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Home My WebLink AboutLUA-07-060_Report 1David E. Smith General Counsel Valley Medical Center 400 S 43rd Street Renton, WA 98058 tel: ( 425) 656-4034 (party of record) Updated: 07 /02/07 PARTIES OF RECORD VALLEY CENTER LUA07-060, ECF,SA-H Dale & Helene Behar Behar Company/Davis Street Associates, LLC 1000 Second Avenue ste: #3330 Seattle, WA 98104 tel: (206) 233-1999 eml: dale@beharcompany.com (owner/ applicant/ contact) Paul N. Joos, MD Valley Eye & Laser Center, Inc. P.S. 4011 Talbot Road S ste: #210 Renton, WA 98055 tel: (425) 255-4250 (party of record) (Page 1 of 1) i: !I i/ ....... __ i_ - < I // / I /! S 177TH ST -.~· "':'/ ~"' I /I I ;/ ;/ i' ( ,1.1-.'1'§,. · \ \ I , ' , I c -. .\ :..\ ····• · ·. \ / / I / / ;I I .. .. 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I X . . .· .. · . ,'t -=--~ --·~-~-= 3 LEGEND --- X ~ O' 40' SCAJ._E IN FEET ABKJI TREE CUTTlt\JG/LAND CLEARING PLAN 800 fl'IH A'\IEN.e. 5Ul'E ~ .sfAT1l£ wASHNGTON 98104 19..: D!«JZZM FAX: 3M M)22M VALLEY CENTER JUNE 2007 Denis Law Mayor June 30, 2009 Helene Behar Department of Community & Economic Development Behar Company/Davis Street Associates, LLC 1000 Second Avenue #3330 Seattle, WA 98104 SUBJECT: Request for Extension of Project's Period of Validity Valley Center Building/ City of Renton File LUA07-060, ECF, SA-H Dear Ms. Behar: This letter is sent in response to your request for an extension of the above referenced project's approved period of validity. Section 4-9-200L.2 of the Renton Municipal Code, relating to site development plan reviews, authorizes the City to approve a single two-year extension of the usual two-year expiration. Under Ordinance No. 5452 (RMC 4-1-0SOF) authorization has been given to the Planning Director to approve an additional two-year extension beyond the standard extensions possible under the Code for any land use or subdivision project that was valid on or after April 1, 2009. Our records indicate that this project [has already received the standard one-year extension and] will expire on September 17, 2009. We understand that you are still working to complete this project and will require additional time. Therefore, your request for the standard two- year extension and the additional two-year extension under Ordinance No. 5452 is hereby granted. You now have until September 17, 2013 to complete this project. You should be aware this is a one-time only extension and if the project is not completed by the new expiration date it will become null and void and you will need to resubmit all application materials. I hope this extension meets your needs and that your project can be completed. You may call Laureen Nicolay at (425) 430-7294 if you have any further questions. C.E. "Chip" Vincent Planning Director cc: City of Renton File No. LUA07-060, ECF, SA-H Jennifer Henning, Current Planning Manager Rick Moreno, Plan Reviewer Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov C.E Vincent Planning Director City of Renton Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 SUBJECT: Request for the extension of permit City of Renton File LU007-060, ECF, SA-H Dear Mr. Vincent: City of Renton Planning Division JUN 2 9 1009 I would like to submit a request for an extension for the permit file LU007-060, ECF, SA-H. I am requesting both the standard extension from the planning department under RMC 4-7, RMC 4-8, and RMC 4-9, as well as the additional two year extension under Ordinance No. 5452. Please feel free to contact me at 206-233-1999, should there be any issues. Sincerely\\J-j~ Helene Behar Manager Member Behar Company/ Davis Street Associates, LLC . .... . -··-~---·· ·- BEHAR COMPANY---, 1000 2nd Avenue ;3330 J _ Seattle, WA 98104 J City ot f{er,ton F)la.nnin;_, [i1v1~ .. c-11 JUN 2 0 iLJU~ /R1~(c;~~Wt2[Q) .::~;--i:. ;~ .. --:.+:· -=-~_..:-_, ..... SEATI'LE \NA. 9\:}1 .ZS J(J N 2(U-,.J~~ fr*'~ .~t ."f --· ~· ---··· ; .• ~,~, ....,,,..,,--....,,...,,~ ~··" 1,/J;J/Y,~-.... ,...._,,\~:~ ::.=~:::=: ... ,,.,,, City Of Renton Planning Division 2S .• \i .:~-:... \ I •. :....~~]\i7- t>\i,..,,r\i~ Vi<u;{w · L~?1 IK~ 0 ,- (J. ~ o ~~ fl .. , u,si[;;;rgg\lf~'tJ' ~ n,.,...,Jt" l \-\.]Nt\lf'W"' 1-"J 4-.. lk!) ~ f;QPl,-)~;c.., ~ o~' /O°';e) ~ ~ vJJ ~) ~ 0,el.i51 li,i .. i .. i,li,.,,l,l,ii,,i,,Jl,.,l,i,,li.,,1,111 ·1 ·1 Ill l I 11 l J 111 Denis Law Mayor May 18, 2009 Dale & Helene Behar Behar Company/Davis Street Associates, LLC 1000 Second Avenue #3330 Seattle, WA 98104 Department of Community & Economic Development SUBJECT: Expiration period for Valley Center Building City of Renton File LUA07-060, ECF, SA-H Dear Mr & Mrs. Behar: The City of Renton Planning Division approved the above referenced application on September 17, 2007. This approval is ordinarily good for two (2) year(s). Pursuant to RMC 4-9-200L.2 of the Renton Municipal Code, you may upon written request, prior to the expiration of the project, receive a single two (2)-year extension from the Planning Division. In addition to the above two (2)-year extension, the City Council under Ordinance No. 5452 (enclosed), has granted an extension of the period of validity on land use and subdivision approvals. Therefore, certain land use and/or subdivision approvals expiring after April 1, 2009, upon written request and prior to the expiration of the project, may receive an additional one-time two (2)-year extension beyond the standard expiration date listed in RMC 4-8 and RMC 4-9. Our records indicate that the above referenced application will expire on September 17, 2009. This letter is to inform you that prior to the expiration date of this project, you may submit a written request for the standard extension the project would normally receive under RMC 4-7, RMC 4-8, and RMC 4-9, as well as request the additional two (2)-year extension under Ordinance No. 5452. Please be aware that this extension does not apply to temporary use permits, building permits, or public works permits. Also, this provision shall automatically expire on December 31, 2010, and shall be removed from the code at that time unless another ordinance is passed extending this date. If you have any further questions, please feel free to contact Laureen Nicolay at (425) 430-7294. C. E. Vincent Planning Director Enclosure: Copy of Ordinance #5452 cc: City of Renton File No. LUA07-060, ECF, SA-H Chip Vincent, Planning Director Jennifer Henning, Current Planning Manager Neil Watts, Development Services Director Kayren Kittrick, Development Engineering Supervisor Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov ST ATE OF WASHINGTON, COUNTY OF KING ) AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement fonn) which was regularly distribulcd to its subscribers during the belm\/ stated period. The annexed notice, a: Public Notice was published on July 21, 2007. The full amount of the fee charged for said foregoing publication is the sum of$l30.20. ~ ?);1'2';7d!, Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 23'd day of July, 2007. , , , \ lH 111 11 .._,,'0\1 Elo{''/., '-' ,·· ~-•&••u••e ... , ~ U .~~0 ~ EXP1;•.. -:,. !'71) CZvter-L!:?7 g~Q ... i~' ,.-;·sC~·\~% --:::'. ;r, \("~:',( : V -B D Cantelon -:ti ':~'" __ , \G • !-- Notary Public for the State of Washington, Residing;in l&nt, w;i.W,ingt<O!Jo' ~; .;: b ,:-.. <-r: •• ,.s,',.· .::::, .._"' P. 0. Num er: ,; . ···~. o:~i0.\~:? ... ,{' .::: .... ·::, ~.i/,:,(_"(~)·;~ .. -~, .. ,: ·;~~~\,'' . ;; ; : l CI\,\,· NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENT AL RIWU:W COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance-- Mitigated for the following project under the authority of the Henton Municipal Code. Valley Center Building LUA07-060, SA-H, ECT Location: 305 South 4:lnl Street. The project proponent is requesting a State Environment.al Policy Act environmental thre!'.hold detc>rmination for dt:-,vclopmcnt of the Valley C(•nt('r Building: Th(' proposed pro.if'ct would conslfit of a 12-~tiit)' huilding in11mchid for u;,;e n:- rncdical office~ and hospital support adivities. Th(~n, would be 5.5 storie~ of at...grade or below-grade structured parking. An inxisting building and surface parking would be removed from the site. Appeals of the environment.al determination must be filed in writing on or before 5:00 PM on August 6, 2007, Appeals IDlL'>t be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 980fl7. Appeals to the Examiner arc governed by City of Renton Municipal Code Section 4-8-110.B. Additional infonnation regarding the appeal process may be obtained from the Renton City Clerk's Office, (125) 4.30. 6510. A Publit Hearing v.;n be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on August 21, 2007 at 9:00 AM to consider the Site Plan. If the Environmental Determination is appealed, the appeal will he heard as part of this public hearing. Interested partie1, are invited to attend the public hearing. Published in the Renton Report.er July 21, 2007. #863778 . AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 17 111 day of September 2007, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this W day of .i..p-}ewibu:'., 2007. Application, Petition or Case No.: Valley Center Building LUA 07-060, SA-H, ECF The Decision or Recommendation co11tai11s a complete list of the Parties of Record. HEARING EXAMINER'S REPORT September 17, 2007 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT/CONTACT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Dale and Helene Behar The Behar Company 1000 Second Avenue, Ste. 3330 Seattle, WA 98104 Davis Street Associates, LLC 1000 Second Avenue, Ste. 3330 Seattle, WA 98104 Valley Center Building File No.: LUA 07-060, SA-H, ECF 305 South 43'' Street Applicant requested Site Plan approval for the construction of 12-story building on a 58,551 square foot property. Development Services Recommendation: Approve with conditions The Development Services Report was received by the Examiner on August 14, 2007 After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the August 28, 2007 hearing. The legal record is recorded 011 CD. The hearing opened on Tuesday, August 28, 2007, at 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Vicinity Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Aerial Photograph of Site Exhibit No. 4: Zoning Map Exhibit No. 5: West Building Elevation Exhibit No. 6: North Building Elevation Valley Center Building Site Approval File No.: LUA-07-060, SA-H, ECF September 17, 2007 Page 2 Exhibit No. 7: East Buildin2: Elevation Exhibit No. 8: South Building Elevation Exhibit No. 9: Site Plan Exhibit No. 10: Aerial PhotoITTaph of Streets Exhibit No. 11: Topouraphv Man Exhibit No. 12: Site, Grading, and Stormwater Plan Exhibit No. 13: Slopes Man Exhibit No. 14: Tree Cutting/Land Clearing Plan Exhibit No. 15: Landscane Schematic Design The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located in the Commercial Office zone within the Commercial Corridor of the Comprehensive Plan Designation. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated and included 5 mitigation measures. No appeals were filed. Traffic and Fire Mitigation fees were assessed for this project. The update on the Geotech letter will be required prior to issuance of the building permit. The building would be located just south of 43'd Street in an area of commercial and institutional development related to medical facilities and care. The site is approximately 1.34 acres. The grading of the site has created some slopes along the east and south side, the proposed building would be built up into those slopes. The building is proposed to be 12 stories including five and a half stories of parking. The building would be 167 feet tall from the ground elevation to the top of the mechanical equipment on the top of the roof. The building would be contemporary in architecture with the use of glass and metal. The mechanical equipment on the roof would be screened. The parking required for this building would be 778 stalls and they are providing 792 stalls, which is an appropriate amount of parking for the building. The parking is arranged for maximum safety, the primary entrance for patients would be off Davis Avenue. An additional entry to the parking on S 43"' that would be right in, right out only for staff parking. The project does meet the requirements of the Comprehensive Plan, its uses and policies. The Commercial Corridor land use element has several objectives that encourage this type of development in the corridor. This project also meets all the policies of the commercial office zone included in the Comprehensive Land Use Plan. There would be retail space on the ground floor. The project would be fully landscaped and they will try to maintain and preserve the existing street trees along Davis Avenue S. The project further meets all the requirements of the site plan review. The project will have an impact on the surrounding properties due to its height. It would be built into the slopes and will not appear to be as high as it really is, but will affect light and shade on the adjacent property. Property values would be enhanced and would provide office space for additional medical facilities. The building is in the flight line of the Renton Municipal Airport, but it is a considerable distance away. The impact would be more on users of the building than on aircraft going in and out of Renton Airport. An A vigation Easement would be included with the lease agreements so that people are aware that there may be some noise from aircraft. The Renton airspace is in somewhat of a conflict with the SeaTac airspace, so they ' Valley Center Building Site Approval File No.: LUA-07-060, SA-H, ECF September 17, 2007 Page 3 must fly primarily over south, east and north Renton and not farther to the west, which conflicts with the Boeing Airport. The height of the building is not anticipated to be an issue. In terms of the helipad at Valley Medical Center, both Renton Airport management and FAA stated that the only requirement would be that the helipad have a clear approach and departure route. That would not be affected by this building. Public services are available to the site and some improvements may be required due to the difference in size of the building. There are no major utility changes that would need to be made. Dale Behar, Davis Street Associates, LLC, 1000 Second Avenue, Suite 3330, Seattle, WA 98104 stated that in terms of the parking garage, the floors are very large and there is no spiral to move from floor to floor, the ramps are short and shallow moving from one floor to the next. They would like to encourage employees not to use the parking so they have provided shared bicycles, showers, a flexible car sharing arrangement so that people who need to move in and out during the day, but not need to drive their car to work, can be accommodated. They will also have valet parking available for people coming in to the building. He did not know what type of glass would be in the windows, but stated that this was not their intention to impede traffic or make it difficult for people to drive. They will make sure that that issue is addressed as the building is designed. Kayren Kittrick, Development Services stated that a very good overview of the area was done and there are major roads on at least two sides of this building, which is why WSDOT was very concerned. They will also be concerned about the reflective glass and will have comments to make. All intersections are controlled by signals in this vicinity. Any improvements would be by computer or regional. 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 9:38 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicants, Dale and Helene Behar, filed a request for a Site Plan approval for a commercial building. 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 Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 305 South 43rd Street. The property is located on the south side of South 43rd Street immediately east of Davis Avenue South. Valley Medical Center is located directly north of Valley Center Building Site Approval File No.: LUA-07-060, SA-H, ECF September 17, 2007 Page4 the subject site across 43rd. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of Commercial Corridor uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned CO (Commercial Office). 8. The subject site was annexed to the City with the adoption of Ordinance 2169 enacted in March 1968. 9. The subject site is approximately 58,551 square feet or 1.34 acres. The subject site is generally rectangular although the western property line has a spike to the west near its center. 10. The subject site slopes downward to the west with slopes up to about 15 percent. Staff noted that there are regulated slopes along the south and east sides of the site and the ERC required updated geotechnical information. The applicant will grade the site, which will continue to have an elevation change of approximately 6 to 8 feet along S 43rd. Underground parking will require removal of approximately43,000 cubic yards of soils. 11. The subject site previously used by United Way of King County, which consisted of a 6,500 square foot, single-story building. 12. The applicant proposes developing a 12-story building with approximately 443,335 square feet of office space. The proposal would be to create space for medical offices and medical support activities. 