HomeMy WebLinkAboutD_Les_Schwab_Parking_Modification_210128DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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D_Les Schwab Parking Modification
A.ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: January 28, 2021
Project File Number: PR21-000028
Project Name: Les Schwab Parking Modification
Land Use File Number: LUA21-000017, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: LS Propdrop, LLC; P.O. Box 5350, Bend, OR 97708
Contact/Applicant: Michael Chen; Mackenzie; 500 Union Street, Suite 410, Seattle, WA 98101
Project Location: 354 Union Ave NE, Renton, WA 98059
Project Summary: The applicant is requesting a modification from RMC 4-4-080 Parking, Loading
and Driveway Regulations to maintain the existing number of parking spaces on
the property located at 354 Union Ave NE (parcel numbers 5182100010 and
5182100016). The property is located within the Commercial Arterial (CA) Zone
and Urban Design District D. The site is occupied by an existing 13,300 square
foot Les Schwab auto service and retail structure. The applicant is proposing a
tenant improvement that includes enclosing the existing service canopy with
bays, increasing the existing warehousing, modifying the existing showroom,
modifying the existing street-facing entrance, and modifying exterior paint and
finishes. No exterior parking or landscaping modifications are proposed. The site
currently has 48 parking stalls. The applicant is requesting a modification from
Renton Municipal Code, Section 4-4-080F.10.d., to exceed the maximum parking
stall number that is required by the proposed building remodel. The applicant
proposes to retain the existing number of parking stalls (48 stalls), which
currently exceeds the maximum number of parking stalls permitted for a 13,300
square foot vehicle service and repair facility (33 stalls).
Site Area: 1.25 acres (54,737 SF)
DocuSign Envelope ID: EFD2EE4D-8706-440F-A5EE-03353EBB913B
City of Renton Department of Community & Economic Development
Les Schwab Parking Modification
Administrative Modification Report & Decision
LUA21-000017, MOD
Report of January 28, 2021 Page 2 of 6
D_Les Schwab Parking Modification
B.EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: Site Photos
Exhibit 6: Cross Easement Agreement
C.PROJECT DESCRIPTION/BACKGROUND
The applicant is requesting a modification from RMC 4-4-080 Parking, Loading and Driveway Regulations to
maintain the existing number of parking spaces on the property located at 354 Union Ave NE (parcel numbers
5182100010 and 5182100016), which currently exceeds maximum parking space requirements. The property is
located within the Commercial Arterial (CA) Zone and Urban Design District D. The site is occupied by an existing
13,300 square foot Les Schwab auto service and retail structure. Parcel number 5182100010 is 33,613 square feet
and parcel number 5182100016 is 21,124 square feet. Currently the shared property line of the two parcels goes
through the existing structure and divides the parking areas. Sensitive and protected slopes, wetlands, and a Type
Ns stream are mapped to the west of the subject site, within 60 feet of the property boundary.
The applicant is proposing a tenant improvement that includes enclosing the existing service canopy with bays,
increasing the existing warehousing, modifying the existing showroom, modifying the existing street-facing
entrance, and modifying exterior paint and finishes. No exterior parking or landscaping modifications are
proposed. The site currently has 48 parking stalls. Eight (8) of the 48 parking stalls are pa rtially located off-site to
the north on Walgreens property (parcel number 5182100008). The applicant is requesting a modification to
exceed the maximum parking stall number that is required by the proposed building tenant improvement. The
applicant proposes to retain the existing number of parking stalls (48 stalls), which currently exceeds the maximum
number of parking stalls permitted for a 13,300 square foot vehicle service and repair facility (33 stalls), per Renton
Municipal Code, Section 4-4-080F.9.b.
D.FINDINGS OF FACT (FOF):
1.The Planning Division of the City of Renton accepted the above master application for review on January
11, 2021, and determined the application complete on the same day. The project complies with the 120-
day review period.
2.The applicant’s submittal materials comply with the requirements necessary to process the modification
request.
3.The project site is located at 354 Union Ave NE, Renton, WA 98059.
4.The site is currently occupied by an existing 13,300 square foot Les Schwab auto service and retail
structure.
5.Access to the site is proposed to remain via two existing curb cuts off of Union Ave NE.
6.The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use
designation.
7.The site is located within the Commercial Arterial (CA) Zone and Urban Design District D.
DocuSign Envelope ID: EFD2EE4D-8706-440F-A5EE-03353EBB913B
City of Renton Department of Community & Economic Development
Les Schwab Parking Modification
Administrative Modification Report & Decision
LUA21-000017, MOD
Report of January 28, 2021 Page 3 of 6
D_Les Schwab Parking Modification
8.There are a total of 15 trees located on the project site.
