HomeMy WebLinkAboutExhibits_Only_1-17_D_Walker Subaru_Report_Admin_Mod_190517
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS)
PROJECT NUMBER: LUA18-000305, ECF, SPR-A
APPLICANT: Matt Weber, AHBL, 2215 N 30th St Suite 300, Tacoma, WA 98407
PROJECT NAME: Walker Auto Dealership
PROJECT DESCRIPTION: The applicant is requesting Site Plan and Environmental (SEPA) Review to
construct a 64,935 square foot auto dealership on a site previously occupied by auto junk yard. The subject property is
located at 3400 East Valley Road (APN 3023059067) near the intersection of East Valley Road and SW 34th St. The project
site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C Overlay
District. Two existing buildings are presently located on the site and are proposed for demolition as part of the project.
The previous use located on the property resulted in a significant amount of contamination due to the decomposition of
the junk vehicles. The applicant has proposed to remediate the site under Department of Ecology’s Voluntary Clean-up
program authorized by the Washington Model Toxics Control Act. The proposed new structure would include a
showroom/sales area, parts sale and storage area, service and shop, and various other support areas. Access to the site
is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic hazard. According to
the applicant, a Category III wetlands is located within the SR 167 ROW directly east of the site. The applicant submitted
a Geotechnical Report, a Drainage Report, a Wetland Report, and a Traffic Study with the application.
PROJECT LOCATION: 3400 East Valley Rd, Renton, WA 98057
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This
Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be
involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 17, 2018.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: August 3, 2018
DATE OF DECISION: July 30, 2018
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
7/30/2018 | 3:55 PM PDT
7/30/2018 | 4:07 PM PDT
8/1/2018 | 3:38 PM PDT
7/30/2018 | 3:22 PM PDT
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ERC REPORT 18-000305 Project Location Map
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: July 30th, 2018
Project Name: Walker Auto Dealership
Project File Number: PR18-000212
Land Use File Number: LUA18-000305, ECF, SPR-A
Project Manager: Alex Morganroth, Associate Planner
Owner: Dale Walker, 555 Grady Way, Renton, WA 98057
Applicant/Contact: Matt Weber, AHBL, 2215 N 30th St Suite 300, Tacoma, WA 98407
Project Location: 3400 East Valley Rd, Renton, WA 98057
Project Summary: The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a
64,935 square foot auto dealership on a site previously occupied by auto junk yard. The
subject property is located at 3400 East Valley Road (APN 3023059067) near the
intersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in
area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C
Overlay District. Two existing buildings are presently located on the site and are
proposed for demolition as part of the project. The previous use located on the
property resulted in a significant amount of contamination due to the decomposition
of the junk vehicles. The applicant has proposed to remediate the site under
Department of Ecology’s Voluntary Clean-up program authorized by the Washington
Model Toxics Control Act. The proposed new structure would include a showroom/sales
area, parts sale and storage area, service and shop, and various other support areas.
Access to the site is proposed via three new driveways off of East Valley Road. The site
is mapped with a high seismic hazard. According to the applicant, a Category III
wetlands is located within the SR 167 ROW directly east of the site. The applicant
submitted a Geotechnical Report, a Drainage Report, a Wetland Report, and a Traffic
Study with the application.
Site Area: 246,114 sq. ft. (5.65 acres)
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a Determination
of Non-Significance – Mitigated (DNS-M).
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
City of Renton Department of Community & Economic Development Environmental Review Committee Report
WALKER SUBARU LUA18-000305, ECF, SPR-A
Report of July 30, 2018 Page 2 of 8
ERC REPORT 18-000305
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935 sq. ft. auto dealership on
a site previously occupied by an auto junk yard. The subject property is located at 3400 East Valley Road (APN
3023059067) near the intersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and
is zoned Commercial Arterial (CA). The property is located in the Automall Area C Overlay District. Two existing
buildings, a 4,000 sq. ft. warehouse building and 1,160 sq. ft. radiator shop, are currently located on the site and are
proposed for demolition as part of the project. The previous use located on the property resulted in a significant
amount of contaminated due to the decomposition of the junk vehicles. The applicant has proposed to remediate the
site under Department of Ecology’s Voluntary Clean-up program authorized by the Washington Model Toxics Control
Act. The restoration plan submitted DOE would also be evaluated under the SEPA process. The proposed new structure
would include a showroom/sales area, parts sale and storage area, service and shop, and various other support areas.
Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic
hazard. A Category III wetlands is located within the SR 167 ROW directly east of the site.
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts
that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. Mitigation Measures
1. Project construction shall comply with the recommendations found in the submitted Geotechnical report
prepared by Migizi Group, dated April 17, 2018.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to
verify compliance with the submitted geotechnical report. The geotechnical engineering shall submit a sealed
letter stating that he/she’s has reviewed the construction and buildings permit plans and in their opinion the
plans and specifications meet the intent of the report.
3. The applicant shall submit a plan showing the proposed hauling route for trucks transporting contaminated
soil between the site and disposal facility. The plan shall be submitted with the Civil Construction Permit
application and subject to approval by the Current Planning Project Manager.
4. All construction or restoration work related to the wetlands and wetlands buffer shall be in accordance with
the mitigation plan prepared by PBS and submitted by the applicant.
5. Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy
for this site, the applicant shall provide a No Further Action (or equivalent) letter from the voluntary cleanup
program of the Washington Department of Ecology (WDOE) confirming compliance with the Model Toxics
Control Act and any other applicable cleanup law.
C. Exhibits
Exhibit 1 Environmental Review Committee Report
Exhibit 2 Neighborhood Detail Map
Exhibit 3 Site Plan
Exhibit 4 Elevations
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
WALKER SUBARU LUA18-000305, ECF, SPR-A
Report of July 30, 2018 Page 3 of 8
ERC REPORT 18-000305
Exhibit 5 Conceptual Landscape Plan
Exhibit 6 Drainage Plan
Exhibit 7 Utilities Plan
Exhibit 8 Traffic Study prepared by Heath & Associates, Inc (dated April of 2018)
Exhibit 9 Wetlands Assessment prepared by PBS (dated April of 2018)
Exhibit 10 Voluntary Clean-up Scope of Work prepared by Stemen Environmental (dated April 23, 2018)
Exhibit 11 Construction Mitigation Description
Exhibit 12 Geotechnical Report prepared by Migizi Group, Inc (dated April 27, 2018)
Exhibit 13 Technical Information Report (TIR) prepared by AHBL (dated May of 2018)
Exhibit 14 Traffic Concurrency Memo from Brianne Bannwarth, Development Engineering Manager
Exhibit 15 Advisory notes to Applicant
D. Environmental Impacts
The proposal was circulated and reviewed by various city departments and divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with
the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable
impacts:
1. Earth
Impacts: The subject site is located in an area of a known seismic hazard. As such, the applicant submitted a
Geotechnical Report, prepared by Migizi Group, Inc and dated April 27, 2018 (Exhibit 12). Surface conditions
on the site primarily consists of recycled concrete and scattered weeds. Migizi Group, Inc dug two test pits
with a hollow-stem augur mounted on a truck-mounted drill rig to depths of approximately 51.5 feet and
61.5 feet in order to analyze the soil characteristics of the site. The two test pits were dug near the interior
of the site near the proposed location of the dealership building and soil samples were obtained at 2.5 to 5
foot depth intervals.
The boring results indicated that the subsurface conditions at the site includes fill soils to depth of
approximately 5 feet including recycled concrete and gravelly, silty sand. Underlying the fill soils were
alluvial deposits found at depths ranging from 5 feet to 31 feet below grade. Moderately dense, fine silty
sand was found below a depth of 31 feet. Groundwater seepage was encountered at a depth of eight to
fifteen feet below existing grade. Due to the completion of the borings only a few weeks after the rainy
season, Migizi Group, Inc does not anticipate that the groundwater would rise higher than the level
observed in the test pits.
As previously noted, the project site is located in a seismic hazard area. The submitted geotechnical report
concluded that the project site is located in an area of moderate liquefaction potential due to the poorly
consolidated alluvial soils underlying the site. Recommendations for the foundation are provided by Migizi
Group, Inc in order to help mitigate a significant portion of the seismic risk. However, the report states that
during a large-scale seismic event, post-construction settlement should be anticipated. Therefore the report
recommends that the structure be designed to prevent catastrophic collapse during a seismic event.
The geotechnical report would be required to be submitted with the construction permit application for the
parking lot and compliance with the report would be reviewed at that time. The applicant has indicated the
project would result in approximately 186,065 sq. ft. of replaced impervious area. Overall the project would
decrease the imperious coverage on-site. The applicant has proposed approximately 600 cubic yards of cut
and 14,300 of fill, which may deviate slightly depending on contamination levels.
To mitigation for potential impacts that the project proposal could have on the project site resulting from
the project construction, staff recommends the following SEPA Mitigation measures:
1. Project construction shall comply with the recommendations found in the submitted Geotechnical report
prepared by Migizi Group, dated April 17, 2018, or an updated report.
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Report of July 30, 2018 Page 4 of 8
ERC REPORT 18-000305
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to
verify compliance with the submitted geotechnical report. The geotechnical engineering shall submit a
sealed letter stating that he/she’s has reviewed the construction and buildings permit plans and in their
opinion the plans and specifications meet the intent of the report.
Additional mitigation measures related to Earth are noted below under Environmental Heath, as
contaminated have been identified on the site.
Mitigation Measures:
1. Project construction shall comply with the recommendations found in the submitted Geotechnical report
prepared by Migizi Group, dated April 17, 2018, or an updated report.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to
verify compliance with the submitted geotechnical report. The geotechnical engineering shall submit a
sealed letter stating that he/she’s has reviewed the construction and buildings permit plans and in their
opinion the plans and specifications meet the intent of the report.
Nexus: SEPA Environmental Review, RMC 4-4-060 Grading, Excavation and Mining Regulations
2. Air
Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and
building construction required to complete the proposed project at this site. Project development impacts
during construction activities may include dust as a result of the excavation and removal of contaminated
soils and the construction of the new building and associated parking, as well as exhaust from construction
vehicles, equipment and/or machinery. These emissions would be temporary and are anticipated to rapidly
dissipate. Dust control would be mitigated through the use of temporary erosion control measures, watering
or other best management practices as identified in the construction mitigation memo provided by the
applicant (see Exhibit 11).
No further site specific mitigation is recommended for the identified impacts from typical vehicle and
construction exhaust.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
3. Water
a. Wetlands
Impacts: A wetlands area is located just east of the subject site near Hwy 167. The wetlands is mostly
located in the WSDOT Hwy 167 right-of-way (ROW) with a small section (0.06 acres) located on the project
site. In October of 2017, a contractor hired by the property owner to clear vegetation at the east edge of the
site inadvertently continued clearing into the ROW and caused significant damage to the wetlands. The
wetlands was cleared of tree and shrubs and filled the wetlands was filled with wood chips due to the
downed trees being chipped in place. WSDOT opened a code case against the property owner in November
of 2017 and the two parties entered into an agreement for the restoration in December of 2017. Restoration
of the area will commence in late summer or early fall of 2018. Per the submitted plans, the wetlands will be
restored to match the function and classification of the wetlands prior to clearing. The wetlands restoration
would also include the small portion located outside of the ROW on the project site.
The report prepared by PBS was prepared in April of 2018 and is based on data gathered during a field visit
that took place on December 13, 2017. The wetland was delineated and classified by Katharine Lee, a
licensed Professional Wetland Scientist. Due to the disturbed nature of the wetlands caused by the illegal
clearing, the consultant supplemented the site visit with historic aerial photography in order to identify
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Report of July 30, 2018 Page 5 of 8
ERC REPORT 18-000305
vegetation types found within the wetlands prior to disturbance. The report identified the wetlands as a
Palustrine Forested/Scrub-Shrub Category III wetlands with a habitat score of 5.
Per RMC 4-3-050, the buffer required for a wetlands with this classification and habitat score is 100 feet with
a 15-foot setback. The applicant has proposed a reduced buffer of 75 feet. RMC 4-3-050 gives the
administrator the ability to authorize a 25% reduction in the wetlands buffer if the certain conditions are
met. The wetlands report includes a mitigation plan identifying the number and types of species proposed
for planting in the buffer. Proposed plantings in the buffer include variety of shrubs and trees with a wetland
seed mix to be spread across approximately 30,000 sq. ft. of the site (all within the 75-foot buffer). The
report notes that goal of the mitigation plan is to provide a buffer that protects and enhances the wetland
functions through planting and control of invasive species. The report concludes that the buffer would be a
significant environmental improvement when compared to the junk cars and lack of vegetation previously
present on the site. Due to the degraded condition of the wetland buffer prior to the clearing violation and
the anticipated environmental lift proposed with the re-planting plan, staff is supportive of the buffer
reduction, provided the restoration work is completed in accordance with the provided mitigation plan.
Mitigation Measures: All construction or restoration work related to the wetlands and wetlands buffer shall
be in accordance with the mitigation plan prepared by PBS, dated April of 2018, and submitted by the
applicant.
Nexus: SEPA Environmental Review, RMC 4-3-050 Critical Areas
b. Stormwater
Impacts: The applicant submitted a Technical Information Report (TIR) prepared by AHBL, dated May of
2018 (Exhibit 13) Based on the TIR, the project contains greater than 2,000 sq. ft. of replaced impervious
surface and therefore Full Drainage Review is required pursuant to the 2017 City of Renton Surface Water
Design Manual (RSWDW). Based on the City’s flow control map, this site falls within the Peak Rate Flow
Control Standard matching Existing Site Conditions. The project site is located within the Black River
Drainage basin. A Full Drainage Review was included in the report.
All nine core requirements and the six special requirements were discussed in the report. According to the
TIR, the project does not propose a flow control facility because the increase of peak flow rate during a
potential 100-year rain event is less than 0.15 cfs. Based on criteria in the RSWDW, the existing ground
surface is classified as an existing non-effective impervious area. As such, the applicant needs to provide an
updated Western Washington Hydrology Model (WWHM) demonstrating compliance with the exception
criteria outlined in Section 1.2.3.1.A at civil construction permit application.
The project is required to provide enhanced basic water quality treatment prior to discharge. The applicant
has proposed the use of a bio-retention cell for water in the east natural discharge basin that would
discharge to the wetlands, and a proprietary water quality filter system for the west natural discharge basin
that would connect to the existing 12-inch concrete stormwater main within East Valley Rd. The drainage
report does not identify any potential downstream flooding or erosion issues. On-site BMPs will be required
to help mitigate the new runoff created by the proposed improvements. A preliminary drainage plan,
including the application of on-site BMPs, was submitted by the applicant and identifies the use of basic
dispersion to mitigate the impervious roof area. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
A Construction Stormwater General Permit from Department of Ecology is required since grading and
clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this
site. All work proposed outside of the applicant’s property will require a permanent drainage easement to
be provided to the City and a temporary construction easement prior to any permits being issued.
It is anticipated that the City’s currently adopted 2017 City of Renton Surface Water Design Manual would
mitigate for any potential surface water impacts that could be generated by the project proposal, therefore
no further mitigation is recommended at this time.
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
City of Renton Department of Community & Economic Development Environmental Review Committee Report
WALKER SUBARU LUA18-000305, ECF, SPR-A
Report of July 30, 2018 Page 6 of 8
ERC REPORT 18-000305
Mitigation Measures: No further mitigation required.
Nexus: Not applicable
3. Trees and Vegetation
Impacts: The project site is primarily comprised of impervious, non-vegetated surface. Existing vegetation
in the Hwy 167 right-of-way adjacent to the project site, as well as a small portion of on the project site, was
illegally removed by a contractor prior to land use application. According to the SEPA checklist submitted by
the applicant, no additional trees or vegetation is proposed for removal as a result of the project. The
applicant submitted a conceptual landscape plan and wetlands mitigation plan proposing the installation of
42 new 2” caliper trees and a variety of native shrubs and groundcover across the site. The applicant has
proposed a reduced wetland buffer of 75 feet on the eastern portion of the site.
Mitigation Measures: No further mitigation required.
Nexus: Not applicable
4. Transportation
Impacts:
The applicant submitted a parking and traffic analysis prepared by Heath & Associates, Inc. The site
generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE)
Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided, the proposed
development would average 974 new daily vehicle trips. Weekday peak hour AM trips would generate 66
new vehicle trips, with 18 vehicles leaving and 48 vehicles entering the site. Weekday peak hour PM trips
would generate 85 new vehicle trips, with 34 vehicles entering and 51 vehicles exiting the site. As detailed in
the report the proposed project is not expected to lower the levels of service of the surrounding
intersections included in the traffic study. The closest intersection to the project site is the intersection of
East Valley Rd and SW 34th St, which according to the study has an existing level of services of A and B
depending on the direction of travel. The report does not anticipate a change in level of service for that
intersection or any others in the vicinity after completion of the proposed project. Staff has determined that
increased traffic created by the development would be adequately mitigated by payment of transportation
impact fees. Staff has determined that the development will have met City of Renton concurrency
requirements when complete (Exhibit 14).
Within the scope of work for the contamination clean up, the applicant indicates that contaminated soils
would stockpiled on the site for eventual removal via dump truck. According to the applicant, the
contaminated waste would be transported to one of two potential locations in Seattle. In order to ensure
that trucks do impact residential uses in the area, staff recommends as a mitigation measure that the
applicant be required to provide a truck route for the contaminated soils at the time of construction permit
submittal.
Mitigation Measures: The applicant shall submit a plan showing the proposed hauling route for trucks
transporting contaminated soil between the site and disposal facility. The plan shall be submitted with the
Civil Construction Permit application and subject to approval by the Current Planning Project Manager.
Nexus: SEPA Environmental Review.
5. Environmental Health
Impacts: Due to the site’s previous use as an auto junk yard, contaminated soils are present on the site and
the adjacent wetland. Environmental cleanup of the site will be overseen by Stemen Environmental and will
require coordination with multiple agencies including the Army Corps of Engineers, the Washington
Department of Ecology (DOE), WSDOT, and the City of Renton. The applicant submitted various documents
prepared by Stemen Environmental including Scope of Work, Site Assessment, and a Hazardous Materials
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
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Report of July 30, 2018 Page 7 of 8
ERC REPORT 18-000305
Survey Report (Exhibit 10). In order to expedite approval for the cleanup process, the applicant has elected
to enroll in the Department of Ecology’s Voluntary Cleanup Program (VCP) under the Washington Model
Toxics Control Act (MTCA). Under the VCP, the applicant would complete the cleanup per DOE’s “Guidelines
for Property Clean-Up under the Voluntary Cleanup Program” (Publication No. 08-09-044). After the cleanup
of the site is complete, the applicant would be required to submit documentation of the cleanup to DOE in
order to obtain an opinion letter.
During the investigative stage prior to the start of cleanup, Stemen Environmental conducted a number of
soil and water-quality tests. Between March 2017 and April 2018, a total of 48 soil borings were dug across
the site at depths ranging from one to ten feet. In addition, eight (8) ground groundwater monitoring wells
were installed throughout the property using a rotary auger drill rig. Both soil and water samples found the
presence of petroleum hydrocarbons and volatile organic compounds at depths of zero to two feet below
ground surface. Contaminated plume hot-spots extending to greater depths (up to 10 feet) below ground
surface were found at a few locations on the site.
