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HomeMy WebLinkAboutPN_Project Narrative_220228_v11 20970.003-Narrative.docx Auto Sentry Addition Site Plan Review Project Narrative Brown Bear Car Wash 800 South Grady Way Renton, WA 98057 APN Nos. 1923059092 and 9154600005 Our Job No. 20970 Prepared by: Barghausen Consulting Engineers, Inc. February 28, 2022 Project Location: The Brown Bear Car Wash property is zoned Commercial Arterial (CA) with an Urban Design District "D" overlay in which the car wash is an allowed use subject to Site Plan approval. The project site is approximately 63,500 square feet and consists of the existing Brown Bear Car Wash, self-serve car wash with three wash bays, a fueling canopy with six (6) multiproduct dispensers (MPDs), a convenience store, two (2) underground storage tanks (USTs), and two (2) vacuum station islands for four (4) vehicles. The property is adjacent to South 7th Street and Talbot Road South with adjacent zoning consisting of Residential and Commercial zoning to the north and Commercial Arterial zoning to the east, south, and west. Project Description: Car Wash Enterprises, Inc. is seeking Site Plan Review approval to allow for the construction of a 27- by 20-foot Auto Sentry canopy structure for unattended, point-of-sale transactions. The Auto Sentry will be constructed within the bounds of the existing drive-through lane into the tunnel wash. The purpose of the Auto Sentry is to increase the efficiency of the queuing operations at the existing facility. The Auto Sentry allows for improved transaction times with the use of an intuitive user interface that is designed to create a better customer experience while delivering precise instructions to the customer prior to entering the wash tunnel. The project seeks an exception through the Site Plan Review process to reduce the minimum setback from 15 feet to 9 feet along the front property line to accommodate the proposed improvements. It should be noted that the property line is located approximately 50 feet from the edge of the existing public roadway improvements. Additionally, the existing drive-through improvements are already located within the minimum setback for the California district. The proposed Auto Sentry equipment and structure will be constructed within the bounds of the existing drive-through improvements for the purpose of improving the 2 20970.003-Narrative.docx current queuing operations. A new 15-foot-wide landscape strip is proposed within the right-of-way to mitigate the potential impacts of the reduced setback that is requested under this application. Access, Parking, and Circulation The Brown Bear Car Wash will maintain the two (2) points of access from South 7th Street and Talbot Road South. The project will not modify the existing driveways. The project is not anticipated to result in an increase in trips. The queuing capacity will also remain the same with consideration that the vehicles will continue to queue from the point of the tunnel wash entrance. The project will not include any alterations to the on-site parking or drive-through lanes. The drive-through lane that was once associated with the convenience store to the east of the proposed Auto Sentry canopy location is no longer in operation. The drive aisle behind the convenience store will now be utilized as an escape lane for the car wash. A queuing analysis prepared by Kimley-Horn & Associates, Inc. is included in the application. Architectural Design The Auto Sentry canopy is designed to be compatible with the existing building with respect to the use of colors and signage. The Auto Sentry canopy will maintain the standard Brown Bear color scheme, which includes a blue fascia with a green accent stripe. City design standards require the canopy to be consistent with the Urban Design Regulations. The requirements can be found in the table below under the Site Plan Review justification "iv." Signage and Lighting The Auto Sentry under-canopy lighting will be LED lighting fixtures that are directed downward to prevent glare to adjacent properties. Additionally, the Brown Bear Car Wash utilizes a lit open/close sign to direct customers to open pay stations and LED attendant lights that notify the attendants that a customer requires assistance at the pay station. City lighting standards require building lights to be directed onto the building itself or the ground immediately abutting it and shall not be visible above the roofline of the building. In regard to signage, the Brown Bear Car Wash Auto Sentry will provide a menu sign to identify car wash options to customers and will include a wall sign with the Brown Bear logo. City sign standards allow wall signs with a total copy area not exceeding 20 percent of the building facade to which it is applied. The Brown Bear Auto Sentry will meet the City's sign and lighting standards. Landscaping The project will add a 15-foot landscape buffer in the right-of-way against the western property line. The purpose of the buffer is to mitigate any potential impacts of providing a portion of the Auto Sentry canopy within the setback area. The landscape buffer will be partially site obscuring with 50 percent of the plantings reaching six (6) feet at maturity per the Renton Municipal Code standards. Construction Construction of the Auto Sentry will comply with RMC 4-4-030.C and will be completed in a single phase. Construction will occur after approval of the applicable permits, which is anticipated to occur between June 2022 and August 2022. Construction activities will occur between 7:00 a.m. and 8:00 p.m. Monday through Friday and between 9:00 a.m. and 8:00 p.m. on Saturdays to comply with the City's construction work hours. No work will occur on Sundays. Construction will utilize Best Management Practices (BMPs) to minimize any impacts to the surrounding neighborhoods. 