13. The 12-story building would contain five and a half (5.5) stories of enclosed parking. The building would be 167 feet 2 inches in height to the top of the screened rooftop equipment. The subject site is at an elevation of approximately 107 feet above mean sea level. Apparently, while comprehensive plan policies might limit a building to 10 stories, Code permits buildings up to 250 feet tall in this zone. 14. The building's exterior treatment will vary depending on the function of the floor. The parking garage levels, Levels 3 to 5, would be painted wire screen. The upper level office floors, Levels 6 to 12, would have alternating glass windows and metal panel siding. The lowest levels, Levels I and 2 would be the main lobby, retail storefronts and additional parking. These two levels would be finished with windows, composite wood treatment and accent lighting. 15. Building lot coverage would be approximately 86 percent. The applicant proposes a "green roof" that would comprise 22 percent. Staff calculated that a green roof provides approximately 50 percent compensation for impervious surface, thereby resulting in approximately 75 percent impervious surface. 16. The project will observe a variable setback from Davis that narrows to approximately 16'2" whereas a 30-foot setback would normally be required. The main lobby and entrance are located along Davis and provide access to interior parking and to the lobby for drop-offs. A reduced setback is permitted through the Site Review process and staff recommended the reduction. It would observe a 30-foot setback from S. 43rd Street, which does meet code. 17. It appears that a modification for parking was not required. The applicant will be providing 792 stalls for the 12-story building. 18. Access to the main entrance of the building and patient parking would be via a driveway along Davis Valley Center Building Site Approval File No.: LUA-07-060, SA-H, ECF September 17, 2007 Page 5 Avenue S. Loading dock and employee parking access would be via S 43rd Street. 19. There would be approximately 367 employees in building. 20. Stormwater is now handled by existing systems, which convey water downstream, toward the hospital and then into the Panther Creek drainage basin. 21. The new building would be across from the hospital's new helipad. The building was reviewed by the FAA and found that it would not intrude into the Renton Airport airspace. Staff reported that an avigation easement would be required as the building's tenants might be affected by airplane or helicopter noise. 22. At full occupancy the proposal is anticipated to generate approximately 3,320 new daily trips with approximately 255 A.M. peak hour trips and 280 P.M. peak hour trips. 23. The Washington State Department of Transportation was concerned about the traffic generated by this project as it sits just east of SR-167. Staff noted that all intersections are signalized and that turn pockets and channelization will be used to control turns. Staff also noted that access to and from the site along S 43rd would be limited to right-in and right-out turning. 24. The impact ofreflections off the tower on nearby streets and SR 167 were not specifically addressed. The applicant indicated that they would review potential impacts. CONCLUSIONS: 1. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are 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; The proposed use satisfies these and other particulars of the ordinance. 2. The proposed tower will obviously be somewhat out of character with the area, being 12-stories high although it appears to be in keeping with trends in the area as well as both the comprehensive plan and zoning code. The hospital across the street is also raising the traditional height of structures in this area. The comprehensive plan suggests urban development patterns including particularly dense, centered Valley Center Building Site Approval File No.: LUA-07-060, SA-H, ECF September 17, 2007 Page6 development rather than linear sprawl. The tower complex incorporates both office and commercial uses as well as their complementary parking into one compact footprint rather than spread out parking and low-rise buildings over multiple acres. The proposed medically allied services that will be provided also complement the hospital and other medical services available in this area. The use, anticipated to house nearly 400 employees, will obviously create additional employment opportunities. 3. Staff noted that the Zoning Code, the primary governing law in land use review, permits buildings up to 250 feet tall so the proposed use is compatible with code. The comprehensive plan policies need revision since they might be read to restrict the height limits in this area. In other particulars the proposal is compatible with other elements of the Zoning Code including setbacks and permitted uses. A modification was granted to deviate from parking standards. The reduced setback along Davis appears appropriate due to the curving nature of the street and that it is matched by the building's facade. 4. The 167 foot tall building will inevitably create some shadow and shading impacts on surrounding uses but these were anticipated when the Zoning Code, which allows 250-foot tall buildings was adopted. It appears that the additional traffic will also be felt in the community but staff noted that current streets can handle the additional traffic and that appropriate turning lanes and restrictions will offset some of these impacts. 5. The site will be denser and more intensely developed than it has been in the past. The "green roor• treatment will offset some of the impacts of creating more impermeable surfaces. 6. The development of the medical center will increase the tax base of the City and while it might impact nearby development initially, as the community grows, the building will blend more with the neighborhood including the taller building proposed by the hospital. 7. The traffic will be routed differently for patrons and for delivery and employee vehicles making for safer access to the site. 8. As noted, this building will create shading but it observes the appropriate setbacks from its property lines as do other uses in the area observe their appropriate setbacks. 9. There are adequate public services in the area to serve the proposed use. 10. In conclusion, the proposed use will make a definitive impression in the area and probably in the City as one of the tallest, if not the tallest building in Renton. It appears to have addressed most issues presented by the Code and comprehensive plan. DECISION: The Site Plan is approved subject to the following conditions: 1. Compliance with ERC Mitigation Measures: The applicant is required to comply with the Mitigation Measures which were required by the Environmental Review Committee Threshold Detennination prior to the issuance of a building permit. 2. The applicant shall consult with the Washington State Department of Transportation and the City to assure that reflective glare from window and wall panels shall not create hazards on nearby roads and highways. Valley Center Building Site Approval File No.: LUA-07-060, SA-H, ECF September I 7, 2007 Page 7 3. A "color board" shall be submitted, prior to issuance of a building permit, to the attention of the Development Services Department plan reviewer. This submittal shall include materials, finishes, and colors for all exterior building elements. 4. A detailed landscape plan shall be submitted, prior to issuance of a building permit, indicating the final landscaping of the project site. ORDERED THIS 17'h of September 2007. HEARING EXAMINER TRANSMITTED THIS 17"' of September 2007 to the parties of record: Elizabeth Higgins 1055 S Grady Way Renton, WA 98055 Kayren Kittrick Development Services City of Renton Dale & Helene Behar Davis Street Associates, LLC 1000 Second Avenue, Suite 3330 Seattle, WA 98 l 04 Dave E. Smith General Counsel Valley Medical Center 400 S 43'ct Street Renton, WA 98058 TRANSMITTED THIS 17"' day of September 2007 to the following: Mayor Kathy Keolker Mark Peterson, Fire Kayren Kittrick Development Services City of Renton Paul N Joos, MD Valley Eye & Laser Center, Inc., P.S. 4011 Talbot Road S., Ste. 210 Renton, WA 98055 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Renton Reporter Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section !OOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., October 1, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw 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 ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. Valley Center Building Site Approval File No.: LUA-07-060, SA-H, ECF September 17, 2007 Page 8 An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, 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. An appeal must be filed in writing on or before 5:00 p.m .• October 1. 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. 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. Project Location: 305 South 43rd Street ·J~I .... • c:t:·a.r===:""'.~~' 45TH PLACE ,-: I I I : •• - , EXHIBIT I 2 HJ • JO T23N R5E E Ir lM CA r--~ --/r'A' -~H) ' to_ f • -~- / \ ;-.. ········-- ·-----' ,. ----~---·--·· /-------·-----. CD CD(P) ---RM-[ ____ r---r --- 1.---; R-14 ·-·--··· •·--------, .-cl ----·· -·--···. --·----. ---·---·1 .. ----~- R-14 R-1 \ +.> \ 0 J f \ \ \ \ ; .c t! R-1 R-~ 55th St. 1 J3 • 6 T2:Z.N RSE E 1/2 0 ZONING P/8/PW "tl!CIINlC.IL SBRVICl!8 . Ol/l8I07 ----Ren.ton C!tt,, Umtt., S 179t St. M-F Ri-14 ' --R-=-10 ..... J 1 ~ R-41 E l~ ,::=:::;::;:::::;::::;::;:;::;:::;1 ; ~ _ _v._,.-L-L-'-,LJ--Lq=i-is 0 200 400 .h41tOO 31 T23N R5E E 1/2 5331 TOI'~~ ·---~ ---~ --------------,, •, 4-'F!D STRef'T " ~ --= ·-~ - D,t.vt5 STREET 501JTWl-•f:5T EL..EVATIO~ ~ .. = .. ..., ~--·~~ ,_,,,,_.,._,_. ·~~ I~-=- i~ I .~-' r=:..::. I -i OEVELOPMEf'ff PlANNING 0!TV OFREf'ITON JUN 122007 ' ' ' . RECEIVED EXHIBIT ·5 ~ ~ " D-.ttl'lO!fftt. -~ TISCARENO ASSOCIATES ARCHITECTURE & URBAN DESIGN --· IIOll-aa!,--11!1 --~ .. 01 ,......, ~2".ftUIMI ----·-..... VALLEY CENT P'!'IUCTll).1Q1ZJ_ = JUNE 11, 2007 Dl\i.1\'M9'f GW/SR Pf\lNCIPOI.. IN tHAAQ( BT/ JC -~-"' - DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVIEW -WEST BUILDING ELEVATION -~ A-3 • Cl7l1l!IKr 20lll',_IIIIOIMID I'll ~,,,.,.... '• " -11&1S.oR1.-Y~- -...rC>CIN!Dl'M-,.t>A1l!P .1N! •• :IOa'l "' JTB'<•,U'T1U'Tll!&-*""""'"""""""' ~.,·~~ _,.TC'TH! IT;'T90l"1t\.af L1,e,...._-.,.,..=-a,"°"' "' "' ....... '------- ~ ,_ ~--""'· I -- A> ~ ,. L..::,ol!NI ... ' •= s ~; ~::'tf' ... l __ .,... ' r. ) _1<.0.H.~ ,, '! 'I', Ii -· •• ,_'-1-" _;,:s· l.J.l"'·-L ~-~~~-.:\ ... i -~-/----·-[¥ h'4' .... ,,. I • -_-:·.::-:-:--7 --,: ' ' ' ' ' ,~ EXHIBIT 9 ~1 ~I '1 I I DEVELOPMENT PLANNING CITY OF RENTON JUN 1 2 2007 RECEIVED 9 .. "' ..,, ..,, IIAW,ul1tm~ IMQIUll!I.~ TISCARENO ASSOCIATES ARCHT1EC1\JRE & URBAN DESIGN --· toll---4211 -. ... a1~ """'"" ,_ -~-....,... .. .,..... -VAU.EY CENTER ~IIO..zmgj_ •• JUNE 11, 2007 .. ~. GW/SR PMICll'N.IIOW&: BT/JC -•. •• - --- DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVIEW 'EW == SITE PLAN -~ A-2 • 07IUll!r:roat'IIICAll9IOll-'.IOCIJffl,t 3. Environmental Review a. Environmental Determination Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on July 16, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Valley Center Building project. The DNS-M included 5 mitigation measures. A 14-day appeal period commenced on July 23, 2007, and ended on August 6, 2007. No appeals of the threshold determination were filed by the date of this report. b. Mitigation Measures Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1) The recommendations of the report, "Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007, shall be followed for building design and construction. 2) A letter from Geotech Consultants, Inc, shall be submitted, prior to submittal of building plans, to the Development Services Division project manager verifying that they have reviewed the final development plans and confirming the conclusions of their report based on the current concept of the project. 3) The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the most recent Stormwater Management Manual. 4) A traffic mitigation fee of $75 per daily trip shall be assessed based on the submitted calculation of 2,760 ADT. The fee estimated at $207,000.00 would be assessed at building permit issue. 5) A fire mitigation fee of $0.52 per square foot of new building space, excluding area of parking and credit for existing area of building to be demolished, shall be assessed at building permit issue. PUBLIC HEARING City of Renton Deparlment of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: August 21, 2007 [Continued to August 28, 2007] Project Name: Owner: ApplicanVContact: File Number: Project Manager: Project Summary: Project Location: Valley Center Building Davis Street Associates, LLC 1000 Second Ave, Suite 3330 Seattle, WA 98104 Dale and Helene Behar The Behar Company 1000 Second Ave, Suite 3330 Seattle, WA 98104 LUA0?-060, SA-H, ECF Elizabeth Higgins, Senior Planner The proponent of the project, Valley Center Building, is requesting Site Plan approval for construction of a 12-story building on a 58,551 square foot (sf) property. The proposed project would result in approximately 443,335 sf of *. office space suitable for medical and medical support activities. The property is in the Commercial Corridor land use designation and Commercial Office Zone (CO). 305 South 43'' Street ~ offll.Q_,:::. \tlb,q~[* tM~,~ uiN 44?,'?"71? ~ ""[k.., .Fo~vt-, b~~' vv-ivtd uA · {h {1u4 r~. - fvu--UV,. f.,...y-1 V"'-~ U\v {J.v'..1 ~ ~ . ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE '·. ,.J •,.A 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, July 16, 2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Valley Center Building (Higgins) LUA07-060, SA-H, ECF The project proponent is requesting a State Environmental Policy Act environmental threshold determination for development of the Valley Center Building. The proposed project would consist of a 12- story building intended for use as medical offices and hospital support activities. There would be 5.5 stories of at-grade or below-grade structured parking. An existing building and surface parking would be removed from the site. cc: K. Keolker, Mayor J. Covington. Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director @;. F. Kaufman, Hearing Examiner M. Peterson, Fire Prevention ® J. Medzegian. Councll P. Hahn, P/8/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 22nd day of August, 2007, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Representina Dale & Helen Behar Owner/Applicant/Contact David E. Smith Dr. Paul N. Joos (Signature of Sender): ~ ~ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Party of Record Party of Record I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for th~\l.ll'i(s and purposes mentioned in the instrument. ..,,.~':;\_)'NN .11 111 ..;:-~}-.-~,·~··,'""~~ .:::r . '-·· :-_ ....... ~. I.J. . _.-' .. ,J. Dated: 8/a,c1 /07 Notary (Print): ...,,v ., ,- My appointment expires: ') . l "~ -l D Project Name: Valley Center Building Project Number: LUA0?-060, SA-H, ECF ,~ + + + CITY-OF RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator 0~'\,(\'Y (~ ~ :::! ? Kathy Keolker, Mayor <:'>,~·ro,..;.·------------------------------- August 22, 2007 Dale Behar Behar Company Davis Street Associates, LLC 1000 Second Avenue #3330 Seattle, WA 98104 SUBJECT: Valley Center Bnilding LUA07-060, SA-H, ECF Dear Mr. Behar: This letter is to inform you that the appeal period ended August 6, 2007 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above- referenced project. No appeals were filed on the ERC determination, therefore, this decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated July 16, 2007. A Hearing Examiner Public Hearing has been scheduled for August 28, 2007, where Site Plan Conditions may be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner Enclosure cc: David E. Smith, Dr. Paul N. Joos/ Parties of Record -------l-0-55_S_o_u_th_G_ra_d_y_W_a_y ___ R_e-nt-o-n,-W-a-,-hi-ng-,to-n-9-80_5_7 ______ ~ @ This paper con la ins 50%, r~cyded material, 30% post consumer AHEAD OF THE CURVE COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING August 28, 2007 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) 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. PROJECT NAME: Valley Center Building PROJECT NUMBER: LUA-07-060, SA-H, ECF PROJECT DESCRIPTION: The proponent of the project, Valley Center Building, is requesting Site Plan approval for construction of a 12-story building on a 58,551 square foot (sf) property. The proposed project would result in approximately 443,335 sf of office space suitable for medical and medical support activities. The property is in the Commercial Corridor land use designation and Commercial Office Zone (CO). HEX Agenda 8-28-07.doc PUBLIC HEARING City of Renton Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: August 21, 2007 [Continued to August 28, 2007] Project Name: Owner: Applicant/Contact: File Number: Project Manager: Project Summary: Project Location: Valley Center Building Davis Street Associates, LLC 1000 Second Ave, Suite 3330 Seattle, WA 98104 Dale and Helene Behar The Behar Company 1000 Second Ave, Suite 3330 Seattle, WA 98104 LUA07-060, SA-H, ECF Elizabeth Higgins, Senior Planner The proponent of the project, Valley Center Building, is requesting Site Plan approval for construction of a 12-story building on a 58,551 square foot (sf) property. The proposed project would result in approximately 443,335 sf of office space suitable for medical and medical support activities. The property is in the Commercial Corridor land use designation and Commercial Office Zone (CO). 