HomeMy WebLinkAboutD_Admin_Decision_Brotherton_Cadillac_220714_v3_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 14, 2022
Project File Number: PR22-000124
Project Name: Brotherton Cadillac and GMC
Land Use File Number: LUA22-000125, ECF, SA-A, CUP-A, MOD
Project Manager: Alex Morganroth, Senior Planner
Owner: Roy and Gloria Ballestrasse, 23520 SE 305th St, Black Diamond, WA 98010
Brad Brotherton, 215 SW 12th St, Renton, WA 98057
A & D Renton, LLC, 411 Seneca Ct NW, Renton, WA 98057
Applicant/Contact: James Castino, Castino Architecture /8911 71st Ave NW Gig Harbor, WA
98332 / jimpilot22@gmail.com
Project Location: 209 and 215 SW 12th St (APN's 3340402820, 3340402870, 3340402885,
3340402860, 3340402850, 3340402880, 3340402780, 3340402805,
3340402925)
Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental
(SEPA) Review, an Administrative Conditional Use Permit, and a Modification in
order to construct an addition to an existing auto dealership (classified as ‘small
vehicles sales’ per RMC 4-2-060) and to construct a new auto dealership on the
abutting site. The subject properties are located at 215 and 209 SW 12th St
(APNs 3340402850, 3340402860, 3340402820, 3340402870, 3340402880,
3340402885, 3340402805, 3340402780, 3340402925) near the intersection of
SW 12th St and Maple Ave SW. The project site totals approximately 2.72 acres
in area and is zoned Commercial Arterial (CA). The site is located in the Auto
Mall Area A Overlay District. The site is currently occupied by a primary building
used for small vehicle sales and service, as well as multiple single -family
residential homes. The purpose of the project is to separate the existing
combined Cadillac/GMC dealership into two (2) detached dealerships. The
applicant proposes to redevelop the eastern portion of the site with a new
16,600 square foot Cadillac auto dealership to include a showroom/sales area,
parts sale and storage area, service and shop, and various other support areas.
A 1,600 square foot canopy structure is also proposed in order provide covered
charging for customer or employee EV vehicles. In addition, the applicant has
proposed a 4,416 square foot addition to the service department on the west
side of the existing dealership building near the intersection of SW 12 th St and
Maple Ave SW, which will be converted into a GMC sales -only dealership after
construction of the new building. Associated site improvements would include
asphalt paving and striping, underground utilities, storm drainage and
landscaping. Access to the existing building is not proposed to change, while
access to the new building would be via a single driveway off of SW 12th St and
a gated entrance off of the private street to the south. Cross-site access
between the two (2) buildings is proposed. The applicant has proposed the
removal of 19 trees on the site and the retention of one (1) tree. According to
COR Maps, the site is mapped with a high seismic hazard. The applicant
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 2 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
B. EXHIBITS:
Exhibit 1-17: ERC Report and Exhibits
Exhibit 18: SEPA Determination, dated May 16, 2022
Exhibit 19: Administrative Report and Decision
Exhibit 20: Resolution No. 3457: Auto Mall Improvement Plan
C. GENERAL INFORMATION:
1. Owner(s) of Record: Roy and Gloria Ballestrasse, 23520 SE 305th St, Black
Diamond, WA 98010
Brad Brotherton, 215 SW 12th St, Renton, WA 98057
A & D Renton, LLC, 411 Seneca Ct NW, Renton, WA
98057
2. Zoning Classification: Commercial Arterial (CA)
Auto Mall Area A
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Auto-dealership and single-family residential
5. Critical Areas: High seismic hazard
submitted a Traffic Impact Analysis, a Drainage Report, a Geotechnical Report,
an Arborist Report, and an Environmental Checklist with the application.
Site Area: 2.72 acres
Project Location Map
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 3 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
6. Neighborhood Characteristics:
a. North: Small vehicle sales; Commercial Arterial (CA) zone
b. East: Small vehicle sales; Commercial Arterial (CA) zone
c. South: I-405 ROW
d. West: Small vehicle sales; Commercial Arterial (CA) zone
7. Site Area: 2.72 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
S 180th Annexation A-002-59 1745 04/19/1959
Site Plan Review LUA97-096 N/A 05/15/1997
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. The site is in the Valley 196 Pressure
Zone. There is an existing 8-inch water main in SW 12th St and an existing 12-inch water main located
in Maple Ave SW.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity wastewater
main in SW 12th St and existing 8-inch gravity wastewater main in Maple Ave SW.
c. Surface/Storm Water: The site is generally sloped from the northeast to the southwest. There is an
existing 18-inch stormwater main on the north side of SW 12th St with 12-inch stormwater mains
crossing to catch basins on the south side of SW 12th St. There is a private, on site conveyance system,
conveying water through a private vault on the west side of the site before discharging to the
southwest of the site.
2. Streets: The proposed development fronts SW 12th St along the north property line and Maple Ave SW.
SW 12th St is classified as a commercial access street with an existing right -of-way (ROW) width of
approximately 30 feet. The road is not centered in the ROW and approximately 12 feet of ROW are on the
project side of the centerline according to the King County Assessor s Map. Maple Ave SW is classified as
a commercial access street with an existing, variable, right -of-way (ROW) width of approximately 60 ft
along the northern half and 42.5 ft along the southern half per the King County Assessor Map. For that
portion of frontage with a 42.5 ft ROW the road centerline is offset and approximately 12.5 feet of ROW
are on the project side of the ROW centerline.
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
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 4 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-040: Auto Mall District
b. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 9 Permits - Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on (project
application date) and determined the application complete on April 4, 2022. The project complies with
the 120-day review period.
2. The project site is located at 209 and 215 SW 12th St (APN's 3340402820, 3340402870, 3340402885,
3340402860, 3340402850, 3340402880, 3340402780, 3340402805, 3340402925).
3. The project site is currently developed with an auto-dealership (small vehicle sales) and single-family
homes.
4. Access to the existing building is not proposed to change, while access to the new building would be via a
single driveway off of SW 12th St and a gate driveway entrance off of the private street to the south .
Cross-site access between the two buildings is proposed.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification and Auto Mall Area A overlay.
7. There are approximately 20 trees located on-site, of which the applicant is proposing to retain one tree.
8. The site is mapped with a high seismic hazard area.
9. Approximately 430 cubic yards of material would be cut on-site and approximately 430 cubic yards of fill
is proposed to be brought into the site.
10. The applicant is proposing to begin construction in summer of 2022 and end in summer of 2023.
11. Staff received three (3) public comment letters from representatives of Department of Ecology (Exhibit
13), WSDOT (Exhibit 14), and the Duwamish Tribe (Exhibit 15). To address public comments the following
report contains analysis related to potential soil contaminants, impacts to I-405, and general
environmental impacts.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 5 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
May 16, 2022 the Environmental Review Committee issued a Determination of Non -Significance -
Mitigated (DNS-M) for the Brotherton Cadillac and GMC project (Exhibit 18). The DNS-M included (number
of mitigation measures) mitigation measures. A 14-day appeal period commenced on (appeal period start
date) and ended on (appeal end date). No appeals of the threshold determination have been filed as of
the date of this report.
14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ER C)
issued the following mitigation measures with the Determination of Non -Significance – Mitigated:
a. The applicant shall adhere to the recommendations in the geotechnical report, prepared by Migizi
Group and dated July 8, 2021, or future addenda.
