 4-6-060: Street Standards
4.Chapter 9 Permits - Specific
a.Section 4-9-200: Master Plan and Site Plan Review
5.Chapter 11 Definitions
G.APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1.Land Use Element
H.FINDINGS OF FACT (FOF):
1.The Planning Division of the City of Renton accepted the above master application for review on August
29, 2019 and determined the application complete on September 25, 2019. The project complies with the
120-day review period.
2.The project site is located at 77 Rainier Ave S.
3.The project site is currently developed with an existing 1,820 square foot car wash and a Chevron gas
station.
4.The applicant proposes to retain the existing car wash and remove the existing gas station, with associated
dispensers, pipping, canopy, cashier’s kiosk, and underground storage tanks.
City of Renton Department of Community & Economic Development
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Administrative Report & Decision
LUA19-000201, ECF, SA-A
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5. The property is located within the Commercial Arterial (CA) zoning classification and Commercial & Mixed
Use (CMU) Comprehensive Plan land use designation.
6. There is one existing tree located on-site. No tree removal is proposed with the project application.
7. The applicant proposes approximatley 250 cubic yards of cut and 250 cubic yards of fill for the proposed
project.
8. The applicant is proposing to begin construction immediatelly following landuse and building permit
approval.
9. Staff received one agency comment letter from the Washington State Department of Ecology (Exhibit 6).
The public comment letter states that all waste generated as a result of this project must be properly
designated per WAC 173-303-070. Gas station decommissioning activities may generate materials that
designate as hazardous or dangerous waste, including but not limited to: gasoline contaminated fuel
filters, hoses, nozzles, spill clean-up debris, or tank sludges. The Department of Ecology also provided a
“Dangerous Waste Guidance for Gas Stations” handout (Exhibit 7) with the public comment letter.
10. No public comments were recived.
11. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
November 4, 2019, the Environmental Review Committee issued a Determination of Non -Significance
(DNS) for the Brown Bear Auto Sentry Building (Exhibit 2). A 14-day appeal period commences on
November 8, 2019, and will end on November 22, 2019. No appeals of the threshold determination have
been filed as of the date of this report.
12. Representatives from various city departments have reviewed the application materials to identif y 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 Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The intention of this designation is to transform strip commercial development
into business districts through the intensification of uses and with cohesive site planning, landscaping,
signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with
the following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-49: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-55: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
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14. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wi de variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
120A, if all conditions of approval are met:
Compliance CA Zone Development Standards and Analysis
Use: Car washes
Staff Comment: The car wash use is currently an existing use on-site and is a permitted
use within the CA zone, provided all car wash operations are located within an enclosed
structure per RMC 4-2-080.2. The proposed auto sentry canopy is an accessory
structure for the car wash use. The vehicle fueling station use is proposed for removal
and decommissioning.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: No new residential units are proposed as a part of the project.
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The existing lot area is 21,913 square feet and complies with minimum
lot size requirements. No changes to existing lot size or dimensions are proposed.
Compliant
Provided
Condition of
Approval is
Met
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is
required. The minimum secondary front yard setback is 15 ft. The minimum setback
may be reduced to 0 ft. through the site plan review process, provided blank walls are
not located within the reduced setback. The maximum secondary front yard setback
is 20 ft. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts
or is adjacent to a lot zoned residential. The maximum setback may be modified
through the site plan review if the applicant can demonstrate that the proposed
development meets the following criteria:
i. Orients development to the pedestrian through such measures as providing
pedestrian walkways beyond those required by the Renton Municipal Code (RMC),
encouraging pedestrian amenities and supporting alternatives to single occupant
vehicle (SOV) transportation; and
ii. Creates a low-scale streetscape through such measures as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken parking
along the street front; and
iii. Promotes safety and visibility through such measures as discouraging the creation
of hidden spaces, minimizing conflict between pedestrian and traffic, and ensuring
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 6 of 35
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adequate setbacks to accommodate required parking and/or access that could not be
provided otherwise.
Staff Comment: The project site is 21,913 square feet and is triangular in shape. The
existing car wash building is setback approximately 20.2 feet from the east property
line (Rainier Ave S, front yard), approximately 6.6 feet from the west property line
(Hayes Pl SW, secondary front yard) and approximately 96 feet from the north property
line (side yard). No changes to the existing car wash structure are proposed.
The proposed auto sentry canopy, to the north of the existing car wash, is setback
approximately 50.2 feet from the east property line (front yard), approximately 67.2
feet from the west property line (secondary front yard), and approximately 5.8 feet
from the north property line (side yard). While the proposed new auto sentry canopy
would not encroach into any of the required setbacks for the CA zone, the addition is
located outside of the maximum setback area of 20 feet. The existing car wash building
and proposed canopy exceed the maximum setback requirement of 20 feet. However,
locating the canopy closer to the east (front yard) property line would negatively
impact stacking parking space compliance and, consequentially, vehicle circulation on
and abutting the site. Exceeding the maximum setback is appropriate in order to
prevent vehicles from backing up into the street, which would promote safety and
minimize conflicts with traffic. Provided all conditions of approval are met for canopy
design criteria i and ii above would be met. Therefore, staff recommends approval of
an increased setback along the front yard from 20 feet 50.2 feet.
In order to ensure that vehicles do not back up into the public street, staff recommend
as a condition of approval that signage be provided by the Applicant that directs
vehicles to enter from the southernmost driveway and line up in the parking lot drive
aisle when vehicles begin to back up from the sentry/pay canopy onto Rainier Ave S. If
the proposed signage is exempt from sign permit requirements, the signage shall be
identified on the site plan and elevations provided at the time of building permit
application for review and approval by the Current Planning Project Manager.
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 60 ft. if the building
is mixed use.
Staff Comment: According to the site plan submitted with the application, the
combined building coverage for the proposed project would be 2,360 square feet
(11%). The maximum height of the proposed new canopy would be approximately 13
feet tall. As proposed, the project complies with the maximum building coverage and
maximum building height requirements for the CA zone.
Compliant
Provided
Condition of
Approval is
Met
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:
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 7 of 35
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1. 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 sq. ft. of
landscaping per parking space, 51 and 99 spaces shall provide 25 sq. ft. of landscaping
per parking space, and 100 or more spaces shall provide 35 sf of landscaping per
parking space. Perimeter parking lot landscaping shall be at least 10 feet in width,
interior parking lot landscaped areas shall have a minimum width of 5 feet.
Staff Comment: A Landscape Plan (Exhibit 8) was submitted with the project
application. Per RMC 4-4-070B.1.b, new buildings trigger compliance with the
landscaping regulations for the entire site. The project proposal includes a new auto
sentry canopy building; therefore, compliance with landscaping regulations for the
entire site is required. However, there is an exception, Per RMC 4-4-070C.2.e, for
alterations or small additions determined by the Community and Economic
Development Administrator not to warrant improvements to the entire site.
