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ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: June 1, 2015
Project Name: CarMax Auto Superstore
Project Number: LUA15-000288, ECF, SA-H, MOD, MOD, MOD, VA -A
Project Manager: Rocale Timmons, Senior Planner
Owner: Regal Cinemas, Inc.; 7132 Regal Lane; Knoxville, TN 37918
Applicant: Mike Creekmore; CarMax Superstores; 12800 Tuckahoe Creek Parkway; Richmond, VA
23238
Contact: Amanda Steinle; Centerpoint Integrated Solutions; 1240 Bergen Parkway, Ste A250;
Evergreen, CO 80439
Project Location: 3751 East Valley Rd
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA)
Review, three modifications, and a variance for the construction of a new 20,220 square
foot CarMax Auto Superstore facility including a dealership, service building, and non-public
car wash. The subject property is located on the west side of East Valley Rd between SW
41st St and SW 43rd St at 3157 East Valley Rd. The project site totals 12.28 acres in area and
is zoned Commercial Arterial (CA) and Medium Industrial (IM). The site currently contains a
74,000 square foot theater facility which is proposed for removal. There are two primary
access points on East Valley Road; a secondary access point on SW 41st St; and a third
access point to the west which connects the site to Lind Ave. Customer and employee
parking, in the amount of 244 parking stalls would be located west of the display area with
customer access from the parking lot on the south side of the building. The primary and
first phase of sales display area would contain 423 spaces, located on the east side of the
property fronting onto E Valley Rd, and secured by highway guardrail and embassy -style
security gates. The Phase II Sales Lot contains 84 spaces and is located at the northwest
corner of the primary sales lot. The Phase III Sales Lot contains 108 spaces and is located at
the southeast corner of the property at the corner of SW 41st Street and E Valley Rd.
Existing parking and landscaping islands in the southwest corner of the site (Phase III Sales
Lot) are proposed to remain, for customer and employee parking, until CarMax proceeds
with the Phase III sales lot. All new structures would be located central to the site. The
service building would be located west of the sales building and sales display.
Site Area: 12.28 acres
STAFF Staff Recommends that the Environmental Review Committee issue a Determination of
RECOMMENDATION: Non -Significance - Mitigated (DNS-M).
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Project Location Map
ERC Report
City of Renton Department of Community & Economic Development Environmental Review Committee Report
CARMAX AUTO SUPERSTORE LUA15-000288, ECF, SA-H, MOD, MOD, MOD, VA -A
Report of June 1, 2015 Page 2 of 10
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three
modifications for the construction of a new 20,220 square foot CarMax Auto Superstore facility including a
dealership, service building, and non-public car wash. The subject property is located at 3751 East Valley Rd and is
bordered by SW 4152 St to the south, East Valley Rd to the east, a Harley Davidson Dealership to the north, and a
medical retail mixed -use building to the west.
The project site is 12.28 acres in area and is zoned Medium Industrial (IM) and Commercial Arterial (CA). The site
currently contains a 70,000 square foot theater with associated parking, landscaping, and infrastructure
improvements. The proposal includes the removal of the theater and the reconfiguration of the parking and
landscaping on site. Additionally, a wetland and stormwater detention/water quality facility is also located on the
western 1.13 acres of the site and is proposed to remain following construction.
The proposed structures would not exceed a height of 37 feet at the tallest point of the pitched roof elements.
Exterior materials would be primarily consists of split face CMU, aluminum storefront framing, pilaster columns, and
standing seam roof.
An approximate 2.0 acres would be dedicated to customer and employee parking areas containing 244 parking stalls
upon full build -out. The overall sales display parking area would be approximately 4.07 acres, containing 610 sales
spaces upon full build -out of three proposed phases. Access to the site is proposed via four existing driveways along
SW 415L St and East Valley Rd.
The applicant is proposing filling and grading primarily to bring the existing movie theater footprint up to proposed
grades. Preliminary earthwork volumes include approximately 6,500 cubic yards of cut soils and 5,000 cubic yards of
fill. Fill would be imported from off site. Approximately 80% of the site is proposed to be covered with impervious
surfaces following construction.
The site contains 80 significant trees; a mix of evergreen and deciduous trees. Existing significant trees along
portions of the southern and eastern property lines would remain. All vegetation and trees located within the
stormwater management area, located to the west of the site, would remain as well. A total of 43 significant trees
on site would remain of which 33 are located outside of the critical areas and buffers. All interior trees and plantings
would be removed during the demolition phase of construction and would eventually be replaced at the completion
of the project. The applicant is proposing to plant a total of 59 replacement trees.
The construction dates for the proposed facility is undetermined at this time. CarMax has a national store grand
opening schedule which dictates the respective store construction schedules. Once commenced, construction is
estimated to last between 7-10 months.
