HomeMy WebLinkAbout6 - CarMax #7252 Renton Project Narrative
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April 3, 2015
City of Renton
1055 S. Grady Way
Renton, WA 98057
Subject: CarMax Auto Superstore – Renton, WA – Project Narrative
The purpose of this letter is to outline the development and operation of a proposed CarMax Auto
Superstore to be constructed within the Industrial Medium (IM) and Commercial Arterial (CA) Districts.
Proposed Development
The subject property is approximately 12.28 acres and is located at 3157 East Valley Rd. The site is within
both the Industrial Medium (IM) and Commercial Arterial (CA) Districts. Properties adjacent to the site
are zoned Industrial Medium to the north, west, and southwest and Commercial Arterial to the east and
southeast.
CarMax is requesting a Site Development Plan approval. The proposed development consists of the
construction of a CarMax pre‐owned automobile dealership, service building and non‐public carwash with
associated access drives, parking lots and landscaped areas. The proposed buildings is 20,221 SF and will
include a sales building with an attached presentation area, a service area and a non‐public carwash. The
project will also include a vehicle sales area, vehicle staging area, customer and employee parking. The
total project construction cost is estimated to be approximately $9,500,000.
The project site will be constructed primarily in one phase, however the sales lot will be delivered in three
total phases over time. The decision to expand the sales lot and the timing of the future phases will depend
on the market demand for vehicles and on other business factors that CarMax considers before investing
in additional facilities and employees.
The Phase I sales lot is 2.5 acres and provides 423 spaces positioned along E. Valley Rd. The Phase II Sales
Lot is 0.51 acres and is located at the northwest corner of the primary sales lot. The Phase III Sales Lot is
1.03 acres and is located at the southeast corner of the property at the corner of SW 41st Street and E
Valley Rd.
The Phase II Sales Lot will be regraded and paved as shown on the Site Plan and Grading and Drainage
Plan during the initial construction of the project. The Phase II sales lot area will be utilized as vehicle
staging area initially, until the need for additional sales vehicles exists. The Phase II Sales Lot will be
screened with a temporary chain link fence until CarMax proceeds with Phase II, at which time the
temporary chain link fence will be removed, a masonry wall constructed on the south and west side of
the lot and final parking stall striping applied. There will be 84 sales spaces added under Phase II.
CarMax – Renton, WA
April 3, 2015
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The project proposes that existing parking and landscaping islands in the southwest corner of the site
remain until CarMax proceeds with the Phase III sales lot. The Phase III sales lot will be utilized as
customer/employee parking until the need for additional sales vehicles exists. At that time, the sales
vehicles will be secured with an embassy‐style security gate, guardrail around the perimeter and an
ornamental fence along E. Valley Rd. The existing islands will be removed and replaced with asphalt
pavement, the existing asphalt will be repaired, as needed, and seal coated, and new striping will be
applied as shown in the Phase III Sales Lot Detail on the Site Plan, Sheet C‐1.0. One hundred and three
sales spaces will be added with Phase III and 108 customer/employee spaces will be eliminated.
The site is currently developed as a 74,000 square foot movie theater and associated parking lot. CarMax
proposes to demolish the existing structures and site improvements.
Job shacks, sales trailers and/or model homes are not proposed as a part of the final project, however
during construction job shacks or trailers for storage of material may be used. The job shacks and trailers,
if used are temporary and will not be a permanent part of the project and would be removed prior to
completion.
Site Layout
There are two main access drives on East Valley Road; one which aligns with the northern property
boundary and the second midway between the northern access point and the intersection of East Valley
Road and SW 41st Street. There is one secondary access point on SW 41st Street between the Burger King
and the office building. Finally, there is a third access point to the west that connects the site with Lind
Ave. The sales display area will be located on the east side of the property, fronting onto E. Valley Road,
and will be secured will be secured by highway guardrail and embassy‐style security gates for security
purposes. A vehicle test drive, security gate will exit onto the main entrance drive that runs through the
middle of the site. This gate will be accessed by CarMax employees only. Customer and employee parking
will be located west of the display area with customer access from the parking lot on the south side of the
building. The service building will be located west of the sales building and sales display. The vehicle
staging area will be located west and north of the service building and will be will be surrounded by a six
foot high masonry wall for screening and security. The staging area will also be secured with embassy‐
style security gates.
