HomeMy WebLinkAboutD_Les_Schwab_Urban_Design_Modification_210527DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Les Schwab Urban Design Modification (002)
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 27, 2021
Project File Number: PR21-000028
Project Name: Les Schwab Urban Design Modification
Land Use File Number: LUA21-000150, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: LS Propdrop, LLC; P.O. Box 5350, Bend, OR 97708
Contact/Applicant: Michael Chen; Mackenzie; 500 Union Street, Suite 410, Seattle, WA 98101
Project Location: 354 Union Ave NE, Renton, WA 98059
Project Summary: The applicant is requesting a modification from RMC 4-3-100, Urban Design
Regulations, for the existing structure located at 354 Union Ave NE (parcel
numbers 5182100010 and 5182100016), in order to orient the new proposed
primary entry towards the parking lot to the north, rather than towards the
public street to the west. The property is located within the Commercial Arterial
(CA) Zone and Urban Design District D. The site is occupied by an existing 13,300
square foot Les Schwab auto service and retail structure. The applicant is
proposing a tenant improvement that includes enclosing the existing service
canopy with bays, increasing the existing interior storage, modifying the existing
showroom, modifying exterior paint and finishes, and modifying the primary
entrance. The urban design regulations require that the primary entrance of each
building be located on the facade facing a street, be prominent, visible from the
street, connected by a walkway to the public sidewalk, and include human-scale
elements. The proposed primary entry is not oriented towards the public street,
Union Ave NE. Therefore, the applicant is requesting a modification to allow the
new primary entry to face the existing parking lot to the north. A wellhead
protection area, zone 2, is mapped on the project site. A wetland and type Non-
Fish Seasonal stream (Ns) are mapped off site to the west.
Site Area: 1.25 acres (54,737 SF)
DocuSign Envelope ID: E6DF65A7-8532-4AEC-95FE-3A17CFE086FB
City of Renton Department of Community & Economic Development
Les Schwab Urban Design Modification
Administrative Modification Report & Decision
LUA21-000150, MOD
Report of May 27, 2021 Page 2 of 6
D_Les Schwab Urban Design Modification (002)
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: Color Renderings
Exhibit 6: Architectural Elevations
Exhibit 7: Landscape Plan
Exhibit 8: Critical Area Report, prepared by Raedeke Associates, Inc. (dated January 26, 2021)
C. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on April 27,
2021, and determined the application complete on the same day. The project complies with the 120-day
review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request.
3. The project site is located at 354 Union Ave NE, Renton, WA 98059.
4. The site is currently occupied by an existing 13,300 square foot Les Schwab auto service and retail
structure.
5. Access to the site is proposed to remain via two existing curb cuts off of Union Ave NE.
6. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Arterial (CA) Zone and Urban Design District D.
8. There are a total of 15 trees located on the project site. No trees are proposed for removal.
9. The applicant submitted a Critical Area Report (Exhibit 8), prepared by Raedeke Associates, Inc. (dated
January 26, 2021) with the building permit application (B21000459) for the project. Sensitive and
protected slopes, wetlands, and a Type Ns stream are mapped to the west of the subject site, within 60
feet of the property boundary. The offsite wetland is a Category III wetland with a habitat score of 6, which
requires a buffer of 100 feet, plus a 15-foot building setback beyond the buffer. The offsite Type Ns stream
requires a 50-foot standard buffer, plus a 15-foot building setback beyond the buffer. The existing
structure and tenant improvement compies with wetland and stream buffer requirements. It is not
anticipated that the proposed tenant improvement will have any impact on the offsite sensitive and
protected slopes.
10. The applicant is proposing to begin construction following building permit approval.
11. Comprehensive Plan Compliance: The site is designated Commercial and Mixed Use (CMU) on the City’s
Comprehensive Plan Map. 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:
DocuSign Envelope ID: E6DF65A7-8532-4AEC-95FE-3A17CFE086FB
City of Renton Department of Community & Economic Development
Les Schwab Urban Design Modification
Administrative Modification Report & Decision
LUA21-000150, MOD
Report of May 27, 2021 Page 3 of 6
D_Les Schwab Urban Design Modification (002)
Compliance Comprehensive Plan Analysis
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
12. Modification Analysis: The applicant is requesting a modification from RMC 4-3-100.E.1, Site Design and
Building Location, Building Entries, in order to orient the new proposed primary entry of the existing Les
Schwab structure towards the parking lot to the north, rather than towards the public street to the west.
The urban design regulations require that the primary entrance of each building be located on the facade
facing a street, be prominent, visible from the street, connected by a walkway to the public sidewalk, and
include human-scale elements. The existing structure has street frontage on Union Ave NE along the west
property line. The applicant is requesting a modification to allow the new primary entry to face the existing
parking lot to the north, rather than Union Ave NE to the west. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250D.2, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted
below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives;
Staff Comment: The applicant contends that the requested design modification to the
main entrance to the building will not alter the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element. The
applicant states that the design intent of providing a visual cue to the building entry is
met by wrapping the main entrance elements (parapet and canopies) around to the
Union Avenue NE side of the building.
