HomeMy WebLinkAboutPRE_Preapplication Meeting Summary_220201_v1PREAPPLICATION MEETING FOR
Brown Bear Auto Sentry Addition
800 S Grady Way, Renton, WA 98057
PRE21-000286
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 26, 2021
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the assigned planner to have the documents pre-
screened.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2021\PRE21-000286\Working Files
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE OF MEETING:August 26, 2021
TO:Pre-Application File No. 21-000286
FROM:Clark H. Close, Senior Planner
SUBJECT:Brown Bear Auto Sentry Addition – 800 S Grady Way
General: We have completed a preliminary review of the pre-application for the above-referenced
development proposal. The following comments on development and permitting issues are based on
the pre-application submittals made to the City of Renton by the applicant and the codes in effect on
the date of review. The applicant is cautioned that information contained in this summary may be subject
to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director, Development
Services Director, and City Council). Review comments may also need to be revised based on site planning
and other design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are available
for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov.
Project Proposal: The project site is located at 800 S Grady Way (APNs 915460000507, 9154600170, and
1923059092). The subject site is approximately 65,295 square feet (1.5 acres) and within the Commercial
Arterial (CA) Zone and Urban Design District D. The site is occupied by an existing self-serve car wash with
three (3) wash bays, an existing Brown Bear Car Wash, a convenience store, a fueling station, and a mini-
lube garage. In addition, the site includes two (2) underground storage tanks and two (2) vacuum station
islands. Car Wash Enterprises, Inc. is proposing to construct a 20’ x 27’ Auto Sentry for unattended point-
of-sale transactions. The Auto Sentry is proposed within the area of the existing drive-through lane into
the tunnel wash near the northwest corner of the property along Talbot Rd S. No other changes are
proposed to the site. According to City of Renton (COR) Maps, the site contains high seismic hazards and
is within the Downtown Wellhead Protection Area Zone 2.
Current Use: The property contains the following: self-serve car wash, Brown Bear Car Wash, convenience
store, fueling station, vacuum stations, and mini-lube garage.
Comprehensive Plan/Zoning Requirements: The property is located within the Commercial & Mixed Use
(CMU) land use designation and the Commercial Arterial (CA) zoning classification. The property is also
located within Urban Design District ‘D’, and therefore subject to additional design elements. Commercial
& Mixed Use designations are areas with established commercial and office areas near principal arterials.
Residential uses are allowed as part of mixed-use developments, and the designation supports new office
and commercial development that is more intensive than what exists to create a vibrant district and
increase employment opportunities. The intention of this designation is to transform strip commercial
development into business districts through the intensification of uses and with cohesive site planning,
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landscaping, signage, circulation, parking, and the provision of public amenity features. The CA Zone
provides for a wide variety of retail sales, services, and other commercial activities along high-volume
traffic corridors. On-site services are permitted outright in the CA Zone.
Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for
Commercial Zoning Designations” and the above-referenced overlay regulations effective at the time of
complete application (noted as “CA standards” herein).
Density – The minimum density permitted in the CA zoning designation is 20 units/net acre and the
maximum density is 60 dwelling units per net acre in the City Center. Net density is calculated after the
deduction of areas required for public right-of-way dedication, private access easements, and critical
areas from the gross site area. Density is not applicable for the project, as there are no dwelling units
proposed.
Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet.
There are no minimum width or depth requirements. Parcel numbers 915460000507 and 1923059092
are 55,920 square feet and 7,575 square feet respectively and both parcels comply with the CA zone lot
size regulations. Parcel number 9154600170 is 1,800 square feet and does not meet CA zone lot size
regulations. The applicant does not propose to alter the lot sizes and as part of this project.
Nonconforming lots may be developed and used if the proposed use is permitted in the zone, and the
proposed development complies with the remaining development standards for the zone and other land
use and environmental requirements, as applicable.
Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if
parking is provided within the building. The applicant is proposing a 20’ x 27’ (540 sf) auto sentry on
parcel no. 1923059092. Portions of the Brown Bear Car Wash and convenience store are also located on
the identified parcel. With the additional structure, the lot and the overall site appears to comply with
the maximum building coverage permitted in the CA zone at 65% of the lot area. Compliance with the
building coverage requirement would be verified at the time of formal building permit application
review. In addition, the applicant should complete a lot combination or demonstrate compliance with
building coverage regulations for the site and each lot separately at the time of land use application.
Setbacks – Setbacks are the distance between the building and the property line or any private access
easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/secondary front
setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum
front/secondary front yard setback; and there are no rear or side yard setbacks, except 15 feet is required
when abutting a lot zoned residential. Based on the site plan submitted with the pre-application
materials, the proposal includes a zero-foot (0’) secondary front yard setback along Talbot Rd S. The
zero-foot front yard setback may be requested through the site plan review process. Reduced building
setbacks would be reviewed at the time of land use application.
Gross Floor Area – There are no minimum requirements for gross floor area within the CA zone.
Building Height: The maximum building height permitted in the CA zone is 50 feet, except 70 feet for
mixed use in the same building. The submitted materials did not identify a height for the proposed auto
sentry building; however, the proposed one-story structure appears to comply with the building height
requirements. Building height from grade would need to be identified on any building permit or land
use application materials. Compliance with the maximum building height requirements would be
reviewed at the time of land use application.
Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical
equipment. The site plan application will need to include elevations and details for the proposed methods
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of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-
4-095 for specific requirements.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090,
“Refuse and Recyclables Standards.” 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.
Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required
setback or landscape areas. Garbage dumpsters, refuse compactor areas, and recycling collection areas
must be fenced or screened. A six foot (6') wall or fence shall enclose any outdoor refuse or recyclables
deposit area. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate
buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate
openings at least twelve feet (12') wide for haulers. Refuse and recycling areas would need to be
identified on any land use application or building permit materials.
Landscaping: Compliance with landscaping standards is required for all new buildings. All portions of the
development area not covered by structures, required parking, access, circulation or service areas, must
be landscaped with native, drought-resistant vegetative cover. The minimum onsite landscape width
required along street frontages is 10 feet (10’), except where reduced through the site plan development
review process. Current and proposed landscaping on site does not appear to comply with the 10-foot
landscape strip width requirement for street frontage landscaping without site plan review.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape
requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-
8-120D.12, shall be submitted at the time of land use application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree retention plan, arborist report, and tree retention
worksheet shall be provided with the formal land use application or building permit. RMC 4-4-130H
provides general and specific requirements. The tree retention plan must show preservation of at least 10
percent (10%) of significant trees, and indicate how proposed parking would be sited to accommodate
preservation of significant trees that would be retained. The Administrator may authorize the planting of
replacement trees on the site, at a rate of six to one, if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
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; Significant trees adjacent to critical areas and their associated buffers; and
Significant trees over sixty feet in height or greater than eighteen inches 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.
The Administrator may require independent review of any land use application that involves tree removal
and land clearing at the City's discretion.
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Tree protection measures to be identified on the plan are outlined in RMC 4-4-130H.9 and include
protective fencing, protection from grade changes, and monitoring during construction through the
retention of a certified arborist or licensed landscape architect.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or
an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each
protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect
would be reviewed at the time of the formal land use application if any trees are proposed for removal.
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location
must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit.
Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’)
are allowed in the front yard. A fence taller than seven feet (7') requires a building permit. A fence shall
not be constructed on top of a retaining wall unless the total combined height of the retaining wall and
the fence does not exceed the allowed height of a standalone fence. However, fences that provide at least
fifty percent (50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed
directly on top of a retaining wall. However, chain link fencing shall not be installed. This exception shall
not be applied to front yard setbacks, or clear vision areas. New fencing would need to comply with the
fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry
product that complements the proposed building and site development. There shall be a minimum three-
foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to
retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No
fences or retaining walls were shown on the submitted materials.