There are two wetlands located along the western portion of the site. The southernmost wetland area is
5,140 square feet. The second wetland is located in the northwest corner of the site and is 2,621 square
feet. Both wetlands meet the US Fish and Wildlife Service (USFWS) criteria for classification as a
palustrine, forested, seasonally flooded (PFOC). They both meet the Category 3 wetland criteria, per the
City of Renton’s standards. The project proposes a drive aisle 54 feet away from the southern wetland
and 21 feet away from the northern wetland. Additionally, a stormwater management facility, including,
stormwater detention pond, three water quality ponds, and two grass‐lined swales, is located just east
and south of the wetlands and west of the proposed improvements. These stormwater facilities receive
runoff from the entire site through storm drains.
Permits Required
City of Renton SEPA Determination
City of Renton Site Plan Review
City of Renton Modification – Parking Count
City of Renton Modification – Street Standards Modification
City of Renton Modification – Lighting Modification
City of Renton Variance – Signage
City of Renton Building Permit
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April 3, 2015
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City of Renton Construction Permit
City of Renton Demolition Permit
Washington State Department of Ecology NPDES Permit
Soils
The project 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 up to a depth of about 32 to
33 feet below existing grade, consisting of loose to medium dense sand with variable silt content.
Filling and grading is proposed to bring the existing movie theater footprint up to proposed
grades and is also needed due to the change in the proposed building location and site layout.
Preliminary earthwork volumes include approximately 6,500 cubic yards of haul‐out and 5,000
cubic yards of fill.
Public Improvements
There are no public improvements proposed as part of this project.
Landscape
A Significant Tree Inventory exhibit and Tree Retention Worksheet were prepared to demonstrate any
significant trees (6 inch diameter and larger) to remain on‐site. All landscaping and trees located within
the western portion of the site shall remain undisturbed as part of this project. Existing interior trees will
be removed and replaced with new tree plantings within designated landscape islands throughout the
parking fields. Significant trees located along the perimeter of the site shall also remain as part of this
project. The Tree Retention Worksheet determined that out of a total of 80 existing significant trees on‐
site, 42 significant trees would be retained. These retained trees included those located along the
perimeter of the site as well as within the western portion of the site where the vegetated area is to
remain undisturbed. Excluding trees located within the wetlands and buffer areas, a total of 33 significant
trees will remain as part of this project. These trees have been identified in the Significant Tree Inventory
exhibit. Per the criteria outlined in the worksheet, approximately 41% of significant trees are to remain,
thus exceeding the 10% tree minimum to be retained.
In addition to the retained significant trees, proposed landscaping for the interior and perimeter parking
include variety of trees, shrubs and ornamental grasses.
Proposed Modifications and Variances (see attached, individual modification requests)
Parking
At the completion of the project, the site plan proposes 244 customer and employee parking
stalls. The number of proposed stalls is more than 25% greater than the maximum number of
stalls allowed for the site by RMC 4‐4‐080.F.10.d. Per RMC 4‐4‐080.F.10.c modifications to the
maximum number of parking stalls beyond 25% may be granted as a modification per the criteria
and process of RMC 4‐9‐250.D.2.
The number of spaces are based upon sales projections for this market. CarMax operates
approximately 140 stores across the country and has a clear understanding of the number of
spaces needed to sufficiently operate and serve the community.
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April 3, 2015
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Setbacks
Within the Commercial Arterial (CA) zone for the site, the maximum front yard setback is 15 feet.
A request to increase the maximum building setback is needed and the project proposes a wider
and enhanced landscape buffer along E. Valley Road in order to meet the criteria listed in RMC 4‐
2‐120C.15 for modification of the maximum setback requirement.
Street Standards
The City of Renton Standards require an 8 foot sidewalk and 8 foot planter strips along collector
arterial streets. The existing street frontage improvements include a 6 foot sidewalk and 8 foot
planter strip. The project would request a modification of the street standards to allow the
existing frontage improvements to remain.
Light Levels
CarMax uses “shoebox” type lighting fixtures mounted on 25‐foot tall light poles for visibility and
security. Fixtures use a flat lens and are downcast to reduce light spill onto adjacent properties.
