HomeMy WebLinkAboutSR_WalmartOGP_Admin_Report_200818_v3_FINALDEPARTMENT OF COMMUNITY
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SR_WalmartOGP_Admin Report_200818_v3_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: September 2, 2020
Project File Number: PR20-000158
Project Name: Walmart OGP
Land Use File Number: LUA20-000119, ECF, S-A
Project Manager: Alex Morganroth, Senior Planner
Owner: Bonnell Family LLC, 10047 Main St, #509, Bellevue, WA 98004
Applicant: Amanda Smith, Walmart Stores, Inc, 702 SW Eight St, Bentonville, AR 72716
Contact: Jeff Weeder, Galloway & Company, 6162 S. Willow Dr, Ste 320, Greenwood Village,
CO 80111
Project Location: 743 Rainier Ave S
Project Summary: The applicant, Walmart Stores, Inc, is requesting an Administrative Site Plan Review
and Environmental (SEPA) Review to construct a 1,330 sq. ft. addition and covered
parking canopy for their online grocery pickup service (OGP). The existing 150,158
sq. ft. building is located on a 12.2 acre site at 743 Rainier Ave S (APN 1923059048).
The subject parcel is located in the Commercial Arterial (CA) zone and the proposed
addition and parking area would be located on the north side of the building. The
proposal also includes the addition of four new uncovered stalls and six new
covered stalls to be utilized by online grocery pick up customers. As a whole, the
proposed project would result in a net loss of 15 parking stalls due to the building
addition. New directional signage is also proposed within the existing parking lot in
order to guide customers to the pickup location, as well as signage in front of the
individual pick-up parking stalls. Three landscape islands are proposed for removal
in order to construct a new drive aisle and is estimated to result in the loss of five
(5) trees. The applicant estimates that the project would create a total of 1,425 sq.
ft. of new impervious surface. The site is located within a High Seismic Hazard. The
applicant submitted a Drainage Conformance Letter, Traffic Impact Analysis, and
Environmental Checklist with the application.
Site Area: 12.2 acres
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 2 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
B. EXHIBITS:
Exhibits 1-7: Exhibits 1-7 as shown in the ERC Report dated November 4, 2019
Exhibit 8: Administrative Decision
Exhibit 9: Environmental Review Committee Decision dated November 8, 2019
Exhibit 10: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Bonnell Family LLC, 10047 Main St, #509, Bellevue, WA
98004
2. Zoning Classification: Commercial Arterial (CA) , Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Walmart Retail Store
5. Critical Areas: High Seismic Hazard
6. Neighborhood Characteristics:
a. North: Bank, Commercial Arterial (CA)
b. East: Restaurant, Commercial Arterial (CA)
c. South: Small Vehicle Sales, Commercial Arterial (CA)
d. West: Autobody Repair, Medium Industrial (IM)
7. Site Area: 12.2 acres
D. HISTORICAL/BACKGROUND:
Action
Land Use File No. Ordinance No. Date
S 180th Annexation N/A 1745 04/19/1959
Lot Line Adjustment LUA95-173 N/A 01/22/1996
Site Plan Review (Original
Walmart)
LUA95-175 N/A 01/22/1996
Short Plat LUA09-158 N/A 02/10/2010
Site Plan Review (Second
Addition to Walmart)
LUA10-009 N/A 08/16/2010
Lot Line Adjustment LUA15-000237 N/A 04/09/2015
Zoning N/A 5758 06/22/2015
Comprehensive Plan N/A 5758 06/22/2015
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 3 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service to the addition will be provided by the City of Renton. There are existing water
mains in both SW 7th St and Rainier Ave S. In addition, a looped water main is located around the
main Walmart structure. A portion of the looped water main would be relocated as a part of project
due to being located under the footprint of the proposed addition and canopy.
b. Sewer: Sewer service to the addition will be provided by the City of Renton. There are existing sewer
mains in both SW 7th St and Rainier Ave S.
c. Surface/Storm Water: A private surface water conveyance system is located on the property.
2. Streets: SW 7th St is a Minor arterial collector street with a right-of-way (ROW) width of 80 feet with 48
feet wide paved width, 0.5 feet wide curbs, planter width varying in size from 6-10 feet wide, and 5 foot
wide sidewalks.
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 Zoning Designations
c. Section 4-2-130: Commercial Development Standards
d. Section 4-3-100: Urban Design District Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits - Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 4 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June 8,
2020 and determined the application complete on the same day. The project complies with the 120-day
review period.
2. The project site is located at 743 Rainier Ave S.
3. The project site is currently developed with a Walmart retail store and the associated surface parking.
4. Access to the site would be provided via the existing three driveways off of SW 7th St and existing three
driveways off of Rainier Ave S.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification and Urban Design District D
overlay.
7. There are approximately 120 trees located on-site, of which the applicant is proposing to remove a total
of five (5).
