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HomeMy WebLinkAboutExhibit 2_Parking Modification Justification MACKENZIE Since 1960 Logan Building |500 Union Street, Suite 410, Seattle, WA 98101 T 206.749.9993 | T 206.749.5565 | www.mcknze.com PARKING MODIFICATION To City of Renton, Department of Community and Economic Development For Les Schwab 354 Union Ave NE Renton, WA 98059 Dated December 17, 2020 Project Number 2200047.02 TABLE OF CONTENTS I. PROJECT SUMMARY ............................................................................................. 1 II. INTRODUCTION ................................................................................................... 2 Description of Request ............................................................................................... 2 III. NARRATIVE & COMPLIANCE .................................................................................. 4 D. Modification Procedures: ....................................................................................... 4 IV. CONCLUSION....................................................................................................... 6 ATTACHMENTS 1. Site Plan, Sheet C1.10 2. Building Elevations, Sheet A201 1 I. PROJECT SUMMARY Applicant: Michael Chen Mackenzie 500 Union Street, Suite 410 Seattle, WA 98101 (206) 749-9993 mchen@mcknze.com Owner: Les Schwab Tire Centers PO Box 5360 Bend, OR 97708 Site Address: 354 Union Avenue NE Renton, WA 98059 Assessor Site Acreage: 5182100010 & 5182100016 Zoning: 33,613 SF (APN 5182100010) 21,124 SF (APN 5182100016) 54,737 SF (Total) Comprehensive Plan: Commercial Mixed Use Adjacent Zoning: North: CA Commercial Arterial East: CA Commercial Arterial South: CA Commercial Arterial West: CA Commercial Arterial Existing Structures: Les Schwab – 11,860 SF Les Schwab Canopy – 1,440 SF Request: Parking Modification Project Contact: Same as Applicant 2 II. INTRODUCTION Description of Request The subject site currently contains one (1) building totaling approximately 13,300 SF gross square feet. Gross floor area is defined as the horizontal area of all floors measured from the exterior face of each wall per the per Renton Municipal Code (RMC) 4-11-060. Net floor area excludes stairwells, elevator shafts, mechanical equipment rooms, interior vehicular parking or loading, and underground floors not used for human habitation or service to the public per RMC 4-11-060. Canopies are therefore excluded from floor area calculation. This parking modification request will precede the planned remodel (building permit) of the existing store. Per City of Renton municipal code chapter 4-4-080.F.10.d (parking spaces required based on land use) the existing Les Schwab tire center is classified as vehicle service and repair (large and small vehicles), as such the minimum and maximum required parking is 2.5 stalls per 1,000 square feet of net floor area. Based on the stated ratio the minimum of maximum stalls required for the project is 33 parking stalls. The proposed remodel will include addition/modifications to ADA stalls directly in front of the building entrance. As a result, the proposed parking stall count will be a total of 48, which results in a 31.25% increase from the required parking ratio. Per RMC 4-4-080.F.10.C (Modifications) are allowed to the minimum or maximum number of parking stalls for a specific development requires written approval from the Department of Community and Economic Development. Since the request will exceed a 25% increase, modifications maybe granted per the criteria and process of RMC 4-9-250.D.2. 3 Aerial Image – Project Site 4 III. NARRATIVE & COMPLIANCE 4-9-250 Variance, Waivers, Modifications, and Alternates: D. Modification Procedures: 1. Application Time and Decision Authority: Modification from standards, either in whole or in part, shall be subject to review and decision by the Administrator upon submittal in writing of justification for such modification. (Amd. Ord. 4777, 4-19-1999) Response: This narrative shall serve as written justification for the subject parking modification. This criteria is therefore met. 