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PROJECT NARRATIVE
Site Plan Review
Brown Bear Car Wash - Auto Sentry Addition
77 Rainier Avenue South, Renton, Washington 98057
APN No. 1823059131
Our Job No. 20696
Prepared by:
Barghausen Consulting Engineers, Inc.
July 29, 2019
Project Location:
The Brown Bear Car Wash property is zoned Commercial Arterial (CA) with an Urban Design District 'D'
overlay in which the car wash is an allowed use, subject to Site Plan approval. The project site is
approximately 21,913 square feet and consists of an existing Brown Bear Car Wash with automotive service
station. The Auto Sentry will be located 53 feet from the front property line to the east, 6 feet from the side
property line to the north, and 77 feet from the rear property line to the west. The property is adjacent to
Rainier Avenue and Hayes Place S.W. with adjacent zoning consisting of Residential zoning to the west
and Commercial Arterial zoning to the north, east, and south.
Project Description:
Car Wash Enterprises, Inc. is seeking Site Plan Review approval to allow for the construction of a 27- x 20-
foot Auto Sentry canopy structure for unattended, point-of-sale transactions. Additional site improvements
include the addition of a trash enclosure, asphalt paving and striping, new curbing, and perimeter and
interior landscaping. The existing automotive service station will be demolished and replaced with new
paving and landscaping.
Grading
Site grading will be limited to the excavation and removal of the existing underground storage tanks and
installation of canopy footings, under canopy slab, and queueing area. Site grading will require
approximately 250 cubic yards of cut and 250 cubic yards of fill. The overall project disturbance area is
approximately 5,100 square feet.
Access, Parking, and Circulation
The project will add two (2) parking spaces for an overall total of ten (10) spaces for the Brown Bear Car
Wash, eight (8) of which will be used as vacuum stalls. City parking standards require one (1) space for
each employee for full service car wash uses. Based on this ratio, a minimum of one (1) parking stalls is
required for the Brown Bear Car Wash. The site will continue to exceed the City's minimum parking
requirements after the addition of the Auto Sentry.
The Brown Bear Car Wash will maintain and not modify the two points of access along Rainier Avenue.
The project is not anticipated to result in an increase in trips due to the demolition of the existing fuel facility,
which should result in a net decrease of trips for the site. Additionally, the project does not propose any
right-of-way improvements or dedications.
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Architectural Design
The Auto Sentry canopy is designed to match the existing carwash structure and includes a metal-wrapped
canopy fascia and painted steel canopy columns. The Auto Sentry canopy will maintain the standard Brown
Bear color scheme, which includes a blue fascia with a green accent stripe. City design standards require
the canopy to be consistent with the Urban Design Regulations. The requirements can be found in the table
below under the Site Plan Review Justification "iv".
Signage and Lighting
The Auto Sentry under-canopy lighting will be LED lighting fixtures that are directed downward to prevent
glare to adjacent properties. Additionally, Brown Bear Carwash utilizes an illuminated open/close sign to
direct customers to open pay stations and LED attendant lights to notify attendants that a customer requires
assistance at the pay station. City lighting standards require building lights to be directed onto the building
itself or the ground immediately abutting to it and shall not be visible above the roofline of the building. In
regards to signage, the Brown Bear Carwash Auto Sentry will provide a menu sign to identify carwash
options to customers and will include a wall sign with the Brown Bear logo. City sign standards allow wall
signs with a total copy area not exceeding 20 percent of the building facade to which it is applied. The
Brown Bear Auto Sentry will meet the City's sign and lighting standards.
Landscaping
The project will add approximately 1,750 square feet of landscaping resulting in an overall landscape area
of approximately 3,292 square feet for the overall site. The project will modify the existing landscaping along
the north property line and will add a landscape planter within the interior of the site. Additionally, the project
does not propose the removal of any trees within the Brown Bear site. City landscape standards require a
mixture of trees and shrubs along the perimeter of the site and requires any interior parking lot landscaping
area to be sized to dimensions of at least 8 x 12 feet. The project will comply with the minimum landscape
standards for the impacted areas of the site, including new perimeter landscaping abutting the north
property line adjacent to the modified drive-thru entrance and a new interior landscape planter abutting the
two parking spaces and trash enclosure.