Parking: Based on current code, new buildings trigger compliance with all parking regulations (RMC 4-4-
080). All changes to parking lots, loading areas, or driveways shall comply with the current parking
regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.”
The total requirements for off-street parking facilities shall be the sum of the requirements for the several
uses computed separately, unless the building is classified as a “shopping center.” A summary of all
existing uses will be required at the time of land use application. The applicant will need to demonstrate
compliance with all existing uses, as well as the proposed on-site service.
See the following examples parking ratios based on use:
Parking Type Ratio
Services, on-site (except as
specified below):
A minimum and maximum of 3.0 per 1,000 square feet of net floor area.
Retail sales:A minimum and maximum of 2.5 per 1,000 square feet of net floor area.
Eating and drinking
establishments and taverns:
A minimum and maximum of 10 per 1,000 square feet of dining area.
Vehicle service and repair
(large and small vehicles):
A minimum and maximum of 2.5 per 1,000 square feet of net floor area.
New parking stalls must comply with current dimensional requirements. See RMC 4-4-080 for more
details.
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ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access
aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based
on the total number of spaces must be provided.
The project proposal will need to demonstrate compliance with the parking requirements at land use
permit review and building permit review. A vehicle parking analysis with the number of existing spaces
and any new spaces would need to be provided as part of the land use permit for review and approval
by the Planning Division Project Manager.
Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. Driveways
shall not be closer than five feet (5’) to any property line and not exceed 40 percent (40%) of the street
frontage. The width of any commercial driveway shall not exceed thirty feet (30’). Access to the site would
not change as a result of the project. Access to the site is provide via the existing driveway and access
points from Talbot Rd S, S Grady Way, and S 7th St.
Signage: Pole, roof, and can/cabinet signs are not permitted within the CA zone. Each sign shall not exceed
an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied
by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). Wall
signs with a copy area not exceeding 20% of the façade, to which it is applied, are also permitted. See
RMC 4-4-100 for additional sign requirements.
Lighting: If any addition or replacement of light fixtures is proposed, a detailed lighting plan and analysis
is required as part of the building permit submittal. The lighting plan shall meet the lighting standards of
the code (RMC 4-4-075).
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. See RMC
4-3-100 for a menu of options and requirements. The land use application shall include a written narrative
of how the project meets each of the applicable urban design regulations. The following are some, but
not all, of the design regulations applicable to your project.
1. Buildings shall be oriented to the street with clear connections to the sidewalk.
2. The 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; and made visibly prominent by incorporating architectural features such
as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below).
3. 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.
4. Parking shall be located so that no surface parking is located between the building and the front
property line and the building and the side property line along a street. Parking shall be located
so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features
as dictated by location.
5. 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.
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. The pathways shall
be perpendicular to the applicable building façade and no greater than 150 feet apart. Permeable
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pavement pedestrian circulation features shall be used where feasible, consistent with the
Surface Water Design Manual.
6. Architectural elements that incorporate plants, particularly at building entrances, in publicly
accessible spaces and at façades along streets, shall be provided. Amenities such as outdoor group
seating, benches, transit shelters, fountains, and public art shall be provided.
7. All building façades shall include modulation or articulation at intervals of no more than 40 feet.
Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width.
8. Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent
windows and/or doors for at least the portion of the ground floor facade that is between 4 feet
and 8 feet above ground.
9. At least one of the following elements shall be used to create varied and interesting roof profiles:
extended parapets; feature elements projecting above parapets; projected cornices; or pitched
or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples.
10. All buildings shall use material variations such as colors, brick or metal banding, patterns or
textural changes. 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.
11. 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.
See RMC 4-3-100 for specific regulations. A design modification may be required for the proposed new
canopy. Design review would be completed during the formal land use process.
