HomeMy WebLinkAboutD_Brown_Bear_LUA22000099_220510_v4DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Brown_Bear_LUA22000099_220510_v4
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 6, 2022
Project File Number: PR22-000037
Project Name: Brown Bear Car Wash Auto Sentry
Land Use File Number: LUA22-000099, ECF, SA-A
Project Manager: Andrew Van Gordon, Associate Planner
Owner: Car Wash Enterprises, Inc., 3997 Leary Way NW, Seattle, WA 98107
Applicant: Car Wash Enterprises, Inc., 3997 Leary Way NW, Seattle, WA 98107
Contact: Glenna Mahar, Barghausen Consulting Engineers, 18215 – 72nd Ave S, Kent, WA
98032
Project Location: 800 S Grady Way
Project Summary: The applicant is requesting administrative site plan review and Environmental
(SEPA) Review to construct a 27-by-20-foot auto sentry canopy structure for
unattended point-of-sale transactions. The auto sentry would be constructed within
the bounds of the existing drive-through lane into the tunnel wash.
The project site is 65,580 square feet and is located at 800 S Grady Way. The
property is within the Commercial Arterial (CA) Zone, Commercial Mixed Use Land
Use Designation, City Center Sign Regulation Area and Urban Design District D. The
site is improved with a gas station, convenience store, automated tunnel car wash,
self-service car wash, vacuum station islands and an auto service garage.
The project includes a request to reduce the minimum front yard setback from 15
feet to 9.55 feet through the administrative site plan review process. As part of the
project, approximately 50 square feet of a landscaping island would be removed.
New landscaping is proposed within the public right-of-way of Talbot Rd S and no
significant trees are proposed to be removed. The project site is within the
Downtown Zone 2 Wellhead Protection Area and a High Seismic Hazard Area.
Site Area: 1.50 acres
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 2 of 36
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B. EXHIBITS:
Exhibits 1-6 As shown in the Environmental Review Committee (ERC) Report
Exhibit 7 Administrative Decision and Report
Exhibit 8 Canopy Floor Plans and Elevations
Exhibit 9 Project Narrative
Exhibit 10 Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Car Wash Enterprises, Inc., 3997 Leary Way NW,
Seattle, WA 98107
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
City Center Sign Regulation Area
3. Comprehensive Plan Land Use Designation: Commercial and Mixed Use (CMU)
4. Existing Site Use: Gas station, convenience store, automated tunnel car
wash, self-service car wash, vacuum station islands,
auto service garage
5. Critical Areas: Downtown Zone 2 Wellhead Protection Area
High Seismic Hazard Area
6. Neighborhood Characteristics:
a. North: Wholesale Retail and S 7th St, Center Downtown (CD)
b. East: S Grady Way, Retail Sales, CA zone
c. South: S Grady Way, Office, Commercial Office (CO) zone
d. West: Talbot Rd S, Vehicle Service, CA zone
7. Site Area: 1.50 acres
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 738 03/17/1925
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There is an existing eight-inch (8”) water
main that serves the property from S 7th St.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 3 of 36
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b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) concrete
gravity wastewater sewer main which connects to S 7th St.
c. Surface/Storm Water: The site is serviced by an existing onsite storm drainage conveyance system.
There is an existing 24-inch surface water main that serves the property from S Grady Way which
connects to S 7th St.
2. Streets: The property fronts upon S Grady Way to the south and east, Talbot Rd S to the west and S 7th St
to the north. The proposal is adjacent to Talbot Rd S. which is classified as a principal arterial. It has an
existing right-of-way (ROW) width ranging from approximately 103 feet to 172 feet using COR Maps
adjacent to the property. The current roadway section includes a pavement section ranging in width from
approximately 55 feet to 75 feet, with a one-half foot (0.5’) curb and gutter, and a five-foot (5’) sidewalk
on both sides of the roadway along the project frontage. Between the project frontage area and the
sidewalk is an undeveloped gravel area which is currently used by the City as a staging area for City
projects within the area.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits Specific
a. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March
23, 2022 and determined the application complete on March 30, 2022. The project complies with the 120-
day review period.
2. The project site is located at 700 S Grady Way .
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 4 of 36
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3. The project site is currently developed with a gas station, a 2,487 square foot convenience store, 1,390
square foot automated tunnel car wash, 1,025 square foot self -service car wash, 1,361 square foot auto
service garage and four (4) vacuum station islands .
4. Access to the site is provided via two (2) driveways from S Grady Way, one (1) driveway from Talbot Rd S
and one (1) driveway from S 7th St.
5. The property is located within the Commercial and Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. One (1) significant tree is proposed to be removed. Fifteen (15) trees are proposed to be planted.
8. The site is mapped with as being within the Downtown Zone 2 Wellhead Protection area and a High
Seismic Hazard Area.
9. Approximately 150 cubic yards of material would be cut on-site and approximately 150 cubic yards of fill
is proposed to be brought into the site.
10. The applicant is proposing to begin construction in July 2022 and end in September 2022.
11. Staff received no public or agency comments.
12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
May 9, 2022 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated
(DNS-M) for the Brown Bear Car Wash Auto Sentry (Exhibit 1). A 14-day appeal period commenced on
(May 10, 2022) and ended on (May 23, 2022). No appeals of the threshold determination have been filed
as of the date of this report.
13. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non -Significance – Mitigated:
1. The applicant shall submit a geotechnical report with the building permit application that provides
analysis of the site and proposal.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter stating that they have review ed the construction and building permit plans and in
their opinion the plans and specifications meet the intent of the report(s).
14. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. Comments are contained in the official file, and the
essence of comments is incorporated into the appropriate sections of this report and the Departmental
Recommendation at the end of this report.
15. Comprehensive Plan Compliance : The site is designated Commercial and 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-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 5 of 36
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✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernable edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas and centers.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized and ornamental plantings that are appropriate for the situation and
circumstances and provide for respite, recreation and sun/shade.
16. 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 ac cess,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide 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-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: Car Washes
Staff Comment: The car wash use is currently an existing on-site use and is a permitted
use within the CA zone, provided all car wash operations are located within an enclosed
structure per RMC 4-2-080A.2. The proposed auto sentry canopy is an accessory
structure for the existing enclosed car wash structure.
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 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 automated car wash is located on three separate parcels
(1923059092, 9154600005, 9154600170) comprising 800 S Grady Wa y. Per the
provided site survey (Exhibit 3) the total site area is 65,580 square feet (1.50 acres), but
it does not break out the individual parcel area. Per the King County Assessor, tax parcel
9154600170 is 1,800 square feet with the other two being greater than 5,000 square
feet. No changes to existing lot sizes or dimensions are proposed.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 6 of 36
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Compliant if
conditions of
approval are
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 maximum
secondary front yard setback is 20 feet. There are no minimum side or rear yard
setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential.
Within the CA zone the minimum setback may be modified through the site plan
review process if it can be demonstrated to the A dministrator’s satisfaction that
the following criteria are met:
i. The perceived scale of the proposed structure that is created by the
reduced setback is compatible with the abutting structures and the
surrounding neighborhood; and
ii. The required street frontage landscaping identified in RMC 4-4-070F1 is
increased to fifteen feet (15') along all public street frontages with the
exception of walkways, driveways, programmed pedestrian plazas, and the
area of reduced setback; and
iii. Enhanced landscaping, such as increased caliper size of trees, increased
container size of shrubs, and/or increased quantity or diversity of
plantings, is provided within the public right-of-way on the street frontage
abutting the reduced setback; and
iv. The project includes a public art installation, subject to review and
approval, with a minimum monetary value of one percent (1%) of the
assessed value of the proposed structure, or when the Administrator
determines that it is impractical to install public art on site, payment of a
fee-in-lieu may be approved in an amount of money approximating one
percent (1%) of the assessed value of the proposed structure; and
v. The design of the proposed structure complies with all of the following
requirements:
a) Back of house facilities such as walk-in freezers, bathrooms,
breakrooms, storage rooms, or other rooms that do not contain
windows, are not located along any building facade that fronts a
public street; and
b) Floor to ceiling transparent windows are provided for at least fifty
percent (50%) of the ground floor building facade that fronts a
reduced setback; and
c) The proposed structure includes design features such as step -
backs of upper levels, changes in roof plane, and changes in roof
form/slope in a manner that serves to reduce the apparen t bulk of
the proposed structure; and
d) Canopies or similar design features are provided along any building
facade that fronts a public street, with emphasis provided to the
primary entry; and
e) Structured parking is not located along any building facade that
fronts a reduced setback.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 7 of 36
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Staff Comment: The project site is 1.50 acres in size and is roughly triangular in shape.
The proposed auto sentry is 9.55 feet from the western property line along the Talbot
Rd S public right-of-way (front yard) per the civil site plan (Exhibit 5). The proposed auto
sentry canopy would not comply with the standard 15 -foot front yard setback. The
applicant proposes to reduce the minimum secondary front yard setback from 15 feet
to 9.55 feet.
The proposed height of the canopy is 16’-1.5”. The convenience store which is parallel
to the auto sentry canopy is 15.9’ feet in height. The project site is dominated by the
fuel station and associated canopy which is located at the corner of Talbot Rd S and S
Grady Way in front of the auto sentry canopy. Additionally, the canopy will be screened
by a 15-foot landscaping strip that will include trees, shrubs and groundcover. The
nearest off-site building to the canopy is a three story, six -unit multi-family building to
the northwest. A 53,400 square foot building currently used for wholesale retail is
located on the property abutting the northern property line of the project site but is
approximately 225 feet to the northeast of the canopy. To the west across Talbot Rd S
is a fuel station with convenience store. To the south across S Grady Way is the former
Sam’s Club currently being redeveloped with a Home Depot. The perceived scale of the
canopy is compatible with the abutting structures and surrounding neighborhood.
The applicant proposes a landscaping strip that is 15 feet wide within the right-of-way
of Talbot Rd S abutting the property line adjacent to the project area. Fifteen (15)
Excelsa Western Red Cedar, five (5) varieties of native to the area (Oregon Grape,
Common White Snowberry) shrubs and non-native to the area (Kurume Azalea,
Compact Burning Bush, Pacific Wax Myrtle) totaling 53 shrubs, non-native Feather Reed
Grass, non-native Massachusett’s Kinnikinnick and turfgrass lawn are proposed.