There are two Category 3 wetlands located along the western portion of the site. The applicant is not proposing
impacts to existing wetlands on site. The applicant has submitted a Drainage Report, Traffic Impact Analysis, Parking
Analysis, Wetland Study, and Geotechnical Engineering study with the subject application.
The applicant is requesting a parking modification from RMC 4-4-080 in order to exceed the maximum 31 parking
stalls allowed to no more than 352 parking spaces (244 stalls upon full build -out). The applicant is requesting a
lighting modification, from RMC 4-4-060, in order to increase the maximum average lighting levels of 0.9 foot-
candles along the perimeter of the project boundary to 1.2 foot-candles. The applicant is also requesting a street
modification, from RMC 4-6-060, in order to reduce the required dedication and improvements required along East
ERC Report
City of Renton Department of Community & Economic Development Environmental Review Committee Report
CARMAX AUTO SUPERSTORE LUAI5-000288, ECF, SA-H, MOD, MOD, MOD, VA -A
Report of June 1, 2015 Page 3 of 10
Valley Rd and SW 415t St. Finally, the applicant is proposing a variance from RMC 4-4-100 in order to site a 40-foot
pylon sign along East Valley Rd.
Staff received a comment letter from the Muckleshoot Indian Tribe Fisheries Division (Exhibits 10) with questions
related to the relationship between potential impacts to the wetlands on site and the mitigation plan for the Act III
Theater (dated 1991). No other public or agency comments have been received.
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. Mitigation Measures
1. The applicant shall provide a Final Geotechnical Report containing specific recommendations in
order to mitigate potential geotechnical impacts. The Final Geotechnical Report shall be submitted
to and approved by the Department of Community and Economic Development prior to, or
concurrent with, building permit approval. The applicant shall comply with the recommendation
included in the Final Geotechnical Report.
C. Exhibits
Exhibit 1
ERC Report
Exhibit 2
Site Plan
Exhibit 3
Landscape Plan
Exhibit 4
Aerial Photo
Exhibit 5
Elevations
Exhibit 6
Parking Supply Analysis (dated April 27, 2015)
Exhibit 7
Geotechnical Report (dated February 7, 2014)
Exhibit 8
Drainage Report (dated April 6, 2015)
Exhibit 9
Traffic Impact Study (dated April 6, 2015)
Exhibit 10
Public Comment Letter: Muckleshoot Indian Tribe Fisheries Division
Exhibit 11
Wetlands & Drainage Delineation Report (dated February 5, 2014)
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction
with the proposed development. Staff reviewers have identified that the proposal is likely to have the following
probable impacts:
1. Earth
Impacts: The site can best be characterized as flat with the exception of the existing vegetated stormwater
management area located on the western 1.13 acres of the site. Within the stormwater management area,
the steepest slope is approximately 33%.
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
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The site soils consist of 5 to 9 feet of fill soils consisting of medium dense to dense, moist, gravelly sand to
sandy gravel with some silt. This layer is underlain by Lacustrine organic silt and peat deposits. Alluvial
deposits were encountered below this layer down to a depth of approximately 32 to 33 feet below existing
grade, consisting of loose to medium dense sand with variable silt content.
The applicant is proposing filling and grading primarily to bring the existing movie theater footprint up to
proposed grades. Preliminary earthwork volumes include approximately 6,500 cubic yards of cut soils and
5,000 cubic yards of fill. Fill would be imported from off site. Approximately 80% of the site is proposed to
be covered with impervious surfaces following construction.
The applicant submitted a Geotechnical Report prepared by Zipper Geo Associates, dated February 7, 2014
(Exhibit 7). The report states that subsurface exploration included 26 borings across the site primarily
extended to depths of approximately 21 feet. There were three borings which were advanced to depths
ranging from 64 to 86.5 feet. A large portion of the site area is covered by an existing structure and as a
result, this area was not accessible for exploration. The provided geotechnical report recommends
additional explorations be completed within the existing building footprint prior to final design of ground
improvement and foundations.
Groundwater depths were encountered in all 26 borings ranging from 2-12 feet below grade. The possibility
of groundwater level fluctuations and perched water above lacustrine organic silt and peat deposits should
be considered when developing the design and construction plans for the project. Due to high groundwater
seepage at certain times of the year, dewatering will likely be required.
The report also includes an analysis of settlements associated with new building loads. The report
recommends the grading plan be developed to minimize thickness of new fills to the extent feasible. It was
also recommended that the ground improvements such as geopiers or stone columns could be used to
mitigate post -construction settlement.
The geotechnical report included other specific recommendations in order to mitigate potential
geotechnical impacts including: seismic design, structural fill, foundations, drainage considerations, site
prep, utility trenches, temporary shoring, retaining walls, and pavements. Therefore, staff recommends as a
mitigation measure that the applicant provide a Final Geotechnical Report containing specific
recommendations in order to mitigate potential geotechnical impacts. The Final Geotechnical Report shall
be submitted to and approved by the Department of Community and Economic Development prior to, or
concurrent with, building permit approval.
