HomeMy WebLinkAboutHEX Report_Longacres Business Center_LUA15-000076.pdfDEPARTMENT OF COMMUNITY
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HEX Report_LUA15-000076
REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST
HEARING DATE: April 14, 2015
Project Name: Longacres Business Center
Owner: Longacres Renton, LLC / 3900 E. Camelback Road, Suite 100 / Phoenix, AZ 85018
Applicant: Molly Carson, Ryan Companies US, Inc. / 3900 E. Camelback Road, Suite 100 /
Phoenix, AZ 85018
Contact: Dave Williams, Ryan Companies US, Inc. / 3900 E. Camelback Road, Suite 100 /
Phoenix, AZ 85018
File Number: LUA15-000076, ECF, SA-H, MOD
Project Manager: Clark H. Close, Associate Planner
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, SEPA Environmental
Review, and a Street Modification for two (2) standalone buildings totaling 250,825
square feet (SF). The vacant 11.8 acre site is located at the SW Corner of SW 27th St and
Naches Ave SW. Building A is a three-story 146,910 SF general office use building and
Building B is a two-story general office, laboratory, and warehouse space building. The
two buildings will incorporate tilt-up concrete panels in conjunction with steel framing
and light gauge metal construction with heights at roughly 46 feet and 36 feet. Site
access will be served from SW 27th St and Naches Ave SW. The project site is located in
the Employment Area Valley (EAV) land use designation and the Commercial Office (CO)
zone. The site plan includes 790 parking stalls with a minimum 10-foot wide landscaped
perimeter with up to 30 feet along SW 27th St with berming. The project site was
included in the design of the existing storm drainage treatment system and the site
contains High Seismic Hazards.
Project Location: SW Corner of Naches Ave SW & SW 27th St (Approximately at 2715 Naches Ave SW)
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B. EXHIBITS TO THIS REPORT:
Exhibit 21: Report to Hearing Examiner
Exhibit 22: Notice of Application (dated February 17, 2015)
Exhibit 23: Preliminary Drainage Report by WHPacific (revised date March 24, 2015)
Exhibit 24: Request for Street Modification Improvements on Naches Ave NW (dated March 25, 2015)
Exhibit 25: Boeing Longacres Property Second Amended Binding Site Plan (Rec. No. 20050504000673)
Exhibit 26: Traffic Concurrency Test for Longacres Business Center: Lee
Exhibit 27: Street Modification Memo: Lee
Exhibit 28: Staff recommended street frontage design site plan
Exhibit 29: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 30: Notice of Environmental Determination and Public Hearing
Exhibit 31: Affidavit of Posting and Mailing
C. GENERAL INFORMATION:
1. Owner(s) of Record: Longacres Renton, LLC / 3900 E. Camelback Road,
Suite 100 / Phoenix, AZ 85018
2. Zoning Classification: Commercial Office (CO)
3. Comprehensive Plan Land Use Designation: Employment Area Valley (EAV)
4. Existing Site Use: Vacant covered with a moderate growth of brush,
weeds and grass
5. Neighborhood Characteristics:
a. North: Commercial Office (CO)
b. East: Commercial Office (CO)
c. South: Commercial Office (CO)
d. West: Resource Conservation (RC), Burlington Northern Railroad
6. Access: Vehicular access to the site is from four (4) separate access driveways from both
SW 27th St and Naches Ave SW. The site access driveway on SW 27th St is
restricted to right-in, right-out only. The remaining three (3) driveways are from
Naches Ave SW. Truck ingress/egress will be provided at the southernmost access
at the existing cul-de-sac.
7. Site Area: ±513,888 square feet (±11.8 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Approved Date
Comprehensive Plan N/A 5228 11/27/2006
Zoning N/A 5100 11/01/2004
Annexation (S 180th) A-002-59 1745 04/19/1959
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Development Agreement
(Recording No. 20030221002405)
N/A N/A 02/21/2003
Strander Agreement (CAG-02-211)
(Recording No. 20060420001032)
N/A N/A 04/20/2006
Boeing Longacres Property Second
Amended Binding Site Plan (Rec.
No. 20050504000673)
N/A N/A 05/04/2005
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The proposed development is within the City of Renton’s 196 pressure zone water service
area. There is an existing 12-inch water main in Naches Ave SW that ends at the cul-de-sac (refer to
City project plan no. W-3399). There is also an existing 12-inch water main in SW 27th St (AKA
Stander Blvd) that ends about 350 feet west of Naches Ave SW.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in
Naches Avenue SW. Connect 6-inch (minimum) side sewers as necessary to meet the project’s
needs.
c. Surface/Storm Water: There is an existing 12-inch to 18-inch diameter storm conveyance system in
Naches Ave SW and a detention/wet pond to the southeast of the site.
2. Streets: The existing right-of-way on SW 27th St is approximately 90 feet in width and is classified as a
minor arterial. There are existing street frontage improvements, including a sidewalk and landscape
strip, on the east side of Naches Ave SW. The project fronts SW 27th Street and Naches Ave SW.
3. Fire Protection: City of Renton Fire Department.
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE (RMC):
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120A: Development Standards for Commercial Zoning Designations
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Areas Regulations
3. Chapter 4 City-Wide Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations – General
b. Section 4-4-070: Landscaping
c. Section 4-4-080: Parking, Loading and Driveway Regulations
d. Section 4-4-090: Refuse and Recyclables Standards
e. Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Procedures and Review Criteria
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Site Plan Review
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c. Section 4-9-250: Variances, Waivers, Modifications, Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Community Design Element
H. FINDINGS OF FACT:
1. The applicant requested SEPA Environmental Review, Hearing Examiner Site Plan Review, and Street
Modification for construction of a three-story general office building totaling 146,910 square feet with
overall height of 46 feet and a two-story general office, laboratory, and warehouse building totaling
103,915 square feet with an overall height of 36 feet.
2. The Planning Division of the City of Renton accepted an application for SEPA Environmental Review,
Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and a modification
request for review on February 12, 2015 and determined it complete on February 17, 2015 (Exhibit 22).
The project complies with the 120-day review period.
3. The project site consists of five (5) parcels: APNs 088670-0270, -0280, -0290, -0300, and -0310. The
approximate address is 2715 Naches Ave SW, located on the southwest corner of SW 27th St & Naches
Ave SW (Exhibits 2 & 3).
4. The Longacres Business Center site is somewhat rectangular in shape, being roughly 870 feet long down
the middle (north to south) and 610 feet wide down the middle (east to west). The project is generally
bounded by CO zoning to the north, east, and south and RC zoning separates the site from Tukwila to
the west of the property.
5. The project site is located within the Employment Area Valley (EAV) land use designation and the
Commercial Office (CO) zoning classification.
6. City ordinances governing the development of land up to and including adopted Ordinance No. 4877,
per Development Agreement No. 20030221002405 (Exhibit 17), therefore all development regulations
cited herein are dated on or before Ordinance No. 4877, effective December 13, 2000.
7. Public access is served by right-in/right-out only on SW 27th Street. Interior circulation includes several
24-foot two-way drive aisles throughout the 790 stall surface parking lot (Exhibit 3).
8. The topography of the site is mostly level with elevations at or near 28 feet; it slopes off towards the
property lines with the largest elevation change near the north property line near the retaining wall
(Exhibit 4).
9. The applicant submitted an Environmental Setting Report by Terracon Consultants, Inc. (dated February
5, 2015). According to the report the site contains no wetlands, flood zones, streams, lakes, or critical
habitats on or adjacent to the property based on a review of third party work and online resources
(Exhibit 15).
10. A Geotechnical Report for the site was prepared by Terra Associates, Inc. (dated January 26, 2015;
Exhibit 11); the report recommends that the heavier three-story building (Building A) loads could be
mitigated from potential settlement-related impacts by supporting the structure on piles or on spread
footings, bearing on ground conditions improve by installing, rammed aggregate piers/stone columns.
The lighter loaded two-story building (Building B) could be supported on conventional spread footings
following completion of a building fill surcharge program.
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11. The overall building footprint of Building A is 48,832 square feet and the overall building footprint of
Building B is 61,868 square feet (Exhibit 7).
12. The site is undeveloped and covered with a moderate growth of brush, weeds, grass, and trees. The site
contains a gravel road along the south shared property line and parallel with the west property line.
Near the northwest corner there is an asphalt strip leading to the retaining wall (Exhibit 4).
13. There are a total of nine (9) significant trees onsite. One of the original 9 trees, on or near the
southwest property line, was identified on the landscaping plan as being retained (Exhibit 5).
