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HomeMy WebLinkAboutSR_HEX_Valley_View_Professional_Office_071009• • City of Renton PUBLIC HEARING Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: October 9, 2007 Project Name: Valley View Professional Office Owner/Applicant! Binh Nguyen, Valley View Professional Development, LLC, 607 SW Grady Way, suite Contact: 210, Renton, WA 98057 File Number: LUA-07-086, SA-H, ECF Planner: Jill K. Ding, Senior Planner Project Description: The applicant is requesting Hearing Examiner Site Plan approval for the construction of a 26,600 square foot combination general office and medical/dental office building and associated parking and landscaping improvements. The proposed building would be 2-stories over an underground parking garage with a height of 25 feet. A total of 88 parking spaces would be provided onsite, 34 of those spaces would be located within the parking garage the remainder would be surface parking spaces. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a category 3 wetland occupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th Court. Project Location: South of S 37'h Street, west of S 38 th Court (parcel no. 3023059111) ---------------------------- City of Renton PIBIPW Department. Valley View Professional Office • Preliminary Report to the Hearing Examiner LUA-07-086, SA-H, ECF PUBLIC HEARING DATE: October 9, 2007 Page 2 of 11 B. EXHIBITS The following exhibits are entered into the record: Exhibit No.1: Yellow file containing: application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit NO.2: Neighborhood Map. Exhibit No.3: Overall Site Plan (dated 7/16/2007). Exhibit NO.4: Enlarged Site Plan (dated 7/16/2007). Exhibit No.5: Landscape Plan (dated 7/16/2007). Exhibit NO.6: Elevations (dated 7/16/2007). Exhibit No.7: Dumpster Enclosure Detail (dated 7/16/2007). Exhibit No.8: Zoning map sheet H3 east Y, (dated 2/28/2007). Exhibit NO.9: ERC Mitigation Measures C. GENERAL INFORMATION: 1. Owner of Record: Valley View Professional Development, LLC, 607 SW Grady Way, suite 210, Renton, WA 98057 2. 3. 4. 5. 6. 7. B. Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Neighborhood Characteristics North: East: South: West: Access: Site Area: Project Data: Existing Building Area: New Building Area: Total Building Area: Commercial Office (CO) Commercial Corridor Vacant Residential - 8 dwelling units per acre (R-8) Medical Offices -Commercial Office (CO) Medical Offices -Commercial Office (CO) Vacant -Residential - 1 dwelling unit per acre (R-1) Pri\rary access would be provided via a commercial driveway onto S 38' Courth secondary access would be provided via gated access onto S 37' Street. 244,807 square feet (5.6 acres) Area N/A 26,600 sq ft 26,600 sq ft comments N/A N/A N/A D. HISTORICAUBACKGROUND: Action Zoning Comprehensive Plan Annexation Restrictive Covenant HEX staff rpt 07-0B6.doc Land Use File No. N/A N/A N/A Ordinance No. 5100 5099 1743 Date 11/1/2004 11/1/2004 41711959 6/23/1975 -! -------------------------------------------------, City of Renton PIBIPW Department. Valley View Professional Office • Preliminary Report to the Hearing EXaminer LUA-07-086, SA-H, ECF PUBLIC HEARING DATE: October 9, 2007 Page 3 of 11 E. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULA TlONS (RMC TITLE IV): 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations -General Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading, and Driveway Regulations Section 4-4-090: Refuse and Recyclables Standards Section 4-4-095: Screening and Storage HeighULocation Limitations 4. Chapter 6 Streets and Utility Standards 5. Chapter 9 Procedures and Review Criteria Section 4-9-200: Site Plan Review 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Environmental Element G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The proposed building would be used as a combination general office and medical/dental office. The proposed development would occur on the northeast 1.5 acres of the project site; the remaining approximately 4 acres would remain undeveloped. The proposed 2-story building 25-foot tall concrete and glass building would total 26,600 square feet in area with a 13,300 square foot parking garage below. A total of 88 parking spaces would be provided on-site with 34 of those being located in the parking garage and the remainder provided as surface parking spaces. Primary access to the project site would be limited to S 38th Street, with a gated secondary emergency access off of S 37 th Street. An ornamental iron fence is proposed along the S 37'h Street frontage to discourage access to the site off of S 37 th Street. The proposed fence would also provide some level of screening from the adjacent single family neighborhood located across S 37 th Street. Landscaping is proposed around the perimeter of the building, within the surface parking lot, and along the S 37'h Street frontage. Street trees are proposed along the S 37'h Street frontage at a rate of 1 per every 30 lineal foot of street frontage