8. The site is mapped with a High Seismic Hazard area.
9. No material would be cut on-site and no fill is proposed to be brought into the site.
10. The applicant is proposing to begin and finish construction in the fall of 2020.
11. Staff received no public or agency comment letters.
12. Pursuant to the July 20, 2020 the Environmental Review Committee issued a Determination of Non-
Significance for the Walmart OGP project. There is no adminstrative appeal of a SEPA Threshold
Determination.
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 allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-36: 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.
Compliant if
Conditions of
Approval
under FOF 16
are met
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 5 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
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:
Compliance CA Zone Development Standards and Analysis
Use: The use “Retail Sales” is a permitted use in the CA zone.
Staff Comment: The applicant, Walmart, is proposing to expand the permitted use by
adding a 1,330 sq. ft. addition and weather protection canopy to help support the
existing online pick up service already offered at the store.
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 531,432 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. The maximum setback may be modified
through the site plan review if the applicant maximum setback requirement may be
modified if the applicant can demonstrate that the criteria in RMC 4-2-120C.15.a
cannot be met by addressing the criteria below. However, those criteria that can be
met shall be addressed in the site development plan.
i. Due to factors including but not limited to the unique site design requirements or
physical site constraints such as critical areas or utility easements, the maximum
setback cannot be met; or
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 6 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
ii. One or more of the above criteria would not be furthered or would be impaired
by compliance with the maximum setback; or
iii. Any function of the use which serves the public health, safety or welfare would
be materially impaired by the required setback.
Staff Comment: The existing building is setback approximately 156 feet to the north
(side yard), approximately 60 feet to the west (rear yard), approximately 456 feet to
the east (front yard), and approximately 10 feet to the south (side yard). After
construction of the addition, the building would be setback approximately 136 feet
from the north (side yard) property line and 570 feet from the east (front yard) property
line. The proposed canopy is considered a structure and would be setback
approximately 105 feet from the north (side yard) property line and approximately 533
feet from the east (front yard) property line. While neither the proposed addition or
canopy would encroach into any of the required setbacks for the CA zone, both new
structures are located outside of the maximum front yard setback area of 20 feet.
The maximum setback may be modified through the site plan review process if the
applicant can meet one of the criteria in RMC 4-2-120.C.15.b. For the subject project,
the criteria met to allow for a front yard setback greater than the maximum is as
follows: “Due to factors including but not limited to the unique site design requirements
or physical site constraints such as critical areas or utility easements, the maximum
setback cannot be met”. The purpose of the proposed project is to provide a dedicated
space for customers to pick up orders made online. The existing layout of the site
includes a large surface parking lot in front of the building with wide drive aisles, was
typical for big-boxes stores developed in past few decade and allows for minimal
opportunities for encouraging a pedestrian focused environment. Due to the nature of
the type of service that the addition and canopy are supporting, proximity to the store
is important, as locating the pick up area inside the maximum setback and away from
the existing building would force employees to walk at least 400 feet across the parking
lot to customer vehicles. This distance would increase the potential for pedestrian
vehicular conflicts and create an unsafe environment for employees during inclement
weather or nighttime conditions. Staff concurs that the existing site design, with the
building at the rear of the site, does not make locating the addition or canopy inside
the maximum setback feasible.
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 site after completion of the project would be approximately 27.2%
(144,877 sq. ft./530,730 sq. ft.). The maximum heights of both the addition and canopy
would be approximately 18 feet tall. As proposed, the project complies with the
building coverage and height requirements for the CA zone. Compliance with the
height standard would be verified at the time of building permit review.
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. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 7 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
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 sq. ft. of
landscaping per parking space, 51 and 99 spaces shall provide 25 sq. ft. 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, landscaping requirements are not applicable to
additions that increase the gross square footage of a building by less than one third.
Therefore the 1,300 sq. ft. online grocery pickup addition does not trigger compliance
with the landscaping regulations in RMC 4-4-080. See ‘Landscaping’ under FOF 18.F:
Off Site Impacts below for additional analysis.
The applicant is proposing to remove three landscape islands totaling approximately
1,200 sq. ft. Based on the submitted materials, it is unclear whether or not the site was
in compliance with the parking lot landscaping requirements, or if the removal of the
islands would make the site more non-conforming. Therefore, staff recommends as a
condition of approval, that the applicant demonstrate site-wide full compliance with
the interior parking lot landscape requirements at the time of construction permit
review. Alternatively, the applicant may demonstrate that the project would not
increase the non-conformity of the parking lot with respect to the interior parking lot
landscape requirements.
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: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 8 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
16. Design District Review: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100.E:
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: The applicant is proposing to remove five (5) trees out of the
approximately one hundred (120) total trees on site. The five trees are all under 6” DBH
but are classified as significant due to being planted within the last 10 years as part of
LUA10-009 (Site Plan Review). The applicant is retaining 96% of the total trees on site
and therefore the project complies with the tree retention standards for the CA zone.
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 applicant has not proposed any new ingress/egress as a part of
the project and access to the site would continue via the multiple driveways off of
Rainier Ave S and SW 7th St. Existing connections to the CA zoned sites adjacent to
Walmart would remain.
