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HomeMy WebLinkAbout05 - Project NarrativeSeptember 30, 2016 City of Renton 1055 S. Grady Way Renton, WA 98057 Subject: Renton Firestone Project Narrative The purpose of this letter is to outline the development and operation of a proposed Firestone store to be constructed at 17808 108th Ave SE. The parcel is a total of 0.88 AC in area. Permits Required City of Renton SEPA Determination City of Renton Site Plan Review City of Renton Building Permit City of Renton Construction Permit City of Renton Demolition Permit City of Renton Clearing and Grading Permit City of Renton Conditional Use Permit Site Layout The site is within the Commercial Arterial (CA) District. The site is bordered by Jiffy Lube to the north, a vacant commercial building to the south, and a residential zone to the east. The site is currently developed as a 2,542 square foot Skippers restaurant and associated parking lot, sidewalks, landscaping, storm drainage, and utilities. The proposed development proposes to demolish the existing structures and perform site improvements. No wetlands, water bodies, steep slopes, or other critical areas are present on the site. Soils A geotechnical report was completed on the site by Professional Service Industries, Inc. (PSI) on June 1, 2016. The field testing revealed that on-site soils typically consist of loose to medium dense silty sands fill soils over medium dense to very dense glacial till soils. No groundwater was encountered at the boring locations during the time of field investigation, although small amounts of perched water was observed in two of the borings. Proposed Development Real Property Investors, LLC. is requesting a Site Development Plan approval. The proposed development consists of the construction of a Firestone Store service building with associated access service bays, parking lot, and landscaped areas. The use of the proposed development will be automotive vehicle service and repair. Per City of Renton Municipal Code 4-2-060, this use is allowed in the CA zone if an Administrative Conditional Use permit is obtained. Access The site has a single vehicular access point from 108th Ave SE. This access point is a right turn in/right turn out access only. Public Improvements Rights-of-way on both 108th Ave. SE and 109th Ave. SE will be completed to meet the street standards for Principal Arterial Streets and Residential Access Streets, respectively. The dedication widths will be 9.0’ for 108th Ave. SE and 11.5’ for 109th Ave. SE. Although frontage improvements of half-street paving, curb, planting strip, and sidewalk have been identified, a “fee in lieu” of required frontage improvements is requested pursuant to RMC 4-9-060.9, due to the fact that there are no similar improvements in the vicinity, and there is no likelihood that improvements will be needed or required in the next five (5) years. Construction Cost The total estimated construction cost estimate for the proposed design is $1,745,000. Excavation The total amount of cut being done on the proposed site is approximately 2,910 cubic yards. Approximately 100 cubic yards of that soil will be used for fill. The net export anticipated for the site is approximately 2,810 cubic yards. Landscaping A Tree Retention Plan was created to demonstrate the significant trees on site (6-inch diameter and larger). Trees on the north, east, and south side of the parcel will be removed to accommodate the proposed clearing and grading that needs to be done on site. Approximately 27 mature trees will need to be removed on this site. The types are as follows: 23 Coniferous trees 4 Deciduous trees See the Tree Retention Plan for more details about which trees will be removed and which will be retained. Landscape islands will be incorporated into the proposed parking lot. Based on the amount of parking provided, a minimum of 360 square feet of interior landscaping is required. The proposed site plan contains 540 sf of interior landscaping and 10,190 sf of exterior landscaping. Proposed landscaping also incorporates shrubs and bushes. Parking Existing parking stalls on the Skipper’s Restaurant site are 9’x16.5’ and 9’x18.5’. The new parking stalls will be 9’x18’, with an additional two-foot overhang included to meet required 9’x20’ parking stall dimension. The City of Renton requires 2.5 stalls/1000 sf of net floor area. Based on the building square footage, 19 parking stalls are required. The proposed plan identifies 24 parking stalls. Per RMC 4-4-080, a 25% increase may be granted provided quantitative support of the increase is provided. At-grade loading doors will be located on the east side of the building. A modification is requested with regards to the clear distance in front of the doors. Loading vehicles will be aligned parallel to the building rather than perpendicular, as outlined in RMC 04-04-080.J.5. Setbacks Within the Commercial Arterial (CA) zone for the site, the maximum front yard setback is 15 feet. The proposed Firestone will meet this criterion. The maximum buffer between a residential zoned street and commercial lot is 13.5’. To meet these requirements, 11.5’ of the east side and 9’ west side of the lot are dedicated to public access. Environment within Vicinity This project is not within 100 feet of a stream or wetland or within 200 feet of any major river or lake. No part of the project proposes infrastructure above 35 feet average grade level.