and would serve to further screen the proposed development from the single family residential neighborhood located to the north of the project site. Steep slopes with grades between 30 and 44 percent are located south of the proposed development site. No development is proposed on the steep slope areas. A class 2 stream (Panther Creek), a category 2 wetland, and a category 3 wetland are located on the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland requires a 50-foot buffer, and a category 3 wetland requires a 25-foot buffer. No impacts are proposed to the wetlands, stream, or their associated buffer areas. HEX staff rpt 07-086.doc City of Renton P/B/PW Deparlmente Valley View Professional Office PUBLIC HEARING DATE: October 9, 2007 2. ENVIRONMENTAL REVIEW • Preliminary Reporl to the Hearing Examiner LUA-07-086, SA-H, ECF Page 4 of 11 Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on September 10,2007, the Environmental Review Committee issued a Determination of Non- Significance, Mitigated for the project. The DNS-M included 5 mitigation measures. A 14-day appeal period commenced on September 17, 2007 and ended on October 1, 2007. No appeals of the threshold determination were filed, 3, ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposed project, the following mitigation measures were issued for the Determination of Non-Significance -Mitigated: 1. Project construction shall comply with the recommendations contained in the geotechnical report prepared by GEO Group Northwest, Inc. (dated December 6,2006). 2. Erosion control shall be installed and maintained during construction in accordance with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in the 2005 Stormwater Management Manual. 3. The stormwater detention system for this project shall be designed to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control-a.k.a. Level 2) and water quality improvements, 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75,00 for each new average weekday trip attributable to the project prior to the issuance of building permits. This fee is currently estimated at $46,425.00. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building area prior to the issuance of building permits. The fee is estimated at $13,832,00, 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA As per RMC 4-9-200.E, the Reviewing Official shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to, the following: (A) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES The Comprehensive Plan Land Use Map designation for the project property is Commercial Corridor (CC). It is the intention of City objectives and policies that Commercial Corridor areas evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. HEX staff rpt 07-086.doc City of Renton PIBIPW Depanmente Valley View Professional Office PUBLIC HEARING DATE: October 9, 2007 • Preliminary Report to the Hearing Examiner LUA-07-086, SA-H, ECF Page 50fll The following Comprehensive Plan policies are applicable to the proposal: Land Use Element Policy LU-358. Parking areas should be landscaped (including street trees, buffers, berms), especially along roadways, to reduce visual impacts. A landscape plan was submitted with the application. Landscaping will be required within the surface parking area in compliance with the City's landscape regulations for surface parking lots. Policy LU-362. Office sites and structures should be designed (e.g. signage; building height. bulk and setback; landscaping; parking) to mitigate adverse impacts on adjacent land uses. The proposed building has been designed to be setback from the adjacent single family land uses across S 37'h Street. In addition, landscaping and fencing are proposed along the S 37'h Street to screen the proposed building from the single family residences. Policy LU-363. Parking provided on-site, in parking structures, and either buffered from adjacent uses or incorporated into pedestrian-oriented street design, is preferred. The proposed project would provide 34 of the 88 total parking stall within a parking garage underneath the building. The proposed parking garage would be located below grade, and thereby buffered from the adjacent single family land uses. Policy LU-369. Development should be designed to consider potential adverse impacts on adjacent, less intensive uses, e.g. lighting, landscaping, and setbacks should all be considered during site design. The proposed building has been setback from the adjacent single family land uses to the north of the project site, in addition landscaping and fencing have been proposed along S 37'h Street to buffer the single family uses from the proposed office building. Policy LU-370. Landscape buffers, additional setbacks, reduced height, and screening devices such as berms and fencing should be employed to reduce impacts (e.g. visual, noise, odor, light) on adjacent, less intensive uses. See previous discussion above. (8) CONFORMANCE WITH LAND USE REGULATIONS The subject site is zoned Commercial Office (CO). 