Parking: Parking regulations require that a minimum and maximum of 2.5 space per
1,000 sq. ft. is provided for retail sales uses.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
Staff Comment: The site currently has 837 parking stalls available for employees and
customers of the Walmart store. The construction of the addition and canopy would
result in a total loss of approximately 15 parking stalls for a new total of 822 parking
stalls. Per the parking regulations, the use is required to have approximately 368
parking stalls ((147,000 sq. ft./ 1,000 sq. ft.) * 2.5) = 368). Therefore, the removal of
the parking stalls brings the site closer to compliance with the current City parking
regulations.
Per RMC 4-4-080, the enlargement or remodeling of an existing building or structure
by less than 1/3 of the total area of the building or structure is not required to comply
with the parking, loading, and driveway standards in RMC 4-4-080. The project
proposed a 1,330 sq. ft. addition to an existing 150,158 sq. ft. building. Therefore, the
parking standards in RMC 4-4-080 are not applicable to the project.
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 new fencing or retaining walls are proposed as part of the project.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 9 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: 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.
Staff Comment:
Building Addition – The proposed addition would be constructed on the north side of
the building adjacent to an existing windowless façade. The addition would be located
approximately 150 feet from the nearest building (north) and would be shorter in
height than the existing Walmart building. Therefore, the addition would not impact
natural light level exposure to either the existing primary Walmart structure or
structures/uses on adjacent properties.
Canopy – The proposed canopy is significantly smaller than the addition and is located
approximately 120 from the nearest adjacent building. The canopy structure has no
walls and therefore would cast a smaller shadow compared to a traditional walled
structure. Due to its size and design, the detached canopy would not impact natural
light level exposure to either the primary Walmart structure or structures/uses on
adjacent properties.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: Although an auto-centric development, the existing Walmart site has
striped pedestrian pathways in multiple locations across the surface parking lot that
provide safe connections between the two nearest streets with sidewalks (SW 7th St
and Rainier Ave S) and the main entrances on the east side of the building. The
proposed addition and canopy would only be utilized by customers with vehicles and
are oriented towards the existing parking lot. The proposed project would not impact
any pedestrian connections on the site.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment:
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 10 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Building Addition - The addition would include an employee-only entrance oriented
towards the existing parking lot. The new entrance location allows employees to exit
the indoor pick-up area into a protected area outside of the drive aisle, so as to safely
cross the aisle in the proposed crosswalk when delivering items to a customer’s vehicle
in the pick-up zone. The main entrances to the store on the east side of the building
would remain and are appropriately oriented given the existing site design.
Canopy – N/A
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: No residential uses proposed as part of the project.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The entrance on the proposed addition would only be utilized by
Walmart employees during the grocery pick-up process and the main entrances for both
customers and employees would remain on the east side of the building. Existing
connections between the main entrances and sidewalks on SW 7th St and Rainier Ave S
would not be impacted by the project.
The Canopy is a separate auto oriented structure that would not be required to comply
with Building Entire design standards due to the nature and intent of the structure.
N/A
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: The entrance on the proposed addition would only be utilized by
Walmart employees during the grocery pick-up process and the primary entrance for
both customers and employees would remain on the east side of the building.
N/A
Standard 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 (4-1/2') wide (illustration below). 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.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 11 of 35
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Staff Comment: No building entries are located along a street due to the development
of the site occurring prior to implementation of the Urban Design Standards. The height
of the proposed addition and canopy is less than 30 feet (18 foot max).
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The employee-only entry is smaller and less visually prominent than the
main entrances on the east façade of the building due to its location at the rear of the
main building. In addition, the entry would only be used by employees providing the
pick-up service and would be closed off to store customers.
N/A
Standard: 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.
Staff Comment: Due to the purpose of the proposed addition and canopy, a staging and
pick up area, no such features are proposed.
N/A
Standard: 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.
Staff Comment: The main Walmart store is the only building on the site. A crosswalk is
proposed between the canopy and the addition in order to provide an obvious
pedestrian pathway for employees.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: No residential units are proposed as part of the project.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: 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
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 12 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Staff Comment: The proposed project utilizes various design elements found in all three
criteria.
Building Addition - The proposed addition is shorter than with existing structure and
once constructed would create a “step-back” effect that would help decrease the
perceived scale of the overall Walmart building when viewed from the north. In addition
to having some smaller articulating elements on its north façade, the addition itself
would serve as an articulating element on the main structure due to its proposed
location on an existing large blank façade wall.
Canopy - The canopy utilizes a curved, soft material roof that reduces the visual impact
when compared with a standard box canopy typically found at gas stations. The roof
shape decreases the perceived scale of the building when viewed from a distance and
provides a significant level of visual interest when viewed from adjacent properties or
from the public ROW compared to a traditional canopy.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
N/A
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: No new service elements are proposed as a part of the project.
N/A
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: No new service elements are proposed as a part of the project.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: No new service elements are proposed as a part of the project.
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: No new service elements are proposed as a part of the project.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 13 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: The proposed addition and canopy do not face a City gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: The proposed addition and canopy do not face a City gateway.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: The proposed addition and canopy do not face a City gateway.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: 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).