3 20970.003-Narrative.docx Purpose of Request: Site Plan Review Pursuant to the City of Renton's Municipal Code, Code Section 4-9-200.E.3, the Zoning Administrator may approve an application when all of the following findings are made: a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation, and any applicable adopted Community Plan; Response: The project will continue to meet the following elements, goals, objectives, and policies of the City of Renton's Comprehensive Plan: • Goal L-K: Provide an energetic business environment for commercial activity providing a range of service, office, commercial, and mixed-use residential uses that enhance the City's employment and tax base along arterial streets and in centers. • Goal L-O: Support the Auto Mall to concentrate auto and vehicular-related businesses and increase their revenue and sales tax base for the City and to present an attractive environment for doing auto-related business. • Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. • Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide for respite, recreation, and sun/shade. • Policy L-58: Encourage signage that guides and promotes business without creating visual clutter. Implement sign regulations that balance adequate visibility for businesses while protecting Renton's visual character. • Policy L-59: Balance the need for appropriate lighting levels for safety and security to avoid light intrusion and glare impacts and to preserve the night sky. The project will continue to provide a service to the surrounding neighborhood and create a more efficient car wash experience. The site will be improved by the addition of the new landscape buffer within the right-of-way to provide a better visual experience for the patrons that utilize and travel past the Brown Bear Car Wash. Additionally, the project will improve internal circulation by adding new pay stations within the Auto Sentry. ii. Applicable land use regulations: Response: The Brown Bear Car Wash property is zoned Commercial Arterial (CA) and will meet all applicable land use regulation within RMC 4-2-120A as shown in the table below. Development Standard Requirement Response Minimum Lot Size 5,000 sq. ft. The project site area is 65,580 square feet. 4 20970.003-Narrative.docx Development Standard Requirement Response Maximum Lot Coverage for Buildings 65% of total lot area Approximately 16 percent of the site is occupied by a building. Minimum Front Yard 15 feet. 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 Auto Sentry canopy will be approximately 9 feet 6 inches from the front property line to adequately queue vehicles without disrupting off-site circulation. A request to reduce the setback from 15 feet to 9 feet is included as part of this Site Plan Review application. Maximum Front Yard 20 feet. The Auto Sentry canopy will be 9 feet 6 inches from the front property line to adequately queue vehicles without disrupting off-site circulation. Minimum Secondary Front Yard 15 feet. The minimum setback may be modified through the site plan review process. The Auto Sentry canopy will be approximately 9 feet 6 inches from the front property line to adequately queue vehicles without disrupting off-site circulation. A request to reduce the setback from 15 feet to 9 feet is included as part of this Site Plan Review application. Maximum Secondary Front Yard 20 feet. The Auto Sentry canopy will be 9 feet 6 inches from the front property line to adequately queue vehicles without disrupting off-site circulation. Minimum Freeway Frontage Setback. 10-foot landscaped setback from the property line. The subject property does not have a freeway-oriented frontage. Minimum Side Yard None, except 15 feet if lot abuts a lot zoned residential. The Auto Sentry canopy is 154 feet from the southern property line. The site is located on a corner lot and has no specified side yard setback. Minimum Rear Yard None, except 15 feet if lot abuts or is adjacent to a lot zoned residential. The Auto Sentry canopy is 67 feet from the northern property line. The site is located on a corner lot and has no specified rear yard setback. 5 20970.003-Narrative.docx Development Standard Requirement Response Clear Vision Area In no case shall a structure 42 inches in height intrude into the 20-foot clear vision area defined in RMC 4-11-030. The proposed auto sentry canopy is not located within the clear vision area. Maximum Building Height 50 feet The Auto Sentry canopy will be 16 feet in height. Vehicular Access A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. The subject property currently provides site-to-site vehicle access. This connection will not be altered as part of this proposal. Parking Parking for residential units shall be enclosed within the same building as the unit it serves. This standard is not applicable because the project does not consist of residential units. Signs Wall signs are permitted with a total copy area not exceeding twenty percent (20%) of the building facade to which it is applied. The Auto Sentry canopy is 30 by 20 feet. Brown Bear logos are proposed on the southeast and southwest facades of the Auto Sentry canopy. Dumpster Collection Area A minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Not applicable, as the project scope does not include a new dumpster collection area. iii. Relevant Planned Action Ordinance and Development Agreements; and Response: This is not applicable to the project since there is no relevant Planned Action Ordinance and Development Agreement for the project site. 6 20970.003-Narrative.docx iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. (Ord. 5759, 6-22-2015) Response: The Brown Bear Car Wash property is within the Urban Design District "D" and will meet all applicable design criteria within RMC 4-3-100 as shown in the table below. Development Standard Requirement Response Building Location and Orientation 1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 2. Buildings shall be oriented to the street with clear connections to the sidewalk. 3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. 4. 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 (illustration below); or b. Have the ground floor residential uses raised above street level for residents’ privacy. 1. The canopy is open on four (4) sides to get an adequate amount of natural light. 2. The canopy will be oriented toward the street to provide vehicular access through the pay stations. 3. The canopy will be oriented toward the street to provide vehicular access through the pay stations. 