14. The applicant submitted a conceptual landscape plan which includes the installation of 38 deciduous
street trees (shademaster thornless honeylocust, English oak, and greenspire Linden), 120 onsite
drought resistant deciduous trees (vine maple, luster serviceberry, red alder, hackberry, dogwood,
Oregon white oak, Japanese zelkova), and 71 onsite drought resistant evergreen trees (marina
madrone, incense cedar, shore pine, and Douglas fir). The proposed planting plan also includes 1,652
shrubs and 5,137 ground cover plants throughout the site (Exhibit 5).
15. The applicant submitted a Preliminary Drainage Report by WHPacific (revised date March 24, 2015;
Exhibit 23). The drainage report follows the 1990 King County Surface Water Design Manual
(KCSWDM). According to the report, the proposed project was included in the design of the existing
storm drainage treatment system, located across Naches Ave SW to the south and east of the project,
and there is no evidence that it was not adequately sized or constructed to serve the proposed
construction.
16. On March 23, 2015, the Environmental Review Committee, pursuant to the City of Renton's
Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), issued a Determination of Non-
Significance - Mitigated (DNS-M) for Longacres Business Center (Exhibit 28). The DNS-M included one
(4) mitigation measure. A 14-day appeal period commenced on March 27, 2015 and ended on April 10,
2015. No appeals of the threshold determination have been filed.
17. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measure with the Determination of Non-Significance – Mitigated:
1. Project construction shall be required to comply with the recommendations found in the
Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015).
2. The applicant shall provide street frontage improvements on the south side of SW 27th Street
(Stander Blvd) right-of-way. Street improvements shall include a six-foot planter strip followed
by a six-foot concrete sidewalk. The street frontage right-of-way improvements shall begin at
the southwest intersection of SW 27th Street and Naches Ave SW and continue west towards
Burlington Northern Railroad for a total distance of 360 feet beyond the existing intersection
centerline or until the easterly limits of the existing fire hydrant located approximately 65 feet
west of the proposed driveway access on SW 27th Street.
3. The applicant shall provide a minimum 30-foot wide landscaped buffer with a berm along SW
27th Street. The 30-foot landscape berm shall begin measuring from behind the required six-
foot sidewalk. The width of the buffer may be reduced to no less than 15 feet near the existing
retaining wall at the northwest property line.
4. The applicant shall be subject to independent secondary peer review of the submitted
Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015) for the
proposed surcharging to obtain the desired net allowable bearing capacity for the conventional
spread footing design of the two-story building. The secondary review shall be at the expense
of the applicant. The applicant may forgo secondary review should they choose an alternate
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ground improvement technique, such as vibrated stone columns or aggregate rammed piers,
due to the site’s high seismic hazards.
18. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments have been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
19. The applicant has requested Site Plan Review and a Street Modification. The following table contains
project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-
200:
SITE PLAN REVIEW CRITERIA:
a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The site is designated Employment Area Valley (EAV) on the Comprehensive Plan Land Use Map. There
are two Employment Area Land Use Designations: Employment Area – Industrial, and Employment Area
– Valley. Flexibility is encouraged in the Employment Areas by allowing a range of uses and multiple
users on sites. Research and development businesses may need to evolve into production and
distribution facilities as products are developed and receive approval for marketing. A flexible approach
can facilitate business development and stimulate creation of nodes of employment activity supported
by commercial and service uses. The goal of employment areas is to achieve a mix of land uses including
industrial, high technology, office, and commercial activities in Employment Areas that lead to economic
growth and a strengthening of Renton’s employment base.
The purpose of the Employment Area – Valley designation is to allow the gradual transition of the Valley
from traditional industrial and warehousing uses to more intensive retail service and office activities.
The intent is to allow these new activities without making industrial uses non-conforming and without
restricting the ability of existing businesses to expand.
Objective LU‐HHH: Provide for a mix of employment‐based uses, including commercial,
office, and industrial development to support the economic development of the City of
Renton.
Policy LU‐305. Multi‐story office uses should be located in areas most likely to be served by
future multi‐modal transportation opportunities. A greater emphasis on public amenities is
appropriate for this type of use.
Policy LU‐306. Uses such as research, design, and development facilities should be allowed in
office designations and industrial designations when potential adverse impacts to
surrounding uses can be mitigated.
Policy LU‐307. Recognize viable existing and allow new industrial uses in the Valley, while
promoting the gradual transition of uses on sites with good access and visibility to more
intensive commercial and office use.
Policy LU‐315. Commercial Office zoning should be supported where a site has high visibility,
particularly in those portions of the Valley that are gateways and/or along the I‐405 and SR
167 corridors, where larger sites can accommodate more intensive uses, and where sites can
take advantage of existing and/or future multi‐modal transportation opportunities.
Policy LU‐317. Site plan review should be required for all new projects in the Employment
Area‐Valley pursuant to thresholds established in the City’s development regulations.
Policy LU‐318. New development, or site redevelopment, should conform to development
standards that include scale of building, building façade treatment to reduce perception of
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bulk, relationship between buildings, and landscaping.
Policy CD‐20. Orient site and building design primarily toward pedestrians through master
planning, building location, and design guidelines.
Policy CD‐21. In areas developed with high intensity uses, circulation within the site should
be primarily pedestrian-oriented. Internal site circulation of vehicles should be separated
from pedestrians wherever feasible by dedicated walkways.
Policy CD‐23. Development should have buildings oriented toward the street or a common
area rather than toward parking lots.
Policy CD‐30. Non-residential development should have site plans that provide street access
from a principal arterial, consolidate access points to existing streets, and have internal
vehicular circulation that supports shared access. Curb cuts and internal access should not
conflict with pedestrian circulation.
Policy CD‐35. Support commercial and industrial development plans incorporating the
following features (only applicable features are listed): 1) Shared access points and fewer
curb cuts; 2) More than one use into a single development; 3) Internal circulation among
adjacent parcels; 4) Shared facilities for parking, transit, recreation, and amenities; 5)
Unified development concepts; and 6) Landscaping and streetscape that softens visual
impacts.
Policy CD‐39. Ensure quality development by supporting site plans and plats that incorporate
quality building, development, and landscaping standards that reflect unity of design and
create a distinct sense of place.
Policy CD‐40. Use design regulations to provide direction on site design, building design,
landscape treatments, and parking and circulation.
Policy CD‐41. Site design of development should relate, connect, and continue design quality
and site function from parcel to parcel.
Policy CD‐55. Landscape buffers, additional setbacks, reduced height, and screening devices,
such as berms and fencing, should be employed to reduce impacts (e.g. visual, noise, odor,
light) on adjacent, less intensive uses.
Policy CD‐56. Office sites and structures should be designed (e.g. signage; building height,
bulk and setback; landscaping; parking) to mitigate adverse impacts on adjacent land uses.
b. ZONING COMPLIANCE AND CONSISTENCY:
The subject site is classified Commercial Office (CO) on the City of Renton Zoning Map. The Commercial
Office zone implements the Employment Area Valley Land Use designation. The Commercial Office Zone
(CO) is established to provide areas appropriate for professional, administrative, and business offices
and/or related uses. Office uses of various intensities are allowed in these areas to create an
Employment Center. In addition, a mix of secondary uses which provide retail and service support to the
employees of these areas are allowed, subject to special conditions. Limited light industrial activities,
which can effectively blend in with an office environment, are included as secondary uses, as are medical
institutions, convalescent centers, nursing homes and retirement residences. In keeping with adopted
land use policies, the zone allows a mix of uses subject to special development standards, which are
intended to ensure a qualitative working environment. The following are applicable to the proposal:
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Lot Dimensions: Per RMC 4-2-120B, the minimum lot size in the CO zone is 25,000 square feet.
Staff Comment: The project site consists of five parcels. The parcels range in size from 79,865 square
feet (APN 0886700290) to 177,720 square feet (APN 0886700270) with an average lot size of 107,138
square feet. Each lot meets the minimum lot size of the zone (Exhibits 2 - 4).
Lot Coverage: Per RMC 4-2-120B the CO zoning designation has an allowed lot coverage of 65
percent (65%) for buildings.
Staff Comment: Based on conceptual site plans, the total building footprint is 110,700 square feet.
The two buildings will be located on four of the five lots. The applicant must complete a lot
combination or lot line adjustment prior to building permit issuance. Through a lot combination of all
lots the two buildings would meet the lot coverage thresholds of the zone by covering only 21.5%
(110,700 sf / 513,888 sf = 33.5%) of the entire site.
Additionally, there are no impervious coverage maximums for the zone. The proposed structure with
other associated improvements including impervious surfaces for parking area would cover
approximately 80 to 90 percent of the site.
Building Height: Per RMC 4-2-120B building height is restricted to 250 feet, or 20 feet more than the
maximum height allowed in the adjacent residential zone.
Staff Comment: The 3-story building (Building A) has a building height of 46 feet (Exhibit 6). The
structure has a parapet around the building that is 4 feet above the roof level (42 ft). The 2-story
building (Building B) has a building height of 36 feet (Exhibit 6). The structure also has a parapet
around the building and the roof height is 32 feet above grade. The proposal complies with the height
requirements for commercial structure within the CO zone.