Staff Comment: The new pick-up parking spaces located on the side of the building are
not between a building and front yard or secondary front yard property line.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 14 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The area proposed for the pick-up parking, which is currently utilized
for regular employee parking, is located approximately 150 feet from nearest adjacent
building and approximately 250 feet from the nearest ROW (SW 7th St). A masonry
structure used to screen the refuse and recycling area, as well as a significant amount
of existing vegetation planted after the addition was constructed in 2010 (LUA10-009),
would continue to screen the new parking area where the pick-up area would be
located.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: No structured parking is proposed as a part of the project and no
structured parking is currently located on the site.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: No structured parking is proposed as a part of the project and no
structure parking is currently located on the site.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: No structured parking is proposed as a part of the project and no
structure parking is currently located on the site.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: No structured parking is proposed as a part of the project and no
structure parking is currently located on the site.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 15 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: No structured parking is proposed as a part of the project and no
structure parking is currently located on the site.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: No structured parking is proposed as a part of the project and no
structure parking is currently located on the site.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Vehicle access to the site would not change as a result the project. In
addition, vehicles utilizing the grocery pick-up area would not impede or interrupt
pedestrian mobility due to the proposed location of the area on a side of the building
with no current or proposed customer access.
N/A
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: Vehicle access to the site would not change as a result the project.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 16 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard: 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.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
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.
Staff Comment: An existing network of pedestrian sidewalks and striped crosswalk
areas exists on the site which connect to sidewalks in the public ROW as well as the
adjacent properties. The proposed addition and canopy do not necessitate a dedicated
pedestrian pathway due to the type of service being provided. See “Pedestrian” section
under FOF 18.G (Site Plan Review) for additional analysis.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: No pathway are proposed as a part of the project. A single crosswalk
would provide a safe pedestrian connection between the grocery pick-up area and
addition to the primary building. Customers would not leave their vehicle except to
potentially open their trunk or rear doors, therefore a pedestrian pathway is not
necessary.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 17 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: An existing five (5’) foot wide sidewalk constructed along the façade of
the main building would provide a safe pedestrian connection between the main plaza
and entrances on the east side of the building and the new pick-up area.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
N/A
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: Due to the auto-centric nature of the online order pick-up service, no
pedestrian amenities are proposed. Existing pedestrian amenities are located near the
front of the building and include benches, a small linear plaza along the front of the
store, and connections to the sidewalk along Rainier Ave S and SW 7th St. In addition,
an existing sidewalk would connect the front plaza area with the sliding doors that
employees would utilize to access the new addition from the outside.
N/A
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: See discussion above under “b. Pedestrian Amenities”.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: No additional pedestrian connections are proposed as part of the
project and therefore the pedestrian overhead protection standards are not applicable.
However, the proposed standalone canopy would provide weather protection to
employees while they load customer vehicles with their groceries.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 18 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 19 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: No residential units proposed as a part of the project.
Standard: 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.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: As discussed above under “b. Pedestrian Amenities”, no significant
pedestrian amenities are proposed due to the auto-centric nature of the customer pick-
up service. Existing pedestrian space is located near the front of the building including
a small linear plaza, benches, and concrete planter boxes with integrated seating.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 20 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 21 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment:
Building Addition – The proposed addition would have three facades. Of the three
facades, only the northern-facing façade is wide enough for meaningful articulation
with a width of approximately 70 feet. A corrugated metal material is proposed as an
articulating wrap around the NE corner of the addition as well as a small vertical section
near the center of the north façade which would provide a small level of modulation.
The west façade faces the rear of the site and is not particularly visible to the public.
Canopy – The canopy has no walls and therefore modulation/articulation is not feasible.
However, the unique design of the canopy add visual interest.
Compliant if
Condition of
Approval is
Met
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment:
Building Addition – The proposed modulation is only three feet, four inches wide and
therefore does not comply with the modulation standards. Therefore, staff recommends
as a condition of approval, the applicant provide a larger modulated section on the
north building façade with a minimum two feet (2') depth, sixteen feet (16') in height,
and eight feet (8') in width. The final design of the façade and associated modulation
would be reviewed and approved at the time of Building Permit application review.
Canopy – Due to the lack of walls, modulation is not feasible.
N/A
Standard: 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.
Staff Comment: The building addition and canopy are both less than 160’ in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Compliant if
Condition of
Approval is
Met
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment:
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 22 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Building Addition – The purpose of the proposed addition is to provide a service where
automobiles are the primary mode of transportation. Although open to the public, the
area would see extremely limited pedestrian movement due to the nature of the use
and location of the primary parking lot on the other side of the building. In addition,
only employees would utilize new entrance and customers are not expected to exit their
cars for the pick-up service. Therefore, no new human-scale elements are proposed as
part of the project. However, existing human-scale sconce lights are proposed for
removal. Staff is recommending a condition of approval under “b.7 Lighting” below that
requires the installation of new pedestrian-level lights on the addition that would
provide a human-scaled element along the facades ground floor.