Soil erosion is possible during demolition of existing structures and improvements, especially if conducted in
the wet season. The applicant will be required to design a Temporary Erosion and Sedimentation Control
Plan (TESCP) pursuant to the current 2009 King County Surface Water Design Manual Erosion and Sediment
Control Requirements.
Mitigation Measures:
1. The applicant shall provide a Final Geotechnical Report containing specific recommendations in
order to mitigate potential geotechnical impacts. The Final Geotechnical Report shall be submitted
to and approved by the Department of Community and Economic Development prior to, or
concurrent with, building permit approval. The applicant shall comply with the recommendation
included in the Final Geotechnical Report.
Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation, and Mining Regulations
2. Water
a. Wetland, Streams, Lakes
Impacts: The applicant submitted a Wetland Delineation (Exhibit 11), prepared by H&S Consulting (dated
February 5, 2014). The report identified two wetlands on site (Wetlands A and B). Wetland A is a 5,140
square foot Category 3 wetland located along the western property boundary. Wetland A is located within
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
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Report of June 1, 2015 Page 5 of 10
the stormwater control system along the west boundary of the site. This wetland appears to have been
created by the filling of the site, cutting off drainage to the drainage ditch to the north. Hydrology for this
wetland was provided by stormwater drainage from the commercial development on all sides of the
feature. Wetland B is a 2,621 square foot is also classified as a Category 3 wetland. This wetland is also
located within the stormwater control system along the west boundary and to the north of the site. This
wetland appears to have also been created by the filling of the site. Hydrology for this wetland was
provided by stormwater drainage from the commercial development on all sides of the feature.
The report states that although these areas express wetland characteristics, their wetland functions were
subsumed by the detention/retention functions of the storm water facility upon development of the site.
Additionally, the report characterizes the wetlands as artifacts of stormwater management and as a result
they should not be regulated as "Critical Areas". However, the wetlands on site are a result of required
mitigation for impacts to wetland area associated with the Act III theater development. Therefore, the
resulting wetlands have been determined to be regulated features as they meet the criteria for Category 3
Wetlands.
The applicant referenced a Wetland Study/Mitigation Plan (dated September 16, 1996) associated with the
existing improvements. The plan mitigated buffer impacts caused by the construction of the theater and
associated improvements. However, the City has been unable to determine the success of the installed
mitigation project. While the applicant is not proposing any additional impacts a comment letter was
received by Muckleshoot Indian Tribe Fisheries Division (Exhibit 10) with comments related to the
relationship between the existing mitigation plan and the proposed construction.
The proposed development would terminate at the western edge of present development and no
encroachment into the wetland/detention complex is proposed at this time.
Conditions associated with Site Plan approval will likely include wetland signage and fencing and review and
approval of a final mitigation plan, if impacts are necessary, which would include baseline information for
the Act III Theater Mitigation Plan (dated September 16, 1991) in order to address concerns raised by the
Muckleshoot Indian Tribe Fisheries Division. In order to preserve and protect the wetland, stream, and
associated buffers the applicant will also be required to maintain the Native Growth Protection Easement
over that part of the site encompassing the wetland and buffer area.
The City's Critical Area Ordinance is anticipated to change prior to building permit application/vesting. The
applicant will be required to comply with the Critical Area Ordinance in effect at the time of complete
building permit application. The new Critical Area Ordinance is expected to allow the existing improvements
to be maintained to the extent of existing boundaries without the need for additional mitigation.
Mitigation Measures: No further mitigation needed
Nexus: Not applicable
b. Storm Water
Impacts: The project site is located within the Lower Green River subwatershed. The site is developed and is
primarily impervious with the exception of landscape islands within and along the perimeter of existing
parking areas and the existing wetland and stormwater facilities on the western 1.13 acres of the property.
The stormwater facility includes a detention pond, three water quality ponds, and two grass -lined swales
just east and south of the wetlands. The existing site also includes a storm drainage system designed to
collect stormwater at strategically placed catch basins throughout the site. The stormwater is then
conveyed through underground pipes to a swale at the rear of the theater building. After traveling through
one of the two swales, runoff passes through the existing stormwater detention/treatment facilities and
enters the City's stormwater system at Lind Ave SW. This system continues north for approximately 1,300
feet, before heading west approximately 450 feet to the discharge point of Springbrook Creek.
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
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Report of June 1, 2015 Page 6 of 10
A total area of 1.53 acres offsite contributes to the existing stormwater facility located onsite. Catch basins
and inlets along East Valley Rd, along the eastern side of the site, intercept road runoff before it reaches the
site. Additionally, the existing topography surrounding the site prevents any significant amount of run-on.