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 he/she has reviewed the construction and building permit plans and in
their opinion the plans and specifications meet the intent of the report(s).
c. The applicant shall sample soil for arsenic and lead following 2019 Tacoma Smelter Plume
Guidance. If lead or arsenic are found at concentrations above the Model Toxics Control Act
(MTCA) cleanup level, construction workers and employees on site shall be notified of their
occurrence.
d. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all
construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the
owner/developer shall immediately notify the Current Planning Project Manager, concerned
Tribes’ cultural committees, and the Washington State Department of Archeology and Historic
Preservation.
15. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental degradation
before, during, and after construction.
✓
Policy L-52: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓
Policy L-57: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
✓
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 6 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
✓
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive
areas including: lakes, rivers, major and minor creeks, intermittent stream courses and
their floodplains, wetlands, ground water resources, wildlife habitats, and areas of
seismic and geological hazards.
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 access,
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 Auto Mall
District. The proposal is compliant with the following development standards, as outlined in RMC 4 -2-
120A, if all conditions of approval are met:
Compliance CA Zone Development Standards and Analysis
Compliant if
CUP Issued
Use: Small vehicle sales are a permitted use in the CA zone pursuant to condition #68
that states “The use is permitted if conducted wholly within an enclosed building, or if
the use is located within an Automall District pursuant to RMC 4-3-040 or an Industrial
Zone (IL, IM, or IH).”
Small vehicle repair is a permitted use in the CA zone with an approved Conditional
Use Permit and subject to condition #2 that states all operations shall be conducted
entirely within an enclosed structure, and;
a. Vehicles shall only be held on the property while being serviced and shall
have an active repair or service invoice that shall be made available to the
City upon the City’s request.
b. Vehicle storage before or after service shall not be allowed. Vehicles held
on the site shall be subject to the screening and landscaping provisions in
RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building
c. Vehicle holding areas shall count toward the maximum lot coverage
standard of the zone
d. Any overnight vehicle parking accessory to this use shall not be located in
the front setback or in a side setback along a street. Additionally, in the
CN or CV Zone, this use shall be associated with a gas station.
Staff Comment: The applicant is proposing an expansion of an existing dealership as
well as a new dealership with a service component. The sale of small vehicles is a
permitted use in the CA district and is not restricted by condition #68 as the property is
located within Automall District A. The applicant would be required to obtain a
Conditional Use Permit for the proposed small vehicle repair use in the new dealership
as well as for the expansion of the service area in the existing dealership.
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
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 7 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
after the deduction of sensitive areas, areas intended for public right -of-way, and
private access easements.
Staff Comment: No new residential units are proposed as a part of the project.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: All existing parcels comprising the site of the existing dealership exceed
5,000 sq. ft. in size (APNs 3340402850, 3340402870, 3340402820, 3340402870, and
3340402885). No changes to the five (5) parcels occupied by the existing building are
proposed.
As a condition of approval, the applicant will be required to combine the parcels
comprising the site of the new dealership (APNs 3340402805, 3340402880,
3340402780, and 3340402825). Upon completion of the lot combination process, the
subject property would exceed the minimum lot size requirement.
Compliant if
Condition of
Approval is
met
Setbacks: The minimum front yard and secondary front yard setback is 15 ft. The
minimum setback may be modified through the site plan review process if it can be
demonstrated to the Administrator’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 in stall 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 apparent 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
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 8 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
(e) Structured parking is not located along any building facade that fronts a reduced
setback.
Alternatively, the minimum setback may be modified through the site plan review
process if it can be demonstrated to the Administrator’s satisfaction that the reduced
setback would result in the protection and preservation of Priority One trees, as
identified in RMC 4-4-130H1b, that would otherwise not practicably be retained
without reduction of the minimum setback.
A maximum front yard and secondary front yard setback of 20 ft. is required. The
maximum setback may be modified through the site plan review process if the
applicant can demonstrate that the proposed development meets the following
criteria:
i. Orients development to the pedestrian through measures such as providing
pedestrian walkways beyond those required by the Renton Municipal Code (RMC),
encouraging pedestrian amenities, and supporting alternatives to single -occupant
vehicle (SOV) transportation; and
ii. Creates a low-scale streetscape through measures such as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken parking
along the street front; and
iii. Promotes safety and visibility through measures such as discouraging the creation
of hidden spaces, minimizing conflict between pedestrian and vehicle traffic, and
ensuring adequate setbacks to accommodate required parking and/or access that
could not be provided otherwise.
Alternatively, the maximum setback requirement may be modified if the applicant can
demonstrate that the above criteria cannot be met by addressing the following
criteria. However, all the above criteria that can be met shall be addressed in the site
development plan.
i. Due to factors including but not limited to the unique site design requirements or
physical site constraints such as critical areas or utility easements, the maximum
setback cannot be met; or
ii. One (1) or more of the above criteria would not be furthered or would be impaired
by compliance with the maximum setback; or
iii. Any function of the use which serves the public health, safety, or welfare would
be materially impaired by the required setback.
There are no minimum side or rear yard setbacks, except 15 fe et if the lot abuts or is
adjacent to a lot zoned residential.
Staff Comment: The existing combined dealership building and associated surface
parking is located across multiple parcels with various owners. The proposed 4,416 sq.
ft. addition would be fully within the boundaries of one of the existing interior parcels
(APN 334040270). Due to the disparate ownership of the underlying parcels and the
existing lease agreements in place between the dealership owner and the property
owners, a lot combination is not currently possible. The existing dealership was legally
constructed across the property lines in 1996 and therefore is classified as a legal non -
conforming structure. Therefore in order to evaluate the buildings siting, the setbacks
for the building were established from the ROW (north and west), the future shared
property line with the new dealership (east) and the shared property line to the south.
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 9 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
Upon completion of the addition, the building would have a front yard setback (north)
of approximately 0 feet, a secondary front yard setback (west) of approximately 63
feet, and side yard setbacks ranging from five feet (5’) to fifteen feet (15’) as measured
from the ROW. The proposed addition does not increase the non-conformity of the
existing structure and therefore complies with the setback requirements for the CA
zone.
The new dealership is proposed to be built across the common boundaries of the
multiple parcels that make up the site resulting in noncompliance with the required
setbacks (see Exhibit 2). In addition, a portion of the southwest corner of the dealership
would be built across the common boundary of a parcel underlying the existing
dealership (APN 3340402885) and a parcel underlying the proposed dealership (APN
3340402880). Therefore, staff recommends as a condition of approval, the applicant
shall record a formal Lot Line Adjustment for parcels 3340402880 and 3340402885
that shifts the common property line westward in order to ensure the proposed new
dealership building contained fully within a single parcel. The instrument shall be
recorded prior to the issuance of Temporary Certificate of Occupancy. In addition, staff
recommends as a condition of approval, the applicant shall record a formal Lot
Combination with parcels 3340402805, 3340402780, 3340402880, and 3340402925 in
order to ensure the new and proposed improvements are not built across property
lines. The instrument shall be recorded prior to the issuance of Temporary Certificate
of Occupancy. Building setbacks for the new dealership building would be measured
from the property lines established following recording of the Lot Combination and Lot
Line Adjustment, which would be the exterior lines adjacent to the one (1) street
frontages and three (3) shared lot lines. The proposed building would have a front yard
setback of approximately 33 feet from the front property line (SW 12th St). Side yard
setbacks for the proposed building would be approximately 20 feet (west) and 59 feet
(east). The rear yard setback (south) would be approximately 24.5 feet.
