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HomeMy WebLinkAboutLUA87-103 February 23, 1988
Mr. Donald Erickson, Zoning Administrator
City of Renton, Building and Zoning Department
200 Mill Avenue S.
Renton, Washington 98055 .
Renton Village Cinema Expansion Project Number 87247
LOT LINE ADJUSTMENT (FILE NO.• LIA-001-88)
Letter of Agreement:
As a condition for the City of Renton approval of the Lot Line Adjustment
being approved in conjunction with the Renton Village Cinema Expansion•
project, Renton Village Associates, owners, agree to establish the attached
and below listed site features as their property site design standards and
to apply said standards to all future development approval submittals on
the remainder of the Renton Village property owned by Renton Village :
. Associates:
Landscaping (see plant material options attached)
Site Lighting (parking and landscaped areas)
Landscape benches and tables
Landscape waste receptacles
Landscape bicycle racks
The attached cut sheets of the listed site features are included to
establish the intended character, material, construction and approximate
size of site features that are acceptable regardless of the manufacturer or
vendor.
l; rTY(' OF RErdTo;i
• MAR o
31988
SU!LD!NG/70►�!!NG nFpT
Mr. Donald Erickson, Zoning Administrator
City of Renton, Building and Zoning Department
200 Mill Avenue S.
Renton, Washington 98055
Renton Village Cinema Expansion
Lot Line Adjustment
Project Number 87247
February 23, 1988
page 2
Letter of Agreement: (continued)
The obligations of this agree ent shall be fulfilled and that portion of
the agreement:terminated upon issuance of Site Plan Approval by the City of
Renton for each future project on the property.
Renton Vill'Z Asdecia date
•
City of Renton, Building and Zoning date
bC/ST122
4{.
•
•
•
•
• RENTON VILLAGE ASSOCIATES
RENTON VILLAGE PLANT STANDARDS : .
•
-DECIDUOUS PARKING LOT SHADE TREE
1-1/2 - 1-3/4" caliper/20-25 ft. spacing
* Quercus rubra/Red Oak•
DECIDUOUS STREET TREE
2 - 2-1/2" caliper/30 ft. spacing
* Acer rubrum "Red Sunset"/Red Sunset Maple
SMALL DECIDUOUS ACCENT TREE. AT SITE AND BUILDING ENTRANCES
2-1/2 - 3" caliper/10-20 ft. spacing •
•
* .Crataegus •.phaenopyrum/Washington Hawthorn =.
* Cercidiphyllum japonicum/Katsura Tree
Prunus yedoensis/Yoshino Flowering Cherry _ •
Acer palmatum/Japanese Maple
COLUMNAR/UP-RIGHT DECIDUOUS TREE AT BUILDING '
1-3/4 - 2" caliper/10-15 ft. spacing
Populus tremuloides/Quaking Aspen
Betula pendula/European White Birch .'
Acer Circinatum/Vine Maple ( 12-14 ft. height clumps) •
EVERGREEN TREE PARKING LOT AND SITE SCREEN
6-7 ft. height/10-15 ft. spacing
* Pinus thunbergiana/Japanese Black Pine •
* Pinus contorta/Shore Pine
BROADLEAF EVERGREEN -SHRUB PARKING LOT SCREEN
24-30" height and spread/4-6 ft. spacing
* Photinia fraseri/Fhotinia
DECIDUOUS/EVERGREEN SHRUB MASS AT BUILDING
size and spacing varies ::;
* Rhododendron species Mahonia species •
* Evergreen azalea species Viburnum species
* Deciduous azalea species Otto-luyken laurel
Mugho pine Spirea species
I,
•
•
• :-1'_'
• EVERGREEN OROUNDCOVER AT STREET FRONTAGE AND BUILDING ENTRY
2-1/4" pots/18" triangular spacing or 1 ..gallon/3ft. spacing
* Hypericum calycinum/St. Johnswort (at street frontage)
*• Pachysandra terminlis/Japanese. Spurge "_ =
* Vinca minor/Dwarf Periwinkle
• Arctostaphylos uva-ursi/Kinnikinnick
r. .
LOW SHRUB MASS WITHIN PARKING LOT LANDSCAPE , ISLANDS .
15"-18" height and -spread/3-4 ft. triangular - spacing -
* Berberis mentorensis/Barberry. •
SODDED LAWN * • ' - .
•
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NOTE ;
----.
• * indicates plant materials used to provide continuity , -..
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Site Design Services
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• -Explanation of Photometrics
and Pole Spacing Charts
© .
All photometric testing conducted with standard clear • Ali Photometric Testing by -
acrylic.Footcandle and C.U.correction factors for , . Independent Testing Laboratories,Boulder,Colorado
optional enclosures listed below. 1 .
BR Bronze tinted acrylic enclosure ' 0.54
LS Clear Lexan enclosure 0.92 .
•
Whenever single or twin fixtures Whenever single or twin fixtures
produce a light pattern that is ' ..produce a light pattern that is
symmetrical in quadrants,only _: ______ symmetrical in two halves,only
one quadrant is shown,per-- ::.. .one half is reported,permitting
I"3
•!Twin(Asymmetric Distribution) / .For Twin(Asymmetric
• Opposite aiming. :: ,_- .Distributon)with parallel -
' For Twin(Square Distribution) • :..aiming,multiplyfootcandles
multiply footcandles by two. . by two.Ref:page 5. • .
Ref.page 5.
Pole Spacing Charts for Fixtures with Type V ' ' : -
Square Ught Distribution ..
c . For parking lots or general area lighting,it is necessary to determine -
fgoth longitudinal and lateral pole spacing.These charts show pole
spacings,average maintained levels of illumination and mounting '
heights within recommended uniformity of 4:1 average to minimum. 150'
The following procedure is suggested: .. : 1.5
1.Determine level of illumination your area requires in average
. maintained horizontal footcandles.The I.E.S.handbook may offer - .
some guidelines.If the footcandle levels are too high on a given 20
- chart,select a lower wattage lamp that will produce desired - .
illumination level. , , 100, .
2.To determine pole spacings,trace down the desired footcandle
. curve to any point between the two marks denoting mounting • ' • • 15
height A — B - 'x
• 3.A whole series of longitudinal and lateral pole spacings are . 4
available.In the chart at right,combination B 77'x 80', a -- — — I ._... _. 11."lob. 1e
combination C 93'x 65',or anywhere in between will produce a "
1.5 Footcandles average maintained at 16'•mounting height n 50' ' I , '
and 4:1 uniformity. .• co I r
Remember,light levels are average maintained,not Initial. CD
o
I T
76 I I
50' I 1100' 150'
Longitudinal Pole Spacing
Pole Spacing Charts for V
// /��/ Pow spacing Mart.Fixtures with Type Ill / Single mature.
Mramastred
Asymmetric Ught Distribution «� .,�. sue., r
These charts are direct reading, ///�✓/ tL-`,-Adage a Menem.
giving suggested pole spacings ■ ■ ,,«,,,;,
for various mounting heights, �'-o,,, �;,,,,-�I bM:man.
`V street or area widths,and Mounting Height 10 12' 14' 16'
average levels of illumination. Width of Street 10' 15' 18' 20' 25' 10' 15' 18' 20' 25' 15' 18' 20' 25' 30' 18' 20' 25' 30' 35'
it is assumed that fixtures will A„era'e 0.5 Or-�f 1;
be installed on one side of the Maintained 1.0 '69. %82. r78.' .68: 82; 76 73 65 '58% 71 68 62 56
area only. Haot.CandtalF 1.5 '645 58 f54?''4fi 68= 59 55 52 '45i" 55 51 49_ 43 '381' 48 46 41 37 f
2.0 57 48 44 41 i35; 51 45 41 39 '34" 41 38 36 32 f29t 36 34 31 28 VZ54
Pole Spacing(feet) Pole Spacing(feet) Pole Spacing(feet) Pole Spacing(feet)
A6-15
Warning:This fixture must be
. 8" Round Drawings grounded hi accordance with
Specifications local codes or.the National
Electric Code:"Failure to do
See page 12 for so may result in serious
photometrics • personal injury:=•
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•
L5 i� 7rJ YiR y - �I '�i • • a Aril'
•ye••- , • S ,..•*�4^• Light Center
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•r4337-1 • 'i*t Anchor Boit •. s :$.'• r ' inz- Prolacton � �tt' Ia ':;1 - ',. `I•e: ,, rh � is _ �.,�C,i Concrete Footing By Others
Its
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,••••y DiaBolt Clyde
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•
Specifications _,,Q'.
Post Construction—One-piece extruded aluminum.125" Gasketing—Fixture is fully gasketed for weathertight
wall thickness,with heavy cast aluminum twist-lock anchor operation.
base concealed within the post.
Wiring—Supplied with high temperature socket leads for field
Plastic Enclosure—One-piece injection molded,optically connection to the prewired ballast components.
dear,100%virgin acrylic,'A"nominal wall,retained in an'
unstressed position by internal support through the reflector Ballast—High power factor for—20°F.starting,factory
assembly. mounted to the anchor base,and prewired.
Top Cap—One-piece heavy gauge spun aluminum,retained Anchor Bolts—Supplied with four 3/e"x 10"+ 2"zinc electro-
by 2 counter sunk captive socket head fasteners,and braced plated L hook anchor bolts,each with 2 nuts and washers,and
at the outer edges by the optical assembly.3/."thick insulation a rigid pressed board template.
provided above lamp. Finish-Standard finish is TGIC Polyester Powder-Coat
Optical Assembly—Precision hydroformed optical louvers Paint Optional anodized finishes are available in accordance
with Architectural Class I specifications,and are applied over
with specularAlzake finish,mounted and removable as a one r�
piece self-contained unit. satin polish. 1 J
Socket—Porcelain with nickel plated lamp grip screw shell, Certification—All H.I.D.fixtures are Underwriter's
rated 600 volts.A special 5KV pulse rated socket will be Laboratories Inc.listed.Photometric data provided by an
established and certified independent laboratory.
provided for all High Pressure Sodium lamps.
B30-4 Kim Lighting
•
•
. Caution:Some interpretations
8" Round Catalog Numbers of the National Electric Code
Finishes may allow 120 volt fixtures
only;if 208,240,or 277 volt
continued Options
Ordering Guide fixtures are desired,check
with local code authority
• before:specifying.
Fixture Catalog Numbers
°Fixture Line Ballast Une Operating Starting
Lamp(by others) Cat.No. Volts Type Watts • Amps _ .
Amps
? 150W.Incandescent
A-21 I.F.2850 lumens B30-100 120 NA•
NA NA NA
t75W.Mercury Vapor, B30-200 120, 93 0.82 : • 0.80
coated,E-17 or B-17 B30-201 208 CWA 93 • . .,0.48 • 0.46
3150 lumens B30-202 . 240 93 0.41 0.40
830-203 277 93' 0.36 0.35
ip100W.Mercury Vapor, . B30-205 120 118 =. • 1.05 ; 1.00 •:
coated,E-23'/z 830-206 208 ' CWA 118 0.60 0.58
4600 lumens B30-207 . 240 118 0.52• .":: 0.50
•B30-208 277 . . 118 :::., ••••':•;..0.45::... 0.43 :•
•
70W.High Pressure B30-400 120 88 0.81 0.75
Sodium,coated, 830-401 208.. • HXHPF 88- ,.; ; 0.47:".. :_ 0.45
E-23V/ -
.5985lumens B30-402 240 88: = ., 0.40. 0.37
B30-403. 277 88 "..0.35.':;. 0.35
'Catalog number Includes . CWA =Constant wattage autotransformer,high
complete fixture,ballast, . . power factor(90%or better)—20°F
anchor bolts and template, starting.
and standard finish. . HX-HPF= High reactance,high power factor:
(90%or better)—20°F,starting.
C
Standard TGIC Polyester Powder-Coat Optional Anodize .
p d Finishes
Paint Finishes Included in fixture price. . . , Extra Cost,consult local representative.
Cat.No. Description ' . . . . , Cat.No. Description .. .
B{`, Rlar BL-A' Black •
B-EE " . Darkk Bronze,resembles 313 Duranodic DB-A Dark Bronze
in col
NA-E Natural Aluminum
Optional Houseside Shield 160• �„ 6ti :w��_.; ;.`, , , ;
. Extra Cost,consult local representative. Welding -�-t :; �.�,,, µaF>:,:;r
For elimination of back light In unwanted areas such Y, 'k t;,
as adjacent property,or wherever an asymmetric light `�? = - - r `_
distribution is desired.Constructed of sheetw rY£ 4,• -`' C r�•aluminum •• ._
coverin a 160° w.;�_ . -• ,; ? r �
g arc,and finished to match the fixture. �y�Fr� '�� � -- ;: ,,
See pagep a,.fY=iz. ;s ry- =f,::
16 for hotometrics. w ' Y;r==_
Catalog designation HS a ' ' '
i1�s� a f ai- w•
Optional Plastic Enclosures Ordering Guide
Extra Cost,consult local representative. �e°o 6.
Cat.No. Description
° e
BR Bronze acrylic equal to Rohm and Haas 2404. v*•
��c�N 00 �aa�°`��a
LC Clear Lexan®CAUTION—Use only when
c.. vandalism is anticipated to be high.Useful
life is limited due to yellowing caused by B30-400/BL-A/HS
UV from sunlight and H.I.D.lamps.
. "Alzak"and"Duranodic"are trademarks of Alcoa."Lexan"is a trademark of G.E.
•
Kim Lighting B30-5
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R.110u1_710‘*sr
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.. ,, ., ... . „,, •,: 11,.....,./ „, .d..4. +4,,,40,...:zett.t's-;!.---,„ ,,z,',/-t. ' '
a4`t.s ' 1 "•-sq--•','", ;:;;ce '- • ..i,o„,i..,.., .."* ,•4814-14: I'V'-•
whistler villageripAll ' •-'1..1., .-1, '4''' AP V Y t• tv.h.t.t,P...ttrit q.1:::.":4,;,.. .,
. V? '> '-c-1-.;.:-.:- ',•.'er-••,: * '' ' ' V c.iti.c;•`;''.?. '---,::1:,. VNE•4:10A4 . ',.....- . • li . ,,, vlf..-, v.t-- .‘ 1.--
1 'l ' ---;„7"..4,,. ..ii•• ,..kii. .6-c-7-..eyi' 11:5:%',;:k-',:- ,r; ; Mit,„„., , ,... , .... •,-..--.., • • 44..4 pr:.:',..4,4,')4.•;:rePr'-'114'1 r"..F'''' ' •••74g '
- .....,..;',"',f ", '',-:'?'.',...'f:.l'r• '.,!4:. -4:::..-ireitt.,14-14_,,''f•'.' ',,,4`i-0.:,-Pf-,.f.::-,. -:•44E.e-, .''
bench
• .-'',',4' i1/4 i st10°,!-'.'..- : ^ .4.11;fr.;':',..1(..f.1;01,t_.'"•-•. -4"!•*:;`' -<14.1.-1. '-e•C '
•
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DESIGN SPECIFICATIONS -,--- , , .4,,',-,...-v ...f.::..N,,:-.3, .:6,:d..).:.--..- .,1.,•:•.--,..1.1-...., .-,:?,,,, - •-1% , 4 g '.. -:'.:'.% -" e-i.,',.:1-4.4' .. , .'t,...•1*c:,,,,,,';•!.. -.,"-;-1 r--,11';; „ '
; • •' 'j itt. •.‘.F;i?... ' .A-'4'.,t4''' '*rli •-•,4,'vp,,':1'04-', .':=-;.0-1 „
WOOD: Clear vertical grain red cedar. • • , - •-,-- - 4bc.i ,..... ,.. -.,,,:, ,;-., ,, V.ka• -lik•gs.., ,,,,.. ,f..4,•-.•..,,,, •;,,,,,_
Members are 31k"x31/2" (4x4) with 1/4" '-' - - 1- --".- t'At ,..,04*- t •*, 1-*-•-• : „,-- • .!!-, •
.4-,• I. Ay --.-- ,. , ... ,,,--- ' ,i,•0,. ..... -,,, ,,
radius edges and ends - .
STANDARD FINISH:CCA pressure treated,
cedar -, .,,,- ..:. . ,,e,....IN /,..:1•,... . i ".• 1,,:e,..„..--,-,,,-... ,,J,,- •
, - ,-,,,• ) "; .y., --:-.- - I . . . .,.. - /- . ,,:....>.•:•,..: ' •
4r..lit:74V;I:-.';;.• .it&...
METAL:Mild steel 318-x4"precisely fabri- - .;• •••••;,%•"'' kol'"""4 • ...,,,, .4v5.• .$4,-/.;, - ,t
. .. ,‘ .,•:•.,,.,. .,-...•.-.• ..?: •
„
cated to final form.
.,,
-......,-.,-. .rt -:....--.••••••••:;:d.-••••:-%:,,•,t;-••`•
• ..... '-,.-:•5.•0..Vify .-.74,2•;r,•5;372:,..qtr....4, . L..2,0,1::::-.1,40.-;.,?:,4,1$;,,;,..-,,t.,:e4s,.-,•:, •1„.K., ,
STANDARD FINISH:'Heavily coated with „••...-:,-;,..:'s•.,,,,,:x,4-,.,t4.54,,,,,,,rar„,44y.*. -:,.p .:is•••,;--1,1,-,p+1,-,...,..,..e., _re,,,,,,.
,:7.- ' ,1 ,.• -..&ts.-s•-,....uNzoct„,•wzro• ---,a...?f-.-:•••1-4, 41....7.,... ....-,,-..,.:7,.....* .,,,,,,
powdered polyurethane electrostatically - . ,.' 0,..,-4,;1,H.rao., ..„-.I.A..4.1:4 _A 0.--,.7.4,... ..?,,,,,....2, „,...:.._.. ;..
applied and baked at high temperature .• •t••••1 ,tt'*-4-'••••`Fcif,i-c•^7..44,7•51-1 ft.+11 stc.,,..".:4,:zeiZe.--:::::-...::-?"-. '.',"
4 4.-4' , .•'.1--.;••.':rf-,e47,4.Z.M*'':'i."'kfr3 %.:,.. ,W.,....-nii.'1'-''''..-7-..tzr•tt'..'"'',.
too mar resistant"finish. • .:'.17 1:1,,,-,;,,7-...:-...,;::,.),,,„,,..-. ,,,,e,7.Fr,..„-,..1 k,,..- •,...a...a,..,„7-,;.•:- ,---:7-,.--,z4-,,.., ...
,I,,•,,,•--,z •;••- ----;-:::•-•,-.....-:"---;:- •-,:,-3 4 -. -.Zr-"-'", 4..„...."^44.4. 4• "‹, . . '• COLOR CHOICE:Black,Northwest Brown, • . . -.,1„:- --,•••.-: ,--::,----•----,- A••-•.-•• .r.:-:,•,•-:-.:-..-.:1-fs,-; -:4'....;;;:- 1.**-'
.; ',I-, --.,;;;;;!7:,',',. •-s-,,-•;,.:•;';:i'-'"f:T.'"•'•":;ii:-...,,, ' -.--'••••••••••----.,...... — '" -Midnite Blue. , • - - - -4,.,(*. -- , - --'--• =-* ,-.••• - -i-— , •:;•::":•:--r•---••,•-•-•:x:::---z-r••4*:. •,,,,,,,,,,...'" • - ',.,.•.; •-•.."--t-,•,<•:,.••••,,, ,..... . :-.,":..4.44''''''.....''..,,....--•••,•••• --
HARDWARE -Large diameter flat flush - ;, :,.. f,--,-•,•::-,...1.:.,-;••-•.:•••F-fT.-i•••%. ,-..,--...:',-.A.,-.. :•::_'..;;;;,7„..,,-,:zz•.,:-.7;,-,,,,,--.-:- :.•,-.,-.,
.head bolts with electroplated brass finish 4......,,,,,,,.„.„...„... ,.,_ .....--„.,,,-........,..,.... - ......-, ....,.-,z.-.)1,:--.-,, ., .
for all wood attachments. • i1/4Z-f::1;;:-4-4;t:-0-41- .--71v., z;-.=::::-.12---,';':::,)-:4,--.-i-7,-•-•:;•••••••.---r----...-.
- , •,- ,---•• , -• --, • ••••=,,,,-.--,,•we;7-7,,',,,,-,'A',..,--,Cro.' ....j...:'• '
Special vandal-resistant "MAGIC NUT"DA ' -, "- •'• ', ,-- •-•-•.;",.:; -.., ,-,•.--„,,,---„-••••;,:-.4•,'•,,,-;,- ,,,-.-,,,,.. „-- -used on all fasteners. • , ' ' ' - •,,- ',, - , •;,r, '-,', '•"„,:-.. , -- • - -
- • , '• ' --"..' •- ..• • -- ' . --- ,-,'.-• , - ,- , ,,.
SIZE: Standard length is 510" seating
height 17:Other sizes upon request.
- -
BASE DESIGNS Free standing, Inground ---,
• t•;,.•••:. ••••,•• .
• . NtZ:itt::,-:" ' '
• OPTIONS:Call collect to our main office - - .- ./"."-....". • -:
•: -"' " • *:=';'•';" ••'.- "'for Information on custom woods finishes. i.,
sizes and other design modifications • -;••• .. • - ::P"-..--,•,••:.-••,'• .1,
* " -I• •••••,:••• its : •
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•FRANCESZANDREW INC. • • *. * ' '' ' • • ' (206)565.5397
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■MNM■ SPECIFICATIONS • 'Ribbon Rack'is protected by - ' ■EMI■
SWIM' registered trademark and - 111111
.11111 0 All units are made from hot-dipped galvanized, design patent. ■MMMI■
' ASTM 53 SCHEDULE 40 steel pipe ■MM■IN
■■MMW (2.375" OD X .154"wall). Delivery time:six weeks from receipt of order. ®11111
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■WEN■ 0 Installation methods are in-ground anchoring or For prices and additional information contact:
■SIN optional flange mounting. 111111
MINIM Custom architectural finishes are available in a BRANDIR INTERNATIONAL,INC.
11111 - wide variety of metals (stainless, bronze, etc.). • -200 PARK AVENUE,SUITE 303E •
❑ ®11111
■WNN■ The Ribbon Rack is modular; custom models NEW YORK * NY * _10166
■MWW■ are available for any odd number of bicycles. (212)972.0093 ■■N■■■
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Model Number No.of Bicycles Rack Length
LEVEL
62.375" 158.4 cm
RB•5 5 38.375" 97.5 cmIN-GROUN 10%a" 11110
RB-9 9 86.375" 219.4 cm ANCHOR MOUNT 3'�= . : 26.0 ■IIMWM
11111 RB•11 11 110.375" 280.4 cm 76 .-. ■■■■
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WEST ELEVATION OGeneralCinerna
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RENTON VILLAGE ti=,____AAGEMENT CORPOR ,__ ION
(206) 228-3000
EVERGREEN BUILDING • SUITE 509 • 15 SOUTH GRADY WAY • RENTON, WASHINGTON 98055 FAX (206)235-8007
December 7, 1989
PLANNING DIVISION
CITY OF RENTON
Mr. Chuck Price DEC 81989
Storm Water Management
City of Renton RECEIVED
200 Mill Avenue South
Renton, WA 98055
RE: Storm Water Runoff from I-405 onto Renton Village Property
Dear Chuck, ,
•
Several months ago we discussed. a problem with storm water runoff
onto our property from the I-405 project.
The following is occurring; storm water is collecting along the north
side of I-405 and is flowing down a bare embankment into the drainage
ditch directly behind the new Renton Village Cinema. Several yards
of sand and gravel have washed down and have piled up around the
trees. These trees need to have their bases exposed, otherwise they
will die (if they haven't already) . If not, they could fall onto the
Puget Power lines or on the freeway. Additionally, the water is also
washing out the bank, which is Renton Village property, into the
ditch.
The State has attempted to help the problem by placing plastic on
their bank to prevent additional washouts. This has failed. Our
bank is still washing out every time it rains.
As part of the cinema project, we had plans to hydro-seed the area
from the south side of this drainage ditch to the tree line. Because
of this severe problem, we were unable to complete it when the
weather was condusive to seeding.
Besides the obvious damage to our property, I am quite concerned
about where this dirt that is being washed into the ditch is going and
how it is affecting the drainage from our property.
I request that the City investigate this problem with us and require
the State to permanently solve this problem and repair damage to our
property.
Your assistance has been appreciated and I look forward to our mutual
cooperation.
Sin rely,
r - ow
E c ti, Vice President
cc: Don Erickson/
Mayor Earl Clymer
kj4r;'fir. CITY OF RENTON
R�L rat
..LL 7` COMMUNITY DEVELOPMENT DEPARTMENT
Earl Clymer, Mayor Planning Division
August 16, 1989
Mr. Loren Laskow
Renton Village Management Corporation
Evergreen Building, Suite 509
15 South Grady Way
Renton, Washington 98055
Subject: Joint Use Parking
Dear Mr. Laskow:
This letter is written pursuit to your request that we
provide in writing our view towards the concept of joint use
parking. The City of Renton does encourage the use of this
arrangement as it benefits by lessening the amount of land
needed for surface parking, reduces the need for storm water
drainage, and improves aesthetics by not having large
expanses of land paved over.
In the case of the new General Cinema now under construction
at Renton Village, this joint use parking arrangement works
ideally, utilizing a portion of the parking lot vacated by
office users of the nearby office building.
The Renton Parking and Loading ordinance authorizes joint
use parking only for:
1. Those uses which have dissimilar peak-hour demands
during the nonpeak hours of the lessor.
2 . The parking facilities of the lessor are in excess
of parking requirements under the ordinance.
3 . To qualify as a joint-use parking facility, the
facility must be located within a radius of five
hundred feet (500' ) from the buildings or use
areas it is intended to serve.
4 . A joint-use contract, covering a minimum of five
(5) years, shall be approved by the Building
Department and by the City Attorney for such a
parking arrangement to be allowed.
200 Mill Avenue South - Renton, Washington 98055 - (206)235-2550
Facsimile (206) 235-2513
Mr. Loren Laskow
Renton Village Management Corporation
August 16, 1989
Page Two
The parking arrangement for General Cinema was evaluated
carefully when the project was reviewed by site plan
-
approval (File No. SA-103-87) and utilized a combination of
parking tied directly with the theater complex and jointly
with the office building. Through this site plan approval
process, the joint use parking arrangement has been approved
by the City.
Sincerely,
��n V
Jerry F. Lind
Land Use Inspector/Landscape Planner
--N7
TO: Don Erickson, 2.---ng Administrator DAT__ 11/29/88
FROM: CITY CLERK'S OFFICE
SUBJECT: Restrictive Covenants for Renton Cinema SA-103-87
II
Please furnish the following to the City Clerk's Office:
Certification of Posting xxx Legal Description
Certification of Valid Petition Map
Deed Pro Rata Share of Costs
Easement
Restrictive Covenants
Verify. Content
Thank you for your memo of 11/28 approving restrictive covenants. Please
see attached letter from Zanetta Fontes and advise regarding legal description.
Than&s again.
—�—
!4 THANK YOU! Requested by: (%` � „,,„/W_,2 E,
4i 0 CITY OF RENTON
DEPARTMENT OF COMMUNITY DEVELOPMENT
Earl Clymer, Mayor PLANNING DIVISION
MEMORANDUM
DATE: November 28, 1988
TO: Maxine Motor, City Clerk
FROM: Don Erickson, Zoning Administrator
SUBJECT: Restrictive Covenants for Renton Cinema, SA-103-87
I have reviewed the covenants from Davis Wright & Jones
which have been recorded under King County No. 8811090770
and believe that they meet the intent of the Planning and
Development Committee's report and the Council minutes of
September 19, 1988 regarding the deferral of roadway
improvements until future development occurs on the site.
If ou have any qu ions, please give me a call.
Donald K. Erickson, AICP
Zoning Administrator
DKE:mjp
CITY OF RENTON
NOV 2 9 1988
RECEIVED
CITY CLERK'S OFFICE
200 Mill Avenue South - Renton, Washington 98055 - (206)235-2550
40 CITY OF RENTON
Lawrence J. Warren, City Attorney
Daniel Kellogg -Mark E. Barber - David M. Dean -Zanetta L. Fontes -
Robert L. Sewell - Mary deVuono, Assistant City Attorneys
November 21, 1988
TO: Maxine E. Motor, City Clerk
FROM: Zanetta L. Fontes, Assistant City Attorney
RE: Restrictive Covenants for Renton Cinema SA 103-87
Dear Maxine:
I have had an opportunity to review the covenants which have been
recorded under King County No. 8811090770. These covenants refer
to the Renton Cinema site plan approval request 103-87 .
I worked with the attorney for Renton Cinema in arriving at the
language for the covenant. It is my opinion that the language
meets the intent of the Planning and Development Committee and the
decision of the council of September 19, 1988.
I have contacted Don Erickson regarding the issue of whether the
legal descriptions provided as attachments to the covenant are the
proper legal descriptions . That would be the only reservation I
would have. If those legal descriptions properly identify the
parcel that was intended to be covered by the covenants, then
everything is in order.
t Zanetta L. Fontes
ZLF:as.
cc: Mayor
A8. 34:57 .
CITY OF RENTON
NOV ? 31988
RECEIVED
CITY CLERK'S OFFICE
Post Office Box 626 - 100 S 2nd Street - Renton, Washington 98057 - (206) 255-8678
F
%4 ® CITY OF RENTON
FINANCE DEPARTMENT
Earl Clymer, Mayor Maxine E. Motor, City Clerk
MEMORANDUM
November 21, 1988
To: Zanetta Fontes, City Attorney's Office
Don Erickson, Zoning
From: Maxine E. Motor, City Clerk
Re: Restrictive Covenants for Renton Cinema SA 103-87
Enclosed is letter from Davis Wright & Jones with above-
noted covenants which have been recorded under King County
No. 8811090770. Please advise for the record if this
covenant meets the intent of the attached Planning and
Development Committee report and Council minutes of
September 19, 1988 .