Setbacks: Per RMC 4-2-120B the CO zoning classification requires a 15-foot minimum front yard
setback for buildings less than 25 feet (20 ft – buildings 25 ft to 80 ft in height). The CO zone has no
rear or side yard setback except 15 feet if lot abuts or is adjacent to a residential zone.
Staff Comment: The project is generally bounded by CO zoning on all sides except the west property
line, which is RC. The 3-story building, Building A, is located furthest north and west, and is roughly
125 east of the west property line and 95 feet south of the north property line. Building A measures
approximately 127 feet wide by 405 in length, and is 46 feet in height. The 2-story building, Building
B, is located roughly 91 feet west of the east property line and approximately 111 feet north of the
south property line (near the cul-de-sac). Building B measures approximately 175 feet across and 370
feet in length, and is 36 feet in height. The proposed building meets the minimum and maximum
setback requirements of the CO zone.
Landscaping: Per RMC 4-2-120B a minimum onsite landscaping of ten feet is required along the
street frontage, except where reduced through the site plan review process. Additionally, a minimum
15-foot wide sight-obscuring landscape strip is required when a commercial zoned lot is adjacent to
property zoned commercial.
Staff Comment: The property is covered by ground cover, including 95% grass/pasture and 5% low
growing vegetation. There are also nine (9) “volunteer” trees growing on the site. The existing
conditions map shows four (4) deciduous trees near the northwest property line, and four (4)
cottonwood trees and one (1) poplar clump on or near the southwest property corner. The applicant
is proposing to strip the site of all vegetation on the site. A single cottonwood on or near the
southwest property line was identified on the landscaping plan as being retained, thus complying
with the tree retention requirements of retaining 10 percent of existing significant trees in
commercial zones (Exhibits 4 & 5). The applicant is proposing to replant the site with 38 deciduous
street trees (shademaster thornless honeylocust, English oak, and greenspire Linden), 120 onsite
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drought resistant deciduous trees (vine maple, luster serviceberry, red alder, hackberry, dogwood,
Oregon white oak, Japanese zelkova), and 71 onsite drought resistant evergreen trees (marina
madrone, incense cedar, shore pine, and Douglas fir). The applicant is also proposing to plant 1,652
shrubs and 5,137 ground cover plants throughout the site (Exhibit 5). A final detailed landscaping
plan that complies with RMC 4-8-120 must be submitted and approved prior to issuance of the street
and utility construction permits; staff recommends this as a condition of approval.
In order to create a meaningful landscape buffer between SW 27th Street and the proposed 790
surface parking lot, the Environmental Review Committee issued a mitigation measure that would
provide a minimum 30-foot landscaped buffer with berm along SW 27th Street from the back of
property line. The width of the buffer may be reduced to no less than 15 feet near the existing
retaining wall at the northwest property line. The berming will have slopes of 3:1 (2:1 max), with a
maximum height of four (4) feet.
The proposal includes 790 parking stalls for 188,585 square feet of office space and 62,240 square
feet of manufacturing and warehouse space. The parking lots have perimeter landscaping. This is
achieved through a conceptual landscaping plan that includes a minimum 10-foot buffer around the
perimeter of the west, north and south property lines (Exhibit 5).
Additionally, the applicant has submitted for a street modification request on Naches Ave SW, as
outlined in RMC 4-6-060F.2.d (right-of-way width 60 feet, pavement width of 40 feet, sidewalk width
of 5 feet) that would reduce the street frontage onsite landscaping buffer to five at the pinch point at
the first project entry (north of the first entrance into the site on Naches Ave SW). In lieu of providing
the code-required street improvements, the applicant is proposing to construct a five-foot sidewalk
and five-foot landscaping buffer from the NE corner of SW 27th Street along Naches Ave SW until the
project entry (Exhibit 24). Provided there is no additional right-of-way dedication on Naches Ave SW,
and the street modification is approved with a 5-foot sidewalk and 5-foot landscape buffer, the onsite
landscaping buffer would maintain a minimum of five feet along the street frontage.
Staff is recommending a street modification that would reduce the street frontage landscaping to
zero in limited portions of the site behind the sidewalk, with fluctuations up to eight feet between the
first and second entrances on Naches Ave SW. Surface parking lots with 10,000 square feet or greater
in area must provide a minimum of 5% of landscaping within the parking lot area in a pattern that
reduces the barren appearance of the parking lot. The parking lot area totals 282,503 square feet.
The applicant has provided 33,966 square feet of hardscape. The perimeter landscaping totals 51,567
square feet (10%) and the interior landscaping totals 34,945 square feet (7%). The landscaping islands
have been dispersed throughout the parking area and they serve to reduce the barren appearance of
the parking lot. All landscape islands meet the minimum five-foot width requirement. The placement
of the buildings also contributes to the break-up of the 6.5-acre parking lot.
The City of Renton owns the 20-foot wide commercial property between the southwest parcel (APN
0886700300) and the Bank of America site (APN 0886700320). No additional landscaping above the
10-foot buffer is required between the applicant’s parking lot and the City of Renton’s commercially
zoned service parcel.
Underground sprinkler systems are required to be installed and maintained for all landscaped areas,
unless 100% of the landscaping is drought tolerant. The applicant is proposing drought resistant
vegetation. The landscaping will be watered with a temporary irrigation system or by hand watering
for a period of two years. A final detailed landscape plan will need to be submitted and approved
prior to construction permit.
Screening: RMC 4-2-120B has standard requirements for surface mounted equipment to be screened
or shielded from public view and standards for roof-top equipment that should be similarly screened
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from view. Shielding shall consist of roof wells, clerestories, parapets, walls or enclosures as
determined by the Administrator to meet the intent of the requirement.
The applicant is also proposing surface-mounted mechanical equipment (generator) and outdoor
storage near the south end of Building B. All surface mounted equipment must be screened from
public view and all outdoor storage must be screened from adjacent or abutting properties and
public rights-of-way. Outdoor storage uses shall provide fencing, berming, and/or landscaping.
Staff Comment: The application has roof mounted mechanical equipment on both structures that will
be screened around all sides, approximately 8 feet above the top of the parapet, in order to minimize
the impacts on the pedestrian environment and adjacent uses. Compliance with rooftop screening will
be verified at the time of building permit construction.
The proposed surface mounted equipment and outdoor storage is screened to the north by Building B,
and to the west by a planter island bulb-out. No landscaping or screening is proposed on the south or
east sides. Staff recommends landscaping along the south side of the generator in order to provide
sufficient screening. Staff recommends, as a condition of approval, that the applicant add a minimum
10-foot wide landscape strip along the south side of the proposed generator. The landscape strip shall
include a mixture of trees, plants and shrubs that combined accomplish a sufficient screen. The
revised landscaping plant schedule and landscaping plan shall be submitted to and approved by the
Current Planning Project Manager prior to construction permit approval.
Parking: The parking regulations, RMC 4-4-080F.10.e, require a specific number of off-street parking
stalls for vehicles. The following ratios are required based on land use: 1) Offices – professional and
businesses, a minimum of 3.0 per 1,000 square feet of gross floor area and not more than a
maximum of 4.5 parking spaces per 1,000 square feet of gross floor area; 2) Manufacturing and other
nonresidential developments, a minimum of 1 for each 1,000 square feet of gross floor area and no
more than a maximum of 1.5 spaces per 1,000 square feet of gross floor area (but to include
warehousing space); 3) Warehouses and storage buildings, 1 for each 1,500 square feet of gross floor
area.
Bicycle parking is encouraged for the development. Based on the land use, the number of bicycle
parking spaces should be equivalent to ten percent (10%) of the number of required off-street
parking spaces.
Staff Comment: The applicant is proposing 135 compact stalls (17%), 638 standard stalls (81%), and
17 ADA stalls (2%) for a total of 790 parking stalls. Based on the parking regulations, Building A would
have a required minimum stall count of 441 and a maximum stall count of 661, and Building B would
have a required minimum stall count of 180 and a maximum stall count of 264. Together the two
buildings would have a minimum off-street parking stall requirement of 621 and a maximum stall
requirement of 925. The proposed 790 stalls falls within the minimum and maximum parking
regulations of the code. So that the parking is located on the same lot as the structure, staff
recommends as a condition of approval that, the applicant complete a lot combination into a single
lot or a lot line adjustment, such that the required parking is on the same lot as each structure,
pursuant to the minimum code standards per building. Should the applicant choose to complete a lot
line adjustment with more than one lot, staff is recommending as a condition of approval that a cross
access agreement and/or a shared parking agreement be provided with the development.