Construction
Construction of the Auto Sentry will comply with RMC 4-4-030.C and will be completed in a single phase.
Construction will occur after approval of the applicable permits, which is anticipated to occur between
January and March 2020. Construction activities will occur between the hours of 7:00 a.m. and 8:00 p.m.
Monday through Friday and between the hours of 9:00 a.m. and 10:00 p.m. on Saturdays to comply with
the City's construction work hours. Construction will utilize Best Management Practices (BMPs) to minimize
any impacts to the surrounding neighborhoods.
Urban Center Design Overlay
The Brown Bear Car Wash property is within the Urban Design District "D". The project will meet all
applicable design criteria within RMC 4-3-100, as shown in the table below, under the Site Plan Review
Justification "iv".
Purpose of Request:
Site Plan Review
Pursuant to the City of Renton's Municipal Code, Code Section 4-9-200.E.3, the Zoning Administrator may
approve an application when all of the following findings are made:
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a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
including:
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies,
especially those of the applicable land use designation, and any applicable adopted
Community Plan;
Response: The project will continue to meet the following elements, goals, objectives, and
policies of the City of Renton's Comprehensive Plan:
Goal L-K: Provide an energetic business environment for commercial activity providing a
range of service, office, commercial, and mixed-use residential uses that enhance the
City's employment and tax base along arterial streets and in centers.
Goal L-O: Support the Auto Mall to concentrate auto- and vehicular-related businesses and
increase their revenue and sales tax base for the City and to present an attractive
environment for doing auto-related business.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Policy L-56: Complement the built environment with landscaping using native, naturalized,
and ornamental plantings that are appropriate for the situation and circumstance and
provide for respite, recreation, and sun/shade.
Policy L-58: Encourage signage that guides and promotes business without creating visual
clutter. Implement sign regulations that balance adequate visibility for businesses while
protecting Renton's visual character.
Policy L-60: Improve the appearance of parking lots through landscaping and screening.
The project will continue to provide a service to the surrounding neighborhood and create a
more efficient carwash experience. The site will be improved by the addition of the new
perimeter and interior landscaping to provide a better visual experience for the patrons that
utilize the Brown Bear Car Wash. Additionally, the project will improve on internal circulation
by adding new pay stations within the Auto Sentry and a landscape planter will assist with the
flow of traffic through the site.
ii. Applicable land use regulations;
Response: The Brown Bear Car Wash property is zoned Commercial Arterial (CA) and will
meet all applicable land use regulation within RMC 4-2-120A as shown in the table below.
Development Standard Requirement Response
Minimum Lot Size 5,000 square feet The project site is 36,887
square feet.
Maximum Lot Coverage for
Buildings
65% of total lot area Approximately 7% of the site
is occupied by a building.
Minimum Front Yard 15 feet The Auto Sentry canopy will
be approximately 50 feet from
the front property line to
adequately queue vehicles
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Development Standard Requirement Response
without disrupting off-site
circulation.
Maximum Front Yard 20 feet The Auto Sentry canopy will
be approximately 50 feet from
the front property line to
adequately queue vehicles
without disrupting off-site
circulation.
Minimum Side Yard 0 feet The Auto Sentry canopy is
approximately 6 feet from the
side property line.
Minimum Rear Yard 0 feet The Auto Sentry canopy is
approximately 80 feet from the
side property line.
Maximum Building Height 50 feet The Auto Sentry canopy will
be 13 feet in height.
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.
The subject property does not
currently provide site-to-site
vehicle access. The subject
property is adjacent to a
McDonald's drive-through and
will be along the queuing area
for the carwash. Site-to-site
access is not feasible.
