HomeMy WebLinkAboutReport 10 0
CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: October 26, 2010
To: City Clerk's Office
From: Stacy M Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office.
Project Name:
Airgas Addition/Parking Expansion Modification
LUA (file) Number:
LUA-10-014, MOD
Cross -References:
LUA04-130
F AKA's:
Project Manager:
Jerry Wasser
Acceptance Date:
June 14, 2010
Applicant:
Karl Koroch - TM Rippey, ConsultinjEngineers
Owner:
Airgas Norpac
Contact:
Same as applicant
PID Number:
2146100010
ERC Decision Date:
ERC Appeal Date:
Administrative Approval:
June 14, 2010
Appeal Period Ends:
June 28, 2010
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision:
d
Date:
I'
r Date Appealed to Council:
By Whom:
Council Decision:
Date:
Mylar Recording Number:
Project Description: Request for modification to allow a small addition to the Airgas building and
expansion of parking area.
Location:
950 Powell Avenue SW
Comments:
i
_.._ ..-
Denis Law C1 Of,
Mayor j ti
� N
Department of Community and Economic Development
Alex Pietsch, Administrator
June 14, 2.010
Karl Koroch, P.E.-
TM Rippey, Consulting Engineers
7650 SW Beveland Street, Suite 100
Tigard,.OR 97223 -
SUBJECT: AIRGAS NORPAC SITE PLAN MODIFICATION & PARKING MODIFICATION
(FILE NO: LUA 10-014, SA)
Dear Mr. Koroch,
We have reviewed your,request received March 1, 2010 and supporting materials'submitted on
April 7 1 and April 21" far. modification to the approved Airgas Norpac site'plan, located at 950
Powell Avenue. SW The proposal is to: construct a 1,500 square foot addition to an existing
2,000,square foot building; create new surface. parking and truck maneuvering areas- and, revise
landscaping. The site plan for Airgas was approved by the City's Land.Use Hearing Examiner on
November 29, 1978 (File No. LUA 78-258, SA). :Several conditions of approva[ were required, in
particular landscape screening. In addition, a modification from the City's Parking. and Loading
Standards (RMC4-4-080F) was also requested to, allow the applicant -to construct ,up to 15
additional parking stalls on' the south portion of the site to accommodate Airgas Norpac's
Renton employees.
The modifications are analyzed by comparing the approved site plan with the •proposed site plan
modifications. Our response is outlined as follows.
I. SUMMARY OF THE REQUESTED SITE PLAN MODIFICATIONS:
-1. Revise the site plan to add a 1,500 square foot building addition. The proposed.
addition would enlarge an existing 2,000 square foot metal gas storage building in.the
north central portion of the site by. 1,500 square feet.
2. Create anew parking area and truck maneuvering area. The proposal would result in
the addition of a new parking/truck maneuvering area on the south portion of the site,
and new asphaltic concrete paving on the north half of the site for truck parking and
outdoor storage. The applicant would add up to 15 parking stalls in the south portion of
the site.
Renton CityHall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa,gov
Mr. Karl Koroch
Page 2
June 14, 2010
3. Renovate landscaping areas in one of two ways: -1) Relocate six Pine trees to a
planting bed on Powell Ave SW; or, 2) Replace the existing pines trees with
nine Excelso cedar tree's, 12 feet in height, planted 10 feet on center. The proposal
would result in either the relocation of 6 Pine trees (8" --14" caliper) from an existing
landscaped planting bed to a planting strip approximately 45 feet directly west that
abuts Powell Ave SW; or, replacing the trees with 9 Excelsa cedar trees, 12 feet in'. .
height, planted 10 feet on center in the planting strip approximately 45 feet W the west.
The applicant prefers to -replace the trees, as an evaluation conducted by Big Trees, Inc.