The parking lot is designed with 24-foot-wide two-way travel aisles throughout the site. All parking
onsite will be 9 feet wide by 20 feet deep for standard parking stalls and 8 feet wide by 16 feet deep
for compact parking stall, which is in compliance with RMC 4-4-080F.8. The use of landscaping is an
integral component of the parking lot design; see Landscaping discussion for more information.
Bicycle parking is encouraged for the development. The subject site is located just south of Sound
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Transits Tukwila train station. The new office buildings would be within walking and biking distance
from this transportation hub. As a result, it is reasonable to assume many employees may be utilizing
Sound Transit to commute to work; therefore, staff recommends as a condition of approval that the
applicant comply with 50% of the current adopted bicycle parking code. Based on the land use, the
number of bicycle parking spaces should be equivalent to ten percent (10%) of the number of required
off-street parking spaces. There is limited space between the buildings that would support bicycle
racks and bicycle parking. Staff recommends, as a condition of approval, that the applicant add 31
bicycle parking spaces. Bicycle parking shall be provided for secure extended use and shall protect the
entire bicycle and its components and accessories from theft and weather. Acceptable examples
include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with
weather protection. A final bicycle parking plan shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval.
Loading Docks: RMC 4-2-120B provides approved locations for loading docks in the CO zone. They
are not permitted adjacent or abutting to a residential zone.
Staff Comment: The proposal includes one loading dock on south elevation of Building B. The site plan
provides a 100-foot truck apron as a clear maneuvering area in front of the loading doors. The
loading dock faces Naches Ave SW and the stormwater detention pond across the street. The parcels
that are adjacent to the loading dock location are all zoned CO and do not abut to a residential zone.
Pedestrian Access: For the CO zone, per RMC 4-2-120B, a pedestrian connection shall be provided
from a public entrance to the street, unless the Hearing Examiner determines that the requirement
would unduly endanger the pedestrian.
Staff Comment: This section of code is intended to provide pedestrian connections from the public
entrance to the public street. The applicant is proposing a common pedestrian connection between
the building entrances and SW 27th Street, as well as around each building. No direct sidewalk
connection is provided from the buildings to Naches Ave SW. Staff recommends, as a condition of
approval, that one additional pedestrian sidewalk connection on the south end of Building B be added
from the proposed six-foot (6’) sidewalk along the east side of Building B to the staff proposed five-
foot (5’) wide sidewalk on Naches Ave SW. The two sidewalk connections shall be a minimum of 5 feet
wide. A revised site plan shall be submitted to and approved by the Current Planning Project Manager
prior to prior to building permit approval.
Refuse and Recyclables: RMC 4-2-120B and RMC 4-4-090 provide specific standards for garbage,
refuse, dumpster areas, and recyclables. Outdoor refuse and recyclables deposit areas and collection
points shall not be located within 50 feet of a residential zoned property and in no case shall garbage,
refuse, or dumpster areas be located within the required setback or landscape areas. The collection
points must also be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle
traffic onsite or public right-of-way.
Collection points shall be of sufficient width and depth to enclose containers for refuse and
recyclables and allow easy user access, including a gate opening at least 12 feet wide for haulers and
a vertical clearance of 15 feet. They must also be identified by signs not exceeding two (2) square
feet.
Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any
building primarily used to contain a refuse or recyclables deposit area shall be consistent with the
design of the primary structure on the site. The Collection areas must be screen with a six-foot (6’)
wall or fence or screened and provide weather protection by using weather-proofed containers or by
providing a roof over the storage area.
Staff Comment: Each use has a different refuse and recyclables requirement; the table below is based
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on standards required in RMC 4-4-090E:
Use
Recyclables
Deposit
Areas
(Minimum)
Subtotal (SF)
Refuse
Deposit
Areas
(Minimum)
Subtotal (SF) Total Area
Required (SF)
Office
146,910 SF
(Building A)
2 sf per 1,000
gross sf 293.82 4 sf per 1,000
gross sf 587.64 881.46
Total (Building A) 293.82 587.64 881.46
Office
41,675 SF
(Building B)
2 sf per 1,000
gross sf 83.35 4 sf per 1,000
gross sf 166.7 250.05
Manufacturing &
Warehouse;
62,240 SF
(Building B)
3 sf per 1,000
gross sf 186.72 6 sf per 1,000
gross sf 373.44 560.16
Total (Building B) 270.07 540.14 810.21
Refuse and Recyclables Totals 1,691.67
The applicant is proposing two separate refuse and recyclable areas. Building A’s refuse and
recyclable collection area is located 10 feet from the west property line, just south of the building line
extended. The location of the deposit areas is outside the required setback or landscape areas. The
design consists of 2-inch CMU block (painted) wall on three sides. The overall height of the wall is 6’-
2” above a 4-inch concrete slab. The gate openings are 13.5 feet or wider as required for haulers for
each of the four deposit enclosures. No roof structure is proposed; therefore, weather-proofed
containers are required.
The refuse and recyclable deposit areas for Building B meet the minimum size requirements of 270
square feet for recyclables (13.5 ft x 20 ft) and 540 for refuse (27 ft x 20 ft). Alternatively, the
applicant is proposing a refuse deposit area measuring 27 feet wide by 20 feet deep (540 SF) and a
recyclable deposit area 18 feet wide by 20 feet deep (360 SF) for Building A. The refuse deposit area is
slightly undersized and the recyclable deposit area is somewhat oversized. The applicant needs to
shift the center wall such that the sizes of the refuse and recyclable deposit areas match the minimum
totals, identified in the table above (this could be accomplished by increasing the width of the refuse
by 2.5 feet and reducing the width of the recyclable area by 2.5 feet). Staff recommends, as a
condition of approval, that the applicant modify the width of the refuse and recyclable deposit areas
for Building A, such that the sizes of the deposit areas meet the minimum areas. A revised trash
enclosure detail(s), meeting the minimum size requirement for each refuse and recycling area, shall
be submitted to and approved by the Current Planning Project Manager prior to building permit
approval. Additionally, the architectural design of any structure enclosing an outdoor refuse or
recyclables deposit area shall be consistent with the design of the primary structures.
Signs: The applicant would be required to comply with the signage requirements outlined in RMC 4-
4-100 at the time of sign application.
Staff Comment: The applicant did not submit a signage package for the proposed Longacres Business
Center. Staff recommends, as a condition of approval, that the applicant be required to submit a
conceptual sign package, which indicates the approximate location of all exterior monument and/or
building signage. Proposed signage shall be compatible with the building’s architecture and exterior
finishes. The conceptual sign package shall be submitted to and approved by the Current Planning
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Project Manager prior to building permit approval.
Critical Areas: As indicated by the 1995 Effective FEMA Flood Insurance Rate Map (Exhibit 8), the
proposed site does not lie within a floodplain or floodway. According to the Environmental Setting
Report by Terracon Consultants, Inc. (dated February 5, 2015; Exhibit 15) the site contains no
wetlands, flood zones, streams, lakes, or critical habitats on or adjacent to the property, based on a
review of third party work and online resources. However, the site is located within a high seismic
hazard area.
Additionally, the National Wetland Inventory (NWI) map did not identify a wetland area on or
adjacent to the property. A wetland area was identified approximately 250 feet south-southeast of
the property. A report entitled “Longacres Office Park, Surface Water Management Project,
Conceptual Wetland Mitigation Plan” prepared by Shapiro and Associates, Inc. (dated August 1998)
was prepared for a 164-acre parcel which included the subject property.
c. DESIGN REGULATION COMPLIANCE AND CONSISTENCY:
Not applicable.
d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY:
Not applicable.
e. OFF-SITE IMPACTS:
Structures: Restricting overscale structures and overconcentration of development on a particular
portion of the site.
Staff Comment: The proposed structures utilize less building coverage and height than allowed for in
the zone. The buildings would be located more towards the center of the project site with surface
parking areas located around the buildings on, at least portions, of all sides of the buildings. The
building’s orientation and entrance would face the north and east towards the public streets. The
proposed buildings would have a combined footprint of 110,700 square feet, which does not include
future expansions on the 11.8 acre site resulting in a combined building lot coverage of approximately
21.5%. The proposal would not be an overscale structure or overconcentration of development on the
subject site as the proposal does not exceed maximum height, lot coverage, and setback
requirements. The scale, height and bulk of the proposed building are also appropriate for the scale of
the site. The applicant has achieved compatibility with the surrounding uses through substantial
setbacks and proposed landscaping. Additionally, SEPA conditions for frontage improvements on SW
27th St and a 30-foot wide onsite landscape buffer and berm would also serve to create compatibility
with surrounding properties.
City staff does not anticipate any adverse impact on surrounding properties and uses as long as the
conditions of approval are complied with.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties.