Enc.
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
DAVIS WRIGHT & JONES
LAW OFFICES
A PARTNERSHIP INCLUDING PROFESSIONAL CORPORATIONS
2600 CENTURY SQUARE ' 150I FOURTH AVENUE ' SEATTLE, WASHINGTON 98101-1688
(206) 622-3150
THOMAS A. GOELTZ
CITY OF RENTON
November 16, 1988 NOV 1 8 1988
RECEIVED
Ms . Maxine E. Motor CITY CLERK'S OFFICE
City Clerk
City of Renton
200 Mill Avenue South
Renton, Washington 98055
Re: Renton Cinema SA 103-87
Dear Ms . Motor:
The enclosed Restrictive Covenant was recorded, after
review and approval by the Renton City Attorney, on November 9 ,
1988 . A copy is enclosed for the City' s files . A copy also
has been provided to Zanetta Fontes .
Very truly yours,
DAVIS WRIGHT & JONES
i4 /
Thomas A. Goel .rP
TAG:bjw
Enclosure
cc: Loren Laskow
0030D
TELEX:328919 DWJ SEA ' TELECOPIER: (206) 628?040
ANCHORAGE, ALASKA ' BELLEVUE,WASHINGTON ' RICHLAND, WASHINGTON ' WASHINGTON, D.C.
DECLARATION OF ROADWAY COVENANT 8 8/io9 D2 ,/
AP0
• THIS DECLARATION -OF ROADWAY COVENANT ("Covenant") is made
this CR/70 day of O e r , 1988, by RENTON VILLAGE ASSOCIATES
("Dec aura t") for construction of a roadway segmentROWEIherein ,"1Ci.O0
provided.
RECITALS
j0a
O A. Declarant is the owner of certain real property
located within the Renton Village Shopping Center in the City
.CD of Renton, King County, Washington. Declarant's property is
O legally described in Exhibit A hereto and incorporated herein
by this reference ("Property") .
--
'OD B. This Covenant is recorded for the purpose of
co confirming the future obligation of the Declarant, or any
• successor or assign, to install a roadway segment over a
portion of the Property.
NOW, THEREFORE, Declarant hereby declares, conveys and
establishes a roadway covenant as follows:
1. Obligation to Construct Road. As a condition of any
O site plan approval granted by the City of Renton for any additional
• 0 buildings or structures, or as a condition of approval of any
building permit for a) any additional buildings, or b) expansion
i.9 of any existing building(s) upon all or any portion of the
property subsequent to the City's approval of Site Plan
C Application No. SA-103-87, the owner of the portion of the Property
to be improved (including Declarant or successor owners of the
Property) and any applicant for such future site plan or building
permit approval shall construct a roadway segment connecting S.
Renton Village Place and South Grady Way. If the application for
site plan or building permit approval is for a portion but not all
of the Property, then the applicant and any other owners of the
remaining portions of the Property may mutually agree to share
costs. The roadway segment shall be constructed in the location
shown on Exhibit B, with the final roadway design to be approved
by the City of Renton as part of the future site plan or building
permit approval.
2. Covenant to Run With Land. This Covenant shall run
with the land and be binding upon any future owner of all or any
portion of the Property. Upon completion of the construction of
the roadway segment required under this Covenant, this Covenant
i shall terminate automatically without any further action by
Declarant or any other party. Prior to completion of construction
of the roadway segment, this Covenant may be amended and/or
terminated only upon the express consent of the City of Renton.
f, ED FOR nE" AT :E.ET Of
^U.• ►•
320 1'r,.
�.t'. fir'?. t v.=1
E
P.O N 33 • •
6eHevoe, WA. 98009 • . •
•
INOV9 4j: : Filed 114.—
►
IN WITNESS WHEREOF, this Covenant is executed effective
• upon the date first above written.
RENTON VILLAGE ASSOCIATES, a
Washington general partnership
By
Its GeilieFeA
Partner
Exhibit A - Legal Description of Property
Exhibit B - Map Depicting Roadway Segment
O STATE OF WASHINGTON )
) ss.
O COUNTY OF KING )
O_
On this o2 day of 00-TO6ER , 1988, before me, a
op Notary Public in and for the State of Washington, personally
appeared cIo4EL_ 5NDoIfff)/ , personally known to me
(or proved to me on the basis of/lsatisfactory evidence) to be
the person who signed this instrument; on oath stated that HE
was authorized to execute the instrument as partner of RENTON
VILLAGE ASSOCIATES; and acknowledged the said instrument to be
his free and voluntary act and deed, as partner, for the uses
and purposes therein mentioned.
IN WITNESS WHEREOF, I have hereunto set my hand and
official seal the day and year first above written.
P 'YT1 .-E44,4414-
.
NOTARY PUBLIC in and for th% State
of Washington, residing at .19W MD0
My appointment expires /0'1%•91
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L:.hIBIT A
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That portion of Blocks 1:,1 ,14 a.._ 1;, C.L. Hillmans Earlington •
Garde:. Additiot. Division No. 1 as recorded in Volume 17 of Plats,
Pare 74, hecords of King County, Washington, together with portions
of vacated 94th Avenue South, vacate:1 96th Avenue South, vacated
9t:. Avenue South, vacated 9th (lace South, vacated 10th Avenue South
and the vacated alleys between 9th Avenue South and 9th Place South
and also between 9th Place South and 10th Avenue South, all vacated
under Ordinance 2051 of the City of Renton and that portion of the
O northeast quarter of Section l , Iownship 23 North, Range 5 East,
ti h.':. in King County, Washington, more particLlarly described as
p lolloti:s:
Q`
0 Commencing at the northeast corner of the southwest quarter of said
thence-- northeast quarter; l ~ , W along the
CO southwest quarter, adistanceof250.02 feet; east thence N 89°44'02" ,
a distance of 18.26 feet tc the TRUE POINT OF BEGINNING; thence
S 61°42'59" W, a distance of 258.92 feet; thence S 00°02'16" E,
a distance of 248.9.E feet to the northerly margin of Primary State
Highway No. 1, Jct. SSH No. 2-:: to Jct. Psh No. 2 in Renton (also
known as State Road No. 405) as approved October 31, 1961- the latest
• revision being November 7, 19E..; thence westerly northwesterly and
northerly along said margin the following courses: N 89°49'09" W,
a distance of 44.72 feet; thence S 83°25'09" h', a distance of 82.06
feet; thence N 89°54'45" W, a distance of 241.66 feet to a point on a
curve having a radius of 390.8 feet and having a radial bearing of
S 1,°05'13" ti; thence northwesterly along said curve through a central
ar.`ie of 32°52'06", an arc distance of 224.19 feet; thence N 40°02'41" W
a distance of-150.00 feet; thence along a tangent curve to the left
with a radius of 286.8 feet through a central angle of 16°15'36",
an arc distance of 81.96 feet; thence leaving said margin, N 14°17'27" E,
a distance of 248.85 feet; thence S 70°00'00" E, a distance of 98.00
feet; thence N 00°51'26" E, a, distance of 434.32 feet to the southerly
margin of Grady lay (also known as Secondary State Highway No. 1-L)
being 100 feet in width as presently established; thence northeasterly
along the south margin of said Grady hay, N 77°28'26" E, a distance
of 222.58 feet to a tangent curve to the right having a radius of
55 feet; thence leaving said south margin, southeasterly along said
curve through a central angle of 101°04'25", an arc distance of 97.02
feet; thence S 01°27'09" E, a distance of 179.62 feet to a curve
to the left having a radius of 180 feet and having a radial bearing
of N 89 28'18" E; thence southeasterly along said curve through a
central angle of 41°11'18", an arc distance of 129.40 feet; thence
S 41°43'00" E, a distance of 254.78 feet to a tangent curve to the left
having a radius of 180 feet; thence southeasterly along said curve
through a central angle of 48°01'02", an arc distance of 150.85 feet;
thence S 89°44'02" E, a distance of 140.0U feet to the TRUE POINT OF
BEGINNING.
EXHIBIT.A(0 3)
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EXHIBIT A
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op
Tnat portion of Block 12, C.D. Iiilln..an's Earlington Garden Additio:.
l:ivision No. 1 as recorded in 1'olu-.e 17 of Plats, Page 74, Records
of King County, Washington, together with portions of vacated 9Lt1.
Avenue South, vacated 9th Avenue South and the vacated alley between
9th Avenue South and 9th Place South, .11 vacated under Ordinance 205:
of the City of Renton and that pornon of the northeast quarter of
Section 19, Township 23 North, Range 5 East, V.M. in King County,
Washington, more particularly described as follows:
Commencing at the northeast corner of the southwest quarter of said
northeast quarter; thence S 01004'0?" 4 along the east line of said
southwest quarter, a distance of 250.02 feet; thence N 89°44'02" 1.,
a distance of 18.28 feet to the TRUE POINT OF BEGINNING; thence con-
' tinuing N 89°44'02" I, a distance of 140.00 feet to a tangent curve
to the right having a radius of 180 feet; thence northwesterly along
said curve through a central angle of 46°01'02", an arc distance of
150.65 feet; thence N 41°43'00" I;, a distance of 254.78 feet to a
tangent curve to the right having a radius of 180 feet; thence northerly
along said curve through a central angle of 41°11'18", an arc distance
of 129.40 feet; thence N O1°27'09" I;, a distance of 179.62 feet to
a tangent curve to the left having a radius of 55 feet; thence north-
westerly along said curve through a central angle of 101°04'25", an
arc distance of 97.02 feet to the southerly margin of Grady Way
(also known as Secondary State Highway No. 1-L) being 100 feet in
• width as presently established; thence northeasterly along said south
margin, N 77°28'26" E, a distance of 284.47 feet to a tangent curve
to the left having a radius of 3669.71 feet; thence along said curve
through a central angle of 11°14'08", an arc distance of 756.84 feet
to a point on the west line of land described in Exhibit "A" of
Quit Claim heed under King County Reccording No. 8206270355; thence
leaving said south margin of Grady Way, S 01°04'08" W along said
west line, a distance of 840.76 feet to the north margin of Renton
Village Place as conveyed to the City of Renton under King County
Recording No. 5475310; thence N 89°44'02" 1., a distance of 372.42
feet along the north margin of said Renton Village Place to the
east margin of vacated said 96th Avenue South; thence S 01°04'08" 1;
along said east margin, a distance of 60.01 feet to the southwest
corner of said Renton Village Place; thence N 89°44'02" W, a distance
of 48.28 feet to the TRUE POINT OF BEGINNING. .
EXHIBIT .2 ;)
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CITY OF RENTON
"LL FINANCE DEPARTMENT
Earl Clymer, Mayor Maxine E. Motor, City Clerk
October 3, 1988
Mr. Thomas A. Goeltz
Davis Wright & Jones
1501 Fourth Avenue
Seattle, WA 98101-1688
Re: Appeal of Renton Cinema SA 103-87
Dear Mr. Goeltz:
Following the meeting of September 19, 1988, you were forwarded a copy of the
Planning and Development Committee report adopted by the Renton City Council
concerning your above-captioned appeal. At that time you were requested to
prepare the restrictive covenant as required by the report.
Enclosed for your further information is a copy of the council minutes of
September 19, 1988. Please feel free to call this office for any further questions.
Yours truly,
CITY OF RENTON y -
Maxine E. Motor, CMC
City Clerk
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
0 CITY OF RENTON
"lL ,` FINANCE DEPARTMENT
Earl Clymer, Mayor Maxine E. Motor, City Clerk
cWs't 22, 1988
Mr. Thomas A. Goeltz
Davis Wright & Jones
1501 Fourth Avenue
Seattle, WA 98101-1688
Re: Appeal of Renton Cinema SA 103-87
Dear Mr. Goetz:
The Renton City Council at its regular meeting of September 19, 1988, adopted the
attached Planning and Development Committee report. Please note the report
reverses the decision of the Hearing Examiner and requires a restrictive covenant
be filed requiring a roadway upon future development.
Please prepare the restrictive covenant as required and forward the covenant to this
office to obtain approval of Lawrence Warren, City Attorney, and for recording.
Please feel free to contact this office if you have further questions.
Yours truly,
CITY OF RENTON
Maxine E. Motor, CMC
City Clerk
200 Mill Avenue.-South - Renton, Washington 98055 - (206) 235-2501
Sestember 19 1988 Renton City Council Minute; _ Page 270
AUDIENCE COMMENT Loren Laskow, 15 S. Grady Way, Renton, requested advancement to Planning
Advancement Requested and Development Committee report regarding appeal of Renton Village
Associates site approval for new eight-plex cinema located at 25 S. Grady
Way, referred on 8/8/88. MOVED BY REED, SECONDED BY MATHEWS,
COUNCIL SUSPEND THE REGULAR ORDER OF BUSINESS AND
ADVANCE TO OLD BUSINESS, PLANNING AND DEVELOPMENT
COMMITTEE REPORT. CARRIED.
Planning and Planning and Development Committee Chairman Mathews presented a report
Development Committee indicating that the appeal is based on a requirement by the Hearing Examiner
Appeal: Renton Village that the applicant install a road between Renton Village Place and Grady
Associates Site Approval, Way. The committee found that the Hearing Examiner committed an error in
SA-103-87 requiring this road since there is no evidence that requiring this road is
necessary or wise at this time. However, the committee did find that a road
' may be necessary upon future development. Therefore, the committee
recommended that the Council approve the site plan as amended and as
appears on the landscape plan as revised August 22, 1988. Further, the
committee recommended that approval be conditioned upon the recording of
a covenant to run with the land, said covenant will require the applicant to
install a road upon the next application for site plan approval, unless waived
by the city.
The Committee recommended that the Hearing Examiner's decision be
reversed as to the requirement of the road on the condition that this applicant
record a covenant requiring a road upon future development. MOVED BY
MATHEWS, SECONDED BY REED, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED. Upon Council inquiry, it was clarified
that the covenants will be applicable to the present applicant or any future
applicant/owner(s) if subsequent development application is submitted for
any portion of the Renton Village Shopping Center, including the theater site
and the Evergreen building site. CARRIED.
CONSENT AGENDA Items on the Consent Agenda are adopted by one motion which follows the
listing.
Claim: Chiafalo, CL-44- Claim for damages in the approximate amount of $700 filed by Theresa
88 Chiafalo, 6130 93rd SE, Mercer Island, for damage .to automobile allegedly
caused as a result of striking pipe protruding in roadway near Carco Theater
(08/18/88). Refer to City Attorney and insurance service.
Claim: Wheatman, CL- Claim for damages in the amount of $432.62 filed by Joann Wheatman, 3308
45-88 Park Avenue North, Renton, for damage to automobile allegedly incurred
when hit by Parks Department truck near North Highlands Recreation Center
(08/29/88). Refer to City Attorney and insurance service.
Claim: Tecket, CL-46-88 Claim for damages in the amount of $259.44 filed by Max Tecket, 320
Morris Avenue South, Renton, for damage to residence allegedly incurred
from gunfire discharged during altercation between Renton police officers
and burglary suspect (08/28/88). Refer to City Attorney and insurance
service.
Claim: Murray, CL-47-88 Claim for damages in the amount of $1,046.00 filed by Mutual of Enumclaw
Insurance Company on behalf of Donald and Nancy Murray, 26427 156th
Place SE, Kent, for damage to residence allegedly caused as a result of
gunfire exchange when Renton police and King County police attempted to
serve warrant (08/11/88). Refer to City Attorney and insurance service.
Rezone: Renton Public Hearing Examiner recommended approval of rezone for City of Renton
Works Department, R- Public Works Department from R-1 to P-1 for property at Carr Road and
021-88 103rd SE to construct water storage tank and I6-inch water pipeline. Refer
to wave 0n,1 ARan.,n ! . .. ...--
Septem;�er 19, 1988 Renton City Council Minutes Page 270
AUDIENCE COMMENT I Loren Laskow, 15 S. Grady Way, Renton, requested advancement to Planning
Advancement Requested and Development Committee report regarding appeal of Renton Village
Associates site approval for new eight-plex cinema located at 25 S. Grady
Way, referred on 8/8/88. MOVED BY REED, SECONDED BY MATHEWS,
COUNCIL SUSPEND THE REGULAR ORDER OF BUSINESS AND
ADVANCE TO OLD BUSINESS, PLANNING AND DEVELOPMENT
COMMITTEE REPORT. CARRIED.
Planning and Planning and Development Committee Chairman Mathews presented a report
Development Committee indicating that the appeal is based on a requirement by the Hearing Examiner
Appeal: Renton Village that the applicant install a road between Renton Village Place and Grady
Associates SiteeA_pprov 1 Way. The committee found that the Hearing Examiner committed an error in
SA-103-87 requiring this road since there is no evidence that requiring this road is
necessary or wise at this time. However, the committee did find that a road
may be necessary upon future development. Therefore, the committee
recommended that the Council approve the site plan as amended and as
appears on the landscape plan as revised August 22, 1988. Further, the
committee recommended that approval be conditioned upon the recording of
a covenant to run with the land, said covenant will require the applicant to
install a road upon the next application for site plan approval, unless waived
by the city.
The Committee recommended that the Hearing Examiner's decision be
reversed as to the requirement of the road on the condition that this applicant
record a covenant requiring a road upon future development. MOVED BY
MATHEWS, SECONDED BY REED, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED. Upon Council inquiry, it was clarified
that the covenants will be applicable to the present applicant or any future
applicant/owner(s) if subsequent development application is submitted for
any portion of the Renton Village Shopping Center, including the theater site
and the Evergreen building site. CARRIED.
CONSENT AGENDA Items on the Consent Agenda are adopted by one motion which follows the
listing.
Claim: Chiafalo, CL-4.4- Claim for damages in the approximate amount of $700 filed by Theresa
88 Chiafalo, 6130 93rd SE, Mercer Island, for damage to automobile allegedly
caused as a result of striking pipe protruding in roadway near Carco Theater
(08/18/88). Refer to City Attorney and insurance service.
Claim: Wheatman, CL- Claim for damages in the amount of $432.62 filed by Joann Wheatman, 3308
45-88 Park Avenue North, Renton, for damage to automobile allegedly incurred
when hit by Parks Department truck near North Highlands Recreation Center
(08/29/88). Refer to City Attorney and insurance service.
Claim: Tecket, CL-46-88 Claim for damages in the amount of $259.44 filed by Max Tecket, 320
Morris Avenue South, Renton, for damage to residence allegedly incurred
from gunfire discharged during altercation between Renton police officers
and burglary suspect (08/28/88). Refer to City Attorney and insurance
service.
Claim: Murray, CL-47-88 Claim for damages in the amount of $1,046.00 filed by Mutual of Enumclaw
Insurance Company on behalf of Donald and Nancy Murray, 26427 156th
Place SE, Kent, for damage to residence allegedly caused as a result of
gunfire exchange when Renton police and King County police attempted to
serve warrant (08/11/88). Refer to City Attorney and insurance service.
Rezone: Renton Public Hearing Examiner recommended approval of rezone for City of Renton
Works Department, R- Public Works Department from R-1 to P-1 for property at Carr Road and
021-88 103rd SE to construct water storage tank and 16-inch water pipeline. Refer
to Ways and Means Committee.
Parks: Community Center Parks/Public Works Departments requested authorization to enter into
Undercrossing Contract contract with Burlington Northern Railroad to raise trestle height at Houser
with Burlington Northern Way/Cedar River Park in meeting emergency access requirements of
Railroad Company Community Center Master Plan. Refer to Ways and Means Committee.
MOVED BY KEOLKER-WHEELER, SECONDED BY TRIMM, COUNCIL
ADOPT THE CONSENT AGENDA AS PRESENTED. CARRIED.
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
September 19, 1988
APPEAL OF RENTON VILLAGE ASSOCIATES SITE APPROVAL (SA 103-87)
(Referred 8/8/88)
The Planning and Development Committee convened on September 1, 1988 and
September 8, 1988 to hear the appeal of Renton Village Associates.
Renton Village Associates appeals from the decision of the Hearing Examiner dated
July 14, 1988.
Applicant is seeking approval of a plan to allow the construction of a new eight-plex
cinema. Hearing Examiner approved the site plan subject to several conditions.
Hearing Examiner required a road between Renton Village Place and Grady Way. See
Exhibit "A".
Applicant appeals the requirement that it put in a road at this time.
The Committee finds that the Hearing Examiner has committed an error in requiring this
road at this time. There is no evidence that requiring this road is necessary or wise at
this time.
The Committee does find that a road may be necessary upon future development.
Therefore, the Committee recommends that the Council approve the site plan as amended
and as appears on the attached Landscape Plan as revised August 22, 1988 and attached
hereto as Exhibit "C". Further, the Committee recommends that approval be conditioned
upon the recording of a covenant to run with the land, said covenant will require the
applicant to install a road upon the next application for site plan approval, unless waived
by the City. A copy of said covenant is attached hereto. See Exhibit "B".
The Committee recommends reversal of the Hearing Examiner's decision as to the
requirement of the road on the condition that this applicant record a covenant requiring a
road upon future development.
Nancy Mathe ti Chair
Richard Stredicke
4--
n Reed
.
4 o J/
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�I THIS i.:}`.i.�lARA}�'ION OF !:,-,a. =n._s C.,i-it- r,�.a..: , .. i. ...d _ �1<!Trol. L„L '3: i4'�f',., y, � .i'9 .77i.�.' j 1 '.:l t. L..'
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F?_E C I T A L_a
•A. Declarant is tha owner of c4irtsin teal __>ay
r ated within the Renton village °?'`'1t1`-''i� nt ;.i y -in h3 City
Renton, ing County,r 7 } { f
3 J i�t Ct t::1 ' b�i Y! `t :.', b i s a i • L"i e. i..1,-` :: 1
.. : sly' described ,in Exhibit A heralleto i ,.,, ped aka :;
erein .
;:.7y th s reference ( "Property.')
si s .r, . . r,i�-°�mx r'�..a d,,;.;`ve�''aatL :, Y_E:,.">}r.>_u�?' � � � Air', purpose :.,:..
` o' ; , fig, the future cbli ration of tha D; :iarant, or a ,y
R..:,:�i.�ass rr or assign, "<o Inns a.._ ,r,R co adNay `-5~.'tx'ymenL, over a.i
portion of the Property.
NOW, .a G:.'t^.FCR , Deac i a rant I fi•` r
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Y e: .f thy. and r�y .� y
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w S/ South ,a^�";1'�,t dam,„ ..e,' z l�.• •_ - ,,.y,'i
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t •� � i -' 1"`.n E+.�' may 1^�.d'....2;��f 1 Nbv T.1N'ic roi.,, .-.+ 'oos a• . The roa wayExhibit.; jig?en.1-. shall w i<or---{- f.. .d `�' ;. :` i
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43 °vOroved by the Cir.:,., of .:�'t>�'� ' -z a'=plan
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PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
September 19, 1988
APPEAL OF RENTON VILLAGE ASSOCIATES SITE APPROVAL (SA 103-87)
(Referred 8/8/88)
The Planning and Development Committee convened on September 1, 1988 and
• September 8, 1988 to hear the appeal of Renton Village Associates.
Renton Village Associates appeals from the decision of the Hearing Examiner dated
July 14, 1988.
Applicant is seeking approval of a plan to allow the construction of a new eight-plex
cinema. Hearing Examiner approved the site plan subject to several conditions.
Hearing Examiner required a road between Renton Village Place and Grady Way. See
Exhibit "A".
Applicant appeals the requirement that it put in a road at this time. •
The Committee finds that the Hearing Examiner has committed an error in requiring this
road at this time. There is no evidence that requiring this road is necessary or wise at
this time.
The Committee does find that a road may be necessary upon future development.
Therefore, the Committee recommends that the Council approve the site plan as amended
and as appears on the attached Landscape Plan as revised August 22, 1988 and attached
hereto as Exhibit "C". Further, the Committee recommends that approval be conditioned
upon the recording of a covenant to run with the land, said covenant will require the
applicant to install a road upon the next application for site plan approval, unless waived
by the City. A copy of said covenant is attached hereto. See Exhibit "B".
The Committee recommends reversal of the Hearing Examiner's decision as to the
requirement of the road on the condition that this applicant record a covenant requiring a
road upon future development.
Nancy Mathews, Chair
Richard Stredicke
John Reed
. . —.
MANILA AVL I.
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RENTON VILLAGE MANAGEMENT CORPORA I ION
(206)228-3000
EVERGREEN BUILDING • SUITE 509 • 15 SOUTH GRADY WAY • RENTON, WASHINGTON 98055 FAX (206) 235-8007
CITY OF RE?PON
September 12, 1988 R SEP 14 1988
U I., _J
Mr. Larry Springer
Manager
Planning Division of Department of Community Development
City of Renton
200 Mill Ave.
Renton, WA 98055
Dear Mr. Springer:
I am sure you are aware that Renton Village Associates submitted
for site plan approval for the Renton Village Cinema in November
of 1987.
The only issue that remains to be resolved is the Hearing
Examiner' s request for a roadway to be installed. The Planning
Committee of the City Council has voted for a covenant to be signed
for the installation of the road at a future date and that
covenant is being put together by both the City Attorney and our
attorney. That issue will be resolved by the City Council on
September 26 .
I would like to request that the building permit for the Cinema
construction be released as soon as possible so that we can take
advantage of the dry weather.
. The issuance of a Certificate of Occupancy would require us to
meet all conditions established by the City Council or the
Hearing Examiner.
Thank you for your consideration,
1 1
i y
(..Asx)
►ore La- .o
Re on Village Associates
° cc:: Donald K. Erickson
i
RENTON CITY COUNCIL
Abbreviated Meeting
August 8, 1988 Municipal Building
Monday, 7:30 p.m. Council Chambers
MINUTES
CALL TO ORDER Mayor Pro Tempore Kathy Keolker-Wheeler led the Pledge of Allegiance to
the flag and called the meeting of the Renton City Council to order.
ROLL CALL OF KATHY KEOLKER-WHEELER, Council President; TONI NELSON,
COUNCIL MEMBERS NANCY L. MATHEWS, JOHN W. REED, THOMAS W. TRIMM, RICHARD
M. STREDICKE. MOVED BY REED, SECOND MATHEWS, ABSENT
COUNCILMAN ROBERT HUGHES BE EXCUSED. CARRIED.
CITY STAFF IN LAWRENCE J. WARREN, City Attorney; MAXINE E. MOTOR, City Clerk;
ATTENDANCE CAPTAIN DON PERSSON, Police Department; JOHN R. ADAMSON,
Program Development Coordinator.
PRESS Kathy Hall, Valley Daily News
Himanee Gupta, South Seattle Times
APPROVAL OF MOVED BY REED, SECOND MATHEWS COUNCIL APPROVE
COUNCIL MINUTES ADDENDA TO THE COUNCIL MINUTES DATED JULY 18, 1988, AND
JULY 25, 1988, AS PRESENTED. CARRIED. MOVED BY REED,
SECONDED BY MATHEWS, COUNCIL APPROVE THE CITY COUNCIL
MINUTES OF AUGUST 1, 1988, AS PRESENTED. CARRIED.
CONSENT AGENDA Items on the Consent Agenda are adopted by one motion which follows the
listing.
Garbage: Consultant Planning Division requested review and monitoring of consultant contract for
Services for Solid Waste preparing solid waste management plan for selection of garbage hauling and
Management Plan recycling vendor; contract to include curbside, composting and control of
hazardous waste handling. As funds previously authorized, Staff has been
negotiating a contract and scope of work with R. W. Beck & Associates.
Refer to Utilities Committee.
Appeal: Renton Village Appeal has been filed of Hearing Examiner's recommendation on Renton
Associates Site Approvals Village Associates request for site approval filed by attorney Thomas A.
SA-103-87 Goeltz for new eight-plex cinema located at 25 South Grady Way, SA-103-
87. Refer to Planning and Development Committee.
•
CAG: 88-006, Shattuck Utility Engineering/Public Works Department submitted CAG-006-88,
Avenue S. Sanitary Sewer Shattuck Avenue S. Sanitary Sewer Project #S-401, Phase II; and requests
Project #S-401, Phase II approval of the project, authorization for final pay estimate in the amount of
$14,732.08, commencement of 30-day lien period, and release of retained
amount of $6,620.14 to contractor, Rodarte Construction, Inc., if all required
releases have been received. Council concur.
CAG: 87-077, Sanitary Utility Engineering/Public Works Department submitted CAG-077-87,
Sewer Rehabilitation #S- Sanitary Sewer Rehabilitation #S-449; and requests approval of the project,
449 authorization for final pay estimate in the amount of $3,917.90,
commencement of 30-day lien period, and release of retained amount of
$6,656.94 to contractor, Bolles Construction, if all required releases have been
received. Council concur.
Streets: City-Wide Traffic Engineering/Public Works Department requested authorization for
Arterial Study Contract execution of contract for City-Wide Arterial Study with Barton-Aschman
Associates, Inc. Costs of the study shall be borne as follows: Washington
State Department of Transportation $30,000; METRO $10,00; Boeing 20% of
total cost or $30,000 whichever is less; PACCAR, Inc. $5,000; City maximum
of $75,000. Refer to Transportation Committee.