Per RMC 4-2-120C, the maximum setback may be modified through the site plan review
process if the applicant demonstrates that the proposed development is oriented to
the pedestrian and provides pedestrian amenities, fosters distinctive architecture to
mitigate the visual dominance of parking, and promotes safety and visibility across the
project site. The applicant proposed floor-to-ceiling windows at the northwest corner
that extend back along the north and west facades. The windows will provide
considerable visibility both for customers and employees both inside and outside of the
building. In addition, the applicant has proposed a pedestrian sidewalk that wraps
around the north and west sides of the new dealership building providing pedestrian
access to the sidewalk along the SW 12th St ROW via a combination crosswalk/ADA
access route. No display or customer vehicle parking is located between the building
and the ROW. Landscaping and bike parking adjacent to the ROW provides additional
pedestrian-scale features and amenities that help orient the front entry towards
walkers, cyclists, and other non-motorized users and decrease the impacts of the larger
setback. Staff finds the applicant has demonstrated the proposal meets the maximum
setback modification criteria and recommends approval of the modification.
Therefore, both the new dealership building and the proposed addition to the existing
dealership would comply with all setbacks after the Lot Line Adjustment and Lot
Combination is recorded.
✓ 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
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 10 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
garage. The maximum building height permitted is 50 ft., except 60 ft. if the building
is mixed use.
Staff Comment: According to the site plan submitted with the application, the building
coverage for the proposed new dealership building and parking canopy would be
approximately 39% (20,536 sq. ft./52,657 sq. ft.) and the proposed impervious surface
is approximately 75% (47,510 sq. ft./52,657 sq. ft.). The maximum height of the new
dealership building would be approximately 25 feet tall. As proposed, the new
dealership portion of the project complies with the height and building coverage
requirements for the CA zone.
Due to the different ownership of parcels underlying the existing dealership, analysis o
of the building coverage was completed based on the combined building square
footage of the underlying parcels. Based on a total area of the underlying parcels,
70,955 sq. ft., the building coverage on the site would be approximately 41.8% (29,649
sq. ft./70,955 sq. ft. The height of the existing building is approximately 28 feet and
the height of the proposed service addition is approximately 20 feet. As proposed, the
addition to the existing building complies with the height and building coverage
requirements for the CA zone.
✓
Landscaping: Landscaping: The City’s landscape regulations (RMC 4-4-070) require a
10-foot landscape strip along all public street frontages. 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
shall be planted within planting strips pursuant to the following standards, provided
there shall be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width
of the planting strip and the presence or lack of overhead power lines; provided, the
Administrator and City arborist shall each retain the right to reject any proposed
cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree
List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root barriers,
structured soils, or other measures to help prevent tre e roots from damaging
infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and
the sidewalk at the following intervals; provided, that, where right -of-way is
constrained, irregular intervals and slight increases or decreases may be permitted or
required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right -of-way including, but not limited to,
underground utilities, street lights, utility poles, traffic signs, fire hydrants, and
driveways; such spacing standards are identified in the City’s Approved Tree List.
Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 11 of 31
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Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces
within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area
shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cov er
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J -rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 12 of 31
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A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: Per RMC 4-4-080.D.10.d, the sales area of the site where vehicles are
displayed is not classified as a parking lot and is therefore not subject to the
landscaping and screening requirements for parking lots in RMC 4 -4-070. However,
auto-sales and other similar auto-related uses in the Auto Mall Area A District are
subject to the development standards for Auto Mall Area Overlay Districts in RMC 4-3-
040D. See FOF 17: Auto Mall Area A Overlay District, Landscaping below for a complete
landscaping analysis.
Compliant if
Conditions of
Approval are
met
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 ret ained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: For the purposes of tree retention requirements, staff analyzed the
tree retention rate across all nine (9) parcels a part of the project due to their common
ownership. According to the Arborist Report (Exhibit 7) and Tree Retention Plan (Exhibit
6) submitted by the applicant, a total of 20 significant trees are located across the
entire project site. The applicant has proposed the retention of one 6-inch Maple tree
near the egress of the service area addition to the existing dealership building. One
landmark tree, a 31-inch diameter Douglas fir is located on the site near the SW 12th St
ROW. Several large native trees are proposed for removal including 16 -inch, 14-inch,
and 12-inch Western red cedars, a 15-inch Big leaf maple, and the 31-inch Douglas fir.
Tree species proposed for replanting include Armstrong maple and Paperbark maple
tree, both of which are non-native and typically smaller in stature. Therefore, staff
recommends as a condition of approval , the applicant shall utilize larger species such
as standard Western red cedar and Douglas fir, or an alternative approved by the
Current Planning Project Manager, in lieu of at least one-half of the proposed non-
native, small stature trees on the site. An updated landscape plan shall be submitted
to and approved by the Current Planning Project Manager prior to civil construction
permit approval.
During review of the application, staff discovered multiple discrepancies between the
Tree Retention Plan, Tree Retention Worksheet and Arborist Repot. For example, the
Arborist Report proposes the removal of all 20 significant trees, while the Tree
Retention Plan and Worksheet identify 19 trees for removal. In addition, the tree
retention worksheet incorrectly excludes six (6) trees from the retention calculation.
The six (6) trees are located in a water easement, not a public access easement, and
therefore should not be excluded. The discrepancies between the various documents
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 13 of 31
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prevent staff form determining compliance with the tree retention standards for the
CA zone. Therefore, staff recommends, as a condition of approval, the applicant shall
submit a detailed tree retention plan and updated Arborist report that clearly identifies
the specific trees on-site proposed for removal and shall demonstrate compliance with
the tree retention standards for the CA zone. The updated tree retention plan and
arborist report shall be submitted to and approved by the Current Planning Project
Manager prior to civil construction permit approval.
Compliant if
Condition of
Approval is
met
Refuse and Recycling: In manufacturing and other nonresidential developments, a
minimum of three (3) square feet per every one thousand (1,000) square feet of
building gross floor area shall be provided for recyclables deposit areas and a
minimum of six (6) square feet per one thousand (1,000) square feet of building gross
floor area shall be provided for refuse deposit areas. A total minimum area of one
hundred (100) square feet shall be provided for recycling and refuse deposit areas.
Staff Comment: Based on the proposal for a total of approximately 49,165 square feet
of gross floor area, 441 square feet of refuse and recycle area is required to be provided
(49,165 sq. ft./1,000 sq. ft. x 9 sq. ft.). Based on measurements completed by staff, a
new enclosure providing approximately 109 sq. ft. of space is proposed on the new
dealership site. An existing refuse and recycling area adjacent to the existing site has
an indeterminant amount of area and therefore compliance could not be confirmed.
which does not comply with the area requirements. Therefore, staff recommends, as a
condition of approval, the applicant shall submit a revised site plan with the building
permit application that identifies one or more refuse and recyclables enclosures
compliant with the size requirements in RMC 4 -4-090E.3 or obtain modification
approval to reduce the minimum size requirements. The refuse and reycling
enclosure(s) shall be sized based on the combined square footage of both dealerships
to ensure adequate space is provided. The revised site plan or modification shall be
reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
No residential lots are adjacent to the sites and therefore the 50-foot separation from
residential lots is not applicable.
✓
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 existing dealership has frontages along two (2) sides of the site
including SW 12th St to the north and Maple Ave SW to the west. The private road to
the south of the site (signed as SW 13th St) was vacated approximately a decade ago
provides site-to-site vehicle access between the subject site and the adjacent sites to
the south. Site-to-site vehicle access is also proposed between the existing dealership
and the site of the new dealership, allowing the two (2) dealerships to move cars
between sites without accessing the public street, and allowing customers to visit both
sites without needing to use the ROW. Due to the close proximity of the two (2)
dealerships, customers visiting both sites are unlikely to drive between sites and
instead would utilize the sidewalk along SW 12 St to move between dealerships.
