HomeMy WebLinkAboutPN_Project Narrative_180502_v1.pdfProject Narrative
Walker Auto Dealership 1
2180100.10
Walker Auto Dealership
3400 East Valley Road
Renton, WA 98057
Project Narrative
May 2 , 2018
Project No. 2180100.10
The Walker Auto Dealership project site is a proposed commercial development project located at 3400
East Valley Road in the city of Renton, King County, Washington. The project site comprises Parcel
No. 3023059067, which is 5.69 acres in size. The site is bordered to the north by East Valley Boat & RV
Storage, to the east by Washington State Route (SR) 167, to the south by Bickman Group Landscaping,
and to the west by East Valley Road. Administrative site plan review is required for this project.
The property is zoned Commercial Arterial (CA). Parcels located west of the project site (across East
Valley Road) are zoned Industrial – Heavy (IH). Parcels located immediately north and south of the
project site are zoned CA.
The site currently has a vacant, prefabricated, steel structure, while the remainder of the site is vacant.
There are no existing trees on the site. A wetland is located along the east property line. This wetland
was damaged by previous action at the east side of the site along SR 167. The wetland and reduced
buffer will be restored by the applicant, and therefore work will take place within the buffer. The lead
agency is the Washington State Department of Transportation (WSDOT). The City of Renton will be
involved in the required landscape buffer area. PBS Environmental prepared the report to support the
wetland and buffer remediation scope of work. The work within the SR 167 right-of-way will be covered
under an agreement between the owner and WSDOT. A copy of this agreement and correspondence
with WSDOT is included with SPR Item 27. The final agreement will be provided to the City once the
agreement is in place.
Due to the site’s previous use as an auto junk yard, some contaminated soils are present on the site and
within the adjacent wetland. The project proposes a voluntary cleanup of the contaminated soils.
Stemen Environmental is coordinating this work with the Department of Ecology and WSDOT.
The project proposes development of the site into a new auto dealership, including removal of an existing
building and construction of an approximately 64,935-square foot new building with some roof top
parking. An asbestos survey will be performed prior to building demolition. The interior space will consist
of showroom/sales area, business offices, parts and storage, service and shop, storage area, and other
supportive areas. The proposed building will be set back about 96 feet from the front property line, which
is greater than the maximum front yard setback of 20 feet for a CA zone. In lieu of meeting this
requirement, the project proposes to provide 30 feet of frontage landscape (8-foot planter and 22 feet of
landscaping behind sidewalk). Additionally, there is no landscape berm provided on the frontage to allow
better views of the display cars. Runoff on the site will discharge to the existing wetland and the drainage
in East Valley Road, which matches the existing conditions. The total estimated construction cost for the
project is $6.5 million, and the estimated fair market value of the proposed project is $6.5 million.
A geotechnical report was prepared by Migizi Group, Inc., dated April 27, 2018. Soils consist of 5 feet of
existing fill soils over native, alluvial deposits. Over-excavation of site soils and replacement with
structural fill will be required to provide a suitable subgrade for pavement and building slab support. Soil
drainage is poor and groundwater is roughly 8 to 15 feet below existing grades.
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
Project Narrative
Walker Auto Dealership 2
2180100.10
A traffic impact analysis report has been prepared by Health Traffic Consultants. Site access will be
provided by three driveways on East Valley Road. The two north driveways are existing and the south
driveway is new. The new driveway will align with the intersection of SW 34th Street and East Valley
Road. East Valley Highway is currently improved with asphalt pavement, curb and gutter, and sidewalk.
A modification justification letter has been submitted regarding frontage improvement requirements to
propose an altered frontage that is harmonious to the surrounding area. No dedication of right-of-way is
required.
Site Statistics
Site Area: 5.69 acres, 247,713 sf
Impervious Surface Area: 186,065 sf
Buffer and Wetland Area: 37,905 sf
Landscape Area: 23,753 sf
Square Footage of Building:
1st floor - Showroom, sales office, part storage, service shop area: 47,535 sf
2nd floor - Future office and storage: 17,400 sf
Rooftop Parking Area: 34,436 sf
Total (not including roof parking): 64,935 sf
Building Coverage: 47,535sf/247,713sf = 19.2%
Parking Summary:
Required:
1 space/5,000sf = 13 customer spaces
Provided:
14 customer spaces provided (includes 4 ADA spaces)
55 service/employee spaces provided
266 display spaces provided
335 total spaces provided
Construction Type: VB fire sprinklered
Occupancy Type: B, S1 and S2
Separation: Non-separate occupancies, IBC 508.3
Allowable Area: Unlimited, IBC 507
Allowable Stories and Height: 2 and 60 feet (F.S.)
Total Required Landscape Area: 2.5 % of site or 6,193 sf (not including buffer)
Total Provided Landscape Area: 11.3% or 23,753sf (not including buffer)