King County: Traffic Engineering/Public Works Department requested review of draft
Transportation Funding proposals from Seattle-King County Economic Development Board and
Strategy Committee PSCOG discussed by legislative subcommittee of King County committee
formed to discuss transportation funding strategies at the State level. Refer
to Transportation Committee.
MOVED BY TRIMM, SECONDED BY REED, COUNCIL APPROVE THE
CONSENT AGENDA AS PRESENTED. CARRIED.
.
HEIER/VAN DE VANTER
GROUP PS
Site Design
Transmittal Services
Suite 203
❑ Memorandum 612 Bellevue Way NE
Bellevue,WA 98004
❑ Phone Record (206)451-8001
• ❑ Meeting Notes (15,
o/ rom: � Date: ti v Odr `12 201��� Project:
Re: ( Zi..;'(f)-1.) l/L r;- aliAltLipA
Phone No:
We are sending you -,Attached ❑ Under separate cover ❑ Via:
the following: \prints ❑ Originals ❑
For Your: QUse ❑ Comment ❑ As requested
Action required: El As indicated ❑ No action required ❑ For signature and return
pi 17
l ib Q L 0
io
fl(*( 4IL ( � C[,a k��1(. [,, '14 ,O Li Nef.),p,(1o/i-LC
411 -, Pik 0")
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By: , ., ti ^ 1.
���all�
cc: ( r..1*
- -
If enclosures are not as noted or subject matter is not as you recall,kindly notify us at once.
t% CITY OF RENTON
s.LL FINANCE DEPARTMENT
Earl Clymer, Mayor Maxine E. Motor, City Clerk
August 1, 1988
CERTIFICATE OF MAILING
STATE OF WASHINGTON)
ss
COUNTY OF KING )
MARILYN J. PETERSEN, Deputy City Clerk for the City of Renton, being first duly sworn on
oath, deposes and says that she is a citizen of the United States and a resident of the State of
Washington, over the age of 21 and not a party to nor interested in this matter.
That on the 1st day of August, 1988, at the hour of 5:00 p.m., your affiant duly mailed and
placed in the United States Post Office at Renton, King County, Washington, by first class mail
to all parties of record, notice of appeal of Hearing Examiner's recommendation filed by
Thomas A. Goeltz, representing Renton Village Associates, File No. SA-103-87.
d7)/ ‘1144,afrA-Yx1
Marilyn J. P; e , Deputy City Clerk
SUBSCRIBED AND SWORN TO BEFORE me this 1st day of August, 1988.
e
Notary Public in and fort State
Washington, residing � /
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
(,
0 CITY OF RENTON
FINANCE DEPARTMENT
Earl Clymer, Mayor Maxine E. Motor, City Clerk
August 1, 1988
APPEAL FILED BY ATTORNEY THOMAS A. GOELTZ, REPRESENTING RENTON
VILLAGE ASSOCIATES
RE: Appeal of Hearing Examiner's recommendation, dated July 14, 1988, regarding site
approval for Renton Village Associates, File No. SA-103-87
To Parties of Record:
Pursuant to Title IV, Chapter 30, City Code, written appeal of Hearing Examiner's
recommendation has been filed with the City Clerk, along with the proper fee of $75.00.
NOTICE IS HEREBY GIVEN that the written appeal and other pertinent documents will be
reviewed by the Council's Planning and Development Committee and will be considered by the
City Council when the matter is reported out of Committee.
The Council Secretary will notify all parties of record of the date and time of the Planning and
Development Committee meeting. If you are not listed in local telephone directories and wish
to attend the meeting, please call the Council Secretary at 235-2586 any weekday after 1:00 p.m.
for information.
Sincerely,
CITY OF RENTON
6.42,17z,z-„,
Maxine E. Motor, CMC
City Clerk
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
3ITY OF RENT01-„ N? 27879
FINANCE DEPARTMENT
RENTON, WASHIN9NON 98055 / / 19 Z:(
Q �� r am°' .�
RECEIVED OF � J ��/// G��
!� TOTAL 7�
Received by % `�
I
DAVIS WRIGHT & JONES
LAW OFFICES
A PARTNERSHIP INCLUDING PROFESSIONAL CORPORATIONS
2600 CENTURY SQUARE ' 150I FOURTH AVENUE ' SEATTLE, WASHINGTON 98101-1688
(206)622-3150
THOMAS A. GOELTZ
HAND DELIVERED
July 27, 1988
Renton City Clerk
Municipal Building
200 Mill Avenue South
Renton, Washington 98055
Re: Appeal of Hearing Examiner Decision
Dear City Clerk:
Enclosed is the written appeal statement of Renton Village
Associates which appeals one condition (road installation)
imposed by the Hearing Examiner, in his decision dated July 14,
1988 . The applicant requests that the site plan be approved,
which the Examiner did, but without imposing Condition 1 for
the reasons stated in the Appeal Statement. Please let me know
of the hearing schedule for the city council ' s consideration.
Very truly yours,
•
DAIVIS WRIGHT & JONES
C✓ a
Thomas A. Go-
TAG:bjw
Enclosure
cc: Michael Sandorffy (Renton Village Associates)
Loren Laskow (Renton Village Associates)
Brian Cloepfil (The Callison Partnership)
Fred Kaufman, Hearing Examiner
Don Erickson, Zoning Administrator
Lawrence J. Warren, City Attorney
6671L
UL "27 zee
4 01Cci i^ �FIC ��nI
TELEX:328919 DWJ SEA ' TELECOPIER: (206) 628-7040
ANCHORAGE, ALASKA ' BELLEVUE, WASHINGTON ' RICHLAND, WASHINGTON ' WASHINGTON, D.C.
•
WRITTEN APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATION TO RENTON CITY COUNCIL.
. APPLICATION NAME: FILE NO. SA-103-87 •
RF.NTatL \7TLIiAGE ASSOCIATES .
The undersigned interested party hereby files its Notice of Appeal from the Decision
or Recommendation of the Land Use Hearing Examiner, dated July 14 19 88.
1 . IDENTIFICATION OF PARTY
APPELLANT: REPRESENTATIVE (IF ANY) :
Name: RENTON VILLAGE ASSOCIATES Name: DAVIS WRIGHT & JONES
Address: 15 S. Grady Way, Suite 509 Address: 2600 Century Square
Renton, -WA 98055 I Seattle, WA 98101
Telephone No. - 228-3000 Telephone No. 622-3150
2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary)
Set forth below are the specific errors ',or law or fact upon which this appeal
is based:
•
FINDINGS OF FACT: (Please designate number as denoted,in the Examiner's Report)
- No. 7 Error: Finding includes existing traffic, not just the incre-
mental traffic due to the expansion.
Correction: Utilize the Transpo study (contained in Exhibit 1 )
as to daily and peak volumes for the theatre expansion.
CONCLUSIONS:
•
No. 7-9 Error:' See attached sheet.
Correction:
(JUL' '211988
OTHER: -- r--�
1bJ( C Y MIN'S OFFICE
No. Error: Lft V 1
I i
Correction:
3. SUMMARY OF ACTiON REQUESTED: The City Council is -requested to grant the following •
relief: (Attach explanation, if desired)
Reverse the Decision or Recommendation and grant the following relief:
X Modify the Decision or Recommendation as follows: Delete Condition 1
(i .e. , delete road installation requirement) and approve site ,plan
Remand to the Examiner for further consideration as follows:
Other:
/2...„,
-7A-21(g5
Appellant/Representat"S.ignature Date
NOTE: Please refer to Title IV, Chapter 30 of the Renton Municipal Code, and Sections
4-3016 and 4-3017, specifically (see reverse side of page) for specific appeal procedures.
4-3016: APPEAL: Unless an ordinLrdca providing for review of decision of the -__. •
Exam:.= requires review thereof by the Superic =1urt, any interested
party aggrieved by 1 Examiner's written decision or recommi. _ition may submit a
notice of appeal to the City Clerk upon a form furnished by the City Clerk, within
fourteen 114) calendar days from the date of the Examiner's written report. The notice
of appeal shall be accompanied by a fee in accordance with the Fee Schedule of the
City. •
(A) The written notice of appeal shall fully, clearly and thoroughly specify the
substantial errors) in fact or law which exist in the record of the proceedings
from which the appellant seeks relief.
(B) Within five 15)days of receipt of the notice of appeal, the City Clerk shall notify
all parties of record of the receipt of the appeal. Other parties of record may
submit letters in support of their positions within ten (10) days of the dates of
mailing of the notification of the filing of the notice of appeal.
(C) Thereupon the Clerk shall forward to the members of the City Council all of the
pertinent documents, including the written decision or roCommandaiiori,
findings and conclusions contained in the Examiner's report, the notice of
appeal, and additional !otter:, ct!bmitted by the parties.
ID) No public hearing shall be held by the City Council. No new or additional
evidence or testimony shall be accepted by the City Council unless a showing is
made by the party offering the evidence that the evidence could not reasonably
have been available at the time of the hearing before the Examiner. If the
Council determines that additional evidence is required, the Council may
remand the matter to the Examiner for reconsideration. The cost of
transcription of the hearing record shall be borne by the appellant. In the
•
absence of an entry upon the record of an order by the City Council authorizing
new or additional evidence or testimony, it shall be presumed that no new or
additional evidence or testimony has been accepted by the City Council, and
that the record before the City Council is identical to the hearing record before
the Hearing Examiner.
(El The consideration by the City Council shall be based solely upon the record,
• the Hearing Examiner's report, the notice of appeal and additional submissions
by parties.
•
upon p Hearing IF) If, o appeal of a decision of the Hearing Examiner on an application
submitted pursuant to Section 4-3010(A) and after examination of the record,
the Council determines that a substantial error in fact or law exists in the
record, it may remand the proceeding to Examiner for reconsideration, or
modify, or reverse the decision of the Examiner accordingly.
(G) If, upon appeal from a recommendation of the Hearing Examiner upon an
application submitted pursuant to Section 4-3010(B) or IC), and after
examination of the record, the Council determines that a substantial error in
fact or law exists in the record, or that a recommendation of the Hearing
Examiner should be disregarded or modified, the City Council may remand the
proceeding to the Examiner for reconsideration, or enter its own decision upon
the application pursuant to Section 4-3010(B) or (C).
(H) In any event, the decision of the City Council shall be in writing and shall
specify any modified or amended findings and conclusions other than those set
forth in the report of the Hearing Examiner. Each material finding shall be
supported by substantial evidence in the record. The burden of proof shall rest
with the appellant. (Ord. 3658, 9-13-82)
4-3017: COUNCIL ACTION: Any application requiring action by the City
Council shall be evidenced by minute entry unless otherwise required
by law. When taking any such final action, the Council shall make and enter findings of
fact from the record and conclusions therefrom which support its action. Unless
otherwise s ecified the City Cnttncii shall he presumed adopted the
--••-- -. Fr....r......... to have YYVp\diV the
Examiner's findings and conclusions.
(AI in the case of a change of the zone classification of property (rezone), the City
Clerk shall place the ordinance on the Council's agenda for first reading. Final
reading of the ordinance shall not occur until all conditions, restrictions or
modifications which may have been required by the Council have been
accomplished or provisions for compliance made to the satisfaction of the
Legal Department.
(B) All other applications requiring Council action shall be placed on the Council's
agenda for consideration. (Ord. 3454, 7-28-80)
(C) The action of the Council approving, modifying-or rejecting a decision of the
Examiner, shall be final and conclusive, unless within thirty (30) calendar days11
from the date of the action an aggrieved party or person obtains a writ of
review from the Superior Court of Washington for King County, for purposes
of review of the action taken. (Ord. 3725, 5-9-83)
}
RENTON VILLAGE ASSOCIATES'
ADDITIONAL APPEAL STATEMENT
TO THE CITY OF RENTON cnn$'' "r4�
UI r2 t7.3.988 �I
I . D
CITY CLEFK'S OFFICE [II]
REOUESTED RELIEF M g M:IWg
Delete Condition 1 of the site plan approval (i .e. ,
requiring road installation) imposed by the Hearing Examiner
since it is inconsistent with the ERC and staff conditions, is
directly contradicted by the record and is illegal since the
impacts of the project do not warrant a roadway installation.
II .
SUMMARY OF PROJECT
Renton Village Associates proposes to expand the' existing
cinema from 3 screens and 1405 seats to 8 screens and 2260
seats . The applicant and the city have worked for 8 months
revising the site plan and agreeing upon all development
conditions for the design and layout of the expanded cinema.
Because of the applicant-city agreement for payment of a
traffic fee and participation in a traffic benefit assessment
district (ERC Condition 5) and the applicant ' s written
agreement (Exhibit 8) to relocate and install facilities when a
future road was put in, the subject of road installation was
not an issue at the hearing . There are no opponents to this
project and staff did not propose road installation. The
Hearing Examiner on his own imposed the road installation
applicant
which is unwarranted and unnecessary. The
has agreed to mitigating conditions which will cost in excess
of $300, 000 without road installation. The road installation
condition itself would add up to another $275,000, which is not
justified on the record presented here.
III .
DISCUSSION
A. The Road Installation Condition Is
Inconsistent With ERC and the City' s Traffic
Experts .
The Hearing Examiner ' s imposition on his own of the road
installation is a surprise to the applicant since road
installation was specifically determined not to be a
requirement by the ERC (the responsible official under SEPA) ,
the Department of Public Works or the Building and Zoning
Department. In fact, road installation was not an issue at the
hearing because it was not a requirement or condition by staff
and no opponents or other persons presented any evidence on the
need for road installation.
The applicant, the ERC and the Zoning Administrator agreed
upon 9 conditions addressing all impacts of the cinema
expansion, including traffic and circulation. Specifically,
the applicant agreed to participate in a future traffic benefit
assessment district and pay $13,1594 for traffic fees (revised
ERC Condition 5) . Further, the applicant agreed to install new
facilities and modify existing site improvements in the future •
7295G 2
when road installation was required due to further development
(Building and Zoning Department Condition 4; Exhibit 8) .
Further, the access to the theater, with a plaza and patron
drop off area, was redone to reduce pedestrian and vehicular
conflicts .
Consequently, all City officials with expertise in traffic
and circulation (i .e. , the ERC, the Department of Public Works,
and the Building and Zoning Department) expressly considered
traffic circulation and safety and each agency concluded no
road installation was appropriate based upon the cinema
expansion. All recognized a potential future need if further
development occurs on adjoining parcels, but each agency
concluded no road installation now was justified under state
and local SEPA rules or site plan authority.
The applicant already has agreed to substantial mitigating
conditions as part of the site plan process . As part of the
8-month review process, the site plan has undergone major
reworking of the exterior plaza and the building facade. Based
on the request of the ERC and City staff, the applicant
explored and redesigned both the building facade and the design
of the site layout . These revisions created an urban setting
for the cinema through architectural design and a plaza entry
layout to control pedestrian and vehicular interaction. As a
result, the cinema expansion accomplishes all of the objectives
of the site plan approval ordinance and handles all impacts
7295G 3
resulting from the project . The road installation condition
should be deleted as inconsistent with ERC and staff expertise
regarding the project .
B. Road Installation Is Directly Contradicted
by the Hearing Record.
The Hearing Examiner ' s stated reasons for imposing a road
installation condition are pedestrian and vehicular risk due to
a "poorly defined roadway/parking lot, " driver confusion and
mixing of office workers and pedestrians with theater traffic.
There is no support in the hearing record for the examiner ' s
reasons or conclusions .
As mentioned above, road installation was not an issue at
the hearing and there was no evidence presented suggesting any
such driver confusion or pedestrian or vehicular risks . In
fact, the hearing record directly contradicts the requirement
for road installation. The applicant retained the Transpo
Group to perform a traffic study for the cinema expansion.
(Transpo is the consultant the City itself retained to analyze
the south/southwest Grady Way traffic improvements . ) The
Transpo cinema study was used by the ERC and City officials in
devising conditions and was part of Exhibit 1 submitted at the
hearing. There was no other traffic evidence submitted.
Transpo specifically considered and rejected as unnecessary
and unwarranted the roadway installation which the Hearing
Examiner has now imposed. The Transpo report stated:
7295G 4
There has been a discussion in the past
regarding the construction of a city street
through the site as shown in Figure 7.
However, the theater expansion will not
generate sufficient traffic volumes to
warrant construction of the road at this
time. Recognizing the fact that the road
will be constructed at some future date, the
right of way will be reserved at this time
and the parking lots will be designed in a
configuration that will easily adapt to a
road installation.
(Transpo Report, p. 13, emphasis added) . The Transpo report
further stated that the cinema proposal "will not require new
roadways or improvements to existing roads and streets . " Based
on its expertise and analysis of the specific requirements of
the theater expansion, Transpo concluded as follows :
From the preceding analysis and findings, we
conclude that the proposed project will have
a negligible traffic impact on the vicinity
street system. No measures are required to
reduce the transportation impacts of the
project beyond those proposed.
(Transpo, p. 13 , emphasis added) A copy of Transpo ' s
conclusion and accompanying map are attached.
There is no pedestrian or vehicular accident record to
support road installation. The existing circulation system has
been used for a great number of years by existing theater
patrons and office workers . The theater is only increasing its
seating by one-third, so two-thirds of the theater capacity is
already using the road system without the problems stated to
exist by the Hearing Examiner.
7295G 5
C. The Roadway Installation Condition Is
Illegal .
The roadway installation condition is illegal under the
facts in the record here since there is not the
legally-required "substantial nexus" between the minor traffic
impacts for an 855-seat theater expansion and the condition for
roadway installation. The lack, of a factual connection is
established by staff as well as Transpo. Both exercised their
professional expertise and judgment and found the roadway
installation was not required at this time. However, they did
make specific provisions for future installation by reserving a
right of way and designing the current parking lot and
circulation to accommodate that future installation.
The Hearing Examiner ' s condition therefore fails to meet
both constitutional and statutory requirements for a direct
relationship between the project ' s impacts and the mitigation
measures imposed. It is an unconstitutional taking for
0 " �'1 governments to impose a condition, such as the roadway here,
UIV"
when no substantial nexus with the project impacts exist.
Nollan v. California Coastal Commission, 107 S. Ct. 3141
(1987) ; Unlimited v. Kitsap County, 50 Wn. App. 723 ; Orion
Corp. v. State, 109 Wn.2d 621 (1987) .
Not only is it 'unconstitutional, it is a violation of SEPA
I_'M and RCW 82 . 02 . 020 to impose mitigating conditions which are not
VI° a direct result of a project ' s impacts . SEPA mitigation
requires, among other things, that the mitigation measures be
7295G 6
reasonable. They can be legally imposed on an applicant "only
to the extent attributable to the identified adverse impacts of
its proposal . " WAC 197-11-660(1) (d) . The roadway installation
is not directly attributable to the impacts of the theater
expansion. This is clear from the staff and Transpo analysis .
Likewise, RCW 82 . 02 . 020 prohibits direct or indirect exactions
except in certain limited circumstances not applicable here.
That statute further underscores the need for a substantial
nexus since even voluntary agreements for mitigation are
allowed only "to mitigate a direct impact that has been
identified as a consequence of the proposed development. "
In sum, the road installation falls short of the legal
requirements due to the lack of a record, findings or impacts
which meet the legal standard of a direct impact or a
substantial nexus .
IV.
CONCLUSION
Based upon the foregoing, the applicant requests that the
City Council delete the Hearing Examiner Condition 1 regarding
standard roadway installation and affirm the approval of the
project with that condition deleted.
7295G 7
th
DATED this 017 day of , 1988 .
R spectfully submitted,
DAVIS WRIGHT & JONES
By A2a‘• Ceofee--
Thomas A. Goeltz
Attorney for Applicant
cc: Michael. Sandorffy (Renton Village Associates)
Loren Laskow (Renton Village Associates)
Brian Cloepfil (The Callison Partnership)
Fred Kaufman, Hearing Examiner
• Don Erickson, Zoning Administrator
Lawrence J. Warren, City Attorney
7295G 8
61
RENTON VILLAGE CINEMA
TRANSPORTATION SECTION
ENVIRONMENTAL CHECKLIST
Prepared for:
Renton Village Associates
November 11, 1987
Prepared by:
The TRANSPO Group, Inc.
14715 Bel-Red Road, Suite 100
Bellevue, WA 98007
TG: 87288.00
On-site Circulation
The expanded theater will contribute approximately 51 vehicle trips to the
existing PM peak hour traffic on site.
Typical on-site circulation patterns were observed during peak hour and
are shown on Figure 7. The majority of on-site traffic does not pass in front
of the theater or the Evergreen Building due to speed bumps: located in front
of these buildings. This pattern should not change with theater expansion.
Pedestrian-vehicle conflicts are typical at theaters especially just
before a show time. The expanded theater is likely to experience a degree of
conflict just in front of the theater and on the west side of the theater.
However, the parking lot has been designed to encourage only drop-off traffic
to pass in front of the theater and minimize the number of potential conflicts.
There has been a discussion in the past regarding the construction of a
city street through the site as shown in Figure 7. However, the theater
expansion will not generate sufficient traffic volumes to warrant construction
of the road at this time. Recognizing the fact that the road will be con-
structed at some future date, the right of way will be reserved at this time
and the parking lots will be designed in a configuration that will easily
adapt to a road installation.
Reduction of Transportation Impacts
From the preceding analysis and findings, we conclude that the proposed
project will have a negligible traffic impact on the vicinity street system.
No measures are required to reduce the transportation impacts of the project
beyond those proposed.
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THE CALLISON PARTNERSHIP NORTH
RENTON VILLAGE Figure 7
CINEMA MAJOR SITE CIRCULATION PATTERNS TRANS1O
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-14-
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AFFIDAVIT OF SERVICE BY MAILING
STATE OF WASHINGTON
)ss.
County, of King )
DOTTY KLINGMAN
, being first duly sworn,
upon oath, deposes and states:
That on the 14th day of July , 1988 affiant
deposited in the mails of the United States a sealed envelope containing a
decision or recommendation with postage prepaid, addressed to the parties of
record in the below entitled application or petition.
/44,
SUBSCRIBED AND SWORN to before me this /y t4, day
of Q) , Q16.. 1988
1�o�,'cr iR�� Notary Public 'n an for the State of Washington,
rag'
W ' ,�p1RY i residing at j- , therein. •
Vogt° ••'%•� o:��
t p[uL. ih1 n, or Case #• SA-103-87 - RENTON VILLAGE ASSOCIATES
Apj.
�TgTE OFSe minutes contain a list of the parties of record.)
July 14, 1988
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
REPORT AND DECISION
APPLICANT: RENTON VILLAGE ASSOCIATES
File No: SA-103-87
LOCATION: 25 South Grady Way, on the south side of Grady Way,
north of I-405, east of Rainier Avenue and west of
Talbot Road.
SUMMARY OF REQUEST: Approval of a plan to allow the construction of a new
eight-plex cinema consisting of 36,253 sq. ft. and 2,260
seats on the site of an existing three-plex cinema which
will be demolished.
SUMMARY OF ACTION: Building and Zoning Department Recommendation:
Approval, with conditions
BUILDING & ZONING The Building & Zoning Department Report was
DEPARTMENT REPORT: received by the Examiner on June 28, 1988
PUBLIC HEARING: After reviewing the Building and Zoning Department
Report, examining available information on file with
the application, and field checking the property and
surrounding area, the Examiner conducted a public
hearing on the subject as follows:
MINUTES
The hearing was opened on July 5, 1988 at 9:00 A.M. in the Council Chambers of the Renton
Municipal Building. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit #1 - Yellow File containing application, proof of
posting and publication and other documentation pertinent to
this request.
Exhibit #2 - Site Plan
Exhibit #3 - Landscape Plan
Exhibit #4 - Elevation Plan
Exhibit #5 - Floor Plan
Exhibit #6 - Illustrative Drawing
Exhibit #7 - Revised elevation drawing
Exhibit #8 - Copy of Agreements
The hearing opened with a presentation of the staff report by the Zoning Administrator, Don
Erickson who pointed out this proposal is not to be considered an expansion, but is the
demolition of the old cinema structure and the building of a new eight-plex cinema consisting of
36,253 sq. ft., seating 2260 patrons. The new structure is to be located on a 7.69 acre parcel
which is part of the Renton Village complex. The site is served by appropriate utilities but
problems with storm water flooding has been a concern. To help alleviate the water condition
additional landscaping has been used to assist in the retention of excess water. Staff has worked
with the applicant on this project for a number of months with a lot line adjustment pending;
the urban design for the character of the overall site has been worked out and agreed upon by
the applicant which would bind the owners and future owners to a set of development standards.
Erickson stated the ERC reviewed the proposal and has mitigated conditions which would
include open space, certified fill for the site, submittal of a drainage plan, urban design review
Renton Village Associates
SA-103-87
July 14, 1988
Page 2
will be necessary due to the cinema's visibility in the neighborhood, participation in the
South/Southwest Grady Way Traffic Benefit Assessment District, and a performance bond of
$2,000. to ensure streets are kept clean during construction.
A review of the criteria to be considered for site plan approval was given noting this site
( complies with the Comprehensive Plan Policies; touched on the parking facilities to be provided;
( it is felt there will be no negative impacts to the surrounding properties; screening of mechanical
equipment on the roof of the structure is requested; impacts on the site for open space for the
theater and other buildings in the area using those areas; pedestrian circulation on the site to
include various walkways; and the eventual extension of South Renton Village Place to Grady
Way with the sidewalk also extended to that area. Mr. Erickson pointed out 11 parking spaces
will be lost with the open drainage on the back of the site suggested by the Public Works
Department; the structure will be 25 ft. high with noise factors given consideration due to the
proximity of this site to the I-405 freeway. He stated again that public services are adequate to
the site and the applicant is working with staff to create pedestrian links throughout the site to
connect to open space areas as well as other buildings and public transportation in the immediate
area. In closing Erickson stated it was staff's recommendation that this proposal be approved
subject to the 4 conditions set out in their recommendation to the Examiner dated June 21, 1988.
The Hearing Examiner called for testimony in support of this application from the applicant or
their representative. Responding for the applicant was Tom Goeltz, Attorney, 1501 - 4th Avenue,
Seattle, 98101. Attorney Goeltz stated the applicant's concurrence of the report presented by
staff and agreement with the conditions noting in response to condition #4 he was prepared to
present the agreements as Exhibit #8. With regard to the drainage plan, Mr. Goeltz stated they
have submitted a revised plan to the Zoning Department which complies with the reason the
applicant dismissed a previous appeal. Regarding the screening of rooftop equipment, it was
stated there will not be a typical single unit on the building to serve the complete building. The
rooftop units are very small and serve individual theaters within the 8-plex. It is not felt the
units proposed would present any advantage in screening as they would be 3 ft. high by 3 ft.
wide by 5 feet deep; all duct work has been moved under the roof so it will not be visible; the
rooftop unit is an enclosed box which will be painted to match the color of the building. He
asked that condition #3 regarding the screening be modified to state that if roof top equipment
exceeds the dimensions stated then the screening would be required. Mr. Goeltz stated the
applicant has redesigned the proposal to make a better project and requested approval of the
proposal as now presented.
Responding to the screening information, Mr. Erickson stated his delight in hearing the duct has
been moved under the roof and would like to leave the approval of this option up to staff. He
saw no problem with the change as presented.
The Examiner called for further testimony regarding this project. There was no one else wishing
to speak, and no further comments from staff. The hearing closed at 9:35 A.M.
FINDINGS, CONCLUSIONS & DECISION:
Having reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
1. The applicant, Renton Village Associates, filed a request for approval of a Site Plan to
allow the construction of an eight-plex cinema.
2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA)
documentation and other pertinent materials was entered into the record as Exhibit #1.
3. The Environmental Review Committee (ERC), the City's responsible official issued a
Declaration of Non-Significance (DNS) for the subject proposal. Mitigation measures
were imposed with the issuance of the DNS.
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. There was no opposition from the public regarding the subject proposal.
6. The subject site is located at 25 South Grady Way. The site is located on the campus of
the Renton Holiday Inn (formerly the Sheraton), the Evergreen Building, the Renton Place
buildings and the Ernst/Pay and Save complex.
7. The City Council annexed the subject site by the adoption of Ordinance 1547, enacted in
May, 1956. The site was initially zoned H-1 (Heavy Industry). The site was reclassified
Renton Village Associates
SA-103-87
July 14, 1988
Page 3
to B-1 (Business/Commercial) by the City Council with the adoption of Ordinance 4082,
enacted in September, 1987. A lot line adjustment is pending.
8. The map element of the Comprehensive Plan designates the area in which the subject site
is located as suitable for the development of commercial uses, but does not mandate such
development without consideration of other policies of the plan.
9. The approximately 7.7 acre site is generally level, although low areas on the site permit
ponding of storm waters, and a drainage ditch is located along the southern perimeter of
the site.
10. The subject site currently contains a three-plex theater which will be demolished.
Original plans called for substantial renovation, but that was modified and now the
proposal is to replace the entire existing structure.
11. The site is generally bounded by I-405 and the Rainier off-ramp to the south and west,
and by Grady Way to the north. The eastern boundary is generally formed by Renton
Village Place.
12. Renton Village Place is generally an ill-formed and ill-defined right-of-way as it bounds
the subject site and runs north to Grady Way. Plans for its improvement are pending as
part of a previously approved site plan and as part of a lot line adjustment. The
applicant has submitted an agreement which attempts to define a cohesive character for
the site in terms of landscaping, paving materials, street lighting and street furniture.
13. A Metro Park and Ride lot and a variety of light industrial uses are located north of the
site, north of Grady Way. Puget Power facilities are located east of the site. I-405 and a
mixture of uses are located south of the site in the Green River Valley area. Looking
west there is a variety of commercial, light industrial and vacant properties.