Canopy: The canopy area is designed to be utilized by automobiles and therefore the
effective incorporation of human-scale, ground floor elements is limited.
N/A
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment:
Building Addition - The structure is located approximately 250 feet from the public ROW
and is partially screened by existing vegetation, the existing masonry refuse and
recycling enclosures, and the adjacent commercial building to the north of the site. All
three facades are only easily visible after entering the site and therefore the subject
standard is not applicable.
Canopy – The proposed canopy does not have any walls (i.e. facades) and therefore the
subject standard is not applicable.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment:
Building Addition - Due to the height of the proposed addition being less than the main
structure, the “upper façade” is the portion of the existing structure above the addition
(see Exhibit 4). As is typical for “big box” development, no windows are present on the
side of the building. Since the upper façade is part of an existing, the Urban Design
Regulations to not apply. In addition, installing windows on the new upper façade would
provide limited value due to its limited visibility from the public ROW.
Canopy - The proposed canopy does not have any walls (i.e. facades) and therefore the
subject standard is not applicable.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
N/A
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: No windows or new storefronts are proposed.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 23 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Staff Comment: The two sliding doors used to enter the addition may be slightly tinted
to reduce the impacts of sunlight on groceries and other perishable items, but would
not be excessively dark or utilize reflective film according to the applicant.
Compliant if
Condition of
Approval is
Met
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment:
Building Addition - As depicted in the submitted documents (Exhibits 3 and 4), the north
façade of the addition is classified as a blank wall. While a small corrugated metal
vertical element is proposed near the center of façade, the 30 foot wide split face CMU
wall sections on either side provide little visual interest. A recommended condition
under “a. Building and Architectural Detail” in FOF 16 would require additional
modulation on the façade in order to meet the minimum dimensional standards. If the
condition of approval is met, the façade would no longer meet the criteria to be
considered a “blank wall” and would therefore meet the subject standard. The east
façade contains a lightly-tinted clear sliding door and is therefore not classified as a
blank wall. The west façade is not visible from a public street, sidewalk, or interior
pedestrian pathways and therefore is not required to meet the subject standard.
Canopy - The canopy does not have any walls and therefore the standard is not
applicable.
Compliance
Not Yet
Demonstrated
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: The north façade of the addition is currently classified as a blank wall.
If the condition of approval under “a. Building and Architectural Detail” in FOF 16 is met,
the façade would comply with the standard and would not require additional
treatment. Compliance with the condition would be reviewed at the time of building
permit application review.
c. Building Roof Lines:
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 24 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. 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.
Staff Comment:
Building Addition - The roofline and parapet-style of the addition is consistent with the
roofline of the existing structure. The small (2 foot tall) parapet incorporates a
contrasting metal coping around the perimeter which adds visual interest to the
roofline.
Canopy - The canopy utilizes a unique sloped/curved roof in a contrasting color (beige)
and complies with the standard.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Compliant if
Conditions of
Approval are
Met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment:
Building Addition - The proposed addition utilizes a two-tone, split-face CMU block
material that matches the color scheme and materials used on the existing building. In
addition, the addition would be accented with corrugated metal panels on two (north
and east) of the three facades. The third (west) façade is not visible from a street,
pathway, parking area, or open space. While the corrugated metal panel on the west
façade provides some material variation and partially succeeds in the breaking up the
blank west façade, the variation does not extend past the center point of the west
façade wall. In order to ensure that the material variation is consistent and to create
additional visual interest, staff recommends as a condition of approval that the
applicant redesign the addition to incorporate the corrugated metal material at the
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 25 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
corner of the north and west facades. The material at the corner should wrap a
minimum of three feet, four inches onto each facade in order to match the material
width at the north east corner of the addition. The design would be reviewed and
approved by the Current Planning Project Manager at the time of building permit
application review.
Canopy - The proposed canopy consists of metal supports painted blue with a beige
stretched synthetic covering attached to the roof “trusses”. Although a unique design,
the support structure utilizes only one material and does not provide significant visual
interest. In order to ensure a high quality material is incorporated into the canopy and
provide additional visual interest at ground level, staff recommends as a condition of
approval that the applicant redesign the canopy to include wrap around supports made
of a high-quality masonry-based material (excluding CMU block) or alternative material
approved by the Current Planning Project Manager. The final design would be reviewed
and approved by the Current Planning Project Manager at the time of building permit
application review.
Compliant if
Conditions of
Approval are
Met
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See discussion above – compliant if conditions of approval are met.
Compliant if
Conditions of
Approval are
Met
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See discussion above – compliant if conditions of approval are met.
Compliant if
Conditions of
Approval are
Met
Standard: 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.
Staff Comment: The applicant has proposed the use of a variety of materials including
decorative corrugated metal panel, colored split-face CMU blocks with texture in two
colors, and flat, colored metal coping around the parapet of the addition. While not
especially high quality, the materials are durable and match those materials utilized in
the primary structure. If the conditions are complied with, additional high quality
materials would be added to both the proposed building addition and canopy.
