HomeMy WebLinkAboutPN_Parking Lot Upgrades at Ryerson_2021-06-21_V1.pdf
kimley-horn.com 1000 Second Avenue, Suite 3900, Seattle, WA 98104 206-607-2600
June 11, 2021
City of Renton
Planning Department
1055 S Grady Way
Renton, WA, 98057
RE: Land Use Permit, Type II - Project Narrative
This is a project narrative for Parcel 214600-0050 located at 600 SW 10th Street in the city of Renton,
The current zoning is Medium Industrial (IM) and there is no change in zoning being requested by this
proposal. The parcel area is approximately 10.01 acres and the project area with the parcel is
approximately 3.84 acres. A Pre-Application meeting was held on May 6, 2021 and the Meeting
Summary along with email correspondence with the land use planner are included with this
submission.
GENERAL DESCRIPTION
The existing parcel includes a large warehouse with internal office space and a vehicular and truck
parking lot. This facility has been historically used for storing and shipping products as a metal
supplier for approximately 14 years. The project scope anticipated by this pre-app submittal seeks to
convert an un-improved laydown area and an asphalt drive aisle behind the building to an asphalt
parking lot, with striping and landscaping. The project team has evaluated the parking lot to
accommodate a maximum number of stalls while maintaining clearances from existing elements and
minimizing site impacts to the back half of the lot.
The property setbacks are indicated on the preliminary site plan. The proposed use is to provide
expanded warehouse parking. No bulk storage or storing of hazardous materials is being proposed.
The existing building interior, including office space and warehouse, will remain as is. There is a set
of railroad rails that service the east side of the building that are to remain in place. The existing
utilities serving the building and site shall be protected and remain in place. It is anticipated for a
slight relocation of a fire hydrant that is connected to a water main running from Seneca Avenue to
SW 10th Street. The associated water easement is to remain Likewise, the existing storm drains
along the west side of the building will continue to be used to convey the onsite stormwater. An
existing telecommunication antenna and equipment are enclosed within a security fence that is to
remain.
There are no steep slopes, wetlands, or significant tree stands within the project boundary. The US
Geological Survey classifies the soil beneath the parcel as Ur - Urban land. A detailed geotechnical
analysis and soil classification is included with this submittal. Per the geotechnical analysis, infiltration
rates are between 0.14 and 0.25 inches per hour. The topography of the project area generally slopes
from northeast to southwest with approximately 5 feet of fall across the site.
There are no off-site improvements being proposed by this project. Demolishing activities include
removal of asphalt and minor clearing and grubbing. The project site is accessed from the existing
driveway along the west side of the building. The existing north access to Seneca Avenue will remain
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kimley-horn.com 1000 Second Avenue, Suite 3900 Seattle WA 98104 206-607-2600
gated and unchanged. There are no significant trees identified to be removed by this project. The
existing trees along the western and northern property lines are expected to remain.
PROPOSED PRO JECT
Onsite improvements include asphalt pavement, concrete curbing, landscaping, stormwater
management BMPs, drainage structures, and striping. The design vehicle for the striping is a WB-40
truck and trailer. In addition, the site accessible facilities are being upgraded. This upgrade includes
adding 6 ADA stalls, 2 ADA curb ramps, and a bike rack area to accommodate 8 bicycles.
To facilitate 137 new parking stalls, the project proposes two (2) drive aisles on the north side of the
building with four (4) rows of 90-degree stalls. Non-contiguous parking along the north side of the
building allows for continued ingress to the existing bay doors. This layout also allows for continued
use of the railroad rails along the east property line.
A 10-foot landscape setback is included along the northern and western edges of the parking lot to
meet or exceed the landscaping buffer requirement. Drive aisles are designed for fire lane
accessibility and vehicular turning movements. Concrete curbing is proposed along the eastern edge
to provide a barrier along the railroad rails. The existing steel bollards are to remain around the fire
hydrant and at any entry to the bay doors. Striping and signage will be included to delineate
emergency vehicle access, ADA parking, and to provide no-parking at the loading zones.
This project will meet the Peak Flow Control standard. Stormwater Management Best Management
Practices (BMPs) with emphasis on Low Impact Development principles and practices are to address
water quality and runoff requirements. Due to the low infiltration capacity, this project proposes using
an underground detention vault to meet Core Requirement #3 for flow control. An internal riser with
and orifice and weir will slowly release the 2-, 10- and 100-year storm to meet predeveloped
conditions. For water quality, this project proposes using a modular wetland to treat the 2-year storm
to meet Core Requirement #8. Due to the shallow elevations of the existing catch basins along the
west side and depth of water storage in the proposed vault, any stormwater from the system will need
to be pumped. Based on the existing slope of the project site, no import or export of earthwork is
expected.
The perimeter parking lot landscaping strip meets RMC 4-4-070 (H)(4) which requires a minimum
width of 10 feet. The interior parking lot landscaping strip meets RMC 4-4-070 (H)(5) which requires a
minimum width of 8 feet. These areas are proposed to be planted with a mixture of trees and shrubs.
Tree species include Emerald Queen and Suncole while the shrub species include Crimson Pygmy
and Blue Mist. The landscape area required is 4,795 square feet and the provided landscape area is
12,185 square feet. The existing landscaping along the frontage along SW 10th Street has been
analyzed and is compliant with the latest code.
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kimley-horn.com 1000 Second Avenue, Suite 3900 Seattle WA 98104 206-607-2600
This project is expected to remove 55,656 square feet of existing asphalt and install 146,183 square
feet of new asphalt pavement. The proposed pavement section is 3” of HMA over 6” CSBC for light
traffic and 4” HMA over 6” CSBC for heavy traffic.
Based on discussions with the Cross-connection Specialist, Mick Holte, the existing single check
valve assembly on the incoming fire main will need to be upgraded to a double check valve assembly.
The existing domestic backflow assembly has been determined to be compliant. No other utility
issues are identified.
The estimated cost of construction at this stage of the process is $1,125,000.
Please contact me at 206-705-9767or sky.mcclave@kimley-horn.com should you have any questions
or need additional information to complete your review.
Sincerely,
Sky D. McClave
Civil Engineer