Pursuant to RMC 4-4-070G.6, native coniferous trees with other native vegetation is the
preferred vegetation within required setbacks and screening areas. An extension of the
current irrigation system is proposed for the landscaping strip. Because the landscaping
strip is in the public right-of-way a right-of-way use permit is required. Therefore, staff
recommends as a condition of approval, the applicant provide a revised landscape plan
with the civil construction permit application or building permit application if no civil
construction permit is required. The 15-foot landscaping strip should consist of a mix of
Douglas Fir, full size Western Red Cedar, Western Hemlock, and native evergreen
species of shrubs and groundcover as determined by the Current Planning Project
Manager. No turfgrass lawn, or similar type of grass, should be present in the
landscaping strip. A permanent irrigation system is required meeting the irrigation
requirements of RMC 4-4-070I. A public right-of-way use permit requiring the property
owner to maintain the landscaping leaving the City the right to remove or alter if the
right-of-way is needed for future improvements will need to be completed prior to
permit issuance. The revised landscape plan will be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
Per the project narrative the applicant proposes the existing on-site bear statues as
public art. Bear statues are routinely present at Brown Bear Car Wash locations and are
not public art but are advertising/signage for the Brown Bear Car Wash. Therefore, staff
recommends as a condition of approval, the applicant provide a public art design with
a minimum monetary value of one percent (1%) of the assessed value of the auto sentry
canopy. The design should not incorporate bears, be bear related or be incorporated
into the existing bear statues. Alternatively, the applicant may request a fee-in-lieu and
if the Administrator determines onsite public art is impractical then payment of a fee-
in-lieu in the amount of one percent of the assessed value of the auto sentry canopy will
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 8 of 36
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need to be provided. Any public art design will need to complete the Renton Arts
Commission approval process and be installed prior to building permit final inspection
for the auto sentry canopy or as determined by the Current Planning Project Manager .
Back of house facilities are not proposed. The canopy is not enclosed, and windows are
not proposed. The roof is sloped and has projected cornic es. Design of the canopy is
consistent around all four sides. Structured parking is not proposed.
The automated car wash is located upon three separate parcels. See FOF 15, Zoning
Development Standard Compliance: Lot Dimensions for additional informatio n. It is
unclear from the submittal documents if the new auto sentry would comply with
setback standards therefore staff recommends as a condition of approval, the applicant
provide a survey identifying the existing lot lines and the location of the propos ed
structure with the building permit. If the structure is non-compliant with regard to
setbacks, then a lot combination application removing underlying lots that cause the
structure to be non-compliant will be required. The lot combination shall be recorded
with the King County Recorder’s Office prior to final inspection.
Compliant if
condition of
approval is
met
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 70 ft. if the building is
mixed use.
Staff Comment: The total site area is 65,580. Per the civil site plan the existing total
building coverage is 10,123 square feet. It would increase to 10,693 square feet with
the addition of the auto sentry canopy. This is approximately 16.3% of the total lot ar ea.
Per the provided canopy elevations (Exhibit 8) identifies the canopy height as being 16’
– 1.5”. As proposed the project is complies with the building standards requirements.
Of note, the civil site plan and the project narrative (Exhibit 9) identify the auto sentry
canopy as being 27’ x 20’. However, the provided canopy plans identify the canopy as
being 30’ x 20’. Therefore, staff recommends as a condition of approval, the applicant
submit revised floor plans and elevations that are consistent with th e measurements of
the site plan at time of building permit application. The revised floor plans and
elevations shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
Compliant if
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.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 9 of 36
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c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: A landscape plan (Exhibit 4) was submitted with the project application.
Per RMC 4-4-070B.1.b, new buildings require 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 would
be required. However, there is an exception per RMC 4-4-070C.2.e, for alterations or
small additions determined by the Community and Ec onomic Development
Administrator not to warrant improvements for the entire site. Based on the small
addition on the site and the applicant’s proposal to provide a 15 -foot landscaping buffer
in the unimproved right-of-way abutting the new auto sentry, this proposal will not be
required to bring the entire site into compliance with the current landscaping
regulations.
As part of the project the applicant is proposing a 15-foot-wide planting strip abutting
the western property line within the Talbot Rd S public right-of-way; fifteen Excelsa
Western Red Cedar trees are proposed. As shown on the landscaping plan), the planting
strip will extend from the Talbot Rd S driveway to the northern property line abutting
the S. 7th St right-of-way. Due to the current design of the road, there is excess and
unimproved right-of-way between the sidewalk and subject site. The proposed planting
strip would be separated from the sidewalk by a large gravel area that is frequently
used as a temporary parking area for City equipment for improvement projects within
the general area. Placing the planting strip as shown on the landscape plan will allow
for the continued use of the gravel area and allow for the best opportunity to retain the
landscaping for potential future improvements to Talbot Rd S. A right-of-way permit
will be required for the landscaping to be placed in the right -of-way. Additionally, as
part of the site plan review requirements for a reduced setback, enhanced landscaping
is provided within the public right-of-way on the street frontage abutting the reduced
setback. See also FOF 15, Zoning Development Standard Compliance: Setbacks.