Parking Parking for residential units shall
be enclosed within the same
building as the unit it serves.
This standard is not applicable
because the project does not
consist of residential units.
Signs Wall signs are permitted with a
total copy area not exceeding
twenty percent (20%) of the
building facade to which it is
applied.
The Auto Sentry canopy is
27 x 20 feet. The north and
south façades are allowed 10
square feet of signage. The
west and east façades are
allowed 13.5 square feet of
signage. The canopy will
feature one (1) bear sign logo
(9 square feet each) on the
south and east facades. The
north and west facades will
not include signage.
Dumpster Collection Area A minimum of three (3) square
feet per every one thousand
(1,000) square feet of building
gross floor area shall be provided
for recyclables deposit areas and
a minimum of six (6) square feet
The project will provide a trash
and recycle enclosure of 114
square feet to meet the
minimum area required.
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Development Standard Requirement Response
per one thousand (1,000) square
feet of building gross floor area
shall be provided for refuse
deposit areas.
A total minimum area of one
hundred (100) square feet shall be
provided for recycling and refuse
deposit areas.
iii. Relevant Planned Action Ordinance and Development Agreements; and
Response: This is not applicable to the project since there is no relevant Planned Action
Ordinance and Development Agreement for the project site.
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100.
(Ord. 5759, 6-22-2015)
Response: The Brown Bear Car Wash property is within the Urban Design District "D" and will
meet all applicable design criteria within RMC 4-3-100 and RMC 4-4-070 as shown in the table
below.
Development Standard Requirement Response
Building Location and
Orientation
1. The availability of natural light
(both direct and reflected) and
direct sun exposure to nearby
buildings and open space (except
parking areas) shall be considered
when siting structures.
1. The canopy is open on four
sides to get an adequate
amount of natural light.
2. Buildings shall be oriented to
the street with clear connections
to the sidewalk.
2. The canopy will be oriented
toward the street to provide
vehicular access through the
pay stations with consider-
ation to the existing carwash
building entrance.
3. The front entry of a building
shall be oriented to the street or a
landscaped pedestrian-only
courtyard.
3. The canopy will be oriented
towards the street to provide
vehicular access through the
pay stations with consider-
ation to the existing carwash
building entrance.
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4. Buildings with residential uses
located at the street level shall be:
4. The project does not
contain residential uses, thus
requirement "a" and "b" are
not applicable.
a. Set back from the sidewalk a
minimum of ten feet (10') and
feature substantial landscaping
between the sidewalk and the
building (illustration below); or
b. Have the ground floor
residential uses raised above
street level for residents' privacy.
Building Entries 1. The primary entrance of each
building shall be:
a. Located on the façade facing a
street, shall be prominent, visible
from the street, connected by a
walkway to the public sidewalk,
and include human-scale
elements; and
b. Made visibly prominent by
incorporating architectural
features such as a façade
overhang, trellis, large entry
doors, and/or ornamental lighting
1a. The Auto Sentry will be
facing the street to make the
vehicle entrance evident to the
customers using the facilities.
The Auto Sentry is an auto-
oriented use that is an
accessory structure to the site.
No pedestrian connection is
provided to the Auto Sentry.
1b. The project incorporates
architectural features fitting for
an auto-oriented use. The
Auto Sentry will include open
signs along the front façade to
establish an entrance.
2. Building entries from a street
shall be clearly marked with
canopies, architectural elements,
ornamental lighting, or
landscaping and include weather
protection at least four and one-
half feet wide. Buildings that are
taller than thirty feet (30') in height
shall also ensure that the weather
protection is proportional to the
distance above ground level.
2. The Auto Sentry is not a
building. However, the canopy
structure will include open
signs along the front façade to
establish a vehicle entrance.
Additionally, there will be
ground painting to direct traffic
through the Auto Sentry. The
canopy will be 13 feet in
height.
