HomeMy WebLinkAboutPN_Project_Narrative_180330_v1PROJECT NARRATIVE
Administrative Conditional Use Permit
800 S.W. 16th Street Parking Lot Expansion
800 S.W. 16th Street, Renton, WA 98057
Parcel No. 334040-6430-02
Prepared by
Robert McNeill, Senior Planner
Barghausen Consulting Engineers, Inc.
18215 72nd Avenue S, Kent, WA 98032
March 2018
The Applicant is proposing an expansion of an existing parking field , as described in the attached plans.
Aside from paving and landscape activity, no construction is being proposed for any structures and no
improvements are being proposed within the adjacent public rights-of-way. An existing office building
located onsite will remain intact along with an adjacent parking field and will be unaffected by this proposal.
Aerial Photograph – 800 S.W. 16th Street
(Google Maps, August 2017)
800 S.W. 16th Street Parking Expansion
Administrative Conditional Use Permit - 2 - March 2018
Street View – S.W. 16th Street
(Google Maps, August 2017)
Street View – Raymond Avenue S.W.
(Google Maps, August 2017)
800 S.W. 16th Street Parking Expansion
Administrative Conditional Use Permit - 3 - March 2018
Project Details, Zoning, Use & Required Permitting
Name: 800 S.W. 16th Street Parking Expansion
Zoning: IM – Medium Industrial
Comprehensive Plan: Employment Area
Parcel: 334040-6430
Acreage: ±3.25 Acres
Existing Use(s): Commercial Office & Accessory Parking
Proposed Use(s): Parking Expansion
Required Entitlements: Administrative Conditional Use Permit (ACUP)
Development Details
The project calls for the expansion of parking facilities onsite, on a portion of the subject property referenced
above; construction activity would be limited to removal of existing landscaping and ins tallation of pervious
pavement and limited site improvements as indicated in the attached plans.
With no code requirements applicable for minimum lot size (N/A), width or depth within the IM zone (RMC
4-2-130A), or maximum lot coverage for structures (none are proposed), the project as proposed appears
to be fully compliant. Existing setbacks are being maintained as well as a clear vision area at the street
intersection. Perimeter landscaping and related improvements are provided per attached plans.
Right-of-way dedications are being provided in accordance with current Renton standards; an 11.5 -foot
dedication along the S.W. 16th Street frontage and a similar 4.5-foot dedication along Raymond Avenue
S.W. frontage.
Site Features, Soil and Drainage
The subject property is essentially flat with the steepest slope identified at approximately ten percent (10%).
Subsurface conditions indicate a layer of top soil and grass with subsequent layers of medium -dense to
dense brown-gray fine sand with silt (fill). Underlying the fill is a layer of loose/soft brown-gray silty sand
with varying amounts of gravel and organics.
No critical areas are onsite, but a Class 4 stream is located along the northern perimeter of the property;
however no construction activity is proposed within 100-feet of said stream.
Excavation Details
The Applicant projects a need for excavation and fill to complete the construction phase of this project ; the
installation of pervious paving, impervious asphalt, and perimeter landscaping. As a preliminary estimate,
the project is calling for 600 cubic yards of cut and 600 cubic yards of fill.
Tree Retention / Removal
Specific details on tree retention and tree removal and replacement are provided with this submittal. There
is existing landscaping onsite which is subject to removal per the demolition plan (attached). A conceptual
landscape plan has been provided; detailing the location and species of trees proposed for replacement of
trees being removed. Much of the proposed landscapin g would be used to provide a transition between
the parking area and the public right-of-way.
Access and Traffic
The site has two public frontages; S.W. 16th Street and Raymond Avenue S.W. Access is provided by a
single curb cut on 16th Street and multiple curb cuts on Raymond Avenue. A construction access driveway
is proposed for the 16th Street frontage.
800 S.W. 16th Street Parking Expansion
Administrative Conditional Use Permit - 4 - March 2018
A trip generation letter was prepared by Transportation Engineering NorthWest (TENW) our transportation
consultant; confirming that the number of new PM peak trips generated by this proje ct (6) falls below the
threshold to justify a full traffic impact analysis.
Right-of-Way Dedications
Right-of-way dedications are being provided in accordance with current Renton standards; an 11.5 -foot
dedication along the S.W. 16th Street frontage and a similar 4.5-foot dedication along Raymond Avenue
S.W. frontage. Examples of a proposed legal description and map exhibit have been prepared.
Proposed Modifications
Pending a complete review of the proposed construction and landscaping plans during t he ACUP process,
the Applicant has not identified any modifications needed.
Preliminary Project Cost Estimate
The construction costs provided below are preliminary in nature and are subject to change; not included in
these figures are sub-consultant costs (title, geotechnical, traffic, etc.).
Clearance and Erosion Control $ 8,088
Site Development $ 25,652
Stormwater & Drainage $ 167,299
Total Estimated Construction Cost $ 201,039
Contingencies (10%) $ 21,000
Permit and Utility Fees (estimated) $ 15,000
Total $ 237,039