The applicant has proposed one (1) new driveaway off of SW 12th St for access to the
site of the new dealership. The existing dealership has three (3) driveways off of SW
12th St. According to driveway standards contained in RMC 4-4-080, no more than one
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Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 14 of 31
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(1) driveway is allowed for each one hundred sixty five feet (165') of street frontage
serving any one property or among properties under unified ownership or control . With
a total street frontage of approximately 750 linear fee t across both sites, a total of four
(4) driveways are permitted. Therefore the proposed access plan for both sites
complies with the driveway requirements in the CA zone.
✓
Parking: Parking regulations require that a minimum of 1 space per 5,000 sq. ft. is
provided for the sales area and minimum of 2.5 spaces per 1,000 sq. ft. is provided for
the service area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions a re
8 ½ feet by 16 feet.
Staff Comment: Due to the close proximity of the existing dealership and proposed new
dealership, both to be under the same ownership, staff completed a combined parking
analysis in order to determine compliance with the parking requirements. The
applicant has proposed a total of 37 non-display spaces on the existing dealership site
and a total of 16 non-display spaces on the new dealership site for a total of 53 spaces
for use by employees and customers across both sites. In addition, a total of 16 display
spaces are proposed. According to the parking standards in RMC 4-4-080, the existing
dealership would be required to provide a total of 46 spaces including 44 service spaces
(17,416/1,000 * 2.5) and 2 sales area spaces (8,185/5,000 * 1). The new dealership
would be required to provide a total of 23 spaces including 21 spaces for the service
area (8,231/1,000 * 2.5) and two (2) spaces for the sales area (8,387/5,000 * 1).
Therefore, the applicant is proposing 23.1% fewer parking stalls than is required by
code (69 spaces). The Administrator may authorize a 25% reduction or increase in the
number of parking spaces required through the site plan review process if properly
justified by the applicant. According to the applicant, a reduction in the number of
parking spaces is appropriate due to a recent industry shift to more online vehicle
comparing and shopping, reducing the amount of in-person trips customers make to
the dealership. In addition, a substantial amount of surface parking currently exists on
the parcels to the north owned by the applicant. While typically used as display park ing
for vehicular inventory, the lots are striped and can provide overflow parking when
needed. Staff concurs with the applicants justification for providing less parking stalls
than the number required by code and recommends approval of the proposed 53
parking stalls.
Compliant if
condition of
approval is
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Based on the minimum number of vehicle spaces required for the use
across both sites, 69 spaces, the applicant is required to provide a minimum of seven
(7) bicycle parking spaces (10% of 69 = 6.9 spaces). The bicycle parking spaces should
be located close to the front entrance and positioned in a manner that does not allow
a vehicle to block access for a user. The applicant proposed the installation of a bicycle
rack at the front of the proposed building in existing landscaped area (Exhibit 2),
however the exact number of spaces was not indicated. In addition, the submitted
documents did not provide any specifications for the proposed bicycle spaces and
therefore compliance with the bicycle parking standards in RMC 4 -4-080F.11b could
not be determined. Therefore, staff recommends, as a condition of approval , the
applicant shall provide details of the proposed off-street bicycle parking that complies
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Administrative Report & Decision
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Report of July 14, 2022 Page 15 of 31
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with the bicycle parking standards to be reviewed and approved by the Current
Planning Project prior to civil construction permit issuance.
Compliance
not yet
demonstrated
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant proposes to install chain link security fencing at the rear
(south) of the site as well as on the east side of the site (Exhibit 2). The height of the
fence is not indicated on the plans. The applicant shall demonstrate compliance with
the fence requirements at the time of building permit submittal.
17. Auto Mall Area A Overlay District: The Auto Mall Area A Overlay District is intended to implement the
Renton Auto Mall Improvement Plan by guiding the redevelopment of the Auto Mall District. Properties
within Area A include those properties bounded by I-405 to the south, Rainier Ave S to the east, SW Grady
Way to the north, and Seneca Ave SW to the west. The proposal is compliant with the following
development standards, as outlined in RMC 4-3-040, if all conditions of approval are met:
Compliance Automall Area A Overlay District Development Standards and Analysis
✓
Use: All uses permitted by the underlying zoning are permitted in the Auto Mall Area
A Overlay District.
Staff Comment: See FOF 16: Zoning Development Standards Compliance, Use and FOF
19: Conditional Use Permit.
✓
Service Area Orientation: Service areas shall not face public street frontage.
Staff Comment: The service area of the new dealership building would be located at
the rear (south) side of the proposed building and would not face or be visible from a
public street. Due to the small size of the site, the service drive entrance would be
visible from the SW 12th St ROW. However, all service work would be completed at the
rear of the building and the service drive area would utilize roll -up garage doors with
glazing in order to visually screen the drive-in area.
The service addition to the existing dealership building would be located on the west
side of the building and would include roll-up doors with glazing on both the west and
south facades. While the service area roll-up door would face Maple Ave SW, activities
occurring inside the addition would not be visible from the ROW due the presence of
vehicle parking and landscaping between the ROW and the structure. In addition,
Maple Ave SW dead ends at the southwest corner of the site and has minimal
pedestrian or vehicular traffic. Therefore the location of the new service area and
service area addition meets the intent of the orientation requirement in the overlay
district by reducing the overall impact of the use on the surrounding environment.
Landscaping: A 15-foot-wide landscape strip along street frontages for lots that abut
Lind Ave SW, SW Grady Way, Talbot Road S, East Valley Road, or Rainier Ave S . This
frontage requirement is in lieu of the frontage requirement listed for the zone in
chapter 4-2 RMC. Unimproved portions of the right-of-way may be used in
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City of Renton Department of Community & Economic Development
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Administrative Report & Decision
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Report of July 14, 2022 Page 16 of 31
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Compliant if
Condition of
Approval is Met
combination with abutting private property to meet the required 15 -foot landscape
strip width.
The landscaping shall include a minimum 30-inch-high berm and red maples (Acer
rubrum), or other equivalent tree species required or approved by the Administrator
on the City’s Approved Tree List per RMC 4-4-070L, planted 25 feet on center.
Minimum 2.5% of the gross site area shall be provided as on -site landscaping.
Landscaping shall be consolidated and located at site entries, building fronts, or other
visually prominent locations as approved through the site plan development review
process. Minimum landscaping may be reduced to 2% of the gross site area where
bioretention, permeable paving, or other low impact development techniques
consistent with the Surface Water Design Manual are integrated.
All landscaping is subject to maintenance pursuant to RMC 4 -4-070P.
Staff Comment: Due to the close proximity of the existing dealership and proposed
new dealership, as well as the common ownership of both, staff completed a
combined landscape analysis in order to determine compliance with the landscaping
requirements in the Auto Mall District. Neither site has frontage along Lind Ave SW,
SW Grady Way, Talbot Road S, East Valley Road, or Rainier Ave S, and therefore is not
required to provide the 150foot wide landscape strip or 30 -inch berm.
The applicant submitted a landscape plan prepared by Sitts and Hill (Exhibit 3). The
total amount of landscaping proposed across the site is approximately 7,503 sq. ft.,
or 6.3% of the total site area (7,503 sq. ft. / 118,483 sq. ft.). A landscape strip varying
in width between one foot and 21 feet is proposed along SW 12th St frontage adjacent
to the proposed new dealership building. A plant schedule included with the landscape
plan includes Rose glow barberry, Goshiki false holly, Mt. Vernon laurel, Japanese
skimmia, Barren strawberry, and other species. Within the proposed landscape strip
along the ROW, the applicant has proposed five (4) Paper bark maple spaced
approximately 50 feet on center.
