The URL can be used to link to this page

Home My WebLink About06_Site Plan Review - Project Narrative 2015.10.09 Revision 710 SECOND AVENUE · SUITE 1400 SEATTLE WA 98104-1710 T 206.245.2100 F 206.245.2101 COLLINSWOERMAN.COM COLLINSW OERMAN IS A W ASHINGTON CORPORATION. October 9, 2015 Jennifer Henning Planning Director City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Re: Longacres Business Center Phase II – Project Narrative Dear Jennifer Henning: On behalf Ryan Companies U.S., Inc. & CollinsWoerman, we are submitting the following project summary as a part of the Site Plan Review package for Longacres Business Center Phase II. Proposal Summary The proposed development location for Longacres Business Center Phase II is a 17.38 acre site near the West municipal border of the City of Renton. It is comprised of 7 lots; parcel numbers 0886700090, 0886700100, 0886700150, 0886700190, 0886700160, and 0886700180. The site is bounded by Burlington Northern Railroad to the West, SW 27th St. to the South, Oaksdale Ave. SW to the East, and the Bow Lake Pipeline to the North. The adjacent privately owned lots to the North and Southeast of the site are currently undeveloped. Development for the Longacres Business Center Phase II will include two (2) standalone buildings totaling ~260,000 SF. The occupancy classification for building development will be general office. The building uses we are proposing fall under the City of Renton’s Commercial Office Zone requirements and therefore we are not asking any rezone, variance, or conditional use for the on-site development. The anticipated constructin costs are approximately $47,000,000. Site Characteristics Land Use & Zoning: The proposed site for Longacres Business Center Phase II is zoned as a part of the Commercial Office Zone (CO). Per 4-2-020-O of the RMC, “The Commercial Office Zone (CO) is established to provide areas appropriate for professional, administrative, and business offices and related uses, offering high-quality and amenity work environments!Limited light industrial activities, which can effectively blend in with an office environment, are allowed.” The adjacent properties to the immediate South, East, & North of the site are similarly zoned for commercial office. The site abuts the City of Renton’s municipal boundary to the West. Along the West & East borders of the site, a 30’ setback to the property line is observed. This setback accommodates a 20’ wide Green River Valley Wildlife Habitat Corridor as Jennifer Henning October 9, 2015 Page 2 710 SECOND AVENUE · SUITE 1400 SEATTLE WA 98104-1710 T 206.245.2100 F 206.245.2101 COLLINSWOERMAN.COM COLLINSW OERMAN IS A W ASHINGTON CORPORATION. well as a 10’ wide perimeter landscaping buffer. Along the North property line, a 20’ wide perimeter landscaping buffer is observed. Along the South property line, a 30’ minimum landscaping perimeter buffer is provided. Beyond the landscape perimeter to the South within the property lines of the project an additional landscaping frontage buffer is provided. This additional landscaping frontage buffer extends to the South most property line of the proposed site. Refer to L5.05 for more details. The existing contour of the site and the existing utility easements prohibit the addition of a four foot high landscape burm. The existing contours of the site, additional landscape buffer, and 225’ setback of the proposed buildings mitigate the visual impact of the project to the street. Existing Site Conditions: The proposed site is predominantly undeveloped and covered with moderate growth of bush, weeds, and grass. Intermittent trees appear on parcels 0886700150 and 0886700190, while parcels 0886700090 and 0886700100 have very few existing trees. An existing paved/gravel road runs parallel to SW 27th St across the four (4) parcels. The existing paved/gravel road has private access from the West via Oaksdale Ave. SW and from the North via the property currently owned and developed by Boeing. All existing gravel roads are to be removed during site development. The existing site has minimal grade change across the four (4) parcels. The existing site’s average grade is approximately 22’ above sea level, sloping from 22’ to 19’ as one moves north from SW 27th St., peaking at 24’ near the proposed location of Building D. Existing overhead power lines run East-West across each of the four (4) parcels on the site. Running North-South and bisecting the four (4) parcels sits a 2.15 acre Tract assumed to accommodate the required natural habitat landscaping. The natural habitat landscaping is to be redistributed along the East & West perimeters of the proposed site. No wetlands, bodies of water, or steep slopes exist on the site. This project is not located within 100’ of a stream. A portion of the Renton Wetlands, located directly across Oaksdale to the East, is measured ~90’ from the East property line of the proposed site. This project is not within 200’ of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington. Soil Conditions: Cone penetration tests were taken to analyze the soil conditions on the site. In general, the CPTs indicated soils of 3” to 7” of topsoil overlying 1-6 feet of medium dense inorganic fill overlying alluvial silts and sands. Based on the soil analysis, it is recommended the both buildings be supported on piles or ground improved using rammed aggregated piers/stone columns. For detailed data regarding the results of the CPTs, as well as recommendations for building foundation systems, please refer to the Geotechnical Report included in the Site Plan Review package. Drainage Conditions: Groundwater seepage at depths between 5’ and 13’ were observed in a majority of the 13 test pits. It is recommended a positive drainage gradient away from the buildings be provided and collected in a storm water sewer system. For subsurface drainage, the geotechnical report recommends installing perimeter foundation drains adjacent to shallow foundations for each building. Please refer to the Geotechnical Report for more information regarding on-site drainage conditions. Jennifer Henning October 9, 2015 Page 3 710 SECOND AVENUE · SUITE 1400 SEATTLE WA 98104-1710 T 206.245.2100 F 206.245.2101 COLLINSWOERMAN.COM COLLINSW OERMAN IS A W ASHINGTON CORPORATION. Proposed Site & Building Development Development of the proposed site will be in conjunction with (2) proposed standalone buildings to be constructed