14. The site is served by City of Renton utilities. Storm water drainage plans have been
submitted for this project to rectify existing problems. In addition, some filling of the
site is anticipated to avoid potential flooding problems.
15. The applicant proposes constructing an eight-plex cinema containing 36,253 square feet
and 2,260 seats. The building will be approximately 25 feet high.
16. Parking for the complex will be provided by a joint use agreement with the surrounding
developments on the campus. The theater which generally caters to patrons during the
late afternoons, evenings and weekends is a prime candidate for shared/joint use parking.
17. The parking stalls and aisles surround the theater. Sidewalks serving the complex provide
access through parking areas and connect to the adjacent developments, and will
ultimately connect with the improvements along Renton Village Place. Eleven parking
stalls along the south boundary of the site, adjacent to the drainage channel, may be lost.
These parking stalls are considered by staff to be excess and would not affect the
proposal's complement of parking.
18. Without going into too much detail concerning the interior of the theater, there will be
eight screens surrounding a central lobby. A mezzanine/balcony will be located above the
main floor.
19. The building will contain an offset facade with a formal entry and an urban plaza in
front of the building. The plaza will consist of a terraced, textured concrete and brick
walking area and will contain seating. The intent is to provide a formal entrance to the
theater. A driveway will permit patrons to be dropped off at the entrance to the theater.
The plaza will contain landscaping around the seating areas and will be used to delineate
the walkways and driveways.
20. Additional landscaping materials will be planted along the rear or south property line,
and an additional seating area west of the theater and south of the Evergreen Building
will serve the patrons of both facilities.
21. An existing landscaped area will yield to the new and enlarged building but the applicant
has attempted to restore or supplement landscaping in other areas of the complex,
including the area which will also serve the adjacent office building.
22. The building will be highly visible and its roof will be viewed from the adjacent office
building, therefore, staff has recommended that the rooftop machinery and ducts be
Renton Village Associates
SA-103-87
July 14, 1988
Page 4
screened. The applicant has agreed that such equipment will be screened, with ducts
contained within the roof where they will not be visible and small, discrete, self-screened
air conditioning units painted to match the building used instead of one large obvious
mechanical unit.
23. The record reflects that vehicles attracted to similar theaters contain approximately 2.5
patrons. Based upon this estimate, and further estimates, a theater containing 2,260 seats
could generate approximately 900 one way trips. The number would be less to reflect
some use of mass transit. The applicant predicts at least 325 entering and 325 exiting
trips during certain annual peak days.
CONCLUSIONS
1. The site plan ordinance provides a number of specific criteria generally represented in
part by the following enumeration:
a. Conformance with the Comprehensive Plan;
b. Conformance with the Building and Zoning Codes;
c. Mitigation of impacts on surrounding properties and uses;
d. Mitigation of the impacts of the proposal on the subject site itself;
e. Conservation of property values;
f. Provision for safe and efficient vehicle and pedestrian circulation;
g. Provision of adequate light and air;
h. Adequacy of public services to accommodate the proposed use;
In addition, proposed site plans must not cause neighborhood deterioration or blight. The
proposal appears to successfully satisfy these additional criteria, and generally should not
adversely affect the public health, safety or welfare.
The proposed use satisfies these and other particulars of the ordinance.
2. The proposed use matches the designation of the site found in the Comprehensive Plan.
The Comprehensive Plan designates the site for commercial uses and the proposed theater
is compatible with that designation.
3. The proposal appears to satisfy the various criteria found in the Building and Zoning
Codes. The setbacks, yard requirements and lot size have been complied with for the
proposal.
4. The low rise theater will not adversely affect neighboring uses or obstruct views. The
landscaping proposed for the complex will soften the visual impacts on surrounding uses.
The landscaping, plaza and seating areas will also provide a small retreat for people
working in the surrounding office buildings. This low rise building's rooftop equipment
will be discreet and not unnecessarily intrusive from the higher surrounding office
buildings.
5. Again, the low rise nature of the complex coupled with the open space, landscaping, plaza
and other amenities will eliminate any adverse impact of the proposal on the subject site
itself. There will be a loss of one larger landscaped area but this will be reasonably
offset by the provision of additional landscaping along the south property line, the
landscaped plaza and the landscaped seating areas.
6. The reconstruction should have little, if any, negative affect on neighboring property
values. It will probably have a positive or neutral impact and should certainly not
adversely affect the values of neighboring property. The entire layout with the improved
entry, larger theater, and redirected access should not create any hardships and should
enhance the property and area aesthetics.
The applicant has agreed to improve that portion of Renton Village Place generally north
of the site, but at some fairly uncertain time in the future. This is not acceptable since
until the northerly access issues are resolved, pedestrians and vehicles will remain at risk
in this poorly defined roadway/parking lot.
Renton Village Associates
SA-103-87
July 14, 1988
Page 5
8. Access to the site is not optimum, and the applicant's proposed agreement reflects that the
access road from Grady Way is substandard. The piecemeal approach to roadway
improvements appears intolerable if further development is to occur in this complex. This
situation was an issue at the rezone and during some of the site plan reviews for the
Renton Place buildings. Again, it remains something proposed to be done but still "not
quite yet." The entryway is not well defined and the traffic analysis points out that
pedestrian-vehicle conflicts are typical at theaters, especially just before show time. The
expanded theater will increase the potential for such conflicts. The poorly delineated
entry from Grady will not help matters. It seems that rather than delaying necessary
improvements any longer, that the roadway should be installed in conjunction with
t theater expansion.
9. The proposed expansion will increase the seating capacity by more than one-third and it
seems reasonable to anticipate greater confusion at show time if the access remains poorly
defined. The general campus has already seen the recent development of three relatively
large office buildings, it contains numerous smaller merchants, and contains the hotel and
Evergreen Building. Now the theater is being substantially enlarged. While the expansion
l^\ not generate sufficient traffic volumes to warrant the road, the safety of pedestrians
and vehicles warrants a clear delineated roadway. New patrons will be mixing with
office workers and shoppers during certain PM peak periods, and safe traffic flow
requires more than an agreement to improve the roadway in the future. Since the
problem is well acknowledged it's time to deal with it directly. The applicant shall install
a standard road section between Renton Village Place and Grady prior to occupancy of
the proposed theater. This, along with modified access aisles and the pedestrian
sidewalks, should provide both safe and efficient access for both pedestrians and vehicles.
The site will also contain a separate drop-off lane so that patrons can be driven up to the
entrance without interfering with the flow of traffic in the main parking areas.
10. The sidewalks will connect the site to the adjacent Evergreen Building and provide access
around the entire site. Sidewalks will also connect with Renton Village Place and
ultimately to Grady Way to provide separate pedestrians walkways rather than requiring
pedestrians to compete with vehicles for the right-of-way along the maneuvering aisles.
11. The site should have little impact on the provision of adequate light and air to the
surrounding properties. The 25 foot height should not create any adverse affects with
respect to either view or shading. The north aspect of the project, and therefore the main
entry area and plaza will probably be shaded by the building. The focus of the project is
to the north away from I-405 with the plaza being cut off from the southern sunlight.
The seating area to the southwest of the theater will receive good solar exposure.
12. During construction of the theater construction noise and some dust may be observed, but
neither should present unreasonable intrusions into the area.
13. The site is adequately served by utilities. The ERC conditions should mitigate storm
drainage and anticipated traffic impacts.
14. In conclusion, the proposal appears reasonably able to serve the public use and interest. It
is well designed and provides an additional aesthetic focal point for the City north of the
I-405 corridor.
DECISION
The Site Plan is approved subject to the following conditions:
1. The applicant shall install a standard road section between Renton Village Place
and Grady Way prior to occupancy of the proposed theater.
2. The applicant shall comply with the conditions imposed by the ERC.
3. Rooftop equipment shall be screened or painted to match the remaining exterior
trim and shall be substantially similar to that described by the applicant.
4. Design standards for landscaping, street furniture and improvements shall be
complementary across the entire complex.
Renton Village Associates
SA-103-87
July 14, 1988
Page 6
ORDERED THIS 14th day of July, 1988.
\<01}-A,H
FRED J. KA (1'MAN
HEARING E MINER
TRANSMITTED THIS 14th day of July, 1988 to the parties of record:
Tom Goeltz
Attorney At Law
1501 - 4th Avenue
Seattle, Washington 98101
TRANSMITTED THIS 14th day of July, 1988 to the following:
Mayor Earl Clymer Councilman Richard M. Stredicke
Don Erickson, Zoning Administrator Richard Houghton, Public Works Director
Members, Renton Planning Commission Larry M. Springer, Policy Development Director
Glen Gordon, Fire Marshal Ronald Nelson, Building & Zoning Director
Lawrence J. Warren, City Attorney John Adamson, Developmental Program Coordinator
Gary Norris, Traffic Engineer Renton Record-Chronicle
Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed
in writing on or before 5:00 P.M. July 28, 1988. Any aggrieved person feeling that the decision
of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may
make a written request for a review by the Examiner within fourteen (14) days from the date of
the Examiner's decision. This request shall set forth the specific errors relied upon by such
appellant, and the Examiner may, after review of the record, take further action as he deems
proper.
An appeal to the City Council is governed by Title IV, Section 3016, which requires that such
appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other
specified requirements. Copies of this ordinance are available for inspection or purchase in the
Finance Department, first floor of City Hall.
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one)
communications may occur concerning pending land use decisions. This means that parties to a
land use decision may not communicate in private with any decision-maker concerning the
proposal. Decision-makers in the land use process include both the Hearing Examiner and
members of the City Council.
All communications concerning the proposal must be made in public. This public communication
permits all interested parties to know the contents of the communication and would allow them
to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of
the request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for
Reconsideration as well as Appeals to the City Council.
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RENTON VILLAGE ASSOCIATES
feiPir . , •. •
SITE PLAN APPROVAL: SA-103-87 •
N
•
. ,
APPLICANT RENTON VILLAGE ASSOCIATES ' TOTAL AREA 7.7 ACRES
PRINCIPAL ACCESS SOUTH GRADY WAY ,,
EXISTING ZONING B-1 (BUSINESS USE)
EXISTING USE THREE-PLEX CINEMA ,
PROPOSED USE EIGHT-PLEX CINEMA HAVING 2,260 SEATS
COMPREHENSIVE LAND USE PLAN COMMERCIAL
COMMENTS LOCATED IN THE RENTON VILLAGE COMPLEX• AT 25 SOUTH GRADY WAY.
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
AGENDA
COMMENCING AT 9: 00 A.M. , TUESDAY, JULY 5, 1988
COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING
The applications listed are in order of application number only
and not necessarily the order in which they will be heard. Items
will be called for hearing at the discretion of the Hearing
Examiner.
RENTON VILLAGE CINEMA
Application for site plan approval to allow the construction of a
new eight-plex cinema consisting of 36, 253 sq. ft. and 2,260
seats on the site of existing three-plex cinema which will be
demolished.
GOOD SHEPHERD OF WASHINGTON- GROUP HOME FOR THE DEVELOPMENTALLY
DISABLED
Proposal to rezone a .847 acre parcel from R-1 (Single Family
Residential) zoning to G-1 (General Use) zoning and application
for a conditional use permit to develop a six resident, six
bedroom group home for the developmentally disabled on the
subject site. Property located on the south side of N.E. 19th
Street at the 3900 block, between Union Avenue and Shelton Avenue
N.E. ECF-010-88; R-010-88 ; CU-010-88
%i 0 CITY 'F RENT N
%.11 BUILDING & ZONING DEPARTMENT
Earl Clymer, Mayor Ronald G. Nelson, Director
June 27, 1988
Brian Cloepfil
The Callision Partnership, Ltd.
142 Third Avenue, #300
Seattle, WA 98101
RE: PUBLIC HEARING
RENTON VILLAGE CINEMA
FILE NOS: ECF-090-87; SA-103-87
LOCATION: RENTON VILLAGE COMPLEX AT 25 S. GRADY WAY
Dear Mr. Cloepfil:
A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled
for Tuesday, July 5, 1988. The public hearing commences at 9:00 a.m. in the Council
• Chambers on the second floor of City Hall.
The applicant or representative(s) of the applicant is required to be present at the public
hearing. A copy of the staff report will be mailed to you before the hearing. If you have
any questions, please call the Building and Zoning Department at 235-2550.
Since = • •
Donald K. Erickson, AICP
Zoning Administrator
DKE:db:sr
pc: Renton Village Associates
•
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540
01991)—) C)/
NOTICE OF PUBLIC HEARING
RENTON HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT
HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR
OF CITY HALL, RENTON, WASHINGTON, ON JULY 5, 1988, AT 9 : 00 A.M.
TO CONSIDER THE FOLLOWING PETITIONS:
GOOD SHEPHERD GROUP HOME FOR THE DEVELOPMENTALLY DISABLED
Proposal to rezone a . 847 acre parcel from R-1 (Single Family
Residential) zoning to G-1 (General Use) zoning and application
for a conditional use permit to develop a six resident, six
bedroom group home for the developmentally disabled on the
subject site. Property located on the south side of N.E. 19th
Street at the 3900 block, between Union Avenue and Shelton Avenue
N.E. ECF-010-88 ; R-010-88 ; CU-010-88
RENTON VILLAGE CINEMA
Application for site plan approval to allow the construction of a
new eight-plex cinema consisting of 36, 253 sq. ft. and 2 , 260
seats on the site of existing three-plex cinema which will be
demolished. Located in the Renton Village complex at 25 South
Grady Way. ECF-090-87 ; SA-103-87
Legal descriptions of the files noted above are on file in the
Renton Building and Zoning Department.
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE
PRESENT AT THE PUBLIC HEARING ON JULY 5, 1988 , AT 9 : 00 A.M. TO
EXPRESS THEIR OPINIONS .
Published: June 24 , 1988
510 (.07
5N.(613- -41. `e //i/
ko,/,tcycv 4r6 u
.► . CITY OF RENTON
C_
Lawrence J. Warren, City Attorney
"LL • Daniel Kellogg -Mark E. Barber - David M. Dean - Zanetta L. Fontes -
());1 (1? (�"(�c�v Robert L. Sewell - Mary deVuono, Assistant City Attorneys
CITY OF RENTON
June 23, 1988
1 0EOVf
' JVN241988
Thomas A. Goeltz, Esq. BUILDING /ZONING DEPT.
Davis Wright & Jones
2600 Century, Square
1501 Fourth Avenue
Seattle, Washington 98101-1688
Re: Renton Village Cinema; Settlement Agreement Regarding
Appeal of ERC Conditions
Dear Tom: -
Thank you for your letter of June 15, 1988 . With one minor
exception, the letter is acceptable and mirrors our discussions .
The one area of concern is in Paragraph 2 entitled, "Traffic Fee, "
and ties that payment to the formation of a transportation benefit
district. I do not want to tie the payment strictly to the
formation of a transportation benefit district, but would also
like it to include a traffic mitigation district formed by
official city council action, or a similar vehicle established by
official city council action providing a plan for installation of
necessary traffic improvements, establishing the proposed funding
for such improvements, and establishing a fund into which monies
can be paid for financing of the proposed improvements .
I suppose that the vehicle I have just described closely parallels
the Public/Private Transporation Act of 1988 as well as a
transportation benefit district or, alternatively, a SEPA traffic
mitigation district. At this time I don't know which vehicle the
city will utilize, and therefore I don't necessarily want the city
• tied to a transportation benefit district . Additionally, there is
some discussion about a legal challenge to a transportation
benefit district because of its ad valorem taxing powers . If the
ad valorem taxing powers were removed, I could see the legislature
repealing the statute and introducing remedial legislation. I
don't know what that would do to the agreed upon conditions .
If you wish to discuss this with me further, please let me know.
If not, perhaps we can discuss amendments to your letter that will
satisfy our mutual concerns .
Post Office Box 626 - 100 S 2nd Street - Renton, Washington 98057 - (206) 255-8678
Thomas A. Goeltz, Esq.
June 23, 1988
Page 2
Thank you for your cooperation in resolving this problem, and the
prompt nature of your letter agreement.
Very rely ours,
6fl
Lawrence J,. pWarren
LJW:as .
cc : Mayor
Don Erickson
Dick Houghto
Ron Nelson
Larry Springer
A8 . 25 : 01 .
•
BUILDING AND ZONING DEPARTMENT
PRELIMINARY REPORT TO THE HEARING EXAMINER
PUBLIC HEARING
APPLICANT: Renton Village Associates
FILE NUMBER: ECF 090-87; SA 103-87
LOCATION: r 25 South Grady Way. Located on the
south side of Grady Way, north of I-
405, east of Rainier Avenue and west
of Talbot Avenue.
A. SUMMARY AND PURPOSE OF REQUEST:
•
Applicant is seeking approval of a plan to allow the construction
of a new eight-plex cinema consisting of 36,253 sq. ft. and 2,260
seats on the site of an existing three-plex cinema which will be
demolished.
B. GENERAL INFORMATION:
1. Owner of Record: Renton Village Associates
2 . Applicant: Renton Village Associates
3 . Existing Zoning: B-1, Commercial
4 . Existing Zoning in the Area: B-1, Commercial; L-1, Light
Industrial; H-1, Heavy
Industrial, MP, Manufacturing
Park; R-1, Single-family
Residential, R-2, Low Density,
Multi-family Residential, G-1,
General Use.
5. Comprehensive Land Use Plan: Commercial
6. Size of Property: 7. 6913 acres
7. Access: South Grady Way and Talbot
Avenue
8. Land Use: Site is developed with a three-
plex cinema. There are retail,
service, and office
developments on adjacent
properties and in the immediate
area.
9 . Neighborhood Characteristics: North:North, across Grady Way,
zoning is L-1,. Light
Industrial. Area is developed
with various light industrial
uses. There is also a METRO
Park N' Ride lot.
East: Zoning is B-1,
Commercial, and H-1, Heavy
Industrial. Developments
include retail businesses,
offices and a Puget Power
facility.
PRELIMINARY REPC-- TO THE HEARING EXAMINER
Renton Village Associates
June 21, 1988
Page 2
South: I-405; South of I-405,
R-1, Residential and G-1,
General Use zones are developed
in part with residential uses.
There is some vacant property
in the area. .
West: B-1, Commercial east of
Rainier Avenue and MP,
Manufacturing Park to the west
of Rainier Avenue. Developed
with offices, a hotel,
manufacturing facilities. There
is some vacant property.
C. HISTORICAL/BACKGROUND: •
Action File Ordinance Date
Annexation N/A 1547 May 15, 1956
Lot Line Adjustment 001-88 In Process
D. PUBLIC SERVICES:
1. Utilities
a. Water: Existing 8" water main service via Hardie Avenue.
b. Sewer: Existing 10" line via Grady Way; proposed second
line of 8" via Grady Way.
c. Storm Water Drainage: Existing combination of 48" and 72"
line drainage system, leading to an eleven foot deep line
belonging to the State of Washington that will cross under
I-405.
•
2 . Fire Protection: Provided by the City of Renton as per
ordinance requirements.
3 . Transit: Via Grady Way, site is served by METRO lines 145,
146, 148, 149, 155-157, 167, 241, 247, 340. Via Talbot
Avenue, 149, 156.
4. Schools: Not applicable
a. Elementary Schools:
b. Middle Schools:
c. High Schools:
5. Recreation: Phillip Arnold Park, Burnett Linear Park
E. APPLICABLE SECTIONS OF THE ZONING CODE:
1. Section 4-711, Commercial Zone
2 . Section 4-738, Site Plan Review
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL
CITY DOCUMENT:
1. Comprehensive Plan Compendium, March 1986, Policies Element,
Urban Design, page 11.
2 . Comprehensive Plan Compendium, March 1986, Policies Element,
Commercial, page 16.
PRELIMINARY REPC __ TO THE .HEARING EXAMINER
Renton Village Associates
June 21, 1988
Page 3
G. DEPARTMENT ANALYSIS:
1. The applicants applied on November 23, 1987 for site plan
approval to expand, via new construction, an existing three-
plex cinema containing 20, 000 sq. ft. and 1,405 seats into an
eight-plex cinema containing 36,253 sq. ft. and 2,260 seats.
2 . The ERC considered this application on February 3, 1988 and
deferred issuing a threshold determination due to insufficient
information in the areas of pedestrian circulation, drainage,
noise, and aesthetics.
3 . The ERC recofisidered this application on April 6, 1988 and
issued a Determination of Non-significance - Mitigated with
following six conditions:
•
a. That the applicant develop more usable exterior open space
that is not adversely impacted by vehicular noise,
principally from I-405.
b. That all fill placed on the site be certified by a
licensed geotechnical engineer as to its cleanliness and
source of origin.
c. That the applicant submit an acceptable drainage plan to
the Department of Public Works prior to public hearing for
site plan approval.
d. That the applicants develop a more urban vernacular for
the proposed cinema noting that it is sited in a highly
visible (urban) area.
e. That the applicant agree to participate in the
South/Southwest Grady Way Traffic Benefit Assessment
District. The increase in traffic is estimated at 223 trip
ends and the benefit assessment cost, $43,931. 00.
d. That the applicant submit a performance bond of at least
$2, 000. 00 to ensure that streets are kept clean of debris
and dirt during construction.
4. An appeal of the ERC's environmental determination for this
project was filed with the Hearing Examiner's office on May
16, 1988 that asked for reconsideration of Conditions 3 . and
5.
5. Agreement was reached with the applicants in June 1988 that
resolved the drainage issue (the applicants will develop an
open-ditch storm drain with capacity for a 100-year storm) and
modified the traffic mitigation amount tentatively identified
in Condition 5. (adjusted downward to $13,594) , which
dismissed their appeal.
6. Section 4-738 (D, 1) lists ten criteria that the Hearing
Examiner is asked to consider along with all other relevant
information in making a decision on site plan approvals such
as this to expand'the existing Renton Village Cinema three-
plex to an eight-plex facility.
a. Conformance with the Comprehensive Plan, its elements
and policies;
As noted above the proposed land use, a cinema, is a
commercial use and is consistent with the Comprehensive
Plan' s land use designation of "commercial" for this
site. The proposal also is in general compliance with
the Commercial Policies set forth in the Plan
Compendium (March 1986) , particularly Policy V.A.7.
which states that "Commercial areas should be
compatible with adjacent land uses. " , V.A. 11. which
states that "Joint parking facilities should be
r
PRELIMINARY REPGr.� TO THE HEARING EXAMINER
Renton Village Associates
June 21, 1988
Page 4
encouraged. " and V.A.12 . which states that "Individual
stores in an area should follow a common design and
landscape theme. " Site development standards to be
agreed to by the applicant also will ensure that
Renton's design related objectives such as III B. 6.
"Each district should be encouraged to have its own
identity" and III B.8 regarding "harmonious
development" are met.
b. Conformance with existing land use regulations;
The subject proposal complies with the B-1 zoning
regulations (Section 4-711) in terms of lot coverage,
height of the proposed structure, building setbacks,
and permitted uses. It also complies with Section 4-
2201 (Parking and Loading) of the Building Regulations.
c. Mitigation of impacts to surrounding properties and
uses;
As noted above the Environmental Review Committee in
issuing its Determination of Non-significance -
Mitigated for this project on April 11, 1988 attached
six conditions, four of which clearly would help
mitigate impacts to surrounding properties by
controlling traffic impacts, drainage impacts,
aesthetic impacts and construction related impacts.
Other measures that might have been considered were
not, primarily because there was a question as to their
environmental significance.
Other measures that could be taken might include the
provision of visual baffles or screens to hide
mechanical or air conditioning equipment on roof-tops
highly visible from nearby . office buildings,
sprinklering of the site during construction to reduce
dust on nearby parking lots, etc..
d. Mitigation of impacts of the proposed site plan to the
site;
Among the measures that are being taken to mitigate
these impacts are the provision of usable outdoor
siting areas and a decorative entry plaza to the cinema
itself to help off-set the loss of the existing
landscaped area at the northwestern edge of the site.
Also, a more green, landscaped open space is being
provided between the cinema and the adjacent Evergreen
Building which will act somewhat as a visual buffer.
The periphery of the subject building has also been
generously landscaped as have the loop roads behind the
cinema and the new parking lot.
The applicants have also submitted revised elevation
drawings indicating a more urban vernacular for the
cinema itself with a canopied entrance that will be
visually integrated into the rest of the building's
architecture. These changes should make this proposed
building fit better with the neighboring buildings as
well as be more attractive than the structure which now
occupies the site.
e. Conservation of area-wide property values;
The subject proposal is expected to enhance property
values by establishing a high quality of design for
this type of facility.
PRELIMINARY REPC-.. TO THE HEARING EXAMINER
Renton Village Associates
June 21, 1988
Page 5
f. Safety and efficiency of vehicle and pedestrian
circulation;
The proposed new cinema will be linked to the Evergreen
Building, which also occupies the site, with sidewalks.
Basically, theses two buildings will share an island of
space in the southwester portion of the site that will
be surrounded by sidewalks. Pedestrian walkways will
also lead out to S. Renton Village Place which is to be
improved and extended out to S. Grady Way at a later
date. (Note: The owners, Renton Village Associates,
have agreed to "modify in the future certain site
improvements approved under SA-103-87, by providing at
the time of installation of a future street, those
improvements" . . . . including "future landscaping and
related site development associated with the
construction of a new future street along the northeast
side of the lot. " These improvements include sidewalks,
pedestrian lighting, benches and landscaping. As a
consequence of these and other related . improvements,
staff believe that both pedestrian and vehicular
circulation will be safe and efficient on both the
subject site and between it and abutting sites.
g. Provision of adequate light and air;
The approximately twenty-five (25 ' ) foot high structure
is not expected to adversely impact light and air to
surrounding properties. A shadow analysis submitted by
the applicant does indicate that there will be
shadowing of the front entry plaza of the cinema
building throughout much of the day, whereas the small
triangular landscaped open space to the west of the
cinema will receive good solar exposure throughout the
day.
h. Mitigation of noise, odors and other harmful or
unhealthy conditions;
Other than during construction noise is not expected to
be a problem and even then the City's noise ordinance
should prevent unduly or excessively high noise levels.
Odors or other harmful or unhealthy conditions are not
expected.
i. Availability of public services 'and facilities •to
accommodate the proposed use; and
As noted above, the site is adequately served by
existing utilities such as sewer and water, and public
transportation is fairly good because of the Metro Park
and Ride lot across S. Grady Way, to the north. Neither
Police or Fire indicated that the proposed facility
would place a major burden on their respective services
or sought special mitigation because of anticipated
impacts on services in the future from this use.
j . Prevention of neighborhood deterioration and blight.
The proposed facility is not expected to have a
deleterious affect on surrounding properties or the existing
business district. Because of its hours of operation the
cinema will allow the more efficient use of the existing
parking, and improved retailing and service uses could benefit
in the future by having such a use nearby. The replacement of
the existing structure with a new cinema building of a more
contemporary design and higher quality materials, as well as
the proposed decorative paving and landscaping should enhance
the surrounding area and possibly act as a catalyst for other
renewal efforts in the area.
PRELIMINARY REPOIcr TO THE HEARING EXAMINER
Renton Village Associates
June 21, 1988
Page 6
H. DEPARTMENTAL RECOMMENDATION:
That the subject application for site plan approval to allow the
development of an eight-plex cinema of 36,253 square feet be
approved subject to the following conditions:
1. That environmental mitigation conditions (#1, #2, #4, and #6)
and revised conditions (#3 and #5) be complied with by the
applicant.
2 . That the construction site be sprinklered during construction,
as necessary, to reduce dust particles in the air that could
settle on nelarby parking areas.
3 . That all roof top mechanical equipment be screened by the
provision of architectural baffles or screens.
4. That all Letters of Agreement prepared by the applicant
pertaining to: 1) property site design standards for ;this and
future development of the Renton Village property (letter
dated February 23, 1988) and; 2) future street related
improvements (letter dated March 8, 1988) , be signed.
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SITE PLAN APPROVAL: SA-103-87 •
•
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APPL I CANT RENTON VILLAGE ASSOCIATES ' TOTAL AREA 7.7 ACRES
PRINCIPAL ACCESS SOUTH GRADY WAY ' ,
EXISTING ZONING B-1 (BUSINESS USE)
EXISTING USE THREE—PLEX CINEMA
\
PROPOSED USE EIGHT—PLEX CINEMA HAVING 2,260 SEATS
•
COMPREHENSIVE LAND USE PLAN . COMMERCIAL
COMMENTS LOCATED IN THE RENTON VILLAGE COMPLEX' AT 25 SOUTH GRADY WAY.
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DAVIS WRIGHT & JONES
LAW OFFICES
A PARTNERSHIP INCLUDING PROFESSIONAL CORPORATIONS
2600 CENTURY SQUARE • 150I FOURTH AVENUE • SEATTLE, WASHINGTON 98101-1688
(206) 622-3150
THOMAS A. GOELTZ
June 15, 1988
Mr. Lawrence J. Warren
Renton City Attorney
100 S. Second Street
P.G. Box 626
Renton, Washington 98057
Re: Renton Village Cinema; Settlement Agreement Regarding
Appeal of ERC Conditions
Dear Larry:
Renton Village Associates has dismissed its appeal of ERC
conditions imposed as part of the Renton Village Cinema
expansion (ECF-090-87; Application No. 8SA-103-87) based upon
our resolution of appealed conditions as follows :
1. Drainage. Through Don Erickson and Bob Bergstrom,
Renton Village Associates will satisfy Condition 3 (requiring
submission of an acceptable drainage plan by the site plan
hearing date) retaining the existing open ditch and removing
the existing paved parking area, including the buried 48-inch
drainage culvert, now located behind the theatre (i .e. , south
portion of the site) to develop open-ditch drainage with the
capacity for a 100-year storm. A revised drainage plan
reflecting this open-ditch system will be submitted prior to or
at the site plan hearing on June 21. Final drainage submittal
will be at the time of the building permit application for the
cinema expansion.