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Development Standard Requirement Response
3. Building entries from a parking
lot shall be subordinate to those
related to the street.
3. This requirement is not
applicable to the project. No
new buildings are proposed.
The Auto Sentry is a drive-
thru only, with no relationship
to the parking lot.
4. Features such as entries,
lobbies, and display windows shall
be oriented to a street or
pedestrian-oriented space;
otherwise, screening or decorative
features should be incorporated.
4. This requirement is not
applicable to the project
because there will be no
lobbies or windows included in
the scope of work.
5. Multiple buildings on the same
site shall direct views to building
entries by providing a continuous
network of pedestrian paths and
open spaces that incorporate
landscaping.
5. This requirement is not
applicable to the project. The
project is not designed to
accommodate pedestrians
since the use is exclusive to
providing an auto-oriented
service.
Transition to surrounding
Development
At least one of the following
design elements shall be used to
promote a transition to
surrounding uses:
1. Building proportions, including
step-backs on upper levels in
accordance with the surrounding
planned and existing land use
forms; or
1. The Auto Sentry is an
accessory structure that is
designed to be compatible
with the existing car wash
building and surrounding land
use forms. The Auto Canopy
is 20 x 27 feet and will be
designed with a flat roof. The
canopy is a small structure
and will not appear bulky.
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2. Building articulation to divide a
larger architectural or element into
smaller increments; or
3. Roof lines, roof pitches, and
roof shapes designed to reduce
apparent bulk and transition with
existing development.
Service Element and
Location Design
1. Service elements shall be
located and designed to minimize
the impacts on the pedestrian
environment and adjacent and/or
abutting uses. Service elements
shall be concentrated and located
where they are accessible to
service vehicles and convenient
for tenant use.
1. The Auto Sentry canopy is
located 50 feet from the front
property line to increase the
amount of queuing and
minimize any possible
disruption to the pedestrian
environment and the adjacent
right-of-way. The location of
the Auto Sentry canopy
conveniently serves the
customers using the carwash
and allows them enough
space to reduce site
congestion.
2. In addition to standard
enclosure requirements, garbage,
recycling collection, and utility
areas shall be enclosed on all
sides, include a roof and be
screened around their perimeter
by a wall or fence and have self-
closing doors.
2. The trash enclosure is
designed to include three (3)
solid walls, a masonry top
cap, and a solid gate to
enclose utility areas on all
sides.
3. Service enclosures shall be
made of masonry, ornamental
metal or wood, or some
combination of the three (3).
3. The trash enclosure will be
made of concrete masonry
unit (CMU).
4. If the service area is adjacent to
a street, pathway, or pedestrian-
oriented space, a landscaped
planting strip, minimum three feet
(3') wide, shall be located on three
(3) sides of such facility.
4. The trash enclosure will be
landscaped on the north and
east side which face Rainier
Avenue and the adjacent
property.
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Surface Parking 1. Parking shall be located so that
no surface parking is located
between:
a. A building and the front
property line; and/or
b. A building and the side property
line (when on a corner lot).
1. The new parking spaces
will be located between the
new trash enclosure structure
and the existing carwash
building. The parking is
located within the interior of
the site.
2. Parking shall be located so that
it is screened from surrounding
streets by buildings, landscaping,
and/or gateway features as
dictated by location.
2. The new parking spaces
will be surrounded by
landscaping and will be
adjacent to the new trash
enclosure.
Vehicular Access 1. Access to parking lots and
garages shall be from alleys,
when available. If not available,
access shall occur at side streets.
1. The project will not modify
the existing drive aisles and
access will remain from
Rainier Avenue South.
2. The number of driveways and
curb cuts shall be minimized for
vehicular access purposes, so
that pedestrian circulation along
the sidewalk is minimally
impeded.
2. The project will not modify
the existing drive aisles and
access will remain from
Rainier Avenue South.