✓
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 retai ned when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 10 of 36
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cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: One significant tree is proposed to be removed. No other trees are
proposed for removal. Six significant trees are proposed to be retained leaving g reater
than 10% of the significant trees on site to be retained.
N/A
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 bu ilding gross floor area
shall be provided for refuse deposit areas. A total minimum of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
Staff Comment: The car wash is an existing commercial development. The existing
refuse and recycling area is approximately 60 square feet and is located on the northern
portion of the property between the self-service car wash and the northern property
line. The auto sentry station is not anticipated to increase capacity and require the need
for additional refuse and recycling capacity.
✓
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 part of the
project. Currently the site is accessed via four curb cuts: two off of S Grady Way, one
each off of Talbot Rd S and S 7th St. Due to placement of existing buildings on the project
site and abutting site that are not included within the automated car wash use a
connection to the abutting CA zoned lot to the north is not possible without
demolition/redesign of the existing buildings. See discussion under FOF 16: Design
District Review: Vehicular Access for further information.
✓
Parking: Uses not specifically identified in subsection RMC 4-4-080F.10.d shall have
the required spaces determined by Department of Community and Economic
Development staff based on staff experience and information provided by the
applicant to determine the most similar use. The total requirements for off-street
parking facilities shall be the sum of the req uirements for the uses computed
separately. A minimum and maximum of 2.5 stalls per 1,000 square feet of net floor
area for retail sales is required. A minimum and maximum of 2.5 stalls per 1,000 square
feet of net floor area is required for vehicles servi ce and repair.
Staff Comment: Two car washes (self-service and automatic), a convenience store with
vehicle fueling station and vacant auto service garage are located on the site.
Convenience stores with vehicle fueling stations are not specifically listed in the parking
requirements. Staff determined retail sales is the most similar uses as a convenience
store with vehicle fueling stations is a retail establishment. A total of 3,848 square feet
of combined floor area for the convenience store with vehicle fueling station and the
auto service garage are on site. Car washes are not specifically listed, but Staff
determined that parking stalls were not required. Car washes by their nature provide a
stall within a structure to wash the car with queueing space for customers waiting to
have their car washed. Both on-site car washes provide these amenities.
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Report of June 6, 2022 Page 11 of 36
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A minimum and maximum of 10 stalls is required. A total of 30 stalls are present on site.
The proposal is limited in scope to the addition of the car wash auto sentry building.
The existing vehicle fueling station and car wash was designed with the traditional
dispenser and canopy along the property’s frontage and the retail building set further
back with parking abutting the building. Existing vehicle parking is located between the
building and street however no new parking, or revision of existing parking is proposed
as part of the project. The automated tunnel car wash is a single lane. The submitted
queuing analysis (Exhibit 6) from Gibson Traffic Consultants, Inc, dated January 31,
2022, identifies that the current automatic tunnel car wash can serve up to 55 vehicles
per hour. The addition of the auto pay sentry canopy is not exp ected to increase the
intensity of the use and the Institute of Transportation Engineers (ITE) Trip Generation
Manual determination of 40 vehicle PM peak hour would not change. Their calculations
determine that an eight (8) vehicle queue will fall into the 94th percentile queue and
nine (9) will fall into the 96th percentile queue.
As shown on the civil site plan and identified in the queueing analysis, the queue breaks
down to one (1) or two (2) vehicles using the automatic tunnel car wash, four (4)
vehicles queueing the drive aisle to use the automatic tunnel car wash after paying and
four (4) vehicles queued at the auto sentry canopy. The queue would not obstruct
parking stalls, ingress/egress within the site or extend into the public right -of-way.
✓
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: The applicant has not proposed removal or addition of parking stalls as
part of the project. The number of bicycle parking spaces is based on the required off -
street vehicle parking spaces. The number of stacking spaces would not require a
revision to the bicycle parking spaces.
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.
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.
17. 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
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City of Renton Department of Community & Economic Development
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Report of June 6, 2022 Page 12 of 36
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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 r esidential 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 16’-1.5” tall canopy is similar in height to the other
buildings on the property and is smaller than most of the other buildings in the
surrounding area. The nearest off-site structure is a six-unit multi-family building that
is three stories tall and approximately 135 feet to the north-northwest. It is not
anticipated that the proposal would block or impact natural light exposure to nearby
buildings and open space.
N/A
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The auto sentry canopy is not a traditional building that can be
oriented toward the street with a clear connection to the sidewalk.
N/A
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The auto sentry canopy does not have a front entry.
N/A
Standard: Buildings with residential uses located at the street level shall b e:
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: The project does not include residential uses.
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, and 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: As indicated previously, the auto sentry is an atypical structure that is
unattended, auto oriented, and not designed or intended to be used as a commercial
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City of Renton Department of Community & Economic Development
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Report of June 6, 2022 Page 13 of 36
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building, but instead is intended to modernize the existing car wash facility and increase
its efficiency. Therefore, the auto sentry canopy does not have a primary entrance.
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: See comment above.
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: See comment above.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: See comment above.
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: See comment above.
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: See comment above.
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: Ground floor residential units are not included as part of the project.