2 . Traffic Fee. Renton Village Associates has agreed to
pay a voluntary traffic mitigation fee in the amount of $13,594
to be paid at the time the South/Southwest Grady Way Traffic
Benefit Assessment District is established. At the appeal
hearing, Mr. Erickson stated he did not want to tie the payment
to any LID, but rather wanted the funds committed only to the
Transportation Benefit District. That is acceptable to Renton
Village Associates . Consequently, ERC Condition 5 would be
amended by substitution of the amount of $13, 594 rather than
the stated total assessment cost of $43,391.
TELEX:328919 DWJ SEA • TELECOPIER: (206) 6287040
ANCHORAGE, ALASKA • BELLEVUE, WASHINGTON • RICHLAND, WASHINGTON • WASHINGTON, D.C.
Mr. Lawrence J. Warren
Page 2
3 . Exterior Open Space. The provisional appeal of
Condition 1 (exterior open space) is dismissed based upon
Mr. Erickson' s confirmation that the revised plaza area design
in front of the building is satisfactory. A revised site plan
drawing showing the plaza area has been submitted for
consideration at the June 21 site plan hearing.
4 . Exterior Design. The provisional appeal of Condition 4
(exterior design) is dismissed based upon Mr. Erickson' s
approval of the revised building facade. We have submitted a
revised plan, and will submit a color rendering prior to the
June 21 site plan hearing.
If you believe we need a different form of document to
reflect the settlement of these appeal issues, please let me
know. Otherwise, I propose our agreement be in the form of
this letter agreement and I request you execute and return the
enclosed copy of this letter to me. Thank you for your
assistance and attention on the traffic issue.
Very truly yours,
DAVIS WRIGHT & JONES
it
Thomas A. Goe z
TAG:bjw
Enclosure
cc: Renton Hearing Examiner (Mr. F. Kaufman)
Michael Sandorffy
Loren Laskow
Brian Cloepfil
frRITE Erickson
ACCEPTED AND APPROVED BY CITY OF RENTON
By
Lawrence J. Warren
Renton City Attorney
DATE:
0750L
. � I
•
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE
(MITIGATED)
ENVIRONMENTAL CHECKLIST NO. : ECF-090-87
APPLICATION NO(S) . : SA-103-87
DESCRIPTION OF PROPOSAL: Application for site plan approval to
allow the expansion of an existing
three-plex cinema (20, 000 sq. ft. and
1,405 seats) to operate as an eight-
plex cinema for a new total of 36,253
sq. ft. and 2, 260 seats.
PROPONENT: Renton Village Cinema
LOCATION OF PROPOSAL: Located in the Renton Village complex
at 25 South Grady Way.
LEAD AGENCY: Building and Zoning Department, City
of Renton.
The City of Renton Environmental Review Committee has determined that
it does not have a probable significant adverse impact on the
environment. An environmental impact statement (EIS) is not required
under RCW 43 .21C. 030 (2) (c) . This decision was made after review of an
expanded environmental checklist and preliminary site plan, on file
with the lead agency. Conditions were imposed as 'mitigation measures
by the Environmental Review Committee under their authority of Section
4-2822 (D) Renton Municipal Code (see attached sheet) . These
conditions are necessary to mitigate environmental impacts identified
during the environmental review process.
This DNS is issued under WAC 197-11-340. The lead agency will not act
on this proposal for fifteen . (15) days from April 11, 1988. Any
interested party may submit written comments which must be submitted
• by 5: 00 p.m. , April 26, 1988, in order to be considered. A fourteen
(14) day appeal period will commence following the finalization of the
DNS.
Responsible Official: Environmental Review Committee
City of Renton
200 Mill Avenue South, Renton, WA 98055
Phone: 235-2550
DATE OF DECISION: April 6, 1988
EFFECTIVE DATE: April 11, 1988
Ro aid G. Nelson
Building and Zoning Director Spri ger
olio evel ent Director
Richard C Houghton
Public Wo s Director
ORIGINAL
DETERMINATION OF NON-SIGNIFICANCE
MITIGATION MEASURES
4
ENVIRONMENTAL CHECKLIST NO. : ECF-090-87
APPLICATION NO(S) . : SA-103-87
DESCRIPTION OF PROPOSAL: ' Application for site plan
approval to allow the expansion
of an existing three-plex cinema
(20, 000 sq.. ft. and 1, 405 . seats)
to operate as an eight-plex
cinema for a new total of 36, 253
sq. ft. and 2, 260 seats.
PROPONENT: Renton Village Cinema
LOCATION OF PROPOSAL: Located in the Renton Village
complex at 25 South Grady Way.
CONDITIONS
1. That the applicant develop more usable
exterior open space that, is not adversely
impacted by vehicular noise, principally from
I-405.
NOTE TO APPLICANT: A more urban approach
should be taken. A "porta Cochier" could be
provided near the front of the theatre that
would function both as a plaza and
pedestrian/vehicular drop off pick-up zone.
2 . That all fill placed on the site be certified
by a licensed geo-technical engineer as to
its cleanliness and source of origin.
NOTE TO APPLICANT: The geo-techs shall
submit a brief report to the Department of
Public Works prior to the placement of any
such fill material on site.
3 . That the applicant submit an acceptable
drainage plan to the Department of Public
Works prior to public hearing for site plan
approval.
4 . That the applicants develop a more urban
vernacular for the proposed Cinema noting
that it is sited in a highly visable area.
NOTE TO APPLICANT: The Committee disagrees
with the notion that this is a typical
suburban type mall situation, noting adjacent
buildings include two multiple story office
buildings as well as a multiple story hotel.
5. That. the applicant agree to participate in
the South/Southwest Grady Way Traffic Benefit
Assessment District. The increase in traffic
is estimated at 223 trip ends and the benefit
assessment cost $43 , 931. 00; and
6. That the applicant submit a performance bond
of at least $2, 000. 00 to ensure that streets
are kept clean of debris and dirt during
construction activities.
RENT" "UILDING & ZONING DEW' ENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 090 - 87
APPLICATION NO(S) : SITE PLAN APPROVAL: SA-103-87
PROPONENT: RENTON VILLAGE ASSOCIATES
PROJECT TITLE : RENTON VILLAGE CINEMA
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW THE EXPANSION
OF AN EXISTING THREE-PLEX CINEMA (20,000 S.F. & 1,405 SEATS)TO OPERATE AS AN EIGHT-PLEX
CINEMA FOR A NEW TOTAL OF 36,253 S.F. AND 2,260 SEATS.
_O CATION : LOCATED IN THE RENTON VILLAGE COMPLEX AT 25 SOUTH GRADY WAY.
r0:
I ( PUBLIC WORKS DEPARTMENT
SCHEDULED ERC DATE :
ENGINEERING DIVISION
flTRAFFIC ENG , DIVISION SCHEDULED HEARING DATE :
I ( UTILITIES ENG , DIVISION
( FIRE PREVENTION BUREAU
V1PARKS & RECREATION DEPARTMENT
n BUILDING & ZONING DEPARTMENT
1-1 POLICE DEPARTMENT
I ! POLICY DEVELOPMENT DEPARTMENT
DOTHERS :
OMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDE D
N WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
Y. 5: 00 P .M. ON
—nirFMarR ai r 1 aA'7
VIEWING DEPARTMENT/DIVISION :
IDAPPROVED
APPROVED WITH CONDITIONS
a NOT APPROVED
cc( /#g .19t847L
Air/
GNA OF DIRECTLR OR AUTHORIZED REPRESENTATIVDATE; f
REVISION 5/1982
Form 182
After a careful review of the plans and a site visit, the following comments are
offered for consideration:
On the positive side the proposed open space will serve to integrate the Ever-
green Building and the new cinema complex. It will be fairly accessible to users
of the Evergreen Building and it will offer more visually pleasing views to the
south than does the current open space.
•
On the negative side there are several important factors that make the proposed
open space a poor choice.
It is smaller. Approximately one-third the size of the existing
open space.
•
2. It is closer to 1-405 and Rainier Avenue off-ramp noise. The on-
site visit confirmed the consultants' contention that. . . ."The noise
difference of five to six decibels between the two sites is significant."
For the record it should be noted that traffic noise is a major
consideration for park location. Attachment #16 states that
" the current location of several of the major city parks with
similar adjacencies to 1-405 suggest that traffic noise is not the
major consideration in public outdoor space location. Liberty Park
has been in its present location since 1914 and Cedar River Park
also predates 1-405. Because these parks are so close to 1-405
they have taken on a primarily active recreation character."
3. It cannot become an overall site focal point because of its location
at the rear of the site and between the two buildings.
4. It does not adequately take advantage of the existing site amenities
such as the trees, water and lower elevation, which, if properly
utilized, could mitigate to some extent the 1-405 noise factor.
5. The proposed site is not adequately buffered with trees and other
landscaping.
6. It leaves the most poorly designed existing public open space
untouched.
Because of the above negative factors the proposed open space plan is not
acceptable.
The existing open space is certainly not without its problems. Overall poor design
and maintenance are the major reasons this space is under-utilized.
Specifically the following design and maintenance issues have been identified:
1 . The site has trees but no grass or ground cover. Bark has been
used throughout and it makes the site appear and feel barren.
2. It has a modest physical pedestrian connection to the Evergreen
Building.
3. The seating area has benches that are too long for the small and
potential intimate area they enclose. They would be more suitable
irk a train station.
-1-
; i
4. The focal point of this dubiously designed seating area is a
single tree which in a way epitomizes the lack of creative
landscape treatment that makes this site such a disaster.
5. The space is basically an isolated island with no meaningful
connections to its surroundings.
Having catalogued the sites' deficiencies does not mean it is without potential
value. On the contrary the site is extremely valuable for the following reasons:
1,. The site is midway between Grady Way and 1-405 thus the noise
impacts from those two major traffic corridors are less a factor
than if the site was located adjacent to either corridor.
2. Even though it is under power lines they are not a negative
factor in the site experience.
3. The space is large enough to incorporate a variety of landscape
and passive recreation features.
4. The space could be designed in such a way that it would not
only integrate the cinema complex and the Evergreen Building but
the Ernst Hardware Store as well. Further, it could be a focal
point from the Lake Street entrance and because of its central
location it could become a Central Park as the sites north of it
develop with more intensive uses in the future.
6. The site has the potential to become a lush oasis amidst a desert
of under-landscaped asphalt parking lots.
-2-
REVIEWING DEPARTMENT/DIVISI N : a.If '
APPROVED [ APPROVED WITH CONDITIONS ONOT APPROVED
Developer should agree to participate in South/Southwest Grady benefit district
at $197.00 per average increased daily trip generated.
More information is needed from the traffic analysis as to what the average
increased daily trip would be when generated. Present analysis onjy gives
average peak hour trip 4:00 to 5:00 p.m. and 8:30 to 9:30 p.m.
$197 x"average new increased daily trips = $ benefit distric
assessment
iblo
• 11:-,.. ,d,, ( ---, ,•--,--1,-,.,,,,,_______ 0A-A/--,
•
SIGNATURE OF DIRECTOR OR/AUTHORIZED REPRESENTATIVEATE; ,f'CLi a� /9P7
REVISION 5/1982
Form 182
REVIEWING DEPARTMENT/DIVISION ; S-12-7 C.,--e-e----Le. '
1 APPROVED n APPROVED WITH CONDITIONS EJNOT APPROVED
I) Pro 1)1 .,Q1741 -3.--
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SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVDATE;
REVISION 5/1982
' Form 182
REVIEWING DEPARTMENT/DIVISION ; ESQ Qfe(kfl-hntq
DAPPROVED MAPPROVED WITH CONDITIONS ONOT APPROVED
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APPROVED l l APPROVED WITH CONDITIONS 12INOT APPROVED
•
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SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
Form 182
REVIEWING DEPARTMENT/DIVISION : G010 lf0(p .
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SIGNATURE OF DIRE v OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
REVIEWING DEPARTMENT/DIVISION ;
P Form 182
OAPPROVED APPROVED WITH CO ITIONS OT APPROVED
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EUTILIIi APPROVAL SUBJECT T7 _ ••
LATE CIINERS AGREEMENT-VIf.7 R � _j.,6/o. .+...-. --
LATE COWERS AGREEMENT-SE:J R Iv0
SYSTEM DEVELOPMENT CHARGE-WATER s `- �+ �TX 3 i D` "" $ 3 40.
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SPECIAL ASSESSMENT AREA CHARGE•WATER Q�o
SPECIAL ASSESSMENT AREA CHARGE-SEWER Neil �U ►?J<�OC.E1 TCfl�c ILA 4i�
APPROVED WATER PLAN _Y � _ L y
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Q/►-.•— ,-1_,` DATE: i6t2 /A
SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
RENT , BUILDING & ZONING DEPI 1MENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 09° - 87
APPLICATION NO(S) : SITE PLAN APPROVAL: SA-103-87
PROPONENT: RENTON VILLAGE ASSOCIATES
PROJECT TITLE : RENTON VILLAGE CINEMA
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW THE EXPANSION
OF AN EXISTING THREE-PLEX CINEMA (20,000 S.F. & 1,405 SEATS)TO OPERATE AS AN EIGHT-PLEX
CINEMA FOR A NEW TOTAL OF 36,253 S.F. AND 2,260 SEATS.
LOCATION : LOCATED IN THE RENTON VILLAGE COMPLEX AT 25 SOUTH GRADY WAY.
TO:
El PUBLIC WORKS DEPARTMENT SCHEDULED ERC. DATE :
• ❑ ENGINEERING DIVISION
n TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE :
n UTILITIES ENG , DIVISION
n FIRE PREVENTION BUREAU
[' PARKS & RECREATION DEPARTMENT
®BUILDING & ZONING DEPARTMENT
El POLICE DEPARTMENT
n POLICY DEVELOPMENT DEPARTMENT
OOTHERS :
COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5:00 P .M. ON F CPMRRR 11 1QR7 ,
REVIEWING DEPARTMENT/DIVISION : 3' Z7-
Eli APPROVED Fl APPROVED WITH CONDITIONS El NOT APPROVED
DATE: X;)-7/�
SIGNAj. E OF DIRECTOR OR UTHORIZED REPRESENTATIVE
REVISION 5/1982
. • .
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' I I I ATTACHMENT#13
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/ 4,0 CITY -F RENTON
.JL BUILDING c.-BONING DEPARTMENT
Earl Clymer, Mayor Ronald G. Nelson, Director
' June 27, 1988 •
Brian Cloepfil
The Callision Partnership, Ltd.
142 Third Avenue, #300
Seattle, WA 98101
RE: PUBLIC HEARING
RENTON VILLAGE CINEMA
FILE NOS: ECF-090-87; SA-103-87
LOCATION: RENTON VILLAGE COMPLEX AT 25 S. GRADY WAY
Dear Mr. Cloepfil:
A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled
for Tuesday, July 5, 1988. The public hearing commences at 9:00 a.m. in the Council
Chambers on the second floor of City Hall.
The applicant or representative(s) of the applicant is required to be present at the public
hearing. A copy of the staff report will be mailed to you before the hearing. If you have
any questions, please call the Building and Zoning Department at 235-2550.
Since = •
Donald K. Erickson, AICP
Zoning Administrator • -
DKE:db:sr
pc: Renton Village Associates
•
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540
•
OF RA,
A.
C7 0 © NOTICE
q.
094Tep SEPT00
City of Renton Land Use Hearing Examiner
will hold a
HEARING
PUBLIC
in
CITY COUNCIL CHAMBERS , CITY HALL
ON . JULY 5 , 19881 BEGINNING AT 9 : ooA.M. P.M.
CONCERNING• O RENTONVI SLLA CINEMA
APPLICATION FOR SITE PLAN APPROVAL TO ALLOW THE CONSTRUCTION OF A NEW
EIGHT-PLEX CINEMA CONSISTING OF 36, 253 SQ. FT. AND 2, 260 SEATS ON THE SITE
OF EXISTING THREE-PLEX CINEMA WHICH WILL BE DEMOLISHED.
r•_! 67 I J ---a¢a—' E\ // �_� �_r;, - . ._. s� L.
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GENERAL LOCATION AND/OR ADDRESS:
LOCATED IN THE RENTON VILLAGE COMPLEX AT 25 SOUTH GRADY WAY
FOR FURTHER INFORMATION CALL THE CITY OF RENTON
BUILDING & ZONING DEPARTMENT 235-2550
THIS NOTICE NOT TO BE REMOVED WITHOUT
PROPER AUTHORIZATION
•
NOTICE OF PUBLIC HEARING
RENTON HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS'
REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY
HALL, RENTON, WASHINGTON ON JURY 5, 1968 , AT 9:00 A.M. TO
CONSIDER THE FOLLOWING PETITIONS:
•
.:) CONCERNING: RENTONOVILi• .AGE SA—
C IN3-87 EMA • ' •
APPLICATION FOR SITE PLAN APPROVAL TO ALLOW THE CONSTRUCTION OF A NEW
EIGHT-PLEX CINEMA CONSISTING OF 36,253 SQ. FT. AND 2,260 SEATS ON THE SITE
OF EXISTING THREE-PLEX CINEMA WHICH WILL BE DEMOLISHED.
•
• v•-! ,T= •••D 'STI 1\ • • / I Its 'r•
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----,...--... 7---.\ • \ ,..„...1 ,:. : , ..0.• ' ."0 ...,' -, • .
----\
GENERAL LOCATION AND/OR ADDRESS: •
LOCATED IN THE RENTON VILLAGE COMPLEX AT 25 SOUTH GRADY WAY
Legal descriptions of the files noted above are on file in the Renton Building and Zoning
Department.
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED .TO BE PRESENT AT
THE PUBLIC HEARING ON JuLY 5, 1988 , AT 9:00 A.M. TO EXPRESS THEIR
OPINIONS.
PUBLISHED :JUNE 24, 1988 Ronald G. Nelson
Building and Zoning Director
' ` CERTIFICATION
I, USIZ•K 1 ZF. Li I30 , HEREBY CERTIFY THAT FIVE (5 ) COPIES OF
THE ABOVE DOCUMENTS WERE POSTED BY ME IN f✓1Vg ; .CONSPICUOUS PLACES
ON OR NEARYBY THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW.
ATTEST: Subscribed and sworn to before me, a
Notary Public, in and for the State of Washington
residing in :-Re-0-7-0 yo 01f,'"s�- on
the °�`) t►\, day of 1,6.4-‘0,401: -$f-4:7--
frio.,,Acitinn � E,rp'�<< \ •
44,-� 0 e _ BAR FA ; SIGNED: U �•Lo
kIrkJ1U.;30C)0,0?..(C4-1
'�lF OF.�AS// r
' .........
#214
i
NOTICE OF PUBLIC HEARING
RENTON HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS
REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY
HALL, RENTON, WASHINGTON ON I]I1 N F 28, 1988 , AT 9:00 A.M. TO
CONSIDER THE FOLLOWING PETITIONS:
CONCERNING -87, SA-103-87
- RENTON ECF-09OVILLAGE CINEMA
APPLICATION FOR SITE PLAN APPROVAL TO ALLOW THE CONSTRUCTION OF A NEW
EIGHT-PLEX CINEMA CONSISTING OF 36,253 SQ. FT. AND 2,260 SEATS ON THE SITE
• OF EXISTING THREE-PLEX CINEMA WHICH WILL BE DEMOLISHED _ -
v�_ (a D I t • / rill: �
I r _...--- s �� �/`• �`�^ R-a ,.. 'III ' -•� I�r--I�-���_ =� r.
; %1E • T sl : ,//,gEt4:Z ''' '',.
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i , J� i i Y' 5 �' IR • :.
GENERAL LOCATION AND/OR ADDRESS: •
LOCATED IN THE RENTON VILLAGE COMPLEX AT 25 SOUTH GRADY WAY _•
Legal descriptions of the files noted above are on file in the Renton Building and-Zoning
Department.
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT
THE PUBLIC HEARING ON JUNE 28 , 1988 , AT 9:00 A.M. TO EXPRESS THEIR
OPINIONS.
PUBLISHED : JUNE 17 , 1988 Ronald G. Nelson
Building and Zoning Director
CERTIFICATION
I. q t'• LI1U•D r HEREBY CERTIFY THAT RUE ( 5 ,l
I COPIES OF
THE ABOV DOCUMENTS WERE POSTED BY ME IN CONSPICUOUS PLACES
ON OR NEARYBY THE PROPERTY DESCRIBED ABOVE 'AS PRRESCRIBED BY LAW.
A T TE ,J;,,Subscribed and sworn to before me, a DATE OF POSTING : JUNE 17 1988 .
and for the State of Washington
Nip,. N E A�. Etu--ON
r on
n4.4.62aria5.5c
1,6
k SIGNED: T.L1 _
OFWPii
#214
If
OF R�� .
-i .sLL rl ;L,` I
o ,
Ho
941TFo SEP1S-1* •
. • City of Renton Land Use Hearing Examiner:
will hold a • .
HEARING.. . .
PUBLIC
in
CITY COUNCIL CHAMBERS , CITY HALL
•
'ON JUNE 28, 1988 • BEGINNING AT • 9.: ?°A.M. • . P.M.
•
CONCERNING: ECF-090-87 ,
RENTON VII
CINEMA !`
APPLICATION FOR SITE PLAN APPROVAL TO ALLOW THE CONSTRUCTION OF A NEW
EIGHT-PLEX CINEMA CONSISTING OF 36, 253 SQ. FT. .AND 2, 260 SEATS ON THE SITE
OF EXISTING THREE-PLEX CINEMA WHICH WILL BE DEMOLISHED. '
_ —tTI ST — ! I! L �_� ��f/-... • 1..J
.J 1
• r 3' .I T J i 11 i t '1
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•
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r1I�1 _C 5�. I. Illell I •
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ill IAlll00 I iiit (-7:.. , ;: * �J ,�s ;
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• GENERAL LOCATION AND/OR ADDRESS: .
LOCATED IN. THE RENTON VILLAGE COMPLEX AT 25 SOUTH GRADY WAY,
FOR FURTHER INFORMATION CALL THE CITY OF RENTON
BUILDING & ZONING DEPARTMENT 235-2550
THIS NOTICE NOT TO BE REMOVED WITHOUT
PROPER AUTHORIZATION
•
NOTICE OF PUBLIC HEARING
RENTON HEARING EXAMINER
RENTON,WASHINGTON
A PUBLIC HEARING WILL BE HELD BY
THE RENTON HEARING EXAMINER AT
AFFIDAVIT OF PUBLICATION HIS REGULAR MEETING IN THE COUN-
CIL CHAMBERS ON THE SECOND
FLOOR OF CITY HALL, RENTON,WASH-
,ua re y 3 e n n e r ,being first duly sworn on oath states TO CONSIDER THE FOLLOWING PETI-
that he/she is the Chief Clerk of the TIONS:
GOOD SHEPHERD GROUP HOME
FOR THE DEVELOPMENTALLY DISA-
BLEDVALLEY DAILY NEWS
Proposal to rezone a.847 acre parcel from
• Kent Edition • Renton Edition • Auburn Edition R-1 (Single Family Residential) zoning to
G-1 (General Use),zoning and application
for a conditional use permit to develop a six
Daily newspapers published six (6) times a week.That said newspapers resident, six bedroom group home for the
are legal newspapers and are now and have been for more than six developmentally disabled on the subject
months prior to the date of publication referred to,printed and published site. Property located on the south side of
in the English language continually as daily newspapers in Kent, King -
County,Washington.The Valley Daily News has been approved as a legal N.t. 19th Street at the 3900 block,between
newspaper order of the Superior Court of the State of Washington for Union Avenue and Shelton Avenue N.E.
by ECF-010-88;R-010-88;CU-010-88
King County. RENTON VILLAGE CINEMA
Application for site plan approval to allow
the construction of a new eight-plex cinema ,
The notice in the exact form attached,was published in the Kent Edition consisting of 36,253 sq.ft.and 2,260 seats
, Renton Edition X , Auburn Edition , (and not in on the site of existing three-plex cinema
which will be demolished. Located in the
supplement form) which was regularly distributed to its subscribers Renton Village complex at 25 South Grady
during the below stated period.The annexed notice a Way.ECF-090-87;SA-103-87
i;O=1 Ce o` Pau 11 C gearing Legal descriptions of the files noted
above are on file in the Renton Building
'
and Zoning Department.
J 2 41.9d8 R. 0 7 0
une.
was published onALL INTERESTED PERSONS TO SAID
PETITIONS ARE INVITED TO BE PRE-
SENT AT THE PUBLIC HEARING ON
JULY 5, 1988,AT 9:00 A.M.TO EXPRESS
THEIR OPINIONS.
The full amount of the fee charged for said foregoing publication is the Published in the Valley Daily News June
G t; .5 u 24, 1988.R5070 Acct.#51067
sum of $
4%% e4%
Subscribed and sworn to before his 29 t n day of June 19_2_8
Nota Public for the State of Washington,
residing at Federal Way,
King County, Washington.
VDN#87 Revised 1 u66
USE OF THIS REPORT
We have prepared this report for use by M. Sandorffy Company and their
engineers and architects in design of a portion of this project. The data
and report should be provided to prospective contractors for their bidding
or estimating purposes, but our report, conclusions and interpretations
should not be construed as a warranty of the subsurface conditions.
The design of the new cinema is in the conceptual stage at this
writing. The variable finished floor elevations of the new building and
existing site conditions will complicate some of the design considerations
such as pile downdrag and uplift loads. As your design develops, we expect .
that additional consultation will be necessary to provide for modification
or adaptation of our recommendations. We should be retained during the
design phase to provide more detailed evaluations of settlement magnitudes
and rates for new fills and to assess if preloading and soil support of the
floor slab is an acceptable alternative to pile support. These additional
services should also include a review of the final design and specifications
to see that our recommendations are interpreted and implemented as intended.
The scope of our services does not include services related to con—
struction
safety precautions and our recommendations are not intended to
direct the contractor's methods, techniques, sequences or procedures, except
as specifically described in our report for consideration in design.
The subsurface conditions were found to be quite variable across the
'site. A contingency for unanticipated conditions should be included in the
budget and schedule. Sufficient monitoring, testing and consultation by our
firm should be provided during construction to confirm that the conditions
encountered are consistent with those indicated by the explorations , to
provide recommendations for design changes should then conditions revealed
during the work differ from those anticipated, and to evaluate whether or
not earthwork and foundation installation activities comply with the
contract plans and specifications.
Within the limitations of scope, schedule and budget, our services have
been executed in accordance with generally accepted practices in this area
at the time the report was prepared.. No other conditions, express or
implied, should be understood.
13
GeoEngineers
Incorporated
We appreciate the opportunity to be of service on this project. Should
you have any questions concerning this report or if we can provide
additional services, please call.
Respectfully submitted,
4. \ • T UTT/- 0
= GeoEngineers, Inc.
`i''GrcF 74FSHr c\T
•
. A .
it� ? J. Rosert Gordon
itz,,t,?'� Pro - Enginee-A,. RE'GISTo - � e
= FSSIO N A �•1r ,e1/1/774/
.....le r///
J. Tuttle
P cipal
JRG:JKT:wd
Copyright (e; 1987 GeoEngineers, Inc. , All Rights Reserved
•
14
GeoEngineers
Incorporated
i
. 1 •1
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"1
fi Existing Evergreen Building
N
1
1
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0 50 100
li
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r' — —"� SCALE IN FEET
1 1
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8-V--1
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BORING LOCATION AND NUMBER
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PROPOSED CINEMA BUILDING
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ENCE: DRAWING ENTITLED "SITE PLAN
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•
APPENDIX
GeoEngineers
Incorporated
APPENDIX
1--
FIELD EXPLORATIONS AND LABORATORY TESTING
The subsurface conditions at the project site were explored by drilling
four test borings at the locations shown in Figure 1. Exploration locations
are in the asphalt drive areas and were measured by taping from existing
site features.
The borings were drilled on July 3, 6, and 7, 1987 to depths ranging
from 14-1/2 to 49 feet below existing grade. These borings were advanced
using a truck-mounted, continuous-flight, hollow-stem auger drill. Repre-
sentative samples were obtained of each soil type encountered. These
samples were obtained using a 3-inch outside-diameter split barrel sampler.
The split-barrel sampler was driven into the soil using a 300-pound hammer
free-falling 30 inches. The number of blows required to drive the sampler
the last 12 inches or other indicated distance is recorded on the boring
logs.
The borings were continuously monitored by a representative of our
firm. Soils were classified in general accordance with the classification
system described in Figure A-2.
The logs of the borings are presented in Figures A-3 through A-7. The
exploration logs are based on our interpretation of the field and laboratory
data and indicate the various types of soils encountered. They also
indicate the depths at which these soils or their characteristics change,
although the change may actually be gradual. If the change occurred between
samples, it was interpreted.
Observations of ground water conditions were made as the explorations
were performed. In addition, standpipe piezometers 'were installed in all
borings to monitor ground water levels following drilling. The ground water
levels were measured on July 13, 1987 and are presented in the text and on
the boring logs.
All soil samples were brought to our laboratory for further examina-
tion. Selected samples were tested to determine their moisture content and
dry density. The results of the moisture content and dry density tests are
�•__ presented on the boring logs.