The applicant submitted a Preliminary Drainage Report prepared by Pacland, dated April 6, 2015 (Exhibit 8).
The site lies within the Peak Rate Flow Control Standard (Existing Site Conditions). The proposed 12.28 acre
site is expected to generate 5.03 cfs; a 0.02 cfs increase in the 100-year peak flow rate from the existing site
conditions. The report states the project is exempt from flow control requirements as it doesn't increase the
100-year peak flow by more than 0.1 cfs and it is not expected to significantly impact a critical area, or cause
severe flooding or erosion problems. Therefore, additional flow control facilities, beyond the existing
stormwater ponds and flow control structure, are not proposed as part of this project.
The proposed project improvements would increase the pollution generating impervious surface (PGIS) by
1.0 acre. Enhanced Basic Treatment is required if more than 50% of the runoff that drains to the proposed
treatment facility is from commercial land use. Additional Enhanced Basic Water Quality treatment would
be provided for the increase in PGIS. Additionally, an oil/water separator, which would discharge to the
sanitary sewer system, is proposed for discharges from the service building and carwash.
The applicant proposes to utilize the existing stormwater system for conveyance, water quality, detention,
and flow control systems and provide improvements to conveyance and water quality as required. A
conveyance system consisting of catch basins and storm pipes is proposed to be constructed in the parking
areas to collect drainage from impervious surfaces and convey runoff to the proposed water quality
facilities.
City staff has reviewed the preliminary Drainage report and finds it acceptable for land use review.
Mitigation Measures: No further mitigation required.
Nexus: Not Applicable
3. Noise
Impacts: Existing noise within the vicinity of the subject site is primarily composed of vehicles on adjacent
streets. Temporary construction noise is anticipated as a result of the subject project. Based on the
provided construction mitigation description the commencement of construction is undetermined.
However, construction is anticipated to occur over 10 months. At this time, the applicant has indicated that
construction work would occur during typical construction hours. Furthermore, the site is surrounded by
industrial activity and/or commercial development. Therefore, the temporary noise impacts are anticipated
to be minimal and limited in duration.
Mitigation Measures: No further mitigation required.
Nexus: Not Applicable
4. Transportation
Impacts: The subject site fronts onto SW 415t St to the south and East Valley Road to the east. The applicant
submitted a Traffic Impact Analysis prepared by TENW, dated April 6, 2015 (Exhibit 9). An analysis was
conducted on the following Transportation items:
Driveways/Access: There are four access driveways connecting the site that are proposed to remain
unchanged and are shared with neighboring commercial businesses. Two full access driveways are located
along East Valley Rd, one full access driveway is located on SW 4152 St, and another full access (signalized)
driveway is located west of the site at the intersection of Lind Ave SW / SW 39th St. Trucks would access the
site by entering the north driveway on East Valley Rd and exiting at the south driveway on East Valley Rd.
Customers and employees would primarily use the southern driveway on East Valley Rd and the driveway on
SW 415Y St, with minor usage of the driveway on Lind Ave SW.
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
CARMAX AUTO SUPERSTORE LUA15-000288, ECF, SA-H, MOD, MOD, MOD, VA -A
Report of June 1, 2015 Page 7 of 10
Frontage Improvements:
SW 415Y St: SW 41st Street is a four/five-lane, east -west two-way collector providing a link between the SR
167 SB ramps and Oakesdale Ave SW. Along the project frontage, the roadway includes four lanes and
includes curbs, gutters and sidewalks on both sides of the street. The existing half street right-of-way width
is estimated at approximately 39 feet. The proposal is required to dedicate 7 feet according to the City's
Complete Street Standards which include a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide
sidewalk, and 1 foot back of sidewalk behind the existing curb. The applicant has requested a modification
in order to eliminate the need for dedication and maintain the existing curb, gutter, sidewalk (6-foot wide),
and landscaping (3-8 feet in width) on the north side of the street. As part of the Site Plan Review
recommendation to the Hearing Examiner, staff will be recommending approval of the modification to allow
the existing right-of-way width and improvements to remain as is.
East Valley Rd: East Valley Rd is a north -south two-way collector street abutting the project site to the east.
Along the project frontage, the roadway includes two southbound lanes, one northbound lane, and a center
two-way left -turn lane. Curbs, gutters and sidewalks exist on both sides of the street and landscaping is
located on the west side of the street within the right-of-way. The existing right-of-way width is estimated
at approximately 80 feet. The proposal is required to dedicate 1.5 feet according to the City's Complete
Street Standards which include an 8 foot wide landscaped planter, 8 foot wide sidewalk, and 1 foot back of
sidewalk behind the existing curb. The applicant has requested a modification in order to eliminate the
need for dedication and maintain the existing curb, gutter, sidewalk (6-foot wide), and landscaping (6-8 feet
in width) on the east side of the street. As part of the Site Plan Review recommendation to the Hearing
Examiner, staff will be recommending approval of the modification to allow the existing right-of-way width
to remain as is.