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: See discussion above related to proposed CMU blocks.
Standard: 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.
Staff Comment: See discussion above related to proposed CMU blocks.
Compliant if
Conditions of
Approval are
Met
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See discussion above. The project is compliant if all conditions of
approval are me
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 26 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
N/A
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: No signage is proposed on the addition or canopy. Small, vertical signs
denoting the individual pick up spaces are proposed at the front of each space and
would be attached to a metal pole. Five (5) small signs would also be installed in other
areas of the parking lot to direct customers to the pick-up area (Exhibit 2).
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: The proposal does not include a mixed use or multi-use building.
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: Small Walmart logos would be installed on the pick-up and directional
signs. The size and design of the proposed signs are typical compared to the other
existing identification signs in the parking lot (i.e. handicap accessible spots, expectant
mother only spots, no parking, cart return, etc). Logos on the small signs would be
appropriately sized for their location.
N/A
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: No new entry signs are proposed as a part of the project.
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: The proposed identification signs would utilize Walmart corporate
colors (blue and yellow/orange) and would not be lit. The design of the signs are
understated and effectively blends into the development as a whole.
N/A
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: No new monument signs are proposed as a part of the project.
N/A
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: The proposed addition and canopy are not located on a pedestrian-
oriented street.
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 27 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: No prohibited signs are proposed.
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: No monument signs are proposed as a part of the project.
Compliant if
Condition of
Approval is
Met
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: The proposed pick-up zone identification signs are classified as
freestanding signs. Based on the submitted elevations, no decorative landscaping
elements are proposed around the sign where the metal pole is driven into the
pavement. In order to meet the standard, staff recommends as a condition of approval
that the applicant be required to incorporate a decorative landscape element at the
base of each pick-up parking space identification sign, or an alternative decorative
material approve by staff. The design would be reviewed and approved by the Current
Planning Project Manager at the time of sign permit application review.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
Condition of
Approval is
Met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: Existing pedestrian scale lighting is present on the façade where the
proposed addition would be attached. The plan set for the new addition did not indicate
that the lighting, two pedestrian-scale sconces, would be relocated from the main
structure to the addition or if new pedestrian-scale lighting was proposed. Therefore,
staff recommends as a condition of approval that the applicant incorporate at least two
pedestrian-scale lighting fixtures to replace the existing two fixtures proposed for
removal. The light fixtures would be reviewed and approved at the time of building
permit review.
N/A
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: No key features of the site are located near the proposed canopy or
addition and therefore accent lighting is not appropriate.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 28 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: The proposed canopy includes six (6) downward facing lights to
provide adequate lighting to customer’s utilizing the pick up service. Existing parking
lot light poles are also present near the proposed structure. In addition, see
recommended condition related to pedestrian-scale lighting above under the first
standard for “Lighting” in FOF 16.
17. 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:
Compliance Critical Areas Analysis
Compliance
Not Yet
Demonstrated
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The subject site is located in an area with a known high seismic hazard.
The applicant did not submit a geotechnical report with the land use application due to
the project scope being limited to the interior of an existing building. The structural
integrity of the addition and canopy as it relates to impacts from a seismic event would
be evaluated during the building permit review phase, at which time the building
department will determine if a geotechnical report would be required.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See discussion under FOF 14, Comprehensive Plan Analysis.
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Zoning Development Standard
Compliance.
Compliant if
Conditions of
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Urban Design District D Standard
Compliance.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 29 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Approval Are
Met
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
Compliant if
Condition of
Approval is
Met
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed one-story addition and parking canopy are both
significantly smaller in scale than most other buildings in the surrounding retail area.
The combined footprints of the canopy and addition represent less than a 2% increase
in the total building footprint area of the site. With maximum heights of 18 feet, the
proposed addition and canopy would be significantly obscured from the public ROW
due to the existing mature vegetation and existing building on the site north of the
Walmart. The surrounding area is a highly developed, auto-centric retail corridor,
therefore a relatively small addition would negatively not impact other properties in
the vicinity.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposed canopy and addition would not negatively impact
vehicular or pedestrian circulation in the surrounding area or for surrounding
properties due to the close proximity of the proposed addition and canopy to the
existing building and their relatively small size. Drive-aisles would be provided on both
sides of the pick-up area in order to allow customers utilizing the service to enter and
exit the site safely and efficiently. See “g. Internal Circulation” below for additional
analysis.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties.
Staff Comment: The applicant has not proposed any changes to the trash and recycle
enclosures. The applicant noted that the two small rooftop equipment enclosures that
would be located on top of the addition would be painted to match the façade of the
larger Walmart building in order to limit the visual impact when viewed from the
public ROW or parking lot.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Due to the relatively small stature of the addition and canopy
compared to the existing building, as well as the highly developed nature of the area,
the addition would not significantly impact any of the existing limited views in the
immediate area. In addition, no residential uses, parks, or meaningful open space is
located in the immediate vicinity.
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.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 30 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Staff Comment: The applicant is proposing to remove three landscape islands on the
site in order to provide additional parking spaces for the online grocery pick up service.