The proposal would require perimeter parking lot landscaping, with a minimum depth
of 10 feet, around the existing and proposed parking lot. The perimeter parking lot
landscaping is required to have a mixture of trees, shrubs, and groundcover per RMC
4-4-070H.4. The project proposal includes a total of two on-site parking spaces. Based
on the provided site plan, perimeter parking lot landscaping around the two stalls and
the new trash enclosure is proposed with a minimum depth of 10 feet, and therefore
complies with perimeter parking lot landscaping requirements. The proposed
landscaping includes a mixture of trees, shrubs, and groundcover, including Golden
Japanese forest grass, Little gem southern magnolia, Little bunny fountain grass,
incense cedar, Goldmound spirea, and Crimson pointe plum. The project proposal
complies with perimeter landscaping around the proposed on-site parking stalls and
trash enclosure.
The proposal requires a minimum of 10 feet on-site landscaping along the public street
frontage (Rainier Ave S and Hayes Pl SW). The provided landscape plan does not
comply with the required 10 feet of on-site landscaping along either the Rainier Ave S
or Hayes Pl SW public street frontage. Due to the triangular lot shape, as well as the
location and size of the existing car was building, compliance with this landscaping
requirement would significantly impact on-site vehicular circulation. Currently, the
existing car wash building is setback approximately 20.2 feet from the east property
line (Rainier Ave S, front yard) and approximately 6.6 feet from the west property line
(Hayes Pl SW, secondary front yard). The required 10 feet of on-site landscaping would
prevent vehicle and pedestrian circulation around the existing car wash structure;
City of Renton Department of Community & Economic Development
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Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 8 of 35
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however, adequate space exists within the public right-of-way to improve the site with
additional landscaping and meet the intent of code requirements.
The City is currently within the design phase for a Capital Improvement Project along
the Rainier Avenue S that will modify the improvements along the property frontage.
This public project is expected to include reconfiguration of the existing paving, curb,
sidewalk, and landscape planter within the ROW frontage along the project site. When
constructed, the new landscape planter, which will be located behind the new
sidewalk, will be 8 feet in depth. As an alternative to the requirement of 10 feet of on-
site landscaping along the public street frontage, staff recommends as a condition of
approval that the applicant pay a fee-in-lieu for the required landscaping for
installation of landscaping within the public ROW landscape planter, which would be
installed by the City of Renton at the time of the Rainier Ave S street expansion
improvements. The landscaping fee-in-lieu shall be payed prior to building permit
issuance for the proposed auto sentry canopy. The fee would be established by the
City’s Plan Review Department prior and shall be paid prior to building permit
approval.
Currently the southern corner of the public ROW abutting the site has two existing off-
site parking spaces. The project proposal provides adequate parking spaces to meet
the needs of the proposed use on-site. In addition, this corner provides adequate space
for new landscaping and pedestrian amenities. Therefore, staff recommends as a
condition of approval that the applicant remove the existing off-site parking spaces on
the southern corner of the public ROW abutting the site and replace with landscaping
and pedestrian seating in compliance with the Urban Design District D standards. The
applicant shall either submit a revised landscape plan and site plan reflecting these
changes for review and approval by the Current Planning Project Manager, at the time
of building permit application, or the applicant shall request a fee-in-lieu for the
improvements to be constructed by the City of Renton at the time of the Rainier Ave S
street expansion project.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: No on-site trees are proposed for removal. The two existing trees
located within the public right-of-way are anticipated to be impacted by the Capital
Improvement Project along the Rainier Avenue S and would be removed at the time
of this project. New trees would be required to be re-planted in this area.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 9 of 35
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Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA
lots without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: The applicant has not proposed any new ingress/egress as a part of
the project. Currently the site is accessed via three curb cuts off of Rainier Ave S. See
discussion under FOF 15; Design District Review: Vehicular Access.
Compliant
Provided
Condition of
Approval is
Met
Parking: Drive-through facilities shall be so located that sufficient on-site vehicle
stacking space is provided for the handling of motor vehicles using such facility during
peak business hours. Typically 5 stacking spaces per window are required unless
otherwise determined by the Planning Director. Stacking spaces cannot obstruct
required parking spaces or ingress/egress within the site or extend into the public right-
of-way.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
Staff Comment: The project proposal includes a total of two (2) onsite parking spaces
and a total of six (6) onsite stacking spaces for the existing car wash. For drive-through
service uses, Renton Municipal Code requires that drive-through facilities be located
so that sufficient on-site vehicle stacking space is provided for the handling of motor
vehicles. Typically, 5 stacking spaces per window are required, unless otherwise
determined by the Community and Economic Development Administrator. The
existing car wash has one opening/door; therefore, 5 stacking spaces should be
adequate for the existing use. Stacking spaces cannot obstruct required parking spaces
or ingress/egress within the site or extend into the public right-of-way. The applicant
proposes a total of 6 onsite stacking spaces between the car wash and auto cashier’s
kiosks. The project proposal provides adequate space for compliance with stacking
space requirements.
Per RMC 4-4-080F.8.g, a minimum of one accessible parking spaces shall be provided
for parking lots between 1 and 25 spaces, per the requirements of the Washington
State Barrier Free Standards as adopted by the City of Renton. The applicant proposes
two new on-site parking spaces, therefore, one accessible parking spaces is required.
However, the two proposed parking spaces are intended for use by the employees
working for the brown bear car wash. If this employee does not have an ADA parking
permit they would not be able to use the provided ADA parking stall. As such, staff
recommends as a condition of approval that the one parking stall be designed to ADA
dimensions to allow for its use to accommodate individuals with the need for ADA size
stall, however to not label the stall limiting its use so that is can provide parking for the
cashier at the kiosk with or without an ADA parking permit. The parking stall should
also be signed “employee parking” to ensure the space if available for the employee.
With this change, the project would provide parking for the employee of the gas
station. The applicant shall provide an updated site plan depicting the parking stall
without ADA labeling for review and approval at building permit review.
N/A
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.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 10 of 35
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15. Design District Review: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: 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.
Staff Comment: The proposed 13-foot tall canopy is smaller than most of the other
buildings in the surrounding area. In addition, the proposed 50.2-foot front yard setback
reduces the scale of the proposed development. It is not anticipated that the proposal
would block or impact natural light exposure to nearby buildings and open space.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No new fencing or retaining walls are proposed as part of the project.
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 site plan (Exhibit 2) identifies a detached refuse/recycling
enclosure located between the existing car wash structure and the new proposed auto
sentry canopy.
The car wash development would require a minimum of 100 square feet for recycling
and refuse deposit areas. Based on the proposed application submittal materials,
which include recycle/refuse enclosure details (Exhibit 9), the proposed
refuse/recycling enclosure is 12 feet by 12 feet, for a total square footage of 144
square feet, which complies with minimum size requirements. Based on the submittal
materials, the proposal complies with minimum square footage requirements.
City of Renton Department of Community & Economic Development
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Administrative Report & Decision
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Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The project does not contain any traditional buildings to be oriented to
the street.
N/A
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: Not applicable.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, an d allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
N/A
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: Not applicable.
N/A
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: Not applicable.
N/A
Standard 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 (4-1/2') wide (illustration below). 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.
Staff Comment: Not applicable.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable.
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Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 12 of 35
SR_Site Plan Review_Brown Bear Auto Sentry Building
N/A
Standard: 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.
Staff Comment: Not applicable.
N/A
Standard: 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.