(a company that specializes in large tree relocation) indicated that the root structure of.
the. existing pine trees would not allow for the existing pine trees to be relocated with -
success. A test tree was relocated, and the root structure was not sufficient to support
the tree upright in the new location. Therefore,. Big Trees has recommended
replacement of the.trees.
r
Renton Municipal Code, Section 4-9-2001, allows minor adjustments to an approved site
plan; provided:
A. The adjustment does not involve more than.a ten percent (1096) increase in area or
scale of the development in the approved site plan; or
B. The adjustment does not have a significantly greater impact on the environment and
facilities than the approved plan; or
C . The adjustment does not change the boundaries of the originally approved plan.
II. ANALYSIS OF SITE PLAN MODIFICATION REQUEST:
1. Revise the site plan to add a 1,500 square foot building addition.
Staff supports this requested modification to add 1,500 square feet to the existing
metal gas storage building. The structure would be constructed .of pre-engineered
metal, and would be similar in appearance and height to the existing structure. The
proposed modification meets the criteria for minor adjustments noted in A, B, and C, .
above:
2. Create anew parking area and truck maneuvering area.
Staff supports this requested modification to add up to 1.5 additional parking stalls
on the,south portion of the site. A total of 12 ninety -degree, head -in parking stalls.
are proposed which meet the 9'x Z 0' dimensional requirements of the Renton
Municipal Code. Two handicapped accessible stalls are also proposed. The stalls
would overhang curbing by 2 feet as permitted per Code. A
24 -foot tea -way. parking
aisle is also proposed, consistent.with.Code. Four islands are shown, separating
parking stalls.. Landscaping is required to be installed in the islands within the
parking area. The proposed modification meets the criteria for minor adjustments
noted in A, 8, and C, above.
HACEDT1MninglCW=t P1=—gLiMT ling Modffi.. ionAAi as ModifeaRion-dockor
Mr. Karl Koroch
Page 3
June 1.4, 2010
3. Renovate landscaping areas in one of two ways: 1) Relocate six Pine trees to a
planting bed on Powell Ave SIM; .or, 2) Replace the existing pines trees with
nine Excelsa cedar trees, 12 feet in height, planted 10 feet. on center, in the planting
strip approximately 45 feet to the west
Staff supports both options, and initially preferred the relocation of the existing Pine trees
approximately 45 feet west'abutting Powell Ave SW The trees. would continue to provide
screening as required in the original site plan decision in 1978. In addition, the proposed
modification meets the criteria for minor adjustments noted.in A, B. and C, above.
However, an evaluation conducted by Big Trees, Inc. (a company that specializes in large
tree relocation) indicated that the root structure of the existing pine trees would not allow .
for the existing pine trees to be relocated with success. A test tree. was relocated, and the
root structure was not sufficient to support the tree upright in the new location.,
Therefore, Big Trees, inc. has recommended replacement of the trees with either Excelsa . .
cedar, or Austrian Black Pine. Staff recommends that Excelsa cedar be planted, as this
will provide for a dense coniferous screen and meet both the original site plan decision
from 1978 and also the criteria for minor adjustment to an approved site plan, as noted in
A, B, and C, above.
III. SUMMARY & ANALYSIS OF THE REQUESTED PARKING MODIFICATION:
1. Exceed the maximum number of parking stalls permittedper Renton Municipal Code
by 13 stalls, resulting in 37 parking stalls on the site.
Staff supports the. applicant's request to be allowed to construct up to 15 additional
surface parking stalls on the' south portion of the site to provide adequate.parking for
employee use: Based on figures provided by the applicant, the site contains 2,635 net
square feet of office;. and 8,421 net square feet of manufacturing space. in addition,
there are large areas used for outdoor storage of tanksand fleet vehicles. The parking
requirements for the office area (3.0 to 4.5 stalls per each 1,000 net square feet of office)
require a maximum of 12 parking spaces. For the warehouse, an additional8 parking . .
stallsare needed (1 stall per each, 1;500 net square feet of warehouse). The parking
requirement for the outdoor storage is estimated at 4 parking stalls .(O.S stall per each
1, 000 net square feet of outdoor storage). Therefore, a total of 24 parking stalls are
required for the existing plus proposed use, and the applicant is providing 37 parking
stalls. The modification is needed to exceed the maximum amount of parking required
by 13 stalls.