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.
✓
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
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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 a t 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 16, 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.
N/A
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: Service elements are not proposed, altered or required for this project.
See FOF 15, Zoning Development Standard Compliance: Refuse and Recycling for
additional discussion.
N/A
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: See comments above.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: See comments above.
N/A
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 comments above.
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.
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City of Renton Department of Community & Economic Development
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Report of June 6, 2022 Page 15 of 36
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N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: The auto sentry canopy is not located at a district gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: See comments above.
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: See comments above.
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 pro vided, 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 streets 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.
N/A
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 proposal is limited in scope to the addition of the car wash auto
sentry building. The existing vehicle fueling station and car wash was designed with the
traditional dispenser and canopy along the property’s frontage and the retail building
set further back with parking abutting the building. Existing vehicle parking is located
between the building and street however no new parking or revision of existing parking
is proposed as part of the project.
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City of Renton Department of Community & Economic Development
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N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See comment 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: A parking structure is not present on the site, and a new parking
structure is not proposed.
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: See comments above.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: See comments above.
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: See comments above.
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: See comments above.
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. Possibl e treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
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a. Ornamental grillwork (other than vertical bars);
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: See comments above.
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 four (4) existing driveways: two (2) from
S Grady Way and one (1) each from Talbot Rd S and S 7th St. S Grady Way and Talbot Rd
S are both classified as Primary Arterials; S 7th St is classified as a minor arterial. Alley
access is not available.
No new access points are proposed. Access to the stacking stalls and the auto sentry
canopy is via the existing parking lot and not directly from right-of-way.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is mini mally
impeded.
Staff Comment: Per RMC 4-4-080I.4.b, commercial uses shall not have no more than
one driveway per 165 feet of street frontage serving any one property or among
properties under unified ownership or control. For each 165 feet of additional st reet
frontage another driveway may be permitted subject to other requirements.
The site has approximately 909 feet of street frontage permitting five (5) driveways.
Four (4) driveways currently exist. No new driveways or revisions to the existing are
proposed. The site has fewer driveways than the maximum permitted.
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:
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Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
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 easi ly identifiable to
pedestrians and drivers.
Compliant if
condition of
approval is
met
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: Two pedestrian connections exist on the site. One extends from the east
side of the convenience store to the sidewalk along S Grady Way, and the other extends
from the west side of the convenience store to the sidewalk along Talbot Rd S.
The pedestrian connection extending to Talbot Rd S is partially composed of painted
striping. The civil drawings show that queueing vehicles will block the pedestrian
connection if waiting to use the automated pay station at the auto sentry canopy.
The pedestrian connection extending to S Grady Way is located on the east side of the
convenience store building and adjacent to a parking area that has vacuum stalls. The
painted striping has been worn away for the majority of its length, but the line of site is
clear and unobstructed for pedestrians and vehicles.
See below for discussion on the design of the connections and compliance with
pedestrian circulation requirements.
Compliant if
condition of
approval is
met
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: The pedestrian connections are both currently the same material as the
parking lot (asphalt) outside of the concrete sidewalk portions along the convenience
store area and through the landscaping area. Striping is present on the asphalt but
mainly worn away on the extension to S Grady Way . Therefore, staff recommends as a
recommended condition of approval, the applicant provide a revised site plan with the
civil construction permit application or building permit application if no civil
construction permit is required that replaces the existing striping with stamped concrete
for the pedestrian extension to Talbot Rd S. Signs will need to be placed alerting drivers
to the pedestrian function of the connection and instructing them to use caution. The
existing striping will need to be replaced with stamped concrete for the pedestrian
connection extending to S Grady Way. Pathways will need to be a minimum five (5) feet
in width. The revised site plan will be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
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Compliant if
condition of
approval is
met
Standard: Sidewalks and pathways along the facades of buildings shall be o f 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: Sidewalks are not proposed as part of the auto sentry canopy with
pedestrian access being discouraged in the area. See condition of approval regarding
the five (5) wide pedestrian connection.
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: On the civil drawings the applicant indicates that pervious surfaces will
not be used as part of the auto pay sentry canopy and stacking areas. As the uses on
the site are vehicle centric, and it is within the Zone 2 Downtown Wellhead Protection
area, impermeable surfaces are preferred so that materials can be directed towards the
appropriate facilities as opposed to being allowed to possibly permeate into the ground
unimpeded.
b. Pedestrian Amenities:
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 canopy offers little opportunity to incorporate
plants. However, a landscaping strip is proposed along the western lot line within the
public right-of-way of Talbot Rd S in area that is currently unvegetated. See FOF 15,
Zoning Development Standard Compliance: Landscaping and FOF 18, Site Plan Review:
Zoning Compliance and Consistency for additional vegetation information.
Compliant if
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.
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b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: Amenities such as outdoor group seating, benches, transit shelters and
fountains were not proposed. In order to comply with development standards for
reducing the front yard setback, public art is required. See FOF 15, Zoning Development
Standard Compliance: Setbacks for more information. See FOF 16, Design District
Review: Recreation Areas and Common Open Space for additional amenities associated
with the public plaza.
✓
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 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
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;
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D_Brown_Bear_LUA22000099_220510_v4
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: Mixed-use residential and attached housing are not proposed as part
of the project.