Staff Comment: Not applicable.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Compliant
Provided
Condition of
Approval is
Met
Standard: 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
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: See discussion under FOF 15, Design District Review: Building Roof
Lines.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 13 of 35
SR_Site Plan Review_Brown Bear Auto Sentry Building
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: The building service area is located away from pedestrian areas and is
screened with new landscaping at least 10 feet in depth on two sides (facades facing
northeast and northwest). The northeast façade of the enclosure faces the public street.
The proposed landscaping includes a mixture of trees, shrubs, and ground cover.
Compliant
Provided
Condition of
Approval is
Met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Refuse and recycling is located within a CMU trash enclosure with a
metal panel gate. The applicant proposes to paint the enclosure gloss white to match
the proposed steel columns of the new auto sentry canopy. The proposed trash
enclosure does not identify a roof or self-closing doors as required by city code;
therefore, staff recommends as a condition of approval that the applicant submit
revised trash enclosure details with the building permit application that includes a trash
enclosure roof and self-closing doors.
Compliant
Provided
Condition of
Approval is
Met
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: The refuse and recycling facility is proposed to be screened with a CMU
enclosure, painted gloss white. City staff does not consider CMU a high-quality material.
As noted, in section 2.a. Surface Parking and 5.b. Building Materials of FOF 15, the
material finish of the screening plays an important role in the projects overall
compliance with the design standards. As such, staff recommends as a condition of
approval that the screening material used for the refuses and recycling facility be
designed to be similar to the stone wrap conditions for the Auto sensory canopy.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: See discussion above in this subsection.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 14 of 35
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Staff Comment: Not applicable.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along stree ts by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Meets the
intent of the
guideline if
conditions of
approval are
met
Standard: 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).
Staff Comment: The existing car wash is located approximately 20.2 feet from the front
yard property line, which fronts Rainier Ave S. The two proposed new onsite parking
spaces are located approximately 47 feet from the front yard property line. No surface
parking is proposed between the building and Rainier Ave S. However, the two stalls
are proposed in front of the existing car wash. Due to the existing site constraints, the
proposed location for parking stalls is the most appropriate. Furthermore, these stalls
are partially screened by the refuse and recycling facility and associated landscaping.
To ensure the parking stalls are screened with a well-designed site, the treatment of the
refuse and recycling screening become even more important. A high quality refuse and
recycling screening maternal and landscape plan would allow the proposed parking
location to meet the intent of the guideline. See condition of approval above under 1.d.
Service Element Location and Design.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 15 of 35
SR_Site Plan Review_Brown Bear Auto Sentry Building
Staff Comment: The proposed new parking spaces are located so that they are screened
from surrounding streets by the trash enclosure and proposed landscaping. See
additional comments above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not applicable.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not applicable.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not applicable.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 16 of 35
SR_Site Plan Review_Brown Bear Auto Sentry Building
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Vehicular access is gained via three existing curb cuts off of Rainer Ave
S associated with the existing car wash and gas station development. Due to the
protected slopes located between the carwash and Heyes Place SW a driveway from
this street is not feasible; therefore all curb cuts were designed from Rainier Ave.
Compliant
Provided
Condition of
Approval is
Met
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: No new curb cuts are proposed for this project. The site currently has 3
existing curb cuts along Rainier Ave S. Per RMC 4-4-080I.4.b, there shall be no more
than one driveway for each one hundred sixty five feet (165') of street frontage serving
any one property or among properties under unified ownership or control. The two
northern curb cuts do not comply with the maximum driveway number regulations.
Therefore, staff recommends as a condition of approval that the applicant remove the
northern most driveway curb cut and demonstrate compliance with maximum driveway
width requirements, unless a fee-in-lieu is approved for the City of Renton to remove
the northern driveway curb cut at the time of Rainier Ave S street expansion.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 17 of 35
SR_Site Plan Review_Brown Bear Auto Sentry Building
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard: 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.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
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.
Staff Comment: Pedestrian access through the maneuvering area of a drive-through
station/canopy is discouraged for pedestrian safety. Pedestrian circulation is designed
to move around the edge of the site along the sidewalks. There is pedestrian separation
from the vehicular oriented area via existing public right-of-way landscaping.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable.
N/A
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: No pathways are located along or within the auto sentry canopy
facades.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
b. Pedestrian Amenities:
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 18 of 35
SR_Site Plan Review_Brown Bear Auto Sentry Building
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year -
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: The new Auto Sentry pay station offers little opportunity to incorporate
plants. However, site landscaping is proposed include a new 1,300 square foot
landscape planter that is within 5 feet of the proposed new canopy. The proposed
landscape planter projects in front of the new canopy approximately 20 feet. Existing
landscaping, which is proposed to be enhancing with additional planting, is located on
the other side of the proposed canopy, and runs the full length of the north property
line.
Compliant
Provided
Condition of
Approval is
Met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The proposed application does not include site furniture, fountains, or
public art. Therefore, staff recommends as a condition of approval that site amenities
are provided. The final landscape plan shall identify site amenities for review and
approval by the Current Planning Project Manager prior to building permit issuance.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: The proposed new auto sentry canopy provides adequate weather
protection for the proposed use.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 19 of 35
SR_Site Plan Review_Brown Bear Auto Sentry Building
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable.
N/A
Standard: 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.
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Brown Bear Auto Sentry Building
Administrative Report & Decision
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Report of November 8, 2019 Page 20 of 35
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a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 21 of 35
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f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
N/A
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: Not applicable. The proposed auto sentry canopy is 27 feet in width and
20 feet in depth.
N/A
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: Not applicable.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 22 of 35
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N/A
Standard: 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.
Staff Comment: Not applicable.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Compliant
Provided
Condition of
Approval is
Met
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: See discussion under FOF 15, Design District Review: Building Roof
Lines.
N/A
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: Not applicable.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Not applicable.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
N/A
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Not applicable.
N/A
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Not applicable.
N/A
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
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a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Not applicable.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: Not applicable.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Compliant
Provided
Condition of
Approval is
Met
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. 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.
Staff Comment: The proposed canopy is flat and square, with no varied roof line or
architectural elements. In addition, the proposed roof is inconsistent with the roof
profile of the existing car wash building, which utilizes a sloped roof. Therefore, staff
recommends as a condition of approval that the proposal be revised to include a pitched
or sloped roof form. In addition, the flat surface beneath the revised roof shall
incorporate trim or other varied siding materials to add visual interest to the building.
Revised elevations shall be submitted to the Current Planning Project Manager for final
review and approval, prior to building permit issuance.
d. Building Materials:
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Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be e nhanced to
create variation and enhance their visual appeal.
Compliant
Provided
Condition of
Approval is
Met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The proposal includes a 27 foot wide by 20 feet deep auto sentry
canopy, which is supported by 10-inch steel columns (painted gloss white). The canopy
roof (see discussion under Building Roof Lines) is flat, painted blue, and is accented with
a neon green, 4-inch stripe surrounding the canopy. The proposal does not include
material variations, patterns or textures. Therefore, staff recommends as a condition of
approval that the applicant wrap the support poles with either stone veneer or brick at
at a minimum of 7.5 feet (3/4) up the poles in order to add additional detailing and
material changes. In addition, a color palette proposal and material samples shall be
provided to the Current Planning Project Manager for review and approval prior to
Building Permit Issuance.