Staff Comment: There are no existing driveways along the property frontages of the site. The
applicant is proposing four (4) separate full access driveways from both SW 27th St and Naches Ave
SW. The site access driveway on SW 27th St would located roughly 300 feet west of the NW 27th
St/Naches Ave SW intersection and would be restricted to right-in, right-out only. The remaining three
(3) driveways are located off of Naches Ave SW (approx. 380 ft, 870 ft and 1160 ft) from the
intersection and each meets the maximum number of driveways for single ownership. Truck
ingress/egress will be provided at the southernmost access at the existing cul-de-sac. The main
driveway approach is located approximately 180 feet south the Federal Reserve gated entry point on
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Naches Ave SW in order to avoid any miscommunication between the two entities. See Pedestrian
Access subsection above for more information.
The proposal promotes safe and efficient circulation through the proposed access points.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop
equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties.
Staff Comment: The proposal includes one loading dock on south elevation near the southeastern
portion of the site, facing the cul-de-sac and the stormwater detention pond. The site plan provides
for a minimum of 100 feet (100') of clear maneuvering area in front of each loading door. Additional
interior landscaping in front of the south facing portion of the generator will contribute towards
minimizing the views from the public street and property to the south.
The refuse and recyclable area will be located within CMU block walls. The structure as described in
detail in the previous subsection “b. Zoning Compliance and Consistency” Refuse and Recyclables.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive
natural features.
Staff Comment: There are no territorial views for which to maintain visual accessibility. Staff received
no comments from adjacent properties regarding views.
Landscaping: Using landscaping to provide transitions between developments and surrounding
properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the
project.
Staff Comment: There is a note on the Binding Site Plan that reads: “The City reserves the right to
require reasonable landscape enhancements along street frontages in order to establish a consistent
streetscape throughout the site” (Exhibit 25). See Landscaping discussion under Findings of Fact, Site
Plan Review Criteria #19.b.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness
or glare to adjacent properties and streets. Lighting standards located so as to not interfere with
parking stalls, stacking areas and ingress and egress areas.
Staff Comment: Upon project completion, it is anticipated that primary light impacts would be
generated from exterior lighting associated with the newly constructed building and parking lot
lights. Any lighting impacts of this nature would occur during the evening hours and during the late
afternoon in the winter months. Proposed perimeter landscaping with berming along SW 27th St is
anticipated to minimize glare from headlights on adjacent streets and properties. The required
lighting, including LED street lighting meeting Commercial Access road lighting levels from the
development, should adequately provide for public safety without casting excessive glare on adjacent
properties or interfere with parking stalls, stacking areas and ingress/egress areas. No lighting plan
was submitted by the applicant. Staff recommends, as a condition of approval, the applicant be
required to provide a lighting plan that adequately provides for public safety without casting
excessive glare on adjacent properties at the time of building permit review. Down-lighting shall be
used in all cases to assure safe vehicular movement in an area where pedestrians could be walking.
The lighting shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval. Parking lot lighting fixtures are to be mounted no more than 25 feet above
the ground.
f. ON-SITE IMPACTS:
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and
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orientation.
Staff Comment: Existing noise within the vicinity of the subject site is primarily composed of vehicles
on the abutting streets (SW 27th St and Naches Ave SW) and the rail line located immediately west of
the site. It is anticipated that most of the noise impacts would occur during the construction phase of
the project. The site is surrounded by commercial development; therefore, the temporary noise
impacts are anticipated to be minimal and limited in duration, and are not anticipated to be more
impactful then the existing rail noise.
The applicant has submitted a Construction Mitigation Plan (Exhibit 16), which provides measures to
reduce construction impacts such as noise, control of dust, traffic controls, etc. Based on the provided
construction mitigation description, the applicant has indicated that construction is anticipated to
begin in Summer of 2015 and complete in late 2016. At this time, the applicant has indicated that
construction work would occur from 6:00 am to 10:00 pm Monday through Friday and from 6:00 am
to 6:00 pm on Saturday. The project would be required to comply with the City’s noise ordinance
regarding construction hours, which are limited to 7:00 am to 8:00 pm Monday through Friday with
hauling hours from 8:30 am to 3:00 pm or as established in the approved traffic control plan. Also, no
excessive levels of noise are expected to be generated during the operation of the completed project.
Due to the requirement and need for parking, it is a challenge to limit the paved and/or impervious
surfaces on the site. While there is an exceptional amount of parking; the lot has been sufficiently
landscaped. The applicant is also taking special measures to protect landscaping from damage by
vehicles and/or pedestrian traffic by providing defined pedestrian and vehicular areas. If all conditions
of approval are met, there will be adequate provisions for privacy and noise reduction by building
placement and the use of landscaping.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle
needs.
Staff Comment: The proposed buildings would be located central to the site with surface parking
areas located along the perimeter of the site. The larger setbacks of the building from the property
line will provide for flow of sunlight, winds, vehicle and pedestrian movement through most of the
site. Prevailing winds in the area are from the southwest during most of the year (fall, winter and
spring) as well as the direction of sunlight. The structures would cast shade on the breezeway area
and the north elevations throughout most of the day. The applicant should take measures to provide
ornamental lighting within the vicinity of the entrances and along the north elevations in order to
adequately illuminate the area for pedestrians and bicyclists. The required lighting plan shall address
ornamental lighting.
Proposed landscaping has been strategically placed on site in order take advantage of sun exposure
from the south and west most times of the year, and would likely only be shaded at certain times of
the day during the winter months.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using
topography to reduce undue cutting and filling, and limiting impervious surfaces.
Staff Comment: There are very few natural features onsite. The site is currently undeveloped and
covered with a moderate growth of brush, weeds and grass. The site can be characterized as mostly
level with elevation at or near 28 feet; it slopes off towards the property lines with the largest
elevation near the north property line near the retaining wall.
The applicant is proposing to strip the site of all vegetation. A single cottonwood on or near the
southwest property line was identified on the landscaping plan as being retained, thus complying
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with the tree retention requirements of retaining 10 percent of existing significant trees in
commercial zones (Exhibits 4 & 5). Protected trees to be retained shall be fenced off around the drip
line and a sign posted that the trees to be preserved and the location of the trees shall be indicated on
all utility construction plan sheets. The fencing shall be in place prior to the issuance of any utility
construction permits and shall remain until the final inspection of the new building is complete.
The applicant submitted a Geotechnical Report prepared by Terra Associates, Inc., dated January 26,
2015 (Exhibit 11). The report states that the subsurface conditions were explored by excavating 10
soil test pits to depths of 7 to 15.5 feet below current site grades. The soils observed at the site were
identified as highly variable interbedded alluvial soils composed of silts, clays and silty sand layers
with a significant amount of fines, which will be difficult to compact as structural fill when too wet.
Over most of the site with the existing slope gradients, these soils will have a slight potential for
erosion when exposed. Therefore, the site is considered a low erosion hazard by the report. Protection
measures include perimeter silt fencing to contain erosion onsite and cover measures to prevent or
reduce soil erosion during construction. The report does not address storm water infiltration, but it
does estimate the total potential settlement in the range of two to three inches. Given the variability
of the soils, the settlement could be differential in nature and this amount of settlement would not
structurally impact the building but could result in damage of a cosmetic nature.
The geotechnical report concludes that development of the site, as proposed, is feasible from a
geotechnical engineering standpoint. The primary geotechnical concern at the site is the presence of
compressible soil strata susceptible to consolidation under the planned building loads. The heavier
three-story building loads could be mitigated from potential settlement-related impacts by supporting
the structure on piles or on spread footings, bearing on ground conditions improve by installing,
rammed aggregate piers/stone columns. The lighter loaded two-story building could be supported on
conventional spread footings following completion of a building fill surcharge program. If grading
activities occur in the winter, import clean granular material for use as structural fill and backfill is
recommended by the project engineer. Alternatively, the report recommends stabilizing the moisture
in the native and existing fill soils with cement or lime.
Overall the submitted geotechnical report provides recommendations for geologic hazards, site
preparation and grading, preload/surcharge, excavation, foundations, slab-on-grade construction,
lateral earth pressures for wall design, drainage, utilities, and pavements. The Environmental Review
Committee issued a mitigation measure that project construction be required to comply with the
recommendations found in the Geotechnical Engineering Study prepared by Terra Associates, Inc.
(dated January 26, 2015). Additionally, the Environmental Review Committee issued a mitigation
measure that the applicant would be subject to independent secondary peer review of the submitted
Geotechnical Study conducted by Terra Associates, Inc. (dated January 26, 2015) for the proposed
surcharging to obtain the desired net allowable bearing capacity for the conventional spread footing
design of the two-story building. The applicant was given the opportunity to forgo secondary review
should they choose an alternate ground improvement technique, such as vibrated stone columns or
aggregate rammed piers, due to the site’s high seismic hazards (Exhibit 28).
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and
privacy where needed, to define and enhance open spaces, and generally to enhance the appearance
of the project. Landscaping also includes the design and protection of planting areas so that they are
less susceptible to damage from vehicles or pedestrian movements.
