The URL can be used to link to this page

Home My WebLink About5. 230116 Conditional Use Permit Project Narrative55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 January 16th, 2023 City of Renton Department of Community & Economic Development Planning Division 1055 South Grady Way, 6th Floor Renton, WA 98057 RE: Conditional Use Permit – Project Narrative & Justification Address: 720 Rainier Avenue S Project Name: ARB Flagship Store – Tenant Improvement & Change of Use PROJECT NARRATIVE ARB is an established and well-known retail brand of 4x4 accessories, headquartered in Australia. ARB is looking to open its first US location in Renton at 720 Rainier Avenue South. The lot size of this site is approximately 37,702 SF (0.87 acres) per KC Assessor and located on parcel #1923059053. This flagship store will sell 4x4 accessories (equipment for offroading, such as bumpers, racks, and interior storage) and offer incidental installation of these accessories onsite. The primary use of the building will be retail sales. Zoning designation of the site and adjacent properties are located within the located in the Commercial Arterial (CA) zoning classification, Auto Mall Area B, Urban Design District D, and Commercial Mixed Use comprehensive plan designation (per pre-application meeting 9/30/21). The existing building is 1- story with a mezzanine, type VB construction, and a building area summary of 9,570 SF per Cushman & Wakefield sales sheet. The building was constructed in 1965, with existing improvements which include a garage addition constructed in 1986, and most recently housed Walker’s Renton Mazda. In 2014, the building was remodeled from a showroom / service facility to an auto sales / dealership / showroom facility as the current use of the site. The site has no special features such as wetlands, water bodies, or steep slopes. The site is almost entirely paved with asphalt and is accessed by a concrete curb cut from Rainier Avenue South. There are no trees within our property lines per Surveyor & Geotech Reports. And we do acknowledge the 7” DEC. tree outside of our property line located on the existing sidewalk per Surveyor. There is a water main along SE property line & on property, serves adjacent property to south. Sewer service is provided by the City of Renton. 2. Existing City record and side sewer drawings do not definitively show the existing side sewer and how it connects to City sewer, however, based on preliminary research, the side sewer appears to follow the looped water main and connect to the City’s main located on the 192305-9035 parcel. (per pre-application meeting 9/30/21). 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 Per City of Renton Development Engineering requirements: The street section in this area for Rainier Ave S will be based on the existing curb line and the existing driveway width and relocation will need to be maintained. There will be no new additional cuts into the curb line concrete or pavement on Rainier/167. Behind the existing curb will be a 5’ landscaping strip (matching the improvements north and south of the property), 8’ sidewalk and 1’ clear space behind the sidewalk. This will result in a varying width right-of- way dedication along the frontage but appears to average approximately 5’ or so. The sidewalks and planter strips will be tied in to match the north and south properties (which utilized this same cross section). Also per Development Engineering requirements & discussion the frontage will align with the north and south properties. A new pedestrian scale light will be installed between the two (2) existing pedestrian lights per Michael Sippo’s recommendation. Existing three (3) private lights along west property line to be removed as part of ROW frontage improvements. Existing vaults on the north side will need to be modified to be ADA compliant and non-slip. Michael Sippo is aware & confirm we are relocating our curb entrance to the property. The existing exterior parking lot to accommodate and propose 31 stalls (30 required) by zoning code (RMC 10-10-13 & 4-4-080, accessed 8/20/21). Access to the site is proposed to remain via a relocated driveway curb cut-off of Rainier Ave S. According to the City of Renton’s GIS mapping (accessed 8/20/21), the site is in a high seismic hazard area and wellhead protection area zone 2. Use of the property and scope of the development proposes to remodel the existing building for ARB, with limited façade improvements (primarily signage), new main entry addition (213 SF), new training room addition (650 SF), and new 1-story addition (6,332 SF). The existing 498 SF mezzanine will be used for storage. The existing 9,570 SF building will be the proposed ARB Flagship store that would include on-site retail sales of vehicle accessories. The 1-story addition to be used for the onsite vehicle accessories installation and garage storage. Access to the site is proposed to remain via relocated driveway curb cut off Rainier Ave S. There is no change to building height. The existing lot coverage is 25 percent, and proposed lot coverage is 47.7 percent well under the maximum of 65 percent. The proposed development is within Setback requirements per Development Standards (RMC 4-2-120A & 4-3-040, accessed 8/20/21). There is no existing landscaping or trees. Total Estimate construction cost for proposed development to be $550,000. The estimated ICC valuation is $332,000. The current King County assessed property value is $1,600,500 (including $1,215,800 for land and $384,700 for improvements). The only fill / excavation would be associated with the new foundations, approximately 55 cy of structural fill material and potentially 120 cy of crushed rock below the new slab. Proposed measures to reduce or control environmental health hazards and manage hazardous materials include temporary erosion and sediment control and perimeter flow control will be established prior to grading.