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.
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.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 22 of 36
D_Brown_Bear_LUA22000099_220510_v4
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: Over 30,000 square feet of nonresidential uses are not proposed.
Compliant if
condition of
approval is
met
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.
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.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 23 of 36
D_Brown_Bear_LUA22000099_220510_v4
Staff Comment: The project site is located at the intersection of S Grady Way and Talbot
Rd S. and specifically identified as a location for a public plaza. Plaza improvements
were not submitted with the site plan review application therefore staff recommends
as a condition of approval, the applicant submit a pedestrian plaza plan with the civil
construction permit application or building permit application if no civil construction
permit is required. The plaza plan shall provide pedestrian amenities such as lighting,
seating, trash receptacles, planters, decorative paving, landscaping, and other street
furniture at the corner of S Grady Way and Talbot Rd S. as determined by the Current
Planning Project Manager. The pedestrian plaza will need to measure not less than one
thousand (1,000) square feet with a minimum dimension of twenty feet (20’) on one
side abutting the sidewalk. The pedestrian plaza plan will be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
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.
Staff Comment: See comments above.
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.
Staff Comment: See comments above.
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: The auto sentry canopy does not have a façade as it will be open air
with the canopy covering the pay stations. It is 20 feet wide by 27 feet long and will
relatively small scale.
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: Modulation is not required. See comments above.
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
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 24 of 36
D_Brown_Bear_LUA22000099_220510_v4
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: See comments above.
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 16, 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: The auto sentry canopy offers no opportunity for windows and doors
as it is a drive through facility.
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: The auto sentry canopy does not have upper portions available for
windows.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comment: The auto sentry canopy does not have display windows.
N/A
Standard: Where windows or storefronts occur, they must principally contain cl ear
glazing.
Staff Comment: The auto sentry canopy does not have windows or a storefront.
N/A
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The auto sentry canopy does not have windows.
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:
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 25 of 36
D_Brown_Bear_LUA22000099_220510_v4
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: The auto sentry canopy does not have walls.
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 stan dard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: See comment above.
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.
✓
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: A pitched/sloped roof with projected cornices is provided.
d. Building Materials:
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
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 26 of 36
D_Brown_Bear_LUA22000099_220510_v4
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
✓
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 auto sentry canopy does not have walls. The canopy is supported
by four steel columns. All columns have a stone veneer covering them up to 7.5 feet in
height with the remainder above being painted white. Eight bollards are included and
are red. The cornices are white with the remainder of the canopy fascia b oard painted
blue with a four-inch (4”) green accent stripe. The colors of the canopy match the Brown
Bear company colors. The materials and colors will encompass all sides of the auto
sentry canopy.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See comment above.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See comment above.
✓
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.
N/A
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: Concrete walls are not proposed.
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: Concrete block walls are not proposed.
✓
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.
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 27 of 36
D_Brown_Bear_LUA22000099_220510_v4
Staff Comment: Building elevations for the auto sentry canopy were included with the
project application materials, which included a Brown Bear log o on the southwest and
southeast fascia board. The applicant will be required to submit a sign permit in
compliance with the signage standards of the City Center Sign Regulation Area. A
separate sign permit would need to be reviewed and approved prior to installation.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: The auto sentry canopy is not a mixed use or multi -use building.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
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.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
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.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, incl uding support
structure.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
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.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 28 of 36
D_Brown_Bear_LUA22000099_220510_v4
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,
as a recommended condition of approval , a lighting plan or an as-built plan identifying
compliance with the lighting requirements will need to 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 for
review and approval by the Current Planning Project Manager.
Compliance
not yet
demonstrated
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.
Compliance
not yet
demonstrated
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.).
Staff Comment: See comment above.
18. 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: The project is within a high seismic hazard area. A geotechnical report
was not initially submitted. SEPA mitigation measures were included with the
environmental threshold determination that requires the applicant to submit a
geotechnical report with the building permit application that provides analysis of the
site and proposal. Additionally, the geotechnical engineer will be required to review the
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 29 of 36
D_Brown_Bear_LUA22000099_220510_v4
construction and building plans to verify compliance with the geotech nical report(s).
The SEPA mitigation measures are included as conditions of approval.
✓
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified the project site as being in a
Wellhead Protection: Zone 2 area due to its proximity to the City’s source of drinking
water. The existing automated car wash use is not being expanded. However, any
offsite fill materials will need to be from a verifiable source in order to ensure it is clear
of contaminants. The City’s grading and excavation regulations require imported fill in
excess of 100 cubic yards within Zone 2 have a source statement certified by a qualified
professional or confirm the fill was obtained from a WDOT approved source. This
requirement would be verified with the civil construction and/or building permit
application(s).
19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review and when specifically
authorized by the development standards, site plan review may be used as a means to pro pose
modifications to development standards for developments otherwise exempt from site plan 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 r equests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 15,
Zoning Development Standard Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
conditions of
approval are
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 16, Design District Review: Building Character and Massing .