Conventional construction equipment such as excavators, dump trucks, and bull dozers would be used to
conduct the site cleanup. After the two existing structures are demolished, the excavation and removal of all
contaminated surface and subsurface soils would be removed and temporarily stockpiled on-site. The
stockpiled soils would be tarped as necessary. Contaminated soils would be loaded into dump trucks and
taken to either the Waste Management Duwamish Reload Facility (Seattle, WA) or Republic Service’s waste
disposal facility (Seattle, WA). The applicant anticipates the removal and disposal of approximately 8,500
cubic yards of contaminated soil. All removed soils would be continuously sampled at a laboratory, width
the results sent back to Stemen Environmental within 48-hours to allow for corrective actions if other
contaminants are discovered. All on-site cleanup activities would be documented in order to provide to DOE
as required under the VCP guidelines. Upon completion of the proposed cleanup, the site would entered in
the VCP for the purpose of receiving a No Further Action (NFA) letter from DOE. Staff anticipates that there
could be potential impacts to public health during construction and after construction for site occupancy if
the cleanup is not completed per the DOE MTCA standards. In order to mitigate these potential impacts,
staff recommends as a mitigation measure that the applicant shall provide the Current Planning Project
Manager a No Further Action (or equivalent) letter from the voluntary cleanup program of the Washington
Department of Ecology (WDOE) prior to any occupancy of this site and prior to the issuance of a Temporary
or Final Certificate of Occupancy for the site
Mitigation Measures: Prior to any occupancy of this site and prior to the issuance of a Temporary or Final
Certificate of Occupancy for the site, the applicant shall provide the Current Planning Project Manager a No
Further Action (or equivalent) letter from the voluntary cleanup program of the Washington Department of
Ecology (WDOE) confirming compliance with the Model Toxics Control Act and any other applicable cleanup
law.
Nexus: SEPA Environmental Review, RCW 70.150D Hazardous Waste Cleanup – Model Toxics Control Act
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments
have been incorporated into the text of this report and/or listed under Exhibit 14 “Plan Review Comments to
Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing
together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on
or before 5:00 p.m. on August 17th, 2018. RMC 4-8-110 governs appeals to the Hearing Examiner and additional
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
City of Renton Department of Community & Economic Development Environmental Review Committee Report
WALKER SUBARU LUA18-000305, ECF, SPR-A
Report of July 30, 2018 Page 8 of 8
ERC REPORT 18-000305
information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor,
(425) 430-6510.
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Walker Subaru Dealership
Project Number:
PR18-000212
Date of Meeting
July 30, 2018
Staff Contact
Alex Morganroth,
Associate Planner
Project Contact/Applicant
Matt Weber, AHBL
2215 N 30th St Suite 300
Tacoma, WA 98508
Project Location
3400 East Valley Road
Renton, WA 98057
The following exhibits are included with the ERC Report:
Exhibit 1 Environmental Review Committee Report
Exhibit 2 Neighborhood Detail Map
Exhibit 3 Site Plan
Exhibit 4 Elevations
Exhibit 5 Conceptual Landscape Plan
Exhibit 6 Drainage Plan
Exhibit 7 Utilities Plan
Exhibit 8 Traffic Study prepared by Heath & Associates, Inc (dated April of 2018)
Exhibit 9 Wetlands Assessment prepared by PBS (dated April of 2018)
Exhibit 10 Voluntary Clean-up Scope of Work prepared by Stemen Environmental (dated April 23,
2018)
Exhibit 11 Construction Mitigation Description
Exhibit 12 Geotechnical Report prepared by Migizi Group, Inc (dated April 27, 2018)
Exhibit 13 Technical Information Report (TIR) prepared by AHBL (dated May of 2018)
Exhibit 14 Traffic Concurrency Memo from Brianne Bannwarth, Development Engineering
Manager
Exhibit 15 Advisory notes to Applicant
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
4,800 400
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
None
4/24/2018
Legend
2720136
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Feet
Notes
272
WGS_1984_Web_Mercator_Auxiliary_Sphere
Information Technology - GIS
RentonMapSupport@Rentonwa.gov
City and County Boundary
Parcels
300 ft
PROJECT
SITEEAST VALLEY ROADSW 34th St
3400 East
Valley Road
NEIGHBORHOOD DETAIL MAP
3330 East
Valley Road
3100 East
Valley Road
3051 East
Valley Road
3351 East
Valley Road
3401 East
Valley Road
3412 East
Valley Road
3600 East
Valley Road
3211 Talbot Rd S
Parcel
3023059062
(no address)
Parcel
3023059026
(no address)
Parcel
3023059124
(no address)SR 1671 INCH
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Exhibit 2
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
T EAST VALLEY ROADS.R. 167SW 34TH ST 12%6%24 22 23
118
DISPLAY DISPLAY DISPLAY
DISPLAYDISPLAY 2
44
SERVICE/EMPLOYEESERVICE/EMPLOYEE10 DISPLAY
14
DISPLAY
DISPLAY
22
DISPLAY
20
DISPLAY
20
7
DISPLAY11DISPLAY 6
CUSTOMERSERVICE DRIVE
CAR
WASH
2
13
DISPLAY3
8CUSTOMERSIGN BIKERAMP UP6
3
DISPLAY
SERVICE/EMPLOYEESERVICE/EMPLOYEESERVICE/EMPLOYEEFENCE TO BE REMOVED
25'
27'
ROOF OVERHANG
ROOF
OVERHANG
30'
190'
5'
24'
24'
117.32'
TRASH/RECYCLING
ENCLOSURE
PARCEL #3023059027CONNECT TO EXISTING WALK
EXISTING UTILITY POLE
EXISTING FIRE HYDRANT
ARCHITECTURAL
STRUCTURE
ROOF OVERHANG
24'
95.5'
25'
18'
DEALERSHIP SIGN
REPLACE DRIVEWAY ACCESS
EXISTING TRANSFORMER
6' SIDEWALK
8' PLANTER
22' LANDSCAPE
EXISTING UTILITY POLE
EXISTING FIRE HYDRANT
80.65' R.O.W.
24'
20' (TYP.)
9' (TYP.)
EXISTING PAVEMENT
TO BE REMOVED
FENCE TO BE REMOVED
ASPHALT PAVEMENT (TYP.)
PARCEL #3023059090
9' (TYP.)
40' (TYP.)
9' (TYP.)
20' (TYP.)
24'
24'124.52'
TRASH/RECYCLING
ENCLOSURE
DISPLAY
TOWER
EXISTING BUILDING
TO BE DEMOLISHED
PROPOSED BUILDING
FOOTPRINT: 47,535 SF
TOTAL: 64,935 SF (NOT INCLUDING ROOFTOP PARKING)
250'
24.33'
WETLAND BUFFER
WETLAND
BOUNDARY
75'
WETLAND
BUFFER
137'
56.05'
24'
26'
50'
69.42'
150.3'
PARCEL #3023059067
EXISTING SIDEWALK
TO BE REMOVED
EXISTING CURB TO REMAIN
REPLACE
DRIVEWAY
ACCESS
30'
CONNECT TO
EXISTING
SIDEWALK
NEW DRIVEWAY
ACCESS
30'
BIKE RACK
41.37'
HALF
R.O.W.
REPLACE RAMP
REPLACE RAMP R.O.W1
2
3
4
TEL FAX www.ahbl.comWEBTELFAXwww.ahbl.comWEBTELFAXwww.ahbl.comWEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
STKMKWBEB
MAY 2, 2018
SITE PLAN REVIEW
2180100.10
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP
DATE: April 27, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-COVR.dwg
C0.1
1
SITEPLAN
N
GRAPHIC SCALE
0 30 60
1" = 30 FEET
15
SITE ADDRESS
3400 EAST VALLEY RD
RENTON, WA 98057
PARCEL #3023059067
PARKING SUMMARY
REQUIRED:
1 SPACE/5,000SF = 13 CUSTOMER SPACES
PROVIDED:
(REFER TO FLOOR PLAN FOR ROOFTOP PARKING)
14 CUSTOMER SPACES PROVIDED
55 SERVICE/EMPLOYEE SPACES PROVIDED
266 DISPLAY SPACES PROVIDED
335 TOTAL SPACES PROVIDED
05/01/2018
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Exhibit 3
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
Exhibit 4
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
CRITICAL AREAS WITHIN WSDOT RIGHT OF WAY WILL
BE MITIGATED PER WSDOT STANDARDS.
PROPOSED
BUILDING
S.R.176 R.O.W.APPROXIMATE LOCATION
OF S.R. 167 SOUND BARRIER
WALL
1
2
3
4
TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
2
SSKGKG
APRIL 30, 2018
SITE PLAN REVIEW
2180100.10
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP
DATE: April 26, 2018 FILENAME: Q:\2018\2180100\40_LAN\CAD\SITE PLAN REVIEW\2180100-SH-PLANTING.dwg
L1.0
1
PRELIMINARY
PLANTING PLANN
GRAPHIC SCALE
0 30 60
1" = 30 FEET
15
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Exhibit 5
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
TREES CODE BOTANICAL NAME COMMON NAME CONT QTY
AC ACER CIRCINATUM VINE MAPLE 2 GAL 17
AR ALNUS RUBRA RED ALDER 2 GAL 24
CW CORYLUS CORNUTA WESTERN HAZELNUT 2 GAL 10
MP MALUS FUSCA OREGON CRAB APPLE 2 GAL 9
PE PRUNUS EMARGINATA BITTER CHERRY 2 GAL 9
PD PSEUDOTSUGA MENZIESII DOUGLAS FIR 2 GAL 12
SS SALIX SITCHENSIS SITKA WILLOW 2 GAL 9
TP THUJA PLICATA WESTERN RED CEDAR 5 GAL 12
SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY
CR CORNUS SERICEA RED TWIG DOGWOOD 1 GAL 15
MN MAHONIA NERVOSA OREGON GRAPE 1 GAL 29
PM2 POLYSTICHUM MUNITUM WESTERN SWORD FERN 1 GAL 31
RN ROSA NUTKANA NOOTKA ROSE 1 GAL 41
RP ROSA PISOCARPA CLUSTERED WILD ROSE 1 GAL 24
SD SPIRAEA DOUGLASII WESTERN SPIREA 1 GAL 17
SA SYMPHORICARPOS ALBUS COMMON WHITE SNOWBERRY 1 GAL 41
SOD/SEED CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
WB WETLAND BUFFER SEED MIX BUFFER SEED MIX HYDROSEED 29,041 SF
WW WETLAND SEED MIX WETLAND SEED MIX HYDROSEED 10,215 SF
PLANT SCHEDULE RESTORATION
TREES CODE BOTANICAL NAME COMMON NAME CONT QTY
AB ACER RUBRUM `BOWHALL`BOWHALL MAPLE 2" CAL.13
AP AMELANCHIER X GRANDIFLORA `PRINCESS DIANA`PRINCESS DIANA SERVICEBERRY 2" CAL.10
LS LIQUIDAMBAR STYRACIFLUA `SLENDER SILHOUETTE`COLUMNAR SWEET GUM 2" CAL.19
SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY
CK CORNUS STOLONIFERA `KELSEYI`KELSEY DOGWOOD 2 GAL 99
RH RHODODENDRON X `HERBERT`HERBERT RHODODENDRON 2 GAL 24
TE THUJA OCCIDENTALIS `EMERALD`EMERALD ARBORVITAE 2 GAL 37
VO VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 3 GAL 136
VD VIBURNUM DAVIDII DAVID VIBURNUM 2 GAL 187
GROUND COVERS CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
FL FRAGARIA CHILOENSIS `LIPSTICK`BEACH STRAWBERRY 1 GAL 24" o.c.979
LH LAWN MIX HYDROSEED HYDROSEED LAWN MIX HYDROSEED 11,471 SF
PM PRUNUS LAUROCERASUS MT. VERNON MT. VERNON LAUREL 1 GAL 24" o.c.1,090
PLANT SCHEDULE ON SITE
1
2
3
4
TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
2
SSKGKG
APRIL 30, 2018
SITE PLAN REVIEW
2180100.10
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP
DATE: April 26, 2018 FILENAME: Q:\2018\2180100\40_LAN\CAD\SITE PLAN REVIEW\2180100-SH-PLANTING.dwg
L1.1
2
PRELIMINARY
PLANT SCHEDULE
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
T EAST VALLEY ROADS.R. 167SW 34TH ST 12%6%24 22 23
118
DISPLAY DISPLAY DISPLAY
DISPLAYDISPLAY 2
44
SERVICE/EMPLOYEESERVICE/EMPLOYEE10 DISPLAY
14
DISPLAY
DISPLAY
22
DISPLAY
20
DISPLAY
20
7
DISPLAY11DISPLAY 6
CUSTOMERSERVICE DRIVE
CAR
WASH
2
13
DISPLAY3
8CUSTOMERSIGN BIKERAMP UP6
3
DISPLAY
SERVICE/EMPLOYEESERVICE/EMPLOYEESERVICE/EMPLOYEE2020201819212121212020
20
21 2121222221
2
0
74 LF 12
"
C
P
E
P
@
0
.
5
0
%
113 LF 12" CPEP @ 0.49%108 LF 12" CPEP @ 0.49%
88 LF 12" CPEP @ 0.50%
87 LF 12" CPEP @ 0.50%60 LF 12" CPEP @ 1.45%116 LF 12" CPEP @ 0.49%
48 LF 12" CPEP @ 0.30%
97 LF 12" C
P
E
P
@
0
.
4
1
%
14 LF 18" CPEP @ 0.25%
DISCHARGE
ADJACENT TO
WETLAND
132 LF 12" CPEP @ 0.30%78 LF 12" CPEP @ 0.30%78 LF
12
"
CPEP
@
0
.30%80 LF 12" CPEP @ 0.30%41 LF 18" @ 0.25%400 LF
BIORETENTION CELL
2' WIDTH
0.5' PONDING DEPTH
WETLAND
BOUNDARY
WETLAND
BUFFER
75.00'
WETLAND
BUFFER
PROPOSED BUILDING
FINISHED FLOOR: 22.0
PROPRIETARY TREATMENT UNIT
FOR ENHANCED TREATMENT
IE: 15.60 18" (E)
IE: 12.59 18" (SW)
CB #12
RIM: 20.84
IE: 17.79 12" (S)
CB #4
RIM: 20.74
IE: 16.02 12" (NW)
IE: 16.02 12" (SW)
CB #6
RIM: 20.62
IE: 16.49 12" (N)
IE: 16.49 12" (SW)
CB #10
RIM: 20.58
IE: 18.53 12" (W)
CB#1
48" TYPE 2 CB
BIORETENTION
OVERFLOW STRUCTURE
RIM: 20.50
IE: 17.87 12" (E)
CB #2
RIM: 20.48
IE: 15.63 12" (N)
IE: 16.52 12" (E)
IE: 15.63 18" (W)
CB #9
RIM: 20.31
IE: 18.00 12" (W)
IE: 18.00 12" (E)
CB #8
RIM: 20.28
IE: 17.45 12" (E)
IE: 17.45 12" (W)
CB #14
RIM: 20.09
IE: 17.79 12" (W)
CB #11
RIM: 19.81
IE: 16.92 12" (E)
IE: 16.92 12" (N)
IE: 16.92 12" (W)
CB #13
RIM: 19.79
IE: 17.35 12" (E)
IE: 17.35 12" (W)
CB #3
RIM: 19.54
IE: 15.78 12" (NE)
IE: 15.78 12" (S)
CB #5
RIM: 19.43
IE: 16.25 12" (NE)
IE: 16.25 12" (SE)
CB #7
RIM: 18.93
IE: 16.88 12" (E)
IE: 16.88 12" (S)
OUTLET
IE: 17.50 12" (W)R.O.W1
2
3
4
TEL FAX www.ahbl.comWEBTELFAXwww.ahbl.comWEBTELFAXwww.ahbl.comWEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
STKMKWBEB
MAY 2, 2018
SITE PLAN REVIEW
2180100.10
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP
DATE: April 27, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-STRM-GRAD.dwg
C1.1
4
GRADING AND
DRAINAGE PLAN
N
GRAPHIC SCALE
0 30 60
1" = 30 FEET
15
1
-
1 NOT TO SCALE
BIORETENTION CELL
EARTHWORK QUANTITIES
CUT:600 CY
FILL:14,300 CY
NET: 13,700 CY IMPORT
NOTE:
THE ABOVE QUANTITIES ARE ESTIMATES ONLY
INTENDED FOR THE PERMITTING PROCESS.
DO NOT USE FOR BID PURPOSES. THE
QUANTITIES DO NOT HAVE STRIPPING,
COMPACTION, OR CUT OR FILL ADJUSTMENT
FACTORS APPLIED TO THEM.
NOTE: FILL MATERIAL SHALL BE STRUCTURAL
FILL PER GEOTECHNICAL ENGINEER'S
RECOMMENDATIONS. UP TO 20,000 CY OF
CONTAMINATED MATERIAL WILL BE REMOVED
FROM THE SITE. REFER TO SEPARATE
REMEDIATION PLAN.
PROJECT AREAS
PARCEL AREA: 247,713 SF (5.69 AC)
DISTURBED AREA: 209,808 SF (4.82 AC)
8'2'
1
31'
BOTTOM OF
BIORETENTION
CELL
OVERFLOW
ELEVATION
WASHED
ROCK
PERFORATED
UNDERDRAIN
BIORETENTION
SOIL MIX (BSM)
1.00
1.5'
1
3
CATCH BASIN
OVERFLOW
STRUCTURE
1
3
1'
GRAVEL
SECTION
WHEELSTOP
PARKING LOT
2'
05/01/2018
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Exhibit 6
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
T EAST VALLEY ROADS.R. 167SW 34TH ST 12%6%PROPOSED BUILDING
FINISHED FLOOR: 22.0
SSCO #1
RIM: 21.95
IE: 18.50 6" (W)
SSCO #3
RIM: 21.95
IE: 18.50 6" (S)
SSCO #2
RIM: 21.88
IE: 18.44 6" (E)
IE: 18.44 6" (W)
SSCO #4
RIM: 20.66
IE: 17.15 6" (E)
IE: 17.15 6" (W)
IE: 17.15 6" (N)
SSCO #6
RIM: 21.25
IE: 13.36 6" (S)
IE: 13.36 6" (NW)
SSCO #5
RIM: 20.72
IE: 15.53 6" (E)
IE: 15.53 6" (N)
SSCO #7
RIM: 20.23
IE: 12.73 6" (SE)
2 LF 6" PVC @ 2.00%
2 LF 6" PVC @ 1.13%
105 LF 6" PVC @ 1.23%
131 LF 6" PVC @ 1.23%
176 LF 6" PVC @ 1.23%
47 LF 6" PVC @ 2.84%
50 LF 6" PVC @ 1.25%
CONNECT TO EXISTING WALK
EXISTING UTILITY POLE
EXISTING FIRE HYDRANT
18'
DEALERSHIP SIGN
EXISTING TRANSFORMER
6.00' SIDEWALK
8' PLANTER
22' LANDSCAPE
EXISTING UTILITY POLE
EXISTING FIRE HYDRANT
80.65' R.O.W.
EXISTING SIDEWALK
TO BE REMOVED
EXISTING CURB TO REMAIN
REPAIR ROADWAY AS
REQUIRED FOR UTILITY
CONNECTION 30'
CONNECT TO
EXISTING
SIDEWALK
WATER METER
FDC
PIV
WATER SERVICE CONNECTION
FIRE SERVICE CONNECTION
OIL/WATER
SEPARATOR
15.00' WATER EASEMENT (TYP.)
REPAIR ROADWAY AS
REQUIRED FOR UTILITY
CONNECTION
DOMESTIC SIDE SEWER CONNECTION
SEWER CONNECTION
FOR CAR WASH AND
SERVICE BAYS
10" DUCTILE
IRON WATER
MAIN (TYP.)