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. Development Standards Lot Coverage -The maximum building lot coverage in the CO zone for projects with under building parking is 75% of the total lot area. The building footprint of the proposed structure is 13,300 sq. ft., which results in a 5 percent lot coverage on the 244,807 sq. ft. site. The project is in compliance with this requirement. Setbacks -The CO zone requires a minimum front yard and side yard along a street setback of 15 feet due to the proposed building height of less than 25 feet; and a minimum 15-foot side yard setback along the west property line as the site abuts a property zoned R-1. No rear yard setbacks are required. In addition, a Restrictive Covenant was recorded on the property (recording number 7506240713), which requires a 40-foot setback along the north and east property lines. Staff reviewed the proposal for compliance with the CO setback requirements and the Restrictive Covenant and found that the proposed building would comply with all of the setback requirements. Landscaping -The CO zone requires that when a commercially zoned lot is adjacent to a residential, commercial, or office zone, a 15-foot wide sight-obscuring landscape strip shall be provided along the street frontage. The project site abuts 3 street frontages, S 37'h Street is located along the north property line, S 38'" Court terminates on the central portion of the east property line, and Talbot Road S abuts the east property line of the site's pipestem. HEX staff rpt 07-086.doc City of Renton P/B/PW Department. Valley View Professional Office PUBLIC HEARING DATE: October 9, 2007 • Preliminary Report to the Hearing Examiner LUA-07-086, SA-H, ECF Page 6 of 11 An 18-foot wide sight obscuring landscape strip is proposed along the project site's S 37'h Street frontage. The planting strip would be vegetated with Autumn Flame Red Maple at a spacing of 30- foot on center, and a variety of shrubs and ground cover. In addition, an ornamental wrought iron fence is proposed within the landscape strip to provide further screening of the project site from the single family residences located to the north. On the central portion of the eastern property line where S 38 th Court terminates, private driveway access is proposed to transition from the terminus of S 38 th Court to the parking areas within the project site. The City's landscaping regulations specify that the landscaping requirements do not aPPoly along street frontages at the locations of vehicular and pedestrian access points. As the S 38 h Street frontage is completely occupied with the driveway access and a pedestrian sidewalk, the street frontage landscape requirements would not apply along this frontage. The south portion of the project site, including the pipestem, is encumbered with critical areas (protected slopes, wetlands, and a stream) and is undevelopable, therefore the requirement for the installation of a 15-foot wide sight-obscuring landscape strip along the pipestem's eastern terminus (abutting Talbot Road S) would not apply. The City's parking regulations have additional landscaping requirements for surface parking lots. For surface parking lots with between 15 and 99 parking spaces a minimum of 25 square feet of landscaping is required per parking space. Street trees shall be installed within the landscape areas at a rate of 1 tree for every 30 feet of lineal frontage. Within the parking area a minimum of 1 tree shall be planted for every 6 parking spaces provided, shrubs shall be planted at a rate of 5 per 100 sq. ft. of landscape area, ground cover shall be planted in sufficient quantities to provide 90 percent coverage within the first 3 years of installation, and no more than 50 feet shall separate a parking space from a landscape area. Based on the proposal for 54 surface parking stalls a minimum of 1,350 square feet of landscaping is required within the parking lot, with a total of 9 trees. The submitted landscape plan identifies 4,215 square feet of landscaping around the perimeter of the parking lot and 2,403 square feet of landscaping within the interior of the parking lot resulting in a total of 6,618 square feet of landscaping in and around the parking lot. A total of 12 Autumn Flame 'Red Maples' are proposed as street trees along the S 37'h Street frontage and are spaced at a rate of 30 feet on center. The plan also identifies an additional 48 trees within the parking lot and 435 shrubs, which exceeds the minimum required. All landscaped areas must be fully irrigated unless 100 percent drought tolerant vegetation is installed. At the time of building permit submittal a detailed landscape plan shall be submitted for review and approval by the Development Services Division project manager. Building Height -The CO zone allows a maximum building height of 20 feet above the maximum height perm itted in the abutting residential zone. The abutting R-1 residential zone abutting the project to the west has a maximum height requirement