The site is industrial in nature and as -such has a need to provide adequate parking for .
employees, customers; vendors, inspectors, and deliveries. The proposed parking would
provide for additional accessible parking; and would enhance the site aesthetics by
adding landscaping with planter islands added at intervals of every six new parking
stalls. The proposal would meet the following criteria as specified in Renton Municipal
Code Section RMC 4-9-250D.2:
FLICEE)Tlanning\Cuumt PlanninglTT =ark ing ModiSa bonsvdrgas Modifoadon doelror,
Mr. Karl Koroch
Page 4
June 14, 2010
A_ Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment; and
The proposal. would locate new parking on the south portion of the site, abutting
and south'of the existing surface parking area. Four intervening landscaped islands
would be. installed in the new parking..field. The stalls would meet minimum size
requirements required by Renton Municipal Code (9` x 20' standard; and 8-1/2' x 16'
compact). A 24 -foot wide two-way aisle „would be provided for maneuvering. The
proposal would eliminate a portion of an existing landscaped area in the vicinityof
the, new parking. in order to compensate for the reduction in the landscaped area,
and to improve the appearance of the" parking area, staff recommends that the
applicant. be requiredto add a minimurn.oftwo landscaped islands within the
existing parking field on the west side of. the "existing buildings. This would result in
the proposal compl&g.with the objectives, safety, function, appearance,
.environmental protection and maintainability intended by the Code. Staff
recommends that the applicant be required to provide a landscape plan subject to
the review and approval of the -Current Planning Project Manager, prior to the
issuance of the building permit. The plan would need to specify the type, size and
spacing of trees -and vegetation proposed within the four landscape islands in the
new parking lot on the south portion of the site, and the two new landscaped
islands in the existing parking field on the west side of the site. The vegetation must
be installed prior to the issuance of the Certificate of,Occupancy.
6. Will not be injurious to other property(s) in.the vicinity; and
The proposal to increase the number of parking stalls over the maximum amount
allowed by Code would"not injure other property(s) in the vicinity.. The requested
revisions are internal to the site, and will provide additional parking and ,=
maneuvering area, allowing for accommodation of employees, vendors, customers,"
inspectors; and deliveries:
G Conform to the intent and purpose of the Code; and
The revisions generally conform to the intent and purpose of the Code." The
increase in parking will allow Airgas to accommodate parking on site, and will
provide for handicapped accessible parking stalls near the building entrances. `The
new parking area would provide landscaping- islands such that no more than 6
parking stalls would be created without an intervening landscaped island.. In order
to support the additional parking stalls, staff recommends that the applicant'be
required to add a minimum of two additional landscape islands in the existing
western parking area, to break up the barren appearance of the parking area,'and
justify the elimination of landscaped area on the south portion of the site, where
the new parking is proposed.
D. Con.be shown to be justified and required for the use and situation intended,
and.
H: ICEDIPIanninglGt=t PlanningUTETarkang ModificationslAirgas Modification-docicor
Mr. Karl Koroch
Page 5
June 14, 2010
The. request is reasonable for the intended purposed and situation.. Airgas also
maintains a fleet of service and delivery vehicles onsite, which is not factored into
the parking calculation for the facility, but which could create some additional
parking demand.
F. Will not create adverse impacts to other property (ies) in the vicinity.
Modification of the parking to add 15 additional stalls will not adversely impact
other properties in the vicinity. All of the proposed parking will be located on the
interior of the site; and additional landscaping would be added to diminish the
appearance of large parking fields.