A - 1
•
GeoEngineers
Incorporated
i
• i - ,
• SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS GROUP GROUP NAME
SYMBOL
WELL-GRADED GRAVEL.FINE TO
GRAVEL CLEAN GRAVEL GW
COARSE COARSE GRAVEL
GRAINED GP POORLY-GRADED GRAVEL
SOILS
MORE THAN 6036 GRAVEL GM SILTY GRAVEL
OF COARSE FRACTION WITH FINES
RETAINED
ON NO. 4 SIEVE GC CLAYEY GRAVEL
MORE THAN 609.
RETAINED ON
NO. 200 SIEVE SAND CLEAN SAND SW WELL-GRADED SAND, FINE TO
COARSE SAND
SP POORLY-GRADED SANG
MORE THAN 6011. SAND SM SILTY SAND
OF COARSE FRACTION WITH FINES
PASSES
NO.4 SIEVE SC CLAYEY SAND
SILT AND CLAY ML SILT
FINE INORGANIC
GRAINED CL CLAY
SOILS LIQUID LIMIT
LESS THAN 60 ORGANIC OL ORGANIC SILT. ORGANIC CLAY
SILT AND CLAY MH SILT OF HIGH PLASTICITY. ELASTIC SILT
MORE THAN 60%
• PASSES NO. 200 INORGANIC
SIEVE CH CLAY OF HIGH PLASTICITY, FAT CLAY
1
LIQUID LIMIT
60 OR MORE ORGANIC OH ORGANIC CLAY, ORGANIC SILT
HIGHLY ORGANIC SOILS PT PEAT
1.
NOTES: SOIL MOISTURE MODIFIERS:
il 1. Field classification Is based on Dry - Absence of moisture, dust dry
visual examination of soil in y'
general to the touch
accordance with ASTM D2488-83.
•
Moist - Damp, but no visible water
2. Soil classification using laboratory
teats Is based on ASTM D2487-83.
Wet - Visible free water or saturated,
3. Descriptions of soil density or usually soil la obtained from
1 . consistency are based on below water table
interpretation of blowcount data.
visual appearance of soils, and/or
test data.
b
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-4� GeoEngfneers SOIL CLASSIFICATION SYSTEM
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� FIGURE A-1
LABORATORY TESTS: SOIL GRAPH:
AL Atterberg limits
CP Compaction SM Soil Group Symbpl
CS Consolidation (See Note 1)
DS Direct shear
Distinct contact between
GS Grain—size analysis Soil Strata
HA Hydrometer analysis
K Permeability Gradual Change between
M Moisture content Soil Strata
MD Moisture and density
SP Swelling pressure - Water Level
TX Triaxial compression
UC Unconfined compression Bottom of Boring
CA Chemical Analysis
BLOW—COUNT/SAMPLE DATA:
Blows required to drive Dames & 22 ■ Location of relatively
Moore sampler 12 inches or undisturbed sample
other indicated distances using
300 pound hammer falling 30 120 Location of disturbed sample
inches.
'P" indicates sampler pushed. with P ❑ Location of sampling attempt
weight of hammer or hydraulics with no recovery
of drill rig. to 0 Location of sample attempt
using Standard Penetration Test
procedures
40 G Location of relatively undisturbed
sample using 140 pound hammer
falling 30 inches.
-- NOTES:
1. Soil classification system is summarized in Figure A-1..
2. The reader must refer to the discussion in the report text
as well as the exploration logs for a proper understanding
of subsurface conditions.
1 _
A/I GeoEngineers KEY TO BORING LOG SYMBOLS
1 %1\ � Incorporated
� FIGURE A-2
TEST DATA BORING NO. 1
03
7 c >` m
m m o o >m:13o o CO. Group DESCRIPTION
-+t- MO C) mO to Symbol Surface Elevation: Asphalt Drive
0
- SP BROWN FINE SAND WITH A TRACE OF SILT AND GRAVEL
(FILL) -
_ MD 7 122 7 •
SM GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL
5 AND OCCASIONAL WOOD FRAGMENTS (LOOSE, MOIST
TO WET) ^$
SM BROWN SILTY FINE SAND WITH A TRACE OF GRAVEL
8 [i SP GRAY FINE SAND (LOOSE, MOIST) ~
-
1O-' ML GRAY SILT WITH OCCASIONAL ORGANICS (STIFF,
MOIST)
OL BROWN ORGANIC SILT WITH OCCASIONAL SAND LENSES "
(SOFT, WET)
- MD 41 78 2 M
15~ •
ML GRAY SILT WITH A TRACE OF SAND (STIFF, MOIST
-
w - TO WET)
w
12 •
—
-20 SP GRAY FINE TO MEDIUM SAND CLOOSE TO MEDIUM DENSE
� ) MOIST TO WET)
w
o -
- MD 24 102 11 ■
25 1
12 ■
30— ..
SP INTERLAYERED BROWN AND GRAY FINE SAND, SILTY
_ SM FINE SAND AND FINE SANDY SILT (LOOSE TO
35— 14 ■ ML MEDIUM DENSE, SOFT TO STIFF, WET)
4 ■
40—
Note: See Figure A-2 for Explanation of Symbols
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1 FIGURE A-3
•
TEST DATA BORING NO. 1 •
:I coj m ,, 0 (Continued)
0r m n
m o o >.0 o o m Group DESCRIPTION
-i f- m V oa mo co Symbol
i 40
• + SP GRAY AND BROWN FINE SAND WITH A TRACE OF SILT -
AND WEATHERED SANDSTONE FRAGMENTS (MEDIUM
i - DENSE, WET) =
+I - MD 20 114 43
-
/
45—
GRAY SANDSTONE (MODERATELY HARD) ^
-
_ 50 EJ
-
4" BORING COMPLETED AT 49.0 FEET ON 7/3/87 -I
50-- PIEZOMETER INSTALLED TO 49.0 FEET ON 7/3/87
1 DEPTH TO WATER MEASURED AT 11.0 FEET ON -
-
a 7/14/87 I-
1 _
55— ..
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. 0 w -
w -
w
- 60— _
—
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a
la -
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BS—
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-
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75-- =
1 -
BO ' -
Note: See Figure A-2 for Explanation of Symbols
��� G I LOG OF BORING
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�� FIGURE A-4
•
TEST DATA BORING NO. 2
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I co �� T m co
6.
m o o t m 0 o , Group DESCRIPTION
� - 20 oo mU co Symbol Surface Elevation: Asphalt Drive
! 0
SP BROWN AND GRAY FINE TO MEDIUM SAND WITH A TRACE
OF SILT AND GRAVEL (LOOSE, MOIST) -
10 0 -
5—
ML GRAY SILT WITH OCCASIONAL ORGANICS (SOFT TO r
MEDIUM STIFF, WET) _
- MD 48 72 4 S
10— OL BROWN ORGANIC SILT (SOFT TOMEDIUM STIFF, WET) _
I _ ML MOTTLED GRAY AND BROWN FINE SANDY SILT TO SILTY
SM FINE SAND WITH A TRACE OF GRAVEL AND COBBLES -
-
(SOFT TO LOOSE, WET)
- 17 N
1 15—
I _
SP BROWN FINE SAND WITH A TRACE OF SILT (LOOSE, -
w - WET)
w
._ v w - 9
Z 20—
3I
1- - _
w �'
- ML BROWN SILT AND FINE SANDY SILT, LAMINATED, _-
WITH OCCASIONAL LAYERS OF SILTY FINE SAND
1 - (MEDIUM STIFF, WET) -
3` - MD 32 87 5 ■
0
25— -
I ! -
SP- BROWN FINE TO MEDIUM SAND WITH SILT, GRAVEL
SM AND HIGHLY OXYDIZED SANDSTONE FRAGMENTS
(MEDIUM DENSE, WET)
I MD 15 119 29
-
•
30--
1 - 50-
3" ORANGE TO GRAY SANDSTONE (WEATHERED, MODERATELY-
HARD)
BORING COMPLETED AT 32.0 FEET ON 7/6/87
PIEZOMETER INSTALLED TO 32.0 FEET ON 7/6/87 _
35— • DEPTH TO WATER MEASURED AT 8.5 FEET ON
7/14/87 —
1 _
I
40— _
Note: See Figure A-2 for Explanation of Symbols
\�� GeoEngineers LOG OF BORING
MO' Incorporated FIGURE A-5
I -
TEST DATA BORING NO. 3
: I co... co
m o c t m o c cl Group DESCRIPTION
_min m0 co al() co Symbol Surface Elevation: Asphalt Drive
0 -
SP BROWN AND GRAY FINE TO MEDIUM SAND WITH A TRACE
OF GRAVEL AND SILT (MEDIUM DENSE, MOIST) -
(FILL?)
- MD 13 110 12 I
-
5-
- MD 154 33 4 I -
OL BROWN ORGANIC SILT WITH WOOD FRAGMENTS (SOFT,
10-- WET TO MOIST) _
-
-
�.. ML MOTTLED GRAYISH-BROWN SILT AND FINE SANDY SILT r-
(MEDIUM STIFF, MOIST TO WET) _
10 ■ S" P GRAY AND BROWN FINE SAND WITH A TRACE OF SILT
15— (LOOSE TO MEDIUM DENSE, MOSIT TO WET) r—
-
I-
w -
w -
w - MD 29 93 6 ■
'"'� Z
i 20— ML BROWN FINE SANDY SILT (MEDIUM STIFF, WET) -
7 a - _
w -
0 - _
25-- S ORANGE AND LIGHT GRAY FINE TO MEDIUM SAND WITH
F
- SM SILT (LOOSE TO MEDIUM DENSE, WET) `—
- MD 19 106 21 a -
' 30—
-
—
50- MOTTLED GRAYISH-ORANGE SANDSTONE (WEATHERED,
- MODERATELY HARD) -
BORING COMPLETED AT 32.5 FEET ON 7/7/87
PIEZOMETER INSTALLED TO 32..5 FEET 35
— ^
DEPTH TO WATER MEASURED AT 8.5 FEET ON
7/14/87
f_ 40—
—
Note: See Figure A-2 for Explanation of Symbols
1 «�11�� LOG OF BORING
GeoEngIneers
Incorporated
\lf!/ FIGURE A-6
1. .
TEST DATA BORING NO. 4
F. T 0
M c a,com o .. n
m m o o >m o o c Group DESCRIPTION
11I2 Mo 'do EL) m Symbol Surface Elevation: Asphalt Drive
0
_ SP BROWN FINE SAND WITH A TRACE OF SILT AND GRAVEL_
(FILL)
I - SM MOTTLED GRAY, BLUISH-GRAY AND BROWN SILTY FINE -
_ MD 24 105 3 ML SAND AND SANDY SILT WITH A TRACE OF ORGANICS
(SOFT TO VERY LOOSE, WET) -
5--
I -
SP- ORANGE-BROWN FINE TO MEDIUM SAND WITH SILT
SM (LOOSE, WET)
- MD 26 97 8 a
10-
50-
31I a t -
i50- # l ORANGE TO GRAY SANDSTONE (WEATHERED, MODERATELY-
_
1
15-- 2" HARD)
BORING COMPLETED AT 14.5 FEET ON 7/7/87
- PIEZOMETER INSTALLED TO 14. 5 FEET -
i F- - DEPTH TO WATER MEASURED AT 5.5 FEET ON w7/14/87
w
U. - -
r
f =20— -
—
I- -
a
w -
o -
25— "
-
—
--
' 30— -
—
1 35— `
I. -
+- 40— -
Note: See Figure A-2 for Explanation of Symbols
I'
1- �'�s% GeoEngineers LOG OF BORING
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\� FIGURE A-7
OF R4, 4" TTACHMENT4'
/ AEC I F,090-8'1 I
/- $ 0 z City of Renton
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ENVIRONMENTAL CHECKLIST 0,9g1 o SEPZE•#
Purpose of Checklist:
The State Environmental Policy Act (SEPA), chapter 43,21C RCW, requires all
governmental agencies to consider the environmental impacts of a proposal before making
decisions. An environmental impact statement (EIS) must be prepared for allproposals
with probable significant adverse impacts on the quality of the environment. The purpose
of this checklist is to provide information to help you and the agency identify impacts
from your proposal (and to reduce or avoid impacts from the proposal, if it can be done)
and to help the agency decide whether an EIS is required.
•
Instructions for Applicants:
This environmental checklist asks you to describe some basic information about your
proposal. Governmental agencies use this checklist to determine whether the
environmental impacts of your proposal are significant, requiring preparation of an EIS.
Answer the questions briefly, with the most precise information known, or give the best-
description you can.
You must answer each question accurately and carefully, to the best of your
knowledge. In most cases, you should be able to answer the questions from your own
observations or project plans without the need to hire experts. If you really do not know
the answer, or if a question does not apply to your proposal, write "do not know" or "does
not apply." Complete answers to the questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and
landmark designations. Answer these questions if you can. If you have problems, the
governmental agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do
them over a period of time or on different parcels of land. Attach any additional
information that will help describe your proposal or its environmental effects. The
agency to which you submit this checklist may ask you to explain your answers or provide
additional information reasonably related to determining if there may be significant
adverse impacts.
Use of Checklist for Nonproject Proposals: (Please Type or Print Legibly)
Complete this checklist for nonproject proposals, even though questions may be
answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR
NONPROJECT ACTIONS (part D).
For nonproject actions (actions involving decisions on policies, plans and programs),
the references in the checklist to the words "project," "applicant,'. and "property or site"
should be read as "proposal," "proposer," and "affected geographic area," respectively.
A. BACKGROUND
1. Name of proposed project, if applicable:
Renton Village Cinema
2. Name of applicant:
Renton Village Associates° The Callison Partnership, Ltd. - Agent
3. Address and phone number of applicant and contact person:
Renton Village Associate The Callison Partnership, Ltd.
607 Third Avenue #315 1423 Third Avneue, Suite 300
Seattle, Washington 98104 Seattle, Washington 98101
623-4646 Brian Cloepfil
4. Date checklist prepared:
October 23, 1987
5. Agency requesting checklist:
Building and Zoning Department
6. Proposed timing or schedule (including phasing, if applicable):
Construction start - Winter, 1988
Occupancy -. Fall, 1988
C'T"f0" i;_ :I
[1]
NOV 2 .198
BUILDIING/ZOir4Ii1jG Dr-PT.
7. Do you have any p ; for future additions, expansions, . further activity related -
to or connected with-this proposal? if yes, explain.
No
8. List any environmental information you know about that has been prepared, or will
be prepared, directly related to this proposal.
None
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
None
10. List any governmental approvals or permits that will be needed for your'proposal,
if known. Demolition Permit Joint-use Parking Agreement
Building Permit Site Plan Approval
Grading Permit (Private Drive)
Lot-line Adjustment
11. Give brief, complete description of your proposal, including the proposed uses and
the size of the project and site. There are several questions later in this checklist
that ask you to describe certain aspects of your proposal. You do not need to
repeat those answers on this page.
An expansion of existing cinema of 855 seats, 16,253 SF "(from 20,000 SF, 1,4051
seat ;3-Plex to 36,253 SF, 2,260 seat 8-Plex) ; relocate private, internal road;'
restripe, reconfigure and expand existing parking areas; provide new areas of
landscaping in parking areas and around buildings and upgrade existing landscpae
areas. See legal description - attachment #3.
12. Location of the proposal. Give sufficient information for a person to understand
the precise location of your proposed project, including a street address, if any, and
section, township, and range if known. If a proposal would occur over a range of
area, provide the range or boundaries of the site(s). Provide a legal description,
site plan, vicinity. map, and topography map, if reasonably available. While you
should submit any plans required by the agency, you are not required to duplicate
maps or detailed plans submitted with any permit applications related to this
checklist. 1
The Existing Cinema Site:
Renton Village Cinema
25 South Grady Way
Renton, Washington 98055
See Attachments # 2 and #7
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site (circle one); 0 rolling, hilly, steep
slopes, mountainous, other steep bank at south .. ndary.
/ What is the steepest slope on the site (approximate percent slope)? 100% at bank:
c. What general types of soils are found on the site (for example, caly, sand,
gravel, peat, muck)? If you know the classification of agricultural soils,
specify them and note any prime farmland.
Silty sand, silt, sandstone '
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
No
- 2 -
I
e. Describe the rpose, type, and approximate qui ies of any filling or
grading proposed. Indicate source of fill.
Approximately 3' of fill under cinema (to raise floor level ) . Fill from
off-site. Exterior grade to remain as is.
f. Could erosion occur as a result of clearing, construction, or use? If so,
generally describe.
No
g. About what percent of the site will be covered with impervious surfaces
after project construction (for example, asphalt or buildings)?
Approximately._77%
h. Proposed measures to reduce or control erosion, or other impacts to the
earth, if any:
Does not apply
2. AIR
a. What types of emissions to the air would result from the proposal (i.e.,
dust, automobile, odors, industrial wood smoke) during construction and
when the project is completed? If any, generally describe and give
approximate quantities f known.
- Dust from road grading
- Construction equipment - pile drivers, trucks
- Increase in user auto, exhaust (minimal )
- HVAC emissions from user
b. Are there any off-site sources of emission?
No
c. Proposed measures to reduce or control emissions or other impacts to air,
if any:
None
3. WATER
a. Surface:
1) Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds,
wetlands)? If yes, describe type and provide names. If appropriate, state
what stream or river it flows into.
No
2) Will the project require any work over, in, or adjacent to (within 200 feet)
the described waters? If yes, please describe and attach available plans.
No
3) Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site
that would be affected. Indicate the source of fill material.
None
- 3 -
4) Will the pi isal require surface water withdr is or diversions? Give •
general des,.,.ption, purpose, and approximately quantities if known.
No
5) Does the proposal lie within a 100-year floodplain? If so, note location on
the site plan.
No
6) Does the proposal involve any discharges of waste materials to surface
waters? If so, describe the type of waste and anticipated volume of
discharge.
No
b. Ground:
1) Will ground water be withdrawn, or will water be discharged to ground
water? Give general description, purpose, and appaoximately quantities if
known.
No
2) Describe waste material that will be discharged into the ground from
septic tanks or other sources, if any (for example: Domestic sewage;
industrial, containing the following chemicals . . .; agricultural; etc.).
Describe the general size of the system, the number of such systems, the
number of houses to be served (if applicable), or the number of animals or
humans the system(s) are expected to serve.
None
c. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of
collection and disposal, if any (include quantities, if known). Where will
this water flow? Will this water flow into other waters? If so, describe.
Surface collection arid distribution of storm drainage to existing storm
drainage piping on site. Flow will be into established drainage course
through the 405/167th interchange into Springbrook Creek and then the
Green River.
2) Could waste materials enter ground or surface waters? If so, generally
describe.
None foreseen.
- 4 -
d. Proposed me res to reduce or control surface, Kid, and runoff water
impacts, if any:
Tie-in and use of existing storm drainage controls in place and provided
during construction and approved TES-.CP.
4. Plants
•
a. Check or circle types of vegetation found on the site:
( deciduous tree: alder, maples aspen, other poplar� c ONAVDd
1 ( evergreen tree: fir, cedar, pine, other
itg Shrubs
1i3X grass
o crop or grain
o Wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
o water plants: water lily, eel grass, milfoil, other
o other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
Some existing 20' evergreens and deciduous and possibly (1) 50' poplar
will be removed. These were introduced plantings.
c. List threatened or endangered species known to be on or near the site.
None
d. Proposed landscaping, use of native plants, or other measures to preserve
or enhance vegetation on the site, if any:
New nursery quality landscaping and irrigation will be' provided that
is more compatible with adjacent projects and plantings. These will occur
at all unpaved areas. Several new public landcaped areas will be provided
in the prcl'osal . See attachment #10.
S. Animals
a. Circle any birds and animals which have been observed on or near the site
or are known to be on or near the site:
Birds: Hawk, heron, eagle, songbirds, other None
Mammals: deer, bear, elk, beaver, other None
Fish: bass, salmon, trout, herring, shellfish, other None
b. List any threatened or endangered species known to be on or near the site.
None
c. Is the site part of a migration route? If so, explain.
Not to our knowledge
- S -
•
d. Proposed m '__fires to preserve or enhance wildlif ' any: •
Impact will be minimal , however, new increased grass areas and tree •
placement could increase bird appearances.
6. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be
used to meet the completed project's energy needs? Describe whether it
will be used for heating, manufacturing, etc.
Electric -` HVAC & Lighting
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
No
c. What kinds of energy conservation features are included in the plans of this
proposal? List other proposed measures to reduce or control energy
impacts, if any:
Compliance with current Washington State Energy Code requirements.
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic
chemicals, risk of fire and explosion, spill, or hazardous waste, that could
occur as a result of this proposal? If so, describe.
None foreseen
1) Describe special emergency services that might be required.
None foreseen
2) Proposed measures to reduce or control environmental health hazards, if
any:
None foreseen
b. Noise
1) What types of noise exist in the area which may affect your project (for
example: traffic, equipment, operation, other)?
Largest impact in project area is traffic noise generated by I-405,
South Grady Way and Talbot Road, South.
— 6 —
2) What types a levals of noise would be created I it associated with the
project on a short-term or a long-term basis (for example: traffic,
construction, operation, other)? Indicate what hours noise would come
from the site.
- Short term - construction related to road work and pilings.
- Long term - some additional traffic generation.
3) Proposed measures to reduce or control noise impacts, if any:
None foreseen
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
Site use - Existing site is the existing Renton Village Cinema with
the Evergreen Office Building and Chevron service station. The
Sheraton Inn Hotel , Renton Village Center Shopping center and One
Renton Place Office Building are on adjacent lots.
b. Has the site been used for agriculture? If so, describe.
No
c. Describe any structures on the site.
Chevron Service Station, 6 story Evergreen Building (offices) ,
existing Renton Village Cinema,
d. Will any.structures be demolished? If so, what?
Yes, The Existing Renton Village Cinema.
e. What is the current zoning classification of the site?
B-1
f. What is the current comprehensive plan designation of the site?
B-1
g. If applicable, what is the current shoreline master program designation of
the site?
Not Applicable
h. Has any part of the site been classified as an "environmentally sensitive"
area? If so, specify.
No
i. Approximately how many people would reside or work in the completed
project? A' lc. 24' .69Kp.off S
j. Approximately how many people would the completed project displace?
Temporarily, until the new cinema is completed, 16 employees.
k. Proposed measures to avoid or reduce displacement impacts, if any:
None
- 7 -
1 .
•
7 Y
1. Proposed rn ures to ensure the proposal is col tibia with existing and •
projected land uses and plans, if any:
•
The proposal is consistent with both the existing land uses and proposed -
comprehensive plan uses.
9. Housing
a. Approximately how many units would be provided, if any? Indicate
whether high, middle, or low-income housing.
Not applicable
b. Approximately how many units, if any, would be eliminated? Indicate
whether high, middle, or low-income housing.
Not applicable
c. Proposed measures to reduce or control housing impacts, if any:
Not applicable
10. Aesthetics
a. What is ' the tallest height of any proposed structure(s), not including
antennas; what is the principal exterior building material(s) proposed.
See attachments 12 and 13.
b. What views in the immediate vicinity would be altered or obstructed?
No views will be obstructed.
The expanded cinema will be more visible from the Evergreen Building
than the existing cinema.
c. Proposed measures to reduce or control aesthetic impacts, if any:
More landscaping and public use facilities are proposed between the
cinema and Evergreen Building.
• I
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of day
would it mainly occur?
The cinema will have signage lighted after dark. Entry and loading area
will also be lighted as well as rear exit doors.
b. Could light or glare from the finished project be a safety hazard or
interfere with views?
Not foreseen
c. What existing off-site sources of light or glare may affect your proposal?
Not foreseen
d. Proposed measures to reduce:or control light.and;glare;impacts, if any:
None
- 8 -
•
• : 12. Recreation
a. What designated and informal recreational opportunities are in the
immediate vicinity?
A semi-landscaped area with minimal facilities (see attachment #9) exists
in the middle of the site.
b. Would the proposed project displace any existing recreational uses? If so,
describe.
• The area metioned above would -be reduced, the remainder of the area
• upgraded with landscaping. A new, better quality space would be
developed between the cinema and Evergreen Building (see attachment #10) .
c. Proposed measures to reduce or control impacts on recreation. including
recreation opportunities to be provided by the project or applicant, if.any:
Enhancement of existing landscaped areas and relocation of public spaces
with more amenities.
13. Historic and Cultural Preservation
a. Are there any places or objects listed on. or proposed for, national, state,
or local preservation registers known to be on or next to the site? If so,
generally describe.
None known.
b. Generally describe any landmarks or evidence of historic, archaeological,
scientific, or cultural importance known to be on or next to the site.
None known
c. Proposed measures to reduce or control impacts, if any:
None .
14. Transportation
a. Identify public streets and highways serving the site. and describe proposed
access to the existing street system. Show on site plans, if any.
Publalc streets adjacent: South Grady Way to the North, Talbot Road South
via South Renton Village Place to the East.. (See attachment #7)
b. Is site currently served by public transit? If not, what is the approximately
distance to the nearest transit stop?
The Park and Ride main transit stationis located north across South Grady
Way. Service is also available on Talbot Road South.
c. How many parking spaces would the completed project have? How many
would the project eliminate?
The expansion will require 214 additional spaces to be accommodated off-
site in a joint-use agreement. The existing site has '441 parking spaces.
After relocation and restriping of existing parking and addition of new
parking, the site will have ,381: parking spaces. See attachments #2 & #7.
d. Will the'proposal require any maw roads or streets, or improvements to
existing roads or streets, not including driveways? If so, generally describe
(indicate whether public or private).
The existing private drive in front of the Evergreen Building and
cinema will he relocated approximately 80 feet north. (See attachment
# )
- 9 -
b
•
e. Will the pr t use (or occur in the immediate inity of) water, rail, or
air transportation? If so, generally describe.
None will be used.
f. How many vehicular trips per day would be generated by the completed
project? If known, indicate when peak volumes would occur.
Refer to attachment #14 (traffic study)
g. Proposed measures to reduce or control transportation impacts, if any:
The peak-hour use of the cinema being different' than the business
peak-hour uses of the adjacent buildings will significantly minimize
transportation impacts .
15. Public Services - .
a. Would the project result in an increased need for public services (for
example: fire protection, police protection, health care, schools, other)?
If so, generally describe.
No more than the existing facility.
b. Proposed measures to reduce or control direct impacts on public services,
if any.
None
16. Utilities
a. Circle utilities currently available at the site: electricity, natural gas,
water, refuse service, telephone, sanitary sewer, septic system, other.
b. Describe the utilities that are proposed for the project, the utility
providing the service, and the general construction activities on the site or
in the immediate vicinity which might be needed.
Electricity ., Puget Power_andLight Company
Water/sewer/garbage - City of Renton
Telephone - Pacific Northwest Bell
C. SIGNATURE
the undersigned, state that to the,best of my knowledge the above information is
true and complete. It is understood that the lead agency may withdraw any
declaration of non-significance that it might issue in reliance upon this checklist
should there be any willful misrepresentation or willful lack of full disclosure on
my part.
•
Proponent:
Name Printed: Brian C. Cl oepfi l
The Callison Partnership, Ltd.
- 10 -
#176 111 8-84
AT ACHMENT #5
CERTIFICATION OF NOTIFICATION OF ADJACENT PROPERTY OWNERS/SITE PLAN
* * *FOR OFFICIAL USE ONLY* * *
PROJECT TITLE: RENTON VILLAGE CINEMA
APPLICANT: RENTON VILLAGE ASSOCIATES
APPLICATION NUMBER: SITE PLAN APPROVAL: SA-103-87
The following is a list of adjacent property owners and their addresses. A notification of the
pending site plan application shall be sent to these individuals as prescribed by Renton City
Code, Chapter 7 Section 38 of Title IV (Building Regulations) of Ordinance No. 1628 relating to
site plan approval.
ASSESSOR'S
NAME ADDRESS PARCEL NUMBER
PUGET WESTERN INC. Puget Power Building 66,88
Bellevue, WA 98009
RENTON TALBOT DELAWARE G.S.I .C. Realty Inc.
#700 333 Twin Dolphin Drive
Redwood City, CA 94065
JAMES E. BANKER 405 South 7th Street 02, 34
Renton, WA 98055
•
SOUND FORD INC. 750 Rainier Avenue So. 35
Renton, WA 98055
CASTAGNO BROS. INC. 423 7th Avenue - 25
Renton, WA 98055
RENTON INN 800 Rainier. Avenue So.
Renton, WA 98055
FRED H. KNACK 263 Rainier Ave, S: #204 63,68,74,86
Renton, WA 98055
STATE OF WASHINGTON DEPT. OF Highway Admin. Bldg. 03,32,69,89
TRANSPORTATION Olympia, WA 98504
•
fl iiI)
NOV 231g$l
E3U1LDING/ZON1NG DEPT.
- i
ASSESSOR'S
NAME ADDRESS PARCEL NUMBER
•
v
ASSESSOR'S
NAME ADDRESS PARCEL NUMBER
rn:_
��� ly���� CERTIFICATION
(lam
I, , hereby certify that the above list(s) of adjacent property owners and their
addresses were taken from the records of the King County Assessor as prescribed by law.
ATTEST: Subscribed and sworn to before me, a
Notary Public, in and for(tpe State of Washington
residing,, 0p,. at ,7 Q a) A on
the r9D-1lday of ON 0 !(YlAt' 9$7
kOk6 .K _ \ i� ''�_ SIGNED:
CERTIFICATION OF MAILING
JERRY F. LIND hereby certify that notices of the public meeting on the subject site
plan approval were mailed on DEC. 18, 1987 • to each listed adjacent property owner as
prescribed by law.