of 30 feet. Therefore, the project site is limited to a maximum height of 50 feet. The proposed building would have a height of 25 feet, which is less than the maximum building height permitted. Parking, Loading, and Driveway Regulations -The parking regulations require a specific number of off-street parking stalls be provided based on the proposed use. The applicant estimates that approximately 50 percent of the building would be utilized as general office space and the other 50 percent would be utilized as medical/dental office space. Between 3 spaces per 1,000 square feet of net floor area and 4.5 spaces per 1,000 square feet of net floor area is required for the general office use, and 0.5 spaces per 100 square feet of net floor area is required for the medical/dental office space. The applicant submitted a parking analysis that specified that the net square footage of general office area would total 10,960 square feet and that the medical/dental office area would also total 10,960 square feet. Based on the submitted information a minimum of 33 stalls would be required and a maximum of 49 stall would be permitted for the general office portion, and a total of 55 stalls would be required for the medical/dental office portion, resulting in the requirement for between 88 and 104 parking spaces on the project site. The applicant indicates that a total of 88 spaces would be provided on the project site, which complies with this requirement. HEX staff rpt 07-0S6.doc City of Renton PIBIPW Department. Vallev View Professional Office PUBLIC HEARING DATE: October 9, 2007 • -------------- Preliminary Report to the Hearing Examiner LUA-07-086, SA-H, ECF Page 7 of 11 Of the 88 parking spaces proposed, a minimum of 4 of those are required to comply with the Americans with Disabilities Act (ADA) requirements. The proposed site plan indicates that 4 ADA spaces will be provided, which complies with this requirement. The minimum parking stall dimensions required in the CO zone for standard, structured parking stalls is 8 feet 4 inches in width by 15 feet in length and for compact stalls is 7 Y, feet in width by 12 feet in length. Compact stalls shall not account for more than 50 percent of the total number of parking spaces within the structured parking garage. The minimum parking stall dimensions required for surface parking stalls is 9 feet wide by 20 feet long and for compact stalls is 8 Y, feet wide by 16 feet long. Compact stalls shall not account for more than 30 percent of the total surface parking spaces. The proposed parking stalls would comply with these requirements. (C) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USE The project site is surrounded by CO zoned properties along the west and south property lines and residentially zoned properties along the north and east property lines. The R-1 zoned property abutting the west property line is currently vacant and is owned by the City of Renton and encumbered by Panther Creek and the associated Panther Creek wetlands, it is not anticipated that residential development would occur on that property that would require mitigation from the proposed development. To mitigate the impacts of the proposed office building to the single family residential neighborhood to the north of the project site, an 18-foot wide landscape strip with street trees planted at 30 feet on center and an ornamental wrought iron fence are proposed to screen the proposed development. In addition, the height of the building would be 25 feet, which is less than the maximum 30-foot height limit permitted in the R-8 zone and will result in a building that is in scale with the single family residences. A 5-foot high screen is proposed around the roof to screen the rooftop mechanical equipment from the view of the surrounding properties. The required refuse and recyclable deposit areas would be located more than 50 feet away from the residential uses. It is not anticipated that the proposed development would adversely impact the surrounding CO zoned properties to the east and south of the project site as the proposed development is of a similar scale as the existing medical office/general office uses. Staff anticipates the project to add value to the site and further enhance the area. A sidewalk is proposed along the south side of the proposed driveway connection to S 38'h Court, which would provide a pedestrian connection from the proposed building to S 38 'h Court and out to Talbot Road S. The City's Parks Department has reviewed the proposed project and has identified the south portion of the project site as a potential location for a trail connection that would link to a future trail proposed along the Panther Creek wetlands. Therefore, staff recommends as a condition of approval that a 15-foot wide trail easement be dedicated to the City of Renton Parks Department prior to the issuance of a building permit. Construction activities would result in short-term noise, dust and traffic impacts on surrounding properties limited to the project's