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HomeMy WebLinkAboutSR_HEX_Cedar_River_Corporate_Park_070306City of Renton PUBLIC HEARING Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: March 6, 2007 Project Name: Cedar River Corporate Park Owner: Howard Seelig, PO Box 1925, Bellevue, WA 98009 Applicant: Tarragon, LLC, 1000 Second Avenue, ste 3200, Seattle, WA 98104 Contact: Jim Carleton, AHBL, Inc, 2215 N 30'h Street, ste 300, Tacoma, WA 98403 File Number: LUA-06-172, SA-H, ECF Planner: Jill K. Ding, Senior Planner Project Description: The applicant is requesting Hearing Examiner Site Plan approval and Environmental Review for the construction of four office/retail/light industrial buildings totaling 143,307 square feet in area on a 539,272 square foot (12.4 acre) site located within the Light Industrial (IL) zoning designation and within the Employment Area -Valley overlay. Parking would be provided within a 408 stall surface parking lot around the perimeter of the site. Access to the project site would be provided via two commercial driveway entrances off of Lind Avenue SW. A Category 2 wetland is located along the northern property line and a Category 3 wetland is located along the southern and eastern property lines. Project Location: 20XX Lind Avenue SW (parcel no. 334040-0285) City of Renton PIBIPW Departme Cedar River Corporate Park Preliminary Report to the Hearing Examiner LUA-06-172, SA-H, ECF PUBLIC HEARING DA TE: March 6, 2007 Page 2of9 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: Site Plan (dated 12/15/2006). Exhibit No. 4: Composite Utility Plan (dated 12/22/2006). Exhibit No. 5: Building A Elevations (dated 12/15/2006). Exhibit No. 6: Building B Elevations (dated 12/15/2006). Exhibit No. 7: Building C Elevations (dated 12/1512006). Exhibit No. 8: Building D Elevations (dated 1211512006). Exhibit No. 9: Zoning map sheet G3 west% (dated 211612006). Exhibit No. 10: ERG Mitigation Measures C. GENERAL INFORMATION: 1. 2. 3. 4. 5. 6. 7. 8. Owner of Record: 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: Howard Seelig, PO Box 1925, Bellevue, WA 98009 Light Industrial {IL) Employment Area -Valley Vacant Fire Station -Commercial Office (CO) Shurgard Storage -Light Industrial (IL) Vacant -Light Industrial {IL) Office Park -Commercial Office (CO) Via 2 new driveways onto Lind Avenue SW 539,272 square feet (12.4 acres) Area NIA 143,307 sq ft 143,307 sq ft D. HISTORICAUBACKGROUND: Action Zoning Comprehensive Plan Annexation HEX staff rpt 06-172.doc Land Use File No. NIA NIA NIA Ordinance No. 5100 5099 4040 comments NIA NIA NIA Date 111112004 111112004 1119/1987 City of Renton P!BIPW Departme Cedar River Corporate Park Preliminary Report to the Hearing Examiner LUA-06-172, SA-H, ECF PUBLIC HEARING DATE: March 6, 2007 Page 3 of9 E. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULATIONS (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 4-2-130.A: Industrial 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 Height/Location 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. Community Design Element 3. Environmental Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The project site totals approximately 12.4 acres in area, is rectangular shaped with a small panhandle located at the northeastern corner of the property. The site is located on the east side of Lind Avenue SW and is between two undeveloped right-of-ways (SW 21st Street and SW 23"' Street). The site is currently vacant and is vegetated with deciduous trees, blackberries, and brush. No significant trees have been identified on the project site. The proposal would result in the construction of four office/retail/light industrial buildings (Buildings A-D) and a 408 stall surface parking lot. Building A would total 35,047 square feet in area, building B would total 29,940 square feet in area, building C would total 33,740 square feet in area, and building D would total 44,580 square feet in area. All of the buildings are proposed to have a height of 22 feet 8 inches with a 3-foot high parapet. A truck loading area is located on the central portion of the site and is bounded on all sides by the proposed buildings. Access to the proposed lots would be provided via driveway access off of Lind Avenue SW. Frontage improvements would be constructed along Lind Avenue SW. The applicant has requested a waiver from constructing right-of-way improvements along SW 21st Street and SW 23'' Street due to the presence of wetlands in these areas. This waiver was granted by the City on February 1, 2007. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 29, 2007, the Environmental Review Committee issued a Determination of Non-Significance, HEX staff rpt 06-172.doc City of Renton PIBIPW Departme Cedar River Corporate Park Preliminary Report to the Hearing Examiner LUA-06-172, SA-H, ECF PUBLIC HEARING DA TE: March 6, 2007 Page 4 of9 Mitigated for the project. The DNS-M included 5 mitigation measures. A 14-day appeal period commenced on February 5, 2007 and ended on February 19, 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. The applicant shall comply with the recommendations found in the geotechnical report prepared by Terra Associates, Inc, dated December 7, 2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits, This condition shall be subject to the review and approval of the Development Services Division, 3. The detention system for this project shall be required 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 a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the issuance of a building permit. It is anticipated that the proposed project would result in the payment of $74,925.00 (999 net new daily trips x $75 = $74,925.00). 5. Staff recommends that the applicant pay a Fire Mitigation Fee based on $0.52 per square foot of new commercial building area prior to the issuance of a building permit. The fee is estimated at $74,519.64 ($0.52 x 143,307 square feet= $74,519.64). 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 Employment Area Valley (EAV). The purpose of the Employment Area-Valley designation is to allow the gradual transition of the Valley from traditional industrial and warehousing uses to more intensive retail service and office activities. The intent is to allow these new activities without making industrial uses non-conforming and without restricting the ability of existing businesses to expand. The following Comprehensive Plan policies are applicable to the proposal: HEX staff rpt 06-172.doc City of Renton PIBIPW Departme Cedar River Corporate Park PUBLIC HEARING DATE: March 6, 2007 Land Use Element Preliminary Report to the Hearing Examiner LUA-06-172, SA-H, ECF Page 5 of 9 Policy LU-455. Street trees and landscaping should be required for new development within the Valley to provide an attractive streetscape in areas subjected to a transition of land uses. With the project application, the applicant submitted a landscape plan, which shows landscaping and street trees along the Lind Avenue SW street frontage. Policy LU-459. New development, or site redevelopment, should conform to development standards that include scale of building, building far;ade treatment to reduce perception of bulk, relationship between buildings, and landscaping. The submitted site plan complies with the IL development standards. Community Design Element Policy CD-51: Landscaping is encouraged, and may be required, in parking areas to improve their appearance and to increase drainage control. A landscape plan showing landscaping within and around the proposed surface parking lot was submitted with the project application. The proposed landscaping will consist of a variety of trees, shrubs, and ground cover and will be reviewed to ensure compliance with the parking lot landscaping requirements. Environmental Element Policy EN-9. In no case should development activities decrease net acreage of existing wetlands. The proposed development would not impact the existing wetlands; therefore no decrease in the net acreage would occur. (B) CONFORMANCE WITH LAND USE REGULATIONS The subject site is zoned Light Industrial (IL). The purpose of the IL zone is to provide areas for low-intensity manufacturing, industrial services, distribution, storage, and technical schools. Uses allowed in this zone are generally contained within buildings. Material and/or equipment used in production are not stored outside. Activities in this zone do not generate external emissions such as smoke, odor, noise, vibrations, or other nuisances outside the building. Development Standards Lot Coverage -The maximum building lot coverage in the IL zone is 65% of the total lot area. The building footprint of the proposed buildings totals 143,307 sq. ft. on the 539,272 sq. ft. site results in a 26.6 percent lot coverage. The project is in compliance with this requirement. Setbacks -The IL zone requires a minimum front yard and side yard along a street setback of 15 feet. No side or rear yard setbacks are required as the project site does not abut a residential zone. The proposed structures would comply with all of the setback requirements. Landscaping -The IL zone requires that 10% of the lot depth or 15 feet of on-site landscaping be provided along all street frontages. whichever is less, but in no case less than 10 feet. The project site abuts 3 street frontages: Lind Avenue SW {developed), SW 21'1 Street (undeveloped), and SW 23'ct Street (undeveloped) and would be required to have 15 feet of landscaping along each street frontage. A conceptual landscape plan was submitted with the project application. A 15- foot landscape strip was shown along the project's