The three islands have a total area of approximately 1,200 sq. ft. and contain a
mixture of trees (5 total), shrubs, and ground cover. Due to the location of the
landscape islands, behind an existing refuse and recycling enclosure and adjacent to
a heavily landscaped storm water facility, their removal would not have a substantial
visual impact on the surrounding properties. See ‘Landscaping’ under FOF 18.F: On
Site Impacts below for additional analysis.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: The applicant has proposed six full cutoff lights under the proposed
canopy to provide lighting for customers using the grocery pickup during nighttime
hour. Due to the sheer volume of other lighting elements nearby including cabinet
signs, parking lot lighting, gas station canopy lighting, and multiple high traffic
roadways, light impacts from the six new lights are expected to be minimal. In
addition, no residential uses are located near the project site. If additional lighting is
added to the project such as wall packs or new parking lot lights, the impacts would
be evaluated at the time of building 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: Noise impacts from vehicles utilizing the pick up service area are not
expected to be greater than existing noise levels in the immediate area due to the
highly developed nature of the auto-centric commercial area and existing 24/7 retail
activities on the site including drive-through restaurants and the existing Walmart
store.
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 1,330 sq. ft. building addition and associated canopy
are significantly smaller than the main Walmart structure (approximately 150,000 sq.
ft.). Once constructed, neither the addition nor canopy would represent a prominent
visual change to the site or immediate area due to their small, relative location on the
side of the existing building, and utilization of similar materials and colors.
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: No significant natural features are present on or are adjacent to the
project site. The site is highly developed and the project would result in only a small
(less than 2,000 sq. ft.) of additional impervious surface.
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.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 31 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Staff Comment: The applicant is proposing to remove three landscape islands on the
site in order to provide additional parking spaces for the pick-up service. The three
islands have a total area of approximately 1,200 sq. ft. and contain a mixture of trees
(5 total), shrubs, and ground cover. The applicant is proposing to install a new, 600
sq. ft. parking island on the west side of the proposed canopy. While the elevations
(Exhibit 4) indicate that a new tree would be planted in the subject island, the plan
set (Exhibit 3) does not show the tree. Limited opportunities exist on the site to
replace the total amount of landscape island area removed due to the significant
amount of mature vegetation already present on the site. However, to ensure that
the proposed island would be vegetated and provide a meaningful level of visual
screening in the future, staff recommends as a condition of approval that the
applicant install landscaping in all new islands that is consistent with the interior
parking lot landscaping requirements in RMC 4-4-070.H.5 prior to issuance of the
Certificate of Occupancy.
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 15 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 existing site allows for adequate vehicle and pedestrian access
via both SW 7th St and Rainier Ave S. The proposed addition and canopy are located
near the side of the building and would not impact any existing drive aisles or
customer access points. The proposed relocation of one drive aisle would allow easy
access to and from the pick-up area while supporting safe and efficiency circulation
site-wide.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Per the applicant, the online pick up would primarily be utilized by
customers with private vehicles. In order to reduce the potential for
vehicular/pedestrian conflicts, the pickup area was sited on the side of the building
away from the area where most customers park (east parking lot) and with easy
access to an existing entrance off of SW 7th St. Customers are unlikely to leave their
cars during the service, making a pedestrian/vehicle conflict even less likely.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per the applicant, the proposed pick-up location is expected to be
primarily utilized by customers with private vehicles. However, other transportation
options are available in the immediate area including a pedestrian connection to the
sidewalk on Rainer Ave S and multiple bus stops near the intersection of SW 7th St and
Rainier Ave S. Bicycle racks with space for approximately four bicycles are available
at both the north and south entrances to the main building (8 total bike spaces). In
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 32 of 35
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addition, a future transit center is expected to be constructed across Rainier Ave S and
would provide additional transportation options for customers once finished.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The site has an existing network of pedestrian walkways that are
typical of largescale retail development including a fully protected walkway
connecting a portion of the surface parking lot with the building entrance, as well as
multiple cross walks across the main drive aisle adjacent to the building. The proposed
project is expected to primarily draw customers with private vehicles who would only
leave their vehicle if they needed to open their trunk/doors to allow employees access.
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 auto-centric nature of the surrounding area, minimal open
space is available. The proposed project is designed to serve customers with private
vehicles and would not result in the elimination of any usable, existing open space.
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 addition and canopy 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.
Compliance
not yet
demonstrated
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. The site is in close proximity to both large principal arterial
street (Rainier Ave S) and smaller minor arterial (SW 7th St) that would adequately
accommodate vehicular traffic to and from the site. In addition, multiple bus stops
are located adjacent to the site where bus routes provide access to the Renton Transit
Center and other areas along the Rainier Ave S 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 existing water flow rate is
adequate for the additional fire flow demand created by the addition.
No new side sewers would be added as part of the project.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 33 of 35
SR_WalmartOGP_Admin Report_200818_v3_FINAL
Drainage.