I aval of Caniira-
The provided transportation study included weekday AM/PM peak hour level of service analysis, queuing
analysis, and traffic volume impacts at the following four study intersections:
1. E Valley Rd / SW 41St / SR-167 SB Ramps
2. Lind Ave SW / SW 39th St / Site Access
3. E Valley Rd / South Site Access
4. E Valley Rd / North Site Access
5. SW 415Y St / Site Access
The completed project is anticipated to generate -1,623 net new weekday daily trips, 39 net new weekday
AM peak hour trips, and -124 net new weekday PM peak hour trips. The net new trip generation was
calculated by subtracting the trips from the movie theater to be removed from the trips generated by the
proposed CarMax.
The results of the LOS analysis showed that all study intersections would operate at acceptable levels (LOS D
or better) in 2017 with or without the proposed project. City staff has reviewed the preliminary TIA and
finds it acceptable for land use review. There are no significant traffic impacts as a result of this
redevelopment project and no transportation impact fees are required, given the project would not
generate any new net trips. However, it was noted in the TIA that existing weekday AM peak hour traffic
counts were collected by All Traffic Data, Inc.; but, this information was not included in the TIA appendices.
Staff will be recommending, as a condition of Site Plan approval, that the TIA be revised to include the traffic
counts referenced from All Traffic Data, Inc.
Parking: An approximate 2.0 acres would be dedicated to customer and employee parking areas which
would contain a total of 244 parking stalls upon full build -out. The overall sales display parking area would
be approximately 4.07 acres, containing 610 sales spaces upon full build -out of three proposed phases.
Phase I of the sales lot would be 2.5 acres and would provide 423 sales spaces along East Valley Rd. The
Phase II sales lot is 0.51 acres and would be utilized as a vehicle staging area at the northwest corner of the
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
CARMAX AUTO SUPERSTORE LUA15-000288, ECF, SA-H, MOD, MOD, MOD, VA -A
Report of June 1, 2015 Page 8 of 10
Phase I sales lot. The second phase is proposed to be screened by a temporary chain link fence until such
time CarMax proceeds with Phase II. At which time the temporary chain link fence would be removed, a
masonry wall constructed and final parking stall striping would be applied for 84 sales spaces. The third and
final phase of the sales lot would be 1.03 acres and is located at the southeast corner of the property at the
corner of SW 41" St and East Valley Rd. The Phase III sales lot would be utilized by 108 customer/employee
parking spaces until the need for additional sales vehicles exist. At that time, the Phase III sales lot, totaling
103 sales spaces, would be secured with the embassy -style security gate, guardrail, and ornamental fence
along East Valley Rd.
The sales parking areas are exempt from RMC 4-4-080 for count and dimensional requirements. However,
the customer and employee parking areas are subject to the standards of RMC 4-4-080 which allow no more
than 31 parking stalls for the proposed use. The applicant is requesting a parking modification from RMC 4-
4-080 in order to exceed the maximum number of allowed parking stalls by no more than 321 parking
spaces (213 stalls upon full build -out).
TENW conducted a parking demand study utilizing data from other CarMax locations given CarMax has a
regional customer draw unlike many other retailers and auto dealers (Exhibit 6). The number of proposed
stalls is based on the sales lot, peak weekend traffic, and peak employee shifts. At store maturity, up to 200
customers per day are anticipated along with 100-130 employees per day (including all shifts). However, it
is unclear based on the information provided how many stalls would be needed at any given time. Parking
information provided with the modification request includes aerial photo data from other CarMax locations
from which there is no way to document the time of day which the photos were taken. However, assuming
the photos represent peaks in parking use it appears the average parking utilization is approximately 77%.
However, there still appears to be a missing correlation to the actual demand for the store and requested
parking stalls. As part of the Site Plan Review staff will provide an analysis for the requested modification as
the Renton Municipal Code is capable of mitigating any potential parking impacts. It is likely staff would
support the requested modification given the regional draw of the use. However, recommended conditions
of Site Plan Review approval will likely include a small reduction in the number of parking stalls
(approximately 25 stalls in Phase III) or a redesign in the layout in order to balance the desire for parking and
the additional on -site landscaping/screening required along the street.
Concurrency: A concurrency recommendation will be provided in the staff report to Hearing Examiner based
upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested
Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific
mitigation. The development will have to meet the City of Renton concurrency requirements.
Mitigation Measures: No further mitigation needed
Nexus: Not applicable
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant."
✓ Copies of all Review Comments are contained in the Official File and may be attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057, on or before 5:00 p.m. on June 19, 2015. RMC 4-8-110 governs appeals to the Hearing Examiner and
additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall —
7`h Floor, (425) 430-6510.