305 South 43•d Street City of Renton PIBIPW Departmen. Valley Center Building Preliminaf'j Report to the Hearing Examiner LUA07-060 ECF, SA-H PUBLIC HEARING DATE AUGUST 21, 2007 Page 2 of 13 8. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Vicinity Map Aerial Photograph of Site Zoning Map ( dated 02/28/07) West Building Elevation ( dated 06/11 /07) North Building Elevation (dated 06/11/07) East Building Elevation (dated 06/11/07) South Building Elevation (dated 06/11/07) Site Plan (dated 06/11/07) Aerial Photograph of Streets Topography (dated 06/11/07) Exhibit 12: Exhibit 13: Site, Grading, and Stormwater Plan (dated 07/08/07) Slopes (dated 07/09/07) Exhibit 14: Exhibit 15: Tree Cutting / Land Clearing Plan ( dated 06/07) Landscape Schematic Design ( dated 06/11 /07) C. GENERAL INFORMATION: Owners of Record: Davis Street Associates, LLC 1000 Second Ave, Suite 3330 Seattle, WA 981 04 Zoning Designation: Commercial Office (CO) Comprehensive Plan Commercial Corridor (CC) Land Use Designation: Existing Site Use: The site is currently developed with a vacant office building, the former United Way Good Neighbor Center (United Way of King County). Neighborhood Characteristics: Access: Site Area: Project Data: North: Developed (Valley Medical Center); zoned Commercial Office -Public Use (CO-P) East: Developed (medical offices and associated surface parking); zoned Commercial Office (CO) South: Developed (Chateau at Valley Center senior residential facility); zoned Commercial Office -Public Use (CO-P) West: Undeveloped: zoned Commercial Office -Public Use (CO-P) S 43'' Street and Davis Ave S 58,551 sf (0.1.34 acre) area Existing Building Area: 6,500 sf comments to be removed New Building Area: 443,335 gsf HEXRPT Valley Center 07-060.doc 12 stories City of Renton P/8/PW Departme1, Valley Center Building Preliminary Report to the Hearing Examiner LUAOl-060 ECF, SA-H PUBLIC HEARING DA TE AUGUST 21, 2007 Page 3 of 13 D. E. HISTORICAUBACKGROUND: Action Land Use Fife No. Ordinance No. Annexation N/A 2169 Comprehensive Plan N/A 5099 Zoning N/A 5171 APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070M: Commercial Office Zoning Use Table Section 4-2-1206: Development Standards for Commercial Zoning Designations 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 9 Permits -Specific Section 4-9-200: Site Development Plan Review 5. Chapter 11 Definitions Date 03/27/1968 11/01/2004 12/05/2005 F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Commercial Corridor, objectives and policies. 2. Community Design Element: New Development G. DEPARTMENT ANALYSIS: 1. Project Description and Background The location of the proposed Valley Center is an irregularly shaped parcel of approximately 58,551 sf (1.34 acre). It is the site of the former United Way Good Neighbor Center building (United Way of King County) at 305 South 43rd Street in the southeast quadrant of South 43rd and Davis Avenue South. (Exhibit 2) The site is currently developed with a 6,500 sf single-story building, constructed in 1966, and surface parking for 32 vehicles. (Exhibit 3) It is approximately 330 feet east of the intersection of S 43rd Street and State Route 167. The site abuts existing medical office buildings and their parking lots located to the east and southeast. The Chateau at Valley Center, a 4-story senior residential facility is located on abutting property to the southwest. The Public Hospital District 1 regional hospital, Valley Medical Center, is adjacent to the north. The immediate area is intensely developed with professional office and commercial activities and residential uses are located in the near vicinity. The Comprehensive Plan land use HEXRPT Valley Center 07-060.doc City of Renton FIB/PW Departmen Valley Center Building PUBLIC HEARING DATE AUGUST 21, 2007 Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H Page 4 of 13 designation is Commercial Corridor (CC) and the zoning is Commercial Office (CO). (Exhibit 4) The proposed uses include up to 188,981 sf of medical offices and hospital supporting activities such as day surgery, kidney center, and outpatient services. The building would be 12 stories, including 5.5 stories (254,354 sf) of parking within the building. (Exhibits 5 -8) The building height would be 167'-2" from ground elevation to the top of the screened mechanical equipment. The architecture of the building would be contemporary, with materials consisting primarily of glass and metal panel siding. Mechanical equipment on the roof would be screened by textured metal panels. The roof from the 12'h story to the top of the parapet would be wrapped in horizontal box rib metal panel siding. Floors 6 through 12, which would be the office levels, would have alternating glass windows and metal panel siding with metal accent panels running horizontally. Floors 3 through 5, which would be parking levels, would have exteriors consisting of painted wire screen panels. The bottom 2 stories, consisting of the Lobby and lower parking level, would have alternating vertical panels of glass and composite wood with architectural accent lighting from above. The base of the building would consist of a stone base. Exposed columns would front the building on the Dave Ave fai;:ade. Access to a loading dock and employee lower level parking would be from S 43'd Street. (Exhibit 9) The main lobby and patient access to lower level parking would be on from Davis Ave Son the west side of the building. Pedestrian access would be by ADA compliant ramp and sidewalk from Davis to the main lobby. A driveway under S 43'd Street, by means of a tunnel, connects a Valley Medical Center surface parking lot with an access driveway at Davis Avenue S opposite the proposal site. (Exhibit 10) The site would be covered up to approximately 86 percent with impervious material. A "green roof' would comprise 22 percent of this area. Green roofs provide about 50 percent compensation for the otherwise impervious roof surface. Therefore, the calculated impervious area would be 75 percent. Approximately 367 people would be building employees. Parking for 716 vehicles is planned. The applicant requested a modification of the Renton Municipal Code, which would require parking for 991 stalls. The modification was approved by the Director of Development Services. The proposed project would result in 3,320 new daily vehicle trips, with 255 am peak hour (165 entering and 90 exiting) and 280 pm peak hour (70 entering and 210 exiting). Parking designated for flex cars and storage for bicycles would be provided. The site is served by Metro transit routes 155, 161, and 169 along S 43'd Street/Carr Road. The site, at an elevation of about 107 feet above mean sea level, slopes gradually down toward the west. (Exhibit 11) At the southwest and along the north property boundary the slopes are approximately 11 percent, it is 15 percent along the west side. The grading plan indicates that the site will continue to slope down in a westerly direction with a change of elevation of about 6 to 8 feet along the side of the building fronting S 43'd Street. (Exhibit 12) There are regulated slopes on the east and south sides, however there is no indication of seismic hazard, historic landslides, or abnormal erosion potential. (Exhibit 13) These slopes may have been created during site preparation for the existing building and surface parking area. Site preparation for the proposed project would not require fill material, but the underground parking portion of the structure would require removal of approximately 43,000 cy of soil. HEXRPT Valley Center 07-060.doc City of Renton P/B/PW Departme, Valley Center Building PUBLIC HEARING DATE AUGUST 21, 2007 Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H Page 5 of 13 The area of the project is within the Panther Creek subbasin of the Black River drainage basin. There is no surface water runoff onto the site due to storm system diversion in the vicinity. Currently, surface water generated on the site is collected in catch basins and leaves the site at the north end in an 18-inch reinforced concrete pipe. The pipe discharges flow about 300 feet downstream into a ditch along a driveway behind Valley Medical Center. The 50-foot ditch terminates in an unnamed creek. The creek flows westward. An inventory of trees indicates that there are approximately 15 protected trees and others that would be removed during site preparation. (Exhibit 14) A conceptual landscape plan was submitted with the land use application indicating pervious areas would be landscaped, which is a requirement of the city code. (Exhibit 15) 2. Staff Review Comments Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 3. Environmental Review a. Environmental Determination Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on July 16, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Valley Center Building project. The DNS-M included 5 mitigation measures. A 14-day appeal period commenced on July 23, 2007, and ended on August 6, 2007. No appeals of the threshold determination were filed by the date of this report. b. Mitigation Measures Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERG) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1) The recommendations of the report, "Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007, shall be followed for building design and construction. 2) A letter from Geotech Consultants, Inc, shall be submitted, prior to submittal of building plans, to the Development Services Division project manager verifying that they have reviewed the final development plans and confirming the conclusions of their report based on the current concept of the project. 3) The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the most recent Stormwater Management Manual. HEXRPT Valley Center 07-060.doc City of Renton P/8/PW Departmen Valley Center Building Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H PUBLIC HEARING DATE AUGUST 21, 2007 Page 6 of 13 4) A traffic mitigation fee of $75 per daily trip shall be assessed based on the submitted calculation of 2,760 ADT. The fee estimated at $207,000.00 would be assessed at building permit issue. 5) A fire mitigation fee of $0.52 per square foot of new building space, excluding area of parking and credit for existing area of building to be demolished, shall be assessed at building permit issue. 4. Consistency Site Plan Review Criteria: In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the Renton Municipal Code and Development Standards from RMC 4-2-1208, the following issues have been identified by City Departmental Reviewers: a. Compliance with the comprehensive plan, its elements and policies The subject site is designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map. Commercial Corridor development is characterized by concentrated, pre- existing commercial activity, primarily in a linear urban form, that provide necessary goods and services for daily living, accessible to near-by neighborhoods, serving a sub-regional market and accommodating large volumes of traffic. It is the intention of City land use objectives and policies that Commercial Corridor areas evolve from "strip commercial' linear business districts to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. Commercial Corridor areas may include designated districts including concentrations of specialized uses such as the Auto Mall, or features such as transit stops and a combination of businesses creating a focal point of pedestrian activity and visual interest. The proposed project would be highly compatible with other medical offices and facilities in the near vicinity. Commercial Corridor areas are characterized by medium intensity levels of activity. It is anticipated, however, that intensity levels in these areas will increase over time as development of vacant space occurs, increased land value makes redevelopment feasible, and land is used more efficiently. In these districts, provision of pedestrian amenities is encouraged, as are opportunities to link adjacent uses and neighborhoods. The proposal is consistent with the purpose and intent of the CC designation in that it would provide more efficient use of an under-utilized property. The proposed project is consistent with the following Commercial Corridor Comprehensive Plan objectives and policies: i. Commercial Corridor Land Use Element Objective LU-DDD: The Commercial Corridor land use designation should include: 1) Established commercial and office areas; 2) Developments located on large parcels of land; 3) Projects that may be highly visible from principal arterials; 4) Uses dependent upon or benefiting from high-volume traffic; 5) Uses that provide significant employment; and 6) Businesses that provide necessary or desirable goods and services to the larger community. HEXRPT Valley Center 07-060.doc City of Renton PIBIPW Departme, Valley Center Building • Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H PUBLIC HEARING DATE AUGUST 21, 2007 Page 7 of 13 The proposed project adheres to the applicable objectives of LU-DOD. Policy LU-335. Increased demand for commercial uses should be accommodated primarily through redevelopment and intensification of existing business area designations rather than expansion of those areas. Redevelopment of the property to a more intensive use supports this land use policy. Objective LU-FFF: Create opportunities for intensive office uses in portions of Commercial Corridor designations including a wide range of business, financial, and professional services supported by service and commercial/retail activities. The proposed project, by creating the opportunity for professional offices to locate in proximity to existing supporting services, would meet this policy. Policy LU-339. Areas of the City identified for intensive office use may be mapped with Commercial Office implementing zoning when site is developed, historically used for office, or the site meets the following criteria: 1) Site is located contiguous to an existing or planned transit route; 2) Large parcel size; 3) High visibility; and 4) Opportunities for views. The project site meets all these Commercial Office Zone criteria. Policy LU-342. Medium and high intensity office should be encouraged as the primary use in Commercial Office zoned areas. The proposed project would meet this policy. Policy LU-343. Retail and services should support the primary office use in areas identified for Commercial Office zoning, and should be located on the ground floor of office and parking structures. The project would have supporting retail space on the ground floor of the 12-story structure. Policy LU-344. In the Commercial Office zone, high-rise office development should be limited to ten (10) stories. Fifteen (15) stories may be obtained through a height bonus system. The proposed project would have 12 stories. The maximum allowed height in the zone is 250 feet (RMC 4-2-1208). There appears to be an inconsistency between the policy and development standard. The stated policies in support of greater intensity of use, however, indicate that the development standard should prevail in this case. See also Policy LU-345, below. Policy LU-345. Height bonuses of five (5) stories may be allowed for office buildings in designated areas of the Commercial Office zone, under appropriate conditions, where sites provide additional public benefits such as plazas, parks, exceptional landscaping, and/or public art. HEXRPT Valley Center 07-060.doc City of Renton P/BIPW Departmen Valley Center Building Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H PUBLIC HEARING DATE AUGUST 21, 2007 Page 8 of 13 The proposed project is not within a designated area of the CO zone, but it would provide a plaza and landscaping. Public art may be provided as a site amenity. Objective LU-Ill: Ensure quality development in Commercial Office zones. The Site Plan Review process is intended to ensure quality development in the zone. The project must meet the Site Plan Review criteria (see below) in order to adhere to this objective. Policy LU-362. Office sites and structures should be designed (e.g. signage; building height, bulk and setback; landscaping; parking) to mitigate adverse impacts on adjacent land uses. The project would have a significant impact on abutting property to the east, due to the height differential between existing buildings and the proposed structure. This is a consequence of development standards that encourage more efficient use of land. Policy LU-363. Parking provided on-site. in parking structures, and either buffered from adjacent uses or incorporated into pedestrian-oriented street design, is preferred. The project would have structured parking on the lower levels of the building. Policy LU-365. In areas developed with high intensity office uses, vehicular access to the site should be from the primary street with the access points minimized and designed to ease entrance and exit. Access would be from Davis Ave S primarily, with an additional access point off S 43'd Street for staff parking and delivery vehicles. Policy LU-367. In areas developed with high intensity office uses, site and building design should be transit-, people-, and pedestrian-oriented. Ground floor uses and design should be pedestrian-oriented. The proposed building would meet this policy by having a people-oriented entrance