Staff concurs that the proposed modification implements the policy direction of the
policies and objectives of the Comprehensive Plan. The proposed design is a significant
improvement to the existing design of the structure. The proposed project will help
ensure the City meets Goal L-BB and L-FF of the Comprehensive Plan, which encourage
strengthening the visual identity of Renton and its Community Planning Areas and
neighborhoods through quality design and development that is both functional and
attractive.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
Staff Comment: The applicant contends that the proposed continuation of the main
entrance on the north elevation, rather than on the west elevation, was necessary and
based on sound engineering. The applicant contends that compliance with the strict
letter of the code would necessitate substantial structural upgrades to the building,
including upgrades to the roof members and additional installation of strong backs
within the walls to provide additional gravity and shear capacity for the building. The
DocuSign Envelope ID: E6DF65A7-8532-4AEC-95FE-3A17CFE086FB
City of Renton Department of Community & Economic Development
Les Schwab Urban Design Modification
Administrative Modification Report & Decision
LUA21-000150, MOD
Report of May 27, 2021 Page 4 of 6
D_Les Schwab Urban Design Modification (002)
applicant asserts that adding a building entrance directly from Union Ave NE would not
have been functional or based on sound engineering judgement.
The applicant states that the proposed design will meet the appearance and design
objectives intended by code, which requires a primary entry facing the public street, by
wrapping the main entrance elements around to the Union Avenue NE side of the
building. The proposed elements include a 1.5-foot canopy around the northwest corner
of the building, an extension of the roof fascia around the corner, as well as providing a
canopy over the existing door located further south along the west elevation (See
Exhibit 6).
In addition, the applicant also proposes to enhance the existing landscaping around the
egress door on the west elevation. The applicant states that there is existing
landscaping, including shrubs, along the west elevation. The applicant proposes to
remove four existing shrubs near the door and replant with new Nikko Slender Deutzia
and Degroot’s Spire Arborvitae shrubs, which will serve to enhance the entrance and
reduce the appearance of blank walls along the west elevation.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements and that the applicant’s proposal to
wrap the design elements around the corner would adequately mitigate for the absence
of a primary entry on the west facing façade. However, staff observed that the proposed
replacement landscaping only includes one tall species shrub (Degroot’s Spire
Arborvitae) on the north side of the door. In order to provide adequate screening, staff
recommends as a condition of approval that the applicant include additional tall species
shrubs along the west façade, north of the west facing door. The applicant shall provide
a detailed landscape plan, for review and approval by the Current Planning Project
Manager, at the time of building permit review, that includes the enhanced
landscaping.
Compliant if
condition of
approval is
met
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: The applicant contends that the proposed modification will not have
adverse impacts on nearby properties or the City as a whole. The applicant further
asserts that the proposal will enhance the aesthetics and improve the design of the
existing building, which was constructed in the early 1990s.
Staff concurs that the requested modification would not be injurious to other properties
in the vicinity provided the condition of approval regarding additional landscape
screening around the west entry is met as stated under criterion ‘b’.
Compliant if
condition of
approval is
met
d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
DocuSign Envelope ID: E6DF65A7-8532-4AEC-95FE-3A17CFE086FB
City of Renton Department of Community & Economic Development
Les Schwab Urban Design Modification
Administrative Modification Report & Decision
LUA21-000150, MOD
Report of May 27, 2021 Page 5 of 6
D_Les Schwab Urban Design Modification (002)
D. DECISION:
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250 for approval of modifications, provided the
condition of approval is met. Therefore, the Les Schwab Urban Design Modification (MOD), File No. LUA21-
000150, MOD, is approved and is subject to the following conditions.
1. The applicant shall include additional tall species shrubs along the west façade, north of the west facing
door. The applicant shall provide a detailed landscape plan, for review and approval by the Current
Planning Project Manager, at the time of building permit review, that includes the enhanced landscaping.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
for Vanessa Dolbee, Planning Director Date
TRANSMITTED on May 27, 2021 to the Owner/Applicant/Contact:
Owner: Contact/Applicant:
LS Propdrop, LLC;
P.O. Box 5350,
Bend, OR 97708
Michael Chen; Mackenzie;
500 Union Street, Suite 410,
Seattle, WA 98101
TRANSMITTED on May 27, 2021 to the Parties of Record:
None
TRANSMITTED on May 27, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property & Technical Services Manager
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
E. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on June 10, 2021. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4 -8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
DocuSign Envelope ID: E6DF65A7-8532-4AEC-95FE-3A17CFE086FB
5/27/2021 | 4:09 PM PDT
City of Renton Department of Community & Economic Development
Les Schwab Urban Design Modification
Administrative Modification Report & Decision
LUA21-000150, MOD
Report of May 27, 2021 Page 6 of 6
D_Les Schwab Urban Design Modification (002)
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: E6DF65A7-8532-4AEC-95FE-3A17CFE086FB
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Les Schwab Urban Design Modification
Land Use File Number:
LUA21-000150, MOD
Date of Report
May 27, 2021
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Michael Chen; Mackenzie;
500 Union Street, Suite 410,
Seattle, WA 98101
Project Location
354 Union Ave NE,
Renton, WA 98059
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: Color Renderings
Exhibit 6: Architectural Elevations
Exhibit 7: Landscape Plan
Exhibit 8: Critical Area Report, prepared by Raedeke Associates, Inc. (dated January 26,
2021)
DocuSign Envelope ID: E6DF65A7-8532-4AEC-95FE-3A17CFE086FB