HomeMy WebLinkAboutD_22RPD CUP_Report_Exhibits_Admin_200127_v4_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
D_22RPD CUP_Report_Admin_200127_v4_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: February 5, 2020
Project File Number: PR19-000001
Project Name: 22RPD Conditional Use Permit
Land Use File Number: LUA19-000191, CU-A
Project Manager: Alex Morganroth, Senior Planner
Owner: Kevin Pierotti, Valasara LLC 25516 142nd Ave SE, Kent, WA 98042
Applicant/Contact: Robert Zack Schaper, 22RPD LLC, 340 Sunset Blvd N, Renton, WA 98057
Project Location: 340 Sunset Blvd N
Project Summary: The applicant, 22RPD, is requesting an Administrative Conditional Use Permit to
operate a Small Vehicle Service and Repair in an existing building at 340 Sunset
Blvd (APN 1723059118). The property is approximately 10,200 sq. ft. in size and is
located in the Commercial Arterial (CA) zone and Urban Design District D Overlay.
The applicant is seeking to utilize the 4,600 SF building, which was previously used
by a similar business, for the installation of hardware and software on passenger
vehicles to increase engine efficiency and performance. The use “Small Vehicle
Service and Repair” is permitted in the CA zone with an approved Administrative
Conditional Use Permit (CUP). In order to allow the business to operate at the site
while the CUP application is processed, the applicant was issued a Temporary Use
Permit on September 13, 2019 (LUA19-000191). The applicant has not proposed
any changes to the property or structure except for the installation of new signage.
Access to the site would remain off of Sunset Blvd NE. The project site is located in
the Wellhead Protection Area Zone 2 and has sensitive slopes (15-40%) mapped on
the east side of the site.
Site Area: 0.23 ac
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 2 of 13
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Floor Plan
Exhibit 4: Traffic Memo
Exhibit 5: Public Comment #1
C. GENERAL INFORMATION:
1. Owner(s) of Record: Kevin Pierotti, Valasara LLC, 25516 142nd Ave SE, Kent,
WA 98042
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D Overlay
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Small-Vehicle Service and Repair (operating under
approved Temporary Use Permit, LUA19-000191)
5. Critical Areas: Wellhead Protection Area Zone 2 and Sensitive Slopes
6. Neighborhood Characteristics:
a. North: Multi-tenant commercial building; Commercial Arterial (CA) Zoning District
b. East: Interstate 405 Right-of-Way
c. South: Small-vehicle sales; Commercial Arterial (CA) Zoning District
d. West: Retail; Commercial Arterial (CA) Zoning District (King County Zoning Designation)
7. Site Area: 0.23 ac
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
Windsor Hills Annexation N/A 1212 04/20/1945
Temporary Use Permit (Tier 1) LUA19-000191 N/A 09/16/2019
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton.
b. Sewer: Sewer service is provided by the City of Renton.
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 3 of 13
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c. Surface/Storm Water: No storm drainage systems are located on the project site. A 12-inch public
stormwater main is located in the east side of the Sunset Blvd N ROW directly in front of the site.
2. Streets: Sunset Blvd N is a Principal Arterial Street with an existing right of way (ROW) width that ranges
between 115 to 125 feet as measured using the King County Assessor’s Map. The existing roadway section
consists of six travel lanes, one center turn lane, a 0.5 foot curb and gutter and a 5-foot sidewalk on both
sides of the roadway.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120: Commercial Standards
2. Chapter 3 Critical Areas Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 9 Permits – Specific
a. RMC 4-9-030: Conditional Use Permit
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 January
2, 2020 and determined the application complete on January 3, 2020. The project complies with the 120-
day review period.
2. The project site is located at 340 Sunset Blvd N (APN 1723059118).
3. A Temporary Use Permit (LUA19-000191) was issued to the applicant on September 13, 2019 in order to
operate the Small Vehicle Service and Repair use while the Conditional Use Permit was being processed.
4. The project site is currently developed with a commercial building previously occupied by a similar use.
5. Access to the site would continue to be provided via two existing driveways off Sunset Blvd N.
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Arterial (CA) zoning classification and within Urban Design
District D.
8. There are no trees located on the site.
9. No cut or fill is proposed on-site.
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 4 of 13
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10. No significant changes to the site or the building are proposed.
11. No agency comments were received.
12. One public comment in support of the project was received (Exhibit 5).
13. 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 has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
14. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to transform strip commercial
development into business districts through the intensification of uses and with cohesive site planning,
landscaping, signage, circulation, parking, and the provision of public amenity features The proposal is
compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
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.