Staff Comment: The proposed project would create approximately 1,425 sq. ft. of
new impervious surface and replace approximately 1,400 sq. ft. of existing impervious
surface. The new and/or replaced impervious surface created by proposed project is
greater than 2,000 square feet and therefore a drainage report was required as part
of the land use application submittal. The applicant submitted a Drainage
Conformance Letter (Exhibit 6) that referenced data in a Technical Information Report
prepared by Packwood and submitted as part of the site plan review for the 2010
addition to the store. The letter concludes that the new improvements are in
conformance with the original 2010 report. Staff will review both the existing and new
report during the Construction Permit application review process to determine if the
project conforms with the 2017 Renton Surface Water Design Manual.
Transportation.
Staff Comment: The applicant submitted a Traffic Memo prepared by TENW and
dated May 11 (Exhibit 7). The memo states that the overall trip generation for the
Renton Walmart is not expected to change as a result of the expansion. Staff concurs
with the assessment in the memo. Any impacts created by the new project are
expected to be mitigated for through the collection of transportation impact fees.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. 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 not proposed the construction of a new
stormwater infrastructure and contends that the existing private system is adequate.
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, see FOF 15.
3. The proposed Site Plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and all conditions, see FOF 16.
4. The proposed Site Plan complies with the Urban Design District D regulations provide the applicant
complies with City Code and all conditions of approval, see FOF 17
5. The proposed Site Plan complies with the site plan review criteria as established by City Code and state
law provided all advisory notes, see FOF 18.
6. There are adequate public services and facilities to accommodate the proposed Site Plan, see FOF 18.
7. Key features of the project will include a weather protection canopy with a unique design and façade
treatments on the addition that will lessen the visual impact of the blank wall facing a public ROW.
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 34 of 35
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J. DECISION:
The Walmart OGP Site Plan Review and Environmental Review, File No. LUA20-000119, ECF, S-A, as depicted in
Exhibit 2, is approved subject to the following conditions:
1. The applicant shall demonstrate site-wide full compliance with the interior parking lot landscape
requirements in RMC 4-4-070.F.6 at the time of construction permit review. Alternatively, the
applicant may demonstrate that the project would not increase the non-conformity of the parking
lot with respect to the interior parking lot landscape requirements.
2. The applicant shall install landscaping in all new islands consistent with the interior parking lot
landscaping requirements in RMC 4-4-070.H.5 prior to issuance of the Certificate of Occupancy.
3. The applicant shall revise the addition design to incorporate a modulation on the north building
façade with a minimum two foot (2') depth, sixteen foot (16') height, and eight foot (8') width. The
design shall be reviewed and approved by the Current Planning Project Manager at the time of
building permit application review.
4. The applicant shall redesign the canopy to include masonry or an alternative high quality material
around the metal supports. The final design shall be reviewed and approved by the Current Planning
Project Manager at the time of building permit application review.
5. The applicant shall redesign the addition to incorporate the corrugated metal material at the corner
of the north and west facades. The material should extend a minimum of three feet, four inches in
order to match the material width at the north east corner of the addition. The final design shall be
reviewed and approved by the Current Planning Project Manager at the time of building permit
application review.
6. The applicant shall incorporate a decorative landscape element at the base of each monument sign,
or an alternative decorative material approved by staff. The design shall reviewed and approved by
the Current Planning Project Manager at the time of sign permit application review.
7. The applicant shall incorporate at least two pedestrian-scale lighting fixtures on the north façade of
the addition. The light fixture design and location shall be reviewed and approved by the Current
Planning Project Manager at the time of building permit application review.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on September 2, 2020 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Bonnell Family LLC, 10047 Main
St, #509, Bellevue, WA 98004
Amanda Smith, Walmart Stores,
Inc, 702 SW Eight St, Bentonville,
AR 72716
Jeff Weeder, Galloway &
Company, 6162 S. Willow Dr, Ste
320, Greenwood Village, CO 80111
DocuSign Envelope ID: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
9/2/2020 | 4:49 PM PDT
City of Renton Department of Community & Economic Development
Walmart OGP
Administrative Report & Decision
LUA20-000119, ECF, S-A
Report of September 2, 2020 Page 35 of 35
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TRANSMITTED on September 2, 2020 to the Parties of Record:
None
TRANSMITTED on September 2, 2020 to the following:
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is
working remotely. For that reason, appeals must be submitted electronically to the City Clerk at
cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a
future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information
regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the
situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of
filing the appeal in person.
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
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: 5F76C4BD-9E93-47AD-A3F3-F0C0E552F4E8
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Walmart OGP
Land Use File Number:
LUA20-000119, ECF, S-A
Date of Report
September 2, 2020
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Jeff Weeder
Galloway & Company
6162 S. Willow Dr, Ste 320,
Greenwood Village, CO 80111
Project Location
743 Rainier Ave S
The following exhibits are included with the ERC report:
Exhibits 1-7: Exhibits 1-7 as shown in the ERC Report dated November 4, 2019
Exhibit 8: Administrative Decision
Exhibit 9: Environmental Review Committee Decision dated November 8, 2019
Exhibit 10: Advisory Notes
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