Staff Comment: Landscaping in public spaces and within the building site are being employed to
provide transitions between development and the surrounding environment as well as enhance the
project’s overall appearance. Proposed landscaping is analyzed under Findings of Fact, Site Plan
Review Criteria #19.b.
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g. ACCESS:
Location and Consolidation: Providing access points on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when
feasible, with adjacent properties.
Staff Comment: All public access will be provided from either SW 27th St or Naches Ave SW. The
applicant is proposing four (4) vehicular access points to the site from the two public streets. The site
access driveway on SW 27th St is restricted to right-in, right-out only. The remaining three (3)
driveways on Naches Ave SW will provide full access to all movements. Truck ingress/egress will be
provided at the southernmost access at the existing cul-de-sac. The access points will only serve
Longacres Business Center development.
The applicant submitted a Traffic Impact Analysis completed by TENW (dated February 4, 2015;
Exhibit 14). The results of the site access operation analysis show that the movements exiting the site
at all four driveways, are expected to operate at LOS A in 2017 with the proposed project and no
significant adverse transportation impacts are anticipated.
The proposal promotes safe and efficient circulation to and from the 11.8-acre site at the proposed
access points. The City is limiting the number of driveways to SW 27th St to a single right-in, right-out
driveway due to the significant grade difference and a sag curve to the west. The limit in number and
travel movements will increase vehicle and pedestrian safety by reducing the amount of pedestrian
and vehicle cross-over in the sidewalk corridor at this connection point. Vehicle and pedestrian access
is described in further detail in the subsections above.
Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the
location, design and dimensions of vehicular and pedestrian access points, drives, parking,
turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: See Parking, Location and Consolidation discussions above, also see Transit and
Bicycle discussion below. The site plan includes a through driveway aisle, basically around the interior
perimeter of the site. Pedestrian connections from the street to the buildings will be provided if all
conditions of approval are met. All public entries open to either the sidewalk realm at the front or
towards a parking area and not into an internal driveway or drive aisle which promote safety and
efficiency. The accessible stalls are proposed as the nearest stalls to the front entrances for easier
access.
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
Staff Comment: See previous Loading and Storage Areas, Location and Consolidation and Parking
discussions subsections in “Off-Site Impacts” section and Transit and Bicycle discussion in “Access”
subsection for more details. The loading and delivery area is located off the south portion of the
warehouse of Building B and is separated from employee parking and pedestrian areas. The
maneuvering space is completely off the right-of-way of any public street.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The applicant is vested to the 2003 Development Agreement (Exhibit 17) up to and
including adopted Ordinance No. 4877. Bicycle Parking Standards were not introduced to the Renton
Municipal Code until several years later. In the Parking subsection under Findings of Fact, Site Plan
Review Criteria #19.b staff is recommending that the applicant add 31 bicycle parking spaces secure
from theft and weather. This staff recommendation is located in the Parking subsection of the report,
under the heading “b. Zoning Compliance and Consistency.” Because it is unclear where the secured
bicycle parking will be located within the submitted material, staff recommends that a bicycle parking
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analysis and bicycle parking plan be provided as a condition of approval by the applicant.
Alternative transportation options are also available with public Tukwila Sounder Station at 7301
Longacres Way in Tukwila, approximately 1,000 aerial feet north of the site.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings,
public sidewalks and adjacent properties.
Staff Comment: Safe and attractive pedestrian connections are provided between parking areas, the
buildings ground floor levels, public sidewalks and adjacent properties, provided all conditions of
approvals are met. The Environmental Review Committee issued a mitigation measure that the
applicant must provide street frontage improvements on the south side of SW 27th St (Stander Blvd)
right-of-way. Street improvements include a six-foot planter strip followed by a six-foot concrete
sidewalk. The street frontage right-of-way improvements begin at the southwest intersection of SW
27th St and Naches Ave SW and continue west towards Burlington Northern Railroad for a total
distance of 360 feet beyond the existing intersection centerline or until the easterly limits of the
existing fire hydrant located approximately 65 feet west of the proposed driveway access on SW 27th
Street (Exhibit 27). Improvement towards providing safe and attractive pedestrian connections was
analyzed in the Pedestrian Access subsection above, including adding two pedestrian connections
from Building B to Naches Ave SW.
h. OPEN SPACE: Incorporating open spaces to serve as distinctive project focal points and to provide
adequate areas for passive and active recreation by the occupants/users of the site.
Staff Comment: The primary open space on the subject site is located in the hardscape between the
two structures at the center of the site. The roughly 40-foot wide space between the buildings
includes landscaping and a breezeway and has the potential to serve as a distinctive focal point from
within the site. Proposed and conditioned landscaping would provide passive recreation opportunities
for Group Health employees.
i. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier,
and incorporating public access to shorelines.
Staff Comment: The proposed structures would not block view corridors to shorelines or Mt. Rainier.
The public access requirement is not applicable as the site is not adjacent to a shoreline.
j. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable.
Staff Comment: There are no natural systems located onsite with the exception of drainage flows. See
Drainage discussion under Findings Section 19.k.
k. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the
proposed use.
Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish
services to the proposed development with 258 calls for service estimated annually by the Renton
Police Department, provided the applicant provides Code required improvements and fees. Approved
fire sprinkler and fire alarm systems are required throughout the building. All medical office buildings
equipped with an elevator in the City of Renton are required to have at least one elevator meet the
size requirements for a bariatric size stretcher. The buildings shall comply with the City of Renton
Emergency Radio Coverage ordinance. Fire impact fees are applicable at the rate of $0.14 per square
foot of commercial office/laboratory space and $0.08 per square foot of industrial/manufacturing
space. This fee is paid at time of building permit issuance, and may change year to year. Contact the
Renton Police Crime Prevention Representative to conduct a security survey of the premises once
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construction is complete. See Exhibit 20 or 28 for additional police and fire services and infrastructure
comments.
Parks and Recreation: There are no impacts to Parks. A final detailed landscaping plan shall be
submitted to and approved by the Current Planning Project Manager prior to construction.
Drainage: The applicant submitted a Preliminary Drainage Report by WHPacific (dated February
2015; Exhibit 12; revised date March 24, 2015; Exhibit 23). The drainage report follows the 1990 King
County Surface Water Manual. Most of the seven core requirements were briefly discussed and the
twelve special requirements will need to be addressed in the final drainage report. The 11.8-acre site
is located within the Black River drainage basin. Based on the City’s flow control map, the site falls
within the Peak Rate Flow Control Standard, Existing Conditions. The project is required to provide
Level 1 downstream analysis and a Level 2 or Level 3 may subsequently be required based on the
Level 1 analysis. The report and plan proposes a pipe network for conveyance of the onsite storm
water from the building’s footing drains, roof drains and parking lot to be conveyed to the existing
pipe system in Naches Ave SW. From there the runoff is to be treated and detained in an existing
storm water system called the South March Wetland “M”. This facility was designed by PacLand in
2007 as part of the Naches Ave SW and Bank of America projects. The exiting site will consist of 9.93-
acres of impervious area and 1.87-acres of impervious landscaping area. The downstream analysis
shall include a downstream capacity analysis to determine the volume of the pond as existing, the
current volume of the pond being utilized and the proposed development capacity to be added to the
existing pond. Verification of the existing pipe capacities to adequately convey the additional runoff
from the proposed site is also required.
The water quality and detention design requirements of the downstream storm water facility were
designed to meet the 1990 King County Surface Water Design Manual (KCSWDM).
An existing conveyance system exists in Naches Ave SW that was provided when the parcels were
created in order to accommodate the runoff from the project site. The conveyance system collects the
stormwater runoff and directs it to the treatment facility across Naches Ave SW to the south and east
of the project and eventually to the historic discharge location. The network discharges to an existing
engineered settling basin (Exhibit 13). The report indicates that there are no known capacity issues
with this system or no upstream surface flow onto the site. The stormwater treatment basin
discharges the treated storm water into a lowland wetland south of the basin. The storm drain basin
will not be changed as part of the proposed project and the report states that the drainage system
treatment basin will not be reanalyzed for capacity or effectiveness. A review of the construction plan
has determined that in the event that a storm creates more runoff than the system can store, a
bypass system was designed to protect the system from excessive damage.
Conveyance capacity and backwater conditions of the existing and proposed systems will be analyzed
and final pipe sizing will be performed with the final drainage system design (Exhibit 12). The
conveyance system is designed to provide hydraulic capacity to convey peak flows for the 25 year
peak flow (Exhibit 23).
The site is broken into 24 separate collection basins. The basins are grouped together into five (5)
piping systems that discharge into the multiple collection locations that were extended to the
property with the original construction. In addition to the 24 collection systems, there is a footing
drain line that will also be piped to the disposal system.