Compliant
Provided
Condition of
Approval is
Met
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See comment above.
Compliant
Provided
Condition of
Approval is
Met
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See comment above.
Compliant
Provided
Condition of
Approval is
Met
Standard: 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.
Staff Comment: See comment above.
Compliant
Provided
Condition of
Approval is
Met
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: See comment above.
N/A
Standard: 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.
Staff Comment: See comment above.
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Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See comment above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: Building elevations for the proposed canopy were included with the
project application materials, which included a logo sign proposal (Exhibit 9) for the
canopy. The corporate logos/signs appear to be appropriately sized for their location.
The applicant will be required to submit a sign permit in compliance with the Signage
standards outlined in Design District ‘D’. A sign permit would need to be reviewed and
approved for any signs proposed. See discussion regarding off-site signage under FOF
17, Site Plan Review: Transportation.
In addition, the existing Chevron sign is a nonconforming sign. Per RMC 4-4-100D.6,
removal of a nonconforming sign is required upon closure of a business. Therefore, staff
recommends as a condition of approval that the applicant submit a sign permit to
remove/replace the existing signs that are located within the public ROW. The new
sign(s) shall conform to the Urban Design District D sign regulations of RMC 4 -4-100
and shall be relocated within the property boundary, outside of the public ROW. The
existing signs shall be removed prior to building permit issuance for the new canopy.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable.
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See comment above.
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See comment above.
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See comment above.
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See comment above.
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
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Staff Comment: See comment above.
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See comment above.
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: See comment above.
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See comment above.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant
Provided
Condition of
Approval is
Met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down -lighting
and decorative street lighting.
Staff Comment: A lighting plan was not provided with the project application; therefore
staff recommends a condition of approval that a lighting plan be provided at the time
of building permit application that demonstrates compliance with the Urban Design
District standards of RMC 4-3-100 and the onsite lighting standards of RMC 4-4-075.
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See comment above.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
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Staff Comment: See comment above.
16.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
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: A geotechnical report prepared by ZipperGeo (Exhibit 4), dated July 27,
2018, was submitted with the project application. The project site is triangular in shape
and is bordered by a McDonalds commercial development to the north, Rainier Ave S
to the east, and a steep east-facing slope that extends up to Hayes Pl SW to the west.
According to the report, the project site is relatively level and substantially surfaced
with a combination of asphalt and concrete pavement. A rockery wall ranging from
approximately 1.5 feet to 4 feet is located along the western property line and defines
the toe of the off-site, east-facing slope. The proposal includes the removal of the
existing gas station, which includes removal of dispensers, piping, canopy, cashier’s
kiosk, and underground storage tanks. The geotechnical report states that temporary
excavations for tank removal may extend about 12 to 14 below existing grade.
The proposed improvements include construction of a new auto entry pay station,
which includes a new canopy, auto cashier’s kiosks and gates, new landscaping, and
relocation of the dumpster enclosure. The existing car wash building is proposed to
remain.
The project narrative (Exhibit 5) states that the proposal will result in approximately
5,100 square feet of disturbed area, with approximately 250 cubic yards of cut, and 250
cubic yards of fill.
The ZipperGeo engineering geologist completed a geotechnical reconnaissance of the
site and adjacent off-site public right-of-way abutting the site. The report identifies one
steep, off-site slope located between the western site property line and Hayes Pl SW,
which terminates at the rockery wall. The report states that the off-site slope has a
relatively uniform slope, with an inclination of approximately 30 to 33 degrees. The
slope is covered by a well-established ivy ground cover, with several scattered
ornamental deciduous trees that are proposed to be retained. The report states that no
obvious indications of past slope movement or surface erosion were observed.
The report states that the evaluation of the subsurface conditions included a review of
ten borings and one strata-probe exploration completed on the subject property by
other consultants for previous geotechnical and environmental studies. The borings
extended to depths ranging from approximately 15 to 30.5 feet below grade. The
strata-probe extended approximately 14.5 feet below grade. The explorations
encountered soils interpreted as fill over alluvium, over weathered Tukwila Formation
soils. Groundwater was reported at depths ranging from approximately 14 to 17.5 feet
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below grade in some of the explorations at the time of drilling and within site
groundwater monitoring wells.
The report concludes that the proposed redevelopment appears feasible from a
geotechnical standpoint and that neither slope nor landslide hazard buffers are
warranted.
Wellhead Protection Areas:
Staff Comment: The project site is located within the Wellfield Protection Area Zone 2.
Provided the project complies with state and federal regulations, it is not anticipated
that the removal of the gas station and replacement with the auto sentry canopy will
have any negative impacts on the Wellfield Protection Area Zone 2.
17.Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when the project is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
a.Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 13, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b.Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 14, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c.Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Design District Review.
N/A
d.Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
condition of
approval is
met
e.Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed one-story auto sentry canopy is smaller than most of the
other buildings in the surrounding area. It is not anticipated that the proposal would
be out of scale or impactful to other properties in the vicinity.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: See discussions under FOF 14, Zoning Development Standard
Landscaping, FOF 14, Design District Review: Pedestrian Circulation, and FOF 16, Site
Plan Review: Transportation. Provided conditions of approval regarding landscaping
are met, it is anticipated that the project site will have adequate room for vehicular
and pedestrian circulation. In addition, the Rainier Ave S street frontage improvements
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proposed by the City of Renton will be adequate to provide desirable transitions and
linkages between surrounding uses.
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.
Staff Comment: See discussion under FOF 15, Design District Review: Service Element
Location and Design.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposal includes a new auto sentry canopy for the existing car
wash building. The new canopy will be located in approximately the same location as
the existing gas station canopy. It is not anticipated that views would be impacted as a
result of the project proposal.
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.
Staff Comment: See discussion under FOF 14, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: See discussion under FOF 15, Design District Review: Lighting.
Compliant if
condition of
approval is
met
f.On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed location for the auto sentry canopy is setback
approximately 50.2 feet from the public right-of-way of Rainier Ave S, and
approximately 67.2 feet from the public right-of-way of Hayes Pl SW. The proposed
canopy is replacing the existing gas station. Noise impacts are not anticipated to exceed
the noise associated with the existing development.
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: As stated above, the proposed 13-foot tall canopy is smaller than most
of the other buildings in the surrounding area. In addition, the proposed 50.2-foot front
yard setback reduces the scale of the proposed development. It is not anticipated that
the proposal would be out of scale or impactful to other properties in the vicinity.
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.
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Staff Comment: The proposed canopy has been located to reduce undue vegetation and
landscaping removal. The proposal limits impervious surface area to the maximum
extent feasible. The proposal includes the addition of a 1,300 square foot landscape
planter within 5 feet of the new canopy.
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
Staff Comment: The project proposal results in a reduction of 1,300 square feet of
impervious surface area via the new proposed landscape planter on site.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 14, Zoning Development Standard: Landscaping.
Compliant if
conditions of
approval are
met
g.Access and Circulation.