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; Response: The existing vehicle repair and service use of Les Schwab is compatible with Comprehensive plan designation of Commercial Mixed Use for providing commercial services established near principle arterials. The existing Les Schwab is near NE 4th Street (principal arterial) as well as Union Ave NE (Collectors). b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The existing Les Schwab was permitted and constructed 1988 with the eastern portion of the site left as a gravel parking lot. Based on aerial photos around 2003/2004 there was an expansion completed to expand the store to the east and pave the rest of the parking lot. Keeping the existing parking count at 48 stalls will not create any detrimental impacts to the safety, function, environmental protection and maintainability of the code. The previous remodel/expansion of the store was allowed with the 48 stall parking count, we would like to maintain the same count and not remove the stalls. Doing so will create unnecessary soil disturbance adjacent to a wetland complex directly to the east of the subject property. c. Will not create substantial adverse impacts to other property(ies) in the vicinity; Response: Maintaining the existing parking stall count of 48 stalls will not create substantial adverse impacts to the existing property or those directly north and south of the Les Schwab. 5 d. Conforms to the intent and purpose of the Code; and Response: The proposed remodel of the existing Les Schwab will conform to the intent and purpose of the applicable codes. e. Can be shown to be justified and required for the use and situation intended; Response: The existing stall count of 48 stalls equates to a ratio of 3.6 per 1,000, which is typical of a retail environment (minimum of 2.5 per 1,000 and maximum of 5.0 per 1,000 SF). The ratio does not exceed other use parking ratios within the City code. The additional parking stalls are necessary to accommodate increase in customer demand when snow is in the forecast and at the beginning of winter and prior to April 1st each year when customers request snow tires to be installed and uninstalled (to meet Washington State Department of Transportation requirements to remove studded/unstudded snow tires). 6 IV. CONCLUSION The proposed Les Schwab parking modification is consistent with the parking requirements of chapter 4- 4-080. The use, vehicle service and repair is allowed outright in the CA Commercial Arterial zone. The proposal meets relevant approval criteria of 4-9-250.D.2 for modification procedures, and merits approval. VANALL RIGHTS RESERVED MACKENZIE 2020 SHEET TITLE: JOB NO. SHEET THESE DRAWINGS ARE THE PROPERTY OF MACKENZIE AND ARE NOT TO BE USED OR REPRODUCED IN ANY MANNER, WITHOUT PRIOR WRITTEN PERMISSION CHECKED BY: DRAWN BY: Project Les Schwab Renton Modernization 354 Union Avenue NE, Renton, WA 2200047.00 100% DD SET: 11.20.2020 Client Les Schwab 20900 Cooley Road PO Box 5350 Bend, OR 97701 © 1 C1.10 SITE PLAN 220004700\DRAWINGS\CIVIL\047-C1.10.DWG BTC 11/19/20 10:56 1:20 C1.10 SITE PLAN BTC GIM REVISION SCHEDULE Issued AsDelta Issue Date SITE DATA KEYNOTES 1.VERTICAL CURB 2.SIDEWALK 3.ACCESSIBLE PARKING STALL 4.VAN ACCESSIBLE PARKING STALL 5.WHEEL STOP 6.BOLLARD 7.BIKE RACK 8.SAWCUT 9.RAMP WITH HANDRAIL 10.EXISTING TREE - PROTECT DURING CONSTRUCTION 11.REPLACE SIDEWALK TO NEAREST PANEL PER GRADING PLAN AND CITY OF RENTON STD. PLAN 102 12.REPLACE DRIVEWAY PER GRADING PLAN AND CITY OF RENTON STD. PLAN 104.3 LEGEND 13.75'6' CLEAR8'8'8'SITE AREA 54,756 SF (1.26 AC) INTERIOR LANDSCAPE REQUIRED (15 SF/STALL) 720 SF PROVIDED 4,058 SF PARKING STANDARD 46 STALLS ACCESSIBLE 2 STALLS TOTAL 48 STALLS 9'9'5.4'± 9'5.1'± 9' 30' INGRESS, EGRESS, AND UTILITY EASEMENT 10' UNDERGROUND ELECTRIC EASEMENT 24' INGRESS, EGRESS