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City of Renton Department of Community & Economic Development Environmental Review Committee Report
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ADVISORY
The following notes are supplemental information provided in conjunction with the administrative
land use action. Because these notes are provided as information only, they are not subject to the
appeal process for the land use actions.
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise
approved by the Development Services Division.
2. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan
submittal.
3. The City's Critical Area Ordinance is anticipated to change prior to building permit application/vesting. The applicant
will be required to comply with the Critical Area Ordinance in effect at the time of complete building permit
application.
Water
1. The development is subject to applicable water system development charges (SDC) fee and water meter installation
fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. The SDC fee is paid
prior to issuance of the construction permit.
2. Water system development fees will be owed as there is an increase to the size of the existing 2-inch domestic water,
the 2-inch irrigation meter or the 8-inch fire line. Credit will be given for existing water meter(s) serving the site.
3. Civil plans for the water main improvements will be required and must be prepared by a registered professional
engineer in the State of Washington.
Sanitary Sewer
1. Sewer service is provided by the City of Renton. A conceptual sewer plan has been submitted.
2. Sewer system development fees will be owed if the there is an increase to the existing 2-inch domestic water. Credit
will be given for existing water meter serving the building.
3. If floor drains are required by the building department, drains are required to be connected to the sanitary sewer
system. Flows shall be directed through the floor drains that are installed in accordance with the Uniform Plumbing
Code to an interior or exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute
retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage
capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. The
oil/water separator shall be shown on the civil drawings.
Surface Water
1. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the
site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
2. Storm report is acceptable for preliminary review. It will be reviewed in full detail at the time the project is submitted
for a construction permit.
3. A surface water system development fee of $0.540 per square foot of new impervious surface will apply. This is
payable prior to issuance of the utility construction permit.
4. Due to high groundwater seepage at certain times of the year, dewatering will be required. A permit from the City and
King County Metro may be required if storm water will be directed to the sanitary sewer.
Transportation/Street
1. Street lighting as per the current City standards is required to be provided on the public street frontages on SW 41st
Street, Lind Ave SW, and SW 43rd Street.
2. Pavement thickness must follow city of Renton standards.
3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements.
Fire
1. Fire impact fees are applicable, however the credit granted for the removal of the existing building will exceed the
new fee, resulting in no new fees due.
2. The preliminary fire flow is 2,000 gpm. A minimum of one hydrant is required within 150 feet of the structure and one
additional hydrant is required within 300 feet of the structure. One hydrant shall be within 50 feet of the required fire
department connection. Building shall also comply with maximum hydrant spacing requirements of 300 feet on
ERC Report
City of Renton Department of Community & Economic Development Environmental Review Committee Report
CARMAX AUTO SUPERSTORE LUA15-000288, ECF, SA-H, MOD, MOD, MOD, VA -A
Report of June 1, 2015 Page 10 of 10
center. It appears adequate fire flow is available in this area.
3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits are
required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable
and full detection is required for the fire alarm system.
4. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage
is required for the on -site roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a
minimum of 20 feet wide. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Access
gates shall be a minimum of 20 feet clear span and shall be fully automated and be equipped with Click 2 Enter access
opening device. Applicant has not shown how they will comply with fire access apparatus requirements, plans as
shown will not be approved.
5. An electronic site plan is required prior to occupancy for pre fire planning purposes.
6. A hazardous material inventory statement shall be submitted prior to building permit issuance. Use of city form or
approved equivalent required. Separate plans and permits required for the installation of all aboveground flammable
and combustible liquid tanks and piping systems.
General Comments
1. Separate permits and fees for side sewer connection and storm connection will be required.
2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility
plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
ERC Report
EXHIBITS
Project Name: Project Number:
CarMax Auto Superstore LUA15-000288, SA-H, ECF, MOD, MOD, MOD, VA -
Date of Hearing Staff Contact Project Contact/Applicant Project Location
6/23/2015 Rocale Timmons I Amanda Stein le 3751 East Valley Rd
The following exhibits were entered into the record:
Exhibit 1
ERC Report
Exhibit 2
Site Plan
Exhibit 3
Landscape Plan
Exhibit 4
Aerial Photo
Exhibit 5
Elevations
Exhibit 6
Parking Supply Analysis (dated April 27, 2015)
Exhibit 7
Geotechnical Report (dated February 7, 2014)
Exhibit 8
Drainage Report (dated April 6, 2015)
Exhibit 9
Traffic Impact Study (dated April 6, 2015)
Exhibit 10
Public Comment Letter: Muckleshoot Indian Tribe Fisheries Division
Exhibit 11
Wetlands & Drainage Delineation Report (dated February 5, 2014)
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Notes
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Legend
City and County Boundary
Other
City of Renton
Addresses
Parcels EXHIBIT 4
1 st Floor
1 st Floor
2nd Floor
1 st Floor
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Information Technology - GIS This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that ap-,=ar on this map may or may not be
RentonMapSupport@Rentonwa.gov ae 'ate, current, or otherwise reliable
5/26/2015 THIS MAP IS NOT TO BE USED FOR NAVIGATION
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Entire Document 1505 WESTLAKE AVE. N. T206.5229510
Available Upon Request SEITELEF206.