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 applicant has not proposed any new ingress/egress as a part of the
project and would continue to access the site via existing curb cuts along the Rainier
Ave S street frontage. See conditions of approval recommended by staff in FOF 14,
Zoning Development Standards: Parking.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The existing site allows for adequate vehicle access provided conditions
of approval are met. See discussion under FOF 15, Design District Review: Pedestrian
Environment and under FOF 16, Site Plan Review: Transportation.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No applicable. No loading or delivery areas are proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: An existing bus stop is located at the intersection of Rainier Ave S and
Hayes Pl SW. See FOF 13, Development Standard Compliance: Bicycle Parking.
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Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See discussion under FOF 15, Design District Review: Pedestrian
Environment.
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: As shown on the provided landscape plan, the new landscaping
provided on-site, and as conditioned within the public right-of-way, would serve as a
distinctive project focal point.
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 Comment: There are no existing natural systems onsite that would be impacted
by the proposed addition.
k.Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
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 service is provided by City of Renton. The project site is in the
Valley service area in the 196 pressure zone and is within the City’s Wellhead Protection
Area Zone 2. There is an existing 12-inch City water main located in Rainier Avenue S
that delivers a maximum capacity of 2,600 gallons per minute. There is existing 1.5-inch
lateral domestic water service to property with required backflow assembly. The
proposed improvements will not require any additional connections to the City’s water
system. See Exhibit 12 for additional water advisory comments.
Sewer service is provided by the City of Renton. There is an existing 6-inch concrete side
sewer that serves the existing car wash facility. The provided submittal does not
propose any changes to side sewer service. See Exhibit 12 for additional sewer advisory
comments.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report, prepared by
Barghausen Consulting Engineers, Inc., dated July 2, 2019, (Exhibit 3) with the project
application. Based on the City of Renton’s flow control map, the site falls within the
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Peak Rate Flow Control Standard Area matching Existing Site Conditions and is within
the Cedar River Drainage Basin. The development is subject to full Drainage Review in
accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine
Core Requirements and the six Special Requirements have been discussed in the
provided Technical Information Report. The project proposes to maintain the existing
flow characteristics and is not proposing any additional storm water conveyance
system. The project proposes less than 5,000 square feet of pollution generating
impervious surface; therefore, the project is exempt from flow control and water
quality.
A final drainage report complying with the current Renton Surface Water Design
Manual (RSWDM) would be required at the time of Building Permit.
Transportation.
Staff Comment: The project site has frontage along Rainier Ave S and Hayes Pl SW. The
project proposal does not trigger frontage improvements; however, there are currently
existing encroachments projecting within the public right-of-way (ROW) of Rainier Ave
S, including drive aisles and two existing signs for the existing business. Future
expansion of Rainier Ave S will require the removal/relocation of the two existing
monument signs.
If the applicant would like to maintain the existing drive aisle and other encroaching
improvements within the public ROW, a Revocable Right of Way Permit is required per
Renton Municipal Code (RMC) 9-4-2. Therefore, staff recommends as a condition of
approval that the applicant submit for a Revocable Right of Way Permit, for review and
decision, prior to building permit issuance or remove all improvements within the ROW.
Staff completed a transportation concurrency test for the project proposal. The
proposed development would generate a reduction of approximately 1376 net new
average weekday daily trips. During the weekday AM peak hours, the project would
generate a reduction of approximately 82 net new trips. During the weekday PM peak
hours, the project would generate a reduction of approximately 112 net new trips.
Therefore, the proposed project passes the City of Renton Traffic Concurrency Test per
RMC 4-6-070.D (Exhibit 11).
N/A l.Phasing: The applicant is not requesting any additional phasing.
m.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: See previous discussion above under Drainage.
I.CONCLUSIONS:
1.The subject site is located in the Commercial & Mixed Use (CMU) 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 Commercial Arterial (CA) 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.
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3.The proposed Brown Bear Auto Sentry Building complies with Urban Design District D provided the
applicant complies with City Code and conditions of approval, see FOF 15.
4.The proposed Brown Bear Auto Sentry Building complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 16.
5.The proposed Brown Bear Auto Sentry Building complies with the site plan review criteria as established
by City Code provided the applicant complies with City code and conditions of approval, see FOF 17.
6.There are adequate public services and facilities to accommodate the proposed Brown Bear Auto Sentry
Building provided the applicant complies with city code and conditions of approval, see FOF 17.
J.DECISION:
The Brown Bear Auto Sentry Building Site Plan, File No. LUA19-000201, ECF, SA-A, as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1.The applicant shall submit a sign permit to remove/replace the existing signs that are located within the
Rainier Ave S public ROW. The new sign(s) shall conform to the Urban Design District D sign regulations of
RMC 4-4-100, and shall be relocated within the property boundary, outside of the public ROW. The
existing signs shall be removed, and the demolition permit finaled, prior to building permit issuance for
the new canopy.
2.The applicant shall submit for a Revocable Right of Way Permit to maintain the existing improvements
within the ROW, for review and decision, prior to building permit issuance for the new canopy or remove
the improvements located in the public ROW.
3.The applicant shall pay a landscaping fee-in-lieu for installation of landscaping within the public ROW
landscape planter, which will be installed by the City of Renton at the time of the Rainier Ave S street
expansion improvements. The landscaping fee-in-lieu shall be payed prior to building permit issuance for
the proposed auto sentry canopy.
4.One parking stall shall be designed to ADA dimensions to allow for its use to accommodate individuals
with the need for ADA size stall. The parking stall shall be signed “employee parking” to ensure the space
if available for the employee. The applicant shall provide an updated site plan depicting the parking stall
without ADA labeling for review and approval at building permit review.
5.The proposal shall be revised to include a pitched or sloped roof form for the new auto sentry canopy. In
addition, the flat surface beneath the revised roof shall incorporate trim or other varied siding materials
to add visual interest to the building. Revised elevations shall be submitted to the Current Planning Project
Manager for final review and approval, prior to building permit issuance.
6.The applicant shall wrap the support poles of the proposed canopy with stone veneer or brick, a minimum
of 7.5 feet (3/4) up the poles, in order to add additional detailing and material changes. The proposed
stone or brick wrap shall be shown on the building permit application for review and approval by the
Current Planning Project Manager prior to building permit issuance.
7.A color pallete proposal and material samples shall be provide to the Current Planning Project Manager
for review and approval prior to Building Permit Issuance.
8.A lighting plan shall be provided at the time of building permit application that demonstrates compliance
with the Urban Design District standards of RMC 4-3-100 and the onsite lighting standards of RMC 4-4-
075.
9.The screening material used for the refuses and recycling facility shall be designed to be similar to the
stone wrap conditions for the Auto sensory canopy.
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 34 of 35
SR_Site Plan Review_Brown Bear Auto Sentry Building
10.The final landscape plan shall identify site amenities, consistent with the Urban Design District D
requirements, for review and approval by the Current Planning Project Manager prior to building permit
issuance
11.The applicant shall submit revised trash enclosure details with the building permit application that
includes a trash enclosure roof and self-closing doors.
12.The applicant shall remove the northern most driveway curb cut and demonstrate compliance with
maximum driveway width requirements, unless a fee-in-lieu is approved for the City of Renton to remove
the northern driveway curb cut at the time of Rainier Ave S street expansion.