construction. The applicant has submitted a Construction Mitigation Plan with the land use application outlining measures to be employed for minimizing dust, noise and traffic impacts during construction. The Construction Mitigation Plan would also be submitted prior to the issuance of any building or construction permit to verify the truck/haul routes and note any other provisions related to construction activities. (D) MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE The scale, height and bulk of the proposed building is appropriate for the site and are anticipated to be architecturally compatible with existing and future development in the vicinity. The site is 5.6 acres and the proposed building would have a building lot coverage of 5 percent of the site. The south portion of the project site is encumbered by class 2 stream (Panther Creek), a category 2 wetland, a category 3 wetland, and protected slopes. A class 2 stream requires a 100-foot buffer, a category 2 wetland requires a 50-foot buffer, and a category 3 wetland requires a 25-foot buffer. No development is proposed within the critical areas or their buffers. To ensure that these critical areas are protected, staff recommends that a Native Growth Protection Easement (NGPE) be HEX staff rpt 07-0a6.doc ---... ---------------------------------- ,--------------------~---------~-----City 01 Renton PIBIPW Department. Valley View Professional Office • Preliminary Report to the Hearing EXaminer LUA-07-086, SA-H, ECF PUBLIC HEARtNG DATE: October 9, 2007 Page801!! recorded over the protected slope areas, stream, wetlands, and their associated buffers prior to the issuance of a building permit. In addition, staff further recommends that the edge of the (NGPE) be identified with signage and delineated with a split rail fence. A fencing and signage detail shall be submitted for review and approval by the Development Services Division project manager prior to the issuance of a building permit. A total of 6,618 square feet of landscaping is proposed around the building and within the surface parking lot. Based on the proposal to not develop the south portion of the site due to the critical areas present and the landscaping that is proposed within the portion of the site proposed for development, it appears that sufficient area has been set aside to allow for the natural infiltration of surface water in conjunction with the storm water detention system that would be constructed to detain and treat the stormwater runoff generated by the proposed building. The proposed building has been designed with the topography of the site in mind. Where the site begins to slope down towards Panther Creek, an under building parking garage has been designed to be built into the slope, thereby absorbing a portion of the building. The main entrance to the building would be oriented to the north to take advantage of the relatively level topography and provide access to the surface parking lot. In addition, the main entrance has been designed to be highly visible through the use of modulation and a curved canopy over the entrance. The refuse and recyclable deposit area would be located northeast of the proposed building. A 6- foot tall enclosure is proposed to house the refuse and recyclable deposit areas. The enclosure would be comprised of precast concrete panels with metal panel gates. The sides of the enclosure would be embellished with trellises. The City's refuse and recyclable standards would require a minimum of 4 square feet per 1,000 square feet of building gross fioor area for a refuse area and a minimum of 2 square feet per 1,000 square feet of recyclable area. Based on a total gross floor area of 26,600 square feet for the new building a minimum of 106 square feet would be required for the refuse deposit areas and a minimum of 53 square feet would be required for the recyclable deposit areas for a total of 159 square feet. The proposal includes a total of 160 square feet for refuse and recyclable deposit areas, which complies with this requirement. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the King County Surface Water Design Manual (KCSWDM) and a Construction Mitigation Plan prior to issuance of Construction Permits. In addition, the City's Environmental Review Committee imposed a mitigation measure on the project requiring compliance with the 2005 Department of Ecology Stormwater Management Manual for erosion and sediment control. (E) CONSERVATION OF AREA-WIDE PROPERTY VALUES The proposal is expected to increase property values in the vicinity of the site as the proposal would develop a previously vacant site and further implement the intent of the City's Comprehensive Plan. (F) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION The proposed development is anticipated to generate additional traffic on the City's street system. Approximately 611 new average daily trips are estimated to be generated by the proposed development. To mitigate for the increased traffic anticipated on the City's