Lind Avenue SW street frontage that would be vegetated with Raywood Ash trees, a variety of shrubs, and ground cover. A Category 3 wetland is located along the southern property line (SW 23'd Street frontage). The City's landscaping regulations permit the retention of existing vegetation to supplement the landscaping requirements. An excess of 15 feet of landscaping would be provided along the project's southern property line through the retention of existing vegetation and the installation of landscaping. A Category 2 wetland is located along the project's northern (SW 21'1 Street frontage). An excess of 15 feet of landscaping would be provided along the majority of the northern property line through the retention of existing vegetation and the installation of landscaping with the exception of the area north of Building D where 5 feet of landscaping is proposed. Staff recommends as a condition of approval that a revised site and landscape plan be submitted with the building permit application showing the required 15-foot landscape strip along HEX staff rpt 06-172.doc City of Renton PIBIPW Departme Cedar River Corporate Park PUBLIC HEARING DA TE: March 6, 2007 Preliminary Report to the Hearing Examiner LUA-06-172, SA-H, ECF Page 6of9 the site's SW 21 '' Street frontage, north of Building D for review and approval by the Development Services Division project manager. The City's parking regulations have additional landscaping requirements, The minimum amount of landscaping required for parking lots with 100 or more stalls is 35 sq, ft. 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. The submitted conceptual landscare plan proposes to install street trees along the Lind Avenue SW, SW 21'1 Street, and SW 23' Street frontages, Raywood Ash is proposed along the Lind Avenue SW street frontage and Katsura and Jacquemontii Birch are proposed along the SW 21'1 Street and SW 23'' Street frontages. Based on the proposal for 408 parking stalls, a minimum of 14,280 square feet of landscaping would be required within the parking area, The submitted landscape plan states that a total of 26,110 square feet of landscaping would be provided within the parking area, which exceeds the minimum amount of landscaping required within the parking lot. Based on the proposal for 408 parking stalls a total of 68 trees would be required within the parking area, The conceptual landscaping plan identifies 79 trees within the parking area, which complies with this requirement. A minimum of 1,306 shrubs would be required in the 26,110 square feet of landscape areas in the parking lot. The submitted landscape plan identifies a total of 2,282 shrubs within the landscape areas, which complies with this requirement The submitted landscape plan appears to comply with the City's landscape requirements for surface parking lots, 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 with species identified must be submitted along with an irrigation plan, Building Height -The IL zone allows a maximum building height of 50 feet All of the buildings are proposed to have a height of 22 feet 8 inches with a 3-foot high parapet, which would comply with the building height requirements, Parking, Loading, and Driveway Regulations -The parking regulations require a specific number of off-street parking stalls be provided based on the amount of square footage dedicated to certain uses. The applicant has indicated that 75% (107,480 square feet) of the site would be dedicated to office uses and that 25% (35,827 square feet) of the site would be a warehouse use. Office uses require a minimum of 3 spaces per 1,000 square feet of net floor area and are permitted a maximum of 4.5 spaces per 1,000 square feet of net floor area. Warehouse uses require 1 space per 1,500 square feet of net floor area. Based on the proposal for 107,480 square feet for office space, a minimum of 322 spaces would be required and a maximum of 484 spaces would be permitted for the office use. Based on the 35,827 square feet proposed for the warehouse use, 24 spaces would be required. For the total site, a minimum of 346 spaces are required and a maximum of 508 spaces would be permitted. The proposal would include 408 parking spaces, which complies with this requirement. Of the 408 parking spaces proposed, a minimum of 9 of those are required to comply with the Americans with Disabilities Act (ADA) requirements. The proposed site plan indicates that 9 of the 408 parking spaces provided would be ADA compliant, which complies with this requirement. The minimum parking stall dimensions required in the IL zone for standard stalls is 9 feet in width by 20 feet in length and for compact stalls is 8 Y, feet in width by 16 feet in length. Compact stalls shall not account for more than 30 percent of the total number of parking spaces. The parking