15. 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:
Compliance CA Zone Development Standards and Analysis
Compliant if
CUP Issued, See
FOF 17
Use: Small-vehicle service and repair is a permitted use in the CA zone with an
approved Administrative Conditional Use Permit and subject to the following
conditions:
All operations shall be conducted entirely within an enclosed structure.
a. Vehicles shall only be held on the property while being serviced and shall have an
active repair or service invoice that shall be made available to the City upon the City’s
request.
b. Vehicle storage before or after service shall not be allowed. Vehicles held on the
site shall be subject to the screening and landscaping provisions in RMC 4-4-120,
Storage Lots – Outside, unless enclosed within a building.
c. Vehicle holding areas shall count toward the maximum lot coverage standard of
the zone.
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 5 of 13
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d. Any overnight vehicle parking accessory to this use shall not be located in the front
setback or in a side setback along a street.
Staff Comment: The applicant is proposing to operate a Small Vehicle Service and
Repair use in the CA zone. The use “Small Vehicle Service Repair” is defined as, “the
maintenance of motorized vehicles including exchange of parts, installation of
lubricants, tires, batteries, and similar vehicle accessories, minor customizing and
detail operations, and body shops, but excluding operations associated with industrial
engine or transmission rebuild operations”. The applicant has proposed to operate a
business that installs various types of hardware and software on customers’ vehicles in
order to increase the performance and efficiency of the vehicle. According to the
applicant, all work would be completed in the shop building and no vehicles would be
stored outside in the associated parking lot. The applicant is seeking approval of a
Conditional Use Permit in order to allow the business to operate on the site.
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 10,200 sq. ft. and conforms with
the lot dimensional requirements of the CA 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 not proposed any changes to the footprint of the
existing building where the business would operate. The existing building is set back
approximately 15 feet to the west (front yard), approximately 45 feet to the south (side
yard), approximately 13 feet to the east (rear yard), and approximately two feet to the
north (side yard). No additions to the existing building are proposed. The existing
building is in conformance with all setback requirements for the CA zone.
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: The building coverage calculated for the structures on the site is
approximately 45% (10,200 SF /4,600 SF). The existing building is approximately 22
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 6 of 13
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feet tall at its highest point. No changes to the structure are proposed. The existing
building complies with the height and building coverage requirements for the CA zone.
N/A
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. Trees must be selected from the City’s
Approved Street Tree List and are required to have a minimum caliper of two inches
(2”) and be planted pursuant to the standards promulgated by the City. Generally, the
following spacing is required: Small-sized maturing trees – 30 feet on center; Medium-
sized maturing trees – 40 feet on center; Large-sized maturing trees – 50 feet on
center. See Ordinance No. 5958 for recent updated to street tree regulations. 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 4-4-070, changes in the use of a property or remodel of a
structure requiring improvements equal to or greater than fifty percent (50%) of the
assessed property valuation are exempt from landscaping requirements. The applicant
has not proposed any major site or building changes and therefore the project is
exempt from compliance with the landscape standards in RMC 4-4-070.
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.
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 7 of 13
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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 proposed for removal.
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 be comprised of the aisle between
rows of parking stalls, but is not allowed between a building and a public street.
Staff Comment: The existing site is accessed via two ingress/egress points off of Sunset
Blvd N. The site does not have connections to the adjacent CA zoned parcels to the
north or south and the applicant has not proposed any changes to any connections or
site access points. Existing site-to-site vehicle access ways connect the majority of the
parcels to the north and serve their intended purpose of reducing the number vehicles
quickly entering and existing the various business sites. Although site-to-site access
may be appropriate or preferable for retail or on-site service uses in the CA zone,
especially those uses to the north of the subject site, customer overlap between the
22RPD and the two adjacent businesses (used car lot to the south and expresso stand
and insurance office to the north) is expected to be minimal. Due to the nature of the
business, staff expects customers of 22RPD to drop off their vehicle at the site for an
extended period of time, as opposed to shopping at multiple businesses in the
immediate area and thereby necessitating site-to-site access. Therefore, site-to-site
access is not appropriate for the proposed use. The existing connections to the ROW
provide effective and safe vehicular access to the subject site.