13.The applicant shall either submit a revised landscape plan and site plan removing the existing off-site
parking spaces on the southern corner of the public ROW abutting the site and replacing with landscaping
and pedestrian seating in compliance with the Urban Design District D standards, for review and approval
by the Current Planning Project Manager, at the time of building permit application, or the applicant shall
request a fee-in-lieu for the improvements to be constructed by the City of Renton at the time of the
Rainier Ave S street expansion project.
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:
C/O Joe Giuseffi
Car Wash Enterprises LLC
3977 Leary Way NW
Seattle, WA 98107
Mettie Brasel
Barghausen
18215 72nd Ave S
Kent, WA 98032
TRANSMITTED on November 8, 2019 to the Parties of Record:
Katelynn Piazza
Department of Ecology
3190 160th Avenue SE
Bellevue, Washington 98008
Billie Jane Lakey
Duwamish Tribal Services
4705 W Marginal Way SW
Seattle, WA 98101
Eileen Baker
McDonalds
6513 132nd Ave NE #342
Kirkland, WA 98033
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
November 8, 2019
City of Renton Department of Community & Economic Development
Brown Bear Auto Sentry Building
Administrative Report & Decision
LUA19-000201, ECF, SA-A
Report of November 8, 2019 Page 35 of 35
SR_Site Plan Review_Brown Bear Auto Sentry Building
RICK MARSHALL, FIRE MARSHALK. 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.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Brown Bear Auto Sentry Building
Land Use File Number:
LUA19-000201, ECF, SA-A
Date of Report
November 8, 2019
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Mettie Brasel
Barghausen Consulting
Engineers, Inc.
18215 72nd Ave S, Kent, WA
98032
Project Location
77 Rainier Ave S
The following exhibits are included with the Administrative report:
Exhibits 1-12: As shown in the Environmental Review Committee (ERC) Report
Exhibit 13: ERC Signature Sheet
Exhibit 14: Administrative Report
For:Title:20696CAR WASH ENTERPRISES, INC.3977 LEARY WAY NWSEATTLE, WASHINGTON 98107BROWN BEAR CAR WASH77 RAINIER AVENUE SOUTHRENTON, WASHINGTONPRELIMINARY SITE PLANSP-1CARWASH
TECHNICAL INFORMATION REPORT
Brown Bear Car Wash
77 Rainier Avenue South
Renton, Washington
City of Renton File No. TBD
Prepared for:
Car Wash Enterprises, Inc.
3977 Leary Way NW
Seattle, WA
July 2, 2019
Our Job No. 20696
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:
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
Northwest Regional Office 3190 160th Avenue SE Bellevue, Washington 98008-5452 (425) 649-7000
711 for Washington Relay Service Persons with a speech disability can call (877) 833-6341
October 9, 2019
Angelea Weihs
Planning Division
City of Renton
1055 South Grady Way
Renton, WA 98057
Re: Brown Bear Auto Sentry Building
File# LUA19-000201 / PR19-000396, Ecology SEPA# 201905484
Dear Angelea Weihs:
Thank you for the opportunity to provide comments on the Brown Bear Auto Sentry Building.
Based on review of the State Environmental Policy Act (SEPA) checklist associated with this
Project, the Department of Ecology (Ecology) has the following comments:
All waste streams generated as a result of your project must be properly designated (see WAC
173-303-070), a process of determining whether a waste must be managed as dangerous waste
and what the major hazards are. Inadequate designation creates risks and results in improper
disposal of dangerous wastes. Gas station decommissioning activities may generate materials
that designate as hazardous or dangerous waste, including but not limited to: gasoline
contaminated fuel filters, hoses, nozzles, spill clean-up debris, or tank sludges.
In Washington, we use the term “dangerous waste” while the federal rules use the term
“hazardous waste." Washington’s Dangerous Waste Regulations are based on the federal
Resource Conservation and Recovery Act (RCRA); however, dangerous waste includes more
wastes than the federal definition.
Please visit Ecology’s website to find information on waste designation, generator status
requirements, dangerous waste annual reporting, and additional information about the Dangerous
Waste Regulations and how they might pertain to activities conducted on your site.
See Ecology’s "Dangerous Waste Guidance for Gas Stations" for more information.
Thank you for considering these comments from Ecology. If you have any questions or would
like to respond to these comments, please contact Kyle Masters from the Hazardous Waste and
Toxics Reduction Program at (425) 649-7055 or by email at kyle.masters@ecy.wa.gov.
Angelea Weihs
October 9, 2019
Page 2
Sincerely,
Katelynn Piazza
SEPA Coordinator
Sent by email: Tess Cooper, tessc@cityofanacortes.org
ecc: Mettie Brasel, Assistant Planner
Kyle Masters, Ecology
Attachment: Dangerous Waste Guidance for Gas Stations
Focus on Pollution Prevention
Publication Number: 14-04-011 1 April 2014
Hazardous Waste and Toxics Reduction Program April 2014
Why it Matters
Clean, abundant water was
once taken for granted in
Washington State as a free,
unlimited resource. Today, after
more than a century of dramatic
population growth and climate
change we know our water
resources are not unlimited and
certainly not free.
Population growth and
associated development
increase the demand for clean,
abundant water and increase
pollution problems.
The Washington State
Department of Ecology
(Ecology) is committed to
ensuring the state has clean,
adequate water supplies that
meet current and future
drinking water needs,
commercial and agricultural
uses, and to sustain fish and
the natural environment.
Special accommodations
If you need this document in a
format for the visually impaired,
call the Hazardous Waste and
Toxics Reduction Program at
360-407-6700.
Persons with hearing loss, call
711 for Washington Relay
Service. Persons with a speech
disability, call 877-833-6341.
Dangerous Waste Guidance
for Gas Stations
Gas stations across the state produce dangerous wastes such as:
Gas-soaked kitty litter or other absorbent from leaks or spills.
Gas and water mixtures (from well testing, spill buckets, sumps,
and stormwater runoff).
Sludges from the catch basin and oil water separators.
Contaminated wastewater from car washes.
If not managed properly,
these wastes can damage
the environment and put
employees, your
property, and the
community at risk.
As a single gas station,
you may think the small
amounts of these wastes
you generate are not
such a big deal.
However, when you
multiply these small wastes by the number of gas stations across the
state, they become a much larger problem.
Dangerous wastes pollute drinking water supplies and cause health
concerns. They can be toxic, flammable, and sometimes caustic.
They don't belong on the ground, down the drain, or in the dumpster.
Good dangerous waste management and safety practices:
Ensures that you comply with the dangerous waste regulations
and avoid costly penalties.
Reduces risks to your employees, your property, and your
community.
Shows that you are helping to maintain a clean and healthy
environment in Washington State.
Publication Number: 14-04-011 2 Please reuse and recycle
Hazardous Waste and Toxics Reduction Program April 2014
Properly manage dangerous waste
• Store ignitable waste in fireproof containers.
• Ship waste according to the United States Department of Transportation regulations.
• Make sure containers and wastes are compatible.
• Manage contact water or water from testing wells as dangerous waste, or test and designate each drum.
• Check spill buckets before and after every delivery. Remove any debris, liquid, and ice.
Only rain down the drain
• When power-washing, prevent wash
water from flowing into storm drains
and ditches.