street system, the City's Environmental Review Committee imposed a mitigation measure on the project requiring the payment of a Traffic Mitigation Fee in the amount of $75 per each new net daily trip attributed to the project (estimated at $45,825.00) prior to the issuance of a building permit. Primary access to the site would be provided off of S 38 th Court, and a gated secondary emergency access would be provided off of S 37'h Street. Vehicles and pedestrians would enter the site via S 38 th Court, which terminates at the site's east property line. A private driveway would allow vehicles to travel through the surface parking area and into an under building parking garage. Pedestrian access would be provided via a sidewalk on the south side of the private driveway, which would provide access around the building to the main entrance and to the parking HEX slaff rpl 07-0B6.doc City of Renton PIBlPW Deparlmente Valley View Professional Office PUBLIC HEARING DATE: October 9, 2007 • Preliminary Reporl to the Hearing Examiner LUA-07-086, SA-H, ECF Page 9 of 11 garage. It appears that there would be adequate separation between pedestrians and vehicles providing safety and efficiency for pedestrian and vehicular circulation. The City of Renton Fire Department has reviewed the proposal for emergency access. The proposed secondary emergency access is located more than 150 feet from the furthest point of the building, which triggers the requirement for an additional fire truck turnaround. Staff recommends as a condition of approval that the site plan be revised to either relocate the secondary emergency access further to the west to eliminate the need for a fire truck turn around, or an approved fire truck turn around shall be provided in the northwest corner of the surface parking lot. Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development Guidelines Ordinance in order to avoid conflicts with peak hour traffic. The Traffic Planning Section will review construction-related impacts prior to issuing final construction permits. (G) PROVISION OF ADEQUATE LIGHT AND AIR The proposed addition is designed appropriately to allow adequate light and air circulation to the existing building and the site. The design of the building will not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide for normal airflow. Exterior onsite lighting, including security and parking lot lighting, would be regulated by code. Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building or the ground and can not trespass beyond the property lines. According to code, parking lot lighting fixtures are to be non-glare and mounted no more than 25 feet above the ground. This is to help minimize the impact onto adjacent properties. The applicant indicated in the SEPA Checklist that the lighting from the proposed building would include full cut-off luminaries to prevent lighting impacts on neighboring properties. Staff does not anticipate that exterior lighting would become an issue provided code requirements are met. (H) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS It is anticipated that the most significant noise, odor and other potentially harmful impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. The proposed development is not anticipated to generate any harmful or unhealthy conditions. There would be noise impacts associated with an office/medical office development from employees and patients entering and exiting the property. , (I) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE Fire Department and Police staff have indicated existing facilities are adequate to accommodate the subject proposal, subject to the applicant's payment of the necessary impact fees an either the relocation of the secondary access or the provision of an approved fire truck turnaround as previously discussed above. As imposed by the ERC, the applicant will be required to pay a Fire Mitigation fee in the amount of $0.52 per square feet of new addition area prior to the issuance of building permits. A Technical Information Report prepared by Exeltech Consulting, Inc., dated July 16, 2007 was submitted with the application materials. The existing surface water runoff sheet flows to the south into the on-site class 2 stream, which flows to the northwest off-site. The storm water runoff generated on the project site will be collected in catch basins and routed to the detention vault proposed on the northwest corner of the project site. The discharge from the detention vault will flow through a bio-swale and level spreader before discharging to Panther Creek. To mitigate for potential downstream stormwater runoff impacts, ERe imposed a mitigation measure on the project requiring the storm water detention and water quality improvements to comply with the 2005 King County Surface Water Design Manual. The City's Plan Review Section has reviewed the submitted drainage report. The submitted drainage report addresses the requirements as outlined in the 2005 King County surface Water Design Manual. Separate