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HomeMy WebLinkAboutPN Project Narrative 181126 v4.pdf SPT Binding Site Plan Narrative – Revised 11-26-18 RPLA ▪ 8218 210TH Place SW, Edmonds, WA 98026 ▪ Email: RUBENKONIGPLA@MSN.COM/ ▪ Cell Phone: 206-491-9621 November 26, 2018 Previous versions were submitted on March 10, June 30, and October 16, 2018 To: Jill Ding, Senior Planner City of Renton 1055 South Grady Way Renton, WA 98057 RE: Seattle Pipe Trades Binding Site Plan – Project Narrative The Seattle Pipe Trades property is proposing to divide their approximately 6 (six)-acre site at 595 Monster Road in Renton into two parcels and two tracts via the Binding Site Plan Process. These four units of land would contain the following areas: Lot 1: 2.24 acres Lot 2: .80 acres Wetland Tract A: (adjacent to Lot 2) 8,945 SF ; Wetland Tract B: (adjacent to Lot 1) 121,948 SF) Together these tracts total about 3.01 acres. All will be owned either by the “Trust” or the “Union”. The “Trust” is the Seattle Area Plumbing and Pipefitting Industry Journeyman and Apprenticeship Training. The “Union” is Local 32 of Journeymen and Apprentices of the Plumbing and Pipefitting Industry of the United States and Canada. The smaller parcel or lot (Lot 2) to be owned by the Union, would contain about 35,008 square feet (0.82 acres) while the larger, owned by the Trust, would contain about 97,575 SF. The remainder of the site, about 3 acres, consists of wetlands and their buffers. These will be placed in separate tracts (A and B) per city code. The minimum lot size for this zone is 35,000 SF. The zoning for the site is Medium Industrial or IM. There are few dimensional requirements for this zone. There are no minimum lot widths or side or rear yard requirements. Because the site is accessed via an easement, front yard setbacks do not apply. The maximum height limit of 50 feet have been met by the current building plans. The expansion of the existing building, parking and infrastructure is complete. No new Additions or improvements are proposed, and no new impervious areas or land disturbance are created by this BSP. The Binding Site Plan (BSP) is needed because of a desire by the union whose members receive training at the facility, to own the building expansion and the property beneath the building, on the site where this training occurs. A covenant has been provided between the two lot owners, the Trust and the Union, for maintenance of common facilities and utilities. The ‘Trust’ is the Seattle Area Plumbing and Pipefitting Industry Journeyman and Apprenticeship Training. The ‘Union’ is Local 32 of SPT Binding Site Plan Narrative – Revised 11-26-18 RPLA ▪ 8218 210TH Place SW, Edmonds, WA 98026 ▪ Email: RUBENKONIGPLA@MSN.COM/ ▪ Cell Phone: 206-491-9621 Journeymen and Apprentices of the Plumbing and Pipefitting Industry of the United States and Canada. Environmentally sensitive areas exist on site and adjacent to it. These consist of steep slopes and wetlands. These have been previously identified in the earlier development proposal and sit well away from the (now) existing buildings. In previous reviews, the city had not raised many issues with the development plans and these sensitive areas. Please refer to LUA 15-000344, ECF, SA- A, Administrative Report & Decision issued March 10, 2016. However, a new sensitive areas code was adopted in 2017. The Binding Site Plan, formally submitted to the city in April 2018, is subject to this updated code. Questions have been raised about two on-site and adjacent wetlands areas. The first, is offsite to the southwest. The second, located north and west of the existing building, is part of the site. Scott Luchessa of Ecological Solutions, Inc. a wetland scientist retained by the development team, believes that these wetlands are man-made, and has prepared and submitted a report with that conclusion. The City of Renton has disagreed and directed their consultant OTAK, to do field work and prepare a report of their findings. This report, dated May 26, 2018, finds that both wetland areas are, in their opinion, naturally occurring but have likely been modified to serve in some capacity as storm water facilities as this part of the city developed years ago. Therefore, these two wetlands should be regulated by city code. Current code would require a seventy-five-foot buffer. The current re-development of the site, approved by the city several years ago and now complete, has both existing and newly constructed parking areas within this new buffer. OTAK and the City have agreed the buffer should stop at the edge of pavement (back of curb) in places where there is insufficient room to obtain the full seventy-five feet. The revised site plan dated November 2018 shows Lot One with the original building containing 97,575 square feet (SF). Adjacent to Lot One is Tract B, the north-westerly wetlands. This tract contains 121,948 SF. Lot Two contains the recently constructed building and supporting parking and contains 35,008 SF. The off-site wetlands Tract A is adjacent to Lot Two along the south- westerly edge of the site. This Tract A, buffer only to the off-site wetlands, contains 8,945 SF. There is a city requirement that the site is limited to a maximum of 65% covered by impervious surfaces. These generally would consist of roof, sidewalks and pavement and might otherwise make the impervious area of the lot larger than allowed. The proposed new pavement now installed, is pervious asphalt. The city has provided a 50% credit for the pervious pavement. The proposed lots created by this project will not exceed that limit. No new and/or replaced impervious surface is created with the binding site plan. The Binding Site Plan as submitted, prepared by Bush, Roed and Hitchings, shows the proposed area for Lot 2 contains 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. 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. SPT Binding Site Plan Narrative – Revised 11-26-18 RPLA ▪ 8218 210TH Place SW, Edmonds, WA 98026 ▪ Email: RUBENKONIGPLA@MSN.COM/ ▪ Cell Phone: 206-491-9621 Additional easements have been created to provide access to both lots for access, parking and utilities (PSE, vehicular and pedestrian access, etc.). These easements are shown on sheet 3 of the Binding Site Plan set of drawings provided by the surveyors Bush, Roed and Hitchings. 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. Please refer to the geotechnical report for specific soil information. Generally speaking, soils are glacial till. The Union will be the new owner / occupant of the building addition located on Lot 2. The Union and the Trust (owner of Lot 1), have entered into an agreement (Covenant) for the purpose of clearly defining shared costs, maintenance and access issues. This Covenant declares that the maintenance of utilities, pavement, sidewalks etc. will be equally and jointly shared. By City requirements, the Wetlands mentioned above (Tracts A and B) will also be jointly owned and maintained. The off-site wetlands of Tract A of Lot 2— was delineated in 2009 and 2014. At the City’s request, the edge of Tract A wetland has been re-delineated, flagged and surveyed. This has resulted in a very minor change in the wetland edge closest to Lot 2. This is most clearly seen on sheet 5 of the Binding Site Plan and in the revised Wetlands Report by Scott Luchessa of Ecological Solutions. 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) have been planted as part of the installation of the planting plan. There is no land proposed to be dedicated to the city although 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 continue 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 advance for this courtesy. John Rubenkonig, ASLA Project Planner