STORMWATER
BIO-RETENTION CELL
CONNECT TO
EXISTING
SEWER STUB
HYDRANT HYDRANT
R.O.WHYDRANT
HYDRANT
1
2
3
4
TEL FAX www.ahbl.comWEBTELFAXwww.ahbl.comWEBTELFAXwww.ahbl.comWEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
STKMKWBEB
MAY 2, 2018
SITE PLAN REVIEW
2180100.10
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP
DATE: April 27, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-UTIL.dwg
C1.0
3
UTILITY PLAN
N
GRAPHIC SCALE
0 30 60
1" = 30 FEET
15
SITE ADDRESS
3400 EAST VALLEY RD
RENTON, WA 98057
PARCEL #3023059067
05/01/2018
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Exhibit 7
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Exhibit 8
Full document
available in
Laserfiche
Submittals Folder
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
314 WEST 15TH STREET
VANCOUVER, WA 98660
360.695.3488 MAIN
866.727.0140 FAX
PBSUSA.COM
Critical Areas Report for the Dale Walker Property
3400 East Valley Road
Renton, WA 98057
June 2018
PBS Project No. 41482.000
RECEIVED
07/26/2018
amorganroth
PLANNING DIVISION
Exhibit 9
Full document
available in
Laserfiche
Submittals Folder
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
STEMEN ENVIRONMENTAL, INC.
P.O. BOX 3644 LACEY, WASHINGTON 98509-3644
CONTR. LIC. #STEMEEI081J9
Telephone 360-438-9521 Fax 360-412-1225
April 23, 2018
RE: REMEDIAL AND CORRECTIVE ACTIONS PROJECT FOR THE COMMERCIAL
PROPERTY LOCATED AT 3400 VALLEY ROAD, RENTON, WASHINGTON.
TAX PARCEL #302305-906
A. OVERVIEW
The subject property is composed of 5.65 acres (246,114 square feet) of commercially developed
property located at 3400 East Valley Road, Renton, Washington. The King County Assessor’s
Office lists the subject property as Tax Parcel #302305-9067.
Based on the review of aerial photos, Polk Street Directories, knowledgeable individuals, and
information obtained from the King County Assessor's Office, it appears that for approximately
64 years the subject property has been primarily occupied by an automotive wrecking yard
and/or radiator shop.
All automobile wrecking yard and/or radiator shop related operations have ceased on the subject
property. All disabled vehicles, automotive parts, storage trailers and related equipment have
been removed from the property. Currently the subject property and the on-site building are
unoccupied.
Recent environmental investigations of the surface and shallow subsurface soils on the subject
property have confirmed the presence of total petroleum hydrocarbons, and/or volatile organic
compounds at levels exceeding MTCA Method A Clean Up Levels for Industrial Properties.
Primarily the adversely impacted soils are present at depths of 2 feet below ground surface
(b.g.s.) or less on most of the property. The contaminated soils plume extends to greater depths
on selected portions of the property.
Initial groundwater samples obtained, using a truck mounted sampling probe, from selected
locations on the subject property confirmed the presence of total petroleum hydrocarbons,
volatile organic compounds and/or MTCA 5 Metals at MTCA Method A Clean Up Levels for
Industrial Properties.
A total of eight (8) groundwater monitoring wells were installed at selected locations throughout
the subject property using a truck mounted rotary auger drill rig operated by Licensed Resource
Protection Well Drillers.
Discreet groundwater samples were obtained from the groundwater monitoring wells on two (2)
seasonal groundwater monitoring events. Laboratory analyses results for the discreet
groundwater samples report no presence of the contaminants of concern at levels exceeding
MTCA Method A Clean Up Levels for Industrial Properties.
RECEIVED
06/29/2018
amorganroth
PLANNING DIVISION
Exhibit 10
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
2
Based on groundwater elevation measurements obtained in the dryer season (lower groundwater
elevations) the direction of groundwater flow is to the west, based on the elevations obtained
during the wetter season (higher groundwater elevation) the direction of groundwater was to the
northwest. Refer to Figures 1A and 1B for the Groundwater Elevation Maps.
The purpose of the proposed remedial and corrective actions project is to excavate and remove
all on-site soils that are adversely impacted by the contaminants of concern and to monitor the
positive impacts of these actions on the groundwater and the environmental integrity of the
subject property.
Any solid waste debris encountered during the excavation and removal of petroleum and/or
VOCs contaminated soils will be transported off-site to an appropriate off-site disposal facility.
Summary of Work:
B. REQUIRED PERMITS / APPROVALS
SEPA Issuance
NPDES Construction Stormwater General Permit
City of Renton Demolition Permit
City of Renton Civil Construction Permit (Clear and Grade & TESC Only)
Prior to the commencement of activities on selected portions of the subject property/site, the
above noted permits will be obtained.
C. CLEANUP SEQUENCE / SCHEDULE
1. Anticipated Construction: Start July 2018 Complete October 2018
2. Contractor will post sign with name and phone number of ESC supervisor (May be
consolidated with the required notice of construction sign).
3. Contractor will schedule a pre-construction meeting with the City of Renton Inspector
and Engineer prior to any ground disturbing activity.
4. Contractor will flag or fence clearing limits and install perimeter erosion control
measures including perimeter filter fabric fencing per approved grading plans.
5. Contractor will install stabilized construction entrances per approved grading plans.
6. The existing building will be demolished and associated services will be disconnected
and abandoned under City Demolition Permit.
a. Hazardous Materials Survey Report was completed by PBS Environmental on
May 18, 2018.
b. Hazardous Materials will be disposed of according to state regulations.
c. All remaining demolition debris will be disposed at an approved disposal facility.
7. Cleanup sampling, excavation, disposal, and import of clean structural fill.
a. Open Excavation work areas are intended to be between 5,000 -10,000 SF.
b. Work areas will be excavated, sampled, and stockpiled. Samples will have a 48
hour turn-around.
c. All contaminated soils (levels exceeding applicable cleanup levels) will be
properly loaded and properly transported to either Waste Management’s
Duwamish Reload Facility in Seattle or Republic Services facility in Seattle using
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
3
dump trucks. All soils will be transported under a properly issued manifest/waste
disposal authorization.
d. Once a work area is determined to be free of contamination the work area will be
restored to existing grade to prevent re-contamination. Trucks will haul in clean
structural material to fill the void.
8. The contractor will move sequentially through the entire property.
9. Paving materials that are encountered will be demolished and hauled to a local recycling
facility.
10. The wetland buffer will be established with bioretention soil and hydroseeding to
minimize growth of noxious weeds.
11. The contractor will enter the voluntary cleanup program.
12. No Further Action (NFA) letter will be requested.
D. EQUIPMENT
Conventional construction equipment will be used to conduct the site cleanup. An excavator and
dump trucks are the primary equipment that will be used. It is anticipated that several trucks per
day will be entering and exiting the site to haul off construction debris and import clean
structural fill.
Anticipate using the following:
2 – Case 160 (35000 lb) Excavators
1 – Case 580 K Excavator
1 – Midsize Dozer
1 – Front End Loader
Dump Trucks with PUP trailers (Number depends on availability)
Associated Water Pumps and Hoses
Above Ground Temporary Water Storage Tank
E. TOXICS CLEANUP PLAN
1. Demolition and removal of an approximately 4,000 square foot metal warehouse
building. Prior to demolition an asbestos survey and/or abatement project will be
performed on the building. All metal demolition debris will be transported to an
appropriate off-site facility for recycling as scrap metal.
2. Excavation and removal of all reasonably accessible surface and subsurface soils
containing total petroleum hydrocarbons (TPH), volatile organic compounds (VOCs)
and/or MTCA 5 Metals at levels that exceed MTCA Method A Clean Up Levels for
Industrial Properties.
3. All excavated soils will be temporarily stockpiled on-site. All stockpiled soils will be
properly tarped as necessary.
4. All soils containing the contaminants of concern at levels exceeding applicable cleanup
levels will be properly loaded and properly transported to either Waste Management’s
Duwamish Reload Facility in Seattle or Republic Services facility in Seattle using dump
trucks. All soils will be transported under a properly issued manifest/waste disposal
authorization.
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
4
5. It is anticipated that 8,500 + cubic yards (11,900 + tons) of contaminates of concern
contaminated soils will be excavated, removed, and transported to the designated off-site
disposal facility. Currently, it is anticipated that the remedial excavation area will be
extended to all of the perimeters of the subject property.
6. An appropriate number of confirmation soil samples will be obtained from the completed
remedial excavation floor and sidewalls on a periodic and regular basis as per applicable
guidelines.
7. All confirmation soil samples will be analyzed for the presence of gasoline range TPH
using method NWTPH-Gx and VOCs using method 8260, diesel fuel and lube oil range
TPH using method NWTPH-Dx/Dx Extended, and MTCA 5 Metals using EPA method
6020.
8. EPA Method 5035 sampling protocols will be followed when sampling soils to be
analyzed for VOCs.
NOTE: All laboratory analyses will be done on a 48-hour expedited turn around basis to
facilitate prompt characterization of existing on-site conditions so that appropriate
corrective and/or constructive actions can proceed immediately.
9. The excavation will be backfilled using suitable imported structural fill materials that will
be mechanically compacted for stability. Compaction testing will be performed by the
project’s Geotechnical Engineer. Backfill Materials Documents will be submitted to the
City of Renton for review before any of the materials are transported on-site.
10. All groundwater monitoring wells located within the remedial excavation areas, that are
in areas will be abandoned as per applicable regulations/guidelines.
11. Photographic documentation of all phases of the remediation project.
12. Potentially adversely impacted soils and/or waters present in the Washington Department
of Transportation Wetland/Right of Way will not be excavated and/or removed as part of
this remedial and/corrective actions project.
13. The results of these additional environmental investigations will determine if additional
remedial and/or corrective actions are required.
14. Filing of any required permits and start cards.
15. Documentation of all on-site activities in a Department of Ecology required Remedial
and Corrective Actions Report and Quarterly Groundwater Monitoring
Reports.
16. A site safety plan will be developed and followed by all on-site workers. A copy of the
Site Safety Plan will be on-site during all working hours.
17. Staff will have received a required minimum of 40 hours Hazmat Training.
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5
18. The work area will be properly posted and secured with hazard notification signs
barricades, orange hazard fencing, and/or chain link security fencing.
19. All on-site work will be performed under permits issued by the City of Renton and
under the guidelines set forth in MTCA.
20. Upon the completion of the proposed remedial and corrective actions project, the site will
be entered into Ecology’s Voluntary Clean Up Program for the purpose of receiving an,
NFA (No Further Action) letter.
F. CLOSURE
Our intent is to enter into the Department of Ecology Voluntary Cleanup Program with the
purpose of receiving a No Further Action (NFA) letter. This report has been prepared, in part, to
address City of Renton SEPA comments. The planned cleanup will adhere to state and local
requirements.
This project, as planned, should not create any new problems within the downstream
environment. This project will not noticeably aggravate any existing downstream problems due
to either water quality or quantity.
Paul W. Stemen
Vice President
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
Construction Mitigation Description
Walker Auto Dealership 1 2180100.10
Walker Auto Dealership
3400 East Valley Road
Renton, WA 98057
Construction Mitigation Description
April 30, 2018
Project No. 2180100.10
The Walker Auto Dealership project site is a proposed commercial development project located at 3400
East Valley Road in the City of Renton, King County, Washington. The project site is comprised
of parcel 3023059067. The size of these parcels is 5.65 acres.
Site Grading, buffer remediation, and contamination remediation activities are scheduled to begin in June
of 2018 and end in the Fall of 2018. Construction of the dealership building and associated site
improvements will begin in the Spring of 2019 and end in the Fall of 2019. Construction activities will take
place on weekdays from 7 am to 6 pm, or as otherwise permitted by Renton Municipal Code. These
restricted construction hours will help minimize noise impacts from construction activities.
Construction vehicles will access the site via East Valley Road. Construction vehicles traveling to the site
from northbound State Route 167 will take the South 18th Street/SW 43rd Street exit, turn left onto South
180th Street, turn right onto East Valley Road, and travel north until reaching the project site.
Construction vehicles traveling to the site from southbound State Route 167 will take the SW 43rd Street/
East Valley Road exit, turn right onto East Valley Road, and travel north until reaching the project site.
The source of fill material or the destination of construction waste material is not known at this point.
Erosion control measures expected to be implemented include watering to control dust, a construction
entrance to reduce transport of sediment, silt fence and inlet protection devices to prevent sediment from
leaving the project site, and street sweeping to prevent tracking of sediment onto adjacent surfaces.
Installation of the frontage sidewalk and any utility connections in the roadway will require temporary
traffic control. It is anticipated that a lane shift would be used for this work. A preliminary traffic control
plan is included with this description. The contractor will provide a specific traffic control plan as required.
Q:\2018\2180100\10_CIV\NON_CAD\REPORTS\Construction Mitigation\20180424 Constr Mitigation Descr.docx
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Exhibit 11
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
Geotechnical Engineering Report
Walker Renton Auto Dealership
3400 East Valley Road
Renton, Washington
P/N 302305-9067
April 27, 2018
prepared for:
HHJ Architects, PLLC
Attention: Roger Hansen
601 St Helens
Tacoma Washington 98402
prepared by:
Migizi Group, Inc.
PO Box 44840
Tacoma, Washington 98448
(253) 537-9400
MGI Project P1238-T18
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Exhibit 12
Full document
available in
Laserfiche
Submittals Folder
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
Civil Engineers ● Structural Engineers ● Landscape Architects ● Community Planners ● Land Surveyors
Preliminary Technical
Information Report
PREPARED FOR:
Roger Hansen
HHJ Architects, PLLC
601 St. Helens Avenue
Tacoma, WA 98402
PROJECT:
Walker Auto Dealership
3400 East Valley Road
Renton, WA 98057
2180100.10
PREPARED BY:
Bart Brynestad, PE
Senior Engineer
REVIEWED BY:
J. Matthew Weber, PE
Principal
DATE:
May 2018
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Exhibit 13
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 11, 2018
TO: Alex Morganroth, Associate Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Walker Subaru; LUA18-000305
The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935
square foot auto dealership on a site previously occupied by auto junk yard. The subject property
is located at 3400 East Valley Road (APN 3023059067) near the intersection of East Valley Road
and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA).
The site is located in the Automall Area C Overlay District. Two existing buildings are presently
located on the site and are proposed for demolition as part of the project. The previous use
located on the property resulted in a significant amount of contaminated due to the
decomposition of the junk vehicles. The applicant would be required to obtain a Voluntary Clean-
up Approval from the Department of Ecology (DOE) as part of the Model Toxics Control Act. The
restoration plan submitted DOE would also be evaluated under the SEPA process. The proposed
new structure would include a showroom/sales area, parts sale and storage area, service and
shop, and various other support areas. Access to the site is proposed via three new driveways
off of East Valley Road. The site is mapped with a high seismic hazard. According to the applicant,
a Category III wetlands is located within the SR 167 ROW directly east of the site.
The proposed development would generate approximately 1808 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 1 net new
trips (88 inbound and 33 outbound). During the weekday PM peak hour, the project would
generate approximately 158 net new trips (63 inbound and 95 outbound). The proposed project
passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Exhibit 14
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Transportation Concurrency Test – Walker Subaru
Page 2 of 3
July 27, 2018
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2017.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 2018 is
2,049 trips, which provides sufficient capacity to accommodate 158 additional trips from this
project. A resulting 1,891 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The project will be required to
complete all internal and frontage street improvements for the building prior to occupancy. Any
additional off-site improvements identified through SEPA or land use approval will also be
completed prior to final occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
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Transportation Concurrency Test – Walker Subaru
Page 3 of 3
July 27, 2018
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI-65
of the Comprehensive Plan states the following:
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, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
DocuSign Envelope ID: B8605310-FF6F-47AA-8455-409D73EA164E
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 9 LUA**-000***
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Name, 425-430-7219, amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and monitoring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Name, 425-430-7382, afowler@rentonwa.gov)
1. See Attached Development Engineering Memo dated June 2, 2018
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ADVISORY NOTES TO APPLICANT
Page 2 of 9 LUA18-000305
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $ 1.25 per square foot. Credit is given for the
demolished building. This fee is paid at time of building permit issuance.
Code Related Comments:
1. The preliminary fire flow is 4,000 gpm. A minimum of Four (4) fire hydrants are required. One
within 150-feet and others within 300-feet of the building. Hydrants are required within 50-feet of
all fire department connections for standpipes and sprinkler systems. A looped water main is
required for all buildings with fire flows exceeding 2,500 gpm Hydrant spacing on looped mains is
required to be 300 feet on center maximum.
2. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct
outside access is required to the fire sprinkler riser rooms. The PIV, FDC and the water main
piping cannot be run under the building. Fire alarm systems are required to be fully addressable
and full detection is required. Separate plans and permits required by the fire department.
3. Fire department apparatus access roadways are required. Roadways shall be modified to meet or
exceed the fire code minimum in and around the proposed new building. Fire lanes are required
to meet 20-feet width with 25-foot inside and 45-feet outside turning radius. Roadways shall
support a minimum of a 30-ton vehicle and 75-psi point loading. Fire Lane signage required for
onsite roadways. Proposed front canopy shall be raised to a minimum of 13-feet 6-inches of
vehicle clearance for fire apparatus.
5. Emergency Responder Radio Coverage requirement per IFC Section 510 and local amended
ordinance.
6. A parking structure on the second floor will require the installation of a standpipe.
7. Permits are required for above ground tanks. Separate plans and permits required by the fire
department for all above and below ground tank installation.
8. HMIS information is required before the building permit is issued
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials
and equipment it is recommended that all materials and tools be locked up when not in use. The site should
have security lighting, and any construction trailer or storage area should be completely fenced-in with portable
chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal
and will demonstrate that the area is private property. Construction trailers should be kept locked when not in
use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2” throw when bolted. Any
construction material that contains copper should be removed from the construction site at the end of each
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ADVISORY NOTES TO APPLICANT
Page 3 of 9 LUA18-000305
working day. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage
containers should be secured with heavy-duty padlocks and kept locked when not in use.
“No Trespassing” signs should be posted on the property during the construction phase. These signs will allow
officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property
again, they could be cited and/or arrested.
COMPLETED FACILITY
All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch
guards or pry-resistant cylinders around the locks, and peepholes. All strikeplates should have 2-1/2 to 3” wood
screws. If glass doors are used, they should be fitted with the hardware described above and additionally be
fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly
reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited,
preferably with security fencing or gates, as these areas could be vulnerable to crime due to the lack of natural
surveillance by vehicle and/or pedestrian traffic.
It is important to direct all foot traffic into the main entrance of the building. Any alternative employee
entrances should have coded access to prevent trespassing.
All areas of this project need to have adequate lighting. This will assist in the deterrent of theft of and from
motor vehicle as well as provide safe pedestrian travel for customers utilizing the business.
The structure should have a building number clearly posted with numbers at least 6” in height and of a color
contrasting with the building. This will assist emergency personnel in locating the correct location for response.
Landscaping should be installed with the objective of allowing visibility – not too dense and not too high. Too
much landscaping will make customers and employees feel isolated and will provide criminals with concealment
to commit crimes such as burglary and malicious mischief (property destruction).
It is important for safety and security reasons to have appropriate lighting and signage. Use plenty of lights
throughout your property, not just in the areas you think are most vulnerable. “No Trespassing” signs should
be posted in conspicuous locations throughout the property, including entrances to the property and parking
areas.
Garbage and recycling dumpsters, according to plans, are placed in the farthest corners behind the property,
bordering greenbelt area. Due to limited visibility of this area it is recommended dumpster areas be gated and
locked during and after business hours to prevent loitering, illegal dumping and/or tampering. Additional
lighting should also be placed around these areas for extra visibility.
Most theft of vehicles from dealerships is the result of keys and key fob’s not properly secured. To prevent theft
of automobiles and inventory at car dealerships, it is recommended to put in place a high level of security around
key management. Electronic key cabinets are one recommendation that come with audit tracking systems to
secure keys and allow inventory control as well as require specific check-in/check-out monitoring. Key
management is to include the service department when customer vehicles left on-site for overnight service have
keys readily available to “grab & go”.