No landscape strip is present between the existing building and SW 12th St ROW due
to the close proximity of the building to the ROW (approximately 11 feet after
dedication) and existing location of the service area driveway access. An existing 17-
foot wide landscape strip located partially in the ROW is located along Maple Ave SW.
The landscape strip is currently planted with manicured grass and contains no shrubs
or trees. In order to provide addition screening for the new service area addition,
which partially faces a public ROW, staff recommends, as a condition of approval, the
applicant shall submit a revised landscape plan identifying additional shrubs and trees
within the existing landscape strip along Maple Ave SW. The revised landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
N/A
Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or
continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent
bumper overhang of sidewalks. Where these requirements differ from the
requirements of the parking, loading and driveway regulations of chapter 4 -4 RMC,
these requirements shall govern.
Customer Parking: Customer parking shall be designated and striped near entry
drives and visible from public streets. Where pos sible, customer parking shall be
combined with abutting dealership customer parking and shared access. Where these
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Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 17 of 31
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✓ requirements differ from the requirements of the parking, loading and driveway
regulations of chapter 4-4 RMC, these requirements shall govern.
Staff Comment: The applicant has proposed customer parking near the primary entry
near the northwest corner of the proposed new dealership building, as well as at the
northeast corner of the site between the building and the SW 12th St ROW. Existing
customer parking is also located on the west side of the site of the existing dealership
between the building and the Maple Ave SW ROW. Customers will be able to park on
either site in order to access to the two dealerships. Street parking is also available on
both Maple Ave SW and SW 12th St.
Compliant if
Modification
approved
under FOF 20
Auto Mall Right-of-Way Improvement Plan Coordination: Development shall be
coordinated with the adopted right-of-way improvement plan which addresses
gateways, signage, landscaping, and shared access.
Staff Comment: See analysis under FOF 20: Modification
Compliant if
Modification
approved
under FOF
20
Auto Mall Improvement Plan Compliance: All development shall coordinate with the
AutoMall Improvement Plan adopted by Resolution No. 3457. The plan addresses
potential street vacations, right-of-way improvements, area gateways, signage,
landscaping, circulation, and shared access.
Staff Comment: See analysis under FOF: Modification.
18. 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. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4 -9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
✓
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
Compliant if
Conditions of
Approval are
FOF 16 is Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: Due to the Automall District overlay and the proposed vehicle sales
use, the proposed project is not located in a Design District pursuant to RMC 4-3-
100B.1.b.iv.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
e. Off Site Impacts.
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Compliant if
Conditions of
Approval are
met
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed new dealership, a one-story building with mezzanine, is
of similar size and scale as other auto dealerships in the immediate area. In addition,
since the proposed site is within an area with a significant number of auto-dealership
buildings and associated surface parking area, the addition of another building would
not appear out of scale with the adjacent development pattern, especially in a
designated Auto Mall overlay area intended to concentrate auto retail uses. The
proposed new dealership building would incorporate a partial perimeter landscape
buffer and a considerable amount of perimeter and interior landscaping on the site
that would serve to break up the display parking lots and other impervious areas of the
site. The addition proposed to the existing dealership would not represent a significant
visual change due to its small size relative to the existing building. Therefore neither
the proposed new dealership or addition to the existing dealership results in an
overscale structure or overconcentration of development on the site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: A new sidewalk along the Maple Ave SW street frontage is proposed.
Upon completion of the sidewalk, pedestrians will have safe access to the site from the
sidewalks adjacent to the surrounding sites, regardless of the direction of entry to the
site. Vehicular connections to adjacent properties are provided via the private street
to the south, and a future vehicle connection is proposed between the site of the
existing dealership and the site of the proposed new dealership. See “Vehicle Access”
under FOF 16 above for additional circulation analysis.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties.
Staff Comment: The applicant has proposed a trash and recycling enclosure near the
SE corner of the new dealership site. The enclosure would consist of six-foot tall
masonry walls with chain-link swing gates and site-obscuring slats facing west towards
the proposed building. In order to achieve architectural design consistency with the
primary structure and to ensure adequate screening of the enclosures contents, staff
recommends, as a condition approval, the applicant shall utilize a high quality material
for the refuse and recycling enclosure gate such as wood, metal, or alternative material
approved by staff. The enclosure design shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
A short parapet is proposed around the roof which would screen the proposed roof
vents. No other significant mechanical equipment is proposed on the roof. If additional
mechanical equipment is proposed, the rooftop screening would be evaluated at the
time of formal building permit review.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Due to the location of the site within a primarily industrial area near a
large highway, limited meaningful natural features are present on or near the site.
Development of the site would not significantly impact any of the limited views in the
immediate area.
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Landscaping: Using landscaping to provide transitions between developments and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: Landscaping proposed across the project is generally acceptable and
would help break up the expanse of surface parking required by the use. See discussion
under FOF 17: Auto Mall Overlay, Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: No lighting specifications on were indicated on the utilities or site plan
and no separate lighting plan was submitted. Therefore staff recomm ends as a
condition of approval, the applicant shall submit a lighting plan be provided that
demonstrates compliance with RMC and provide enough li ght for safety but does not
provide excessive light across the site that would impact adjacent properties and the
wetland habitat, at the time of construction permit review.
✓
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed location for the new dealership structure is near the
middle of the project site. Noise impacts are not of great concern in the immediate
area due to the industrial nature of the development pattern. Road noise from I-405
to the north of the project site would not negatively impact customers visiting the
dealership due to the orientation of the building towards SW 12th St and location of the
service area at the rear of the building.
The proposed location of the addition to the existing dealership is adjacent to an
existing service area and therefore privacy and noise impacts are anticipated to be
limited.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: Although smaller than many of the adjacent buildings, the proposed
16,000 sq. ft. dealership would be a large structure which presence would represent a
significant visual change on one the site when compared to single-family residential
homes that previously occupied the site. Due to the location of the site in a highly
developed area adjacent to a major highway, limited natural characteristics or views
are available for preservation. The one-story building with a mezzanine is of similar
size and scale as the adjacent dealership buildings, including the existing building with
the proposed addition to the west. The service addition to the existing building has a
smaller height than the rest of the building and will considerably change the scale of
the structure due to its small size.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and l imiting
impervious surfaces.
Staff Comment: Limited natural features are present on either site due to their
locations in a highly urbanized, auto-centric area. The sites are generally flat and
therefore require minimal cutting or filling. Existing vegetation on the site of the new
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 20 of 31
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dealership is generally unmaintained lawn and Himalayan blackberry, all of which
would be removed in order to construct the building, surface parking lot, and dispersed
landscaping. Impervious surface at the existing site would remain largely unchanged
as a result of the addition, while impervious surface on the new site will be significant.
Due to the nature of the use, impervious surface levels are typically high but can be
offset through strategic landscaping or stormwater storage.
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: FOF 17: Auto Mall Area A Overlay Development Standards,
Landscaping
✓
g. Access
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: See FOF 16 under “Vehicular Access”.
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 two (2) sites allow for vehicle and pedestrian access via SW 12th St
and Maple Ave SW. Proposed street frontage improvements, including a new sidewalk
along Maple Ave SW and undergrounding of utilities along SW 12th St , would provide
a safe connection for pedestrians to use to access the main entrances of the existing
and new building, both of which face SW 12th St. A crosswalk connecting the public
sidewalk along SW 12th St to a concrete walkway abutting the front of the new
dealership building near the main entrance would allow customers to safely access the
building from the ROW. A minimum 20-foot wide drive aisle is proposed to loop around
the site and would provide adequate circulation for movement of vehicles by staff or
customers. Pedestrian and vehicular circulation on the site of the existing dealership is
adequate but limited due to the proximity of the building to the t wo (2) ROWs and
general layout of the site. The proposed service addition provides good circulation by
having vehicles enter the service area off of private street to the south of the site and
exit from a garage entrance on the west façade and would not negatively impact the
existing internal circulation.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No applicable.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The applicant has proposed a bike rack within the pedestrian plaza
area between the building and SW 12th St for the use of customers and employees. In
addition, a bus stop with access to the King County Metro F Line route going to and
from the Renton Transit Center is located only a block west of the project site.