Block storm drains with mats.
Use sand bags to direct water to
the collection area.
Use sump pump and hose(s) to
direct water to sewer.
• Do not put liquid from spill buckets
down the drain. Remove the liquid
and dispose of it properly.
• Do not allow soapy water into the storm drain.
• Know where your drains go. It is vital in case of a fire, spill, or other emergency. Get maps showing
where they lead. Contact your public utility for assistance.
• Know if your site has pretreatment. Is your pretreatment inspected? How often? Where are records kept?
See Ecology’s Storm Water Manual for Western Washington IV or Storm Water Manual for Eastern
Washington for more information.
Underground storage tanks
Training
Ecology requires training for persons who own, manage, or work at gas stations that have underground
storage tanks (USTs). The training ensures familiarity with preventative maintenance, leak detection
requirements, and that proper safety and emergency procedures are followed. The types of operators are
defined in WAC 173-360-730 and are briefly described below.
• Tank operators (usually the owner or manager) require Class A/B training. Training is in-depth
and covers the general requirements, operation, and maintenance of UST systems.
• Cashier (or other designated on-site individual) who is responsible for responding to
emergencies and spills when a Class A or B operator is not on site requires Class C training. At
all times a facility is in use someone must have at least a Class C certification.
Publication Number: 14-04-011 3 Please reuse and recycle
Hazardous Waste and Toxics Reduction Program April 2014
Class A/B and Class C operator trainings are provided by approved trainers. Class C operators may also
be trained by the Class A/B operator. For more information on operator training, see 173-360-730 WAC
(requirements), -760 (records and retention), or -120 (definitions). To find a list of approved trainers, call
the UST inspector in your area or visit www.ecy.wa.gov/programs/tcp/ust-
lust/OperatorTraining/OperatorTraining.html.
Emergencies
Each UST facility must have signage posted that provides emergency response information.
Emergency signs must be visible to anyone dispensing or delivering fuel. Sign(s) should be installed
prominently on the building nearest the dispensers. A minimum of one sign is required per facility, but if it
cannot be easily located due to the size of the facility, it is advisable to post extra signs. In some situations,
Ecology may require more signs.
An emergency sign should identify the location of the emergency shut-off device, a fire extinguisher, and
instructions in case of an emergency. An example might look like:
• Owners, managers, and employees must know what to do in the event of a spill.
• Operators must keep a spills log.
• Create and maintain a written spill plan.
• Consult your ATG alarm flowchart in case of a spill.
• There should be a spill kit within 25 feet of all fueling stations. Spill kits should include:
Absorbent pads capable of containing 15 gallons of fuel.
Storm drain plug.
A non-water boom ten feet or more with a capacity of 12 gallons.
A non-metallic shovel.
For more information about signage, see Ecology’s Focus on Emergency Signage Required for UST Sites,
publication #12-09-240.
EMERGENCY: FIRE, SPILL, OR RELEASE
• Use Emergency Shut-off (next to front door).
• Call the Fire Department __________________________ or 911.
• Call the facility operator ____________________________.
• Fire extinguisher is located inside building.
John Doe Service Station
1234 Service Station Road
Seattle WA 99999
Business phone:_______________________________
MATERIAL & COLOR LEGENDFor:Title:
20696 CAR WASH ENTERPRISES, INC.
3977 LEARY WAY NW
SEATTLE, WASHINGTON 98107
BROWN BEAR CAR WASH
77 RAINIER AVENUE SOUTH
RENTON, WASHINGTON
AUTO SENTRY ELEVATIONSEAST ELEVATIONNORTH ELEVATIONWEST ELEVATIONSOUTH ELEVATIONSOUTH ELEVATIONWEST ELEVATIONNORTH ELEVATIONEAST ELEVATION
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
Dial 811
Callbefore you dig.
below.Know what's
RENTON BROWN BEAR
167
”
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 17, 2019
TO:Angelea Weihs, Associate Planner
FROM:Brianne Bannwarth, Development Engineering Manager
SUBJECT:Traffic Concurrency Test – Brown Bear Auto Sentry Building
Addition; LUA19-000201
The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review in
order to remove an existing Chevron gas station (with 8 vehicle fueling positions) which includes
dispensers, pipping, canopy, cashier’s kiosk, and underground storage tanks, and construct a new
Auto Sentry pay station for the existing 1,820 square foot car wash on site. The project site is
21,913 square feet and located at 77 Rainier Ave S (parcel number 1823059131). The property is
within the Commercial Arterial (CA) Zone, Commercial Mixed Use Land Use Designation, and
Urban Design District D. The project proposal includes a new canopy, auto cashiers and gates,
new landscaping and relocation of the trash/recycling enclosure. The existing car wash building
is proposed to remain. No tree removal is proposed with the project. Sensitive slopes, high
erosion hazards, seismic hazards, and high landslide hazards are mapped on the project site.
Protected slopes are mapped within 20 feet of the project site.
The proposed development would generate a reduction of approximately 1376 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate a reduction
of approximately 82 net new trips (-41 inbound and -41 outbound). During the weekday PM peak
hour, the project would generate a reduction of approximately 112 net new trips (-56 inbound
and -56 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per
RMC 4-6-070.D as follows:
Transportation Concurrency Test – Brown Bear Auto Sentry Building Addition
Page 2 of 3
October 17, 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
1,710 trips, which provides sufficient capacity to accommodate a reduction of approximately 112
additional trips from this project. A resulting 1,822 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. At this time, the project
reduces the PM Peak Hour trips, therefore, the project will not require additional transportation
impact fees.
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.
Transportation Concurrency Test – Brown Bear Auto Sentry Building Addition
Page 3 of 3
October 17, 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000201
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: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. 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.
5. 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.
6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov)
1. See Attached Transportation Concurrency Memo.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. See attached Renton Fire Authority Memo.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No Comment.
Community Services:
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000201
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. No Comment.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No Comment.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE:September 26, 2019
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Brown Bear Demolition
Environmental Impact Comments:
1. None.
Code Related Comments:
1. Separate plans and permits are required to be obtained from the
Renton Regional Fire Authority for the removal of all underground
tanks and tank monitoring systems.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:November 5, 2019
TO:Angelea Weihs, Associate Planner
FROM:Brianne Bannwarth, Development Engineering Manager
SUBJECT:Utility and Transportation Comments for Brown Bear Car Wash
77 Rainier Avenue S
LUA19-000201
I have reviewed the application for Brown Bear Car Wash at 77 Rainier Avenue S (parcel #1823059131).
EXISTING CONDITIONS
The site is approximately 0.50 acres in size and is triangular in shape. The existing site is developed with
an existing brown bear car Wash and six (6) vehicle fueling stations with associated parking lot.
Water Water service is provided by City of Renton. The site is in the Valley service area in the 196
pressure zone and is within the City’s Wellhead Protection Area Zone 2. There is an existing 12-
inch water main in Rainier Avenue S that deliver a maximum capacity of 2,600 gallons per
minute (gpm) – (see Water plan no. W-036203). The static water pressure of the system is
approximately 68 psi at ground elevation of 34 feet. There is existing 1-1/2” lateral domestic
water service to property with required backflow assembly.