and occupied in phases. The proposed two (2) standalone buildings on-site will combine to create ~260,000 SF of building development. Building C & Building D will be of Type II construction and will be occupied with general office space. The construction method for each building will incorporate tilt-up concrete panels in conjunction with steel framing and light gauge metal construction. Building C is to have a single footprint totaling ~37,500 SF and will be constructed as a three (3) story structure elevating approximately 47’ above the surrounding grade. Building D is to have a single footprint totaling ~49,000 SF and will be constructed as a three (3) story building elevating approximately 47’ above grade. All building development will be considered general office use. Building matrials & colors, proposed mechanical screening, and building dimensions are included in the Architectural Building Elevations section of the Site Plan Review package. Building Use Building C SF Building D SF Total SF General Office 113,000 147,000 260,000 Parking: Parking for all development within the property will be on-site surface parking. Parking and circulation will consist of impervious surfaces constructed of asphalt and concrete paving over a gravel base. The current site plan includes 1,063 parking stalls, alternated by landscaped islands within the run of parking stalls. Refer to the Site Plan for parking sizing & locations. Building C Building SF Max. Stalls* Min. Stalls* Offices, General 113,000 509 339 Building D Offices, General 147,000 662 441 Totals 260,000 1171 780 *Maximum & minimum parking ratios are referenced from RMC 4-4-080.F.10.d based on use or required by code. Parking Stalls Provided Compact Stalls 365 34% Standard Stalls 677 64% ADA Stalls 21 2% Total 1,063 Jennifer Henning October 9, 2015 Page 4 710 SECOND AVENUE · SUITE 1400 SEATTLE WA 98104-1710 T 206.245.2100 F 206.245.2101 COLLINSWOERMAN.COM COLLINSW OERMAN IS A W ASHINGTON CORPORATION. Site Accessibility: There will be two (2) points of site accessibility into the proposed site. Located at the intersection of Naches Ave SW & SW 27th St., a private access road running North-South is proposed to enter the site from the South. A separate private access road is proposed from Oaksdale and enters the site from the East. The private access road from Oaksdale will run East-West and connect into the North-South private access road stemming from the intersection of SW 27th Ave. and Naches Ave. SW. Building C & Building D can be accessed from either the Oaksdale or the SW 27th St. site entrance. Proposed Off-Site Improvements: Off-Site Improvements beyond the scope of development of Longacres Business Center Phase II are to be coordinated with the City of Renton. Landscaping: The project site is bounded by SW 27th St. to the south, Oaksdale Ave SW to the east, rail lines and associated buffer to the west and future Boeing development parcels to the north. Additional native landscape buffer area will be added to required perimeter landscape requirements on the east and west edges to provide a wildlife corridor around the entire site and meeting the 2% Green River Valley requirements. The adjacent utility easements to the north and south, and future BNR landscape buffer improvements along the rail lines to the west will provide additional wildlife open space opportunities. Native tree preservation meeting code requirements will occur along project perimeter buffers. There will be an emphasis on the use of native and drought tolerant plant materials, particularly in the perimeter and wildlife areas. All landscape improvements will be irrigated. Landscape islands will be provided for interior parking lot landscape requirements to provide visual and shade relief. Interior site plantings will provide provide shade, architectural articulation and year around visual interest for occupants and the public views of the project. Landscape and pedestrian circulation improvements will surround both office buildings and a large landscaped open space connecting the two buildings is in the middle of the site and will contain amenities such as outdoor patio and meeting spaces. Construction Logistics: During construction, on-site job trailers will be located at the East portion of the site. The job site will be accessed via a primary entrance off at the intersection of SW 27th St. & Naches Ave. SW. The exit for vehicles leaving the site during construction will be onto Oaksdale Ave SW. Please refer to the Construction Mitigation Plan for more details. “In terms of grading, the site is relatively flat; as such it is our intent to balance the site. Balancing the site will reduce/eliminate fill required for the project. As the entire site will be developed the total area of grading is approximately, 17.38 acres.” Refuse & Recycling: Refuse and Recycling is provided per RMC 4-4-090. All refuse and recycling areas are to be screened with a minimum 6’ tall fence. See the table below for the required and provided refuse and recycling areas for each building. Please refer to the Site Plan for the location of the recycle and refuse areas Jennifer Henning October 9, 2015 Page 5 710 SECOND AVENUE · SUITE 1400 SEATTLE WA 98104-1710 T 206.245.2100 F 206.245.2101 COLLINSWOERMAN.COM COLLINSW OERMAN IS A W ASHINGTON CORPORATION. on-site. Please refer to the Architectural Elevations for details regarding refuse/recycling area screening. Building C Building SF Refuse (SF) Recycling (SF) Offices, General 113,000 452 226 Building D Offices, General 147,000 588 294 * refuse and recyle requirements are referenced from RMC 4-4-090.E.3 based on use or required by code. Refuse and Recycle Provided Refuse Recycle Building C 600 300 Building D 600 300 Totals 1200 600 Proposed Modifications: A modification document will be submitted requesting that the existing sidewalk along Oaksdale Ave SW remain as constructed. This modification will allow for contiguous landscaping along the west boundardy of the site and continuation of a walking trail around the permiter of the project. We look forward to continuing to work with your team as the Longacres Business Center Phase II develops. Please don’t hesitate to contact any members of our team with inquiries regarding the Site Plan Review package. Sincerely, Jamey Barlet, Project Manager, CollinsWoerman cc: Corry Handfelt, Ryan Companies Joel Wage, Ryan Companies Dave Williams, Ryan Companies