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ADVISORY NOTES TO APPLICANT
Page 4 of 9 LUA18-000305
It is recommended that the dealership lot have proper barriers and fencing in place to prevent theft. Fencing
with barbed wire is recommended to store surplus inventory. Gates are recommended at all entrances/exits
and secured after hours to make it more difficult to drive vehicles off the lot due to theft. Bollards are
recommended throughout the property to prevent theft of vehicle. In review of the plans it looks like there will
be some bollards placed around the main building. When considering bollards as a deterrent to vehicle theft,
note that bollards can be placed throughout several areas of the property as permanent, decorative, and/or
moveable.
Due to the high-dollar inventory at auto dealerships, hired security guards and video monitored surveillance is
recommended. Guards can patrol major access points and minimized the threat of loss. The presence of guards
patrolling a property can discourage criminals from targeting your dealership. An auxiliary security service could
be used to patrol the property, preferably between the hours of 10:00 p.m. and 6:00 a.m. Video monitored
surveillance for this type of inventory should be in “real time”. If an alarm is tripped and is being monitored,
police can be dispatched immediately, increasing the chance of preventing the theft before it happens and
possibly arrest of a suspect. If you choose to use security guards and/or surveillance, post signs throughout the
property announcing that you do so. Let would-be criminals know you are watching.
I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a
security survey of the premises once construction is complete.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed.
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ADVISORY NOTES TO APPLICANT
Page 5 of 9 LUA18-000305
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 2, 2018
TO: Alex Morganroth, Planner
FROM: Ann Fowler, Civil Engineer III, Plan Reviewer
SUBJECT: Utility and Transportation Comments for Walker Subaru
3400 East Valley Road
LUA 18-000305
I have reviewed the application for the Walker Subaru at 3400 East Valley Road (APN(‘s) 3023059067) and have the
following comments:
EXISTING CONDITIONS
The site is approximately 5.65 acres in size and is square in shape. The existing site is mostly impervious gravel area which
has been used as a vehicle storage lot. Site soils are generally contaminated with oils from the continued use of vehicular
storage.
Water Water service is provided by City of Renton. The site is in the Valley service area in the 196 hydraulic pressure
zone. There is an existing 12-inch City water main located in East Valley Road (see Water plan no. W-0304) that
can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm). The approximate static water
pressure is 75 psi at the elevation of 20 feet. The site is located outside of an Aquifer Protection Area. There is
an existing 3/4-inch water meter serving the existing building on the property.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC wastewater main located
in East Valley Road (see City plan no. S-0200).
Storm There is an existing storm drainage system in East Valley Road (see City plan no. R-1999). There no existing on-
site conveyance system or stormwater features. Surface run-off from the site appears to drain to the abutting
wetlands as well as to the public drainage system in East Valley Road.
Streets East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85 as measured using
the King County Assessor’s Map. Current street frontage improvements include curb and gutter and a 6-ft
sidewalk on both sides of the street. The site borders State Route 167 (SR 167) on the east property line.
WSDOT has identified, in their long-range planning programs for I-405 and SR-167, a direct access connection
to and from the south at SW 27th Street, which the City supports. Applicant should further coordinate with
WSDOT at 425-456-8538 for further coordination and to verify any future impacts related to widening of the
highway.
CODE REQUIREMENTS
WATER
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ADVISORY NOTES TO APPLICANT
Page 6 of 9 LUA18-000305
1. 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 is 4,000 gpm.
2. The proposed water main improvements as shown on the composite utility civil plan submitted with the Land Use
Application provides the required looped 10-inch water main around the building and connecting to the existing
12-inch water main in East Valley Road since the fire flow demand is above 2,500 gpm.
a. A 15-ft water easement is required for the looped water main.
b. No buildings, structures or vaults shall be placed within the easement area or within 5 feet of the water
main.
c. A minimum of 10 feet horizontal separation shall be provided from the water main to the wetlands and
buffer area.
3. Installation of fire hydrants shall be as required by Renton Fire Prevention will be required. The number and
location of the hydrants shall be determined based on the City’s review of the final building and site plans.
4. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention
to the building. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or
360.2 depending on the size of the system). The DDVCA may be installed inside the building if it meets the
conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building.
5. A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail,
commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per City
standard plan no. 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is
provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department.
6. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided
to the City. Meters 3” or larger, shall be installed in a concrete vault located outside of the building per COR
Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the
developer / contractor under City observation for meters 3” or larger.
7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly
(DCVA) is required behind the meter per COR Standard Plan 340.8.
8. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in
Appendix J of the City’s 2012 Water System Plan.
9. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes
and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the
water main.
10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is
inside a steel casing.
11. The development is subject to a water system development charge (SDC) fee. This is payable at construction
permit issuance. Proposed water meter sizes have not been noted on the preliminary utility plans. Typical water
meter sizes and associated fees are noted as follows:
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current
water fee for a single 1-inch meter is $3,727.00 per meter, 1-1/2 inch meter is $18,635.00 and a 2-inch
meter is $29,816.00.
b. A water system redevelopment credit will apply for the existing domestic water meters if they are
abandoned.
c. The SDC fee for fire service is based on the size of the fire service line to serve the project. The current
SDC fee for a 6-inch fire service line is $23,843.00.
d. SDC fees are assessed and payable at construction permit issuance.
12. Water service installation charges for each proposed domestic water service is applicable. Water Service
installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch water service is $4,580.00*
per service line and for $4,710.00* for each 2-inch water service line. This is payable at construction permit
issuance.
13. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a
2-inch meter. This is payable at issuance of the building.
14. Final determination of applicable fees will be made after the water meter size has been determined.
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15. Additional water system development charges and water meter charges will apply if a landscape irrigation meter
is required and is based on the size of the meter.
SEWER
1. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers
shall be installed to serve each building.
2. Any covered parking areas, if proposed, will need to direct parking drainage to the sanitary sewer system through
an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer
and into the storm sewer system.
3. If floor drains are required by the building department, drains are required to be connected to the sanitary sewer
system. Flows shall be directed through the floor drains that are installed in accordance with the Uniform
Plumbing Code to an interior or exterior oil/water separator.
4. The development is subject to applicable wastewater system development charges based on the size of the new
domestic water to serve the project.
a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer
fee for a 1-inch meter is $2,837.00 per meter, 1-1/2 inch meter is $14,185.00 and a 2-inch meter is
$22,696.00.
b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC
fee for the size of the existing domestic water meter(s) will be applied to each of the existing meters if
they are abandoned and capped at the main line.
c. SDC fees are payable at construction permit issuance.
SURFACE WATER
1. A geotechnical report, dated April 27, 2018, completed by Migizi Group, Inc., for the site has been provided.
Erosion control measures will need to be in place prior to starting grading activities on the site. The report
discounts the use of infiltration due to the high groundwater table present on the project site. Geotechnical
recommendations presented need to be addressed within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated May 2018, was submitted by AHBL with
the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the
Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage
Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water
Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the
Technical Information Report.
3. As discussed in the TIR, the applicant has determined that the redevelopment project is exempt from Core
Requirement #3, Flow Control, since the proposed development will result in less than a 0.15 cfs increase in
surface water run-off from the existing site conditions 100-year peak flow rate when modeled using the latest
version of the Western Washington Hydrology Model (WWHM 2012), as outlined in Core Requirement #3.
a. The redevelopment project is proposing to upgrade existing gravel and/or hard compacted dirt to
asphalt. The existing ground surface is not currently serviced by an existing piped or channeled
conveyance system. As such, while the existing ground surface is defined as an existing impervious area,
it is classified as an existing non-effective impervious area for the purposes of continuous modeling land
cover types per Section 3.2.2.
b. As defined in Section 3.2.2, non-effective impervious area is assumed to have the same hydrologic
response as the immediately surrounding pervious area. Therefore, the existing gravel/hard compacted
dirt land cover shall be modeled as grass rather than impervious surface.
c. The applicant will need to provide an updated WWHM model demonstrating compliance with the
exception criteria outlined in Section 1.2.3.1.A as part of the civil construction permit application. If the
exception criteria outlined in the RSWDM cannot be achieved, the applicant will be required to comply
with all requirements of Core Requirement #3, which may include installation of a detention facility
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which shall be designed in accordance with the RSWDM that is current at the time of civil construction
permit application.
4. The development is required to provide enhanced basic water quality treatment prior to discharge. Project water
quality treatment will consist of two separate systems in order to maintain the two natural discharge locations.
The east natural discharge basin will consist of conveyance to a bioretention cell prior to discharging into the
existing wetland to the east. The west natural discharge basin will consist of conveyance to a proprietary water
quality filter system prior to connection to the existing 12-inch concrete stormwater main located along East
Valley Road.
a. The applicant shall provide the GULD approval for the proposed water quality treatment filter system
verifying that the system has been accepted by the Department of Ecology.
b. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is
current at the time of civil construction permit application.
5. There are no potential downstream flooding or erosion issues identified in the drainage report.
6. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A
preliminary drainage plan, including the application of on-site BMPs, has been included with the land use
application, which identifies the use of basic dispersion to mitigate the impervious roof area. The final drainage
plan and drainage report must be submitted with the civil construction permit application.
a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed
during civil construction permit review. The applicant may be required to apply additional on-site BMPs
in order to meet the minimum requirements outlined in Core Requirement #9.
7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided
to the City and a temporary construction easement prior to any permits being issued.
8. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing
of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
9. Surface water system development fee is $0.687 per square foot of new impervious surface, but not less than
$1,718.00. This is payable prior to issuance of the construction permit.
TRANSPORTATION
1. The proposed development fronts East Valley Road along the west property lines. East Valley Road is classified as
a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 85 feet. To meet the City’s complete
street standards for collector arterial streets, minimum right of way width is 94 feet. Dedication of 4.5 feet of right
of way would be required. The proposed development is subject to half-street frontage improvements which
includes installation of paved travel width of 41 feet, with 8-ft wide parking on both sides, 0.5-ft wide curbs, 8-ft
wide landscaped planters, 8-ft wide sidewalk, and 2 feet of clear width at back of sidewalk.
a. The existing pavement width along East Valley Road is approximately 36 feet with a 0.5-foot curb/gutter
and a 6-foot sidewalk on the east and west sides of roadway along the project frontage. The City’s
Transportation section and Economic Development section reviewed East Valley Road and the
surrounding area and have determined that a modified collector arterial street section along the east side
of East Valley Road is more suitable for this location of East Valley Road.
b. The modified collector arterial street section along the east side of East Valley Road will maintain the
existing pavement width and curb-line. Applicant shall install a new 8-ft planter strip behind the existing
curb-line and a new 6-ft sidewalk behind the new planter strip. No right-of-way dedication will be required
to install the required frontage improvements.
2. The applicant has requested a street modification in order to match the modified the ROW width and street cross
section to match the existing roadway section and street frontage improvements noted above.
a. City staff is recommending approval of the applicant’s street modification request. Please see the Street
Modification Criteria and Analysis for a complete summary of the request, staff analysis, and staff
recommendation.
3. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall
be oriented to provide direct pedestrian crossings.
4. Parking lot construction shall be in accordance with City code 4-4-80G.
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5. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be
submitted with the land use application and will be reviewed during the construction utility permit review.
6. A traffic analysis dated April 30, 2018, was provided by Transportation Engineering Northwest (TENW). The site
generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 10th Edition, (2017). Based on the calculations provided, the proposed development would
average 974 new daily vehicle trips. Weekday peak hour AM trips would generate 66 new vehicle trips, with 18
vehicles leaving and 48 vehicles entering the site. Weekday peak hour PM trips would generate 85 new vehicle
trips, with 34 vehicles entering and 51 vehicles exiting the site. As detailed in the report the proposed project is
not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased
traffic created by the development will be mitigated by payment of transportation impact fees.
7. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City
standard plans 104.1 and 104.2.
a. The maximum width of any driveway shall not exceed 30-feet.
b. Driveways shall be located a minimum of 5-feet from property lines.
c. Maximum driveway slope is 8%.
d. Site accesses must be a minimum of 125-ft from the intersection.
e. The maximum number of driveway cuts is two (2) driveways per 330-ft of street frontage.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
9. Payment of the transportation impact fee is applicable on the construction of the development at the time of
application for the building permit. The transportation impact fee that is current at the time of building permit
application will be levied.
10. Concurrency under separate cover, if applicable.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or
within the site must be underground. The construction of these franchise utilities must be inspected and approved
by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as
outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with
the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility
plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please
visit the Development Engineering Forms page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the
fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit
www.rentonwa.gov for the current development fee schedule.
7. * An additional 3% technology fee will be added to each fee marked with an asterisk (*).
8. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through
the building department.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: August 3, 2018
Project Name: Walker Auto Dealership
Owner: Dale Walker, 555 Grady Way, Renton, WA 98057
Applicant/Contact: Matt Weber, AHBL, 2215 N 30th St Suite 300, Tacoma, WA 98407
Project File Number: PR18-000212
Land Use File
Number:
LUA18-000305, ECF, SPR-A, MOD
Project Manager: Alex Morganroth, Associate Planner
Project Summary: The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a
64,935 square foot auto dealership on a site previously occupied by an auto junk yard.
The subject property is located at 3400 East Valley Road (APN 3023059067) near the
intersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in
area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C
Overlay District. Two existing buildings are presently located on the site and are
proposed for demolition as part of the project. The previous use, located on the
property, resulted in a significant amount of contamination due to the decomposition
of the junk vehicles. The applicant has proposed to remediate the site under
Department of Ecology’s Voluntary Clean-up program authorized by the Washington
Model Toxics Control Act. The proposed new structure would include a
showroom/sales area, parts sale and storage area, service and shop, and various other
support areas. Access to the site is proposed via three new driveways off of East Valley
Road. The site is mapped with a high seismic hazard. According to the applicant, a
Category III wetlands is located within the SR 167 ROW directly east of the site. The
applicant submitted a Geotechnical Report, a Drainage Report, a Wetland Report, and
a Traffic Study with the application.
Project Location: 3400 East Valley Rd, Renton, WA 98057
Site Area: 246,114 SF (5.65 acres)
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WALKER SUBARU DEALERSHIP LUA18-000305
Report of August 3, 2018 Page 2 of 21
B. EXHIBITS:
Exhibit 1-15: ERC Report and Exhibits
Exhibit 16: Administrative Report and Decision
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Dale Walker, 555 Grady Way, Renton, WA 98057
2. Zoning Classification: Commercial Arterial (CA); Automall Overlay District C
3. Comprehensive Plan Land Use Designation: Employment Area
4. Existing Site Use: Industrial – auto tow yard
5. Critical Areas: High Seismic Hazard, Category III Wetlands
6. Neighborhood Characteristics:
a. North: RV and Boat building; Commercial Arterial (CA)
b. East: Hwy 167 Right-of-Way
c. South: Commercial Engine Repair; Commercial Arterial (CA)
d. West: Glass Manufacturer; Heavy Industrial, IH
7. Site Area: 5.65 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
Highline Annexation A-59-001 1743 04/15/1956
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by City of Renton. The site is in the Valley service area in the 196
hydraulic pressure zone. There is an existing 12-inch City water main located in East Valley Road that
can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm).
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC
wastewater main located in East Valley Road.
c. Surface/Storm Water: There is an existing storm drainage system in East Valley Road. There no
existing on-site conveyance system or stormwater features. Surface run-off from the site drains to
the abutting wetlands as well as to the public drainage system in East Valley Road.
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WALKER SUBARU DEALERSHIP LUA18-000305
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2. Streets: East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85
feet as measured using the King County Assessor’s Map. Current street frontage improvements include
curb and gutter and a 6-ft sidewalk on both sides of the street.
3. Fire Protection: Renton Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-040: Automall 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
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 9,
2018 and determined the application complete on May 15, 2018. The project was placed on hold on June
21, 2018, pending additional information and taken off hold on June 29, 2018. The project complies with
the 120-day review period.
2. The project site is located at 3400 East Valley Road (APN 3023059067)
3. The project site was previously occupied by an auto tow business that stored vehicles on the property.
Two buildings remain on the property, a 4,000 sq. ft. building and a 1,200 sq. ft. building, and are
proposed to be removed. All vehicles have been removed from the site.
4. Access to the site is proposed via three driveways off of East Valley Road.
5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6. The site is located within the Commercial Arterial (CA) zoning classification and Automall Area C Overlay
District.
7. No trees are proposed for removal as part of the project.
8. The site is mapped with a High Seismic Hazard and a Category III wetlands.
9. Approximately 600 cubic yards of cut and 14,300 cubic yard of fill is proposed on the project site during
construction.
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10. The applicant proposes to begin construction during the summer of 2018 and end construction in the
fall of 2019.
11. The small-vehicle service use proposed as a part of the project would require a separate Administrative
Conditional Use Permit in order to operate.
12. Staff received no public or agency comments.
13. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on July 31, 2018 the Environmental Review Committee issued a Determination of Non-Significance –
Mitigated with give six (6) mitigation measures for the Walker Subaru project. A 14-day appeal period
commenced on August 3, 2018 and will end on August 17, 2018.
14. 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,
and the essence of the comments have been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
15. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. The purpose of the EA designation is to provide areas primarily used for office,
industrial, warehousing, and manufacturing, with access to transportation networks and transit. In
addition, the designation maintains a variety and balance of uses through zoning which promotes the
gradual transition of uses on sites with good access and visibility. 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.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-55: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
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.
Policy L-31: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
Policy L-32: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce amount
and velocity of run-off, and provide for wildlife habitat.
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
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WALKER SUBARU DEALERSHIP LUA18-000305
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retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
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. Small vehicle repair is a
permitted use in the CA zone with an approved Conditional Use Permit.
Staff Comment: The applicant is proposing a dealership with a service component. The
sale of small vehicles is a permitted use in the CA district. The applicant would be
required to obtain a Conditional Use Permit for the proposed small vehicle repair use.
Based on the applicant’s submittal, the proposal appears to meet the locational
requirements for small vehicle repair in the CA zone.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: No new residential units are proposed as 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: The existing legal lot is approximately 246,114 sq. ft. and is in
conformance with the lot dimension requirement of the zone.
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is
required. The minimum secondary front yard setback is 15 ft. The minimum setback
may be reduced to 0 ft. through the site plan review process, provided blank walls are
not located within the reduced setback. The maximum secondary front yard setback
is 20 ft. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts
or is adjacent to a lot zoned residential.
Staff Comment: The applicant has proposed a front yard setback of approximately 95
feet, a north side yard setback of 124 feet, a south side yard setback of 117 feet, and a
rear yard setback of 150 feet. The proposed structure is compliant with the setback
requirements of the CA zone. 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.
In order to meet the standards for allowing an increased setback, the applicant
provided a unique front entrance that incorporates a circular architectural feature with
a second story balcony that provides substantial visual interest to the front of the
building. In addition, concrete pedestrian pathways are provided at the front of the
building and extend around the perimeter along both the north and south sides. The
amount of landscaping proposed in the parking lot is significantly more than the
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amount required by code and helps to visually break up the rows of cars in the sales
lot. Due to the key features proposed for the project, including the unique front
entrance, incorporation of on-site pedestrian walkways, and additional landscaping,
staff recommends approval of an increased front setback of 95 feet.
Compliant if
condition of
approval is
met
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 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 project would be approximately 19.2% (47,535 sq.
ft./247,713 sq. ft.) and the proposed impervious surface is approximately 75% (186,065
sq. ft./247,713 sq. ft.). The maximum height of the building would be approximately
54 feet tall. As proposed, the project does not comply with the height or impervious
surface requirements for the CA zone. Therefore, staff recommends as a condition of
approval that the applicant submit a revised site plan demonstrating compliance with
the impervious surface requirements. Compliance with the height would be verified at
the time of building permit review.