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 21 of 31
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Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See “Internal Circulation” under criterion ‘g’.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: Due to the type of use proposed, significant passive or active
recreation is unlikely to occur on the site. However, the proposed pedestrian plaza will
serve as a small open space that provides customers or employees a place relax
outdoors on the site.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comments: See “Natural Features” under criterion ‘e’ above.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use.
Staff Comments: The proposal does not include any new public services or facilities as
part of the project. However, the site is in close proximity to a large collector arterial
street (S Grady Way) that would adequately accommodate vehicular traffic to and
from the site. In addition, the nearest bus stop is less than ¼ mile away where a
RapidRide bus route (the F Line) provides access to the Renton Transit Center,
Southcenter area, and The Landing.
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development, if the applicant provides Code
required improvements and fees (Exhibit 17). A Fire Impact Fee, based on a rate of
$1.25 per sq. ft. would be applicable to the proposal. In addition, a minimum of three
(3) new fire hydrants are required for the new building including one within 150-feet
of the structure and two within 300-feet of the structure.
Water and Sewer.
Staff Comment: Based on the information submitted with the land use application,
Renton Regional Fire Authority has determined that the preliminary fire flow demand
for the development would be 2,250 gpm. The required on-site water system
improvements include installation of a new water meter for the new dealership
building, installation of a fire sprinkler stub with double check detector assembly, and
three new fire hydrants. A water easement is required for meter and required reduced
pressure backflow assembly to be installed above ground in heated enclosure. The
development would be subject to the applicable water system development charges
and meter installation fees based on the size of the water meter.
All existing side sewers would be required to be cut and capped during demolition of
the single-family properties and a new side sewer needs to be installed to serve the
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 22 of 31
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new building. An oil/water separator (OWS) is required for connecting the service
garage in the new building to sewer. The development would be subject to applicable
wastewater system development charges based on the size of the new domestic water
to serve the project.
The utilities on the site of the existing dealership building would be evaluated at the
time of formal building permit application review, but are anticipated to be adequate
for service to the new addition.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report (TIR)
prepared by Sitts and Hill Engineers, Inc and dated January of 2022 (Exhibit 11). The
report analyzes existing conditions and proposed surface water collection and
distribution. The site is generally sloped from the northeast to the southwest. Based on
the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control
Standard - Matching Existing and is within the Black River Drainage Basin. There is an
existing 18-inch stormwater main on the north side of SW 12th St with 12 -inch
stormwater main crossing to a series of catch basins on the south side of SW 12th St.
An existing on-site conveyance system conveys water through a private vault on the
west side of the site before discharging near the southwest corner of the site.
The report is based on a full drainage review as required in the 2017 Renton Surface
Water Design Manual. Core requirements one through nine, as well as the six (6)
special requirements, have been discussed in the Technical Information Report. As
noted in the ‘Advisory Notes’ (Exhibit 17), some required information was not included
in the report or utilities plan including but limited to, the location of proposed water
quality facility (a stormfilter), indivi dual on-site BMP locations, and a conveyance
system analysis. All requirements would be addressed in the final TIR submitted and
reviewed with the civil construction permit application.
A Construction Stormwater General Permit from Department of Ecology i s required
since grading and clearing of the site exceeds one (1) acre. A Stormwater Pollution
Prevention Plan (SWPPP) is also required for this site. The development would be
subject to stormwater system development charges. It is anticipated that the
requirements set forth by the 2017 City of Renton Surface Water Design Manual (2017
RSWDM), or a future stormwater manual adopted by the City of Renton, would be
sufficient to mitigate stormwater impacts generated by the proposed development.
Transportation.
Staff Comment: The proposed development fronts SW 12th St along the north property
line and Maple Ave SW along the west property line. SW 12th St is classified as a
Commercial Access street with an existing right-of-way (ROW) width of approximately
30 feet but it is not centered with the road centerline and approximately 12 feet of
ROW are on the project side of the road centerline. The property is within the Auto
Mall Improvement Plan area which depicts a minimum 24-foot paved road, 0.5-foot
curb, and 5-foot sidewalk. Dedication of approximately 5.5 feet is required pending
final survey. The proposal shows a dedication of six (6) feet meeting the minimum
necessary to include the above listed improvements. Maple Ave SW is classified as a
Commercial Access street with an existing right-of-way (ROW) width of approximately
60 and 42.5 feet, but a portion is not centered with the road centerline and
approximately 12.5 feet of ROW are on the project side of the road centerline. The
property is within the Auto Mall Improvement Plan area which depicts a minimum 24-
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 23 of 31
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foot paved road, 0.5-foot curb, and 5-foot sidewalk. The existing curbline will be
retained with the above listed improvements installed at back of curb. Dedication as
needed to accommodate the improvements are required. The proposal shows a
dedication of 11.5 feet meeting the minimum necessary to include the above listed
improvements.
The proposed project (addition and new dealership) is anticipated to generate more
than 20 new PM peak hour trips and as such, the applicant submitted a Traffic Impact
Analysis prepared by Heath & Associates and dated March 2022 (Exhibit 12) with the
application. Primary access to the existing dealership on the site is provided via three
(3) driveways located off of SW 12th St, and four (4) additional secondary driveways
are located off of SW 13th St, a private street previously vacated by the City. The new
dealership would have primary access via a single driveway SW 12th St and secondary
access via a single-driveway off of SW 13th St. Cross-site access to the existing
dealership would also be provided.
According to the submitted TIA, the project is anticipated to generate 549 net new
average weekday trips with 36 net new trips (28 in/8 out) occurring dur ing the AM
peak hour and 47 net new trips (18 in/29 out) occurring during the PM peak hour.
Staff received a letter from Duffy McColloch with the Washington State Department of
Transportation, dated April 7, 2022 (Exhibit 14). In the letter, Mr. McColloch notes that
any impacts to the I-405 or SR 167 ROW need to be reviewed and permitted, including
any temporary use such as staging or crane swing over limited access I -405. He
specifically notes that WSDOT does not allow crane swing or weathervaning over
active traffic and that any use of WSDOT right of way will require a temporary lease as
well as a developer agreement. The applicant has been notified of WSDOTs concerns.
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation
Mitigation Fee, development will have met City of Renton concurrency requirements
(Exhibit 16). The transportation impact fee that is current at the time of building permit
issuance will be levied, payable at building permit issuance. In addition,
undergrounding of all existing utilities is required on all frontages per RMC 4 -6-090.
N/A a. Phasing: The applicant is not requesting any additional phasing.
✓
b. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: The applicant has proposed Stormfilter bio-retention cell that would
provide a consistent discharge of water off the site and represent a significant
improvement over the existing system with respect to water quality.
19. Conditional Use Analysis: Small vehicle repair is a permitted use in the CA zone with an approved
Conditional Use Permit and subject to condition #2 that states all operations shall be conducted entirely
within an enclosed structure, and;
a. Vehicles shall only be held on the property while being serviced and shall have an active repair or
service invoice that shall be made available to the City upon the City’s request.