Compliant if
Condition of
Approval is
Met
Parking: For small vehicle service and repair uses, parking regulations require that A
minimum and maximum of 2.5 per 1,000 square feet of net floor area be provided.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
Staff Comment: The applicant submitted a floor plan that indicates a total net floor
area of 2,000 SF. According to parking standards in RMC 4-4-080, the applicant is
required to provide five (5) parking stalls based on the total net floor area (2.5 stalls x
2). Analysis of recent aerial photograph and a corroborative site visit by staff found
that the parking area on the site lacks the striping to identity individual stalls. In order
to ensure that customers and employees have the ability to park in dedicated parking
spaces, staff recommends as a condition of approval that the applicant stripe five (5)
stalls in the parking area that meet the dimensional requirements for spaces outlined
in RMC 4-4-080. The applicant should submit a building permit for the striping within
120 days of Conditional Use Permit issuance. The new parking stalls should comply
with the dimensional requirements for either standard or compact stalls found in RMC
4-4-080. At least one ADA stall shall be required.
Compliant if
Condition of
Approval is
Met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Based on the five (5) spaces required for the proposal per RMC 4-4-
080, a minimum of one (1) secured space for bicycling parking is required. The
applicant did not indicate any bike parking on the site plan submitted for review.
Therefore, staff recommends as a condition of approval that the applicant install a
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 8 of 13
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secure bicycle parking facility (i.e. rack) for at least one bicycle. The facility shall meet
the standards outlined in RMC 4-4-080.
Refuse and Recycling: In office, educational and institutional developments, a
minimum of two (2) 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 four
(4) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
Staff Comment: The applicant has indicated their intent to utilize the “household” style
bins that would be stored behind the building on the east side of the property. Due to
the limited amount of waste expected to be generated by the proposed new use, staff
concurs that the bins would provide an adequate amount of capacity for the business.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls are proposed as a part of the project.
16. Design District Review: The project site is located within Design District ‘D’. Per RMC 4-3-100 ‘Urban Design
Regulations’, the design standards are not applicable to interior remodels. Any future building additions,
building façade changes, or site improvements shall comply with the Urban Design Regulations in RMC 4-
3-100.
17. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to allow the operation of a
Small Vehicle Service and Repair use in the CA zone. The proposal is compliant with the following
conditional use criteria, pursuant to RMC 4-9-030.D, and if all conditions of approval are met. Therefore,
staff recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOFs 14 and 15 for Comprehensive Plan and zoning regulation
compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The site of the proposed Small Vehicle Service and Repair use is within
an auto-oriented commercial corridor with a variety of established on-site service and
retail uses. Various other auto-related uses are located near the site including an auto-
dealership, an auto parts store, and a transmission machine shop. While the proposed
use is technically classified as a small vehicle service and repair use, the applicant
proposes to provide a specialized service that is atypical compared to the traditional
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 9 of 13
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services provided by a small repair shop. The business would primarily specialize in
electronic tuning of passenger vehicles designed to increase performance and
efficiency. The applicant would utilize a dynometer to gather information on engine and
exhaust system efficiency and use the results to recommend either physical or software
improvements to customer’s vehicle. The service is extremely unique and therefore the
location of the new use would not result in an overconcentration of the use, which is
well suited for the proposed location.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed Small Vehicle Service and Repair use would be located
within an existing commercial area adjacent to a used car dealership and a drive-
through expresso stand. According to the applicant, all servicing of vehicles would occur
inside of the building and no parts would be stored outside of the building. Due to both
the location of the proposed use along a high-traffic, major arterial road, and the fact
that all work would occur inside of the existing building, the proposed use is not
expected to have a negative impact on the immediate area or create any substantial or
adverse effects on adjacent properties.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: No changes to the existing building or site are proposed. The site is
within a high-traffic, auto-centric commercial corridor across the street from and
adjacent to various auto-related uses. Therefore, the proposed use would be compatible
with the scale and character of the neighborhood. See FOF 16.b and 16.c above for
additional analysis.
Compliant if
Condition of
Approval
under FOF 15
is Met
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The existing site has adequate space to provide the required parking.
Per the parking ratio requirements in RMC 4-4-080 Parking Standards, the proposed use
would be required to provide a total of five (5) parking stalls on the site. The applicant
did not indicate where customers’ vehicles would be parked while waiting for service.