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated
by the Department of Community and Economic Development, provided there shall
be a minimum of one street tree planted per address. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have a minimum width of 5 feet.
Staff Comment: Per RMC 4-4-080, 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,
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auto-sales and other similar auto-related uses in the Automall Area C District are
subject to the development standards for Automall Area Overlay Districts in RMC 4-3-
040. See FOF 16 below for a complete landscaping analysis.
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 retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: No trees are located on the project site.
Compliant if
condition of
approval is
met
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 adjacent uses, including an RV and boat storage facility to the
north and a commercial engine repair shop to the south, are not related to vehicle sales
and customer visits to any of the adjacent uses are unlikely to overlap with each other.
Due to the low probability of cross traffic between the adjacent uses, a site-to-site
vehicle access way would not be utilized at this time. However on both the north and
south sides of the site a drive aisle for the vehicle display area is provided and could be
converted to site-to-site access if either of these sites are redeveloped in the future.
The applicant has proposed three driveways off of East Valley Road for access to the
site. According to driveway standards contained in RMC 4-4-080, no more than one
driveway is allowed for each 165 feet of street frontage serving any one property or
among properties under unified ownership or control. The subject site has
approximately 465 feet of street frontage along East Valley Road and therefore only
two driveways would be permitted. Staff recommends as a condition of approval that
the applicant submit a revised site plan that eliminates one of the three driveways.
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 are
8 ½ feet by 16 feet.
Staff Comment: The applicant has proposed a total of 69 non-display spaces for use
by employees and customers. According to the parking standards in RMC 4-4-080, the
project would be required to provide a total of 46 spaces for the service area and nine
(9) spaces for the sales area for a total of 55 spaces. Therefore, the applicant is
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proposing 25% more parking stalls than is required by code. 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, extra parking spaces are needed to accommodate the expected increase
in customer traffic due to the high exposure off of Hwy 167 and the nation-wide trend
of an increase in auto-sales. Staff concurs with the applicants justification for providing
more parking stalls than the number required by code and recommends approval of
the proposed 69 parking stalls.
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: A split rail cedar fence is required to be installed around the perimeter
of the wetlands buffer. The applicant shall demonstrate compliance with the fence
requirements at the time of building permit submittal.
17. Automall Area C Overlay District: The Automall Area C Overlay District is intended to implement the
Renton Automall Improvement Plan by guiding the redevelopment of the Automall District. Properties
within Area C include those properties bounded by SR-167 on the east, Lind Avenue SW on the west, SW
41st Street on the south, and the approximate course of Panther Creek on the north. 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 C Overlay District Development Standards and Analysis
Use: All uses permitted by the underlying zoning are permitted in the Automall Area C
Overlay District.
Staff Comment: See FOF 16 under “Use”.
Service Area Orientation: Service areas shall not face public street frontage.
Staff Comment: The service area would be located at the rear (east) side of the
proposed building and would not face or be visible from a public street. The service area
may be visible from Hwy 167, but the intent of the code is primarily to limit the visual
impact of service areas on local, public streets. In addition, the service area would be
located over 150 feet from the Hwy 167 roadway and would have an even lesser visual
impact once the vegetation in the restored wetlands and wetlands buffer is established.
Please note an additional Conditional Use Permit is required for the service use on the
site.
Compliant if
condition of
approval is met
Landscaping: A 15-foot-wide landscape strip along street frontages. 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 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.
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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: The applicant submitted a landscape plan prepared by AHBL (see
Exhibit 5). The total amount of landscaping proposed across the site is approximately
23,753 sq. ft. (not including the buffer), or 11.3% of the total site area. A 22-foot wide
landscape strip is proposed along the East Valley Road Street frontage. Thirteen (13)
Bowhall maple trees space approximately 25-feet on-center are proposed within
landscape strip along the frontage.
The applicant noted in the project narrative that no landscape berm is proposed.
Therefore, staff recommends as a condition of approval that a revised landscape be
submitted showing compliance with the landscape berm requirement for the Automall
Area C Overlay District.
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 possible, customer parking shall be combined
with abutting dealership customer parking and shared access. Where these
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 14 spaces for customers near the primary
entry drive along the front (west) side of the building. There are no abutting dealerships
that would enable the applicant to implement shared parking or access.
N/A
Automall 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: Auto Mall area C is not included in the Automall Improvement Plan.
N/A
Automall 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.
18. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
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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 subject site is located in an area of a known seismic hazard. As
such, the applicant submitted a Geotechnical Report, prepared by Migizi Group, Inc and
dated April 27, 2018 (Exhibit 12). Surface conditions on the site primarily consists of
recycled concrete and scattered weeds. Migizi Group, Inc dug two test pits with a
hollow-stem augur mounted on a truck-mounted drill rig to depths of approximately
51.5 feet and 61.5 feet in order to analyze the soil characteristics of the site. The two
test pits were dug near the interior of the site near the proposed location of the
dealership building and soil samples were obtained at 2.5 to 5 foot depth intervals.
Subsurface conditions at the site included fill soils to depth of approximately 5 feet
including recycled concrete and gravelly, silty sand. Underlying the fill soils were alluvial
deposits found at depths ranging from 5 feet to 31 feet below grade. Moderately dense,
fine silty sand was found below a depth of 31 feet. Groundwater seepage was
encountered at a depth of 8-15 feet below existing grade.
According to COR maps and the applicant, the project site is located in a seismic hazard
area. The submitted geotechnical report concluded that the project site is located in an
area of moderate liquefaction potential due to the poorly consolidated alluvial soils
underlying the site. Recommendations for the foundation are provided by Migizi Group,
Inc in order to help mitigate a significant portion of the seismic risk. However, the report
states that during a large-scale seismic event, post-construction settlement should be
anticipated. Therefore, the report recommends that the structure be designed to
prevent catastrophic collapse during a seismic event.
The geotechnical report would be required to be submitted with the construction permit
application for the parking lot and compliance with the report would be reviewed at
that time. The applicant has indicated the project would result in approximately
186,065 sq. ft. of replaced impervious area. Overall the project would decrease the
imperious coverage on-site. The applicant has proposed approximately 600 CY of cut
and 14,300 of fill, which may deviate slightly depending on contamination levels.
Compliant if
condition of
approval is
met
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050G.2:
Wetland Category Buffer Width Structure
Setback
beyond
buffer
High
Habitat
Function
(8-9
points)
Moderate
Habitat
Function
(5-7
points)
Low
Habitat
Function
(3-4
points)
All Other
Scores
15 ft.
Category I – Bogs
& Natural 200 ft.
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Heritage
Wetlands
Category I – All
Others
200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: A wetlands area is located just east of the subject site near Hwy 167.
The wetlands is mostly located in the WSDOT Hwy 167 right-of-way (ROW) with a small
section (0.06 acres) located on the project site. In October of 2017, a contractor hired
by the property owner to clear vegetation at the east edge of the site inadvertently
continued clearing into the ROW and caused significant damage to the wetlands. The
wetlands was cleared of trees and shrubs and filled with wood chips due to the downed
trees being chipped in place. WSDOT opened a code case against the property owner in
November of 2017 and the two parties entered into an agreement for the restoration
in December of 2017. Restoration of the area will commence in late summer or early
fall of 2018. Per the submitted plans, the wetlands will be restored to match the
function and classification of the wetlands prior to clearing. The wetlands restoration
would also include the small portion located outside of the ROW on the project site.
The report prepared by PBS was prepared in April of 2018 and is based on data gathered
during a field visit that took place on December 13, 2017. The wetland was delineated
and classified by Katharine Lee, a licensed Professional Wetland Scientist. Due to the
disturbed nature of the wetlands caused by the illegal clearing, the consultant
supplemented the site visit with historic aerial photography in order to identify
vegetation types found within the wetlands prior to disturbance. The report identified
the wetlands as a Palustrine Forested/Scrub-Shrub Category III wetlands with a habitat
score of 5.
Per RMC 4-3-050, the buffer required for a wetlands with this classification and habitat
score is 100 feet with a 15 foot setback. The applicant has proposed a reduced buffer
of 75 feet. RMC 4-3-050 gives the administrator the ability to authorize a 25% reduction
in the wetlands buffer if the certain conditions are met. The wetlands report includes a
mitigation plan identifying the number and types of species proposed for planting in
the buffer. Proposed plantings in the buffer include a variety of shrubs and trees with a
wetland seed mix to be spread across approximately 30,000 sq. ft. of the site (all within
the 75-foot buffer). During the review of the mitigation plan for the buffer, staff noted
a distinctive lack of trees and shrubs near the center area of the buffer. In order to
ensure equal protection of the wetlands along the entire span of the buffer, staff
recommends as a condition of approval that the applicant submit a revised mitigation
planting plan that includes a higher density of both trees and shrubs near the center of
the buffer. The revised mitigation plan should be submitted at the time of construction
permit application and would be reviewed and approved by the Current Planning
Project Manager.
The report notes that goal of the mitigation plan is to provide a buffer that protects and
enhances the wetland functions through planting and control of invasive species. The
report concludes that the buffer would be a significant environmental improvement
when compared to the junk cars and lack of vegetation previously present on the site.
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Due to the degraded condition of the wetland buffer prior to the clearing violation and
the anticipated environmental lift proposed with the re-planting plan, staff is supportive
of the buffer reduction, provided the restoration work is completed in accordance with
the revised mitigation plan per the condition of approval above.
19. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6-
060F.2 in order to maintain the existing street section instead of the complete street standards for
collector arterial streets which includes paved travel width of 41 feet, with 8-ft wide parking on both
sides, 0.5-ft wide curbs, 8-ft wide landscaped planters, 8-ft wide sidewalk, and 2 feet of clear width at
back of sidewalk. The applicant has proposed a paved roadway width of 36-feet, 0.5-foot curb and gutter,
and install a new 8-foot planter strip and a new 6-foot sidewalk on the east of the roadway along the
project street frontage. The proposal is compliant with the following modification criteria, pursuant to
RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the
requested modification:
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 Community Design 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 are 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 street 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 City’s Public Works Transportation section and Community and
Economic Development section reviewed East Valley Road and the surrounding area and
determined that a modified collector arterial street section is more suitable for the
portion of East Valley Road adjacent to the site. The modified collector arterial section
proposed conforms to the design criteria outlined by the City’s Transportation Division.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood and would increase pedestrian safety.
d. Conforms to the intent and purpose of the Code.
Staff Comment: This modification provides a safe pedestrian and vehicle route in and
around the existing commercialized area.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
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Staff Comment: See comments under criterion ‘c’.
20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IL
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 14, Comprehensive Plan Analysis.
Compliant if
condition of
approval
under FOF 16
is met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: The proposed project is not located in a Design District.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
Compliant if
condition of
approval is
met
e. On Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed two-story building is of similar size and scale as other
car dealerships in the area. In addition, the proposed site is located in area with a
significant number of large-scale industrial buildings and would not appear out of scale
with the adjacent development pattern. The proposed development would incorporate
a landscape buffer and a substantial amount of perimeter and interior landscaping on
the site that would serve to break up the display parking lots.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: A sidewalk along the street frontage as well as internal sidewalks are
proposed for the project site. Vehicular connections to adjacent properties are
appropriate at this time due the nature of the adjacent uses. See “Vehicle Access”
under FOF 16 above for additional circulation analysis. Pedestrian connections to
adjacent properties are provided via the public sidewalk along East Valley Rd.
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
northeast corner of the site. The enclosure would consist of six-foot tall CMU walls with
masonry veneer and precast concrete tops on three sides of the enclosure and a fully
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obscuring cedar gate on the fourth side facing the building. Rooftop utilities would be
screened by the proposed parapet and would not be visible from adjacent properties
or from the ROW.
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.
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. The only
location lacking adequate landscaping for screening is located along the east façade
where a tilt-up concrete wall is proposed along the ramp to the roof-parking. In order
to improve the appearance of the project from the Hwy 167 ROW, additional screening
should be incorporated along the east façade. See discussion under FOF 16, Zoning
Development Standard: Landscaping, and the Condition of Approval under “Structure
Scale” under criterion ‘f’ below.
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 were indicated on the utilities or site plan
and no separate lighting plan was submitted. Therefore, staff recommends as a
condition of approval that 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.
Compliant if
condition of
approval is
met
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 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. Highway noise from Hwy 167 to the east
of the project site would not negatively impact customers visiting the dealership due
to the orientation of the building towards East Valley Road and location of the service
area at the rear of the building.
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
64,000 sq. ft. would be a large structure whose presence would represent a significant
visual change on the surrounding area. According to the architectural elevations
submitted by the applicant, a 20-foot high tilt-up concrete wall is proposed along the
rear (east) side of the building. In order to break up the blank wall face and decrease
the perceived large scale of the façade when viewed from Hwy 167, staff recommends
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as a condition of approval that the applicant provide a revised landscape plan that
includes additional trees along the east façade near the proposed wall.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting
impervious surfaces.
Staff Comment: Existing vegetation and soils on the site are heavily contaminated due
to impacts from the previous use located on the site (tow yard). Due to the heavy
contamination, a significant amount of soil would need to be removed in order to allow
for new development to safely occupy the site. However, the removed soil in
combination with the new, clean fill proposed to be brought onto the site would be a
significant environmental improvement and would help protect the wetlands,
vegetation, and groundwater in both the short and long-term.
In addition, a Category III wetlands is located adjacent to the site within the Hwy 167
ROW. A small portion of the wetlands is also located on the project site. The applicant
has proposed a 75-foot on-site re-vegetated buffer along the entire eastern portion of
the property which would provide protection to the wetlands from impacts created by
the project. See FOF 18 for further analysis.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 15, Zoning Development Standard: Landscaping, and FOF 16,
Automall Area C 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 site allows for vehicle and pedestrian access via East Valley Road.
Proposed street frontage improvements, including a planter strip and 6-foot wide
sidewalk, would provide a safe connection for pedestrians to use for access to the main
entrance on the west side of the building. Once on the site, concrete walkways around
the perimeter of the building would allow customers to safely walk around the display
lot while shopping for a vehicle. A 24-foot wide drive aisle is proposed to loop around
the site and would provide adequate circulation for movement of vehicles by staff or
customers.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable
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Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The applicant has proposed a bike rack near the front of the structure
for the use of customers and employees. In addition, a bus stop with access to routes
going to and from the Renton Transit Center is located only a ¼ mile west of the project
site.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See above under “Internal Circulation”
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, neither passive nor active recreation
is likely to occur on the site. However, the wetland buffer would serve as a “visual”
open space that provides a positive visual impact 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 (East Valley Road) that would adequately accommodate vehicular traffic to and
from the site. In addition, the nearest bus stop is less than ¼ mile away where multiple
bus routes provide access to the Renton Transit Center and other areas along the Hwy
167 corridor.
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. A Fire Impact Fee, based on a rate of $1.25 per sq. ft.
would be applicable to the proposal.
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 4,000 gpm. The proposed water main improvements as
shown on the composite utility civil plan submitted with the Land Use Application
provides the required looped 10-inch water main around the building and connecting
to the existing 12-inch water main in East Valley Road since the fire flow demand is
above 2,500 gpm. A 15-foot water easement is required for the looped water main. A
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minimum of 10 feet horizontal separation is required between the water main and the
wetlands buffer area.
All existing side sewers would be required to be cut and capped during demolition of
the properties and new side sewers need to be installed to serve the building. The
development would be subject to applicable wastewater system development charges
based on the size of the new domestic water to serve the project.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report (TIR)
prepared by AHBL, dated May of 2018 (Exhibit 13) Based on the TIR, the project
contains greater than 2,000 SF of replaced impervious surface and therefore Full
Drainage Review is required pursuant to the 2017 City of Renton Surface Water Design
Manual (RSWDW). Based on the City’s flow control map, this site falls within the Peak
Rate Flow Control Standard matching Existing Site Conditions. The project site is
located within the Black River Drainage basin. A Full Drainage Review was included
in the report.
All nine core requirements and the six special requirements were discussed in the
report. According to the TIR, the project does not propose a flow control facility
because the increase of peak flow rate during a potential 100-year rain event is less
than 0.15 cfs.
The project is required to provide enhanced basic water quality treatment prior to
discharge. The applicant has proposed the use of a bio-retention cell for water in the
east natural discharge basin that would discharge to the wetlands, and a proprietary
water quality filter system for the west natural discharge basin that would connect to
the existing 12-inch concrete stormwater main within East Valley Rd. The drainage
report does not identify any potential downstream flooding or erosion issues. On-site
BMPs will be required to help mitigate the new runoff created by the proposed
improvements. A preliminary drainage plan, including the application of on-site BMPs,
was submitted by the applicant and identifies the use of basic dispersion to mitigate
the impervious roof area. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
A Construction Stormwater General Permit from the Department of Ecology is required
since grading and clearing of the site exceeds one acre. A Stormwater Pollution
Prevention Plan (SWPPP) is required for this site. All work proposed outside of the
applicant’s property will require a permanent drainage easement to be provided to the
City and a temporary construction easement prior to any permits being issued.
Transportation.
Staff Comment: The applicant submitted a parking and traffic analysis prepared by
Heath & Associates, Inc. The site generated traffic volumes were calculated using data
from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th
Edition, (2017). Based on the calculations provided, the proposed development would
average 974 new daily vehicle trips. Weekday peak hour AM trips would generate 66
new vehicle trips, with 18 vehicles leaving and 48 vehicles entering the site. Weekday
peak hour PM trips would generate 85 new vehicle trips, with 34 vehicles entering and
51 vehicles exiting the site.
As detailed in the report the proposed project is not expected to lower the levels of
service of the surrounding intersections included in the traffic study. The closest
intersection to the project site is the intersection of East Valley Rd and SW 34th St,
City of Renton Department of Community & Economic Development Administrative Report & Decision
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Report of August 3, 2018 Page 18 of 21
which according to the study has an existing level of services of A and B depending on
the direction of travel. The report does not anticipate a change in level of service for
that intersection or any others in the vicinity after completion of the proposed project.
Staff has determined that increased traffic created by the development would be
adequately mitigated by payment of transportation impact fees. Staff has determined
that the development will have met City of Renton concurrency requirements when
complete (Exhibit 14).
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 multiple bio-retention cells that would
provide a consistent discharge of water to the wetlands on near the east side of the
site and represent a significant improvement over the existing system.
21. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development.
Schools: No impact.
Parks: No impact.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: See FOF 19 Site Plan Review Analysis: Drainage
Water:
Staff Comment: See FOF 19 Site Plan Review Analysis: Water and Sewer
Sanitary Sewer:
Staff Comment: See FOF 19 Site Plan Review Analysis: Water and Sewer
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I. CONCLUSIONS:
1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies
with the goals and policies established with this designation, provided the applicant complies with City
Code and conditions of approval, see FOF 15.
2. The subject site is located in the CA, Commercial Arterial zoning designation and complies with the zoning
and development standards established with this designation, provided the applicant complies with City
Code and conditions of approval, see FOF 16.
3. The subject site is located in the Automall Area C Overlay District and complies with the special
development standards of the Automall Area C, provided the applicant complies with City Code and
conditions of approval, see FOF 17.
4. The proposed Walker Subaru project structure complies with the Critical Areas Regulations, provided the
applicant complies with City Code and conditions of approval, see FOF 18.
5. The proposed Walker Subaru project complies with the site plan review criteria established by the City
Code, provided all advisory notes and conditions of approval are complied with, see FOF 20.
6. The Walker Subaru project complies with street modification criteria as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 19.
7. There are adequate public services and facilities to accommodate the proposed Walker Subaru project,
see FOF 21.
8. Key features incorporated into the project include an architecturally unique front entrance,
incorporation of on-site pedestrian walkways, and a higher quantity of landscaping than is required by
code.