AND UTILITY EASEMENT 15' PUBLIC UTILITY EASEMENT 7.5' EXIST. SANITARY SEWER EASEMENT 24' INGRESS, EGRESS, AND UTILITY EASEMENT 15' WATERLINE EASEMENT NGPE EASEMENT PAVING LEGEND AC CONCRETE GRIND AND INLAY EXISTING PROPOSED PROPERTY LINE EXISTING EASEMENT 10.3'±18'5.5'3'UNION AVENUE NE5'Attachment A PAINT TO MATCH CITADEL ARCHITECTURAL PRODUCTS COLONIAL REDPAINT LEGENDSHERWIN WILLIAMS NEUTRAL GROUND (SW 7568)SHERWIN WILLIAMS GRIZZLE GRAY (SW 7068)PAINT TO MATCH KAWNEER #40 DARK BRONZENEW EXTERIOR CMU WALL TO MATCH EXISTINGEXTERIOR ELEVATION LEGENDT/FINISH FLOOR0' -0"T/WALL15' -2"DCAB09-0609-0809-074' - 0"T/FINISH FLOOR0' -0"T/WALL15' -2"12456309-11TYP09-1109-0709-06TYP09-0909-0609-1009-1009-08118B118A118C100AAA09-11117D117E117F116A116B116C09-1010-044' - 0"T/FINISH FLOOR0' -0"T/WALL15' -2"DCAB09-1109-0609-0709-0809-0809-0709-10110A4' - 0"5' - 6"1' - 6"02-2509-0609-1109-108' - 11 1/2"T/FINISH FLOOR0' -0"T/WALL15' -2"12456113A206114B114A115A115B309-0609-0809-0709-11TYP09-11TYP4' - 0"02-25A2011A201A201A201234A1.62A1.63MACKENZIE ALL RIGHTS RESERVEDTHESE DRAWINGS ARE THE PROPERTY OFMACKENZIE AND ARE NOT TO BE USEDOR REPRODUCED IN ANY MANNER,WITHOUT PRIOR WRITTEN PERMISSIONSHEETJOB NO.SHEET TITLE:CHECKED BY:DRAWN BY:Project©ClientMechanical/Electrical11/20/2020 4:22:34 PMC:\Users\arp\Documents\Revit Projects\LES SCHWAB\2200047 LS Renton\047-RENTON-V20-L.rvtAs indicatedA201EXTERIORELEVATIONSAuthorCheckerLes Schwab RentonModernization354 Union Avenue NE,Renton, WALes Schwab2200047.0011.20.2020100% DD SET:01/24/07202020900 Cooley Road,PO Box 5350 Bend, OR977011/8" = 1'-0"A2011A201/03 - EAST ELEVATION1/8" = 1'-0"A2012A201/01 - NORTH ELEVATION1/8" = 1'-0"A2013A201/04 - WEST ELEVATION1/8" = 1'-0"A2014A201/02 - SOUTH ELEVATIONA2015KEY PLANRevision ScheduleRevision Delta Issue Date02-25 (E) RTU TO REMAIN, REF. MECHANICAL09-06 EXTERIOR PAINT TYPE 1 (GRIZZLE GRAY); SHERWIN WILLIAMS - PROINDUSTRIAL PRE-CATALYZED WB EPOXY SEMI-GLOSS09-07 EXTERIOR PAINT TYPE 2 (NEUTRAL GROUND); SHERWIN WILLIAMS - PROINDUSTRIAL PRE-CATALYZED WB EPOXY SEMI-GLOSS09-08 EXTERIOR PAINT TYPE 3 (ARMORSEAL TILE RED); SHERWIN WILLIAMS -PRO INDUSTRIAL PRE-CATALYZED WB EPOXY SEMI-GLOSS09-09 INFILL WITH METAL PANEL TO MATCH ADJACENT EXISTING METAL PANEL.PAINT TO MATCH ADJACENT (N) FINSHES09-10 METAL PANEL 2 (COLONIAL RED)09-11 EXTERIOR PAINT TYPE 4 (EXTRA DARK BRONZE); SHERWIN WILLIAMS -PRO INDUSTRIAL PRE-CATALYZED WB EPOXY SEMI-GLOSS10-04 NEW BUILDING SIGNAGE SHOWN FOR COORDINATION PURPOSES ONLY.COORDINATE WITH SIGNAGE VENDORKEYNOTESA. SEE ARCHITECTURAL GENERAL NOTES ON G100 FOR ADDITIONAL INFORMATIONB. SEE A501 FOR WALL TYPESC. SEE A151 FOR FINISH SCHEDULED. PATCH, REPAIR AND PREP ALL EXTERIOR SURFACES FOR PAINT, INCLUDING DOORS AND FRAMES. REMOVE (E) BUILDING MOUNTED SIGNAGE PRIOR TO PAINT, REPLACE IN (E) LOCATION WHEN PAINTING IS COMPLETE UNO.E. REMOVE ALL (E) BACKER ROD AND SEALANT AT CONTROL JOINTS AND EXPANSION JOINTS AND PROVIDE NEW BACKER ROD AND SEALANT.F. PRESSURE WASH AND CLEAN EXTERIOR SURFACES OF BUILDING PRIOR TO PAINTING.G. PATCH AND REPAIR WORK DAMAGED DURING CONSTRUCTION TO LIKE-NEW CONDITION.H. PAINT FRONT, BACK AND BOTTOM OF ALL PILASTERS, COLUMNS, PIERS, SOFFITS, CANOPIES, AND FASCIAS.I. REPAINT ALL (E) EXTERIOR BOLLARDS TO MATCH (E). J. PAINT ALL FLASHING TO MATCH ADJACENT BUILDING COLOR.K. CLEAN AND PAINT POLE SIGN TO MATCH (E).L. (N) LES SCHWAB SIGNAGE TO BE REPLACED BY CARLSON SIGNS; WORK TO BE SUBMITTED UNDER SEPARATE PERMITS.M. PROVIDE METAL DRIP EDGE AT DOOR HEAD AT ALL NEW EXTERIOR HM SWINGING DOORS. REFER TO DOOR HARDWARE NUMBER NOTED IN DOOR SCHEDULE AND SPECIFICATIONS.N. RECONNECT ALL ROOF DRAINS AND DOWNSPOUTS TO SUBGRADE DRAINAGE SYSTEM TO ORIGINAL CONDITIONS. REF CIVIL DRAWINGSO. COORDINATE WITH SIGNAGE PLANS REQUIRED STRUCTURAL BACKING AND REQUIRED ELECTRICAL ROUGH-IN LOCATIONS.P. REPLACE ALL EXISTING EXTERIOR LIGHTING WITH NEW FIXTURES.Q. REPAINT ALL EXISTING DOOR AND WINDOW FRAMES PAINT TYPE 4 (EXTRA DARK BRONZE). GENERAL NOTESAttachment B