Loading...
HomeMy WebLinkAboutProject NarrativeDear Clark Close: On behalf of Group Health Cooperative we are submitting the following project narrative as part of the Tier 2 temporary use permit application for Group Health Food Trucks. Proposal Summary The proposed project is the implementation of mobile food establishments on the parking lot of Group Health’s Business Center in Renton. The business will be conducted on parcel number 0886700270 across several designated parking stalls located along the southwest side of Group Health Campus Southeast building at 2921 Naches Ave SW. Upon completion of construction of the office park located on parcel number 0886700100 food trucks will similarly occupy several designated parking stalls located near the south entrance of Group Health Campus Northwest building at 1300 SW 27th St. Usage of the parking stalls will be during the hours of 11:30AM until 1:30PM Monday through Friday. A rotating schedule of vendors will be limited to two food trucks per day. We are not proposing any development, off-site improvements, or construction on the existing site. The anticipated cost of this project is $0. Site Characteristics Land Use & Zoning: The proposed project is located in a 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 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 current Longacres Business Center includes two (2) standalone buildings totaling 250,825 SF. The occupancy classification for development is a combination of general office, laboratory, and warehouse space. The building uses fall under the City of Renton’s Commercial Office Zone requirements. Please refer to the project narrative for LUA15- 000076 for existing Site Characteristics & initial Building and Site Development. There is also a one-story 2,150 SF “Link” at the ground level between Building A (Permit #B15002025) and Building B (Permit #B15001781). The occupancy classification for the “Link” is general office. The “Link” will be used as an enclosed connector between Building A & Building B as well as a gathering place for employees of both buildings. The visible elevations of the Link are primarily from the North & South. The aesthetic materials of the “Link” consist of a glass curtain wall with concrete panels used intermittently. Construction of the (2) proposed standalone buildings is ongoing and will be occupied in phases. The proposed two (2) standalone buildings on-site will combine to create ~300,000 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 ~37,000 SF and will be constructed as a four (4) story structure elevating approximately 61’ above the surrounding grade. Building D is to have a single footprint totaling ~50,000 SF and will be constructed as a three (3) story building elevating approximately 47’ above grade. 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. Proposed Use of the Property: The proposed project is the implementation of food trucks on the parking lot of Group Health’s Business Center in Renton. The business will be conducted on parcel number 0886700270 across several designated parking stalls located along the southwest side of Group Health Campus Southeast building at 2921 Naches Ave SW. Upon completion of construction of the office park located on parcel number 0886700100 food trucks will similarly occupy several designated parking stalls located near the south entrance of Group Health Campus Northwest building at 1300 SW 27th St. Usage of the parking stalls will be during the hours of 11:30AM until 1:30PM Monday through Friday. A rotating schedule of vendors will be limited to two food trucks per day. We are not proposing any development, off-site improvements, or construction on the existing site. The anticipated cost of this project is $0. Site Accessibility: Typical vehicles will be able to access the site at two entrances along SW 27th St. and two entrances along Naches Ave. SW. In addition, a truck entrance & exit route will be provided at the cul-de-sac of Naches Ave. SW at the South portion of the site. 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.