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: See FOF 15, Zoning Development Standard Compliance: Vehicular
Access, FOF 16, Design District Review: Vehicular Access, and FOF 16: Design District
Review: Pedestrian Circulation. Provided conditions of approval are met, it is
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 30 of 36
D_Brown_Bear_LUA22000099_220510_v4
anticipated that the project site will have adequate room for vehicular and pedestrian
circulation.
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: Storage areas, rooftop equipment and refuse and recyclable areas are
not proposed or not required. Stacking lanes will be screened from view by the proposed
landscaping strip. The project would tie into the existing stormwater facilities . Location
of utilities will be verified at time of civil construction permit and building permit rev iew.
See discussion under FOF 15, Zoning Development Standard Compliance and FOF 16,
Design District Review for additional information.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: It is not anticipated that views would be impacted as a result of the
project proposal. See FOF 16. Design District Review: Building Location and Orientation
for more information.
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 15, Zoning Development Standard:
Landscaping and comments above.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the appli cation; therefore staff
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 16, Design Review: Lighting).
Compliant if
conditions of
approval are
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The auto sentry canopy is in an area that is currently being used as a
stacking lane for the existing automated car wash. The transportation memorandum
does not anticipate that installation of the canopy will increase the intensity and trip
generation of the automated car wash. Noise impacts are not anticipated to exceed the
existing noise levels. Stacking lanes will be oriented in the same direction as they
currently exist. A new landscaping strip to the west of the canopy and stacking lanes
will function as a barrier between the use and Talbot Rd S.
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.
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 31 of 36
D_Brown_Bear_LUA22000099_220510_v4
Staff Comment: See comments above regarding the perceived scale of the proposed
structure and its compatibility with the abutting structures and the surrounding
neighborhood.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: Natural features do not exist in the project area as it is currently
developed. A 15-foot-wide landscaping strip within the public right-of-way is proposed
to the west of the project between the use and Talbot Rd S.
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: Parking areas are not proposed to be revised.
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 15, Zoning Development Standard: Landscaping and comments
above.
✓
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 part of the
project and would continue to access the site via existing driveways on S Grady Way,
Talbot Rd S and S 7th St.
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 proposal would not impede internal circulation. See FOF 16: Design
District Review: Pedestrian Circulation.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No loading or delivery areas are proposed.
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City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 32 of 36
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Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: See comments in FOF 15, Zoning Development Standard Compliance:
Bicycle Parking for additional information. An existing bus stop is located on the south
side of S Grady Way approximately 75 feet east of the intersection of S Grady Way and
Talbot Rd S. A second existing bus stop is located on the north side of S Grady Way
approximately 87 feet west of the intersection of S Grady Way and Talbot Rd S.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 16, Design District Compliance: 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: See FOF 16, Design District Compliance: Recreation Areas and Common
Open Space: Recreation Areas and Common Open Space.
✓
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 proposal.
✓
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 reviewed the proposal and did not
identify additional improvements that would be needed to provide adequate services.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton and is located within
the City’s Downtown Zone 2 Wellhead Protection Area. There is an existing eight-inch
(8”) water main that serves the property from S 7th St. The proposed improvements will
not require additional connections to the City’s water system.
Sewer services is provided by the City of Renton. There is an existing eight-inch (8”)
concrete gravity wastewater sewer main which connects to S 7th St. The proposed
improvements will not require additional connections to the City’s sewer service.
Drainage.
Staff Comment: The site will continue to drain into the existing stormwater system. No
modifications are proposed as part of the project. Development Engi neering staff has
indicated that the applicant must verify with the Development Services Division that the
project does not exceed $100,000 in valuation with the building permit application. If it
DocuSign Envelope ID: 0FC05C70-814F-4E92-AE36-7095CD157365
City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 33 of 36
D_Brown_Bear_LUA22000099_220510_v4
does exceed this amount, then the project will require Cate gory 3 Targeted Drainage
Review and the applicant will need to address all requirements of this review during
review of the building permit application.
Transportation.
Staff Comment: Access to the site is via two driveways from S Grady Way and one each
from Talbot Rd S and S 7th St. No new access points are proposed. The inclusion of the
auto sentry canopy would not increase the intensity of the automatic tunnel car wash
and an increase in traffic to the site is not expected. Improvements are expected to be
valued at less than $100,000 and therefore frontage improvements would not be
required; if the project comes in over $100,000 then it would be subject to frontage
improvements. A concurrency test is not required as proposed as no additional demand
on the transportation network will occur as determined by the Development
Engineering Division. See FOF 15, Zoning Development Standards: Parking for
additional information.
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: The project would tie into the existing stormwater facilities. The site is
serviced by an existing onsite storm drainage conveyance system. There is an existing
24-inch surface water main that serves the property from S Grady Way which connects
to S 7th St.
I. CONCLUSIONS:
1. The subject site is located in the Commercial and Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation , see FOF 14.
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 15.
3. The proposed Brown Bear Car Wash Auto Sentry complies with Urban Design District D provided the
applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed Brown Bear Car Wash Auto Sentry complies with the Critical Areas Regulations provided
the applicant complies with City Code and conditions of approval, see FOF 17.
5. The proposed Brown Bear Car Wash Auto Sentry 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 18.
6. There are adequate public services and facilities to accommodate the proposed Brown Bear Car Wash
Auto Sentry provided the applicant complies with City code and conditions of approval, see FOF 18.