Pedestrian Circulation All of the following are required:
1. A pedestrian circulation system
of pathways that are clearly
delineated and connect buildings,
open space, and parking areas
with the sidewalk system and
abutting properties shall be
provided.
1. This requirement is not
applicable. The scope of the
project does not modify
existing pedestrian
connections. Additionally, the
use of the site is an auto-
oriented land use.
a. Pathways shall be located so
that there are clear sight lines, to
increase safety.
a. Not applicable. No
pedestrian service or
pathways available within the
site.
b. Pathways shall be an all-
weather or appropriate permeable
walking surface material, unless
the applicant can demonstrate
that the proposed surface is
appropriate for the anticipated
number of users and
complementary to the design of
the development.
b. Not applicable.
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Development Standard Requirement Response
Recreation Areas and
Common Open Space
All of the following are required:
1. All mixed use residential and
attached housing developments of
ten (10) or more dwelling units
shall provide common open space
and/or recreation areas.
2. All buildings and developments
with over thirty thousand (30,000)
square feet of nonresidential uses
(excludes parking garage
floorplate areas) shall provide
pedestrian-oriented space.
1. This requirement is not
applicable. There are no
proposed dwelling units, thus
requirements a-f are not
applicable.
2. This requirement is not
applicable. The development
does not exceed 30,000
square feet, thus open spaces
are not required for this
project.
Building Character and
Massing
1. All building facades shall
include modulation or articulation
at intervals of no more than forty
feet (40').
2. Modulations shall be a
minimum of two feet (2') deep,
sixteen feet (16') in height, and
eight feet (8') in width.
3. Buildings greater than one
hundred sixty feet (160') in length
shall provide a variety of
modulations and articulations to
reduce the apparent bulk and
scale of the facade (illustration in
District B, below); or provide an
additional special feature such as
a clock tower, courtyard, fountain,
or public gathering area.
The proposal does not include
new buildings. The Auto
Sentry canopy structure is
27 x 20 feet and will not
require modulation, thus the
requirements for Building
Character and Massing are
not applicable to the project.
Ground Level Details All of the following are required:
1. Human-scaled elements such
as a lighting fixture, trellis, or other
landscape feature shall be
provided along the facade’s
ground floor.
2. Upper portions of building
facades shall have clear windows
with visibility into and out of the
building. However, screening may
1. The Auto Sentry is 13 feet
in height. The project provides
landscaping features around
the Auto Sentry.
2. The Auto Sentry structure is
one story and the project does
not propose any upper
portions.
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Development Standard Requirement Response
be applied to provide shade and
energy efficiency. The minimum
amount of light transmittance for
windows shall be fifty percent
(50%).
3. Display windows shall be
designed for frequent change of
merchandise, rather than
permanent displays. Display racks
and fixtures may not obscure
more than fifty percent (50%) of
the window space.
4. Window coverings, such as
blinds and curtains, must be
functional, they may not be affixed
so that they cannot be open
and/or closed.
All of the following are prohibited:
1. Tinted and dark glass, highly
reflective (mirror-type) glass and
film.
2. Untreated blank walls visible
from public streets, sidewalks, or
interior pedestrian pathways.
3. The Auto Sentry is a
canopy structure and does not
have display windows.
4. The Auto Sentry does not
have windows or window
coverings.
The project does not have
windows or walls, thus there
will be no blank walls or tinted
windows.
Building Roof Lines The following is required:
At least one of the following
elements shall be used to create
varied and interesting roof
profiles:
1. Extended parapets;
2. Feature elements projecting
above parapets;
3. Projected cornices;
4. Pitched or sloped roofs.
5. Roof-mounted mechanical
equipment shall not be visible to
pedestrians.
The Auto Sentry is 27 x 20
feet and will consist of a flat
roof with decorative elements
that include extended
parapets, corniced Brown
Bear logos that projects above
the parapets, and a green
accent stripe that protrudes 4-
inches from the façade to
create depth and visual
interest.