plaza and building lobby. Policy LU-369. Development should be designed to consider potential adverse impacts on adjacent, less intensive uses, e.g. lighting, landscaping, and setbacks should all be considered during site design. The proposed project will mitigate impacts on existing uses and development to the greatest extent possible. ii. Community Design Element / New Development The purpose of the Community Design Element is to establish policies that set standards for high quality development, improve the aesthetics and functionality of existing neighborhoods and commercial areas, and guide the development of new neighborhoods that are part of a better community. Recognizing that the exceptional quality of life in Renton is dependent upon a strong HEXRPT Valley Center 07-060.doc City of Renton P/BIPW Departmer. Valley Center Building Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H PUBLIC HEARING DATE AUGUST 21, 2007 Page 9of 13 local economy, these policies are intended to further that economic health. They are based on the belief that a positive image and high quality development attracts more of the same. Goals: 1. To raise the aesthetic quality of the City, 2. To strengthen the economy through high quality development, and 3. To ensure that a high quality of life is maintained as Renton evolves. Objectives and polices that address commercial infill development are intended to serve multiple purposes. First, concerns about new development "fitting in" to established areas of Renton have resulted in an increased awareness that site design and architecture, when planned to be compatible with the context of the neighborhood or commercial area, can make the "fit" of the new project more comfortable. Second, these objectives and policies provide assistance to project proponents so when planning new development for Renton, they can be guided in their choices. A. Architecture Summary: It is not the intent of these policies to dictate the architectural style of structures in the City of Renton. The Community Design architectural policies are intended to encourage design of structures that fit well into the neighborhood, reflect the physical character of Renton, mitigate potential negative impacts of development, and function well in meeting the needs of both the building occupant and the community. Objective CD-G: Architecture should be distinctive and contribute to the community aesthetic. The contemporary architecture would be appropriate for the use and location. Policy CD-40: Structures should be designed (e.g. building height, orientation, materials, color and bulk) to mitigate potential adverse impacts, such as glare or shadows on adjacent less intense land uses and transportation corridors. The position of the building in relation to the sun would only have a potential impact to the west and south. Due to the building's elevated position above the highway to the west, reflection of light or glare should not have an adverse impact on traffic. Trees to remain would mitigate impacts on the residential facility to the south. Staff recommends that a 'color board" be submitted, prior to issuance of a building permit, to the attention of the Development Services Department plan reviewer. This submittal should include materials, finishes, and colors for all exterior building elements. Policy CD-41: Rooftops that can be seen from higher elevations, taller buildings, and public streets, parks, or open space should be designed to hide mechanical equipment and to incorporate high-quality roofing materials. Although the roof may not be visible from taller buildings at the present time, mechanical equipment would be screened from view by textured metal panel siding. Policy CD-42: Design characteristics in larger, new developments or individual building complexes should contribute to neighborhood and/or district identity. HEXRPT Valley Center 07-060.doc City of Renton P/8/PW Departmen Valley Center Building PUBLIC HEARING DATE AUGUST 21, 2007 Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H Page 10 of 13 The contemporary architecture of the proposed building, replacing a single-story structure constructed in the mid-1960s, would contribute to the character of the neighborhood, Objective CD-I: New commercial buildings should be architecturally compatible with their surroundings in terms of their bulk and scale, exterior materials, and color, The proposed building would be architecturally compatible with its surroundings, which consist of other contemporary buildings, Policy CD-43: A variety of architectural design and detailing should be encouraged and innovative use of building materials and finishes should be promoted, The proposed building would have a high degree of architectural detailing and be comprised of a variety of different materials, colors, and textures, Policy CD-44: Development should provide appropriate landscaping and fa9ade treatment when located along designated City arterials or adjacent to less intense developments in order to mitigate potentially adverse visual or other impacts, The site would be fully landscaped and have far;ade treatment to mitigate the bulk of the building within its context, B. Landscaping Policy CD-47: Landscape plans should take into consideration the potential impact of mature vegetation on significant views so that future removal of view-blocking trees will not be necessary. Mature landscaping would not impact views from the building. Policy CD-52: Landscape and surface water drainage plans should be coordinated to maximize percolation of surface water and minimize runoff from the site. Although there would be increased impervious area on the site, a portion of the top level of the building would consist of a "green roof" to mitigate stormwater runoff from the site. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan has been submitted for the project. Staff recommends that a detailed landscape plan be submitted, prior to issuance of a building permit, indicating the final landscaping of the project site. Policy CD-53: Landscape plans for proposed development projects should include public entryways, street rights-of-way, stormwater detention ponds, and all common areas. The proposed landscape plan would provide landscaping for the entire site, including street trees along public rights-of-way. HEXRPT Valley Center 07-060.doc City of Renton PIB/PW Departmen Valley Center Building PUBLIC HEARING DATE AUGUST 21, 2007 C. Streets, Sidewalks, and Streetscape Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H Page 11 of 13 Objective CD-L: Promote development of attractive, walkable neighborhoods and shopping areas by ensuring that streets are safe, convenient, and pleasant for pedestrians. Pedestrian safety at the site would be ensured by limiting vehicle access and egress (see below). Policy CD-57: The design of pedestrian-oriented environments should address safety as a first priority. Safety measures should include generous separation of cars and pedestrians, reducing the number of curb cuts and driveways, having numerous, well- marked street crossings, and providing street and sidewalk lighting. Access and egress to and from the building at S 43'd Street, a City of Renton designated principal arterial, would be limited to right-in, right-out only traffic. This entry would be for staff parking and delivery vehicles only. Primary access and egress to and from the building would be off Davis Ave S. Policy CD-58: Aesthetic improvements along street frontages should be provided, especially for properties abutting major streets and boulevards. Incentives should be provided for the inclusion of streetscape amenities including: landscaping, public art, street furniture, paving, signs, and planting strips in developing and redeveloping areas. Landscaping, including annual plantings for seasonal color, would be provided at the primary site entry at Davis Ave S. b. Conformance with existing land use regulations The 1.34 acre site is subject to the zoning regulations and development standards of the Commercial Office Zone. The proposed development would allow for the future construction of a 12-story building and associated site improvements. i. Lot Size, Width, and Depth: There are no applicable lot size, width, or depth development standards for this project in the CO zone. ii. Setbacks: There are no maximum setbacks in the CO zone. The minimum setbacks for buildings over 80 feet in height are: 30 feet in front and 30 feet along a side yard abutting a street. These setbacks may be reduced, however, through the site plan review process to no less than 15 feet (RMC4-2-120C.13) The front setback would be the far;ade fronting on Davis Ave S. The side yard abutting a street would be along S 43'" Street. The building front far;ade is angled and front yard curves to match the curve of Davis Ave S. This setback is 16'-2" from the property line. The distance from Davis Ave would be approximately 38 feet. This reduced setback would be sufficient because the lobby level of the building is elevated above the street. The side yard, along 2 43•d Street would be 30 feet between the building far;ade and the property line. The proposed plan complies with the setback requirements. HEXRPT Valley Center 07-060.doc City of Renton PIB/PW Departmen Valley Center Building Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H PUBLIC HEARING DA TE AUGUST 21, 2007 Page 12 of 13 iii. Building height: In the CO zone the maximum building height is 250 feet. unless additional height is requested and approved. The 12 story building would be 167'-2" from the ground elevation to the top of the mechanical equipment screen. 1v. Maximum Building Coverage: The site may be covered up to 75 percent by buildings. The total area of/he 58,551 sf site covered by the structure, 43,908 sf, would be 75 percent, therefore the project would be at the maximum coverage by buildings allowed. c. Mitigation of impacts to surrounding properties and uses The proposed project will impact a building located to the east due to the greater height of the new building. Late afternoon natural light at the existing building will be reduced, but exposure from the south would be largely unaffected. There would be no impacts that would impair the use or enjoyment or potential use of surrounding properties or would negatively impact the community in general. There are potential short-term impacts to adjacent properties (e.g., noise), which would result from the construction of the project. These impacts will be mitigated by somewhat by Renton Municipal Code, which limits work and haul hours. Long term impacts included increased traffic associated with an office development of this size. These impacts were anticipated through the Comprehensive Planning and Zoning process. d. Mitigation of impacts of the proposed site plan to the site The proposed structure would cover 75 percent of the site. The existing topography would be utilized to the greatest extent possible, with the structure "built into" the steep slope along the east side. The existing gradual slope along Davis Ave would be preserved, with stairs and a pedestrian ramp making the building accessible from the public sidewalk. The pervious areas would be landscaped and a "green roof' would be utilized to reduce the impacts of stormwater runoff. No adverse impacts to the site are anticipated. e. Conservation of area-wide property values; By replacing an existing, vacant, single-story building with a high-quality, high-rise development, the proposal would enhance the neighborhood and increase surrounding property values. By adding medical office space to an area already having a concentration of similar uses, the proposed project would enhance the business climate of the immediate area for additional common uses as well as supporting services. HEXRPT Valley Center 07-060.doc City of Renton PJBIPW Deparlmen Valley Center Building Preliminary Report to the Hearing Examiner LUA07-060 ECF, SA-H PUBLIC HEARING DATE AUGUST 21, 2007 Page 13 of 13 f. Safety and efficiency of Vehicle and Pedestrian Circulation The proposed project would provide primary access from the lesser-traveled of the two abutting streets (Davis Ave S) for maximum vehicle and pedestrian safety. Accessible pedestrian access would be provided from sidewalks. Pedestrian walkways would be separated from vehicular driveways and parking areas. Service loading and waste management would be inside the building, away from pedestrian walkways and patient arrival areas. g. Provision of adequate light and air The proposed building is designed to allow adequate light and air circulation to the building and the site. There would be sufficient area between the proposed building and buildings on abutting properties to maintain adequate light and air circulation. h. Mitigation of noise, odors and other harmful or unhealthy conditions The proposal is not expected to create any harmful or unhealthy conditions. Noise, dust, and odors, which may result from the temporary construction on the site, would be mitigated by the applicant's construction mitigation plan and code requirements for the use of Best Management Practices. i. Availability of public services and facilities to accommodate the proposed use Public services are currently available to the site. Improvements to public systems and streets may be required (see Environmental Review Committee Report, Exhibit 1 ). j. Prevention of neighborhood deterioration and blight No deterioration or blight is expected to occur as a result of the proposal. H. RECOMMENDA T/ON: Staff recommends approval of the Valley Center Building Site Plan Review, Project File No. LUA-07-060 SA-H, ECF, subject to the following conditions of approval: 1. A "color board" shall be submitted, prior to issuance of a building permit, to the attention of the Development Services Department plan reviewer. This submittal shall include materials, finishes, and colors for all exterior building elements. 2. A detailed landscape plan shall be submitted, prior to issuance of a building permit, indicating the final landscaping of the project site. HEXRPT Valley Center 07-060.doc r/ ,, , '.i / n / 1111 f ~ N ./! s~??TH -, ""'! ~:,~~~----------// It 9 ,,,~/ . , / , ... ,=~\i\ ,~1 ! • ~ ~)~'!\)19. I / -~!1 !.r~cJl\. ! TISCARENO ASSOCIATES ARCHITECTURE / C ;; !\ \~!--:::, U/ . / --11-. \,-., M" I I. ~ '-,--,,__->, • --~.;-\", I /'...., • 1 I I -~;-,;~ II\ \ '-, -· ~;' ' -- \ \ ·." / <_,,.,., -•, __ / /~K-r.- , ·. , " ' ' ·---/ ; I .A,. rQ ;y ' -.· / -> cc ' ---' • • . --. ".'II". ,\>; //-. \ - 1 __ \SQU!rH '43RD ,Ii.--_-~/,ef:<&::;,. I · •..• ---1-ll _1S~~~T;:/_/ r 1 '. - yi _ _,'"'•I I -' I ---'--' ~ ' ' I I ' !rn' /UJi I I ' I I /" ,,,,0 /U)I I I /, ,0"-' I I I ~if? 0.~~ ~I /~ i I ~&" 0.~"(;-I /~ :..11 :---: II/ Q"(; 1H --. I . I // II I ,1g ... '·--;----1 I 1'9 ' ----! '°'"= • "'r,1-·-.-____ J I · \ , --f' -----1 I ' I I EXHIBIT /, / ! 2 •• DEVELOPMENT PLANNING 5tTY OF RENTON d, JUN\ 2 2007 RECEIVED ~- & URBAN DESIGN --· !(ll-~-"21) -.W~SIIUI T:211U2u:161 F:20!!.4llUl!l41 =~"!:::' -VALLEY CE PRO.RTNC!. 101-i_.1_ LJ..\TE JUNE 11, 2007 aRAWllll'I' GWISR ?RINC 'A..INC'H~'.GE BT/ JC s=• " ""' -- - --- - DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVIEW 51tlff!TllE NEIGHBORHOOD DETAIL MAP SIIEETNO. A-1 • O,'EIUITTru"611!Ub01 OWGA...Erll""'9~"""'°"~~11,,.,,,~ IIIT2001"Tlll,,ll'!MlASS(ICll,,11'.Sffl I Renton City Limits Parcels Cliiilil Renton Aerial i"""< .~.~ SCALE 1 : 2,771 200 0 200 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton 400 ==i 600 N A EXHIBIT 3 Monday, July 09, 2007 3:47 PM H3 · 30 T23N RSE E 1/2 IM :O(P) CA co co CD COCP) RM-F R-14 R-14 [/J R-14 R-14 R-1 R-1 R-~ 55th St. ~ ZONING ~ = 'I'BCBNICAL SBB.VICB8 Renton City Umit,I R-10 I 1 gi ~ "2 ~ I SE 190th! c==~i • R 0 230 "00 EXHIBIT 4 11-4.800 31 T23N R5E E 1/2 5331 TCf'~~~~~-:'!· TC,,OI' p~;:!;; ------;,;~ --<;,'.} }"" --~:· ~' -' -"'' o.:.,_'.'\, "';~':.'• "'"."lf;f.f.Q, -=--no-11 """"""· ~ r~:t;:,;., p~~;1'_,,~ ~ p~~ 5. 43RD SH1[:T '-~~ c;\ , ¥ (,) 00 ., ~---I----,,.4 t -,,·--o· 2--0· ""' '-j • I . n11 11111111 I i i -~ ---.,--"\l:' ""'"'-~ .,.,,....~ ~- DAYl,O C,'f'<lcicl ':>O\!T--lfl.-EC,T ELEYATID~ <D :,,·-,'j' ---l 0 q:; ()) M 1--,,~ --'----.~~t~"'~ ---t:::,,~'"-_ .,, : ~~:e~ :,~ AL ., ~,c,c ~,A'"'• -~.-~l_A" ,_. ,,.,., _a,·.-r~o. . ;..-,;, ~"""'" """~-,~-- , DEVELOPM!:NT PlANNING 01TY OF RENTON JUN 1 2 2007 RECEIVED TISCARENO ASSOCIATES ARCHITECTURE & URBAN DESIGN --" !;>},.....-.-~ -.ms11w1 Tc20&.12SD511 f2Cil:i&- _or,.._ -~ VALLEY Cl n u -~ PllLKl !10. 7012.1 "" JUNE11,2007: DRA\Wjli'f GW/SR PrnNCIPAL INCH~F.lll' BT/ JC mmar.'!i " DA-, --- - - - - DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVIEW EXHIBIT ·-= WEST BUILDING 5 ELEVATION S"fUll(l ==e. A-3 °' CCP,R$KT'lf/P1'$CAREl<O~TESPS MTl':PUIITID DMIRLEMO """'~~~ Y;\'_/ "" ·,-~ """f'c"'1 "7~~':'f~ "'".(,,';.':!• ~ -~-1 (o:, (r;; T G: .,CO" V~) ~--__L f:~~ _c/f,.-1 ]; '4 ,. "~'-"- ~"""' C.:,sGRfl'i "' ~"'1.<".T\.O>-"l. Elno~ c.~..,,.,.;,,, ''"'"'"" ----/ ·:_L~::::~ TT • I C,j I ,_"e_, +-_._,.,;a,, .. ,," I =~r I """-·"" ~1•-""""'0 ~1~~4::=· :L-------r-="'·= I , p~"'""" --,-~~"<.-<-CNT DAVIS AVE S QEI/ELOPMEN1 !'LAI'' ---Gff{ OF RENTO:-: JUN\ 2 20G7 RECE\VEO EXHIBIT 6 ~. 11,\T!PlQ'lTl'O, ~Alf'«! TISCARENO ASSOCIATES ARCHITECTURE & URBAN DESIGN n.,....,_p,; ~unai11n11,1.-m s.r...w•mo, r,~.:ma F·:ZOl.