J. DECISION:
The proposed Walker Subaru Site Plan and street modification File No. LUA18-000305, as depicted in Exhibit 2,
is approved and is subject to the following conditions:
1. The applicant shall provide a revised site plan demonstrating compliance with the impervious surface
requirements. This site plan shall be provided to the Current Planning Project Manager for review and
approval prior to construction permit issuance.
2. The applicant shall provide a revised site plan that eliminates one of the three driveways in order to
comply with the driveway standards in RMC 4-4-080. The new site plan shall be provided at the time of
construction permit review and compliance shall be demonstrated prior to construction permit
issuance.
3. The applicant shall submit a revised landscape plan demonstrating compliance with the landscape berm
requirement for the Automall Area C Overlay District. The landscape plan shall be reviewed and
approved by the Current Planning Project Manager prior to construction and building permit issuance.
4. The applicant shall submit a revised wetlands mitigation planting plan that includes a higher density of
trees and shrubs near the center of the buffer. The revised mitigation plan shall be submitted at the
time of construction permit application for review and approved by the Current Planning Project
Manager prior to construction permit issuance.
5. A lighting plan including fixture details and foot candles shall be submitted at the time of Construction
Permit review forreview and approval by the Current Planning Project Manager prior to construction
permit issuance.
6. The applicant shall submit a revised landscape plan that adds additional trees along the east façade
near the proposed blank wall. The revised landscaping plan shall be, subject to review and approval by
the Current Planning Project Manager prior to construction permit and building permit issuance.
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Report of August 3, 2018 Page 20 of 21
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 3rd day of August, 2018 to the Owner/Applicant/Contact:
Owner:
Dale Walker
Applicant/Contact:
Matt Weber, AHBL
Applicant/Contact:
Chee Tung, HHJ Architects
555 Grady Way
Renton, WA 98057
2215 N 30th St Suite 300
Tacoma, WA 98407
1409 Alexander Ave E
Fife, WA 98424
TRANSMITTED this 3rd day of August, 2018 to the Parties of Record:
Delores Christian
3330 E Valley Rd
Renton, WA 98057
TRANSMITTED this 3rd day of August, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Vanessa Dolbee, Current Planning Manager
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 August 17, 2018. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the 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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Report of August 3, 2018 Page 21 of 21
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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MODIFICATION LUA18-000305
Report of February 20, 2019 Page 1 of 18
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: February 20, 2019
Project Name: Walker Auto Dealership (Modification to Approved Site Plan)
Owner: Dale Walker, 555 Grady Way, Renton, WA 98057
Applicant/Contact: Matt Weber, AHBL, 2215 N 30th St Suite 300, Tacoma, WA 98407
Project File Number: PR18-000212
Land Use File
Number:
LUA18-000305, ECF, SPR-A, MOD
Project Manager: Alex Morganroth, Associate Planner
Project Summary: The applicant is requesting approval of a minor modification to an approved site plan
for the Walker Auto Dealership project. Minor modifications may be permitted by
administrative decision if the amendment does not, 1) Involve more than a ten percent
(10%) increase in area or scale of the development in the approved plan; or 2) have a
significantly greater impact on the environment and/or public facilities than the
approved plan; or 3) change the boundaries of the originally approved plan. The
applicant’s request for a modification does not meet the threshold for a major
modification and therefore was reviewed as a minor modification.
The original site plan decision was issued on August 3rd, 2018 and included six (6)
conditions of approval. The approved site plan included a 64,935 square foot auto
dealership, the associate parking, and the re-establishment of a 75-foot wide wetlands
buffer on the east side of the property. The subject property is located at 3400 East
Valley Road (APN 3023059067) near the intersection of East Valley Road and SW 34th
St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The
site is located in the Automall Area C Overlay District.
According to the applicant, a change in the brand of car to be sold at the dealership
necessitated a redesign of the building in order to meet the design and space
requirements for Mazda-branded dealership. The floor area of the dealership would be
reduced from 64,935 square feet to 35,952 square feet. New exterior building facades
have been proposed in order to conform to the Mazda brand design. Other changes
include the removal of internal sidewalks, relocation of the service drive and bays,
elimination of rooftop parking, and the provision of additional surface parking. The
applicant submitted an updated site plan, landscape plan, utilities plan, and elevations
with the application.
Project Location: 3400 East Valley Rd, Renton, WA 98057
Site Area: 246,114 SF (5.65 acres)
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
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MODIFICATION LUA18-000305
Report of February 20, 2019 Page 2 of 18
B. EXHIBITS:
Exhibit 1-15: ERC Report and Exhibits
Exhibit 16: Original Site Plan Review Administrative Report and Decision dated August 3, 2018
Exhibit 17: Site Plan Modification Administrative Report and Decision dated February 15, 2019
Exhibit 18: Updated Site Plan dated November 15th, 2018
Exhibit 19: Updated Landscape Plan dated November 15th, 2018
Exhibit 20: Updated Utility Plan dated November 15th, 2018
Exhibit 21: Updated Architectural Elevations dated November 15th, 2018
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Dale Walker, 555 Grady Way, Renton, WA 98057
2. Zoning Classification: Commercial Arterial (CA); Automall Overlay District C
3. Comprehensive Plan Land Use Designation: Employment Area
4. Existing Site Use: Industrial – auto tow yard
5. Critical Areas: High Seismic Hazard, Category III Wetlands
6. Neighborhood Characteristics:
a. North: RV and Boat building; Commercial Arterial (CA)
b. East: Interstate 167 Right-of-Way
c. South: Commercial Engine Repair; Commercial Arterial (CA)
d. West: Glass Manufacturer; Heavy Industrial, IH
6. Site Area: 5.65 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Walker Auto Dealership Site
Plan and Environmental
Review
LUA18-000305 N/A 08/03/2018
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Highline Annexation A-59-001 1743 04/15/1956
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
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MODIFICATION LUA18-000305
Report of February 20, 2019 Page 3 of 18
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by City of Renton. The site is in the Valley service area in the 196
hydraulic pressure zone. There is an existing 12-inch City water main located in East Valley Road that
can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm).
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC
wastewater main located in East Valley Road.
c. Surface/Storm Water: There is an existing storm drainage system in East Valley Road. There is no
existing on-site conveyance system or stormwater features. Surface run-off from the site drains to
the abutting wetlands as well as to the public drainage system in East Valley Road.
2. Streets: East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85
feet as measured using the King County Assessor’s Map. Current street frontage improvements include
curb and gutter and a 6-ft sidewalk on both sides of the street.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-040: Automall 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
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the original master application for review on May 9,
2018 and determined the application complete on May 15, 2018. The project was placed on hold on June
21, 2018 pending additional information, and taken off hold on June 29, 2018. The project complied with
the 120-day review period. The decision on the orignal site plan review application was issued on August
3, 2018, the appeal period ended on August 13, 2018 and no appeals were filed.
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2. The Planning Division of the City of Renton accepted the site plan modification application for review on
December 21, 2018 and determined the application complete the same day. The project complies with
the 120-day review period.
3. The project site is located at 3400 East Valley Road (APN 3023059067)
4. The project site was previously occupied by an auto tow business that stored vehicles on the property.
All vehicles and buildings have been removed.
5. Access to the site is proposed via two driveways off of East Valley Road.
6. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
7. The site is located within the Commercial Arterial (CA) zoning classification and Automall Area C Overlay
District.
8. No trees are proposed for removal as part of the project.
9. The site is mapped with a High Seismic Hazard and a Category III wetlands.
10. Approximately 600 cubic yards of cut and 14,300 cubic yard of fill is proposed on the project site during
construction.
11. The applicant started construction on the site in January of 2019 and proposes to end construction in
the fall of 2020.
12. The small-vehicle service use proposed as a part of the project would require a separate Administrative
Conditional Use Permit in order to operate.
13. Staff received no public or agency comments during the orignal public comment period for the Site Plan
Review and Envirmental Review (SEPA). A site plan modification does not requre a public comment
peirod.
14. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on July 31, 2018 the Environmental Review Committee issued a Determination of Non-Significance –
Mitigated with give (5) mitigation measures for the Walker Subaru project. A 14-day appeal period
commenced on August 3, 2018 and ended on August 17, 2018.
15. 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,
and the essence of the comments have been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: See analysis of Comprehensive Plan Compliance in original decision
dated August 3, 2018 (Exhibit 16).
17. 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 Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
120A, if all conditions of approval are met:
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MODIFICATION LUA18-000305
Report of February 20, 2019 Page 5 of 18
Compliance CA Zone Development Standards and Analysis
Compliant if
CUP Issued
Use: Small vehicle sales are a permitted use in the CA zone. Small vehicle repair is a
permitted use in the CA zone with an approved Conditional Use Permit.
Staff Comment: The applicant is proposing a dealership with a service component. The
sale of small vehicles is a permitted use in the CA district. The applicant would be
required to obtain a Conditional Use Permit for the proposed small vehicle repair use.
Based on the applicant’s submittal, the proposal appears to meet the locational
requirements for small vehicle repair in the CA zone.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: No new residential units are proposed as 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: The existing legal lot is approximately 246,114 sq. ft. and is in
conformance with the lot dimension requirement of the zone.
Compliant if
Condition of
Approval is
Met
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is
required. The minimum secondary front yard setback is 15 ft. The minimum setback
may be reduced to 0 ft. through the site plan review process, provided blank walls are
not located within the reduced setback. The maximum secondary front yard setback
is 20 ft. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts
or is adjacent to a lot zoned residential.
Staff Comment: The applicant has proposed a front yard setback of approximately 95
feet, a north side yard setback of 143 feet, a south side yard setback of 135 feet, and a
west rear yard setback of 235 feet. The proposed structure is compliant with the
setback requirements of the CA zone. 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.
Based on the updated site plan and architectural elevations (Exhibits 18 and 21)
submitted by the applicant for the modification, the unique front entrance that
incorporated a circular architectural feature with a second story balcony and provided
substantial visual interest to the front of the building is no longer proposed. In addition,
the concrete pedestrian pathways were proposed around the perimeter of the building
have been removed from the design. Due to the removal of the pedestrian-oriented
amenities that promoted safety and visibility across the site and the distinct
architectural features that mitigated the visual monotony of the surface parking lot,
the project no longer meets the criteria for an administrative modification to the
maximum front yard setback. In order for staff to support a front yard setback
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
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MODIFICATION LUA18-000305
Report of February 20, 2019 Page 6 of 18
approximately 75 feet greater than allowed by code, the applicant needs to
reincorporate visually significant, pedestrian-oriented amenities into the site design.
Examples include, but are not limited to, addition of an enhanced, highly visible
pedestrian connection between the sidewalk along East Valley Rd and the front
entrance, additional pedestrian connections across the site, and the incorporation of
additional features that promote visual interest near the front pavilion area.
Therefore, staff recommends as a condition of approval that the applicant provide a
revised site plan and elevations that incorporate additional pedestrian amenities and
architectural features that promote visual interest and pedestrian safety at the time of
construction permit application for review and approval by the Current Planning
Project Manager.
Compliant if
Condition of
Approval is
Met
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 60 ft. if the building
is mixed use.
Staff Comment: According to the modified site plan submitted with the application, the
building coverage for the proposed project would be approximately 13.2% (33,555 sq.
ft./247,713 sq. ft.) and the proposed impervious surface is approximately 75% (186,065
sq. ft./247,713 sq. ft.). The maximum height of the building would be approximately
35 feet tall. As proposed, the project does not comply with the impervious surface
requirements for the CA zone. Therefore, staff recommends as a condition of approval
that the applicant submit a revised site plan demonstrating compliance with the
impervious surface requirements. Compliance with the height would be verified at the
time of building permit review.
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated
by the Department of Community and Economic Development, provided there shall
be a minimum of one street tree planted per address. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
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:
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City of Renton Department of Community & Economic Development Administrative Report & Decision
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MODIFICATION LUA18-000305
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Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have a minimum width of 5 feet.
Staff Comment: Per RMC 4-4-080, 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 Automall Area C District are
subject to the development standards for Automall Area Overlay Districts in RMC 4-3-
040. See FOF 18 below for a complete landscaping analysis.
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 retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: No trees are located on the project site.
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 adjacent uses, including an RV and boat storage facility to the
north and a commercial engine repair shop to the south, are not related to vehicle sales
and customer visits to any of the adjacent uses are unlikely to overlap with each other.
Due to the low probability of cross traffic between the adjacent uses, a site-to-site
vehicle access way would not be utilized at this time. However on both the north and
south sides of the site a drive aisle for the vehicle display area is provided and could be
converted to provide site to site access if either of these sites are redeveloped in the
future.
The applicant has proposed two driveways off of East Valley Road for access to the site.
According to driveway standards contained in RMC 4-4-080, no more than one
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. The
subject site has approximately 465 feet of street frontage along East Valley Road and
therefore the construction of two driveways would be permitted.
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MODIFICATION LUA18-000305
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Compliant if
Condition of
Approval is
Met
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 are
8 ½ feet by 16 feet.
Staff Comment: The applicant has proposed a new total of 110 non-display spaces for
use by employees and customers. According to the parking standards in RMC 4-4-080,
the project would be required to provide a total of 50 spaces for the service area and
three (3) spaces for the sales area for a total of 53 spaces. Therefore, the applicant is
proposing 120% more parking stalls than is required by code. 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. As part of
the original site plan review approval (Exhibit 16), the applicant proposed a 25%
increase (total of 14 stalls) in the number of parking stalls, which was supported by the
Administrator and approved as part of the final site plan decision. In the original
submittal, the applicant claimed that extra parking spaces were needed to
accommodate the expected increase in customer traffic due to the high exposure off
of Hwy 167 and the nation-wide trend of an increase in auto-sales. While staff concurs
with the applicant’s justification for providing a 25% increase in the parking stalls, the
120% increase in parking stalls proposed in the modified site plan cannot be approved
through the site plan review process. Therefore, staff recommends that the applicant
either revise the site plan to bring the number of stalls provided within the 25%
threshold for administrative approval, or submit a formal modification application
requesting approval of the additional stalls over the 25% threshold.
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: A split rail cedar fence is required to be installed around the perimeter
of the wetlands buffer. The applicant shall demonstrate compliance with the fence
requirements at the time of building permit submittal.
18. Automall Area C Overlay District: The Automall Area C Overlay District is intended to implement the
Renton Automall Improvement Plan by guiding the redevelopment of the Automall District. Properties
within Area C include those properties bounded by SR-167 on the east, Lind Avenue SW on the west, SW
41st Street on the south, and the approximate course of Panther Creek on the north. 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 C Overlay District Development Standards and Analysis
Use: All uses permitted by the underlying zoning are permitted in the Automall Area C
Overlay District.
Staff Comment: See FOF 16 under “Use”.
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City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 9 of 18
Compliant if
Condition of
Approval is
Met
Service Area Orientation: Service areas shall not face public street frontage.
Staff Comment: In the revised site plan, the applicant has shifted the service area towards
the front of the building. As designed, the service area would be highly visible from East
Valley Road and would not meet the intent of the code, which is to limit the visual impact
of service areas on local, public streets. As proposed, the service area would be located
approximately 150 feet from the East Valley Rd ROW and approximately 45 feet behind
the front façade of the dealership main building. In addition, a Conditional Use Permit is
required for the service use on the site. In order to ensure the modified site plan is
compliant with the service area orientation requirement, staff recommends as a
condition of approval the applicant either redesign the service area to orient it away from
the public street, or propose an alternative that would effectively mitigate the visual
impact and minimize its visual presence when viewed from the ROW. In addition, staff
recommends a condition of approval that the applicant obtain an approved Conditional
Use Permit for the service area prior to building permit submittal.
Landscaping: A 15-foot-wide landscape strip along street frontages. 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 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: The applicant submitted an updated landscape plan prepared by AHBL
(see Exhibit 19). The total amount of landscaping proposed across the site is
approximately 20,000 sq. ft. (not including the buffer), or 8.1% of the total site area. A
22-foot wide landscape strip with 30” berm is proposed along the East Valley Road Street
frontage. Fifteen (15) Bowhall maple trees space approximately 25-feet on-center are
proposed within landscape strip along the frontage.
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 possible, customer parking shall be combined with
abutting dealership customer parking and shared access. Where these requirements
differ from the requirements of the parking, loading and driveway regulations of chapter
4-4 RMC, these requirements shall govern.
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City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 10 of 18
Staff Comment: The applicant has proposed 60 spaces for customers near the primary
entry drive along the front (west) side of the building, as well as on the north and south
side of the site. There are nonabutting dealerships that would enable the applicant to
implement shared parking or access.
N/A
Automall 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: AutoMall area C is not included in the Automall Improvement Plan.
N/A
Automall 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.
19. Critical Areas: See analysis of Critical Areas Regulations (RMC 4-3-050) compliance in original decision
dated August 3, 2018 (Exhibit 16).
20. Street Modification: See analysis of Street Modification request in original decision dated August 3, 2018
(Exhibit 16).
21. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IL
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 14, Comprehensive Plan Analysis.
Compliant if
Conditions of
Approval
under FOF 17
are Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: The proposed project is not located in a Design District.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
Compliant if
Condition of
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed two-story building is of similar size and scale as other
car dealerships in the area. In addition, the proposed site is located in area with a
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 11 of 18
Approval is
Met
significant number of large-scale industrial buildings and would not appear out of scale
with the neighborhood development pattern. The proposed development would
incorporate a landscape buffer and a substantial amount of perimeter and interior
landscaping on the site that would serve to break up the display parking lots.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: A sidewalk along the street frontage is proposed for the project site.
As part of the updated site plan, the applicant has removed the internal network of
sidewalks. In order to ensure that pedestrians entering the site from the sidewalk along
East Valley Road can safely traverse to the main entrance, staff recommends as a
condition of approval that the applicant provide a marked, pedestrian connection
between the public sidewalk and the pavilion near the entrance of the building.
Vehicular connections to adjacent properties are appropriate at this time due the
nature of the adjacent uses. See “Vehicle Access” under FOF 16 above for additional
circulation analysis. Pedestrian connections to adjacent properties are provided via the
public sidewalk along East Valley Rd.
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 not proposed any changes to the trash and
recyclables from the original approved site plan (Exhibit 16). The applicant has
proposed one trash and recycling enclosure near the northeast corner of the site one
near the southeast corner of the site. The enclosures would consist of six-foot tall CMU
walls with masonry veneer and precast concrete tops on three sides of the enclosure
and a fully obscuring cedar gate on the fourth side facing the building. Rooftop utilities
would be screened by the proposed four (4) foot tall parapet and would not be visible
from adjacent properties or from the ROW.
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
Interstate 167, 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.
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 16, Zoning Development Standard: Landscaping, and the Condition of
Approval under “Structure Scale” under criterion ‘f’ below.
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 recommends as a
condition of approval that a lighting plan be provided that demonstrates compliance
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City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 12 of 18
with RMC and provide enough lite 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 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. Highway noise from Hwy 167 to the east
of the project site would not negatively impact customers visiting the dealership due
to the orientation of the building towards East Valley Road and location of the service
area at the rear of the building.
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: The proposed 35,952 sq. ft. building is significantly smaller than many
of the structures in the surrounding area. The presence of the building would not
represent a significant visual change in the surrounding area, especially when taking
into the proposed landscaping that will break up the building facades and expanse of
parking.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting
impervious surfaces.
Staff Comment: Existing vegetation and soils on the site are heavily contaminated due
to impacts from the previous use located on the site (tow yard). Due to the heavy
contamination, a significant amount of soil would need to be removed in order to allow
for new development to safely occupy the site. However, the removed soil in
combination with the new, clean fill proposed to be brought onto the site would be a
significant environmental improvement and would help protect the wetlands,
vegetation, and groundwater in both the short and long-term.