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Development Standard Requirement Response
6. Buildings containing
predominantly residential uses
shall have pitched roofs with a
minimum slope of one to four (1:4)
and shall have dormers or
interesting roof forms that
break up the massiveness of an
uninterrupted sloping roof.
Building Materials All of the following are required:
1. All sides of buildings visible
from a street, pathway, parking
area, or open space shall be
finished with the same building
materials, detailing, and color
scheme. A different treatment may
be used if the materials are of the
same quality.
2. All buildings shall use material
variations such as colors, brick or
metal banding, patterns or textural
changes.
3. Materials, individually or in
combination, shall have texture,
pattern, and be detailed on all
visible facades.
4. Materials shall be durable, high
quality, and consistent with more
traditional urban development,
such as brick, integrally colored
concrete masonry, pre-finished
metal, stone, steel, glass and
cast-in-place concrete.
5. If concrete is used, walls shall
be enhanced by techniques such
as texturing, reveals, and/or
coloring with a concrete coating or
admixture.
1. All sides of the canopy that
are visible from a street,
pathway, parking area or open
space will consist of the same
colors and materials used for
the main structure to create a
cohesive development.
2. The Auto Sentry structure
will consist of color variation
and metal banding. The
canopy fascia will be blue with
a green accent stripe on all
façades.
3. All façades will have similar
architectural features.
4. The Auto Sentry façade
consists of metal-wrapped
canopy fascia with steel
columns. The materials are
durable and made to endure
an outdoor environment.
5. This requirement is not
applicable. The project does
not propose utilizing concrete
for design purposes.
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Development Standard Requirement Response
6. If concrete block walls are
used, they shall be enhanced with
integral color, textured blocks and
colored mortar, decorative bond
pattern and/or shall incorporate
other masonry materials.
The following is required:
All buildings shall use material
variations such as colors, brick or
metal banding, patterns, or
textural changes.
6. This requirement is not
applicable. The project does
not propose utilizing concrete
block walls for design
purposes.
The Auto Sentry consists of a
metal-wrapped canopy façade
with steel columns. The
structure will match the
existing Brown Bear Car Was
building to create a cohesive
development. No new
buildings are proposed.
Landscaping; per RMC 4-4-
070
1. Street Frontage Landscaping
Required: Ten feet (10') of on-site
landscaping is required along all
public street frontages, with the
exception of areas for required
walkways and driveways and
those zones with building
setbacks less than ten feet (10').
In those cases, ten feet (10') of
landscaping shall be required
where buildings are not located.
2. Perimeter Parking Lot
Landscaping: 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-inch
(2") caliper for multi-family
commercial, and industrial
uses at an average minimum rate
of one tree per thirty (30) lineal
feet of street frontage. Trees shall
be one-and-one-half-inch (1.5")
caliper for low impact
development stormwater
management facilities associated
with any land use. (Ord. 5828,
12-12-2016)
1. The project will not modify
the street frontage
landscaping along either
frontage, Rainier Avenue and
Hayes Place S.W.
2. The project consists of ten
parking stalls. The stalls are
internal to the site and do not
abut the property line. The
project site will continue to
maintain all perimeter
landscaping which consists of
an 11-foot landscape area
along Rainier Avenue and a
20-foot landscape area along
Hayes Place S.W.
a. The maintained landscape
area is comprised of seven
large trees along Hayes Place
S.W. and two large trees
along Rainier Avenue.
Additionally, a variety of
shrubs, trees, and
groundcover will be added to
the property line to the north.
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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.
3. Interior Parking Lot
Landscaping: Landscaping is
required in parking lots in the
amounts stipulated in subsection
F of this Section. Any interior
parking lot landscaping area shall
be sized to dimensions of at least
eight feet (8') by twelve feet (12').