9.Sensitive and protected slopes, wetlands, and a Type Ns stream are mapped to the west of the subject
site, within 60 feet of the property boundary. The project will be verified for compliance with critical area
regulations at the time of building permit application.
10.The applicant is proposing to begin construction following building permit approval.
11.This Modification decision does not waive a right-of-way (ROW) dedication or improvements that may be
triggered by the project proposal at the time of building permit application. Review of this modifcation
request is based only as it pertains to the quantity of parking spaces. All other aspects of the project shall
be verified for compliance with the applicable development standards of the zone, and conditions of
approval, at the time of building permit review.
12.Modification Analysis: The applicant is requesting a modification from Renton Municipal Code, Section 4-
4-080F.10.d, to exceed the maximum parking stall number that is required by the proposed building
remodel. The applicant proposes to retain the existing number of parking stalls (48 stalls), which currently
exceeds the maximum number of parking stalls permitted for a 13,300 square foot vehicle service and
repair facility (33 stalls). The proposal is compliant with the following modification criteria, pursuant to
RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the
requested modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
Compliant if
condition of
approval is
met
a.Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives;
Staff Comment: The applicant contends that the site has been designed to meet
vehicular safety, function, appearance, and environmental protection. The applicant
states that the existing structure was constructed and permitted with the 48 stall
parking count. The applicant asserts that maintaining the current number of parking
spaces is necessary to maintain functionality of services on the site during peak seasons.
Policy L-60 of the Comprehensive Plan promotes improving the appearance of parking
lots through landscaping and screening. Per RMC 4-4-070.F.6.b., a minimum of 15
square feet per parking space is required for parking lots with 15 to 50 parking stalls.
Therefore, a parking lot with a total of 48 parking stalls requires a minimum of 720
square feet of interior parking lot landscaping. Interior parking lot landscaping must
include a mixture of trees, shrubs, and groundcover planted at rates specified in RMC
4-4-070.H.5. City code requires perimeter parking lot landscaping with a minimum
width of ten feet (10') as measured from the street right-of-way. Perimeter parking lot
landscaping must include a mixture of trees, shrubs, and groundcover planted at rates
specified in RMC 4-4-070.H.4.
The existing parking lot currently has existing landscaping areas, including perimeter
parking lot landscaping with a width of approximately 11.5 feet along the public street
frontage, as well as interior parking lot landscaping that totals approximately 1,163
square feet in area. While the existing planting areas exceed square footage
requirements for interior parking lot landscaping and exceed width requirements for
perimeter parking lot landscaping, the existing landscape areas do not currently comply
with planting requirements as shown in Site Photos (Exhibit 5). The existing landscape
areas do not appear to include groundcover in the planting areas. In addition, no trees
are located within the perimeter landscaping along the street frontage. Therefore, to
DocuSign Envelope ID: EFD2EE4D-8706-440F-A5EE-03353EBB913B
City of Renton Department of Community & Economic Development
Les Schwab Parking Modification
Administrative Modification Report & Decision
LUA21-000017, MOD
Report of January 28, 2021 Page 4 of 6
D_Les Schwab Parking Modification
ensure that the existing parking lot landscape areas implement the policies and
objectives of the Comprehensive Plan, staff recommends as a condition of approval that
the applicant submit a detailed landscape plan, consistent with RMC 4-8-120.D.12., that
demonstrates compliance with the planting standards for trees, shrubs, and
groundcover, identified in RMC 4-4-070.H., for the existing parking lot landscape areas.
The landscape plan shall be submitted for review and approval by the Current Planning
Project Manager, at the time of building permit application.
Compliant if
condition of
approval is
met
b.Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
Staff Comment: See comments under criterion ‘a’.
Compliant if
condition of
approval is
met
c.Will not create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: The applicant contends that maintaining the existing parking stall
count of 48 stalls will not create substantial adverse impacts to the existing property or
abutting property owners.