ATTEST: Subscribed and sworn to before me, a
Notary Public, in and for the State of Washington
residing at emu Ai on
the, aN , day of Eivre .lgg7
raL,
401"1 oAp 90 , SIGNED:
FORM 208
2149N ENVIRONMENTAL CHECKLIST REVIEW SHEET
REVIEWING DEPARTMENT:
DATE CIRCULATED: DECEMBER 17, 1987 COMMENTS DUE: DECEMBER 31, 1987
EFC - 090 _ 87
APPLICATION NO(S). : SITE PLAN APPROVAL: SA-103-87
PROPONENT: RENTON VILLAGE ASSOCIATES
PROJECT TITLE: RENTON VILLAGE CINEMA
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAI Tn AV OW THE
EXPANSION OF AN EXISTING THREE=PLEX CINEMA (20,000 S.F. & 1,405 SEATS) TO OPERATE AS
AN EIGHT-PLEX CINEMA FOR A NEW TOTAL OF 36,253 S.F. AND 2,260 SEATS.
LOCATION: LOCATED IN THE RENTON VILLAGE COMPLEX AT 25 SOUTH GRADY. WAY.
SITE AREA: 7.7 ACRES BUILDING AREA (gross): 36,253 SQ. FT.
IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS PROBABLE PROBABLE MORE
MINOR MAJOR INFORMATION
IMPACT IMPACT NECESSARY
1) Earth
2) Air
3) Water
4) Plants
5) Animals
6) Energy and Natural Resources
7) Environmental Health
8) Land and Shoreline Use
9) Housing
10) Aesthetics
11) Light and Glare
12) Recreation
13) Historic and Cultural Preservation
14) Transportation
15) Public Services
16) Utilities
COMMENTS:
We have reviewed this application with particular attention to those areas we
have expertise in and have identified areas of probable impact or areas where
additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
Form 4
RENTS ___: BUILDING & ZONING DEPA ,;.1,MENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 090 - 87
APPLICATION NO(S) : SITE PLAN APPROVAL: SA-103-87
PROPONENT : RENTON VILLAGE ASSOCIATES
PROJECT TITLE : RENTON.VILLAGE CINEMA
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR SITE PLAN APPROVAL TO ALLOW THE EXPANSION
OF AN EXISTING THREE-PLEX CINEMA. (20,000 S.F. & 1,405 SEATS)TO OPERATE AS AN EIGHT-PLEX
CINEMA FOR A NEW TOTAL OF 36,253 S.F. AND 2,260 SEATS.
LOCATION : LOCATED IN THE RENTON VILLAGE COMPLEX AT 25 SOUTH GRADY WAY.
TO :
PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE :
0 ENGINEERING DIVISION
TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE :
UTILITIES ENG . DIVISION
0 FIRE PREVENTION BUREAU
0 PARKS & RECREATION DEPARTMENT
0 .BUILDING & ZONING DEPARTMENT
0 POLICE DEPARTMENT
El POLICY DEVELOPMENT DEPARTMENT
OTHERS :
COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5: 00 P.M. ON 1YF.C'F.1VIRF.'R QR7
REVIEWING DEPARTMENT/DIVISION :
APPROVED APPROVED WITH CONDITIONS I I NOT APPROVED
DATE:
SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
r,_� ion
AT .ACiiMENT # 14
RENTON VILLAGE CINEMA
TRANSPORTATION SECTION
ENVIRONMENTAL CHECKLIST
Prepared for:
Renton Village Associates
November 11, 1987
471 v�Cl rrl' n,=
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Prepared by:
The TRANSPO Group, Inc.
14715 Bel-Red Road, Suite 100
Bellevue, WA 98007
. TG: 87288.00
This report addresses the transportation element of an environmental
checklist for the proposed reconstruction and expansion of the Renton Village
Cinema from three screens and 1,405 seats to eight screens and 2,260 seats.
Little published information is available to assess the traffic and park-
ing impacts of theater projects.- However, in 1985 The TRANSPO Group performed
an operational study for the expansion of the Factoria SRO Cinema located in
King County just south of Bellevue. The theater was recently expanded to
eight screens and enjoys good attendance. General Cinema Corporation, pro-
posed operators of the Renton Village Cinema, has compiled attendance and
vehicle occupancy data for all of their sites nationwide. The data on the
Factoria exceeds the General Cinema Corporation' s national averages. In order
to represent a reasonable worst case for the Puget Sound area, the Factoria
Cinema data will be applied to the Renton Village Cinema analysis.
The Factoria Cinema study showed that the highest attendance days are
Friday through Sunday, with attendance up to five times greater than other
days. In addition, three to five times per year, the theater complex exper-
ienced attendance peaks when all segments of the theater were nearly full .
These peak days occurred on holidays or weekends. For this study, figures
reflecting average Friday attendance were used. Additionally, the impact of
the peak days, though infrequent, was assessed.
Local Public Street System and Site Access
The project site is located at the northwest corner of the I-405/SR 161
(E Valley Highway) interchange in the City of Renton as shown in Figure 1.
Figure 2 indicates the local roadways which serve the site, including I-405,
SR 167/Rainier Avenue S, S Grady Way, Talbot Road S (SR 515) and
S Renton .Village Place. Primary site access is via a driveway on S Grady Way
at Lake Avenue and an entrance at S Renton Village Place from Talbot Road S.
S Grady Way is a four-lane, two-way arterial providing east-west site
access. At the signalized intersections, exclusive left and/or right-turn
lanes are provided as indicated in Figure 2. Parking is prohibited on
S Grady Way and there are sidewalks on the north side of the street only.
-1-
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RENTON VILLAGE Figure 1
sPO
CINEMA SITE LOCATION 'iYa p
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VILLAGE PL
PROPOSED
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Figure 2
RENTON VILLAGE ADJACENT ROADWAY 'RANSIO
CINEMA CONFIGURATION AND CONTROL Grove
-3-
TG: 87288.00
Talbot Road S (SR 515) is a five-lane, two-way north-south arterial com-
prised of two travel lanes in each direction and a two-way left-turn lane.
There is no parking allowed on Talbot Road S and sidewalks are provided on
both sides of the street.
S Renton Village Place is a two-lane, two-way local access roadway with
separate left and right-turn lanes at Talbot Road S. Parking is allowed on
the south side of the street and sidewalks are provided on both sides of the
roadway.
Intersection control is also shown in Figure 2. Traffic signals are
located at both major site access points.
Existing PM peak hour turning movement counts were performed at the pri-
mary site access points in October 1987. Based on 1985 Highway Capacity
Manual methods, the intersection of S Grady Way at Lake Avenue S operates at
LOS E and the intersection of Talbot Road S at S Renton Village Place operates
at LOS B during the PM peak hour. The PM peak hour is 4:00 to 5:00 PM.
Public Transit
Transit routes and bus stop locations are shown on Figure 3. The South
Renton park-and-ride lot is located just north of the site. The majority of
area bus service is oriented towards peak-hour commuter service.
Route 155 is the only route to provide service during theater peak hour
operation. On weekdays, service is provided from 5:30 AM to 10:00 PM at
approximately one-hour headways. Route 155 serves Downtown Renton, the South
Renton park-and-ride lot, Fairwood, Cascade Vista, and Southcenter.
The nearest transit stop is located on Talbot Road S at S Renton Village
Place approximately 1,500 feet from the Renton Village Cinema.
Parking
The project site is now occupied by the Evergreen Building, an office
building occupying approximately 73,800 square feet (sf) of gross leasable
floor area (glfa), and by the existing three-screen Renton Village Cinema.
-4-
SOUTH RENTON
PARK 'N' RIDE
145
148 -
149 247
155
167
172
Q 240
247
Q�� 340 24,
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RENTON 1 155 55
VILLAGE PL A
• PROPOSED I
145 149
EXPANDED I
148 155. I
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A BUS STOP
xxx xxx ROUTE NUMBERS NORTH
RENTON VILLAGE Figure 3
CINEMA PUBLIC TRANSIT TRANSI
-5-
TG: 87288.00
The site parking demand must consider both uses. To assess the parking-
related impacts of the theater expansion, four times of day will be examined
-- the average event parking demand and the peak event parking demand, for
both daytime (7:00 AM to 4:00 PM) and evening conditions.
Parking Demand and Supply
The office building parking demand can be estimated using the Institute of
Transportation Engineers' (ITE) Parking Generation Manual (1985). The parking
demand for the theater can be estimated based on experience at Factoria. The
Factoria study showed that average vehicle occupancy for a theater is
2.5 persons per vehicle. Film showings at multi-screen theaters are normally
staggered in about 15 to 20 minute intervals and film length averages about
two hours. The staggering of shows reduces the parking requirement to
one-half of the total theater occupancy during a two-hour show period (versus
having all showings at once with the parking demand then equal to 100 percent
of occupancy). Some overlap will occur from the prior show period; but this
overlap did not exceed four percent in the Factoria experience.
Table 1 shows the parking demands for the four times specified. Table 2
shows the existing and future parking supply. The parking demand does not
currently exceed the supply at any time.
Table 1
Parking Demand
Average Day Peak Day
Existing Future Existing Future
Day Eve Day Eve Day Eve Day Eve
Office 185 Negl* 185 Negl* Negl* Negl* Negl* Negl*
Theater 50 240 75 370 230 550 380 880
Totals 235 240 260 370 230 550 380 880
* Office building holiday, weekend, and evening parking demand data is
unavailable. Some demand exists due to maintenance/janitorial personnel
and overtime and swing-shift workers, but is assumed negligible (Negl ) at
less than 10 vehicles on average.
-6-
TG: 87288.00
Table 2
Parking Supply
On-site Off-site Total
Existing 611 0 611
Future 569 220* 789
* Via pending joint-use parking agreement with adjacent owner.
The daytime theater parking demand will average 75 vehicles and the even-
ing demand will average 370 vehicles after the theater is expanded. The on-
site supply of 569 spaces will be more than adequate to handle the average
weekday demand.
The expanded theater will exceed the supply only during the evening period
(8:30 to 9:30 PM) of the three to five annual peak days. At those times, the
demand will exceed the on-site supply by 311 spaces. Overflow of 220 spaces
will be accommodated by the adjacent proposed joint-use parking lot at the One
Renton Center building (see Code Requirement section, below). The remaining
excess parking demand of 91 spaces can be easily accommodated by using other
adjacent office and retail parking without causing spillover onto City
streets. These peak days occur on weekends or holidays when offices are
usually closed.
Code Requirement
The City of Renton code requirement for theaters is one space per four
seats. This results in a requirement for 565 spaces. The Evergreen Building
requirement is for 369 spaces. In addition there is an existing parking
easement to One Renton Place for 56 spaces on site. A total of 990 spaces
should be provided on site if code is met. Due to the dissimilar peak hours
of office building and theater uses, it has been proposed that a joint-use
parking agreement be entered into between the One Renton Center building
owners and the Renton Village theater owners to cover the 220 spaces located
just east of the theater (see Figure 4).
-7-
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PROJECT SITE .�: > ::. ::.. : .. ,,
Y`'.~..' PARKING
`.. PROPOSEDSEPARATELY FOR JOINT-USEOWNED
SOURCE:
THE CALLISON PARTNERSHIP
RENTON VILLAGE Figure 4
crroCINEMA FUTURE PARKING SUPPLY � 5I
-8-
TG: 87288.00
The joint use with One Renton Center will work well to alleviate most peak
parking demands that may occur and will allow the expanded theater to meet
parking code requirements. The 220 spaces will likely experience high use by
theater goers since they are close to the theater.
Roadway Improvements
The proposal will not require new roadways or improvements to existing
roads and streets.
Water, Rail, and Air Transportation
There will be no alterations to water, rail , or air transportation due to
the proposed theater expansion.
Project Trip Generation, Distribution, and Assignment
The existing Renton Village Cinema consists of three theaters with a total
of 1,405 seats. The proposed rebuild would add five theaters and bring the
total to 2,260 seats.
Trip Generation
Based upon the Factoria analysis, the expected theater utilization during
the four analysis periods (average and peak day, daytime and evening) was
determined. Theater traffic activity peaks during the 8:30 to 9:30 PM hour.
A factor of 2.5 persons per auto was used to represent average vehicle
occupancy, based upon the experience at Factoria. Each vehicle makes two
trips -- one to the theater and one away from the theater. Based upon the
patronage characteristics during the four analysis periods, traffic activity
was estimated and is shown in Table 3 for both the existing theater and the
expanded theater.
-9-
TG: 87288.00
Table 3
Theater Trip Generation
Existing Project Total
Condition Increment W/Project
Average Day
PM Peak (4:00 - 5:00 PM) 45/39 27/24 72/63
Evening (8:30 - 9:30 PM) 140/140 86/86 226/226
Peak Day
PM Peak (4:00 - 5:00 PM) 225/255 137/137 362/362
Evening (8:30 - 9:30 PM) 534/534 325/325 859/859
Key: XXX/XXX = enter/exit
On an average day, the expanded theater would add 51 vehicles trips
(27 entering, 24 exiting) to the PM peak hour traffic volumes. On the three
to five annual peak days, 650 vehicle trips '(325 entering, 325 exiting) will
be introduced in the evening 8:30 to 9:30 PM period. This represents the
maximum vehicle trips generated by the expanded theater and will most likely
occur on a weekend or holiday.
Traffic Distribution and Assignment
Figure 5 shows the estimated project trip distribution. Approximately
one-half of the theater patrons approach the site via S Grady Way and one-half
approach via Talbot Road S. The existing and estimated PM peak hour trips
that would be added by the project are shown in Figure 6. As is shown, the
relative impact of added PM peak hour trips 'due to the expanded theater will
be slight since the trips represent less than 1 percent of the traffic on
S Grady Way and on Talbot Road S. The majority of theater-related traffic
will occur during off-peak periods when the local roadways have excess reserve
capacity.
-10-
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VILLAGE PL
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RENTON VILLAGE Figure 5 IWCD
TRIP DISTRIBUTION TRANSP0
CINEMA
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RENTON
VILLAGE PL
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TRAFFIC SIGNAL 1 f
XXX EX. PM PEAKY
(XXX}E-� PLUS PROJECT TRIPS CV^ A
L PROJECT TRIPS NORTH
RENTON VILLAGE Figure 6
CINEMA PM PEAK HOUR VOLUMES Cro‘p
-12-
TG: 87288.00
On-site Circulation
The expanded theater will contribute approximately 51 vehicle trips to the
existing PM peak hour traffic on site.
Typical on-site circulation patterns were observed during peak hour and
are shown on Figure 7. The majority of on-site traffic does not pass in front
of the theater or the Evergreen Building due to speed bumps located in front
of these buildings. This pattern should not change with theater expansion.
Pedestrian-vehicle conflicts are typical at theaters especially just
before a show time. The expanded theater is likely to experience a degree of
conflict just in front of the theater and on the west side of the theater.
However, the parking lot has been designed to encourage only drop-off traffic
to pass in front of the theater and minimize the number of potential conflicts.
There has been a discussion in the past regarding the construction of a
city street through the site as shown in Figure 7. However, the theater
expansion will not generate sufficient traffic volumes to warrant construction
of the road at this time. Recognizing the fact that the road will be con-
structed at some future date,
the parking lots will be designed in a configuration that will easily
adapt to a road installation.
Reduction of Transportation Impacts
From the preceding analysis and findings, we conclude that the proposed
project will have a negligible traffic impact on the vicinity street system.
No measures are required to reduce the transportation impacts of the project
beyond those proposed.
-13-
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THE CALLISON PARTNERSHIP NORTH
RENTON VILLAGE Figure 7myg
CINEMA MAJOR SITE CIRCULATION PATTERNS TRANSPO
Grove
-14-
•
ATTAkAMENT # 15
REPORT
GEOTECHNICAL ENGINEERING SERVICES
RECONSTRUCTION OF RENTON VILLAGE CINEMA
RENTON, WASHINGTON
FOR
M. SANDORFFY COMPANY
III4.(20PiziZN7r,7
( 1J ii
11
gar, ,a 0 198�
DING/�GvfNG
GeoEngineers
Incorporated
‘1641
GeoEngineers
Incorporated
(206)746-5200 Consulting Geotechnical
Fax.(206)746-5068 Engineers and Geologists
2405 - 140th Ave. N.E.
Bellevue,WA 98005
July 21, 1987
M. Sandorffy Company
607 Third Avenue, Suite 315
Seattle, Washington 98104
•
Attention: Mr. Mike Sandorffy
Gentlemen:
We are pleased to submit our "Report , Geotechnical Engineering
Services, Reconstruction of Renton Village Cinema, Renton, Washington." The
scope of our services was discussed with you on June 30, 1987 and subse-
quently outlined in a confirming agreement from our office dated July 1,
1987 which you signed on the same date.
It has been a pleasure to be of service to you on this project. If you
have any questions regarding the contents of this report, please contact us.
We are prepared to provide appropriate consultation during the final design
phase and monitoring services during construction to evaluate if the
applicable portions of the contractor's work are completed in accordance
with the intent of our recommendations.
Your very truly,
G•. 5 :ineers, c.
J� ' . Tuttle
ncipal
JRG:JKT:wd
File No. 1183-01-1
TABLE OF CONTENTS
Page No.
INTRODUCTION 1
SCOPE - 1
SITE CONDITIONS 2
SURFACE CONDITIONS 2
SUBSURFACE CONDITIONS 3
CONCLUSIONS AND RECOMMENDATIONS 4
GENERAL 4
SITE PREPARATION AND EARTHWORK 4 '
Structural Fill 5
Fill Settlement 6
PILE FOUNDATIONS 6
Timber Piles 7
Augercast Piles 8
Pile Downdrag 9
Pile Uplift 9
LATERAL RESISTANCE 9
FLOOR SLAB SUPPORT 10
ENTRIES, SIDEWALKS AND UTILITIES 10
•
PAVEMENTS 11
RETAINING WALLS 12
DRAINAGE CONSIDERATIONS 12
USE OF THIS REPORT 13
List of Figures
Figure No.
SITE PLAN 1
APPENDIX
Page No.
FIELD EXPLORATIONS AND LABORATORY TESTING A-1
List of Appendix Figures
Figure No.
SOIL CLASSIFICATION SYSTEM A-1
KEY TO BORING LOG SYMBOLS A-2
LOGS OF BORINGS A-3 thru A-7
GeoEngineers
Incorporated
REPORT
GEOTECHNICAL ENGINEERING SERVICES
RECONSTRUCTION OF RENTON VILLAGE CINEMA
RENTON, WASHINGTON
FOR
H. SANDORFFY COMPANY
INTRODUCTION
This report presents the results of our geotechnical engineering
services for the proposed reconstruction of the Renton Village Cinema I, II.
and III building in Renton, Washington. A conceptual layout for the
proposed reconstruction and an outline of the existing structure are shown
on the Site Plan, Figure 1.
We understand the existing building is to be demolished. The building,
including the floor slab, is reportedly supported on timber piling. The
east end of the building, where the floor slab is . about 6 feet below the
present ground surface, has had a history of problems with seasonal seepage.
We provided consultation to define remedial actions to diminish the seepage
problems in 1983.
Information with respect to the new building size, finished floor
grades and foundation loads is not available at this time. However, based on
conversations with Mr. Brian Cloepfil of The Callison Partnership, we
understand preliminary finished floor grades will likely range from
Elevations 26 to 32. This would put the lowest grade at or near the
existing site pavement grades. The lobby will be raised on the order of
5 feet above the lowest elevation of the largest theater. Considerable
earthwork, including placement of new fill, is indicated to be necessary to
modify the existing grades to fit the numerous theaters for the new
building.
SCOPE
The purpose of our services is to develop recommendations for founda—
tion design, site grading and drainage in relation to construction of the
proposed new cinema building. Specifically, our scope of services includes:
GeoEngineers
Incorporated
1. Exploring subsurface soil, rock and ground water conditions by
drilling four borings within the general area of the planned new
building footprint.
2. Performing limited laboratory testing on the soils encountered to
provide data for correlation with the existing information in our
files.
3. Providing recommendations for foundation support of the structure,
including capacity—penetration relationships for piles, if deep
foundations are necessary or allowable design bearing values if
spread foundations can be used.
4. Providing design criteria for subgrade basement walls and any
other retaining structures associated with the planned new
project.
5. Providing recommendations for site preparation and earthwork,
including recommended types of fill material, compaction criteria,
temporary cut slopes and temporary drainage requirements.
6. Providing recommendations for installation of subdrain facilities
to maintain the lower level of the cinema in a dry condition.
7. Providing recommendations for the design and construction of any
new pavement areas which may be constructed as part of this
project.
SITE CONDITIONS
The existing building is a concrete structure. We understand that the
building, including the floor, is supported on timber piles. The actual
length of piling used and the loads imposed on these piling are not known.
However, it is likely that the piles were driven to refusal on bedrock.
SURFACE CONDITIONS
The existing building is surrounded by landscaped areas, lawn, concrete
sidewalks and asphalt concrete paved driveway and parking areas. A downward
tilt of the stair landings away from the building at the theater exits on
the south side of the building indicates that the earth berm/planter area
has settled considerably with respect to the pile—supported building.
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SUBSURFACE CONDITIONS
The subsurface conditions at the site were explored by drilling four
test borings near the corners of the proposed building, as shown on the Site
Plan, Figure 1. A description of our field exploration program, including
the boring logs, is presented in the Appendix. The borings encountered
variable subsurface conditions. However, the general sequence of fill and
alluvial soils over sandstone bedrock is in agreement with other subsurface
explorations which we have performed in the Renton Village complex.
The site is mantled by a varying thickness of fill. At some locations,
it is difficult to define the demarcation between manmade fill and the•
natural alluvial deposits. We interpret the upper 2-1/2 to 7 feet of soils
at the boring locations to be fill. Greater depths may be present within
the existing building footprint area. The fill which we encountered
consists of loose to medium dense fine or fine to medium sand with a trace
of silt and gravel.
The fill is underlain by variable sequences of soft to medium stiff.
silt, organic silt and loose to medium dense sand overlying a varying
thickness of loose to medium dense fine or fine to medium sand (highly
weathered sandstone). Moderately hard sandstone was encountered at depths
below the ground surface ranging from 13 feet in Boring 4 to about 48 feet
in Boring 1. Based on our experience in the immediate area, the thickness
of weathered sandstone and the depth to moderately hard sandstone may be
quite variable between the borings . The soil and rock stratigraphy
encountered in the borings are described in the logs of borings in
Figures A-3 through A-7.
The ground water levels observed during the exploration program are
indicated on the individual boring logs . Standpipe piezometers were
installed in all four borings. Water levels were subsequently measured at
11, 8-1/2, 8-1/2 and 5-1/2 feet below the ground surface in Borings 1, 2, 3
and 4, respectively, on July 14, 1987. Fluctuations in the ground water
levels should be expected due to changes in precipitation, season, site
utilization and other factors.
3
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CONCLUSIONS AND RECOMMENDATIONS
GENERAL
We recommend that the new structure be supported on piles which are
driven to or drilled in the moderately hard sandstone. At this time it
appears that the lower floor slab of the new structure should also be
pile—supported to eliminate the potential for differential settlement
between the slab and the building frame. If the existing timber piles can
be accurately located and the allowable capacities verified, it might be
possible to use some of the these piles for support of the new floor slab.
Since new finished floor elevations are probably going to be higher than the.
existing finished floor, the piles would have to be extended to reach new
pile cap grades. We suggest that the structural engineer evaluate whether
it would be more cost—effective to abandon and replace the existing piles or
to extend and reuse a portion of them. In any case, care should be exer—
cised during design to determine that new pile locations do not conflict
with the existing piles and caps.
SITE PREPARATION AND EARTHWORK
We anticipate that trees, bushes and shrubs will be salvaged from the
landscaped areas during demolition. Lawn areas can be left in place unless
there is salvage value in stripping the sod, providing that floor slabs are
pile—supported. Otherwise, the sod should be stripped. The existing
asphalt , sidewalks and floor slabs can be broken into relatively small
pieces (less than 2 feet maximum dimension) and left in place within the new
building area if not in conflict with new piles and utilities. If the new
pile locations are not accurately known at the time of demolition, it may be •
preferable to remove all pavement and slabs from the building area. All
foundation walls and pile caps should be removed and piles not incorporated
into the new building cut off at least 2 feet below the bottom of new pile
caps or planned subgrade elevations.
The fill soils encountered in our borings will provide relatively
stable subgrade support, except to heavy construction traffic during wet or
saturated conditions. We are not aware of the nature of the fill under the
4
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existing building, although a clay—type soil has been reported. This type
of fine—grained soil is very sensitive to moisture and is easily disturbed
during wet weather.
All existing voids (abandoned vaults, manholes, etc.) and depressions
should be backfilled. Any new fill placed in sidewalk and pavement areas
should be placed as structural fill. All fill placed within the building
footprint need only be compacted enough to provide trafficability for
construction equipment if the floor slab is pile—supported. This latter
fill should be primarily granular in nature, free of organics and deleteri—
ous material. Rock and inorganic debris fragments such as asphalt and
concrete should be limited to less than 6 inches so as to not interfere with
pile installation.
Structural Fill: We anticipate only minor quantities of structural
fill will be required, primarily limited to raising grades in the new
parking areas. All new fill in sidewalk and pavement areas should be placed
as compacted structural fill. The fill should be placed in horizontal lifts
not exceeding 10 inches in loose thickness and uniformly compacted. Fill
placed in sidewalk, pavement areas or in utility trenches within 2 feet of
the finished subgrade surface should be compacted to at least 95 percent of
the maximum dry density as determined by the ASTM D-1557 test procedure.
Fill at depths greater than 2 feet below the finished subgrade should be
compacted to at least 90 percent of the same standard.
All structural fill should be free of organics and other deleterious
material. Rocks and inorganic debris fragments should be limited to less
than 5 inches and may be utilized in structural fill at least 1 foot below
the subgrade surface. The maximum size of gravel in the top 1 foot of
structural fill should not exceed 3 inches. The suitability of material for
use as structural fill will depend on the weather at the time of placement,
the gradation and moisture content of the soil. As the fines (that portion
passing the No. 200 sieve) increases, the soil becomes increasingly sensi •
—
tive to small changes in moisture content and adequate compaction becomes
more difficult or impossible to achieve. Generally, soils containing more
than about 5 percent fines by weight cannot be properly compacted when the
5
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j
moisture content is more than a few percent from optimum. If the fill is to
be placed during wet weather, we recommend the fines content be limited to
less than 5 percent, based on that portion passing the 3/4-inch sieve.
We recommend that a representative from our firm observe the placement
and compaction of structural fill. An adequate number of in-place density
tests should be performed as the fill is being placed to determine if the
required compaction is being achieved.
Fill Settlement: We understand the finished floor elevations of the
new building will be generally higher than the existing building to avoid
the past water problems that have occurred. Depending upon the actual•
theater configuration and grades, considerable fill may be needed to achieve
these grades. The new fill loads will cause consolidation of the compres-
sible silts which underlie the site. Unless the fill is placed sufficiently
far in advance of pile installation for the settlement to be essentially
complete, downdrag forces will be transmitted to the piles. Settlements
will vary with the least settlements being experienced in the southeast
corner of the building, and the greatest in the northwest. We cannot
evaluate the probable pattern of settlements without grading plan informa-
tion. We anticipate that settlements of several inches would be experienced
in the northwest part of the building if 5 feet or more of fill is placed.
In order for settlements to be largely complete so that downdrag loads on
piles could be ignored, we estimate that the fill would have to be in place
up to 6 to 8 weeks in advance of pile installation.
PILE FOUNDATIONS
We recommend that the entire structure, including the lower floor slab,
be pile-supported. This recommendation should be reevaluated when final
design plans are developed since it may be practical to use soil-supported
slabs if little or no new fill is to be placed.
We recommend the use of either timber piles driven to refusal into the
weathered sandstone bedrock or augercast piles drilled and socketed into the
sandstone bedrock. Depths to the moderately hard sandstone bedrock surface
vary between about 14 and 49 feet below existing grades at our boring
locations. Based on previous studies and pile installation in Renton
Village, localized variations within the bedrock surface should be expected.
6
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We recommend that each column be supported on at least two piles to
minimize possible eccentric loading on the piles. No reduction of pile
capacity for group action is necessary since the piles will derive their
support by end-bearing.
Timber Piles: Timber piles are typically economical within this length
range; however, the variable depth to bedrock will require conservative
estimates of pile length variations across the site. This could result in
considerable wastage. Splicing of timber piles is generally not desirable
due to the loss of uplift and lateral capacities. Under these circum-
stances, a test-driving program to help define the lengths needed would be.
prudent prior to ordering production piles.
All timber piles should be pressure-treated, conforming to the standard
specifications outlined in ASTM D-25. We recommend an allowable design
axial load of 30 tons for timber piles with an 8-inch-diameter tip, and
45 tons for a 10-inch-diameter tip. These values are for the total of dead
and long-term live loads, including downdrag-induced loads. These capa-
cities can be increased by one-third when considering wind or seismic
forces. The extent by which the allowable axial capacity for structural
loads should be decreased due to downdrag is discussed subsequently. The
strength of the pile and other structural considerations may limit the
allowable capacities, particularly when combined axial and horizontal loads
are imposed. This aspect should be evaluated by the structural engineer.
We recommend that the piles be driven with a hammer that has a rated
energy of approximately 15,000 foot/pounds. The piles should be driven to
refusal into the weathered sandstone bedrock. A minimum spacing of three-
pile-butt diameters should be maintained in pile groups. We recommend the
tips of the piles be banded or protected by driving shoes to reduce the risk
of damage when driving into the bedrock. Assuming the use of a Vulcan 1
hammer with a rated energy of 15,000 foot-pounds, practical refusal for
vertical piles is defined as 8 blows and 14 blows for the last 3 inches of
set (penetration) for 8-inch and 10-inch-tip-diameter piles , respectively.