SEATT, WA 98109 WWWY.PACL44
ACLAND.COM
April 27, 2015
CarMax Auto Superstore - Renton, WA
Parking Supply Analysis
The purpose of this analysis is to present the empirical data collected to support the modification
request for an increased parking supply over the parking maximum allowed in the City of Renton code.
SECTION 1: INTRODUCTION
The property is located at 3751 E. Valley Road in Renton, Washington. The site is bordered by SW 415t
Street to the south, E. Valley Road to the east, a Harley-Davidson dealership to the north, and a medical
and retail mixed -use building to the west. The site is currently developed as the Act III Movie Theater,
which has a building footprint of 61,856 square feet, with associated parking and landscaping. A
wetland and a stormwater detention and water quality facility is also located on the western 1.13 AC of
the site. The entire lot is approximately 12.28 acres in size. This project proposes to demolish the
existing theater and redevelop the site to become a CarMax Auto Superstore car dealership.
CarMax as a use is a combination of a pre -owned auto dealership, car servicing operation along with
private auto auction. CarMax has approximately 145 stores across the country and has heavily analyzed
their parking demand, per previous store experiences. CarMax has defined the parking demand to
adequately operate in Renton to be 244 customer and employee stalls. CarMax's projections are
based on the size of the sales lot, peak weekend traffic and peak employee shifts. The sales lot size is
based upon the market demand and sales projections for this store. Unlike traditional car dealers,
CarMax's number of transactions are typically 3-4 times the average new car dealer transactions.
CarMax will purchase cars from customers without the requirement that the customer purchase a
vehicle from CarMax. These cars are brought to CarMax and parked in the customer/employee lot until
they are appraised and processed. This process also adds to the number of parking stalls that are
required for CarMax to operate. CarMax wants to ensure that all parking lots are safe for pedestrians
and vehicle traffic. CarMax does not want vehicles to be parked in drive aisles, in landscape areas or on
adjacent properties due to lack of parking spaces on site.
SECTION 2: BACKGROUND
Customer Parkins:
CarMax has a regional customer draw unlike many other retailers and auto dealers. When evaluating
sites and potential markets, CarMax's sales market radius is typically forty (40) miles. They have found
that customers will drive this relative distance to purchase a vehicle. Unlike traditional car dealerships,
CarMax clearly defines the customer/employee parking area, the sales lot and the vehicle staninn araac
At a traditional dealership customers generally park wherever there is
EXHIBIT 6
Entire Document
Available Upon Request
GEOTECHNICAL ENGINEERING REPORT
PROPOSED RENTON RETAIL DEVELOPMENT
3751 EAST VALLEY ROAD
RENTON, WASHINGTON
Project No. 1217.01
February 7, 2014
Prepared for:
CenterPoint Integrated Solutions, LLC
Prepared by:
PrApyi"I
Zipper Geo Associates, LLC
Geotechnical and Environmental Consultants
19023 36th Avenue W., Suite D
Lynnwood, WA 9803
EXHIBIT 7
Entire Document
Available Upon Request
CarMax Auto Superstores
3751 E. Valley Road
Renton, Washington, 98057
Technical Information Report
Commercial Redevelopment
April 6, 2015
" 9 1 1
MROMTkMO
1505 Westlake Ave. N T 206.522.9510
Suite 305 F 206.522.8344
Seattle, WA 98109 www.pacland.com
Prepared By: Willis Liu
Reviewed By: Sarah Pangelinan, P.E.
EXHIBIT 8
Entire Document
Available Upon Request
DATE: April 6, 2015
TO: Jan Illian
City of Renton Public Works
FROM: Chris Forster, P.E.
TENW
SUBJECT: Renton CarMax
Traffic Impact Analysis
TENW Proiect No. 4827
IPTENW
Transportation Engineering Northwest
This memorandum documents the traffic impact analysis completed for the proposed Renton CarMax project
located at 3751 East Valley Road in Renton, Washington (see Figure 1).
Executive Summary
Project Description. The existing site includes a 13-screen movie theater totaling 74,306 square feet,
which would be removed. The proposed CarMax project would include up to 20,300 square feet of
automobile sales/service uses. There are four access driveways connecting the site that are proposed to
remain unchanged and are shared with neighboring commercial businesses. Two full access driveways are
located along East Valley Road, one full access driveway is located on SW 415r Street, and another full
access (signalized) driveway is located west of the site at the intersection of Lind Ave SW/SW 39rh Street.