stall length may be reduced by 2 feet provided there is sufficient area to safely allow the overhang of a vehicle and that the area of the vehicle overhang does not intrude into required landscaping areas. The proposed stalls comply with the minimum parking stall dimensions. (C) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USE Commercial and Industrially zoned properties surround the subject property. It is not anticipated that the proposed development would adversely impact the surrounding properties. Staff HEX staff rpt 06-172.doc City of Renton PIBIPW Departme. Cedar River Corporate Parle PUBLIC HEARING DA TE: March 6, 2007 Preliminary Report to the Hearing Examiner LUA-06-172, SA-H, ECF Page 7of9 anticipates the project to add value to the site and further enhance area. The additional office uses would potentially increase the amount of activity in the area. 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 buildings are appropriate for the site and are anticipated to be architecturally compatible with existing and future development in the vicinity. The site is 12.4 acres and the proposed building would have a building lot coverage of 26.6% of the site. In addition, landscaping is proposed within the parking area and around the perimeter of the site along public street frontages. The scale of the buildings will be broken up through the use of vertical and horizontal modulation. The building height of each of the buildings is 22 feet 8 inches with a 3-foot tall parapet. According to the building elevations, the building materials would consist primarily of painted concrete tilt-up panels. The refuse and recyclable deposit area would be located to the rear of the proposed buildings on the central portion of the site and would be screened from public view. 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 143,307 square feet for the proposed ouildings a minimum of 573 square feet would be required for a refuse area and a minimum of 287 square feet would be required for a recyclable area. The submitted site plan identifies a total of 360 square feet for combined refuse and recyclable deposit areas, which is less than the minimum the City's standards require. If practical difficulties exist, which make the provision of the required refuse and recyclable deposit areas unfeasible the Development Services Director may approve a modification to reduce the amount of refuse and recyclable deposit area that's required subject to a written request submitted by the applicant. Therefore, staff recommends as a condition of approval that either the site plan be revised to provide the required refuse and recyclable deposit areas per City standards or a modification request to reduce the required refuse and recyclable deposit areas shall be submitted. The revised site plan or modification request shall be submitted to the Development Services Division project manager for review and approval prior to the issuance of a building permit. 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. The development of the site provides improvements to infrastructure, landscaping and lighting and additional employment opportunities. (F) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION The applicant provided a Traffic Impact Analysis prepared by JTE, Inc., dated December 11, 2006. The proposed development is anticipated to generate additional traffic on the City's street system. Approximately 999 new average daily trips are estimated to be generated by the proposed development, including 125 p.m. peak hour trips. To mitigate for the increased traffic HEX staff rpt 06-172.doc City of Renton PIBIPW Departme Cedar River Corporate Park PUBLIC HEARING DA TE: March 6, 2007 Preliminary Report to the Hean·ng Examiner LUA-06-172, SA-H, ECF Page 8 of 9 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 $74,925.00 prior to the issuance of a building permit. Access to the site is proposed via two driveway entrances off of Lind Avenue SW. It appears that vehicles would be permitted to circulate safely throughout the subject property. Concrete pedestrian walkways are proposed internally around the proposed buildings with a crosswalk connection to the public sidewalk that will be constructed along Lind Avenue SW. It appears that there would be adequate separation between pedestrians and vehicles providing safety and efficiency for pedestrian and vehicular circulation. 