The practical refusal criteria varies with the hammer size actually used by
the contractor and its efficiency. We should be retained to provide revised
7
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pile-driving criteria after the hammer is selected by the contractor. We
•
should also monitor the pile installation to determine if the piles are
being driven to refusal in accordance with the plans and specifications.
We anticipate settlement of pile-supported elements of the structure
will be less than 1/4 inch. This settlement should occur rapidly as loads
are applied.
Augercast Piles: Augercast piles are constructed by drilling with a
continuous-flight, hollow-stem auger to the required penetration and then
pumping grout down the auger as it is removed, providing a cast-in-place
concrete pile. These piles are relatively efficient at a site which
requires variable pile lengths because the length can be easily adjusted.
Augercast piles provide support for Two Renton Place.
We recommend an allowable design axial load of 40 tons for a 12-inch-
diameter augercast pile. This capacity is for the total of the dead, long-
term live and any downdrag loads and may be increased by one-third when
considering the effects of wind or seismic forces. The structural capacity
of the piles should be evaluated by a structural engineer. The appropriate
allowance for downdrag loads is discussed subsequently.
We recommend that the augercast piles be installed by drilling to
practical refusal in the bedrock. They should be installed by a contractor
experienced in their placement. We recommend monitoring of pile installation
by our firm which will include maintaining a detailed record of the
installation procedure, the volume. of grout used for each pile, pressure
maintained during grouting, rate of auger withdrawal and any irregularities
noted.
For pile groups, we recommend that the augercast piles be spaced a
• minimum of three diameters center-to-center. The contractor must observe
certain operational constraints when installing closely spaced piles to
avoid damage to adjacent piles. In order to minimize the risk of damaging a
completed pile, we recommend that the following be included in the specifi-
cations.
8
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1. Contractor shall be responsible for all methods and construction.
sequence to achieve satisfactory installation of the piles and
shall replace at no cost to the owner any completed pile that is
damaged by his work.
2. Piles should not be installed within a minimum of 10 pile dia—
meters (or further as dictated by local ground conditions) of a
pile which has been in place less than 12 hours and in which the
grout has not obtained a strength of at least 60 psi.
We estimate the settlement of foundations supported on 12—inch auger—
cast piles designed and installed as recommended will be less than 1/4 inch..
Most of this settlement will occur rapidly as loads are applied.
Pile Dowudrag: Downdrag forces develop when surrounding compressible
soils settle relative to a pile, thus transmitting load to the pile. If the
grades are not changed significantly, little additional settlement will
occur and there will be no appreciable downdrag loads on the piles .
However, in any areas where several feet of fill is placed, significant
settlements are expected. If between 2 and 5 feet of new fill is placed, we
recommend that an allowance for downdrag of 4, 5 and 7 tons be made for the
8—inch tip timber, 10—inch tip timber, and 12—inch augercast piles,
respectively. The downdrag forces should be added to the nominal design
load for the pile to compute the total load acting on the pile. If more
than 5 feet of fill will be placed, we should be contacted to evaluate
whether or not higher downdrag loads may be imposed. We can provide more
specific downdrag loads once the final grading plans are available.
Pile Uplift: Uplift pile capacity develops as a result of the side
friction between the pile and the adjacent soil. Therefore, the uplift
capacity available is a function of the length of the pile, which will be
variable at this site, and the soil materials adjacent to the pile. If
uplift resistance from the piles is needed, we can evaluate specific
allowable capacities during the design phase.
LATERAL RESISTANCE
Lateral resistance to wind or seismic loading can be developed by
passive resistance in the. native soils acting on the upper portions of the
piles, pile caps, grade beams or below—grade walls. The allowable lateral
9
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loads for 8-inch-tip timber, 10-inch-tip timber and 12-inch augercast piles
are 3, 4 and 5 kips, respectively. These lateral capacities assume a
center-to-center pile spacing of at least three pile diameters and pile head
fixity against rotation. Capacities are based on a maximum pile head
deflection of approximately 1/2 inch. Reinforcement cages should extend a
minimum depth of 14 feet in augercast piles.
Passive pressures on the face of the pile caps, grade beams or other
below-grade structural elements bearing against native soils may be computed
using an equivalent fluid density of 200 pounds per cubic foot (pcf).
Alternatively, a value of 300 pcf may be used if all soil extending out from.
the face of the structural element for a distance at least equal to 2-1/2
times the depth of the element below grade consists of structural fill
compacted to at least 95 percent of the maximum dry density determined in
accordance with ASTM D-1557. The equivalent fluid density values presented
above both include a factor of safety of about 1.5.
FLOOR SLAB SUPPORT
We understand the finished floor elevations of the new cinema building
will be somewhat higher than the existing building. The new building
footprint with eight theaters is expected to require variable amounts of
regrading and new fill at the site. This will result in a complex settle-
ment pattern across the building footprint. It might be possible to preload
the site to reduce the differential settlement to within acceptable limits.
This cannot be evaluated until more detailed grading information is avail-
able, as noted previously. We anticipate that it may be preferable to
support the floor slab on piling rather than accept the risk of differential .
settlement between the various floor slab areas and the pile-supported
building frame.
ENTRIES, SIDEWALKS AND UTILITIES
Entries and sidewalks constructed on significant thickness of new fill
on the outside of structure will experience long-term settlement. The
amount of the settlement will be directly related to the amount of fill.
placed and the time delay between filling and construction of the entries
and sidewalks. As noted previously, the concrete landings at the top of the
steps on the south side of the existing building have settled considerably,
10
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resulting in a downward rotation of the outer edge of the landings.
Therefore, sidewalks should be free from the building so that one side does
not hang up and cause the sidewalk to tilt. Entries designed as a ramp with
one end supported on the building and the other on the ground should be
considered to avoid the development of- abrupt changes in grade. It may be
appropriate to pile-support portions of the new raised entrance to the
building.
Buried utilities located in areas of significant new fill thicknesses
will also experience some settlement. Utility lines that tie to the
structure should have flexible connections and be designed to accommodate
differential settlement without damage. This consideration should be
further evaluated during the design phase.
To minimize postconstruction settlements due to fill placement, filling
should be accomplished at the onset of construction and the construction of
on-grade facilities (e.g., entries, sidewalks, buried utilities and pave-
ments) delayed as long as possible.
PAVEMENTS
We recommend that as much of the existing paving remain in place as
possible. At this time, it appears that the principal area of new pavement
will be in the western portion of the existing building that will not be
incorporated into the footprint of the new building. We cannot evaluate the
subgrade soils beneath the building at this time. Therefore, the suggested
pavement section below may need to be reevaluated once the building has been
demolished and the soils exposed.
After stripping and demolition is completed, we recommend the exposed
surface be probed or proofrolled with heavy rubber-tired construction
equipment. Any soft, loose or otherwise unsuitable areas should be recom-
pacted if practical, or removed and replaced with structural fill , if
necessary. If the subgrade soils are fine-grained, possess a moisture
content above optimum, and have been disturbed, it may be necessary to
perform a limited overexcavation and place a geotextile fabric prior to
placing structural fill. We recommend that the probing and proofrolling of
subgrade areas be observed by a representative of our firm to determine
areas needing remedial work and to assess the adequacy of the subgrade
11
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conditions. Structural fill as previously described should be placed to
subgrade elevation. We recommend that any structural fill placed within
12 inches of the design subgrade elevation consist of clean sand and gravel
with less than 5 percent fines.
We recommend that the design pavement section in automobile parking
areas consist of 2 inches of Class B asphalt concrete and 4 inches of
crushed rock base course over at least 9 inches of granular subbase com-
pacted to 95 percent, based on ASTM D-1557. In truck traffic areas, the
design pavement section should consist of 3 inches of Class B asphalt
concrete and 6 inches of crushed rock base course. Asphalt-treated base
(ATB) can be substituted for the base course to provide a working surface
and staging area during construction.- Areas of ATB that experience severe
cracking during construction should be repaired or replaced and the entire
surface releveled prior to placing the asphalt surface.
RETAINING WALLS
We recommend that retaining walls be designed for lateral pressures
based on an equivalent fluid density of 35 pcf. This assumes that the walls
will not be restrained against rotation when backfill is placed. An
allowance of 1 foot of increased wall height for each 100 psf of surcharge
(floor load) which may be imposed adjacent to the walls should be made. We
recommend the fill be compacted to about 92 percent of maximum dry density
with hand-operated compactors within a 5-foot zone behind the walls.
Overcompaction should be avoided. If any of the retaining walls are to
utilize passive earth pressures to resist seismic or wind forces, the values
presented previously in the Lateral Resistance section would be appropriate.
DRAINAGE CONSIDERATIONS
We understand the lowest finished floor elevation will be at or above
the existing pavement grades of Elevation 25. Special subgrade drainage
provisions are not necessary under these circumstances.
We recommend the roads and parking areas be sloped to drain away from
the building such that surface runoff enters catch basins and is routed away
from the building through a tightline collection and disposal system. Roof
drains should not be connected to any subdrains. They should be connected
to a tightline collection and disposal system.
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USE OF THIS REPORT
We have prepared this report for use by M. Sandorffy Company and their
engineers and architects in design of a portion of this project. The data
and report should be provided to prospective contractors for their bidding
- or estimating purposes, but our report, conclusions and interpretations
should not be construed as a warranty of the subsurface conditions.
The design of the new cinema is in the conceptual stage at this
writing. The variable finished floor elevations of the new building and
existing site conditions will complicate some of the design considerations
such as pile downdrag and uplift loads. As your design develops, we expect .
that additional consultation will be necessary to provide for modification
or adaptation of our recommendations. We should be retained during the
design phase to provide more detailed evaluations of settlement magnitudes
and rates for new fills and to assess if preloading and soil support of the
floor slab is an acceptable alternative to pile support. These additional
services should also include a review of the final design and specifications
to see that our recommendations are interpreted and implemented as intended.
The scope of our services does not include services related to con—
struction safety precautions and our recommendations are not intended to
direct the contractor's methods, techniques, sequences or procedures, except
as specifically described in our report for consideration in design.
The subsurface conditions were found to be quite variable across the
site. A contingency for unanticipated conditions should be included in the
budget and schedule. Sufficient monitoring, testing and consultation by our
firm should be provided during construction to confirm that the conditions
encountered are consistent with those indicated by the explorations , to
provide recommendations for design changes should then conditions revealed
during the work differ from those anticipated, and to evaluate whether or
not earthwork and foundation installation activities comply with the
contract plans and specifications.
Within the limitations of scope, schedule and budget, our services have
been executed in accordance with generally accepted practices in this area
at the time the report was prepared.. No other conditions, express or
implied, should be understood.
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We appreciate the opportunity to be of, service on this project. Should
you have any questions concerning this report or if we can provide
additional services, please call.
Respectfully submitted,
.4,! \k• T U T -2 GeoEngineers, Inc.
"..
Z.
A� J. Ro•ert Gordon
o �I,ti Pro Enginee
A�G RE'GI-1�����✓�
_FE�� 4-//eSSIONAVtaze
J. Tuttle
P cipal
•
JRG:JKT:wd
Copyright © 1987 GeoEngineers, Inc., All Rights Reserved
14
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• i
Hf \
ll. f
Existing Evergreen Building
N
1
I
•
f _ _ 0 50 100
I
SCALE IN FEET
," [
I
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B-34` -1
i 1
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KEY:
� B—t' - BORING LOCATION AND NUMBER
If f=
Existing Cinema Building I
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PROPOSED CINEMA BUILDING
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ENCE: DRAWING ENTITLED "SITE PLAN
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ineers
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FIGURE 1
ti
• APPENDIX
•
•
1
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APPEND I X
FIELD EXPLORATIONS AND LABORATORY TESTING
The subsurface conditions at the project site were explored by drilling
four test borings at the locations shown in Figure 1. Exploration locations
are in the asphalt drive areas and were measured by taping from existing
site features.
The borings were drilled on July 3, 6, and 7, 1987 to depths ranging
from 14-1/2 to 49 feet below existing grade. These borings were advanced
using a truck-mounted, continuous-flight, hollow-stem auger drill. Repre-
sentative samples were obtained of each soil type encountered. These
samples were obtained using a 3-inch outside-diameter split barrel sampler.
The split-barrel sampler was driven into the soil using a 300-pound hammer
free-falling 30 inches. The number of blows required to drive the sampler
the last 12 inches or other indicated distance is recorded on the boring
logs.
The borings were continuously monitored by a representative of our
firm. Soils were classified in general accordance with the classification
system described in Figure A-2.
The logs of the borings are presented in Figures A-3 through A-7. The
exploration logs are based on our interpretation of the field and laboratory
data and indicate the various types of soils encountered. They also
indicate the depths at which these soils or their characteristics change,
although the change may actually be gradual. If the change occurred between
samples, it was interpreted.
Observations of ground water conditions were made as the explorations
F.
were performed. In addition, standpipe piezometers were installed in all
borings to monitor ground water levels following drilling. The ground water
levels were measured on July 13, 1987 and are presented in the text and on
the boring logs.
All soil samples were brought to our laboratory for further examina-
tion. Selected samples were tested to determine their moisture content and
dry density. The results of the moisture content and dry density tests are
presented on the boring logs.
A - 1
•
GeoEngineers
Incorporated
•
I.
SOIL CLASSIFICATION SYSTEM
•
MAJOR DIVISIONS GROUP GROUP NAME
SYMBOL
WELL-GRADED GRAVEL,FINE TO
GRAVEL CLEAN GRAVEL GW
COARSE COARSE GRAVEL
GRAINED OP POORLY-GRADED GRAVEL
SOILS
MORE THAN 60% GRAVEL GM SILTY GRAVEL
OF COARSE FRACTION WITH FINES
I RETAINED
JI MORE THAN 60% ON NO" 4 SIEVE GC CLAYEY GRAVEL
RETAINED ON WELL-GRADED SAND, FINE TO
NO. 200 SIEVE SAND CLEAN SAND SW
COARSE SAND
' I
SP POORLY-GRADED SAND
MORE THAN 60% SAND SM SILTY SAND
1 OF COARSE FRACTION WITH FINES
PASSES
NO.4 SIEVE SC CLAYEY SAND
SILT AND CLAY ML SILT
FINE
INORGANIC
GRAINED
CL CLAY
SOILS LIQUID LIMIT
LESS THAN 60 ORGANIC OL ORGANIC SILT, ORGANIC CLAY
SILT AND CLAY MH SILT OF HIGH PLASTICITY. ELASTIC SILT
MORE THAN 60% INORGANIC
- PASSES NO. 200
SIEVE CH CLAY OF HIGH PLASTICITY, FAT CLAY
1 LIOUIO LIMIT
60 OR MORE ORGANIC OH ORGANIC CLAY, ORGANIC SILT
HIGHLY ORGANIC SOILS PT PEAT
NOTES: SOIL MOISTURE MODIFIERS:
1 1. Field classification Is based on
1 Dry - Absence of moisture, dusty, dry
visual examination of soil In general to the touch
accordance with ASTM D2488-83.
2. Soil classlfIcation using laboratory Moist - Damp, but no visible water
tests is based on ASTM D2487-83. Wet - Visible free water or saturated,
3. Descriptions of soil density or usually soil Is obtained from
consistency are based on below water table
Interpretation of blowcount data,
visual ap
pearance of soils, and/or
test data.
L -
b
1
In
W
��� GeoEnglneers SOIL CLASSIFICATION SYSTEM
,� Incorporated
\� FIGURE A-1
LABORATORY TESTS: SOIL GRAPH:
AL Atterberg limits
SM Soil Group Symbol
CP Compaction
(See Note 1)
CS Consolidation
DS Direct shear
Distinct contact between
GS Grain-size analysis Soil Strata
HA Hydrometer analysis
K Permeability Gradual Change between
M Moisture content Soil Strata
MD Moisture and density
SP Swelling pressure Water Level
TX Triaxial compression
UC Unconfined compression Bottom of Boring
CA Chemical Analysis
BLOW-COUNT/SAMPLE DATA:
Blows required to drive Dames & 22 II Location of relatively
Moore sampler 12 inches or undisturbed sample
other indicated distances using
300 pound hammer falling 30 12 ® Location of disturbed sample
inches.
"P" indicates sampler pushed with P 0 Location of sampling attempt
weight of hammer or hydraulics with no recovery
of drill rig. io 0 Location of sample attempt
using Standard Penetration Test
procedures
40 ❑ Location of relatively undisturbed
sample using 140 pound hammer
falling 30 inches.
NOTES:
i . 1. Soil classification system is summarized in Figure A-1..
2. The reader must refer to the discussion in the report text
as well as the exploration logs for a proper understanding
of subsurface conditions.
b.
1 -
� GeoEnglneers KEY TO BORING LOG SYMBOLS
Incorporated
FIGURE A-2
I
TEST DATA BORING NO. 1
: 1 ;c T o
o m o 17 o ,_m o o a. Group DESCRIPTION
_11- MO ❑❑ mU co Symbol Surface Elevation: Asphalt Drive
0 -
- SP BROWN FINE SAND WITH A TRACE OF SILT AND GRAVEL
(FILL) _
1 -
_ MD 7 122 7 ■
SM GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL
5-" AND OCCASIONAL WOOD FRAGMENTS (LOOSE, MOIST
- / TO WET) .—i
SM BROWN S I L T�, FINE SAND WITH TRACE OF GRAVEL
8 ■ SP GRAY FINE SAND (LOOSE, MOIST) -
-
10 - ML GRAY SILT WITH OCCASIONAL ORGANICS (STIFF,
MOIST)
OL BROWN ORGANIC SILT WITH OCCASIONAL SAND LENSES -
(SOFT, WET)
-
} - MD 41 78 2 ■ -
15—
ML GRAY SILT WITH A TRACE OF SAND (STIFF, MOIST
w - TO WET)
w -
u_ - 12 • -
-20 SP GRAY FINE TO MEDIUM SAND (LOOSE TO MEDIUM DENSE—
.) F- _ MOIST TO WET)
a
w -
0 -
1-
- MD 24 102 11 ■
25-- -
- 12 ■ -
30--
SP INTERLAYERED BROWN AND GRAY FINE SAND, SILTY
'I SM FINE SAND AND FINE SANDY SILT (LOOSE TO 35— 14 • ML MEDIUM DENSE, SOFT TO STIFF, WET)
-
4 ■
40— -
i
Note: See Figure A-2 for Explanation of Symbols
��% GeoEngineers LOG OF BORING
Incorporated
i \� FIGURE A-3
1
' /
TEST DATA BORING NO. 1 •
m- ,, m (Continued)
. - m To I C a
m o o m o o . Group DESCRIPTION
_jF- 20 oo mo m Symbol
40
- SP GRAY AND BROWN FINE SAND WITH A TRACE OF SILT -
-
AND WEATHERED SANDSTONE FRAGMENTS (MEDIUM
DENSE, WET) -
- MD 20 114 23 ■
45—
f _ —
GRAY SANDSTONE (MODERATELY HARD)
_ 50- E
i 4" BORING COMPLETED AT 49.0 FEET ON 7/3/87 -
50—
PIEZOMETER INSTALLED TO 49.0 FEET ON 7/3/87 -"
. DEPTH TO WATER MEASURED AT 11.0 FEET ON -
i
-
7/14/87
-
I 55— •
'v
0 I-
-.1 w -
-7 w -
u.
- 60— -
2 —
F- -
a
w -
�� r o -
` 65--
—
_ -
t. _
• . 70—
—
I 75— -
BO-4
Note: See Figure A-2 for Explanation of Symbols
�'�� GeOEn LOG OF BORING
9lneers
Incorporated
1 �� FIGURE A-4
TEST DATA BORING NO. 2
m o o m o'o m Group DESCRIPTION
.31 Mo CO coo co Symbol Surface Elevation: Asphalt Drive
I 0
SP BROWN AND GRAY FINE TO MEDIUM SAND WITH A TRACE
OF SILT AND GRAVEL (LOOSE, MOIST) -
- 10 0 r
5--
1
ML GRAY SILT WITH OCCASIONAL ORGANICS (SOFT TO -
MEDIUM STIFF, WET)
- MD 48 72 4 e -
10— OL BROWN ORGANIC SILT (SOFT TOMEDIUM STIFF, WET) —
_ ML MOTTLED GRAY AND BROWN FINE SANDY SILT TO SILTY
SM 'FINE SAND WITH A TRACE OF GRAVEL AND COBBLES -
(SOFT TO LOOSE, WET)
- 17 Q -
1 15-- 1 -
SP BROWN FINE -
I E SAND WITH A TRACE OF SILT (LOOSE,
I
I--
- WET)
w
U -
w - 9
z
20—� -
:11
I--) I-- -
w ML BROWN SILT AND FINE SANDY SILT, LAMINATED,
-
WITH OCCASIONAL LAYERS OF SILTY FINE SAND
1 _ (MEDIUM STIFF, WET)
MD 32 87 5 ■ -
n 25—
- -
- SP- BROWN FINE TO MEDIUM SAND WITH SILT, GRAVEL -
SM AND HIGHLY OXYDIZED SANDSTONE FRAGMENTS
(MEDIUM DENSE, WET) -
MD 15 119 29 ■ _
. 30—
—
1•
1 - 50- ORANGE TO GRAY SANDSTONE (WEATHERED, MODERATELY
3" HARD) -
- BORING COMPLETED AT 32.0 FEET ON 7/6/87
- PIEZOMETER INSTALLED TO 32.0 FEET ON 7/6/87 -
35^ • DEPTH TO WATER MEASURED AT 8.5 FEET ON
7/14/87
-40—
Note: See Figure A-2 for Explanation of Symbols
I — I,..
\�ail GeoEnglneers LOG OF BORING
moo Incorporated FIGURE A-5
TEST DATA BORING NO. 3
: I m..
7 ` Z. m
0. m ' C a
.o`D o c m o c E Group DESCRlPT10N
.wig MO 00 mO m Symbol Surface Elevation: Asphalt Drive
1 0
SP BROWN AND GRAY FINE TO MEDIUM SAND WITH A TRACE
- ,OF GRAVEL AND SILT (MEDIUM DENSE, MOIST) -
[(FILL?)
- MD 13 110 12 ■ -
5— �
-
MD 154 33 4 ■ OL BROWN ORGANIC SILT WITH WOOD FRAGMENTS (SOFT, -
10— WET TO MOIST) -.
- ..
I., - ML MOTTLED GRAYISH-BROWN SILT AND FINE SANDY SILT -
(MEDIUM STIFF, MOIST TO WET) -
10 ■ SP P GRAY AND BROWN FINE SAND WITH A TRACE OF SILT -
15— (LOOSE TO MEDIUM DENSE, MOSIT TO WET)
I-
w -
w
w - MD 29 93 6 ■
ML BROWN FINE SANDY SILT (MEDIUM STIFF, WET)
. 220-- _
a -
w
- 9 ■
25— SP- ORANGE AND LIGHT GRAY FINE TO MEDIUM SAND WITH
'� SM SILT (LOOSE TO MEDIUM DENSE, WET)
I
1 - -
- MD 19 106 21 ■ I -
30—
— 50-3° ■ MOTTLED GRAYISH-ORANGE SANDSTONE (WEATHERED, -
- •
MODERATELY HARD) -
BORING COMPLETED AT 32.5 FEET ON 7/7/87
-
35—
PIEZOMETER INSTALLED TO 32.5 FEET
DEPTH TO WATER MEASURED AT 8. 5 FEET ON
7/14/87 _
40 -
Note: See Figure A-2 for Explanation of Symbols
I �aail��� , GeoEnglneers LOG OF BORING
� Incorporated
\� FIGURE A-6
1
BORING NO. 4
TEST DATA
>. m
C
CO TO.
m m C
-m o o >c o o Group DESCRIPTION
-rt- 20 nn mo m Symbol Surface Elevation: Asphalt Drive
0
SP BROWN FINE SAND WITH A TRACE OF SILT AND GRAVEL_
(FILL)
SM MOTTLED GRAY, BLUISH-GRAY AND BROWN SILTY FINE -
_ MD 24 105 3 ' ML SAND AND SANDY SILT WITH A TRACE OF ORGANICS
(SOFT TO VERY LOOSE, WET)5--
SP- ORANGE-BROWN FINE TO MEDIUM SAND WITH SILT
SM (LOOSE, WET)- MD 26 97 8 ii _
10--
50-
�. 3" MI
-
j - ORANGE TO GRAY SANDSTONE (WEATHERED, MODERATELY
15— 50- r-
# HARD)
BORING COMPLETED AT 14.5 FEET ON 7/7/87
} _ PIEZOMETER INSTALLED TO 14. 5 FEET
r w _ DEPTH TO WATER MEASURED AT 5.5 FEET ON -
w 7/14/87 -
u_ -
-20—
=
a
w
o -
25--
•
r-
30—
35— -
40—
Note: See Figure A-2 for Explanation of Symbols
GeoEngineers LOG OF BORING
Incorporated
J.
FIGURE A-7
ATTACHMENT . #.16
•
RENTON VILLAGE CINEMA EXPANSION
SITE ACOUSTICS SURVEY
Per the preliminary meeting with the City of Renton, this supplemental
information has been provided for consideration. The subject of concern is the
traffic noise level differences between the existing open, public space on the
subject site and the new proposed location for these types of opportunities and
uses.
As the study indicates the levels at the two sites ranges from 61 to 66 db. As
a reference for comparison, the typical db level inside the average automobile
at highway speeds ranges from 70 to 801 db.
While the traffic noise level can be identified as perceivably higher in the
proposed location, this factor alone would not seem to overrule the advantages
of this area. Two factors contributed heavily to selection of this location: The
existence of much older growth shade trees, shrubbery, and lawns both
immediate and within a short distance to be included and expanded upon
physically and perceptibly; The absence of considerable site traffic flow both
around the area and separating it from the principal user. Both these factors
provide significant opportunities to develop a space that would be more
amenable, user-friendly, and accessible.
Although the traffic noise level is not ideal in either location discussed, the
current location of several of the major City Parks with similar adjacencies to
1-405 suggest that traffic noise is not the major consideration in public outdoor
space location. The traffic noise generated by 1-405 is an unfortunate fact to
be accepted within the City of Renton. i The proposal contends that the
physical, spacial qualities are much morel significant factors to consider for this
type of use.
CITY
ov D
be/st 1 15 2 ' �
BU(!D(NGG/�pt1d1►VC 1�5D�PT.
Towne,Richards & Chaudiere, Inc.
Consultants in Sound and Vibration
November 6, 1987
Mr. Brian Cloepfil
The Callison Partnership
1423 Third Avenue, Suite 300
Seattle, Washington 98101
Re: Renton Village Cinema
Dear Mr. Cloepfil :
The following is a report of the noise monitoring conducted in existing and
proposed park locations near the Renton Village Cinema Center on November 3,
1987. Exterior sound levels were measured continuously over three 15 minute
periods at two locations. A Digital Acoustics 607P noise monitor and a
Larson-Davis 800E noise monitor used to make the measurement.
One monitor was located in the center of the small circle of benches in the
existing park. The second monitor was located on the edge of the sidewalk
bordering the south parking lot between the ,Renton Cinema Building and the
Evergreen Building, such that there were no direct reflections off of either
of the buildings. These locations are approximately the same as those shown
on the Renton Village Cinema site plan dated October 22, 1987.
The results of the three measurements are shown below. The sound levels are
given in A-Weighted decibels dB(A) .
EQUIVALENT SOUND LEVELS (LEQ)
START TIME EXISTING PARK PROPOSED PARK DIFFERENCE
1:50 p.m. 60dB(A) 66dB(A) 6dB
2:05 p.m. 61dB(A) 66dB(A) 5dB
2:20 p.m. 63dB(A) 66dB(A) 3dB
105 NE 56th Street Seattle.Washington 98105 206/523-3350
Mr. Brian Cloepfil
November 6, 1987
Page Two
An increase in activity in the parking lot adjacent to the existing site
resulted in an increase in the noise level during the third measurement. The
noise difference of 5 to 6 decibels between the two sites is considered
significant. The proposed site is approximately 260 feet closer to the major
noise source, Interstate 405 and does not have the shielding provided by the
Renton Cinema Building and the Evergreen Building.
Please call if may be of further service.
Sincerely,
TOWNE, RICHARDS & CHAUDIERE, INC.
a(4.,a'n01-41-• aZeAr—
Alexander I. Veress
AI V/jb
Towne, Richards & Chaudiere, Inc.
Consultants in Sound and Vibration
VC-I OW
�$ f® CITY F RENTON
BUILDING & ZONING DEPARTMENT
Earl Clymer, Mayor Ronald G. Nelson, Director
June 27, 1988
Brian Cloepfil
The Callision Partnership, Ltd.
142 Third Avenue, #300
Seattle, WA 98101
RE: PUBLIC HEARING
RENTON VILLAGE CINEMA
FILE NOS: ECF-090-87; SA-103-87
LOCATION: RENTON VILLAGE COMPLEX AT 25 S. GRADY WAY
Dear Mr. Cloepfil:
A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled
for Tuesday, July 5, 1988. The public hearing commences at 9:00 a.m. in the Council
Chambers on the second floor of City Hall.
The applicant or representative(s) of the applicant is required to be present at the public
hearing. A copy of the staff report will be mailed to you before the hearing. If you have
any questions, please call the Building and Zoning Department at 235-2550.
Since •
Donald K. Erickson, AICP
Zoning Administrator
DKE:db:sr
pc: Renton Village Associates
•
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540