A Construction Stormwater Permit (NPDES) from the Department of Ecology is required for sites over
an acre.
Surface water system development fee rate is $0.540 per square feet of impervious surface. The rate
that is current at the time of utility permit issuance will be applicable. A Construction Storm Water
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Permit (NPDES) from the Department of Ecology is required for projects with clearing and grading
exceeding one acre and a Storm Water Pollution Prevention Plan (SWPPP) is also required.
Transportation: The subject site fronts onto SW 27th St and Naches Ave SW. The applicant submitted
a Traffic Impact Analysis completed by TENW (dated February 4, 2015; Exhibit 14). The memorandum
included information that the proposed project is estimated to generate a total of 2,498 new
weekday daily trips with 349 new trips occurring during the weekday AM peak hour (307 entering, 42
exiting), and 334 new trips occurring during the weekday PM peak hour (57 entering, 277 existing).
Based on the results of a traffic operations analysis at two (2) off-site study intersections (SW 27th St
and Naches Ave SW/SW 27th St and Oakesdale Ave SW), the study intersections currently operate at
LOS A and B, and are expected to continue to operate at LOS A and B in 2017 without or with the
proposed project. The results of the site access operation analysis show that the movements exiting
the site at all four driveways are expected to operate at LOS A in 2017 with the proposed project and
no significant adverse transportation impacts are anticipated with the proposed Longacres Business
Center development.
The right-of-way (ROW) width on SW 27th St is 90 feet and no additional ROW dedication is needed.
A sidewalk was recently constructed on the north side of SW 27th St and it currently serves both
pedestrians and bicyclists until a separated multi-use trail is constructed on the north side of SW 27th
St. Street frontage improvements are required on SW 27th Street based on the Strander Blvd Typical
Roadway Section (Exhibit 19) including a six-foot sidewalk and six-foot planter strip. The
Environmental Review Committee issued a mitigation measure that the applicant must provide street
frontage improvements on the south side of SW 27th St (Stander Blvd) right-of-way. Street
improvements include a six-foot planter strip followed by a six-foot concrete sidewalk. The street
frontage right-of-way improvements begin at the southwest intersection of SW 27th St and Naches
Ave SW and continue west towards Burlington Northern Railroad for a total distance of 360 feet
beyond the existing intersection centerline or until the easterly limits of the existing fire hydrant
located approximately 65 feet west of the proposed driveway access on SW 27th Street (Exhibit 28).
Street frontage improvements are also required on Naches Ave SW based on the minimum design
standards for commercial access streets per RMC 4-6-060F.2.d. They are as follows: ROW width of 60
feet, pavement width of 40 feet, sidewalks width of 5 feet (sidewalks on the property line), and street
lighting. The current 1.2-acre ROW on Naches Ave SW varies in right-of-way width with a minimum
ROW width of 33 feet along the frontage of Lot 31 (APN 088670-0310). No modifications were
requested prior to environmental review. In a street modification request letter (dated March 25,
2015; Exhibit 24) the applicant requested a modification to RMC 4-6-060F.2.d. along Naches Ave SW
frontage. In lieu of providing the code required street improvements, the applicant is proposing to
construct a five-foot sidewalk and five-foot landscaping buffer from the NE corner of SW 27th Street
along Naches Ave SW until the project entry.
The Transportation Department has concluded that the proposed modification of a 5-foot sidewalk
and 5-foot sidewalk is sufficient between the intersection of SW 27th St and Naches Ave SW and the
first project entry point. Additionally, staff is recommending that the applicant also provide a 5-foot
sidewalk and 5-foot planter strip from the first driveway to the second driveway located to the
southeast of Building B on Naches Ave SW (Exhibit 27). This will require additional right-of-way
dedication on portion of Naches Ave SW. See Exhibit 28 for staff recommended street frontage
design, measurements and specifics of the frontage improvements.
The modified right-of-way width, as described above, would meet the objective of a safe walkable
environment from the buildings to SW 27th St. The proposed staff improvements would allow for a
planting strip of sufficient size that would support street trees. There are no identified adverse
impacts from the requested modification to provide a reduced right-of-way.
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It is also anticipated that the proposed project would result in impacts to the City’s street system. In
order to mitigate transportation impacts, the applicant would be required to meet code-required
frontage improvements, City of Renton’s transportation concurrency requirements (Exhibit 26) based
upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. The
fee, as determined by the Renton Municipal Code at the time of building permit issuance, shall be
payable to the City.
Schools: No impacts are proposed to schools.
Water and Sewer: The proposed development is within the City of Renton’s 196 pressure zone water
service area. There is an existing 12-inch water main in Naches Ave SW that ends at the cul-de-sac
(refer to City project plan no. W-3399). There is also an existing 12-inch water main in SW 27th St
(Strander Blvd) that ends about 350 feet west of Naches Ave SW. The static water pressure is about
70 psi at ground elevation of 25 feet.
The maximum total flow capacity from both of the above 12-inch water mains is limited to 2,800
gallons per minute (gpm) since both water mains are fed by a single dead-end 12-inch water main in
SW 27th St west of Oakesdale Ave SW. Based on submitted material, the preliminary fire flow
demand for the proposed development is 5,250 gpm which is greater than the available maximum
fire flow capacity of 2,800 gpm from the two existing 12-inch water mains in Naches Ave SW and in
SW 27th St. Based on a hydraulic fire flow analysis an additional off-site extension of a new 12-inch
water main line will be required to connect to the existing 12-inch water main in Oakesdale Ave SW in
order to provide adequate fire flow. The final location of the water main extensions will be
determined as part of the design of the improvements. Adequate horizontal and vertical separations
between the new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical)
shall be provided for the operation and maintenance of the water main. Permits shall also be
obtained from Olympic Pipeline and/or King County/Metro for any work in the vicinity of their
respective lines. Staff is recommending a condition of approval that the off-site 12-inch water main
extension from the existing 12-inch water stub located north of the intersection of SW 27th St and
Naches Ave SW and extending northerly and easterly across the adjacent properties north of SW 27th
St and connecting to the existing 12-inch water line in Oakesdale Ave SW. The applicant shall obtain
the required easements, minimum 15-feet wide, from adjacent property owners for the off-site water
main extension. The applicant shall also obtain all required permits or authorizations from Olympic
Pipeline and from King County/Metro for any work conducted within the vicinity of their respective
lines.
The project is showing an onsite 12-inch diameter looped water main around the proposed buildings
connecting to the existing 12-inch main in Naches Ave SW and also to an existing 12-inch water stub
located at the end of the cul-de-sac along the south property line. The third proposed connection is to
an existing 4-inch water service to the lift station. The looped water main around the building is
required for a fire flow demand that exceeds 2,500 gpm. A 15-foot-wide utility easement shall be
dedicated to the City for the onsite water main improvements.
Other required onsite water main improvements include: 1) Installation of a separate fire sprinkler
stub to each building with a detector double check valve assembly (DDCVA) for backflow prevention.
The DDCVA shall be installed in an outside underground vault or in the building sprinkler rooms if it
meets the conditions as shown on City’s standard plan for the interior installation of a DDCVA; 2)
Installation of hydrants as required by Renton Fire Prevention Department; 3) Installation of a
separate domestic water meter with a reduced backflow prevention assembly (RPBA) to each
building. The RPBA shall be installed behind the meter and inside a heated enclosure (“hot-box”) per
City standard plan. Sizing of the meter shall be done in accordance with the Uniform Plumbing Code
meter sizing criteria; 4) Installation of landscape irrigation meter and double check valve assembly
City of Renton Department of Community & Economic Development Site Plan Review
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(DCVA).
The development is subject to City’s water system development charges (SDC) and meter installation
fees based on the size of the new domestic water meter(s), fire line and landscape irrigation meter
that will serve the development.
Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in Naches
Avenue SW. Two separate 6-inch diameter sewer stubs are shown to each of the new buildings and
have the required minimum 2% slope. The site plan proposes two connections to exiting sanitary
sewer manholes located within Naches Ave SW. System Development Charges (SDC) for sewer is
based on the size of the new domestic water meter(s) that will serve the new buildings. This is
payable at the time the utility construction permit is issued.
l. PHASING: The applicant is not requesting phasing of the Longacres Business Center on these five
parcels.
20. Whenever there is practical difficulties involved in carrying out the provisions of this Title IV, the
applicant may request a modification of the standards, provided the Criteria for modification identified
in RMC 4-9-250D.2 is satisfied:
MODIFICATION CRITERIA:
a. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment.