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 24 of 31
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b. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject
to the screening and landscaping provi sions in RMC 4-4-120, Storage Lots – Outside, unless enclosed
within a building
c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone
d. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a
side setback along a street. Additionally, in the CN or CV Zone, this use shall be associated with a gas
station.
The proposal is compliant with the following conditional use criteria, pursuant to RMC 4 -9-030.D.
Therefore, staff recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
✓
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOFs 14 and 15 for Comprehensive Plan and zoning regulation
compliance.
✓
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The site of the proposed small vehicle repair uses, including both the
expansion of the small vehicle repair use in the existing dealership as well as the new
small vehicle repair use in the new proposed dealership, is located in the Auto Mall A
Overlay. The purpose of the Auto Mall A Overlay is to implement the Renton Auto Mall
Improvement Plan and to concentrate auto sales and secondary related uses in the
designated auto mall overlay areas where they will be less impactful to incompatible
uses such as residential or pedestrian-oriented retail or office development. Therefore
it is appropriate to concentrate auto sales and related uses in the subject area.
✓
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The location of the proposed small vehicle repair uses is within highly
developed, automobile-oriented area. The surrounding uses are predominantly auto-
centric in nature, including both small and large vehicle sales and repair, and would not
be negatively impacted by the proposed use. All vehicle repair would occur inside of the
two dealership buildings.
✓
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: See FOF 19.b and 19.c above for analysis related to compatibility.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant has proposed a total of 69 spaces for both the sales and
repair uses on combined site. Per the parking ratio requirements in RMC 4-4-080
Parking Standards, the applicant is required to provide a minimum of 53 total spaces
on the site. The applicant has produced 53 total spaces, or 23% fewer than the total
DocuSign Envelope ID: 4B069089-0AFA-4419-ACDE-7A2C95C7F0D6
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 25 of 31
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number required by code. See FOF 16: Zoning Development Standards Compliance,
Parking for analysis. On-site parking will provide adequate parking for the prop osed
uses.
✓
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The proposed location of the service area in the new dealership building
is at the rear of the building, with the service drive entry facing north towards SW 12 th
St. Vehicles access the service would enter the service drive via the roll -up doors facing
the street, where technicians would take the vehicles to the back of the building to the
lifts in order to complete the work. The service drive would be one way and all vehicles
would exit via a roll-up door on the east façade, which reduces the potential for a
pedestrian/vehicular conflict and ensures safe movement for pedestrians and drivers.
The proposed location of the service area addition is on the west side of the existing
building. Roll-up doors to be used for entry into the quick-service area are set back from
the primary façade which would limit the possibility of a pedestrian/vehicular conflict.
A second access point out of the service area addition would be located on the south
side of the structure and would be access via the private street adjacent to the site
(signed as SW 13th St). Both ingress/egress points for the service area are located away
from the customer parking areas and the main site ingress/egress points into the public
ROW. Therefore as designed, the service area allow for the safe movement and
pedestrians both on and off site.
✓
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: Noise and light impacts are not of significant concern in the immediate
area due to the industrial nature of the existing development pattern. Highway noise
from I-405 to the south of the project site would be greater during most hours of the
day than any noises generated by the small vehicle repair use. In addition, industrial-
style security lighting is present on the surrounding sites adjacent to the proposed use
and lighting included as part of the new use is not anticipated to generate significant
impacts on the surrounding neighborhood area. No residential uses are located in the
vicinity of the project and all surrounding uses are auto-centric in nature.
✓
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: See FOF 17; Automall District Area A, Landscaping for analysis.
20. Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4 -3-040.D
Auto Mall Improvement Plan (Exhibit 20) in order grant relief from some of the requirements in the plan
including requirements to implement gateway signage, construction of a roundabout intersection of
Maple Ave SW and SW 12th St, and construction of a shared customer parking area within the Maple Ave
SW ROW to the west of the site. The applicant has proposed the implementation of some improvements
depicted in the Auto Mall Improvement Plan area including a minimum 24 foot paved road, 0.5 foot curb,
and 5 foot sidewalk. The existing curb-line would retained with the above improvements installed at back
of curb. Dedication of 11.5 feet is proposed in order to meet the minimum necessary space to install the
required improvements. The proposal is compliant with the following modification criteria, pursuant to
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
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RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the
requested modification:
Compliance Street Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Land Use Element has applicable policies listed under a separate
section labeled Promoting a Safe, Healthy, and Attractive Community. These policies
address walkable neighborhoods, safety, and shared uses. The intent of the policies is to
promote new development with walkable places that support grid and flexible grid street
and pathway patterns, and are visually attractive, safe, and healthy environments. The
requested modification is consistent with these policy guidelines.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the Auto Mall Right-of-Way Improvement
Plan, originally approved by City Council in 1996, contains elements that are no longer
appropriate to implement due to changes over the years in the auto-sales industry. When
approved, the intent of the plan, in conjunction with the Auto Mall overlay zone, was to
create a vehicle sales destination that would encourage dealerships to locate to a specific
area of the city in order to encourage potential customers to visit multiple dealerships in
close proximity. In order for the Auto Mall overlay to stand out from other surrounding
areas, the Auto Mall Improvement Plan was adopted to establish procedures and plans
related to street vacations, signage, shared parking, and street standards that would
create a cohesive destination for vehicles sales. According the applicant, factors related
to the sale of vehicles including solidifying customer brand loyalty, consolidation of
automakers, and the shift to online browsing and sales, has reduced the amount of
customers physically visiting brick-and-mortar dealerships. In addition, competition
between automakers has decreased the likelihood of cooperation between the various
dealerships, something the plan relied in order to share the costs of improvements such
as shared parking, gateway signage, and the roundabout at SW 12 th St and Maple AVE
SW. The applicant contends that completion of the on -site improvements related to
landscaping, as well as the frontage improvements specifically outlined in the Auto Mall
Improvement Plan, will meet the objects and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements . Staff concurs with
the applicants justification.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the modified improvements proposed by the
applicant are consistent with the surrounding development pattern which primarily
consists of single dealership buildings surrounded by customer and display parking. The
proposed improvements including the installation of sidewalk along Maple Ave SW and
undergrounding of utilities along SW 12th would result in increased pedestrian safety and
decreased visual clutter, both of which would result in an improved urban landscape. Staff
concurs that the modification will not be injurious to other properties in the vicinity.
✓ d. Conforms to the intent and purpose of the Code.
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 27 of 31
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Staff Comment: The applicant contends that the modification provides a safe pedestrian
and vehicle route in and around the existing commercialized area without the
implementation of outdated standards a plan approved almost 30 years ago. Staff
concurs with the applicant’s justification and finds that the proposed modification
conforms to the intent and purpose of the Code.
✓
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
21. 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 met.
Compliance Critical Areas Analysis
Compliant if
SEPA
Mitigation
Measure (May
16, 2022
determination)
is complied
with
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 site topography is almost completely flat with an average slope of
approximately 4% across the site. City of Renton (COR) maps has identified the site is
within a High Seismic Hazard Area.
The applicant submitted a Geotechnical Engineering Report, dated July 8, 2021 and
prepared by Migizi Group Inc., with the application (Exhibit 10). The applicant’s
geotechnical engineer completed a geotechnical investigation on April 26, 2021. The
program included the surface reconnaissance of the site and three hollow stem auger
boring to a depth of 36.5 feet. Two (2) borings were completed in the vicinity of the
proposed service bay expansion area and one (1) boring was completed adjacent to the
proposed new dealership building on the east side of the site. According to the report,
explorations revealed relatively consistent subgrade conditions, generally consisti ng of
a surface mantle of sod and topsoil or asphaltic concrete, underlain by native, alluvial
deposits.