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 buildings are designed appropriately to allow adequate light and air circulation to the 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 location of the proposed light fixtures was included in the application materials. Staff does not anticipate that exterior lighting would become an issue due to the siting of the building 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 of increased traffic and activity that are normally associated with an office development that has truck traffic. {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. As imposed by the ERC, the applicant will be required to pay the Fire Mitigation fee prior to the issuance of building permits. A Preliminary Storm Drainage Report prepared by AHBL dated December 2006 was submitted with the project application. According to the report the existing drainage sheet flows across the property to the existing onsite wetlands. Drainage is conveyed from the wetlands via ditches and closed conveyance systems to Springbrook Creek. The proposed method of drainage control as indicated by the storm drainage report would to collect the drainage from the site via a 12, 18, 24, and 30-inch closed conveyance system where it would be conveyed to a pump chamber. The drainage would then be pumped into a detention pond. Release from the detention pond will be controlled via two multi-orifice control structures and released to bioswales for treatment prior to release to the north and south wetlands at the property perimeter. HEX staff rpt 06-172.doc City of Renton PIBIPW Deparlme.- Cedar River Corporate Park PUBLIC HEARING DA TE: March 6, 2007 Preliminary Report to the Hearing Examiner LUA-06-172, SA-H, ECF Page 9 of9 The Environmental Review Committee imposed a mitigation measure requiring the project to comply with the 2005 King County Surface Water Design Manual. The project site is located within the City of Renton water service area. There is a 24 inch water main in Lind Avenue SW. Available fire flow to the project site is 5,500 gpm. Pressure available is approximately 78 psi. The project site is located within the 196 water pressure zone and is outside of the Aquifer Protection Area. According to the Fire Department the preliminary fire flow required for the proposal is 5,000 gpm. Five hydrants would be required to serve the project. One hydrant is required within 150 feet and four additional hydrants are required within 300 feet of all of the structures. Fire sprinkler and alarm systems are required for the proposed buildings. Extension of a 12 inch water main is required on-site. The main shall be looped around the buildings. The water plans show the looped water main, however the plans indicate that the size of the main to be installed would be 10 inches, which is less than the minimum size required by City standards. The water plans shall be revised to show a 12 inch water main looped around the project site. A tie-in to the existing 8 inch water main to the east will be required and is shown on the water plans, A Water System Development Charge based on a rate of $0.273 per gross square foot of total site area is required and is payable prior to the issuance of the Utility Construction Permit. The project is located within the City of Renton sewer service area. There is an 8 inch sewer main in Lind Avenue SW. An 8 inch sanitary sewer main extension is required to serve the proposed project. If the finished floor elevations are below 25 feet, a "tideflex" or similar backflow device will be required to be installed. Side sewers are required to have a minimum slope of 2 percent. A Sewer System Development Charge based on a rate of $0.142 per gross square foot of total site area is required and is payable prior to the issuance of the Utility Construction Permit. (J) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT The proposal would result in the development with coordinated site improvements including landscaping, parking, signage and lighting. It is anticipated that the proposed development would contribute to the surrounding properties by developing a vacant site and providing investment in the area. No deterioration or blight is expected to occur as a result of this proposal. H. RECOMMENDATION: Staff recommends approval of the Cedar River Corporate Park, Project File No. LUA-06-172, SA-H, ECF subject to the following conditions: 1. A revised site and landscape plan shall be submitted with the building permit application showing the required 15-foot landscape strip along the site's SW 21" Street frontage, north of Building D for review and approval by the Development Services Division project manager. 2. Either the site plan shall be revised to provide the required refuse and recyclable deposit areas per City standards, or a modification request to reduce the required refuse and recyclable deposit areas shall be submitted. The revised site plan or modification request shall be submitted to the Development Services Division project manager for review and approval prior to the issuance of a building permit. EXPIRATION PERIODS: Site Plan Approvals (SA): Two (2) years from the final approval date. 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