4. The project does not contain residential uses, thus requirement "a" and "b" are not applicable. Service Element and Location Design 1. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to 1. The Auto Sentry canopy is located 9 feet 6 inches from the front property line to increase the amount of queuing and reduce disruption to the pedestrian environment and the adjacent right-of- way. The location of the 7 20970.003-Narrative.docx Development Standard Requirement Response service vehicles and convenient for tenant use. 2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. 3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). 4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. Auto Sentry canopy conveniently serves the customers using the car wash and allows them enough space to reduce site congestion. 2. Trash enclosures are not proposed, so this item is not applicable. 3. Trash enclosures are not proposed, so this item is not applicable. 4. Trash enclosures are not proposed, so this item is not applicable. Surface Parking 1. Parking shall be located so that no surface parking is located between: a. A building and the front property line; and/or b. A building and the side property line (when on a corner lot). 2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 1. Parking is not proposed, so this item is not applicable. 2. Parking is not proposed, so this item is not applicable Vehicular Access 1. Access to parking lots and garages shall be from alleys, when available. If not available, 1. The project will not modify the existing drive aisles 8 20970.003-Narrative.docx Development Standard Requirement Response access shall occur at side streets. 2. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. and access will remain from Talbot Road South. 2. The project will not modify the existing drive aisles and access will remain from Talbot Road South. Building Character and Massing 1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. The Auto Sentry is 30 by 20 feet and will not require modulation, thus the requirements for Building Character and Massing are not applicable to the project. Building Materials All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. The Auto Sentry canopy will be designed to consist of a metal- wrapped canopy façade with steel columns. The structure will match the existing Brown Bear Car Wash to create a cohesive development. b. Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; Response: The Auto Sentry is a 30- by 20-foot canopy with a height of 16 feet. The structure is scaled to fit two (2) pay stations and two (2) vehicles. The Auto Sentry canopy will not be over-scaled and will not over-concentrate a particular portion of the site. ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; 9 20970.003-Narrative.docx Response: The project will improve on the internal circulation of the site by adding the Auto Sentry canopy, which provides a directional queue through the car wash area. The project will not affect the frontage of Talbot Road South or South Grady Way, which will continue to provide pedestrian linkages and walkways to adjacent properties. iii. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090; Response: No loading or storage areas are part of this proposal. iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; Response: The project will not affect the visual accessibility of attractive natural features. v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and Response: The project will add new landscaping in the right-of-way along the west property line to enhance the appearance of the property. The landscaping will provide a cohesive transition to the adjacent uses and the surrounding developments. vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Response: The Auto Sentry canopy utilizes lighting that is directed downward to reduce the impacts to the adjacent properties. c. On-Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; Response: The placement of the Auto Sentry will not affect the privacy of the surrounding developments. A 15-foot partially site-obscuring landscape buffer is proposed behind the western property line in the right-of-way to mitigate the construction of the Auto Sentry canopy within the 15-foot building setback. ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; Response: The Auto Sentry will maintain a similar scale to the existing car wash structure. The proposed height of the Auto Sentry is 16 feet and will not impact the natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian needs. The project will impact the needs of vehicles and will create a better purchasing experience to those that utilize the Brown Bear Car Wash. iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting and disconnecting impervious surfaces; 10 20970.003-Narrative.docx Response: The project will maintain the existing topography of the site and will increase the landscaping within the right-of-way, which is planted with native plant species. iv. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030; and Response: The Auto Sentry canopy will be constructed on the existing path of travel to the Brown Bear Car Wash. No modifications or additions of parking areas are included as part of this proposal. v. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Landscaping shall be consistent with RMC 4-4-070. Response: The project proposes to include a 15-foot landscape buffer within the right-of-way to the west of the site to screen the Auto Sentry queuing from Talbot Road South. The landscape provided will be a partially site obscuring per Renton Municipal Code Section RMC 4-4-070. No other landscaping is proposed to be added or modified. d. Access and Circulation: Safe and efficient access and circulation for all users, including: i. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; Response: The project will not modify the access points and will continue to provide access from Talbot Road South to the Brown Bear site. ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; Response: The project will improve internal circulation and safety of the site. The construction of the Auto Sentry will create a uniform movement through the car wash queues and reducing confusion for the drivers. The access points will remain in the same location and will continue to serve the site properly. Additionally, the site will maintain enough space to provide emergency access should it be required. iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; Response: The location of the loading and delivery area will not be modified and will continue to be separated from the parking and pedestrian areas. iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and 11 20970.003-Narrative.docx Response: The site is an auto-oriented use that provides services for automobiles. However, a transit stop for King County Metro Bus Nos. 101, 148, and 153 along South Grady Way serve the site. v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Response: The site is an auto-oriented use that provides services for automobiles. The site is designed for the circulation of vehicles. However, the site will continue to provide safe connections to the building and the public sidewalks along South Grady Way, Talbot Road South, and South 7th Street. e. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Response: This provision is not applicable to the project since the site is an auto-oriented use that provides services for automobiles. It would be unsafe for the site to provide open space for recreation to users of the site. The site provides a service that the users can utilize to clean their automobile. f. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. Response: This provision is not applicable to the project since there are no views of shorelines or Mt. Rainier. g. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Response: This provision is not applicable to the project since the site is developed and does not contain any natural systems. h. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. Response: The project is supporting an auto-oriented use that provides services for automobiles. i. Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. Response: This provision is not applicable to the project since construction will be conducted under one (1) phase. j. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. (Ord. 5828, 12-12-2016) Response: The Auto Sentry building is proposed over the existing path of travel to the Brown Bear Car Wash building. Pursuant to the minimum setback criteria per Renton Municipal Code (RMC) section 4-2-120C.16, the minimum setback may be modified through the site plan review process if it can be demonstrated to the Administrator’s satisfaction that the following criteria are met: 12 20970.003-Narrative.docx i. The perceived scale of the proposed structure that is created by the reduced setback is compatible with the abutting structures and the surrounding neighborhood; and Response: The proposed structure is approximately 600 feet and will have a building height no greater than 16 feet 2 inches. ii. The required street frontage landscaping identified in RMC 4-4-070.F.1 is increased to fifteen feet (15’) along all public street frontages with the exception of walkways, driveways, programmed pedestrian plazas, and the area of reduced setback; and Response: Please see the submitted landscaping plan. A 15-foot landscape buffer is proposed in the right-of-way to the west of the Auto Sentry canopy. iii. Enhanced landscaping, such as increased caliper size of trees, increased container size of shrubs, and/or increased quantity or diversity of plantings, is provided within the public right-of-way on the street frontage abutting the reduced setback; and Response: The 15-foot landscape buffer proposes an increased quantity and diversity of plantings. Please see the landscape detail sheet for additional information. iv. The project includes a public art installation, subject to review and approval, with a minimum monetary value of one present (1%) of the assessed value of proposed structure, or when the Administrator determines that it is impractical to install public art on site, payment of a fee-in-lieu may be approved in an amount of money approximating one percent (1%) of the assessed value of the proposed structure; and Response: Bear statues are currently located on site as public art. If the bear statues do not meet the requirement described above, the project team is willing to discuss payment-in-lieu of providing additional public art. v. The design of the proposed structure complies with all of the following requirements: a) Back of house facilities such as walk-in freezers, bathrooms, breakrooms, storage rooms, or other rooms that do not contain windows are not located along any building façade that fronts a public street; and Response: There are no back of house facilities proposed in the Auto Sentry structure. b) Floor to ceiling transparent windows are provided for at least fifty percent (50%) of the ground floor façade that fronts a reduced setback; and Response: The Auto Sentry canopy is not enclosed. There are no blank walls that will be fronting the reduced setback area. c) The proposed structure includes design features such as step-backs of upper levels, changes in roof plane, and changes in roof form/slope in a manner that serves to reduce the apparent bulk of the proposed structure; and Response: Please see the submitted proposed elevations as well as the existing photos of an Auto Sentry canopy previously permitted through the City of Renton. There are no upper levels on the Auto Sentry structure, but a sloped roof is being provided. d) Canopies or similar design features are provided along any building façade that fronts a public street, with emphasis provided to the primary entry; and Response: There is no primary entry proposed on the Auto Sentry canopy. 13 20970.003-Narrative.docx e) Structured parking is not located along any building façade that fronts a reduced setback. Response: Structured parking is not proposed as part of this application. Conclusion: The responses above and application materials demonstrate that the Auto Sentry addition meets the approval criteria for a Site Plan Review approval. The City's approval of this application is respectfully requested.