IV. DECISION:
The requested site plan and parking modifications have".been evaluated in relation to the
approved site plan.. Based on this analysis, we have determined that Items 1- 3 of the Site Plan
Modification and Item 1 of the Parking Modification are approved subject to the following
conditions:
Conditions of Approval:
1. The applicant shall add a.minim urn of two landscaped islands within the existing parking field
on the .west portion of the site.' The landscaped.islands shall be a minimum of 5 feet wide in
order. to break up the barren appearance of the parking lot. The islands shall contain trees and
groundcover, and, shall be installed prior to the Certificate of Occupancy for the new building, or,
prior to the final inspection for the parking lot.
2. The -applicant -shall submit a landscape plan subject to the'review and approval of the Current
Planning Project Manager, prior to theIssuance of the building permit.. The plan shall specify, the
type; size and spacing of trees and vegetation proposed within the 4.landscape islands in the
new parking lot on the south portion of the site -and the two new landscaped islands on the west
portion of the site within the existing parking field_ . The vegetation must be installed prior to the
issuance of the Certificate of Occupancy.
This administrative land,use decision will become final if not"appealed in writing to the
Hearing Examiner on or before 5:00 p.m. on June 28, 2010. Appeals to the Examiner are
governed by City.of Renton Municipal Code Section 4-8-110. Additional information regarding
the appeal process may"be.obtained from the Renton City Clerks' Office, -,(425) 430-6510.
Appeals must be filed in writing, together with the $250 appeal fee to: Hearing Examiner, City
of Renton, 1055 South Grady Way, Renton, WA 98057.
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CONSULTING ENGINEERS
Project Memorandum
February 25, 2010
Airgas Norpac Renton Site
City of Renton Case Number PRE 09 054
TMR Project Number: 9247
7650 SW Beveland Street
Suite ] 00
Tigard, Oregon 97223
Phone: 503 443 3900
Fax: 503 443 3700
email: kkoroch@tmrippey.com
Norpac Airgas requests a minor site plan modification to the City of Renton Development
Standards relating to required landscape area to allow creation of a new parking area and a new
truck maneuvering area. The modification request revises the required landscaping area
approved with the original site development per City of Renton file number SA -258-76, dated
November 29, 1978 and finalized December 14, 1978 by reducing the total site landscape area.
The additional parking is required due to existing employees; the site presently has insufficient
parking for the current number of employees. The truck maneuvering is required due to
increased need for vehicle maneuvering due to an increase in business volume.
The removal of landscape will occur in three general areas at the site; the first area is near the
south end of the site and is due to creation of a new vehicle parking area. The second and third
areas are near the north portion of the site along Powell Avenue SW due to creation of new
paved truck maneuvering areas.
The parking area at the south portion of the site will require removal of approximately 5,979
square feet of existing landscaping, mostly lawn, although three existing trees will also be
removed.
The northern two areas require removal of a total of approximately 6,059 square feet of
landscape area, also primarily lawn, but with seven existing trees to be removed.
In discussions with staff, the proposed plan will show the southern new parking area set north of
the existing 10`t` Street right of way by 40 ft. at the west and by 15 ft. at the east. The minimum
setback is 15 feet from the right of way and the proposal has only the eastern most end of the
parking at this minimum distance. The parking is also oriented so vehicles face away from the
public street.
• ~Airgas Norpac Renton Sit*
City of Renton Case Number PRE 09 054
TMR Project Number: 9247
February 25, 2010
Page 2
The original site development approval from 1978 indicated that the northern maneuvering area
would require screening by placement of a number if trees. Those trees were planted along the
west side of the existing maneuvering area and this modification would propose that the existing
six trees be relocated to the right of way along the new maneuvering area to retain the screening.
There would be a possibility that the trees may not all survive the relocation process; however,
the project general contractor consulted with tree removal services and was told the trees could
likely be successfully relocated.
11Tmiserverl lengineering\Projects-ENG12009 Projects19247 Airgas Renton Civil EngineeringTianning Discussionsl2-25-20 Minor site Plan
Modification memorandum.doc
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