The applicant is proposing a modification from RMC 4-6-060F.2.d, which includes a right-of-way width of
60 feet, pavement width of 40 feet, sidewalks width of 5 feet (sidewalks on the property line), and LED
street lighting. The current 1.2-acre ROW on Naches Ave SW varies in right-of-way width with a minimum
ROW width of 33 feet along portions of the road. In a street modification request letter (dated March 25,
2015; Exhibit 24) the applicant requested a modification to the required frontage improvements along
Naches Ave SW. Specifically, the applicant is proposing to construct a five-foot sidewalk and five-foot
landscaping buffer from the NE corner of SW 27th Street along Naches Ave SW until the project entry.
The applicant contends that this will encourage/create a safe and aesthetically pleasing pedestrian
access/activity to Longacres Business Center’s main entrance as well as discourage pedestrian traffic at
the secondary, or truck loading entrance.
The Boeing Longacres Property Second Amended Binding Site Plan states that “the development of the
lots created herein shall provide suitable vehicular and pedestrian connections to public rights-of-way
with the development of the site as follows: Pedestrian connections shall be provided from building
entrances within each individual parcel to a public right-of-way.” Therefore, staff is supportive of the
applicant’s street modification request, in part, for a 5-foot sidewalk between the intersection of SW
27th St and Naches Ave SW and the first project entry point. This will limit the right-of-way dedication
along this portion of Naches Ave SW to only 5 feet, for a distance of approximately 365 feet. This
modification request will serve to maintain a larger onsite landscaped buffer that is generally consistent
with the landscape pattern used on SW 27th St between the 6-foot sidewalk and the proposed row of
compact parking stalls along the north property frontage. Staff is also recommending a continuation of
the 5 foot sidewalk between the first and second projects entry points on Naches Ave SW. The frontage
design should include a 5-foot planter strip at the back of the existing pavement (behind a 6” vertical
curb) from the first driveway to the second driveway located to the southeast of Building B on Naches
Ave SW (Exhibit 27). This extension would allow truck drivers and workers in the southeast portion of
City of Renton Department of Community & Economic Development Site Plan Review
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Building B a safe pedestrian connection to cross the parking area and access the public right-of-way
sidewalk along Naches Avenue SW. This will also require additional right-of-way dedication of up to 10’-
6” along 495 feet of Naches Ave SW frontage, as shown in Exhibit 28. The staff recommended
modification would meet the objective of a safe walkable environment from the buildings to SW 27th St.
The proposed staff improvements would allow for a planting strip of sufficient size that would support
street trees and preserve public landscaping potential in the public right-of-way. There are no identified
adverse impacts from the requested modification to provide a reduced right-of-way width less than 60
feet wide. Finally, staff is also recommending a 6” vertical curb between the second entrance point on
Naches Ave SW to the third entry point within the cul-de-sac. The curb will create a barrier between the
traffic and the required onsite landscaping.
b. Will not be injurious to other property(s) in the vicinity.
Naches Ave SW is a dead end street that ends in a cul-de-sac. The identified critical areas to the south
and the lack of public demand and pedestrian movements support a modification from the required road
standards. A reduction to the road standards will not be injurious to other properties in the vicinity.
c. Conform to the intent and purpose of the Code
The intent of the code is to require new construction to dedicate and complete half-street frontage
improvements. The applicant has indicated the need to adequately provide safe pedestrian movements
from the building entrances to the intersection of Naches Ave SW and SW 27th St. With the identified
improvements the intent and purpose of the Code are achieved.
d. Can be shown to be justified and required for the use and situation intended; and
Naches Ave SW includes a 5-foot wide sidewalk on east side of the road and a minimum 22.5-foot paved
roadway. If all conditions of approval are met, there are ample pedestrian and vehicular
accommodations to support safe and efficient access and circulation for all users and uses in the area.
e. Will not create adverse impacts to other property(ies) in the vicinity.
A reduction in the size of the road standards will not create adverse impacts to other properties in the
vicinity provided if all conditions of approval are met.
I. CONCLUSIONS:
1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met.
2. The proposal is compliant and consistent with City of Renton plans, policies, regulations and approvals,
as vested via Exhibit 17, 18, and 25.
3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the
conditions of approval are complied with.
4. The proposed Site Plan is anticipated to be compatible with existing and future surrounding uses as
permitted in the CO zoning classification.
5. The scale, height and bulk of the proposed buildings are appropriate for the site.
6. Safe and efficient access and circulation can be provided for all users.
7. There are adequate public services and facilities to accommodate the proposed use.
8. The proposed location is suited for the proposed office use.
9. Adequate parking for the proposed use can be provided.
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10. The proposed use would not result in a substantial or undue adverse effect on adjacent properties.
11. The proposed development would not generate any long term harmful or unhealthy conditions.
Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all
conditions of approval are complied with.
12. Adequate onsite landscaping is provided in all areas not occupied by buildings, refuse and recycling or
paving.
13. The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D.2 for approval of modifications as the
conditions of approval are complied with.
J. RECOMMENDATIONS:
Staff recommends approval of the Site Plan and Street Modification for Longacres Business Center, File No.
LUA15-000076, ECF, SA-H, MOD as depicted in the Exhibits, subject to the following conditions:
1. The applicant shall comply with the four mitigation measures issued as part of the Determination of
Nonsignificance-Mitigated (DNS-M), published March 27, 2015.
2. The applicant shall be required to submit a detailed landscape plan that complies with RMC 4-8-120 to
the Current Planning Project Manager prior to construction permit approval. The revised landscape
plan shall include, but is not limited to, the following:
a. Add a minimum 10-foot wide landscape strip along the south side of the proposed generator.
The landscape strip shall include a mixture of trees, plants and shrubs.
b. Add a minimum 5-foot wide landscape strip, at the back of the existing curb and/or behind a
required 6” vertical curb, between the first and second project entry points on the west side of
Naches Ave SW.
3. The applicant shall be required to add 31 bicycle parking spaces onsite. Bicycle parking shall be
provided for secure extended use and shall protect the entire bicycle and its components and
accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems,
in-building parking, and limited access fenced areas with weather protection. A final bicycle parking
analysis and bicycle parking plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
4. The applicant shall be required to submit a revised site plan to the Current Planning Project Manager
prior to construction permit approval. The revised site plan shall depict the following:
a. Add one (1) additional pedestrian sidewalk connection on the south end of Building B from the
proposed 6’ sidewalk, along the east side of Building B, to the staff proposed 5’ wide sidewalk
on Naches Ave SW. This sidewalk connection shall be a minimum of 5’ wide.
b. Add a new 6” vertical curb (or if possible reuse existing) and a new 5’ wide sidewalk between
the intersection of SW 27th St and Naches Ave SW up to the south end of the first project entry
point on Naches Ave SW (approximately 365 feet). Approximately 5’-6” of right-of-way
dedication along this stretch of Naches Ave SW will be required.
c. Add a 5-foot sidewalk between the first and second project entry points on Naches Ave SW.
The sidewalk shall be placed behind a minimum 5-foot wide landscape strip. Approximately 10’-
6” of right-of-way along Naches Ave SW will be required.
d. Add a 6” vertical curb between the second and third project entry points on Naches Ave SW.
Approximately 6” of right-of-way dedication along the west part of Naches Ave SW will be
required.
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5. The applicant shall provide architectural details for the refuse and recyclable deposit areas that are
consistent with the design of the primary structures. The deposit areas for Building A shall be modified
in size in order to meet the minimum area requirements of the use. Building A shall have a recyclable
deposit area that has a minimum area of 294 square feet and a refuse deposit area with a minimum
area of 588 square feet. A revised trash enclosure detail(s), meeting the minimum size requirements
and design details for each refuse and recycling area, shall be submitted to and approved by the
Current Planning Project Manager prior to building permit approval.
6. The applicant shall provide an off-site 12-inch water main extension from the existing 12-inch water
stub located north of the intersection of SW 27th St and Naches Ave SW and extending northerly and
easterly across the adjacent properties north of SW 27th St and connecting to the existing 12-inch
water line in Oakesdale Ave SW. The applicant shall obtain the required easements, minimum 15’ wide,
from adjacent property owners for the off-site water main extension. The applicant shall also obtain all
required permits or authorizations from Olympic Pipeline and from King County/Metro for any work
conducted within the vicinity of their respective lines.
7. The applicant shall be required to submit a conceptual sign package which indicates the approximate
location and size of all exterior building signage. Proposed signage shall be compatible with the
building’s architecture and exterior finishes. The conceptual sign package shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
8. The applicant shall provide a lighting plan which will adequately provide for public safety without
casting excessive glare on adjacent properties at the time of building permit. The plan shall indicate the
location of exterior/ornamental lighting to be attached to the building, and any surface parking lighting,
including specifications of the light fixtures. The lighting plan shall be submitted to, and approved by,
the Current Planning Project Manager prior to building permit approval.
9. The applicant shall provide a cross access agreement and/or a shared parking agreement if the
development is divided into two or more separate lots.
EXPIRATION PERIODS:
Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to
RMC section 4-9-200.