HEX staff rpt 07-086.doc City 01 Ranton PIBIPW Dapartmen. Valley View Professional Office PUBLIC HEARING DATE: October 9, 2007 • Preliminary Report to the Hearing Examiner LUA-07-086. SA-H. ECF Pagal00lll structural plans will be required to be submitted for review and approval under a building permit for the proposed underground vault. A special inspection from the building department will also be required. The Surface Water System Development Charges are based on a rate of $0.265 per square foot of new impervious area. Payment of the fee will be required prior to the issuance of a building permit. There is an existing 12-inch water main in S. 38 1h Street. This main extends through the site to the south where it connects to an existing 12-inch located on the Valley Medical Center site. Available derated fire flow in the area is approximately 4,000 gpm. Water pressure available is approximately 112 psi. A pressure-reducing valve will be required to be installed on the domestic water meter. There is a 6-inch water main in S.37'h Street. Available derated fire flow from the 6- inch main is 1,300 gpm. A water main extension onto the project site will be required. According to the Fire Department the preliminary fire flow required for the proposal is 2,000 gpm. Two hydrants would be required to serve the project. One hydrant is required within 150 feet and one additional hydrant is required within 300 feet of the structure. Any existing sub-standard fire hydrants will be required to be upgraded and/or retrofitted with a quick disconnect Storz fitting. Approved fire sprinkler, fire alarm, and standpipe systems are required for the proposed addition. The Water System Development Charge is based on a rate of $0.273 per square foot of the gross project site. The square footage of the wetland areas may be deducted from the gross site area for the purpose of calculating the system development charge. The square footage of the wetland areas would need to be submitted by the applicant in order to calculate the system development charge. Payment of the Water System Development Charge will be required prior to the issuance of a building permit. The project is located within the City of Renton sewer service area. There is a 15-inch Metro sewer transmission line located along the north property line that runs east to west. The submitted utility plans show a connection to this sewer main. A frontage fee will be required to be paid for connection to Metro's sewer. Side sewer shall be a minimum of 2% slope. Floor drains will be required to be installed within the under building parking garage and shall be connected to the sanitary sewer system. The Sewer System Development Charge is based on a rate of $0.142 per square foot of the gross project site. The square footage of the wetland areas may be deducted from the gross site area for the purpose of calculating the system development charge. The square footage of the wetland areas would need to be submitted by the applicant in order to calculate the system development charge. Payment of the Sewer System Development Charge will be required prior to the issuance of a building permit. (J) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT The proposal would result in the development with coordinated site improvements including landscaping, parking, and lighting. II is anticipated that the proposed development would contribute to the surrounding properties developing a previously vacant property. No deterioration or blight is expected to occur as a result of this proposal. H. RECOMMENDA TlON: Staff recommends approval of the Valley View Professional Office, Project File No. LUA-07-086. SA-H. ECF subject to the following conditions: 1. A 15-foot wide trail easement on the south portion of the project site, along Panther Creek, shall be dedicated and recorded to the City of Renton Parks Department prior to the issuance of a building permit. 2. A Native Grow1h Protection Easement (NGPE) shall be recorded over the onsite protected slope areas, wetlands, stream, and their associated buffer areas prior to the issuance of a building permit. HEX staff rpt 07-0SB.doc City of Renton PIBIPW Department. Valley View Professional Office PUBLIC HEARING DA TE: October 9, 2007 • Preliminary Report to the Hearing Examiner LUA-07-086, SA-H, ECF Page 11 of 11 3. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Building Permit application for review and approval. The fencing and signage shall be installed prior to the issuance of the Certificate of Occupancy. 4. The site plan shall be revised to either relocate the secondary access further to the west to eliminate the need for a fire truck turn around, or an approved fire truck turn around shall be provided in the northwest corner of the surface parking lot. EXPIRATION PERIODS: Site Plan Approvals (SA): Two (2) years from the final approval date. HEX staff rpt 07-DB6.doc lUJ ) z o N -J-'>!lr • • b ,.....J UJ NT PLANNING DEV~W{,M~ RENTON. . .• AUG13 . 2007 . . . RECEIVED· ..... . :'-t.-..