-131.!IMG _,,..,_ -·~ -·· VALLEY C Pf(l@;lr«), 7012.1 "'" JUNE 11, 2007 UAA\'IN<Y GW/ SR P'lh~N,clNCH~'OE BT/JC ~W'llO!fl • o,-. ----- ---- -- --------- ------- DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVIEW SHFETT!IU: NORTH BUILDING ELEVATION Hfl• A-4 • COo'l'llelf!(IO'l-9'1)MSQQITfllP6 t ~, 'r2 ;;;') ' »~ ' -j: I rr4 ,f'CUw«C"-~ I' ~~-~..;': ~'"""" ' I' ,,.,,;~e'~i~ j - ' P-L~'01H<' i I ·,·0'"'· -_,,- eoeRCO""'"' ' S<Ci ... ·1--- ~I EAST ELEVAT,(l~ JJ DEVELOPMENT PU.NNING OITV OF RENTON JUN 1 2·2007 RECEIVED if , I ~~~--~-,..q ~:,-~~~~· !Sfyj"/_';.." ~.;;;_c': - ~i:::.:., --~i'?~-~----' ~ !!/:""Ce O i-1 ,,s,·-~· I~ <:r.-:~. -s!'"""'"', .,,,._,,. -,~o·ce= ~ EXHIBIT 7 [1,1.1,f'lOW.O: -~- TISCARENO ASSOCIATES ARClf!TECTURE & URBAN DESIGN TI--PS ,ooLomsr.;~•w __ .... .,o, T:~.~ Mll&AlU8<1 ._.,.,.""_ -·--· VALLEYC l'Rllffif«l. 7012.1 °"''f JUNE 11, 2007 ,7 ~AA,rn~ GW/SR PRIHCIP•.1~ C<AAGE I BT/ JC -· • "'"' - ----- DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVIEW Sll'!'TTTTI.E EAST BUILDING ELEVATION s~i,na A-5 0, COP'l'IUB1ff1(l0711SC,O"OOJ~PS O(>"OF""•,~ ... ·,..-, OF "~M.'\'. ~ ,,~----~ ~ ':·.., 9'.:,'.f;.:, °';~Ej ''"CDII-<, ~""--= ~~~'.i"l.., PA~~~/ p"';,P:.~ y"'.'f'::..~. ·---Ii '"" 't C..CL"'51Rf' __ •••• "'~ $ (5) 0> [ "l"CaA.so, ""'"""''"''"' 't'AC "•"-... -SO"<:, 'I .. _,_-------:r ----~;1~:;; ----Ir -T-,--- ' I :I Ii I ! 1 1 Ii:: 'i 'I"] 1111 11111 ,1i1 11, 11 ~'111_: _1_111!1!i1:ii11 !1_!!1 1 111 1 ---i1·1i· 1111 ~,;;,----U _ct_!u! _ _:l[u ;_JdLL,- !,:,~-~ f~E:\IATIOI-. I l-- c____c_j ' ' ! -- u:::~T~~~,~, DEVELOPMENT PLANNING CITY OF RENTON EXHIBIT 8 JUN 1 2 2007 RECEIVED ll.lTEPLCTTl:rt -~--- ---- TISCARENO ASSOCIATES ARCHITECTURE & URBAN DESIGN --" ,OOUnlon!IOIIIT,Slml:111 -.WAM>Oi r.211uru:i~ ~20!i.-ll6.fl.41 _,,..,_ -·~ ~ VALLEY Cl -Trta. 701ll_ CIIITf JUNE 11, 2007 ORAWHSY GW/ SR i Ml~tlP~. ic~,.1Gt: BT/ JC Rf"3IOHS • O•it - ----- DAVIS STREET ASSOCIATES, LLC. I SITE PLAN REVIEW Mn= SO!Jlli BUILDING ELEVATION s~mrro A-6 " 118HT2007118CAA!l«l.\880CIITUPS I: i I 11 ·--·-·t'-l , ,I '!'I I I ij~.:;;t;. -. I " ~"'2."'T NIO'YE " "' "' .--· .... -~2"!: I L~•'""'' / ~:.~.~ , ,,..,.,n;· = ;~---··~~-RO>S C<SNTER LIN-I I "''""-"!?': l "; ~;Y·· ·'•" ··~ ' , ..,---,,-_.."0,,_,.=--._.:_~·, 1· - i 0.i'.il?_i, !1 ~ ~ !.!:);t3;.;_jJt.( e. I I ~ ~: ---. ~ ~~ '------------' - 1 - ~-'·" . {.,_.} -' •y\~ '' ·. !'[:.',, .. -.. ~\\ J"j---. Iii ~-::·· \ .. . ::, """'''"'' !: It,,_. __ ;.; '"·--7 : 1· I } ! f ' ·-Jl ' ' ' ' ~ ·:::: ~ . I _JF~.,!1..,J,,.,S ~ ;---~_:;~ _L rT r,i \__ --. -TfM O, C'~l"""''f 06tMCNT •a>1=10,,o~ ~~-...,..,,,...5fMfN'T ,,,.= !TFM 6 "1"c11'ES EASE ....... NT' 200,IOot>OoooOI 'S' El<""""""' ;.OJ><:£'<" ·o ">E ~--a>.lot>. COT ""'· -·-~ oN oc.n;,e,e,. f>. wo, ........... -, ~~ ~- ! ....,,,._,. --/ """'=D'.J.Jt,I;_, --·---------- ,, .. ,5. EXHIBIT 9 ;1 l DEVELOPMENT PLANNING CITY OF RENTON JUN l 2 2007 RECEIVED a, l!ATEPI.Dffillc Ml/2001 [IW(iflilf(l &ITFR...AM:9':'9 TISCARENO ASSOCIATES ARCHITECTURE & URBAN DESIGN TKun,-PS 500Unl0nlln0t8aloffl -WA!ll101 T:-.:l3till f.:!Oll.43!.1!9'~ _,, .... _.. .,..,,. .. _...... -VALLEY Cl PR()..t(;lr«J. IQ12_j_ Cv.tt JUNE 11, 2007 DAAWY!3, GW/SR f'R'HC'"~ .. \ CS~AGE BT/ JC RF~OO'IS • ··--------- ·- ------- DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVIEW !KITT111U SITE PLAN SKIBNO. A-2 • OCPl'IUGHTmJT'll!CARM>SliOCllllSPS -~---- Renton City Limits Parcels C8il Renton Aerial 100 0 Renton SCALE 1 : 1,385 100 200 300 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf EXHIBIT 10 N A Tuesday, July 10, 2007 11 :41 AM --- ~ 0 ii 0 N oc 00 " I 0 " ,! z ~ li!~ 11 ~ ~---pu '3 w (.!J ~~ ' ~ < ~"' z ' -00 1 .. ,, i:; ~ ~ u ~· ii • ~ ' ! !!i~ . ;:; " I U O ~! i ! ! ~ '.. I i;fJ r:I".! a:=> I ;; ' ~ ~ <( o!I "i --- II; ~ ~ oc w'" z ~~ :'."i !ii:::! "-~g ~ <= > U) ti 00 c3 ~ :J ! I I "-"' ,. ~ "-,-"' "' • i ?5 ! C!) ! @; ! -f- I ~ • I I ! ' I 11 ! • 1 ! l-\Q'OJ.<\~~0\,:.,00\'-"0e_sm: .••• f!.~f J m ~;~ 1~~ ;~~ "l~T c,,E USl ,i, ~ / NC I/•. ;w 1/4 Hf'. 1/4 / ! ~"· ·J. ~ i ' scu,h i I 111111n1 1 go ; 0 i1!ei,S '; j ~ i,i~ lz E~ ~~~ 3 t)"~ i-'c"· ,,_ ·. ""'· It ..... .. ' • ..;.,cc;s·,· ·x; -----x.-·:i:·,.,1\~;·~ \/ ' ~ .... ,. .. ' ., +-, -,a 'a ! ' ' ·1·· .. .. t);; --~~ ,. ~r ~ I . 'I ::'!; ~I; . .", ' I I '. 'I 1, I' 0 ~ z . 0 'i; .r. ·r I ;k.,... .. L,~·>1:,,~-,,l~.;~;,,"''"~-"'~~;_:,;,,ce,:.'\;, ·• *" ...... N ' ' ' rn >< ::r: ...... co ...... ..., v :=-1 Vl ' 7 i 1 1 :c-, w ' ~ \a '" ~ 0 ;u 0 0 z 0 m '1 C ,, ' G) .~ 'o z G) " ~ ~ 0 ;u "' iii ;u '] 1.1111~ I i ", lJ z " ~ ! ii ~ ~ ~~ ~ i ~i t 'i ~ . ' ' l , ~ ~ ; ' , \ " . . . J _..-~-· ' " --· '/ I/',,· N0"59'•G'E ,0,90· tJ i! tH ~" ( l -·~t" ;: 'I r " 0 I !; i{1!t i ~ ; ~ fgh :.; l s: a~ ,..~.~.., • .: .:: : :rii'"i\· " ~ g it ~::!3 f i ~ : !~ft G ~ ii Yfaf: ~ ~-; [ F g ~ : 1 1! !ii!! n 1 1 f 1 ! ; l f 1:·1h ~ l ~ i ~i i ; i i t~;f I = !-~-l! : ~ " &~ ~§~ ----1~ 1 =r __.'" """"' i VALLEY CENTER ---------·---=-::. I 305 SOUTH "'' STREET ~ ~. '~'"" "'"":'"' ,~ j • 11 . ; . SO= -- --c=~-- 15 ' i .JJ '-,;.]p: m C: ~~ 0 z 0~ m ... -nm < co I~ m ~ ~1 C..., i CJ Gl • Renton City Limits Parcels Landslide Hazard Areas ~~ii~erate i~~i~~:hSIFIED Erosion Hazard Areas Flood Hazard Areas Seismic Hazard Areas Regulated Slopes > 15 <= 25 > 25 <= 40 Regulated > 40 <= 90 Regulated > 90 Regulated Coal Mine Hazard Areas ~~~f :~~1 ~ed Renton Aerial SCALE 1 : 1,555 ~-~ 100 0 100 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton 200 300 N A EXHIBIT 13 Monday, July 09, 2007 3:36 PM . .• / . LIMIT Of CLEARING .AND GRADING . V r ···t ....... ··1 'l . • I; .. ;1 . . /T~EE: REMOVAL, TYP . i fl . . l'H . Ii .. ml : ;;::-!{/······. .· .. l / X X> ·~APPROX DRIP LINE . ·1·,·::·.··.> > ·X 'j EXHIBIT · .· ... · f 14 ~*~~:}'t15f !~g~T . i: x . . . . . . ::~r : THIS TREE BEFORE . ii .· . . .. • ········• ·.· ·.... X .... + ·. CONSTRUCTION BEGINS.... . .· .· · 1 .··. . ... ··.·~~· )Q % ·.·.· ...... ~¥ i i i, .. -LEG-END --""-I' >~-~ ~~{ X --[ · .~. ~ ,, ,~~ j C....\ ' J. ·o •, --====.o· SCALE IN FEET ~ ABKJI ml fFIH AVEN.E. Slll'E29l0 SEATRE, WASteGJON 98104 lB.; 206 MO 22:Yi FAX: 2»)40.22M .dt:LOPMENT PLANNING TREE CUTTING/LAND ~rA~fNG PLAN VALLEY CENTER JUNE 20( . Cf) . w ~ Cf) -~ 0 (. 7i 11 .. f 1 E-< -o::1 tr) ...... ;:r: ,...... X ~ l ffis_~43RD ST ' ·1f' ( ·1 I I l.,.J / ' _ _) \~ .. ~-·~" I / "• ii t= . ~ ,< f -T---it= ///1 1,• . r---:t-1~ .. I • August I, 2007 Dale Behar Behar Company/Davis Street Associates, LLC 1000 Second Avenue #3330 Seattle, WA 98104 SliBJECT: Valley Center Building LUA07-060, SA-H, ECF' Dear Mr. Behar: CITY . F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the public hearing scheduled for August 21, 2007 for the above subject project has been rescheduled for August 28, 2007. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. If you have any questions, please contact me at (425) 430-7382. Sincerely, £/;7,0.d/_ J~r- Elizabeth Higgins, AICP Senior Planner cc: Dr. Paul Joos, David E. Smith/ Parties of Record -------l-05_5_S_o_ut_h_G_ra_d_y_W_a_y_--R-en_t_on-,-v,-,a-,h-in_g_to-n-98_0_5~7~-----~ @ This paper contains 50°/. recycled material, 30% post consumer AHEAD OF THE CURVE ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (ONS-M) POSTED TO NOTIFY INTERES rE[) Pl::R~ONS OF AN ENVIRONMENTAL ACTION PROJECT NAME Valley Center fi11il,l,ng PROJECT NUMBER: LUA07..060, SA-H, fCF LOCATION: 305 S 43"' Stree1 DESCRIPTION: Tiha project proponent ,s rer1ues!lng a State Environmental Policy Act environmental threshold d&temlination for development ot the Valley Center Building. The proposed proJoct would cons,st of a 12-story building Intended for use as medical ott1ces and hospital support activities. There would bo 5.5 stories of at-grade or below-grade structured parking. An cx1st1ng building and surface parking would be removed from the sJte. THE CITY OF RENTON ENVIRONM[NTAL REVIEVV COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOC::'.::i NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appeals of the environmental determination must be filed In writing on or before 5:00 PM on August 6, 2007, Appeals must be flied In writing together with the required $75.00 application fee with: Hearing E>;aminer, City of Renton, 1056 South Grady Way, Renton, WA SS057. Appeals to the E>;aminer are governed by City of Renton Municipal Code Section 4-1l"110.B. Add•tio11al 1nform3tion regarding the appeal process may be obtained from the Renton City Clerk's Office. (425) 430-5510 FOR FURTHER INFORMA-ION, PLEASE: CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICFS DIVISION AT (425) 430-7200 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. CERTIFICATION CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 17th day of July, 2007, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies Dale & Helene Behar Dr. Paul N. Joos David E. Smith (Sigoatoce of Seodec),,~ .,Juc;;v STATE OF WASHINGTON ) ss COUNTY OF KING ) Dated ) -;;>5-0J Reoresentina See Attached Owner/ApplicanUContact POR POR Notary Pub ic in and for , s i!)gtQ.n , .. { ~ R ~ ~ ~ . ~ .. , I ~ ~ "' f, ":,:-:: Notary (Print) :_iN::i.n:='-'-hilEc:...Lc:__,.l .:,.,-1-' Yl<-UIC\'---+-~IL':tu.ow9#-.:::· =-:h::,=9"-'...?..Dl!i~tl);..;,,,~? u,.,-'-~,,i:~,...J.~0;,:==- My appointment expires: 1 °"J>,,,,»:.'10,:tii;,,~,G-...:,_7.Ji.~ J-\"i_ \0 '~ """'~-;_~ llt WAS,,,, '""""'" Project Name: Valley Center Building Project Number: LUA0?-060, SA-H, ECF template -affidavit of service by mailing AGENCY (DOE} LETTER MAILING (ERG DETERMINATIONS) ~--· --------- Dept. of Ecology· WDFW -Stewart Reinbold· Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer PO Box 47703 3190 160"' Ave SE 39015-172" Avenue SE f----'-0~1lv~,m~1p~ia~-~W_A_9_8_5_0_4-_7_7_0_3~------+-B_e_llevue l'-''l'-A'--'9'-'8'-"0"-0~8-------+-'-A"u"'b"'u"rn",--'W-'-A'--'--'9"'8"-0"'92=-c~---~------ WSDOT Northwest Region • Duwamish Tribal Office • Muckleshoot Cultural Resources Program • Attn: Ram,n Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015172"' Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers • I Seattle District Office KC Wastewater Treatment Division* Environmental Planning Supervisor Ms. Shirley Marroquin Office of Archaeology & Historic Preservation* Attn: Stephanie Kramer PO Box 48343 ! Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 Jamey Taylor· Depart. of Natural Resources -PO Box 47015 I Olympia, WA 985=-04,_-_7,-"-0"15'-c------+-~~~-~---------+~-=----------------< I KC Dev. & Environmental Serv. City of Newcastle City of Kent i Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 'I 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"' Place 220 Fourth Avenue South 1 Newcastle, WA 98059 Kent, WA 98032-5895 l f----'-M~e-tr-o~T~ra_n_s~it------------+~Pccu~g~e~t'=s~o~u~ndc'=E-n~e~rg~y~------+ 'I ~c"',t_y_o '-f Tukwila -------- Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Respo. nsible Official I Gary Kriedt Joe Jainga . 6300 Southcenter Blvd 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W I Tukwila. WA 98188 e-S~e~a~tt=le~-~W~A~98~1~0_4~-3~8~5~6 ______ -+-B_e_ll_e_vue. WA 98009-0868 I Seattle Public Utilities State Department of Ecology Real Estate Services I NW Regional Office Title Examiner 3190 160th Avenue SE 700 Fifth Avenue, Suite 4900 I Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4_0_1_8 ____ _ Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing ______ __J ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Valley Center Building PROJECT NUMBER: LUA07-060, SA-H, ECF LOCATION: 305 S 43" Street DESCRIPTION: TThe project proponent is requesting a State Environmental Policy Act environmental threshold determination for development of the Valley Center Building. The proposed project would consist of a 12-story building intended for use as medical offices and hospital support activities. There would be 5.5 stories of at-grade or below-grade structured parking. An existing building and surface parking would be removed from the site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 6, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON AUGUST 21, 2007 AT 9:00 AM TO CONSIDER THE SITE PLAN. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. "'},y 0 CITY "lF RENTON o~,~ ~ + + + Planning/Building/PublicWorks Department ..ll " ~ -::,:;: Kathy Keolker, Mayor Gregg Zimmerman P.E., Administrator ~N~Or-~~~~~~~~~~~~~~~~~~~~~- July 18, 2007 Dale Behar Behar Company/Davis Street Associates, LLC 1000 Second Avenue ste: #3330 Seattle, WA 981 04 SUBJECT: Dear Mr. Behar: Valley Center Building LUA07-060, SA-H, ECF This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 6, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, ( 425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh lloor of City Hall, 1055 South Grady Way, Renton, Washington, on August 21, 2007 at 9:00 AM to consider the Site Plan. The applicant or reprcsentative(s) of the applicant is required to be present at the public bearing. A copy oftbe staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review Committee, l3/;i ;J;;-d;:_ J~j~ Elizabeth Higgins, AICP Senior Planner Enclosure cc: David E. Smith, Dr. Paul N_ Joos/ Party(ics) of Record -------,-05_5_S_o_utb_G_rad_y_W_a_y_--R-e1-1t-on-.-W-a-sh-i-ng-to-n-98_0_5_7 ______ ~ @ This paper contains 50% recycled material, 30% post consumer AHEAD Of THE CURVE CITY :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator July 18, 2007 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on July 16, 2007: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: Valley Center Building LUA07-060, SA-H, ECF 305 S 43'' Street DESCRIPTION: The project proponent is requesting a State Environmental Policy Act environmental threshold determination for development of the Valley Center Building. The proposed project would consist of a 12-story building intended for use as medical offices and hospital support activities. There would be 5.5 stories of at-grade or below-grade structured parking. An existing building and surface parking would be removed from the site. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 6, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7382. For the Environmental Review Committee, 07 A-i.J.d/_ _}~r- Elizabeth Higgins, AICP Senior Planner cc: King County Wastewater Treatment DiY1sion WDFW. Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tnbe (Ordinance} Melissa Calvert, Muckleshoot Cultural Re~oun:es Program US Army Corp. of Engineers Stephanie Kramer, Office of Arc;haeology & Historic Preservation _E_"_'_io_,u_r_e ____ J0_5_5_S_o_u_th_G_ra_d_y_W_a_y ___ R_c_n_t,-m-,-W-a_s_h_in_g_to_n_9_8_0_5_7 _______ ~ @ This paper contains 50% recycled material, 30% post consumer AHEAD OFT.HE CURVE CITY OF RENTON _ DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S) APPLICANT: PROJECT NAME: LUA07-060, SA-H, ECF Dale and Helene Behar; The Behar Company Valley Center Building DESCRIPTION OF PROPOSAL: The project proponent is requesting a State Environmental Policy Act environmental threshold determination for development of the Valley Center Building. The proposed project would consist of a 12-story building intended for use as medica_l offices and hospital support activities. There would be 5.5 stories of at-grade or below-grade structured parking. An existing building and surface parking would be removed from the site. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 305 South 43rd Street The City of Renton Department of Planning/Building/Public Works DevelopmentPlanning Section 1. The recommendations of the report, "Geotechnical Engineering Study, ,Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007, shall be followed for building design and construction. 2. A letter from Geotech Consultants, Inc, shall be submitted, prior to submittal of building plans, to the Development Services Division project managi,r verifying that they have reviewed the final development plans and confirming the conclusions of their report based on t_h.e current concept of the project. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the most recent Stormwater Management Manual. 4. A traffic mitigation fee of $75 per daily trip shall be assessed based on the submitted calculation of 2,760 ADT. The fee estimated at $207,000.00 would be assessed at building permit issue. 5. A fire mitigation fee of $0.52 per square foot of new building space, .excluding area of parking and credit for existing area of building to be demolished, shall be assessed at building permifissue. ERC Mitigation Measures Page 1 of 1 • CITY OF RENTON DETERMINATION OF NON~SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA07-060, SA-H, ECF Dale and Helene Behar; The Behar Company Valley Center Building DESCRIPTION OF PROPOSAL: The project proponent is requesting a State. Environmental Policy Act environmental threshold determination for development of the Valley Center Building. The proposed project would consist of a 12-story building intended for use as medical offices and hospital support activities. There would be 5.5 stories of at-grade or below-grade structured parking. An existing building and surface parking would be removed from the site. LOCATION OF PROPOSAL: LEAD AGENCY: 305 South 43rd Street The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monoay through Friday unless otherwise approved by the Development Services Division The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the appticant shall hydroseed or plant an appropriate ground cover over any portion of the site that is ·graded or cleared of vegetation and where no further constru.ction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st.of each year. The Development Services Division's approval ofthis work is required prior to final inspection and approval of the permit. 3. Construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hoursbetween. nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall _be permitted on Sundays. · Fire Prevention · 1. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required, 1 within 150 feet and 2 within 300 feet of the building. 2. Fire Department access roads are required to be paved, 20-foot wide with 25 foot inside and 45 foot outside turning radii. Fire access roadways shall be constructed to support a 30-ton vehicle with 322 psi point loading. 3. Approved fire sprinkler, fire alarm, and standpipe systems are required in the building. Separate plans and permits are required by the Renton Fire Department. 4. Minimum vertical height for fire department access is 13 feet 6 inches. 5. For fire planning purposes an electronic copy of the individual building site plans, in acceptable format, shall be submitted to the Renton Fire Department. 6. Any building classified as "high-rise" shall meet all special requirements of the Inter.national Building Code Section 403 and all applicable sections of the International Fire Code. ERG Adyisory Notes Page 1 of3 • 7. A complete hazardous material inventory statement is required to be submitted for review at time of building permit application. Use of city form or approved equivalent is required. Separate plans and permits are required for the installation of tanks, containing hazardous materials. Plan Review -Surface Water 1. The Surface Water System Development Charge is $0.265 per square foot of new impervious surf.ice. This fee is payable at the time the utility construction permit is issued. 2. There is an existing 12-inch storm pipe system in Davis Ave S. Plan Review -Water 1. There is an existing 12-inch water main in Davis Ave S. 2. Fire hydrants, stubs for fire sprinkler systems, water services, and irrigation systems will be required to be installed. 3. Pressure in the vicinity is approximately 112 psi. 4. The proposed project is located in the 350 Pressure Zone and not inside an Aquifer Protection Zone. 5. The derated fire flow available in the vicinity is 5,000 gpm. 6. One hydrant is required for every 1,000 gpm required by the Fire Department. A primary hydrant must be within 150 feet from the structure and additional hydrants will be required within 300 feet of the structures. Additional hydrants will be required to be installed along the existing 12-inch main in Davis Ave s. 7. A double check valve assembly in a vault is required behind the domestic water meter since the building is over 30 feet tall. Backflow devices will be required to be installed on the domestic water meter. Due to high water pressure, a pressure-reducing valve will also be required on the domestic water meter(s). 8. All devices installed shall b_e per the latEJst Department of Health "Approved Us\" of backflow prevention devices Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required." DDCVA installations outside the building shall be in accordance with City of Renton Standards. 9 .. For DDCVA installations proposed to be installed inside the building, applicant shall submit a copy of ihe mechanical plan showing the location and installation of the backfiow assembly inside the mechanical room. Installations shall be in accordance with City of Renton Standards. · 10. DDCVA shall be installed immediately after the pipe has passed through the building floor slab Installation of devices shall be in the horizontal position only. A separate utility permit and separate plans will be required for the installation of the DDCVA for the fire sprinkler system, if backflow device is to be installed inside the building. 11. A pressure reducing valve is required downstream of the water meter since the working pressure is above 80 psi. 12. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit is issued. 13. New water meter(s) or upsizing of existing meter will trigger Water System Development Charges, in the amount of $0.273 I sf of the gross site area. This fee is payable at the time the utility construction permit is issued. Plan Review -Sewer 1. There is an existing 8-inch sewer main in Davis Ave S, which fronts the lower 50 feet of the property. 2. If food preparation facilities are proposed in the facility, a grease trap or grease interceptor may be required. A separate plumbing permit will be required for installations inside the building. 3. A sewer main extension is not required. 4. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains, which will be installed in accordance with the UPC to an exterior oil/water separator. The . separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of stage capacity. The type of interceptor shall be as manufactured by Pip Inc., Utility Vault Inc., or approved equal. Strip drains will be required. ERG Advisoiy Notes Page 2·of 3 5. If finished fioor elevation is below 25 feet, a 'tideflex' or similar backfiow device will be required to be installed on the sanitary sewer. 6. The Sanitary Sewer System Development Charge is $0.142 / sf of the gross site area. This fee is payable at the time the utility construction permit is issued . . Plan Review Street Improvements and Transportation 1. All abutting streets should be currently improved with curb, gutter, and 5-foot wide sidewalk. If these improvements are not in place or are damaged during construction, repair would be required prior to occupancy. 2. All new wire utilities must be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Plan Review -General 1. The governing building code is 2006 International Building Code. 2. Applicant shall be responsible for securing all necessary easements for utilities. 3. Retaining walls of forty-eight inches (4.8") and greater in height require a separate building permit. 4. All plans shall conform to the Renton drafting standards. 5. Separate permits for side sewers, water meters, and backflow device are required. When plans are complete, three copies of the drawings, two copiei of the drainage report, a canst.ruction .estimate and application fee shall be submitted at the sixth floor counter in the> Development Serv\ces Division, City Hall. ERG Advisory Notes Page 3 of3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA07-018, SA-H, ECF APPLICANT: PROJECT NAME: Dale and Helene Behar; The Behar Company Valley Center Building DESCRIPTION OF PROPOSAL: The project proponent is requesting a State Environmental Policy Act environmental threshold determination for development of the Valley Center Building. The proposed project would consist of a 12-story building intended for use as medical offices and hospital support activities. There would be 5.5 stories of at-grade or below-grade structured parking. An existing building and surface parking would be removed from the site. LOCATION OF PROPOSAL: LEAD AGENCY: 305 South 43rd Street The City of Renton Department of Planning/Building/Public Works Development Planning Section 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). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 6, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton. 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: ' _c... -------1 (. \ .-\.-- Terry Higashiyama, Administrator Community Services July 21, 2007 July 16, 2007 -J/10/01-CN~ r 1 .I. David Daniels, Fire Chief · Fire Department Date .. 1 I 1ro /07 Date REPORT City of Renton & Department of Planning / Building / Public Works DECISION ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE. July 16, 2007 Project Name: Valley Center Building Owner: Davis Street Associates, LLC; 1000 Second Avenue, Suite 3330; Seattle WA98104 Contact! Applicant: Dale and Helene Behar; The Behar Company; 1000 Second Avenue, Suite 3330; Seattle WA 98104 File Number. LUA07-018, ECF, SA-H Project Manager: Elizabeth Higgins, Senior Planner Project Summary: The project proponent is requesting a State Environmental Policy Act environmental threshold determination for development of the Valley Center Building. The proposed project would consist of a 12-story building intended for use as medical offices and hospital support activities. There would be 5.5 stories of at-grade or below-grade structured parking. An existing building and surface parking would be removed from the site. Project Location: 305 South 43'' Street; Renton WA 98055 Existing Bldg Area: 6,109 sf Proposed New Bldg. Area (gross): 443,335 sf Site Area: 1.34 acres (58,551 sf) -----------·, RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). ----------~·- Project Location Map ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Em nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 2 of 12 IIPART ONE: PROJECT DESCRIPTION/BACKGROUND, CONTINUED The location of the proposed Valley Center is an irregularly shaped parcel of approximately 58,551 sf (1.34 acre), It is the site of the former United Way Good Neighbor Center building (United Way of King County) at 305 South 43•d Street in the southeast quadrant of South 43•d and Davis Avenue South. (Exhibit 1) The site is currently developed with a 6,500 sf single-story building, constructed in 1966, and surface parking for 32 vehicles. (Exhibit 2) It is approximately 330 feet east of the intersection of S 43'd Street and State Route 167. The site abuts existing medical office buildings and their parking lots located to the east and southeast. The Chateau at Valley Center, a 4-story senior residential facility is located on abutting property to the southwest. The Public Hospital District 1 regional hospital, Valley Medical Center, is adjacent to the north. The immediate area is intensely developed with professional office and commercial activities and residential uses are located in the near vicinity. The Comprehensive Plan land use designation is Commercial Corridor (CC) and the zoning is Commercial Office (CO). (Exhibit 3) The proposed uses include up to 188,981 sf of medical offices and hospital supporting activities such as day surgery, kidney center, and outpatient services. The building would be 12 stories, including 5.5 stories (254,354 sf) of parking within the building, (Exhibits 4 -7) Access to a loading dock and employee lower level parking would be from S 43'' Street. (Exhibit 8) The main lobby and patient access to lower level parking would be on from Davis Ave Son the west side of the building. Pedestrian access would be by ADA compliant ramp and sidewalk from Davis to the main lobby. A driveway under S 43•d Street, by means of a tunnel, connects a Valley Medical Center surface parking lot with an access driveway at Davis Avenue S opposite the proposal site. (Exhibit 9) The site would be covered up to approximately 86 percent with impervious material. A "green roof' would comprise 22 percent of this area. Green roofs provide about 50 percent compensation for the otherwise impervious roof surface. Therefore, the calculated impervious area would be 75 percent. Approximately 367 people would be building employees. Parking for 716 vehicles is planned. The applicant requested a modification of the Renton Municipal Code, which would require parking for 991 stalls. The modification was approved by the Director of Development Services (see Transportation section, below), The proposed project would result in 3,320 new daily vehicle trips, with 255 am peak hour ( 165 entering and 90 exiting) and 280 pm peak hour (70 entering and 210 exiting), Parking designated for flex cars and storage for bicycles would be provided. The site is served by Metro transit routes 155, 161, and 169 along S 43'' Street/Carr Road. The site, at an elevation of about 107 feet above mean sea level, slopes gradually down toward the west. (Exhibit 10) At the southwest and along the north property boundary the slopes are approximately 11 percent, it is 15 percent along the west side. The grading plan indicates that the site will continue to slope down in a westerly direction with a change of elevation of about 6 to 8 feet along the side of the building fronting S 43•d Street. (Exhibit 11) There are regulated slopes on the east and south sides, however there is no indication of seismic hazard, historic landslides, or abnormal erosion potential. (Exhibit 12) These slopes may have been created during site preparation for the existing building and surface parking area. Site preparation for the proposed project would not require fill material, but the underground parking portion of the structure would require removal of approximately 43,000 cy of soil. The area of the project is within the Panther Creek subbasin of the Black River drainage basin. There is no surface water runoff onto the site due to storm system diversion in the vicinity, Currently, surface water generated on the site is collected in catch basins and leaves the site at the north end in an 18-inch reinforced concrete pipe. The pipe discharges flow about 300 feet downstream into a ditch along a ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Env nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 3of 12 driveway behind Valley Medical Center, The 50-foot ditch terminates in an unnamed creek, The creek flows westward, An inventory of trees indicates that there are approximately 15 protected trees and others that would be removed during site preparation, (Exhibit 13) A conceptual landscape plan was submitted with the land use application indicating pervious areas would be landscaped, which is a requirement of the city code, (Exhibit 14) IIPART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14-day Appeal Period. B. Mitigation Measures X DETERMINATION OF NON -SIGNIFICANCE -MIT/GA TED. Issue DNS-M with 14-day Appeal Period. Issue DNS-M with 15-day Comment Period with a Concurrent 14-day Appeal Period. 1. The recommendations of the report, ·Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007, shall be followed for building design and construction. 2. A letter from Geotech Consultants, Inc, shall be submitted, prior to submittal of building plans, to the Development Services Division project manager verifying that they have reviewed the final development plans and confirming the conclusions of their report based on the current concept of the project 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume 11 of the most recent Stormwater Management Manual. 4. A traffic mitigation fee of $75 per daily trip shall be assessed based on the submitted calculation of 2,760 ADT. The fee estimated at $207,000.00 would be assessed at building permit issue. 5. A fire mitigation fee of $0.52 per square foot of new building space, excluding area of parking and credit for existing area of building to be demolished, shall be assessed at building permit issue. C. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Vicinity Map (Sheet A-1, June 11, 2007) Aerial Photo ( date unknown) Zoning (02/28107) ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING Env 1ental Review Committee Staff Report LUA-07-060 ECF, SA-H REPORT OF JULY 16, 2007 Exhibit 4 West Building Elevation (Sheet A-3, June 11, 2007) Exhibit 5 North Building Elevation (Sheet A-4, June 11, 2007) Exhibit 6 East Building Elevation (Sheet A-5, June 11, 2007) Exhibit 7 South Building Elevation (Sheet A-6, June 11, 2007) Exhibit 8 Site Plan (Sheet A-2, June 11, 2007) Exhibit 9 Aerial Photograph of Tunnel Under S 43'd Street Exhibit 10 Topography Map (Sheet G-1, June 11, 2007) Exhibit 11 Site Grading and Stormwater Plan (Sheet C200, June 8, 2007) Exhibit 12 Slope Map ( date unknown) Exhibit 13 Tree Cutting/ Land Clearing (June 2007) Exhibit 14 Landscape Plan (Sheet SD 1, June 11, 2007) Exhibit 15 Site Exploration Plan (Plate 2, March 2007) D. Environmental Impacts Page 4 of 12 The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: An Environmental Checklist submitted by the project proponent and a report, "Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007 (Report), form the basis of analysis of impacts classified within the category of "earth". The project was in the conceptual stage during the geotechnical investigation and changes to the depth of the building (3.5 underground parking levels added), the height of the building (increased from 9 to 12 stories), and configuration (two-tower concept eliminated) may effect the recommendations contained in the report. Therefore, although the recommendations of the geotechnical report should be adopted as conditions of environmental approval, a letter from Geotech Consultants, Inc, should also be submitted to the Development Services Division project manager confirming the conclusions of the report based on the current structural concept of the project. The site has slight to moderate downward slopes, 11 to 15 percent, in a northwesterly direction. Grading occurred in the past to create the building and parking areas for the current development. This grading resulted in steep slopes and retaining walls up to 14 feet in height along the east edge of the site. (Exhibit 12) These slopes appear to be stable with no indications of soil movement. There are surface parking lots and/or structures (within 10 feet) at the top of these slopes on abutting properties. Subsurface exploration consisted of drilling 5 borings with samples taken at 5-foot intervals. Boring locations were based on proposed siting of the building. (Exhibit 15) Three borings on the west side of the site were dug to 35 feet and 2 on the east to 45 feet. The subsurface geology is a combination of naturally-occurring and artificial conditions. Borings along the east side confirmed that cuts in the past had resulted in the steeply sloped areas. Furthermore, there was evidence of only minimal fill on the site, consisting of about 2 feet along the west side. Generally, the borings encountered alternate layers of silty sand, sand with gravel, and silt. Along the east side, the soil was dense to very dense within 3 to 4 feet of the surface. Along the west dense soil was encountered at greater depths, at 10 to 20 feet below the surface. The dense to very dense, glacially compressed soils are considered to be highly suited to support heavy foundation loads from a structure such as that proposed. ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Em nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 5 of 12 The Report emphasizes the importance of maintaining the bearing capacity of the soils by removing, either mechanically or by hand, all soil loosened during excavation prior to pouring foundations. De- watering of wet, sandy soils may be necessary. Quarry spalls (or similar), at 3-to 6-inches deep should be laid to protect footings from disturbance during placement of forms and rebar. Although the Report states that soils expected at the base of the foundation would be suitable to support the lowest floor slab, this would have to be confirmed by the engineers, given the greater depth of the proposed building than the concept used during the study (Mitigation Measure 2). Sloped cuts may be feasible along the sides of the building that are away from the development at the top of the steep slopes. Steep slopes and sandy, wet upper soils, however, may result in full height, soldier pile shoring being required on the east and south sides of the excavation, and possibly for most of the site. Particularly along the east side, the shoring would have to be fairly rigid, to reduce the potential of wall deflections that could cause settlement in the buildings and retaining walls on abutting property. Portions of the structure above the permanent, detained water level should be back-filled with free- draining soil. Drainage is recommended, but if it is not provided, building walls must be designed for hydrostatic forces acting on the outside of the structure. Backfill must be compacted in lifts according to the criteria provided within the Report. In addition to drainage and waterproofing recommendations in the Report, building design should consider migration of water vapor through walls, slabs, and floors to prevent excessive water vapor from being trapped within the building. This could result in moisture problems within flooring systems, moist interior air, or growth of molds, fungi, and other biological organisms. Subsurface water is addressed in the section below. In accordance with the 2003 International Building Code, the soil profile within 100 feet of the surface is bust represented by Soil Profile C, Very Dense Soil. These are considered structurally sound for building support and are not susceptible to liquefaction from seismic activity. Additional recommendations address foundation over-excavation, building footings, retaining wall backfill and waterproofing, slabs-on-grade, excavation and slopes, temporary shoring, soldier pile design and installation, tieback anchors, excavation and shoring monitoring, drainage considerations, general earthwork. structural fill, and compaction. Mitigation Measures: 1. The recommendations of the report, "Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007, shall be followed for building design and construction. 2. A letter from Geotech Consultants, Inc, shall be submitted, prior to submittal of building plans, to the Development Services Division project manager verifying that they have reviewed the final development plans and confirming the conclusions of their report based on the current concept of the project. Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations" 2. Air Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this property. Project development impacts ERC Report Valley Center.doc City of Renton P!B!PW Department VALLEY CENTER BUILDING Env nental Review Committee Staff Report LUA-07-060 ECF, SA-H REPORT OF JULY 16, 2007 Page 6of 12 during construction may include dust resulting from grading, exhaust from construction vehicles, odors from roofing installation, and roadway paving. Dust would be controlled by sprinkling of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post development impacts potentially include vehicle and heating and cooling systems exhaust. These emissions are regulated by state and federal agencies. Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: No mitigation is required. Nexus: Not applicable 3. Groundwater and Surface Water Impacts: The previously discussed report, "Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007 (Report) stated that wet sand was encountered at varying depths across the site. Groundwater seepage was observed in all 5 borings. Some of the seepage represents subsurface water trapped within sandier zones of the silty sand layers or is perched above layers of dense silt. Groundwater appeared to be present in cleaner sands in the lower portions of the borings. Additional borings to greater depths may be necessary if the lower levels of the buildings are deeper than considered in the Report. (See Mitigation Measure 2) The area of the project is within the Panther Creek subbasin of the Black River drainage basin. Panther Creek flows to the north approximately 0.3 of a mile to the northeast. The Creek discharges to a marshy area on the east side of the Green River Valley. The Green River flows northward and discharges to Elliott Bay of Puget Sound by means of the Duwamish River. There is no surface water runoff onto the site due to storm system diversion in the vicinity. There is an existing 12-inch CMP storm main in Davis Ave South. Currently, surface water generated on the site is collected in catch basins and leaves the site at the north end in an 18-inch reinforced concrete pipe. The pipe discharges flow about 300 feet downstream into a ditch along a driveway behind Valley Medical Center. The 50-foot ditch terminates in an unnamed creek. The creek flows westward. A "Technical Information Report," by ABKJ, Inc, dated June 2007, indicates that post development conditions would not exceed 0.5 cfs, compared to existing conditions. Therefore, no onsite detention would be required nor would the project be required to comply with the 2005 King County Surface Water Manual. The Report indicates that the existing impervious areas (pollution generating impervious surface areas), which currently concentrate and generate polluted surface water runoff, will be eliminated, thereby meeting the 2005 requirements for exemption for water quality facilities. The engineer will need to verify, however, if the project is exempt from water quality requirements as outlined in the 1990 King County Surface Water Manual. The structure would have approximately 12,680 of "green roof," which was not considered in the Report. This further reduces the potential impact of the development. To prevent surface water-borne sediment from leaving the site during construction, staff recommends that a mitigation measure be required that the project comply with the Temporary ERC Report Valley Center.doc City of Renton PIB/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Em nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 7 of 12 Erosion and Sediment Control Requirements as outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual, Mitigation Measures: The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the most recent Stormwater Management Manual, Nexus: SEPA 4. Transportation Impacts: Transportation impacts have been analyzed in the report, "Valley Center Transportation Impact Study," by Transportation Engineering Northwest, LLC. During the Notice of Application comment period, comments regarding traffic impacts and vehicle parking were received from a nearby business, the Washington State Department of Transportation. and the City of Renton Transportation Division (see LUA07-060 "yellow file"). Responses to these comments are included in the Update of the Report, dated July 12, 2007. Additional comments, received after the close of the comment period are also in the yellow file and are addressed herein. Patient vehicle access to the site would be from Davis Avenue South. Employee and truck access would be from S. 43rd Street (also known as SE 1801h Street near the site, where jurisdiction changes to Unincorporated King County). S 43•d intersects with Davis Avenue Sat the northwest property corner and with State Route 167, a north-south running highway, to the west. Davis Ave S terminates in a cul-de-sac south of the site just south of its intersection with S 45th Place. The proposed access on Davis is located approximately 125 feet south of S 43•d Street. About 145 feet east of Davis, an improved, restricted right-turn in, right-turn out only driveway would provide building access for employees and service vehicles. These access/egress points have been approved by the City of Renton Transportation Division. The Report analyzed 182,000 sf gross building area with medical offices and hospital supporting facilities with a full build-out date of 2009. The proposed project would generate an estimated net total of 2,760 daily trips, with 210 am peak trips (140 arriving and 70 leaving) and 235 pm peak hour (60 entering and 175 exiting) at full build-out. The Report indicates intersections at East Valley Road and S 43rd Street (#1 in the study) and at State Route 515 and SE 1761h Street (#5) would operate at level of service (LOS) 'F' under 2009 pm peak hour conditions with or without the proposed project. All other off-site intersections studied would operate at LOS 'D' or better with or without the proposed development during the am and pm peak hour in 2009. The site intersections at Davis Ave Sand S 43rd Street would operate at LOS 'C', with minimal queuing impacts. A Parking Modification was requested to reduce the parking spaces from 825, the number required by Renton Municipal Code, to 716, which are 109 less than required. The number recommended, using the International Transportation Engineers manual (ITE) ratio for the use, is 635 spaces, which is 190 less than required by the City. The Modification has been approved by the Development Services Director. ERC Report Valley Center.doc City of Renton PIB/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Em nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 8 of 12 The site is served by several Metro public transportation routes, including 155, 161, and 169 along S 43rd Street/Carr Road. There are no anticipated negative impacts from the project to public transportation services or non-motorized transportation facilities. The project may be assessed a proportional share contribution for WSDOT's planned improvements to SR 515 between SE 192nd St and Benson Road (see Advisory Notes to Applicant, below) Staff recommends, as a mitigation measure, a fee of $75 per daily vehicle trip, based on 182,000 gsf, for transportation system improvements needed in the vicinity of the project. Credit shall be given for the existing 6,500 gsf structure. Mitigation Measures: A traffic mitigation fee of $75 per daily trip shall be assessed based on the submitted calculation of 2,760 ADT. The fee estimated at $207,000.00 would be assessed at building permit issue. Nexus: City of Renton Resolution 3100; SEPA 5. Fire Protection Impacts: Fire Prevention staff indicates that adequate fire flow is available in the area and sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provides required improvements (see Advisory Notes to Applicant, below) and mitigation fees are paid prior to building permit issue. The mitigation fee, for commercial space, is $0.52 per square foot. Fees are not assessed for the parking portions of the structure. Credit would be given for the area of the existing structure that is to be demolished. Fees are paid at the time of building permit issuance. Mitigation Measures: A fire mitigation fee of $0.52 per square foot of new building space, excluding area of parking and credit for existing area of building to be demolished, shall be assessed at building permit issue. Nexus: Renton Resolution No. 2913; SEPA 6. Vegetation Impacts: The project site is currently landscaped around the existing building and surface parking areas. The south part of the property, which has remained undeveloped, has trees and other vegetation that is largely wild and unmaintained. All vegetation would be removed from the site. A tree inventory indicates that the majority of trees on the site are cottonwoods or other trees not considered worthy of protection. There are 11 trees on the site that are of a size and type (cherry, maple, and pine) to qualify as "protected." In addition, there are 4 mature oaks planted as street trees along Davis Avenue S. All pervious areas of the development are required to be landscaped. Renton Municipal Code requires that parking areas be landscaped and all areas planted with plants other than drought- tolerant varieties must be irrigated. A conceptual landscape plan was submitted with the application. No known endangered, threatened, or sensitive plant species have been observed on the property. Mitigation Measures: No mitigation required. Nexus: Not applicable ERC Report Valley Center.doc City of Renton P/BIPW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 7. Wildlife Env nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 9 of 12 Impacts: Although the undeveloped portion of the site probably has wildlife habitat present, the overall habitat value of the site is considered to be low due to the highly urbanized nature of the area. Given the size and location of the property it can be expected that raccoon, opossum, and other small mammals and rodents frequent the property. The site is within the Pacific Flyway, an extensive migratory route for water fowl and other birds. Landscaping would include trees that could provide habitat or cover for avian populations. No known endangered, threatened, or sensitive animal species have been observed on the property. Mitigation Measures: No mitigation is required. Nexus: Not applicable 8. Environmental Health Impacts: A Phase I Environmental Assessment by Environmental Associates, Inc. was submitted with the land use application. This report indicates that asbestos is present in the existing structure in sheet vinyl flooring, vinyl floor tile, mastic, and vibration damper fabric. Asbestos containing materials must be removed by certified asbestos workers following the applicable sections of WAC 296-65. (See Advisory Notes to Applicant, below) There was no indication of other hazardous materials such as radon, lead-based paint, PCB- containing light fixtures, electrical transformers, or above-or underground storage tanks on the site. It appears that the landscape plan includes lawn areas. Natural turf maintenance, following an Integrated Pest Management (1PM) Plan rather than dependence on chemical treatment, would be preferable, although not required. An 1PM would address management techniques of the mown lawn areas of the site. Mitigation Measures: No additional mitigation is required. Nexus: Not applicable 9. Light and Glare Impacts: Although some interior building lights in offices may be on after dark, it is not anticipated that light levels would be higher than typical for an office structure. Lighting at the top of the building would be required to signal building location for aviation operations, including use of the helipad at the Valley Medical Center on the north side of s 43'' Street. Valley Medical is, apparently, planning to relocate the helipad to the top of a new, 7-story emergency services tower. Site lighting to provide security would be necessary, but include light "cut-off' devices to prevent off- site spillage of lighting that may negatively impact the residential building located south of the project site. Mitigation Measures: N/A Nexus: N/A ERC Report Valley Center.doc City of Renton PIB/PW Department VALLEY CENTER BUILDING En mental Review Committee Staff Report LUA-07-060 ECF, SA-H REPORT OF JULY 16, 2007 Page 10 of 12 E. Comments of Reviewing Departments The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. _K_ Copies of all Review Comments are contained in the Official File. __ Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, August 6, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, ( 425) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Fire Prevention 1. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required, 1 within 150 feet and 2 within 300 feet of the building. 2. Fire Department access roads are required to be paved, 20-foot wide with 25 foot inside and 45 foot outside turning radii. Fire access roadways shall be constructed to support a 30-ton vehicle with 322 psi point loading. 3. Approved fire sprinkler, fire alarm, and standpipe systems are required in the building. Separate plans and permits are required by the Renton Fire Department. 4. Minimum vertical height for fire department access is 13 feet 6 inches. 5. For fire planning purposes an electronic copy of the individual building site plans, in acceptable format, shall be submitted to the Renton Fire Department. 