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R, "i , -L, �, J BENKONIG
L—Ijann4ngand LandscapeArch-Lecture. PL
March 10, 2018
To: Jill Ding, Senior Planner
City of Renton
1055 South Grady Way
Renton, WA 98057
RE: Seattle Pipe Trades Binding Site Plan — Narrative
The Seattle Pipe Trades property is proposing to divide their approximately six acre site at 595
Monster Road in Renton into two parcels. The smaller parcel or lot (Lot 2) would contain about
35,000 square feet (0.82 acres) while the larger (Lot 1) would contain the remainder, about 5.3
acres or about 227,000 SF. The minimum lot size for this zone is 35,000 SF.
The zoning for the property is Medium Industrial or IM. There are few dimensional requirements
for this zone per city code. There are no minimum lot widths or side or rear yard requirements.
Because the property is accessed via an easement, front yard setbacks do not apply. The maximum
height limit of 50 feet will be met by the current building plans. The expansion of the existing
building, parking and infrastructure is currently under way. The Binding Site Plan (BSP) is needed
because of a desire by the union, whose members receive training at the facility, to own a portion
of the building and property where this training occurs.
Environmentally sensitive areas exist either on site or adjacent to it. These consist of steep slopes
and wetlands. These have been previously identified in the earlier development proposal (building
expansion) and sit well away from the existing and proposed buildings. It has been established that
there will be no negative impact to these areas. Please refer to LUA 15-000344, ECF, SA -A,
Administrative Report & Decision issued March 10, 2016. A question about a wetlands area offsite
to the southwest has been raised. The nature of these wetlands, which we believe to be man-made,
are addressed in a report prepared by Scott Luchessa of Ecological Solutions, Inc. He believes that
the "wetlands" were created as a two -cell storm water pond about 20 years ago and do not meet
the criteria for a "wetlands". In accordance with city code, tracts will be created for all
acknowledged wetland areas.
There is a city requirement that a maximum of 65% of the site is to be covered by impervious
surfaces. These generally would consist of roof, sidewalks and pavement and might otherwise
make the lot larger than preferred. The proposed pavement is to be pervious asphalt. The city will
allow a 50% credit for the pavement. The proposed lots created by this project will not exceed that
limit.
The Binding Site Plan as submitted, prepared by Bush, Roed and Hitchings, shows the proposed
area for Lot 2 containing much of the area gained through the Lot Line Adjustment process (refer
to LUA 16-000265, LLA) plus the new building and expanded parking area. Generally speaking,
this comprises much of the south and south-west quadrant of the overall site.
SPT BSP Narrative
The site contains a few easements: Railroad, sanitary sewer interceptor, sanitary sewer pump
station, waterline, telecommunications, non -buildable area and an access and utility easement.
Additional easements will need to be created to provide access to both lots for access, parking for
utilities (PSE, vehicular and pedestrian access, etc.). No off-site improvements are proposed. On-
site improvements will consist of the expanded building, relocated parking using pervious asphalt,
concrete sidewalks, expanded utilities, lighting and landscape.
Generally speaking, soils are glacial till. Please refer to the geotechnical report for specific soil
information.
Some trees needed to be removed to allow for the building expansion and parking relocation.
Dozens of trees remain on site undisturbed. Further, 28 trees (native and non-native, evergreen or
deciduous) will be planted as part of the planting plan. Please refer to the Tree Retention Plan and
Tree Retention Worksheet.
There is no land proposed to be dedicated to the city. Some existing or new utility easements will
be created or modified.
There are no residential units proposed for this project. To the best of our knowledge, there are no
residential units within a minimum of one quarter mile.
We request that Ms. Ding be assigned as the planner for this meeting and ensuing BSP since she
is familiar with both the site and previous submittals and land -use actions. We thank you in
kadvafor this courtesy.
hn enkonig, ASLAlanner for Sea ipe Trades
SPT BSP Narrative