Exterior lighting will be reduced after operating hours. The Renton Municipal Code allows 25 foot
tall light poles. The project would request a modification to the code in order to increase the
mounting height for CarMax’s lighting fixtures and maintain their standard lighting.
Pylon Sign
The City of Renton Standards allow a 5 foot tall sign within the CA zone. The proposed pylon sign
is located along E. Valley Rd. at the main customer entrance, within the CA zone, and is 40 feet
tall. The project requests a modification to the sign height in the CA zone. The project meets
exceptional architectural criteria and is proposing an enhanced landscape buffer.
The following information outlines the proposed operations based on similarly operating CarMax facilities.
Sales & Marketing
CarMax operates differently from traditional car dealerships in that it physically separates its inventory
area from customer and employee parking. This is both for loss prevention control as well as operational
efficiency and safety. All inventory display areas will be separated from the general public by means of
guardrails, gates and fencing. Ornamental wrought‐iron fencing is used to separate the customer and
employee parking from the display area.
Vehicular access to the display areas is controlled by embassy‐style security gates through the use of a
secured key‐card. Prospective customers are typically accompanied by an employee when they are in the
display area. Only employees are permitted to drive cars within the display area. Emergency access will
be provided within the staging and display area via man doors/gates in the ornamental fencing that
surrounds these areas.
CarMax does not use outdoor loudspeakers as associates carry pagers and / or cell phones for
communications. In addition, CarMax does not use flags, balloons, inflatable gorillas (or any other animal),
placards in open car hoods, painted window lettering or the like in its marketing. Instead, they promote a
high‐end retail operation, and a welcoming environment to their customers and associates.
Service Operations
An integral part of the CarMax used car consumer offer is the reconditioning process that is performed
on all vehicles offered for sale. This process includes a comprehensive Certified Quality Inspection of the
engine and all major systems. Most routine mechanical and cosmetic repairs required to bring the vehicle
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up to the CarMax quality standards are performed in house; however, for some reconditioning services,
third parties specializing in those services are engaged.
CarMax currently offers limited retail vehicle service (routine maintenance, tires, diagnostic and mileage
services) and provides repairs of vehicles covered by their extended service plans. All service work is
performed inside fully‐conditioned buildings equipped with rollup doors, providing the associates with a
great work environment and eliminating the need to conduct operations with open bay doors.
Retail service vehicles and vehicles awaiting disposition off‐site are stored in the secured non‐public
staging area on a temporary basis. As a visual screen and to provide security for these vehicles, the staging
area is surrounded by a six foot high masonry wall. Vehicular access to that area is strictly controlled
through the use of embassy‐style security gates. Because the staging and storage of vehicles within this
area is constantly changing on a daily basis, parking spaces are not designated on the plan.
The non‐public carwash is located in the secured staging area and is used only by CarMax associates before
vehicles are either placed in the vehicle display area or presented to customers.
A below ground fuel storage tank with a non‐public fuel pump is proposed for this site. The tank and fuel
pump will be located adjacent to the carwash within the secured staging area to fuel inventory vehicles
as needed.
Site Security
CarMax typically does not use on‐site security guards, but uses interior and exterior security cameras for
safety and inventory protection
Wholesale Auctions
As an accessory use, vehicles purchased through the CarMax in‐store appraisal process that do not meet
the CarMax retail quality standards are sold through on‐site non‐public wholesale auctions. Auctions are
generally held weekly or every other week; however, frequency at a given superstore is determined by
the number of vehicles to be auctioned. The auctions are conducted within an enclosed building.
Participation in the wholesale auction is restricted to pre‐qualified licensed automobile dealers only, the
majority of whom are independent dealers. While some larger dealers may bring vehicle carriers to the
sale to transport their purchased vehicles, most will bring drivers to take individual vehicles away.
Purchased vehicles must be removed from the site within 48 hours.
In summary, CarMax looks forward to partnering with the City of Renton and its residents in constructing
and operating a successful new store. If you have any questions, or need additional information, please
feel free to give me a call at (303) 679‐6978.
Thank you,
Amanda Steinle
CC: Mike Creekmore, CarMax Auto Superstores, Inc.
Bill Fortunado, PacLand
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April 3, 2015
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