In addition, a Category III wetlands is located adjacent to the site within the Hwy 167
ROW. A small portion of the wetlands is also located on the project site. The applicant
has proposed a 75-foot on-site re-vegetated buffer along the entire eastern portion of
the property which would provide protection to the wetlands from impacts created by
the project. See FOF 19 for further analysis.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 17, Zoning Development Standard: Landscaping, and FOF 18,
Automall Area C Overlay Development Standards: Landscaping
g. Access
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City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 13 of 18
Compliant if
Condition
under FOF 17
is Met
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 site allows for adequate vehicle and pedestrian access via East
Valley Road. Proposed street frontage improvements, including a planter strip and six
foot (6’) wide sidewalk, would provide a safe connection for pedestrians to use for
access to the main entrance on the west side of the building. In order to allow for the
building to have a maximum setback greater than allowed by code, staff
recommended a condition of approval under FOF 17 that would require the applicant
to add a pedestrian connection between the public sidewalk and the front pavilion
area. If this condition is met, the applicant would meet the requirement for promoting
safe and efficient internal pedestrian circulation. A 24-foot wide drive aisle is proposed
to loop around the site and would provide adequate circulation for movement of
vehicles by staff or customers. See FOF 17 under “Setbacks” for additional discussion
and s condition on pedestrian access.
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 near the front of the structure
for the use of customers and employees. In addition, a bus stop with access to routes
going to and from the Renton Transit Center is located only a ¼ mile west of the project
site.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 21 under “Circulation” and FOF 17 under “Setbacks”.
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, neither passive nor active recreation
is likely to occur on the site. However, the wetland buffer would serve as a “visual”
open space that provides a positive visual impact 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.
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City of Renton Department of Community & Economic Development Administrative Report & Decision
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MODIFICATION LUA18-000305
Report of February 20, 2019 Page 14 of 18
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 (East Valley Road) that would adequately accommodate vehicular traffic to and
from the site. In addition, the nearest bus stop is less than ¼ mile away where multiple
bus routes provide access to the Renton Transit Center and other areas along the Hwy
167 corridor.
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. A Fire Impact Fee, based on a rate of $1.25 per sq. ft.
would be applicable to the proposal.
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 4,000 gpm. The proposed water main improvements,
as shown on the composite utility civil plan submitted with the Land Use Application,
provides the required looped 10-inch water main around the building and connecting
to the existing 12-inch water main in East Valley Road since the fire flow demand is
above 2,500 gpm. A 15-ft water easement is required for the looped water main. A
minimum of 10 feet horizontal separation is required between the water main and the
wetlands buffer area.
All existing side sewers would be required to be cut and capped during demolition of
the properties and new side sewers need to be installed to serve the building. The
development would be subject to applicable wastewater system development charges
based on the size of the new domestic water to serve the project.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report (TIR)
prepared by AHBL, dated May of 2018 (Exhibit 13) Based on the TIR, the project
contains greater than 2,000 SF of replaced impervious surface and therefore Full
Drainage Review is required pursuant to the 2017 City of Renton Surface Water Design
Manual (RSWDW). Based on the City’s flow control map, this site falls within the Peak
Rate Flow Control Standard matching Existing Site Conditions. The project site is
located within the Black River Drainage basin. A Full Drainage Review was included
in the report.
All nine core requirements and the six special requirements were discussed in the
report. According to the TIR, the project does not propose a flow control facility
because the increase of peak flow rate during a potential 100-year rain event is less
than 0.15 cfs.
The project is required to provide enhanced basic water quality treatment prior to
discharge. The applicant has proposed the use of a bio-retention cell for water in the
east natural discharge basin that would discharge to the wetlands, and a proprietary
water quality filter system for the west natural discharge basin that would connect to
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 15 of 18
the existing 12-inch concrete stormwater main within East Valley Rd. The drainage
report does not identify any potential downstream flooding or erosion issues. On-site
BMPs will be required to help mitigate the new runoff created by the proposed
improvements. A preliminary drainage plan, including the application of on-site BMPs,
was submitted by the applicant and identifies the use of basic dispersion to mitigate
the impervious roof area. The final drainage plan and drainage report must be
submitted with the civil construction permit application. Please note that the final
drainage report would need to be updated to reflect the modified site plan.
A Construction Stormwater General Permit from Department of Ecology is required
since grading and clearing of the site exceeds one acre. A Stormwater Pollution
Prevention Plan (SWPPP) is required for this site. All work proposed outside of the
applicant’s property will require a permanent drainage easement to be provided to the
City and a temporary construction easement prior to any permits being issued.
Transportation.
Staff Comment: Due to the decrease in building size proposed in the modified site plan,
staff did not require an updated traffic report. The applicant submitted a parking and
traffic analysis prepared by Heath & Associates, Inc. The site generated traffic volumes
were calculated using data from the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 10th Edition, (2017). Based on the calculations provided, the
proposed development would average 974 new daily vehicle trips. Weekday peak hour
AM trips would generate 66 new vehicle trips, with 18 vehicles leaving and 48 vehicles
entering the site. Weekday peak hour PM trips would generate 85 new vehicle trips,
with 34 vehicles entering and 51 vehicles exiting the site.
As detailed in the report the proposed project is not expected to lower the levels of
service of the surrounding intersections included in the traffic study. The closest
intersection to the project site is the intersection of East Valley Rd and SW 34th St,
which according to the study has an existing level of services of A and B depending on
the direction of travel. The report does not anticipate a change in level of service for
that intersection or any others in the vicinity after completion of the proposed project.
Staff has determined that increased traffic created by the development would be
adequately mitigated by payment of transportation impact fees. Staff has determined
that the development will have met City of Renton concurrency requirements when
complete (Exhibit 14).
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 multiple bio-retention cells that would
provide a consistent discharge of water to the wetlands on near the east side of the
site and represent a significant improvement over the existing system.
22. Availability and Impact on Public Services: See analysis of Public Services Availability and Impact in
original decision dated August 3, 2018.
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City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 16 of 18
I. CONCLUSIONS:
1. The original site plan review decision was issued on August 3, 2018 and included six conditions of
approval.
2. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies
with the goals and policies established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 16 in original site plan review decision dated August 3, 2018.
3. The subject site is located in the CA, Commercial Arterial zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 17.
4. The subject site is located in the Automall Area C Overlay District and complies with the special
development standards of the Automall Area C, provided the applicant complies with City Code and
conditions of approval, see FOF 17.
5. The proposed Walker Subaru project structure complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 19 in original site plan review
decision dated August 3, 2018.
6. The proposed Walker Subaru project complies with the site plan review criteria established by the City
Code provided all advisory notes and conditions of approval are complied with, see FOF 21.
7. The Walker Subaru project complies with street modification criteria as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 20 in the original site plan review decision dated August 3, 2018.
8. There are adequate public services and facilities to accommodate the proposed Walker Subaru project,
see FOF 22 in original site plan review decision dated August 3, 2018.
9. Key features incorporated into the modified project include an enhanced wetlands buffer along the
east side of the site and a higher quantity of landscaping than is required by code.
J. DECISION:
The proposed Walker Subaru Site Plan Modification, File No. LUA18-000305, as depicted in Exhibit 18, is
approved, subject to conditions 1-6 of the original site plan review dated August 3, 2018 (Exhibit 16) and to the
following additional conditions:
1. The applicant shall submit a revised site plan and elevations that incorporate additional pedestrian
amenities and architectural features that promote visual interest and pedestrian safety at the time of
construction permit application for review and approval by the Current Planning Project Manager.
2. The applicant shall either revise the site plan to bring the number of stalls provided within the 25%
threshold for administrative approval, or submit a formal modification application requesting approval
of any additional stalls over the 25% threshold, at the time of construction permit application for
review and approval by the Current Planning Project Manager.
3. The applicant shall either redesign the service area to orient it away from the public street, or propose
an alternative that would effectively mitigate the visual impact and minimize its visual presence when
viewed from the ROW. The proposed redesign or alternative plan shall be provided to the Current
Planning Project Manager for review and approval at the of Conditional Use Permit review for the
service area.
4. The applicant shall obtain an approved Conditional Use Permit for the service area prior to building
permit submittal.
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City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 17 of 18
5. The applicant shall provide a pedestrian connection between the public sidewalk and the pavilion near
the entrance of the building. This connection shall be made of different material then the drive aisles
and shall be included in the construction permit application for review and approval by the Current
Planning Project Manager to construction permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 20th day of February, 2019 to the Owner/Applicant/Contact:
Owner:
Dale Walker
Applicant/Contact:
Matt Weber, AHBL
555 Grady Way, Renton, WA
98057
2215 N 30th St Suite 300, Tacoma,
WA 98407
TRANSMITTED this 20th day of February, 2019 to the Parties of Record:
None
TRANSMITTED this 20th day of February, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Vanessa Dolbee, Current Planning Manager
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 March 6, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review Modification decision will expire two (2) years
from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
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City of Renton Department of Community & Economic Development Administrative Report & Decision
WALKER SUBARU DEALERSHIP SITE PLAN MINOR
MODIFICATION LUA18-000305
Report of February 20, 2019 Page 18 of 18
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE SITE PLAN MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Walker Auto Dealership
Project Number:
PR18-000212
Date of Report
February 20, 2019
Staff Contact
Alex Morganroth,
Associate Planner
Project Contact/Applicant
3400 East Valley Road
Renton, WA 98057
Project Location
3400 East Valley Road
Renton, WA 98057
The following exhibits are included with the Administrative Site Plan Modification Report:
Exhibit 1-15: ERC Report and Exhibits
Exhibit 16: Original Site Plan Review Administrative Report and Decision dated August 3, 2018
Exhibit 17: Site Plan Modification Administrative Report and Decision dated February 15, 2019
Exhibit 18: Updated Site Plan dated November 15th, 2018
Exhibit 19: Updated Landscape Plan dated November 15th, 2018
Exhibit 20: Updated Utility Plan dated November 15th, 2018
Exhibit 21: Updated Architectural Elevations dated November 15th, 2018
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EAST VALLEY ROADS.R. 167SW 34TH ST
W1
W2
W3
W4
W5
W6
W7
W8
W9
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W14
5.50' PER AFN 8202189001323.1'89° 24' 12"
548.12'
S E
6° 51' 05"469.89'SW89° 17' 17"
507.03'
N W1° 50' 17"466.18'NEWETLANDS BUFFER
75' - 0"217' - 0"148' - 9"6' - 0"108' - 0"9' - 0"99' - 0 1/16"9' - 0"99' - 0"
8
3
.
2
0
°
95' - 6"
10' - 0"64' - 6"21' - 0"10' - 6 1/2"30' - 0"76' - 3"30' - 0"81' - 0"90' - 0"15' - 3"117' - 0"24' - 0"20' - 0"24' - 0"40' - 0"24' - 0"5' - 0"60' - 0"9
0.0
0
°
9 5 .56 °9
0.0
0
°
24' - 0"18' - 0"90' - 0"9' - 0"54' - 0"7' - 0"27' - 0"36' - 0"
9' - 0"38' - 0"9' - 0"27' - 6"48' - 0"54' - 0"11' - 0"24 22 23
1012
DISPLAY DISPLAY DISPLAY
DISPLAYDISPLAY
20' - 0"
24' - 0"
20' - 0"
20' - 0"
24' - 0"
20' - 0"
7
DISPLAY5
10
DISPLAY
DISPLAY
22
DISPLAY
20
DISPLAY
2021' - 0"20' - 6"24' - 0"
315' - 0"20' - 0"24' - 0"40' - 0"24' - 0"20' - 0"5
DISPLAY
7 DISPLAY2
CUSTOMER
SERVICE
DRIVE
CAR
WASH
13
DISPLAY10
6CUSTOMER24' - 0"20' - 0"
SIGN BIKE"JEWEL
BOX" GLASS
DISPLAY
TOWER
128' - 0"14 10 10
79' - 11 3/8"42' - 0 5/8"8' - 0"23' - 0"98' - 0"50' - 0"8' - 0"20' - 0"20' - 0"9' - 0"36' - 0"
9' - 0"99' - 0"9' - 0"90' - 0"9' - 0"90' - 0"9' - 0"
16
22
6
8
8
8
8
8 DISPLAYDISPLAYDISPLAYDISPLAYC
C
C
C
C
CCCC
6 4
6
247714 SF
SITE AREA
9
0.0
0
°20' - 0"7' - 0"27' - 0"7' - 0"20' - 0"7' - 0"45' - 0"7' - 0"108' - 0"37' - 0"
(e) SIDEWALK
REVISE (e) DRIVEWAY
NEW 6' SIDEWALK
NEW DRIVEWAY
NEW 8' LANDSCAPE
BUFFER
NEW LANDSCAPE LANDSCAPE AREAS AND ISLANDS, TYP(e) SIDEWALK
TRASH
TRASH
Project Title
601 St. Helens Ave
Tacoma, Washington 98402
Phone: (253) 922-4168
ARCHITECTS
PLLC
Sheet Title
Project Number:
Date:
Drawn:
Checked:
File:
Scale:
REVISIONS:NOTE: THESE DRAWINGS ARE PRODUCED EXCLUSIVELY FOR USE BY HHJ CONSTRUCTION INC. AND FOR PERMIT APPLICATION ONLY. ADDITIONAL DETAILING AND ENGINEERING SHALL BE REQUIRED BY ANY OTHER CONTRACTOR TO COMPLETE THE DRAWINGS TO "FOR CONSTRUCTION" PURPOSES.PLOT:1" = 30'-0"
\\hhj-foundation\users\tanya\My
Documents\Walker-Renton_Tanya613.rvt
11/16/2018 9:04:20 AM03/26/18
.
Author
Checker
A1.01
Walker's Renton
Mazda - Valley
Road Dealership
SITE PLAN
PROGRESS - 111518
PROGRESS - 111518
1" = 30'-0"1 SITE PLAN
SITE-PARKING COUNT
PARKING SIZE COUNT
Parking Space-ADA w Van-Double stall: 9' x 20',10'
Van, 8' Aisle
1
Parking Space: 9' x 18' - 90 deg 9
Parking Space: 9' x 20' - 90 deg 348
358
SITE-LANDSCAPE...
Type Mark Area
GRASS 7192 SF
GRASS 10454 SF
GRASS 372 SF
GRASS 298 SF
GRASS 298 SF
GRASS 190 SF
GRASS 89 SF
GRASS 138 SF
GRASS 138 SF
GRASS 83 SF
GRASS 298 SF
GRASS 298 SF
GRASS 1123 SF
GRASS 298 SF
GRASS 298 SF
GRASS 298 SF
GRASS 298 SF
GRASS 1245 SF
GRASS 1093 SF
GRASS 469 SF
GRASS 143 SF
GRASS 149 SF
GRASS 201 SF
GRASS 130 SF
GRASS 185 SF
GRASS 149 SF
GRASS 1068 SF
26997 SF
Site area: 247,714 SF
Minimum landscape area:
247,714 * .025 = 6,193 sf
Proposed Landscape area
26,997 sf
# Date Description
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
WSDOT ROW AREA MITIGATED PER THE FINAL CRITICAL
AREA REPORT PREPARED BY PBS ENVIRONMENTAL,
DATED JUNE 2018. UNDER SEPARATE PERMIT.
PROPOSED
BUILDINGEAST VALLEY ROADS.R.167 R.O.W.APPROXIMATE LOCATION
OF S.R. 167 SOUND BARRIER
WALL
RESTORATION AREA
PROPERTY LINE
PROPERTY LINEPROPERTY LINE
PROPERTY
LINE
ZONE C
ZONE B
30" BERM ALONG EAST VALLEY ROAD- SEE GRADING PLAN
SPLIT RAIL FENCE- SEE CIVIL
BIORETENTION SWALE- SEE CIVIL
MAIN SITE
NO TREES OVER STORM VAULT- SEE CIVIL FOR EXTENT
1
2
3
4
TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
SSKGKG
APRIL 20, 2018
SITE PLAN REVIEW
2180100.40
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP LUA18-000305
PR-18000212
C-18004244
TED-40-4018TED-40-4018
MAZDA Site Plan Revisions 12/03/2018
DATE: November 28, 2018 FILENAME: \\ahbl.com\data\Projects\2018\2180100\40_LAN\CAD\2180100-SH-PLANTING.dwg
L1.0
1
PLANTING PLAN
SEE L1.1 FOR PLANTING LEGEND
GRAPHIC SCALE
0 30 60 FEET
1" = 30 FEET
15
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
TREES CODE BOTANICAL NAME COMMON NAME CONT QTY
AC ACER CIRCINATUM VINE MAPLE 2 GAL 20
AR ALNUS RUBRA RED ALDER 2 GAL 10
CW CORYLUS CORNUTA WESTERN HAZELNUT 2 GAL 15
PE PRUNUS EMARGINATA BITTER CHERRY 2 GAL 10
PD PSEUDOTSUGA MENZIESII DOUGLAS FIR 2 GAL 15
TP THUJA PLICATA WESTERN RED CEDAR 5 GAL 10
SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY
MN MAHONIA NERVOSA OREGON GRAPE 1 GAL 40
PM2 POLYSTICHUM MUNITUM WESTERN SWORD FERN 1 GAL 50
RN ROSA NUTKANA NOOTKA ROSE 1 GAL 40
SA SYMPHORICARPOS ALBUS COMMON WHITE SNOWBERRY 1 GAL 40
SOD/SEED CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
WB WETLAND BUFFER SEED MIX BUFFER SEED MIX HYDROSEED 33,675 SF
PLANT SCHEDULE ZONE C
TREES CODE BOTANICAL NAME COMMON NAME CONT QTY
MP MALUS FUSCA OREGON CRAB APPLE 2 GAL 16
PS PICEA SITCHENSIS SITKA SPRUCE 7` HT MIN.16
SS SALIX SITCHENSIS SITKA WILLOW 2 GAL 18
TP THUJA PLICATA WESTERN RED CEDAR 5 GAL 8
SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY
CR CORNUS SERICEA RED TWIG DOGWOOD 1 GAL 30
RP ROSA PISOCARPA CLUSTERED WILD ROSE 1 GAL 30
SD SPIRAEA DOUGLASII WESTERN SPIREA 1 GAL 30
SOD/SEED CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
WW WETLAND SEED MIX WETLAND SEED MIX HYDROSEED 5,690 SF
PLANT SCHEDULE ZONE B
1
2
3
4
TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
SSKGKG
APRIL 20, 2018
SITE PLAN REVIEW
2180100.40
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP LUA18-000305
PR-18000212
C-18004244
TED-40-4018TED-40-4018
MAZDA Site Plan Revisions 12/03/2018
DATE: November 28, 2018 FILENAME: \\ahbl.com\data\Projects\2018\2180100\40_LAN\CAD\2180100-SH-PLANTING.dwg
L1.1
2
PLANT SCHEDULE
GENERAL LANDSCAPE NOTES
1.SEE SPECIFICATIONS FOR PLANT MATERIAL, TOP SOIL AND PLANTING MIX TYPES AND DEPTH,
MULCHING, SOIL AMENDMENTS, FERTILIZERS AND WARRANTIES.
2.PLANTING SHALL CONFORM TO ALL KING COUNTY CODE REQUIREMENTS, INCLUDING PRESERVATION
OF ADEQUATE INTERSECTION SIGHT DISTANCE LINES/ TRIANGULAR AREAS.
3.CONTRACTOR SHALL VERIFY ON-SITE CONDITIONS PRIOR TO BIDDING AND CONSTRUCTION.
4.ALL NEW AND RENOVATED LANDSCAPE AREAS TO RECEIVE AUTOMATIC UNDERGROUND IRRIGATION
THE CONTRACTOR IS RESPONSIBLE FOR READING THE PLANS, SPECIFICATIONS AND NOTES.