Landscaping shall be dispersed
throughout the parking area and
shall include a mixture of trees,
shrubs, and groundcover as
follows:
a. Trees shall be two inches (2") in
diameter at breast height (dbh) for
multi-family, commercial, and
industrial uses. At least one tree
for every 6 parking spaces within
the lot interior shall be planted.
b. Shrubs at the minimum rate of
one per twenty (20) square feet of
landscaped area shall be planted.
Up to 50 percent of shrubsmay be
deciduous.
c. Ground cover shall be planted
in sufficient quantities to provide
at least ninety percent (90%)
coverage of the landscaped area
within three (3) years of
Installation.
d. There shall be no more than
fifty feet (50') between parking
stalls and an interior parking lot
landscape area. (Ord. 5867, 12-
11-2017)
b. All shrubs along Rainier
Avenue and Hayes Place
S.W. will be maintained.
Additionally, a variety of
shrubs, trees, and
groundcover will be added to
the property line to the north.
c. All groundcover along
Rainier Avenue and Hayes
Place S.W. will be maintained.
Additionally, a variety of
shrubs, trees, and
groundcover will be added to
the property line to the north.
3. The project will add
approximately 1,280 square
feet of interior landscaping to
the site. The interior
landscape planter will exceed
the 8- x 12-foot minimum
landscape planter. The
landscape planter will consist
of a variety of trees, shrubs,
grasses, and groundcover.
a. The interior landscape
planter will add a 2-inch
magnolia tree and two 2-inch
Crimson Pointe Plum trees to
the site.
b. The project will provide 106
new shrubs and 169 types of
grasses, ferns, and perennials
to the Brown Bear site.
c. The project will provide 330
units of groundcover, which
should make up 90% of the
landscaped area within three
years.
d. No parking stall is further
than 50 feet from a
landscaped area on the Brown
Bear site.
15 20696.002-Project Narrative.docx
b. Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including:
i. Structures: Restricting overscale structures and overconcentration of development on a
particular portion of the site;
Response: The Auto Sentry is a 27- x 20-foot canopy with a height of 13 feet. The structure is
scaled to fit two pay stations and two vehicles. The location of the Auto Sentry canopy will be
constructed in approximately the same location of the existing fuel facility canopy, which will
be demolished. The Auto Sentry canopy will not be over-scaled and will not over-concentrate
a particular portion of the site. The concentration of development within the particular portion
of the site will be reduced with the removal of the existing automotive service station.
ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties;
Response: The project will improve on the internal circulation of the site by adding the Auto
Sentry canopy and the interior landscaping which provides a directional queue through the
carwash area. The project will not affect the frontage of Rainier Avenue South and Hayes Place
S.W., which will continue to provide pedestrian linkages and walkways to adjacent properties.
iii. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties. Locate utilities underground consistent with RMC 4-6-090;
Response: The project will locate all utilities prior to construction and will work with the utility
providers to modify any utilities, if need be. The trash enclosure will be adequately screened to
avoid disruption of the public view.
iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to
attractive natural features;
Response: The project will not affect the visual accessibility of attractive natural features.
v. Landscaping: Using landscaping to provide transitions between development and surrounding
properties to reduce noise and glare, maintain privacy, and generally enhance the appearance
of the project; and
Response: The project will add new landscaping along the north property line and will install
a landscape planter within the interior of the site to enhance the appearance of the property.
The landscaping will provide a cohesive transition to the adjacent uses to the north of the site
and the surrounding developments.
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive
brightness or glare to adjacent properties and streets.
Response: The project will reduce the amount of lighting within site after the demolition of the
gas station canopy. The Auto Sentry canopy utilizes lighting that is directed downward to
reduce impacts to the adjacent properties.
c. On-Site Impacts: Mitigation of impacts to the site, including:
i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing
and orientation;
16 20696.002-Project Narrative.docx
Response: The project will demolish the existing gas station canopy and will replace it with an
Auto Sentry canopy. The placement of the Auto Sentry will not affect the privacy of the
surrounding developments. New perimeter landscaping will be installed along the north
property line abutting the drive-through lane.
ii. 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;
Response: The Auto Sentry will maintain a similar scale to the existing carwash structure.