The project is anticipated to be built and occupied in 2017.
Trip Generation. The proposed CarMax project is estimated to result in a net reduction in weekday daily
trips (-1,623 trips) with 39 net new trips occurring during the weekday AM peak hour (29 entering, 10
exiting), and a net reduction in weekday PM peak hour trips (-124 trips). Given the net reduction in daily
and PM peak hour trips, our traffic operations analysis focusses on the impacts of the project during the AM
peak hour only.
Local Traffic Operations. The study intersections and stop controlled movements at the site driveways
currently operate at LOS D or better in the AM peak hour, and are expected to continue to operate at LOS
D or better in 2017 without or with the proposed CarMax project.
Mitigation
SEPA Mitigation. No significant adverse transportation impacts are anticipated with the proposed
CarMax Renton project. The site driveways and study intersections as currently configured will operate
at acceptable levels during the AM peak hour, and the project will reduce traffic at the site driveways
and study intersections during the PM peak hour and on a weekday daily basis. A potential new
southbound right -turn lane at the south site driveway on East Valley Road, which was specifically discussed
at the pre -application meeting, is not warranted based on our analysis. In summary, no offsite traffic
mitigation is proposed and no improvements to the existing site driveways are recommended.
Transportation Impact Fees. Based on the City of Renton's Rate Study for Impact Fees for
Transportation, Parks, and Fire Protection and adopted Ordinance 5670, transportation impact fees are
based on PM peak hour trip generation, and a credit is given for existing uses that will be removed.
Because the proposed CarMax development will generate less traffic during the PM peak hour than the
existing Movie Theater that it will replace, the project will not have an impact on the transportation system
in the PM peak hour. Therefore, the payment of transportation impact fees for this project is not required.
Transportation Planning I Design I Traffic Impac EXHIBIT 9
11400 SE 8th Street, Suite 200, Bellevue, WA 98004 1 Of]
Entire Document
Rocale Timmons Available Upon Request
From: Karen Walter <KWalter@muckleshoot.nsn.us
Sent: Tuesday, May 12, 2015 11:36 AM
To: Rocale Timmons
Subject: RE: City of Renton (SEPA) Notice of Application-CarMax Auto Superstores-
LUA15-000288, ECF, SA-H, MOD, V-A
Thank you!
Karen Walter
Watersheds and Land Use Team Leader
Muckleshoot Indian Tribe Fisheries Division
Habitat Program
39015 172nd Ave SE
Auburn, WA 98092
253-876-3116
From: Rocale Timmons [ma i Ito: RTimmons@ Rentonwa.gov]
Sent: Tuesday, May 12, 2015 11:14 AM
To: Karen Walter
Subject: RE: City of Renton (SEPA) Notice of Application-CarMax Auto Superstores-LUA15-000288, ECF, SA-H, MOD, V-A
Usually we keep records... however this one is so old I don't have anything and I am unsure of our recordkeeping before
my time. I will add a condition of approval requesting the completion letter prior to construction and I will add to the
condition that it should be forward to the tribes for your records.
Rocale Timmons
From: Karen Walter[-nailto:KWalter&muckleshoot.nsn.us]
Sent: Tuesday, May 12, 2015 11:12 AM
To: Rocale Timmons
Subject: RE: City of Renton (SEPA) Notice of Application-CarMax Auto Superstores-LUA15-000288, ECF, SA-H, MOD, V-A
Rocale,
That sounds pretty good... We don't have any record of the success of the previous mitigation and it seems like there
should be some documentation of this success (or failure) prior to the change in land use and ownership...
Karen Walter
Watersheds and Land Use Team Leader
Muckleshoot Indian Tribe Fisheries Division
Habitat Program
39015 172nd Ave SE
Auburn, WA 98092
253-876-3116
From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov]
Sent: Tuesday, May 12, 2015 11:10 AM
To: Karen Walter
Subject: RE: City of Renton (SEPA) Notice of Application-CarMax Auto Superstores-LUA15-000288, ECF, SA-H, MOD, V-A
EXHIBIT 10
Entire Document
Available Upon Request
WETLANDS & DRAINAGE CORRIDORS
EVALUATION AND DELINEATION REPORT
Parcel # 1253600030
3751 East Valley Road
Renton, WA
prepared for:
Mr. Jon Einarsen, L.G., Principal
Zipper Geo Associates, LLC
19023 36th Avenue West, Suite D
Lynnwood, WA 98036
Prepared by:
H & S CONSULTING
P. O. Box 731695
Puyallup, WA 98373
253 732-6515
MHeckert@Q.com
February 5, 2014
EXHIBIT 11