5.THE CONTRACTOR SHALL VERIFY ALL PLANT MATERIAL QUANTITIES PRIOR TO INSTALLATION. ANY
PLANT MATERIAL QUANTITIES LISTED ARE FOR THE CONVENIENCE OF THE CONTRACTOR. ACTUAL
NUMBER OF SYMBOLS SHALL HAVE PRIORITY OVER QUANTITY DESIGNATED. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR COUNTING THE TOTAL NUMBER OF PLANTS INDICATED ON THE PLANS
AND ESTIMATING GROUNDCOVER QUANTITIES.
6.THE CONTRACTOR SHALL FURNISH AND PAY FOR ALL CONTAINER OR FIELD GROWN TREES, SHRUBS
AND GROUNDCOVERS, INCLUDING SEEDED AND SODDED TURF, HYDROMULCHES AND FLATTED
GROUNDCOVERS. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE AND PAY FOR: PLANTING OF
ALL PLANT MATERIALS; THE SPECIFIED GUARANTEE OF ALL PLANT MATERIALS; THE STAKING AND
GUYING OF TREES AND THE CONTINUOUS PROTECTION OF ALL PLANT MATERIALS UPON THEIR
ARRIVAL AT THE SITE.
7.SEE SHEET L1.2 FOR PLANTING DETAILS.
TREES CODE BOTANICAL NAME COMMON NAME CONT QTY
AB ACER RUBRUM `BOWHALL`BOWHALL MAPLE 2" CAL.15
AP AMELANCHIER X GRANDIFLORA `PRINCESS DIANA`PRINCESS DIANA SERVICEBERRY 2" CAL.23
QJ QUERCUS ROBUR X ALBA `JFS-KW2QX`SKINNY GENES OAK 2" CAL.29
SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY
CK CORNUS STOLONIFERA `KELSEYI`KELSEY DOGWOOD 2 GAL 193
RH RHODODENDRON X `HERBERT`HERBERT RHODODENDRON 2 GAL 20
TE THUJA OCCIDENTALIS `EMERALD`EMERALD ARBORVITAE 2 GAL 42
VO VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 3 GAL 135
VD VIBURNUM DAVIDII DAVID VIBURNUM 2 GAL 213
GROUND COVERS CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
FL FRAGARIA CHILOENSIS `LIPSTICK`BEACH STRAWBERRY 1 GAL 24" o.c.2,079
LH LAWN MIX HYDROSEED HYDROSEED LAWN MIX HYDROSEED 12,971 SF
PM PRUNUS LAUROCERASUS MT. VERNON MT. VERNON LAUREL 1 GAL 24" o.c.1,464
SOD/SEED CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY
WW WETLAND SEED MIX WETLAND SEED MIX HYDROSEED 4,674 SF
PLANT SCHEDULE MAIN SITE
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
1
2
3
4
TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
SSKGKG
APRIL 20, 2018
SITE PLAN REVIEW
2180100.40
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP LUA18-000305
PR-18000212
C-18004244
TED-40-4018TED-40-4018
MAZDA Site Plan Revisions 12/03/2018
DATE: November 28, 2018 FILENAME: \\ahbl.com\data\Projects\2018\2180100\40_LAN\CAD\2180100-SH-PLANTING.dwg
L1.2
3
PLANTING
DETAILS
SOIL PREPARATION
1" = 1'-0"
EXISTING EXISTING
SUBGRADE, SCARIFIED AS
SPECIFIED AND ROUGH
GRADED TO SAME PROFILE AS
FINISH GRADE LESS DEPTH
REQUIRED FOR TOPSOIL.
BOTTOM 6" LIFT OF TOPSOIL.
PLACE ON PREPARED
SUBGRADE
AND TILL INTO SUBGRADE TO
FORM TRANSITION LAYER
TOPSOIL. AMEND AS
SPECIFIED
APPLY 2" DEPTH COMPOST
OVER PLANTING BED AND
WORK INTO TOP 6" OF
TOPSOIL
3" DEPTH MULCH OVER
PLANTING BED AREA
1'-6" TOPSOIL DEPTH PLACE INTWO LIFTS AS SPECIFIED6"FIRSTLIFT1'SECONDLIFT1 P-2018-WAL-01
ROOTBALL
1" = 1'-0"
REMOVE WIRE BASKET (NO
EXCEPTIONS) AND ANY
OTHER SYNTHETIC MATERIAL
FROM ROOTBALL. CUT BACK
AND REMOVE BURLAP FROM
TOP AND SIDE OF ROOTBALL.
SET BALL ON COMPACTED
SOIL MOUND TO PREVENT
SETTLING.
NOTES:
1.TREES PLANTED TOO DEEP WITHOUT EXPOSING ROOT FLARE WILL BE
REJECTED AND SHALL BE REMOVED AND REPLANTED AT PROPER DEPTH.
2.REPLACEMENT OR REPLANTING OF REJECTED TREES WILL BE DONE AT THE
CONTRACTOR'S EXPENSE.
3.REMOVE EXCESS SOIL THAT MAY HAVE ACCUMULATED ABOVE THE TRUNK
FLARE PRIOR TO DIGGING AT NURSERY. EXPOSE AND LOCATE TRUNK FLARE
PRIOR TO PLANTING.
4.PRUNE ANY GIRDLING OR ADVENTITIOUS ROOTS PRIOR TO BACKFILLING.
TRUNK FLARE
BOTTOM OF TRUNK FLARE.
LOCATE BOTTOM OF TRUNK FLARE 1" MIN.
ABOVE ADJACENT FINISH GRADE.1" MIN.ROOTBALLMULCH LAYER, HOLD OFF
FROM TREE TRUNK
FINISH GRADE
P-2018-WAL-712
ROOTBALL
NOTE:
1.TREES NOT PLANTED IN CONFORMANCE
WITH THIS DETAIL WILL BE REJECTED BY
THE LANDSCAPE ARCHITECT.
REPLACEMENT OF REJECTED TREES
WILL BE DONE AT THE CONTRACTOR'S
EXPENSE.
3"-4" HIGH WATERING RING
SCARIFY SIDES OF PLANTING PIT
3" MULCH. NO MULCH AGAINST
TRUNK
BACKFILL WITH EXISTING SOIL
DO NOT DISTURB SUBGRADE
BELOW ROOTBALL TO REDUCE
SETTLING.
3X ROOTBALL
AT TIME OF PLANTING, TRIM
DAMAGED BRANCHES.
DECIDUOUS TREE PLANTING
3/8" = 1'-0"
DRIVE STAKES 6"-12" INTO
UNDISTURBED SOIL BELOW
ROOTBALL
DRIVE STAKES AT
ROOTBALL EDGE
APPROVED TREE TIE MATERIAL
SET LOOSE TO ALLOW FOR
TRUNK GROWTH
STAKE TREE WITH TWO 2"X2"X8'
STAKES SPREAD ACROSS FROM
EACH OTHER
2
L1.2
3 P-2018-WAL-70
NOTES:
1.TREES NOT PLANTED IN CONFORMANCE WITH THIS
DETAIL WILL BE REJECTED BY THE LANDSCAPE
ARCHITECT. REPLACEMENT OF REJECTED TREES WILL
BE DONE AT THE CONTRACTOR'S EXPENSE.
2.PLANTING INCLUDES REMOVAL OF STAKES ONE YEAR
AFTER INSTALLATION.
3"-4" HIGH WATERING RING
SCARIFY SIDES OF PLANTING PIT
3" MULCH. NO MULCH AGAINST TRUNK
BACKFILL WITH EXISTING SOIL
DO NOT DISTURB SUBGRADE BELOW
ROOTBALL TO REDUCE SETTLING.3X ROOTBALL
AT TIME OF PLANTING,
TRIM DAMAGED
BRANCHES.
CONIFER TREE PLANTING W/ STAKE
3/8" = 1'-0"
DRIVE STAKES 6"-12"
INTO UNDISTURBED
SOIL BELOW
ROOTBALL
DRIVE STAKES AT
ROOTBALL EDGE
APPROVED TREE TIE
MATERIAL SET LOOSE
TO ALLOW FOR
TRUNK GROWTH
STAKE TREE WITH
TWO 2"X2"X8' STAKES
SPREAD ACROSS
FROM EACH OTHER.
ROOTBALL 2
L1.2
4 P-2018-WAL-05
NOTE:
1.ALL GROUNDCOVER TO BE PLANTED
AT EQUAL TRIANGULAR SPACING PER
O.C. SPACING ON LEGEND.
2X ROOTBALL
3" OF MULCH.
NO MULCH AGAINST
THE BASE OF THE
PLANT
BACKFILL WITH
EXCAVATED SOIL.
WATER THOROUGHLY.
GROUNDCOVER PLANTING PLAN
SPACING
AS SPECIFIED
12" MIN
FROM CURB
SPACING X .86 FOR
TRIANGULAR PATTERN
GROUNDCOVER PLANTING
1/2" = 1'-0"6 P-2018-WAL-66
SHRUB PLANTING
NTS
3" MULCH.
NO MULCH AGAINST THE
BASE OF THE PLANT
BACKFILL WITH EXCAVATED SOIL
REMOVE BURLAP FROM TOP
AND SIDES OF ROOT BALL DOWN
INTO GROUND. SET TOP OF BALL
FLUSH WITH FINISH GRADE.
SCARIFY
SIDES OF
PLANTING PIT
LOOSEN / PULL OUT ROOTS
FROM CONTAINER GROWN
PLANTS
5 P-2018-WAL-06
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
T
20 202022
22
22
22 222222222
2 22242420222222
22
222222 22PROPOSED BUILDING
FINISHED FLOOR: 23.0
14 LF 6" PVC @ 1.00%
EXISTING UTILITY POLE
EXISTING FIRE
HYDRANT
18'DEALERSHIP
SIGN
EXISTING
TRANSFORMER
6' SIDEWALK
8' PLANTER
21' LANDSCAPE
EXISTING OVERHEAD
UTILITIES WILL BE
UNDERGROUND
EXISTING FIRE
HYDRANT
80.65' R.O.W.
EXISTING
CURB
REPAIR ROADWAY AS
REQUIRED FOR UTILITY
CONNECTION
30'
WATER METER
FDC
PIV
WATER SERVICE
CONNECTION
FIRE RISER
ROOM
OIL/WATER
SEPARATOR
15' WATER EASEMENT (TYP.)
REPAIR ROADWAY AS
REQUIRED FOR UTILITY
CONNECTION
DOMESTIC SIDE
SEWER CONNECTION
SEWER CONNECTION FOR
CAR WASH
10" DUCTILE
IRON WATER
MAIN (TYP.)
STORMWATER
BIO-RETENTION CELL
CONNECT TO
EXISTING
SEWER STUB
HYDRANT
HYDRANT
HYDRANTHYDRANT
30'
DCVA
163 LF 6" PVC @ 1.00%
48 LF 6" 6" PVC @ 3.50%
18 LF 6" DIP @ 1.00%42 LF 6" DIP @ 1.00%
STORMWATER
DETENTION SYSTEM
20
2022222222222222 2222222222IRRIGATION
METER
SEWER CONNECTION
FOR SERVICE BAYS
DOMESTIC SIDE SEWER
CONNECTION
SW 34TH ST EAST VALLEY ROADS.R. 167 R.O.W.STORMWATER
TREATMENT REFER TO LANDSCAPEPLAN FOR BUFFERRESTORATION75'
BUFFER
SPLIT RAIL FENCE
BEHIND CURB
1
2
3
4
TEL FAX www.ahbl.comWEBTELFAXwww.ahbl.comWEBTELFAXwww.ahbl.comWEB
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB
TACOMA SEATTLE SPOKANE TRI-CITIES
Know what's below.
before you dig.Call
R
3
STKMKWBEB
DECEMBER 21, 2018
SITE PLAN REVIEW
2180100.10
601 ST. HELENS AVENUE
TACOMA, WA98402
ROGER HANSEN
HHJ
ARCHITECTS, PLLC
WALKER AUTO
DEALERSHIP
A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON.
WALKER AUTO DEALERSHIP LUA 18-000305
PR-18000212
C-18004244
DATE: December 19, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-UTIL_REV.dwg
C1.0
3
UTILITY PLAN
N
GRAPHIC SCALE
0 30 60
1" = 30 FEET
15
SITE ADDRESS
3400 EAST VALLEY RD
RENTON, WA 98057
PARCEL #3023059067
12/20/2018
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
PROJECT NO.
MAZ0101.18
CHECKED
CU
DATE
JUNE ‘18
SCALE
Not to Scale
These drawings are for communication of design intent only. These drawings are to specify size,
shape, color, features and proportions, and are not to be used as fabrication drawings.
WALKER’S RENTON MAZDA RENTON, WA
DWG NO.53 Park Ave. | Dayton, OH 45419Phone: 844.804.7700
DRAWING TITLE
EXTERIOR RENDERING
DocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
1st Flr0' -0"1st Flr0' -0"2A4.02top LOW21' -0"top HIGH26' -0"ADEFGB.62A4.011A4.02btm DECK22' -11"BCto PURLINS17' -0"MP-3MP-4MP-3MP-3MP-2EIFS-1CMU-1EIFS-1EIFS-2CMU-1MP-2MP-3AluminumComposit Panels07 46 00.A2Pre-FinishedParapet Flashing07 62 00.A6Pre-FinishedParapet Flashing07 62 00.A68" x 8" x 16" SplitFace CMU04 22 00.F16EIFS On 1"Insulation Board07 24 00.A2Coiling Door WithChain08 33 00.A1Hollow Metal Doorsand Frames08 11 13P-5P-5Storefronts08 43 00Storefronts08 43 00Storefronts08 43 00Storefronts08 43 008" x 8" x 16" SplitFace CMU04 22 00.F16EIFS On 1"Insulation Board07 24 00.A2AluminumComposit Panels07 46 00.A2AluminumComposit Panels07 46 00.A2MP-2AluminumComposit Panels07 46 00.A2EIFS On 1"Insulation Board07 24 00.A2AluminumComposit Panels07 46 00.A2Pre-FinishedParapet Flashing07 62 00.A6Storefronts08 43 00MP-3MP-4P-5Pre-FinishedParapet Flashing07 62 00.A61st Flr0' -0"1st Flr0' -0"1A4.01top LOW21' -0"2nd Flr12' -0"top HIGH26' -0"12672.33.25.76.46.1453btm DECK22' -11"3' - 6"EIFS-2CMU-1EIFS-1MP-2EIFS On 1"Insulation Board07 24 00.A2AluminumComposit Panels07 46 00.A28" x 8" x 16" SplitFace CMU04 22 00.F16Pre-FinishedParapet Flashing07 62 00.A6EIFS On 1"Insulation Board07 24 00.A2Storefronts08 43 00Storefronts08 43 00Storefronts08 43 00Storefronts08 43 008" x 8" x 16" SplitFace CMU04 22 00.F16Coiling Door WithMotor08 33 00.C1Rectangular RainLeader 4"x3"07 62 00.F1CMU-1MP-2MP-3MP-3MP-3MP-3P-5P-5SIGN-WALKER RENTON10' - 0"11' - 0"SIGN-MAZDA LOGOAluminumComposit Panels07 46 00.A2AluminumComposit Panels07 46 00.A2EIFS-1EIFS On 1"Insulation Board07 24 00.A24" x 5" BeveledGutter07 71 23.E2SIGN-SERVICEPre-Finished SSMetal Roofing07 46 00.A1Project Title601 St. Helens AveTacoma, Washington 98402Phone: (253) 922-4168ARCHITECTSPLLCSheet TitleProject Number:Date:Drawn:Checked:File:Scale:REVISIONS:NOTE: THESE DRAWINGS ARE PRODUCED EXCLUSIVELY FOR USE BY HHJ CONSTRUCTION INC. AND FOR PERMIT APPLICATION ONLY. ADDITIONAL DETAILING AND ENGINEERING SHALL BE REQUIRED BY ANY OTHER CONTRACTOR TO COMPLETE THE DRAWINGS TO "FOR CONSTRUCTION" PURPOSES.PLOT:1/8" = 1'-0"\\hhj-foundation\users\tanya\MyDocuments\Walker-Renton_Tanya613.rvt11/15/2018 4:17:53 PM03/26/18.AuthorCheckerA3.01Walker's RentonMazda - ValleyRoad DealershipEXTERIORELEVATIONSPROGRESS - 111518PROGRESS - 1115181/8" = 1'-0"2SOUTH ELEVATION1/8" = 1'-0"1WEST ELEVATION# Date DescriptionDocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C
T ectonic Cop yright 20071st Flr0' -0"1st Flr0' -0"2A4.02top LOW21' -0"2nd Flr12' -0"top HIGH26' -0"ADEFGB.62A4.011A4.02btm DECK22' -11"BCto PURLINS17' -0"Pre-FinishedParapet Flashing07 62 00.A68" x 8" x 16" SplitFace CMU04 22 00.F16Coiling Door WithChain08 33 00.A1Hollow Metal Doorsand Frames08 11 13CMU-1CMU-1EIFS-2EIFS On 1"Insulation Board07 24 00.A2Coiling Door WithChain08 33 00.A1Scupper andDownspout 4"x3"07 62 00.D1Pre-FinishedParapet Flashing07 62 00.A6AluminumComposit Panels07 46 00.A2Storefronts08 43 00Storefronts08 43 00Storefronts08 43 00Storefronts08 43 00Aluminum Windows08 51 13Pre-FinishedParapet Flashing07 62 00.A68" x 8" x 16" SplitFace CMU04 22 00.F163' - 6"1st Flr0' -0"1st Flr0' -0"1A4.01top LOW21' -0"2nd Flr12' -0"top HIGH26' -0"12672.33.25.76.46.1453btm DECK22' -11"to PURLINS17' -0"CMU-1EIFS-2CMU-1EIFS-2CMU-1EIFS-2P-5MP-3Pre-FinishedParapet Flashing07 62 00.A6EIFS On 1"Insulation Board07 24 00.A2SIGN-MAZDA LOGOStorefronts08 43 00Storefronts08 43 00Storefronts08 43 00Rectangular RainLeader 4"x3"07 62 00.F1Hollow Metal Doorsand Frames08 11 138" x 8" x 16" SplitFace CMU04 22 00.F164" x 5" BeveledGutter07 71 23.E2Pre-Finished SSMetal Roofing07 46 00.A1EIFS On 1"Insulation Board07 24 00.A28" x 8" x 16" SplitFace CMU04 22 00.F16AluminumComposit Panels07 46 00.A2P-53' - 6"Project Title601 St. Helens AveTacoma, Washington 98402Phone: (253) 922-4168ARCHITECTSPLLCSheet TitleProject Number:Date:Drawn:Checked:File:Scale:REVISIONS:NOTE: THESE DRAWINGS ARE PRODUCED EXCLUSIVELY FOR USE BY HHJ CONSTRUCTION INC. AND FOR PERMIT APPLICATION ONLY. ADDITIONAL DETAILING AND ENGINEERING SHALL BE REQUIRED BY ANY OTHER CONTRACTOR TO COMPLETE THE DRAWINGS TO "FOR CONSTRUCTION" PURPOSES.PLOT:1/8" = 1'-0"\\hhj-foundation\users\tanya\MyDocuments\Walker-Renton_Tanya613.rvt11/15/2018 4:17:57 PM03/26/18.AuthorCheckerA3.02Walker's RentonMazda - ValleyRoad DealershipEXTERIORELEVATIONSPROGRESS - 111518PROGRESS - 111518# Date Description1/8" = 1'-0"3NORTH ELEVATION1/8" = 1'-0"4EAST ELEVATIONDocuSign Envelope ID: 269CE66B-EF33-4720-9172-0665A700337C