The proposed height of the Auto Sentry is 13 feet and will not impact the natural characteristics,
views and vistas, site amenities, sunlight, prevailing winds, or pedestrian needs. The project
will positively impact the needs of vehicles by creating a better purchasing experience that
results in more efficient and faster vehicle service to customers utilizing the Bear Car Wash.
iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils,
using topography to reduce undue cutting and filling, and limiting and disconnecting impervious
surfaces;
Response: The project will maintain the topography of the site and will decrease the amount
of impervious surface while increasing the landscaping, which is planted with native plant
species.
iv. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces,
including but not limited to: (1) breaking up parking areas and directing stormwater flows to
multiple low impact development features such as bioretention areas; (2) locating parking near
trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4)
placing existing parking that exceeds maximum parking ratios in permeable pavement
designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using
other low impact development techniques consistent with RMC 4-6-030; and
Response: The existing fuel station canopy will be demolished to make space for the new Auto
Sentry canopy. The area will be replaced with a 1,300-square-foot landscape planter. The
overall impervious surface will decrease after the proposed alterations to the Brown Bear site.
v. 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.
Landscaping shall be consistent with RMC 4-4-070.
Response: The project will modify the existing landscaping along the north property line and
will add a landscape planter within the interior of the site. The landscaping modification to the
north property line consists of the addition of more ground cover and shrubs to meet the City's
code requirements. The additional landscape planter will increase the visual aesthetic of the
site and reduce the hardscapes.
d. Access and Circulation: Safe and efficient access and circulation for all users, including:
i. 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;
Response: The project will not modify the access points and will continue to provide access
form Rainier Avenue to the Brown Bear site.
17 20696.002-Project Narrative.docx
ii. 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;
Response: The project will improve internal circulation and safety of the site. The demolition
of the gas station and the addition of the landscape planter will create a uniform movement
through the car wash queues and reduce confusion for the drivers. The access points will
remain in the same location and will continue to serve the site properly. Additionally, the site
will maintain enough space to provide emergency access should it be required.
iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian
areas;
Response: The location of the loading and delivery area will not be modified and will continue
to be separated from parking and pedestrian areas.
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
Response: The site is an auto-oriented use that provides services for automobiles. However,
the King County Metro Bus No. 106 along Rainier Avenue South directly serves the site.
v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
buildings, public sidewalks and adjacent properties.
Response: The site is an auto-oriented use that provides services for automobiles. The site is
designed for the circulation of vehicles only.
e. 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.
Response: This provision is not applicable to the project since the site is an auto-oriented use that
provides services for automobiles. It would be unsafe for the site to provide open space for
recreation to users of the site. The site provides a service that the users can utilize to clean their
automobile.
f. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier,
and incorporating public access to shorelines.
Response: This provision is not applicable to the project since there are no views of shorelines or
Mt. Rainier.
g. Natural Systems: Arranging project elements to protect existing natural systems where applicable.
Response: This provision is not applicable to the project since the site is developed and does not
contain any natural systems.
h. Services and Infrastructure: Making available public services and facilities to accommodate the
proposed use.
Response: The project is an auto-oriented use that provides services for automobiles.
i. Phasing: Including a detailed sequencing plan with development phases and estimated time
frames, for phased projects.
18 20696.002-Project Narrative.docx
Response: This provision is not applicable to the project since construction will be conducted under
one phase.
j. 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. (Ord. 5828, 12-12-2016)
Response: The project will decrease the amount of impervious surface to the site and will increase
the amount of soils provided. A Stormwater TIR is included with this submittal.
Conclusion:
The above responses along with the application materials demonstrate that the Auto Sentry addition meets
the approval criteria for a Site Plan Review approval. The City's approval of this application is respectfully
requested.