Sewer Sewer service is provided by City of Renton. There is an existing 6” concrete side sewer that
serves the existing car wash facility.
Storm The site is serviced by an existing onsite storm drainage conveyance system. There is an existing
12-inch storm drainage main within Rainier Avenue S.
Streets Rainier Avenue S. is classified as a principal arterial with an existing right of way (ROW) width
varying between 135 feet to 150 feet as measured using the King County Assessor’s Map. The
current roadway section is the following: pavement section ranges between 75 feet and 87 feet
with a one-half foot (0.5’) curb and gutter, and five-foot (5’) sidewalk on both sides of the
roadway long the project frontage. Many of the existing site improvements (i.e. business sign,
parking lot, etc.) extend into the Rainer right of way. The City is currently within the design
phase for a Capital Improvement Project along the Rainier Avenue S that will modify the
improvements along the property frontage.
Brown Bear Car Wash
November 5, 2019
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Hayes Place SW Commercial-Mixed Use & Industrial Access Street with an existing right-of-way
(ROW) width is 60 feet as measured using the King County Assessor’s Map. The current roadway
section is the following: pavement section is 20 feet with a sloped vegetated shoulder on the
east side of the roadway along the project site.
CODE REQUIREMENTS
The project proposes to eliminate the eight fueling stations and associated fuel tanks located on the north
side of the site. The fueling stations will be replaced by two car wash kiosks, two employee parking stalls,
and relocated dumpster enclosure.
WATER
1. The proposed improvements will not require any additional connections to the City’s water
system.
2. The subject development is within Zone 2 (10-year capture zone) of the city’s wellhead protection
areas. As part of the removal of the existing gas station including the removal of the underground
storage tanks, the applicant shall submit to the City a plan prepared by a professional engineer or
geologist licensed in the State of Washington to investigate the facility to determine whether it is
free of contamination exceeding Model Toxics Control Act (MTCA) standards chapter 173-340
WAC), to report finding to the City’s Water Utility, and to describe remediation needed, if any,
according to said standards and RMC 4-9-015G.
SEWER
1. The surface water collected at the dumpster enclosure shall be directed to a sanitary sewer
system through a Type 1 catch basin with a turn down elbow attached to the discharge pipe.
STORM DRAINAGE
1. A geotechnical report, dated July 27, 2018, completed by ZipperGeo, for the site has been
provided. The submitted report describes the site is a Low Erosion Hazard area within the areas
proposed for construction (<15% slope). Erosion control measures will need to be in place prior
to starting grading activities on the site. The report discusses the soil and groundwater
characteristics of the site noting the 2.5 to 10 feet of fill material on site and provides
recommendations for project design and construction.
2. Barghausen Consulting Engineers, Inc. with the Land Use Application, submitted a Preliminary
Drainage Plan and Technical Information Report (TIR), dated July 2, 2019. Based on the City of
Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard Area
matching Existing Site Conditions and is within the Cedar River Drainage Basin. The development
is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design
Manual (RSWDM). All nine Core Requirements and the six Special Requirements have been
discussed in the Technical Information Report. The following discusses some of the core and
special requirements in more detail.
a. Flow Control, RSWDM Core Requirement #3: The project proposes less than 5,000 square
feet of impervious surface, therefore, project is exempt from flow control.
b. Conveyance, RSWDM Core Requirement #4: The project currently maintains the existing
flow characteristics and is no proposing any additional storm water conveyance system.
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November 5, 2019
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c. Water Quality, RSWDM Core Requirement #8: The project proposes less than 5,000
square feet of pollution generating impervious surface, therefore, project is exempt from
water quality.
d.Onsite BMPs, RSWDM Core Requirement #9: At this time, due to the soil characteristics
of the site and proposed site plan (i.e. fill material on site, erosion hazard zone and steep
slopes), On-site BMPs are noted as being infeasible on site. On-site BMPs will be
evaluated during the review of the Building Permit Application.
3. The fuel tanks shall be removed in accordance with Department of Ecology standards. Applicant
to obtain any required permits from Department of Ecology.
4. The site is currently proposing a reduction in overall impervious area, therefore, no system
development charges are anticipated. If proposal changes, fees may be required.
TRANSPORTATION/STREET
1. The project currently does not propose to construct more than $150,000 worth of improvements
based on the RMC 4-6-060, therefore frontage improvements are not required along Rainier
Avenue S or Hayes Place SW. If, however, the proposal was to change, frontage improvements
may be required.
2. The project proposes less than 5,000 square feet of commercial building, therefore, street lighting
is not required.
3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
4. The project currently proposes to eliminate eight fueling stations reducing the number of PM Peak
Hour Vehicle trips to the site, therefore, the project is not subject to transportation impact fees
or a Traffic Impact Analysis. If, however, the proposal was to change, fees may be required in
accordance with the City’s fee schedule.
5. The Brown Bear Sign located within the Rainier Avenue S right of way at the northeast corner of
the property and the Chevron/Brown Bear sign located within the Rainier Avenue S right of way
in the center of the project frontage shall be relocated to locations on the property. Relocation
of the signs shall be coordinated with the assigned Current Planner Project Manager.
6. Existing parking lot driving aisles extend into the Rainier Avenue S right of way. To maintain these
improvements within the right of way, a Revocable Right of Way Permit is required per Renton
Municipal Code (RMC) 9-4-2.
7. The Public Works Transportation Division recommends a condition of approval that requires
signage be provided by the Applicant that directs vehicles to enter from the southernmost
driveway and line up in the parking lot drive aisle when vehicles begin to back up from the
sentry/pay canopy onto Rainier Ave S.
8. Transportation Concurrency under separate cover.
GENERAL
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) within the site
must be underground.
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.
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November 5, 2019
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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. Fees quoted in this document reflect the fees applicable in the year 2019 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS)
PROJECT NUMBER: LUA19-000201, ECF, SA-A
APPLICANT: Mettie Brasel, Barghausen Consulting Engineers, Inc., 18215 72nd Ave S, Kent,
WA 98032
PROJECT NAME: Brown Bear Auto Sentry Building
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental
(SEPA) Review in order to remove an existing Chevron gas station, which includes dispensers, pipping, canopy, cashier’s
kiosk, and underground storage tanks, and construct a new Auto Sentry pay station for the existing 1,820 square foot car
wash on site. The project site is 21,913 square feet and located at 77 Rainier Ave S (parcel number 1823059131). The
property is within the Commercial Arterial (CA) Zone, Commercial Mixed Use Land Use Designation, and Urban Design
District D. The project proposal includes a new canopy, auto cashiers and gates, new landscaping and relocation of the
trash/recycling enclosure. The existing car wash building is proposed to remain. No tree removal is proposed with the
project. Sensitive slopes, high erosion hazards, seismic hazards, and high landslide hazards are mapped on the project site.
Protected slopes are mapped within 20 feet of the project site.
PROJECT LOCATION: 77 Rainier Ave S
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This
Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be
involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 22, 2019 .
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: November 8, 2019
DATE OF DECISION: November 4, 2019
DocuSign Envelope ID: A326CFDE-4188-4B15-AED1-DFC5611AD117
11/5/2019 | 10:20 AM PST
11/5/2019 | 3:55 PM PST
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