However, the code contains criteria for small vehicle service and repair uses that are
intended to limit the visual impacts created by vehicles parked on the site. Requirements
include, but are not limited to: any overnight vehicle parking accessory to this use shall
not be located in the front setback or in a side setback along a street; and vehicle
storage before or after service shall not be allowed. Therefore adequate parking would
be provided for the proposed use if the condition of approval under FOF 15 is met and
the code required criteria for small vehicle service and repair are met. See additional
Parking analysis under FOF 15 ‘Parking’.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: See FOF 15 under “Vehicular Access” for discussion on vehicular
movement and access.
Pedestrian access can be taken from an existing sidewalk along the site’s frontage that
provides direct access to the building where the proposed use would be located. Due to
the automobile-oriented nature of the business and the fact that customers would
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 10 of 13
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typically be driving their vehicles to the site to be worked on, minimal pedestrian trips
are anticipated.
The project is exempt from constructing any frontage improvements as no changes to
the building or site are proposed.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: Impacts from noise, light, and glare and not expected to be significantly
greater those create by the various other auto-oriented uses within the Sunset Blvd N
corridor. Ambient noise from passing vehicle traffic on Interstate 405 is expected to be
significantly louder than the noise created by the proposed use. Noises incidental to
tuning a vehicle such as pneumatic tool operation, hydrologic lift operation, and engine
run-ups on the dynometer are not expected to be in excess of noises typically found in
an auto-repair environment and would occur relatively infrequently due to the small
building size. The nearest residential use is located approximately 600 feet to the west
of the applicant’s proposed business and would not be impacted by any activities at the
site due to intervening structures between the homes and proposed use. No new
lighting is proposed on the site. Therefore, the proposal is not expected to generate
significant noise, light, or glare impacts and no mitigation is necessary.
Compliant if
Condition of
Approval is
Met
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: Per RMC 4-4-070, changes in the use of a property or remodel of a
structure requiring improvements equal to or greater than fifty percent (50%) of the
assessed property valuation are exempt from landscaping requirements. The site
primarily covered by impervious surfaces including both the building and associated
parking area. Due to the layout of the building, the site access locations, and the size of
the site, landscaping would be difficult to achieve. Based on recent Google Streetview
imagery, two brick planters are currently installed on either side of the man-door on the
front façade facing Sunset Blvd NE. In order to improve the site aesthetics and increase
the amount of landscaping without necessitating a full redesign of the site, staff
recommends as a condition of approval that the applicant install annual or perennial
plants within the two planters and maintain the planters for as long as the business
operates at the location. The applicant may also propose an alternative landscaping
improvement on the site subject to review and approval by the Current Planning Project
Manager. Utilizing the planters would bring the site closer to compliance with the the
landscape standards in RMC 4-4-070.
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:
Compliance Critical Areas Analysis
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 11 of 13
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A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: A Sensitive Slopes (15-40%) were mapped on the project site.
Remodeling, replacing, or removing existing structures, facilities, and improvements
are exempt activities in geologically hazardous area.
Wellhead Protection Areas:
Staff Comment: The applicant has not proposed any grading on the site. If grading is
proposed, a fill source statement identifying the fill material and source would need to
be provided. If any hazardous materials are utilized or stored on the site, the applicant
shall comply with the applicable provisions and criteria in RMC 4-3-050.G.8.
19. 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; subject to the condition that the
applicant provides Code required improvements and fees.
N/A Schools: No impact.
N/A Parks: No impact.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The site is served by an existing public storm water conveyance system.
The existing system in place is adequate for the site and the applicant has not proposed
any changes to the site that would alter storm water quantity or flow path.
Water: The Renton Fire Authority and Development Engineering staff have indicated
that the water service available on the site is adequate for the proposed use.
Sanitary Sewer: Sanitary Sewer Service is provided to the site by the City of Renton.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 15.
3. Tenant Improvements that do not impact the exterior of the building are exempt from compliance with
the Urban District D Design Standards, as specified in 4-3-100, see FOF 16.
4. The proposed Conditional Use Permit complies with the Conditional Use Permit criteria as established by
City Code, provided the project complies with City Code and conditions of approval contained herein, see
FOF 17.
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 12 of 13
D_22RPD CUP_Report_Admin_200127_v4_FINAL
5. The proposed Conditional Use Permit complies with the Critical Areas Regulations provided the
applicant complies with City Code, see FOF 18.
6. There are adequate public services and facilities to accommodate the proposed Small Vehicle Service and
Repair use, see FOF 19.
J. DECISION
The 22RPD Conditional Use Permit, File No. LUA19-000191, CU-A, is approved, subject to the following
condition:
1. The applicant shall stripe the parking area on-site to create five (5) dedicated parking stalls (one of
which is ADA accessible). The applicant shall submit a building permit for the stall striping within 120
days of Conditional Use Permit issuance.