Critical Areas: According to City of Renton (COR) Maps, the site contains high seismic hazards and is within
the Downtown Wellhead Protection Area Zone 2. It is the applicant’s responsibility to ascertain whether
any critical areas or environmental concerns are present on the subject property prior to site
development work or building improvements.
Environmental Review: The addition of the auto sentry and canopy may trigger environmental review as
cumulatively all the buildings are over four thousand (4,000) square feet. If required, an environmental
checklist would be a submittal requirement. Environmental determinations are made by the Renton
Environmental Review Committee. This determination is subject to appeal by either the project
proponent, by a citizen of the community, or another entity having standing for an appeal.
Site Plan Approval: The minimum setback may be reduced to zero feet (0’) through the site plan review
process, provided blank walls are not located within the reduced setback. The purpose of the site plan
review process is to analyze the detailed arrangement of project elements to mitigate negative impacts
where necessary to ensure project compatibility with the physical characteristics of a site and with the
surrounding area. Site plan review ensures quality development consistent with City goals and policies.
Site plan review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and
buffering, parking and loading facilities, and illumination to ensure compatibility with potential future
development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3.
Permit Requirements: Administrative Site Plan Review is required for all development in the CA zone
under four (4) stories or sixty feet (60’) in height. A Site Plan Review application, and environmental
checklist are reviewed concurrently in an estimated time frame of 8 weeks once a complete application is
accepted. The 2021 Administrative Site Plan Review application fee is $2,700. The application fee for SEPA
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Review (Environmental Checklist) is $1,600. Any modification requests to code standards are $260 per
modification. A 5% technology fee would also be assessed at the time of land use application. All fees are
subject to change prior to submittal.
Detailed information regarding the land use application submittal can be found on the Site Plan Review
submittal checklist and other informational applications and handouts can be found on the City’s Digital
Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s
Electronic File Standards.
In addition to the required land use permits, separate construction and building permits would be
required.
Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Site Plan
(Administrative), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public
of potential land development, specific permits/actions being considered by the City, and to facilitate
timely and effective public participation in the review process. The applicant must follow the
specifications provided in the public information sign handout (see land use forms on City website). The
applicant is solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees may be
required. Impact fees would be calculated at the time of building permit application and payable prior to
building permit issuance.
A handout listing Renton’s development-related fees is available on the City of Renton website for your
review.
Next Steps: When the formal application materials are complete, the applicant shall have the materials
pre-screened prior to submitting the complete application package. Please contact Clark Close, Senior
Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen materials and subsequent land
use application.
Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with
all conditions of approval and to apply for any necessary permits before the approval becomes null and
void. The approval body that approved the original application may grant a single two-year extension. The
approval body may require a public hearing for such extension. It is the responsibility of the applicant to
monitor the expiration date(s).
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE OF MEETING:August 26, 2021
TO:Clark H. Close, Senior Planner
FROM:Rob Shuey, Building Official
SUBJECT:PRE21-000286 - Brown Bear Car Wash 800 S Grady Way Renton, WA 98057
Building/All Departments Questions:
1. Please identify all permits required for this project; describe the submittal process and review
timeframe. Building and Electrical Permits will be required from the Building Department. Review
timeline is between 2 and 4 weeks.
2. Please identify any available process to expedite plan reviews during the Building Permit
Application. The Building Department does not offer an expedited review process.
3. Discuss any accessibility requirements relevant to the site plan. Accessibility will be reviewed
pursuant to ANSI A117.1-2009.
Renton Auto Sentry
(Example)
BCE# 20970
AUTO SENTRY PHOTOS PHOTO EXHIBIT
BROWN BEAR CAR WASH
800 S Grady Way
Renton, WA
For:Title:20970CAR WASH ENTERPRISES, INC.3977 LEARY WAY NWSEATTLE, WASHINGTON 98107BROWN BEAR CAR WASH800 S GRADY WAYRENTON, WASHINGTONPRELIMINARY SITE PLANSP-1