While staff concurs with the applicant that maintaining the existing parking lot spaces
will not create a visible substantial adverse impact on abutting properties, staff did
observe that eight (8) of the 48 parking stalls the applicant is proposing to retain for
parking are partially located off-site to the north (Exhibit 3) on Walgreens property
(parcel number 5182100008). The shared property lines between Les Schwab and
Walgreens currently divide these eight (8) parking stalls in half. Based on the Cross
Easement Agreement (Exhibit 6) provided by the applicant, these eight (8) parking stalls
are not specifically mentioned or highlighted as having a shared easement. Per RMC 4-
4-080.E.2.b., use of offsite parking shall require a parking agreement ensuring that off-
site parking is available for the duration of the use, which shall be approved by the
Community and Economic Development Administrator, following review by the City
Attorney. Therefore, in order to ensure compliance with off-site parking requirements
and mitigate for any potential adverse impacts on abutting property owners, staff
recommends as a condition of approval that the applicant submit a draft off-site
parking agreement to utilize the eight (8) parking stalls that are partially located off-
site, per RMC 4-4-080.E.2.b, for review and approval at the time off building permit
application. The approved off-site parking agreement shall be recorded prior to building
permit issuance. Alternatively, the applicant can submit a Lot Line Adjustment request
to relocate the property lines in a manner that clearly defines parking stall ownership.
Compliant if
condition of
approval is
met
d.Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘a’.
✓
e.Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant asserts that additional parking stalls are necessary to
accommodate seasonal increases in customer demand. The applicant clarifies that
when snow is in the forecast, and at the beginning of winter and prior to April 1st of
each year, the facility receives an increase in customer requests for snow tire
installation and uninstalled (to meet Washington State Department of Transportation
requirements). The existing parking, which currently exceeds parking requirements, is
therefore necessary to meet business needs during the winter months.
DocuSign Envelope ID: EFD2EE4D-8706-440F-A5EE-03353EBB913B
City of Renton Department of Community & Economic Development
Les Schwab Parking Modification
Administrative Modification Report & Decision
LUA21-000017, MOD
Report of January 28, 2021 Page 5 of 6
Staff agrees that maintaining the existing number of parking stalls is justified for the
use and situation intended as it will help ensure that overflow of parking during peak
seasons is not impactful to neighboring properties owners and businesses.
E.DECISION:
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250 for approval of modifications, provide conditions
of approval are met. Therefore, the Les Schwab Parking Modification (MOD), File No. LUA21-000017, MOD, is
approved and is subject to the following conditions.
1.The applicant shall submit a detailed landscape plan, consistent with RMC 4-8-120.D.12., that
demonstrates compliance with the planting standards for trees, shrubs, and groundcover, identified in
RMC 4-4-070.H., for the existing parking lot landscape areas. The landscape plan shall be submitted for
review and approval by the Current Planning Project Manager, at the time of building permit application.
2.The applicant shall submit a draft off-site parking agreement to utilize the eight (8) parking stalls that are
partially located off-site, per RMC 4-4-080.E.2.b., for review and approval at the time off building permit
application. The approved off-site parking agreement shall be recorded prior to building permit issuance.
Alternatively, the applicant shall submit a Lot Line Adjustment request to relocate the property lines in a
manner that clearly defines parking stall ownership. The Lot Line Adjustment shall be submitted prior to
building permit issuance and recorded prior to finaling the building permit.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on January 28, 2021 to the Owner/Applicant/Contact:
Owner: Contact/Applicant:
LS Propdrop, LLC;
P.O. Box 5350,
Bend, OR 97708
Michael Chen; Mackenzie;
500 Union Street, Suite 410,
Seattle, WA 98101
TRANSMITTED on January 28, 2021 to the Parties of Record:
None
TRANSMITTED on January 28, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property & Technical Services Manager
Paul Hintz, Interim Current Planning Manager
Anjela Barton, Fire Marshal
D_Les Schwab Parking Modification
DocuSign Envelope ID: EFD2EE4D-8706-440F-A5EE-03353EBB913B
1/28/2021 | 4:39 PM PST
City of Renton Department of Community & Economic Development
Les Schwab Parking Modification
Administrative Modification Report & Decision
LUA21-000017, MOD
Report of January 28, 2021 Page 6 of 6
D_Les Schwab Parking Modification
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on February 11, 2021. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay
Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal
is submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4 -8-110
and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your
appeal, you have the option of filing the appeal in person.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: EFD2EE4D-8706-440F-A5EE-03353EBB913B
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Les Schwab Parking Modification
Land Use File Number:
LUA21-000017, MOD
Date of Report
January 28, 2021
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Michael Chen; Mackenzie;
500 Union Street, Suite 410,
Seattle, WA 98101
Project Location
354 Union Ave NE,
Renton, WA 98059
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: Site Photos
Exhibit 6: Cross Easement Agreement
DocuSign Envelope ID: EFD2EE4D-8706-440F-A5EE-03353EBB913B