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City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 34 of 36
D_Brown_Bear_LUA22000099_220510_v4
J. DECISION:
The Brown Bear Car Wash Auto Sentry Site Plan, File No. LUA22-000099, ECF, SA-A, as depicted in Exhibit 5, is
approved and is subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non -
Significance Mitigated, dated May, 9, 2022.
a. The applicant shall submit a geotechnical report with the building permit application that
provides analysis of the site and proposal.
b. The applicant’s geotechnical engineer shall review the project’s construction and building
permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer
shall submit a sealed letter stating that they have reviewed the construction and building permit
plans and in their opinion the plans and specifications meet the intent of the report(s).
2. The applicant shall provide a revised landscape plan with the civil construction permit application or
building permit application if no civil construction permit is required. The 15 -foot landscaping strip shall
consist of a mix of Douglas Fir, full size Western Red Cedar, Western Hemlock, and native evergreen
species of shrubs and groundcover as determined by the Current Planning Pro ject Manager. No turfgrass
lawn, or similar type of grass, shall be present in the landscaping strip. A permanent irrigation system is
required meeting the irrigation requirements of RMC 4-4-070I. A public right-of-way use permit requiring
the property owner to maintain the landscaping leaving the City the right to remove or alter if the right -
of-way is needed for future improvements shall be completed prior to permit issuance. The rev ised
landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
3. The applicant shall provide a public art design with a minimum monetary value of one percent (1%) of
the assessed value of the auto sentry canopy. The design shall not incorporate bears, be bear related or
be incorporated into the existing bear statues. Alternatively, the applicant may request a fee -in-lieu and
if the Administrator determines onsite public art is impractical then payment of a fee-in-lieu in the
amount of one percent of the assessed value of the auto sentry canopy will need to be provided. Any
public art design will need to complete the Renton Arts Commission approval process and be installed
prior to building permit final inspection for the auto sentry canopy or as determined by the Current
Planning Project Manager.
4. The applicant shall provide a survey identifying the existing lot lines and the location of the proposed
structure with the building permit. If the structure is non-compliant with regard to setbacks, then a lot
combination application removing underlying lots that cause the structure to be non -compliant shall be
required. The lot combination shall be recorded with the King County Recorder’s Office pri or to final
inspection.
5. The applicant shall submit revised floor plans and elevations that are consistent with the measurements
of the site plan at time of building permit application. The revised floor plans and elevations shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
6. The applicant shall provide a revised site plan with the civil construction permit application or building
permit application if no civil construction permit is required that replaces the exi sting striping with
stamped concrete for the pedestrian extension to Talbot Rd S. Signs shall be placed alerting drivers to
the pedestrian function of the connection and instructing them to use caution. The existing striping shall
be replaced with stamped concrete for the pedestrian connection extending to S Grady Way. Pathways
shall be a minimum five (5) feet in width. The revised site plan shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
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City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 35 of 36
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7. The applicant shall submit a pedestrian plaza plan with the civil construction permit application or
building permit application if no civil construction permit is required. The plaza plan shall provide
pedestrian amenities such as lighting, seating, trash receptacles, planters, decorative paving,
landscaping, and other street furniture at the corner of S Grady Way and Talbot Rd S. as determined by
the Current Planning Project Manager. The pedestrian plaza shall measure not less than one thousand
(1,000) square feet with a minimum dimension of twenty feet (20’) on one side abutting the sidewalk.
The pedestrian plaza plan shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
8. A lighting plan or an as-built plan identifying compliance with the lighting requirements 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 for review
and approval by the Current Planning Project Manager.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on June 6, 2022 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Car Wash Enterprises, lnc.
3977 Learv Wav NW
Seattle, WA 98107
Glenna Mahar
Barghausen Consulting Engineering
18215 72nd Avenue S
Kent, WA 98032
Glenna Mahar
Barghausen Consulting Engineering
18215 72nd Avenue S
Kent, WA 98032
TRANSMITTED on June 6, 2022 to the Parties of Record:
No parties of record
TRANSMITTED on June 6, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
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 June 21, 2022. An appeal of the decision must be filed within the 14 -day
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City of Renton Department of Community & Economic Development
Brown Bear Car Wash Auto Sentry
Administrative Report & Decision
LUA22-000099, ECF, SA-A
Report of June 6, 2022 Page 36 of 36
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appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by
Governor’s Proclamation 20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason,
appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st
floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be
collected at a future date if your appeal is submitted electronically. Appeal s 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.
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 decis ion 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.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Brown Bear Car Wash Auto Sentry
Land Use File Number:
LUA22-000099, ECF, SA-A
Date of Report
June 6, 2022
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Glenna Mahar
Barghausen Consulting
Engineers
18215 – 72nd Ave S, Kent, WA
98032
Project Location
800 S Grady Way
The following exhibits are included with the Administrative report:
Exhibits 1-6 As shown in the Environmental Review Committee (ERC) Report
Exhibit 7 Administrative Decision and Report
Exhibit 8 Canopy Floor Plans and Elevations
Exhibit 9 Project Narrative
Exhibit 10 Advisory Notes
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