2. The applicant shall install annual or perennial plants within the two planters integrated into the front
façade (street facing) and maintain the planters for as long as the business operates at the location. The
applicant may also propose an alternative landscaping improvement on the site subject to review and
approval by the Current Planning Project Manager. The landscaping shall be installed within 120 days of
Conditional Use Permit issuance.
3. The applicant shall install a secure bicycle parking facility (i.e. rack) for at least one bicycle within 120
days of Conditional Use Permit issuance. The facility shall meet the standards outlined in RMC 4-4-080.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on February 5, 2020 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Kevin Pierotti, Valasara LLC
25516 142nd Ave SE, Kent, WA
98042
Robert Zack Schaper, 22RPD LLC,
340 Sunset Blvd N, Renton, WA
98057
TRANSMITTED on February 5, 2020 to the Parties of Record:
None
TRANSMITTED on February 5, 2020 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
2/5/2020 | 1:32 PM PST
City of Renton Department of Community & Economic Development
22RPD Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000191, CU-A
Report of February 5, 2020 Page 13 of 13
D_22RPD CUP_Report_Admin_200127_v4_FINAL
Rick Marshall, 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 February 19, 2020. 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 Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
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
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: EC487AE7-AE43-4055-9BD4-05C425779581
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
22RPD Conditional Use Permit
Land Use File Number:
LUA19-000191, CU-A
Date of Report
February 5, 2020
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Robert Zack Schaper
22RPD LLC
340 Sunset Blvd N, Renton,
WA 98057
Project Location
340 Sunset Blvd N
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Floor Plans
Exhibit 4: Traffic Memo
Exhibit 5: Public Comment #1
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
0 25 50 FeetSunset Blvd NN
Original Facility
340 Sunset Blvd N Site Plan
Legend Property Line
Existing Sidewalk
Existing Parking Zone
Lot Size: 10200 SqFt
22RPD - Automotive Service
Exhibit 2
RECEIVED
01/03/2020
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
Exhibit 3
RECEIVED
01/03/2020
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
22RPD LLC Traffic Memo
340 Sunset Blvd. N | Renton, Wa
22RPD expects to see low traffic volume. The shop generally will have 5-10 customer visits a
day. This traffic flow will generally be biased to after outside of normal high-traffic windows. 22RPD will
host small events monthly. These events will have 10-20 cars and generally be planned for Sundays.
Overall 22RPD is expected to have a minimal impact on traffic.
Exhibit 4
RECEIVED
01/03/2020
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581
From:KEVINPIEROTTIkdpierotti@aol.comSubject:PR19-000001PR22RPDLLCConditionalUse,340SunsetBlvdNDate:Jan15,2020at9:27:56AMTo:amorganroth@rentonwa.govRECEIVEDCc:kdpierotti@aoI.comJAN2.1ZOZOMrMoranrothCITYOFRENTONPLANNINGDIVISIONIamthepropertyownertotheSouthof34StnstIvciNandownerofthesubjectpropertythatweleasedtoZachSchafer.DuringoursearchforatenantwehadanumberofoptionsandwefeltZachandhisbusinesswasthebestoptionforusandthecommunity.Weturneddown2otheroffersthatwouldhavebeenfinanciallybeneficialtousbutthoughtZachandhisbusinesswouldbeagoodfitandhelpusinourefforttoupgradeourpropertyandbeapositiveadditiontothelocalbusinesscommunity.Nextdoorat330and324$nst.AveN,whentheleaseexpiredwedidnotrenewSpiritAutoCenterforanumberofreasons.Theownershipdecidedtopartnerupwithalocalprovendealershipmanagerthathasalikekindvisionofbeingagreatcommunitybusinessthateverycustomercantrust,andtobeanassetintheworldofusedcarsales.ThenewdealershipisEliteMotorsofRentonandwillopenbeforetheendofthemonth.WearelookingforwardtodoingsomebusinesswithZachnextdoorashecanprovideauniqueBMWproductthatcanworkhandinhandwithourdealership.Itwouldbeverydifficulttofindanybetteruseforourbuildingat340SunsetBlvdN.WehopethecityalsoseesthevalueinhavingZachasapartnerinthelocalbusinesscommunity.Sincerely,KevinPierottiipierotti@ao).comExhibit 5DocuSign Envelope ID: EC487AE7-AE43-4055-9BD4-05C425779581