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HomeMy WebLinkAboutPN_Project Narrative_180330INNOVA Architects Inc. (253) 572-4903 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 Page 1 of 4 PROJECT NARRATIVE March 30, 2018 Planning Division City of Renton 1055 South Grady Way Renton, WA 98057 Project Name: 601 Monster Road SW Building and Site Redevelopment Land Use Permits Required: SEPA, demolition permit, site development permit, building permit, NPDES, SWPPP Zoning Designation: Industrial Medium (IM), adjacent properties are like zoning and use. Property to the east, opposite side of right-of-way is Industrial Heavy. Current Use of Site and Existing Improvements: The site is a 9.61 acre industrial parcel (242304-9008) located at 601 Monster Road SW. The existing concrete tilt-up warehouse building was most recently used by Graphic Packaging and has a 143,862 SF footprint with a small portion of this being a single story office. To the south of the main building is a small shop facility building. The developed portions of the site are generally flat and allowed for the maneuverability of large semi- trucks. There is a portion of the site used for vehicle parking near the southeast corner of the building that is slightly elevated. Beyond the southern development limits of the site the grades climb upwards toward the adjacent parcel. The existing stormwater collection system collects stormwater around the site and discharges it off this site at three locations. The existing north parking area directs flows directly to Monster Road SW with no on-site collection facility. There is one catch basin at the northeast corner of the site that picks up a small amount of flow and directs it to the existing conveyance system along Monster Road SW on the east side of the site. The rest of the impervious surfaces, parking, driveways and the roof area are collected in a conveyance system that first flows south then west along the south side of the site and on to an existing off-site conveyance system. This system along with the other two noted above are directed to an existing stormwater “Regional Detention Facility Pump Station” system created in 1995 about 200 feet west of this site. The existing building is connected to the City of Renton’s sanitary sewer system at the northeast corner of the building. There is an existing 8” and 3” service lines that drains to an existing sanitary sewer manhole at this location. The 8” sewer line continues north to the main trunk line which runs west to east along Monster Road SW. This line continues to the regional sanitary sewer plant just east of this site. INNOVA Architects Inc. (253) 572-4903 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 Page 2 of 4 There is an existing domestic water service and fire lines to this building are along the north side of the building and come from the City of Renton’s water mains that run along Monster Road SW. Special Site Features: A majority of the site is relatively flat but sits lower than the adjacent south parcel and right-of-way to the east. Adjacent property grades fall onto the project site from slight slopes to as great as 40%. No development is proposed within these steep slope areas. Statement addressing Soil Type and Drainage Conditions: Test pit data has been provided as part of the soils investigation developed by Terra Associates Inc. It identifies site soils for most of the site as fill material, averaging about 5 feet deep; underlain by soft to dense interbedded alluvial soils. Proposed Use of the Property and Scope of the Proposed Development: Redevelopment of the site would involve reconfiguring the building footprint to increase functionality, clear height and floor area as well as all new site utility infrastructures. The proposed building would be a 32’ interior clear height tilt-up warehouse with an approximate footprint of 161,320 SF. The site and building site would be designed to implement a 4 foot deep truck well along the east dock face of the building. Paved vehicle parking throughout the site will be provided to meet required stall quantities by use and trailer stalls will be added in the truck dock operations area. The completed building effort would create a speculative warehouse shell and would in the future permit for tenant improvements of specific lease users. The proposed stormwater management will be to provide three stormwater collection systems that will all merge at the existing stormwater structure at the southwest. One system will collect waters from minor use parking areas; one will be for heavy truck use areas and one for clean roof water. As noted the first system collects waters from impervious surfaces that are subject to normal traffic use. It starts at the northwest parking lot and drains east collecting water from the two entrances at the northeast corner of the site. It continues south collecting flows from the two parking areas on the east side of the site before turning west collecting flows from the parking and driveway along the south side of the building. Near the southwest corner of the building this system flows into a water quality vault which will filter the waters before discharging to an existing structure before flowing off the site and on to the regional stormwater facility. The second stormwater collection system will collect flows from the heavily used truck dock area. This water will be directed to an oil/water separator with a coalescing plate near the southeast corner of the building. This water will then be directed to the first collection system which flows to the water quality vault at the southwest corner of the site noted above. The third stormwater collection system along the south side of the building will collect the clean roof waters. This system directs flows to the same existing manhole at the southwest corner of the site before leaving the site and flows to the existing regional stormwater facility west of this site. Any waters from small landscaped area on the west side of the site and other landscaped areas around the site are expected to be collected in the various stormwater conveyance systems around the site or infiltrate into these landscaped soils. INNOVA Architects Inc. (253) 572-4903 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 Page 3 of 4 The proposed building will continue utilizing the existing on-site sanitary sewer system that is connected to the City of Renton’s main sanitary sewer system along Monster Road SW. The existing domestic water service connection to this building will continue to be used. A proposed 12” fire loop will circle the building with fire hydrants spaced at required distances which will connect to the two existing connection points. The DDCVA will be located in the northwest corner of the building, within the proposed fire riser room. For Plats Indicate the Proposed Number, Density and Range of Sizes of New Lots: Not Applicable. Access: Existing-The site is currently served by four points of access. One drive serves the existing east parking and truck service areas at Monster Road accessed by SW. A second drive (of two driveways) serves the north parking area at the existing office area. The last point of access is from a private drive along the west face of the building which connects to a south drive lane along the existing building. Proposed- The intent is to retain all four of these access points. The north access serving the prior parking lot is being re-allocated for auto parking and a truck drive connection to the east truck court area. Proposed Off-site Improvements: The City of Renton has indicated frontage improvements, including those in the right-of- way, may be required along both the east and north property lines that abut the Monster Road SW right-of-way. These have been defined in the pre-application notes from the city. The applicant is seeking a modification to the orientation of these improvements. Total Estimated Construction Cost and Estimate Fair Market Value: Estimated project costs are currently assumed to be eight million. Market value to be determined upon completed project timing. Estimated Quantities and Type of Materials Involved if any Fill or Excavation is Proposed: It is expected that a minimal amount of material will be moved for either fill or excavation. Only structural fill under the building or parking is expected to be brought onto the site. Number, Type and Size of any Trees to be Removed: A complete arborist assessment and report has been prepared and coordinated with landscape plans defining the quantity and replacement value of trees for the project. Approximately 135 trees are being proposed for removal (2 in ROW and 27 dangerous). Explanation of any Land to be Dedicated to the City: Due to required frontage improvements, there will be areas of right-of-way dedication to fully construct the required frontage improvements. Any Proposed Job Shacks, Sales Trailers and/or Model Homes: The general contractor for the project will establish a temporary work trailer office. Any Proposed Modifications Being Requested: The applicant will be seeking modification along two sections of Monster Road SW. They are related to the orientation of sidewalk next to the curb. This is to maintain INNOVA Architects Inc. (253) 572-4903 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 Page 4 of 4 existing sidewalk alignment along these sections of roadway and reducing or eliminating walls height along a steep section of the site. A second modification will be sought to retain existing sheet drainage at the eastern parking area, thus reducing the required parking landscape islands. This is to not have to reconstruct an entire existing parking are that is otherwise functional.