The applicant’s geotechnical engineer include d a variety of specific recommendations
in the report, including but not limited to, use of spread footing s for the foundation,
over-excavation of pavement subgrades, and pavement preparation and materials for
the new parking lot. Additional recommendations related to erosion control, temporary
drainage, dewatering, and other general site preparation technique s are included in
the report. As such and due to the mapped high seismic hazard area, the
Environmental Review Committee issued a Determination of Non -Significance –
Mitigated, with two mitigation measures related to compliance with the geotechnical
report (Exhibit 18).
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
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Report of July 14, 2022 Page 28 of 31
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I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 15.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning
and development standards established with this designati on provided the applicant complies with City
Code and conditions of approval, see FOF 16.
3. The proposal complies with the Auto Mall Area A overlay standards provided the applicant complies with
City Code and conditions of approval, see FOF 17.
4. The proposal complies with Site Plan Review decisional criteria provided the applicant complies with City
Code and conditions of approval, see FOF 18.
5. The proposed Conditional Use Permit complies with the Conditional Use Permit decisional criteria as
established by City Code and state law provided all advisory notes and conditions are complied with , see
FOF 19.
6. The modification request submitted with the application complies with the five (5) modification criteria
as established by City Code, providing the applicant complies with all advisory notes and conditions of
approval contained herein, see FOF 20.
7. The proposal complies with the Critical Areas Regulations provided the applicant complies with City Code
and conditions of approval, see FOF 21.
8. The proposal complies with the street standards as established by City Code, provided the project
complies with all advisory notes and conditions of approval contained herein, see FOF 18.
9. There are adequate public services and facilities to accommodate the propos al, see FOF 18.
10. Key features which are integral to this project include the public plaza in front of the proposed new
dealership building, the significant amount of floor to ceiling glazing on the street facing façade, and the
cross-site connection between the existing dealership site and new dealership site.
J. DECISION:
The Brotherton Cadillac and GMC project, File No. LUA22-000125, ECF, SA-A, CUP-A, MOD, as depicted in Exhibit
2, is approved and is subject to the following conditions:
1. The applicant shall comply with the mitigation measures required as part of the Mitigated Determination
of Non-Significance issued by the Renton Environmental Review Committee on May 16, 2022 (Exhibit 18):
a. The applicant shall adhere to the recommendations in the geotechnical report, prepared by Migizi
Group and dated July 8, 2021, or future addenda.
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 he/she has reviewed the construction and building permit plans and in
their opinion the plans and specifications meet the intent of the report(s).
c. The applicant shall sample soil for arsenic and lead following 2019 Tacoma Smelter Plume
Guidance. If lead or arsenic are found at concentrations above the Model Toxics Control Act
(MTCA) cleanup level, construction workers and employees on site shall be notified of their
occurrence.
d. If any Native American grave(s) or archaeological/cultural resources (Indian a rtifacts) are found
all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 29 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
owner/developer shall immediately notify the Current Planning Project Manager, concerned
Tribes’ cultural committees, and the Washington State Department of Archeology and Historic
Preservation.
2. The applicant shall record a formal Lot Combination for parcels 3340402805, 3340402780, 3340402880,
and 3340402925 in order to ensure the new and proposed improvements are not built across property
lines. The instrument shall be recorded prior to the issuance of Temporary Certificate of Occupancy.
3. The applicant shall record a formal Lot Line Adjustment for parcels 3340402880 and 3340402885 that
shifts the common property line westward in order to ensure th e proposed new dealership building
contained fully within a single parcel. The instrument shall be recorded prior to the issuance of Temporary
Certificate of Occupancy
4. The applicant shall utilize larger species such as standard Western red cedar and Dougla s fir, or an
alternative approved by the Current Planning Project Manager, in lieu of at least one-half of the proposed
non-native, small stature trees on the site. An updated landscape plan shall be submitted to and approved
by the Current Planning Project Manager prior to civil construction permit approval.
5. The applicant shall submit a detailed tree retention plan and updated Arborist report that clearly identifies
the specific trees on-site proposed for removal and shall demonstrate compliance with the tree retention
standards for the CA zone. The updated tree retention plan and arborist report shall be submitted to and
approved by the Current Planning Project Manager prior to civil construction permit approval.
6. The applicant shall submit a revised site plan with the building permit application that identifies one (1)
or more refuse and recyclables enclosures compliant with the size requirements in RMC 4 -4-090E.3 or
obtain modification approval to reduce the minimum size requirements. The refuse and recycling
enclosure(s) shall be sized based on the combined square footage of both dealerships to ensure adequate
space is provided. The revised site plan or modification shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
7. The applicant shall provide details of the proposed off-street bicycle parking that complies with the bicycle
parking standards to be reviewed and approved by the Current Planning Project prior to civil construction
permit issuance.
8. The applicant shall submit a revised landscape plan id entifying additional shrubs and trees within the
existing landscape strip along Maple Ave SW. The revised landscape plan shall be reviewed and approved
by the Current Planning Project Manager prior to civil construction permit issuance.
9. The applicant shall utilize a high quality material for the refuse and recycling enclosure gate such as wood,
metal, or alternative material approved by staff. The enclosure design shall be reviewed and approved by
the Current Planning Project Manager prior to building permit issuance.
10. The applicant shall submit a lighting plan be provided that demonstrates compliance with RMC and
provide enough light for safety but does not provide excessive light across the site that would impact
adjacent properties and the wetland habitat, at the time of construction permit review.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on July 14, 2022 to the Owner/Applicant/Contact:
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7/14/2022 | 4:40 PM PDT
City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 30 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
Owner: Applicant/Contact:
Roy and Gloria Ballestrasse,
23520 SE 305th St, Black
Diamond, WA 98010
Brad Brotherton, 215 SW 12th St,
Renton, WA 98057
A & D Renton, LLC,
411 Seneca Ct NW, Renton, WA
98057
James Castino, Castino
Architecture /8911 71st Ave NW
Gig Harbor, WA 98332 /
jimpilot22@gmail.com
TRANSMITTED on July 14, 2022 to the Parties of Record:
WSDOT
MCCOLLD@wsdot.wa.gov
Duwamish Tribe
preservationdept@duwamishtribe.org
Department of Ecology
nwsepa@ecy.wa.gov
TRANSMITTED on July 14, 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 July 28, 2022. An appeal of the decision must be filed within the 14 -day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to 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 i s submitted, will be
collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed
by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) y ears from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4 -9-200.
EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single two
(2) year extension may be requested pursuant to RMC 4-9-030.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
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City of Renton Department of Community & Economic Development
Brotherton Cadillac and GMC
Administrative Report & Decision
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of July 14, 2022 Page 31 of 31
D_Admin Decision_Brotherton Cadillac_220714_v3_FINAL
be no further extension of the appeal period. Any person wishing to take further acti on 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:
Brotherton Cadillac and GMC
Land Use File Number:
LUA22-000125, ECF, SA-A, CUP-A, MOD
Date of Report
July 14, 2022
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
James Castino, Castino
Architecture /8911 71st Ave
NW Gig Harbor, WA 98332 /
jimpilot22@gmail.com
Project Location
209 and 215 SW 12th St
(APN's 3340402820,
3340402870, 3340402885,
3340402860, 3340402850,
3340402880, 3340402780,
3340402805, 3340402925)
The following exhibits are included with the Administrative report:
Exhibit 1-17: ERC Report and Exhibits
Exhibit 18: SEPA Determination, dated May 16, 2022
Exhibit 19: Administrative Report and Decision
Exhibit 20: Resolution No. 3457: Auto Mall Improvement Plan
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