6. Any building classified as "high-rise" shall meet all special requirements of the International Building Code Section 403 and all applicable sections of the International Fire Code. 7. A complete hazardous material inventory statement is required to be submitted for review at time of building permit application. Use of city form or approved equivalent is required. Separate plans and permits are required for the installation of tanks, containing hazardous materials. ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Plan Review -Surface Water Em 1ental Review Committee Staff Report LUA-07-060 ECF, SA-H Page11of12 1. The Surface Water System Development Charge is $0.265 per square foot of new impervious surface. This fee is payable at the time the utility construction permit is issued. 2. There is an existing 12-inch storm pipe system in Davis Ave S. Plan Review -Water 1. There is an existing 12-inch water main in Davis Ave S. 2. Fire hydrants, stubs for fire sprinkler systems, water services, and irrigation systems will be required to be installed. 3. Pressure in the vicinity is approximately 112 psi. 4. The proposed project is located in the 350 Pressure Zone and not inside an Aquifer Protection Zone. 5. The derated fire flow available in the vicinity is 5,000 gpm. 6. One hydrant is required for every 1,000 gpm required by the Fire Department. A primary hydrant must be within 150 feet from the structure and additional hydrants will be required within 300 feet of the structures. Additional hydrants will be required to be installed along the existing 12-inch main in Davis Aves. 7. A double check valve assembly in a vault is required behind the domestic water meter since the building is over 30 feet tall. Backflow devices will be required to be installed on the domestic water meter. Due to high water pressure, a pressure-reducing valve will also be required on the domestic water meter(s). 8. All devices installed shall be per the latest Department of Health "Approved List" of backflow prevention devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required." DDCVA installations outside the building shall be in accordance with City of Renton Standards. 9. For DDCVA installations proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installations shall be in accordance with City of Renton Standards. 10. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. A separate utility permit and separate plans will be required for the installation of the DDCVA for the fire sprinkler system, if backflow device is to be installed inside the building. 11. A pressure reducing valve is required downstream of the water meter since the working pressure is above 80 psi. 12. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit is issued. 13. New water meter(s) or upsizing of existing meter will trigger Water System Development Charges, in the amount of $0.273 / sf of the gross site area. This fee is payable at the time the utility construction permit is issued. Plan Review -Sewer 1. There is an existing 8-inch sewer main in Davis Ave S, which fronts the lower 50 feet of the property. 2. If food preparation facilities are proposed in the facility, a grease trap or grease interceptor may be required. A separate plumbing permit will be required for installations inside the building. 3. A sewer main extension is not required. 4. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains, which will be installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of stage capacity. The type of interceptor shall be as manufactured by Pip Inc, Utility Vault Inc., or approved equal. Strip drains will be required. 5. If finished floor elevation is below 25 feet, a 'tideflex· or similar backflow device will be required to be installed on the sanitary sewer. 6. The Sanitary Sewer System Development Charge is $0.142 / sf of the gross site area. This fee is payable at the time the utility construction permit is issued. ERG Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Plan Review -Street Improvements and Transportation nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 120112 1. All abutting streets should be currently improved with curb, gutter, and 5-foot wide sidewalk. If these improvements are not in place or are damaged during construction, repair would be required prior to occupancy. 2. All new wire utilities must be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Plan Review -General 1. The governing building code is 2006 International Building Code. 2. Applicant shall be responsible for securing all necessary easements for utilities. 3. Retaining walls of forty-eight inches (48") and greater in height require a separate building permit. 4. All plans shall conform to the Renton drafting standards. 5. Separate permits for side sewers, water meters, and backflow device are required. When plans are complete, three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter in the Development Services Division, City Hall. ~--------------------_______________________ __J ERC Report Valley Center.doc II 1 c.i.:::,-1 / / \ '.._..../,., \ I I j/ s 177.TH ST~,::r/ ~//,_! -// ' '• p • o'!,\ ·• .. ··· ~I 7 I 1 1 i j..~/11~\\I~\--,-:~/, ' I -. I ' ~, .. , ,, .,. ' 1\1 --------~.; :1)("r.~ .. , ,-\\~--~-' ? ~; ··-, ~ \ /--,\ \--, Ii , I (;;I " ' \ -.:._, // / '--1!!-./-'\/i (''\ \\ ___ _ i ;1 J t "·r/-r\~\ \•~- \ ' I I ~I I I " ~. /-~ , \ 1\r·"~'--... 4 :, ';-. .a../h/· ; :1 i : \ \ ,\, -,/ ---<-:-___ /1 / ,.-_ ~/ ~~n~;-• . Oj' , , . \ ,_ --/ ,7 , /C ,.'Ii/ 1 -. .. -, --~"'0 / . , , \, " I .--v , \ , , , r -I //1 / I ·1 f/1 k~~~~ 43RD S 1 ! F.;'··~ 1 ·;z-~ /-~ ~1 ~ ! ( I ~~{fr-, .4,fo~ t¥ I/ . 1 I I; I: ,/ Ir, I/ r ,., 1 • , 1 SITE I l(/)1 I I L '01 I . I i~: •..11 I ~1 r---/aq • --t - -~ .... I ~-.~ .:-~ If~ I --__ ~i 45TH PLACE l ~ _J___~, 1 ~-- EXHIBIT 1 OEV~MENT PLANNING v,, , OF RENTON JUN\ 2 2007 i RECEIVED ' TISCARENO ASSOCIATES ARCHITECTURE & lJRBAN DESIGN r..__Pli ffiir.l:Jlls,.rt,Sw!IU!I -.'«.IM-1(11 T.:!OU25.3358 F:205438- -"''"'-~ ,~~ VALLEY C -Ill'!. lfilZ.J__ CATE JUNE 11, 2007 DRAl'Nr« GW/ SR ·~INO'"A.l.lN(H~'.C.E BT/ JC m,,._ "" ,,1 c,,,- DAVIS STREET ASSOC IA TES, LLC. SITE PLAN REVIEW -~, NEIGHBORHOOD DETAIL MAP SHffll!O. er, "-' = -00 L! A-1 CDl'fflllllfrl'Y11ll8CAA!M(l..s:soc&A.lnPfl D,1,"EPI.OT!Ul".!-11/200'! C1i1 lALE Nll.~~~~t,:,11 ~.d>-og Renton City Limits Parcels 1::151 Renton Aerial .... .... .... 200 0 SCALE 1 : 2,771 200 FEET http://rentonnet.org/MapG uide/maps/Parcel. mwf Renton 2 ----j 400 600 N A EXHIBIT 2 Monday, July 09, 2007 3:47 PM ~ .... ~ ~ z "' N E-< .... "' ::l IM CA CD RM-F g;-. ls Cl) E: R-14 R-1 R-1 R-~ 55th St. ZONING HJ · 30 T23N RSE E 1/2 :ocp5 . • CDCP) 1177th Ave. SE S 43rd St. co R-14 (/) R-14 I I I M-F CD R-10 CDCP) R-1 R-14 R-14 R-14 JJ • 6 T22N R5E E 1/2 0 230 "00 " "" ·· · ··-· Rent.Gn dit,-Um.It, 1:"800 R-14 -• EXHIBIT 3 e = TBCHNICAL SBRVICBS 31 T23N R5E E 1/2 S331 -Of'C":".!''1!~ ·,;,pc,-p':'Xf';;., .. ~ :x;,,_0'-~ ?_"j,t,!<. ,·::~g: .. -~~~ "'I'd.!• ~'g':,,' -~1':;,~ .. ~!,_~<6 P,,_1..,...~ ,,;.;,-,;a<e PN>~IN6 ~ ~'i';f,<6 ~~b S. 4~RD $TR[~T L~~~ @ _..,..<,""'-•~ ""'' \ (7, r-, r,,T 1 -<i ;•·-o· I ' ' ·,_22~~--..,_~ \ c,.,,,., .. ,,.,,.,, ~·~ ~=,-~""' ~'~"'" """'"""' --~ OAV<S STRri'T 50JTl',1'EST !'LEVATIO~ (j) <-;':, ~- :Irnm\)' ----ilia~- / 0) 12) G· C· { +--:ff-:0---..---------, !b'G ___ 1 __ :~~iFi£~· ''''"-'"-"'"""'-"':'.t.:~~:--c,,_.~ . .o~--- L -~:~;--;:,_~,~", ~~:!~,'\ /~ i",i'';i~~":'~ /-,-··" ,,--------,....._ ee,,.., / /J' ~~ ........ /,------..:1-~L~~',-c- '·=' l_ OEVaOPMENT PlANNING orT'I' OF RENTON JUN 1 2-2007 RECEIVED EXHIBIT 4 ~. rLITEPlOTI!O:. -M< TISCARENO ASSOCIATES ARCHITECTURE & URBAN DESIGN ,,.,..,.,-~ !Olll>mrthm,Sllll420 -.WA.9'101 T:211U2'.ll511 , 2116.13~69<9 _,,,""_ -·-~ VALLEY C !'R!LJECTNa. 7012.1 ~m JUNE 11. 2007 l'!AWNJJ" GW/SA 'RINC'Al '~C1!.F.Cif BT/ JC mss,cr;s " -- ----- DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVIEW SHECTTI!l.£ WEST BUILDING ELEVATION SHffiNO A-3 • ,HT211[17TISCM81DA$SOCIA1ESO$ TCF;Jf'~::S"f .,-,,,~ .:'i':f .. '-·:;g_/ o··~= -,--;'T. """'.~-?· --~~~-~ii' ~·-~t· I I oFP,c~, --;;w-,-.<> ,-~,. ~ ,.~.,,. ~ _P~---k~l-,) •,;~,!Y.:~"i,L @ I ~;;,.,,, © <~> ., <_i) !--~~~ -,,,,,,~N",O.C e,_•, o,o ..,,-,A . . ,,.,-,,,,..,, or,~-; -----~-~~.--"" 3 """"""'" 1-;::Y I ~-~-~ --ji :,;~ -P~'lfl.lN<S -t-,·=-,~ ..--" I ~MP,.,.,,L ~""""'"'~""-"'-'- _ __. i =~ .-----t-~ 7 --~~·~~ j] ~t=--l VSIC-.<,I>.,,; ~;;,_,_.:-t--;-·--, -~,e: _j :::::"_ I EJVi'c,,-,y•<; AVE ,; Qa\fcl-OPMEN1 pu,r,:, . cfTYOFRENTO'' JUN\ 2 10C7 RECE\VE.0 TISCARENO ASSOCIATES ARCHITECTURE & URBAN DESIGN TQ ..... -l'S ~u,.,.-.s..,..GI -.WAlll1DI r.20ls:!~ f;2DeA'6.11941 -OfftlE--·--ITT VALLEY Cl PIJllC1IIO. 7012.1 Dm JUNE 11, 2007 Dll.',WN!l'i GW/SR "RINGlrl.l.,l'Cr'~IG!" BT/ JC 1rns,:i·s " ilA.l - ------·· -·--·--- ··-------·----· DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVIEW s~mmu EXHIBIT NORTH BUILDING 5 ELEVATION SH!UIIO = A-4 " ;~'lOll"ITKM~ASSOOltTESPS lJ/1,TEf'l.!ITTctlc DW(;fll.fllO I ! (:) <f f::,) 0 ~:, _i ! ® 0) <~> (,,) . ....,, ,.,--o· ~ ,,-a "'~ ~ -8;!·-d -,J.c,,--+-----,,.-<"). -+·---,-,q,,-T~. ----r C'i S~~:,'.:';,"W""""" EAST ~U:YAT,O~ .,-," +-------+--~ f----. -·. I ' -;:~;~_"£: ' ' --ti' ! =~ .. ,~~;::----:--I r>.-..as,01"" I ! r•C'•_•A•,e_- 5~1>.C ~,-,A..'"""""' ----"~""'- '""~"....,.., ~,:,-~ =ro ~""' -~--~~ ------ DEVELOPMENT PLANNING (')liY OF RENTON JUN 1 2 2007 . ' RECEIVED $.~..::. ~' "..-p.S'(; ~ &:-;;,,~:.-.'-- •,c;,_7e_ s-r ,-- =,-~~ ~ So$'.'':~-~ ~ 9:1~'-'.\~.' ' I sff1';,~6 I~ I ~;:':!~~ I &lt-;::;,,"'f'.2_ ~f;;'."=- ~~L I ,,o"!"i· EXHIBIT 6 -==,;, D,\""EPl.!ITT£~--~- TISCARENO l ASSOCIATES ARCHITECTURE & URBAN DESIGN Tio:.,...1.uoc111aPS ~W,..,8n0\W.4211 __ "m.98'101 1;21J025;3:l$i f:21l!AIM9<! .... _",,._ ""'f'"'"""""" =o VALLEY C Pi!O.KTNO. 7012.1 ~" JUNE 11, 2007 D'I.\Wllfl GW/ SR PR•~C'l.!_'N,W.llf BT/ JC H>W<IO.., I • nm ! --- ----·-- ------- ----- -- DAVIS STREET ASSOC IA TES, LLC. SITE PLAN REl'IEW SIIHTTITU EAST BUILDING ELEVATION SHlEfNO • A-5 " 211t11TI&:.AAl:l<O.lSS(ICll."ITTPS "'''""""".~-~ Tc,> OI' "".;',,;'!';~ ~ -c;;,: ;_2.,.. ~:,,:": .. u ... ~ ~ ,M <" _.2'!/f,¥-~ ""'.':;:"'.~ "A"!f;t:.~ a ~"'!ff.,.' ~~~~."'-"' .... ,a:;,;,--t Li -- 0 ® ' \'2, / 0) L-:;;:;:,;,,~, ~~~~~,e.. --"°"''""""--~--::cc.. ~ ~~cR'~'"':::"- r .----··-, , ·------::L-___LL..-__ _ ;J 1,i:1,ili,i'1 ' ,,·11 I ,l!il i'1 1·!i1! i_i, ,·:J> . ·I' i:1 11,' ·' ,11,i1111,( H; ,1 1: 1 1111:,1 :,1111 1 1,1 I I Ii I["' ,, ., -1' 1 1J1.l(L'.. ul,JJ;;u:~_L.:..'. IS.Oen. ELE\/A,-lu~ I ::--__ ·:-- i /+--~~-,,,,,._, ~----t-i:: ~~"'-' DEVELOPMENT PlANNING CfTY OF RENTON EXHIBIT 7 JUN 1 2 2007 RECEIVED 3;· ~A MTFPlllTTTh -~~::.~=---- TISCARENO ASSOCIATES ARCHITECTURE &. URBAN DESIGN Tio,.....,_P& ,:lllill*ll,Sbf0\Wbl4211 -.1¥~$1101 J:m.m.- r:20!!.415.11949 ... _ .. ,,.,_ ... -·--· VALLEY c, !'!Wfilr«I. 7012.1 CATE JUNE 11, 2007 0'1/<WN'I'/ GW/ SR ?Sl~CIP~l ~ (S~O:l[ BT/ JC Sf,'SY:H,S "" ------ ----- DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVl8 5HEET11TLE SOUTH BUILDING ELEVATION SH!ETIIU • A-6 ' ~11;CAIIS<01$XlOTtSPS ! ·=-~ ~ ;1 i ., ... ---,,.,~, - " " " c-~ ~ ~---- 8 ,jl ' "' m.1 "~ ", "i'yJ" _r·~ •'? :i r'~L 1 .. ?I a.%J c...--/_ --. _..,,...,a, =-r """"',, _____::.,-,~-~L_,, __ ----1-- I~ ! i.• I r r: I Ii; J '! ' :1 I · .... I ( '' I' : ~ I I ;I ~I ~I I I,__ ': I 1 OJ 1 ~ 1,l 11 ~ 1 1 ~ 1 1 t1 JJ]tn · ~J..-+!-+-1! u-, r 1 ' -~ ~~.;~TE~,:r;;'.;'.".,'.';6;;~ ..l!SE~.=' '"'" 6 i/Tl;_J~E5 E,-,i-. ""''"'''~'""'""' ~• •-toe<J;..c,~n;,-we1'<T£laJQ'> LOT LS,:, '""1..E~[) ON 0,:Toee'< t:,, 20Q, t=_rrLIMej ,----, EXHIBIT 8 DEVELOPMENT PLANNING CITY OF RENTON JUN 1 2 2007 RECEIVED e, , .. :-=, --,,;-, ........::= ' TISCARENO ASSOCIATES ARCHITECTURE 3, URBAN DESIGN T1oc>l!IIO-PS ,ouu,io,,--,m s.t,11.WAIIB!Ol 1.206lli.3'll!e F·20II.-CI.~~ I _,,,,._ -·-"""" VALLEY Cl !'ROJf(;fNJ. 1.Q12_J__ °"" JUNE 11, 2007 D~IYIIIS'f GW/SR PA'~~n'. i c;~~G[ BT/ JC ,_. • ---------- DAVIS STREET ASSOCIATES, LLC. SITE PLAN REVEW EW SH!IJ"TITH SITE PLAN SH<ET•O- A-2 "' ~E>T2f1111'13CAA<1fll•SOOQlffEllPS L_ _ _ _ D•TH\.Offll 6/11/;!,?,TT ""'1lAL_,_<"S='~=' =~=-=·-~----------~ Renton City Limits Parcels 1:8;1 Renton Aerial Renton SCALE 1 : 1,385 100 200 --==i 300 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf EXHIBIT 9 A Tuesday, July 10, 200711:41 AM 0~ ~g "' "' ~"' ... < / ~1 0 0 N wZ •• 11 ~~ j!il -~ 83 G w on z ~~ 1IU ,, lu ~ ~m ii i :::: • 0~ I ,.~ Ii :a ! ~ I 1\ i\ ~j\ ~~~ / . \ I , i • . \ I I i \ IC~,- I I / . I 1/n /1·~ . I~ / ,I ,r, / / ~ I i D I I ' I I . I I I ; I I . , I / I I // / / / / / I I / / w <( 5 " cc 0 t;; . w ,.. ~ ~ w"' cc X ~ ~.:: o:l" 0.. z <( <.!l l= ,. ti~ :"i cc ' ~8 0.. -"' ' ' ' w ' 0 i ' ><n . ' 0.. 'l ~~~ '= l ~ ' ~ " : I I I ~ I E-< -o:l -::r: I X \ µ.i •i l • ' ' 0 ,...... I ~~. Q.!z !z~ WU.. ::.o ~~ ~ ..... I (!J I, d) i ..... -z :::, ... 5 I ' 1 ! 0 w ::!: w (.) i !~ ffl !ii 00 !ls -z ~~ ::::, ... -. -, ~{.) C w > -w u w rr· ' I ! ' .L~ . -II- ' I k 11[6 ' NV1d <!::L31VMV'lcJ01S :)NI0\;,1:18 ']!IS L ___ _ 1111·.· 110 J u I I I ! -~z----- 0 ,, • 0 ! E-< -o:l -,...., ::r: ,...., ~ ~ • ..,.,~,--,\=\,~;\,t0<0\'1 .OM __ ,_ Renton City Limits Parcels l!illJ Landslide Hazard Areas ~High ~~~!e0!S1FIED Erosion Hazard Areas E1 Flood Hazard Areas D Seismic Hazard Areas Regulated Slopes > 15 <= 25 > 25 <= 40 Regulated > 40 <= 90 Regulated > 90 Regulated II 111111 Coal Mine Hazard Areas . ~High I ~ =_:_l:_~_s:e_:~_t ____ _ SCALE 1 : 1,555 I'-' .... .... 100 0 100 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton :::i 200 300 N A EXHIBIT 12 Monday, July 09, 2007 3:36 PM VALLEY CENTER WILL REACH AN AGREEMENT:, • . WITH THE OWNER OF : ·: THIS TREE BEFORE CONSTRUCTION BEGINS .• LEGEND ---LIMIT or CLEARING X TREE REMOVAi.. ~ ABKJI 800191H AV!tl.l!. SJll'E2500 SEIJll.E. WAStei!GlON 98104 TB.: 206 W) 'll55 FAX: 2¥, :UO??M . LrMIT OF CLEARiNG ANO GRADING . . :-· : ·::'""'" .,. ·.:··'--· ····.·z·· ..... r· TfEf REMOVAL. TYP . . .. . ·x.•.··. . I .. / i. l ·· Ii . . w: · • fIT >(I EXHIBIT · ..... ·· · t 13 X X .. . ~ APPROX DRIP LINE ' .. .·.)<·· •· ill·· . ~JIL ... ·11 X .······ ····x <,i .. ,-~--::---------,.-·· --~:,·:=~ .--· .--~-~-':··-~-.= -=: ······o •. --===.o· SCALE IN FEET ,c." t:LOPMENT PLANNING TREE CUTTING/LAND ~~~fNG PLAN JUN 1 2 2007 VALLEY CENTER RECEIVED JUNE zoc / , , !i . • ,, • ,-. = ~ .... -z: ::, -, ti J ~ ~ 0 g ~ ~ i 111 I I UJ 2: ], .• ti UJ (.) , 1j, ";' . .. . UJ .i. I ~ ~ a: li 11' 111, I .1.d i Legend: .s :i 0 1/) Cl) :i C ! Ill > C'II C N. South 43rd Street .. ,,,...,__.:::.;-··-.. -.. -.. -··-··-.. -··-··-·. -~ F I I • I / I / : ,,' I , I / I / I ,,' I , I ,"' I ,, I / I B..S r---' I~ I I ,/ ' ,, I , , , ...... I / •' I j \ 100'" J B-2 ~ B4 Existing ~ Building ~ ~ I : ~ I '• /,, r /'_... I ~-... J ,,l' I ,/ I \ ----i_ I \ / I : ) I I J B~ I / 0,,> : I I r" i I B-1/'a> / : '7 I I J I I I I I ___ ..,: ,l I .. ------,,,..,.._./ i I ----------I • I .--I • ¥··-··-··-,.-··-··-··-··-··-··-··~ ......... 110 120 130 0 Test boring location EXHIBIT 15 ~-~ ~,..~Li!!=!~?-'~=---- GEOTECH CONSULTANTS,INC. SITE EXPLORATION PLAN 305 South 43rd Street Renton, Washington I Job Noci7098 I oa:~rcti 2001 I No Scale I Plare: I ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE .Ju 16.2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, July 16, 2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Valley Center Building (Higgins) LUA07-060, SA-H, ECF The project proponent is requesting a State Environmental Policy Act environmental threshold determination for development of the Valley Center Building. The proposed project would consist of a 12- story building intended for use as medical offices and hospital support activities. There would be 5.5 stories of at-grade or below-grade structured parking. An existing building and surface parking would be removed from the site. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts. P/B/PW Development Services Director @ F. Kaufman. Hearing Examiner M. Peterson. Fire Prevention ® J. Medzegian, Council P. Hahn. P/B/PW Transportation Systems Director R. Und, Economic Development L. Warren, City Attorney ® Valley Eye and Laser Center, Inc. P.S. Paul N. Joos, M.D. Peter G. Jones, M.D. M. Chris Monson, M.D. Elizabeth Higgins Senior Planner City of Renton Development Services Division 1055 S. Grady Way Renton, WA 98057 Re: Valley Center/LUA 07-060, SA-H, ECF Dear Ms. Higgins, June 22, 2007 I am aware of the proposed project at 305 South 43rd Street. I believe aesthetically that 5 Y, levels of under-building parking would not be in character for a prominent location across from Valley Medical Center. Most probably a building of this size would interfere with helicopter emergency landing and access issues such as a need for an additional traffic light at Davis Avenue would be required. Parking is a big issue in this area. In our building on the Valley Medical Center (The Talbot Professional Center) we have a chronic shortage of parking with at least 15-20% of our patients complaining on a daily basis of loss of time, lack of parking, etc. This is even with the valet service parking. I don't believe that any parking requirements should be decreased (5 spots per net rentable 1,000 square feet) for this project. The parking should be put partially underground and the building is over height for the location and character of the medical community here at Valley Medical Center. 4011 Talbot Road South, #210 • Renton, Washington 98055 • (425) 255-4250 • 1-800-325-6498 ·-------· PROPE SERVICES FEE REVIEW #2007 -~ _/ 5P.. DEVELOPMENT APPLICA.TION RE. VIEW SHEET t(, ENVIRONMENTAL CHECKLIST REVIEW SHEET APPLICANT, .{~\,i~\ ~-11~1~\A.\<; ~h\\.l fb,lc_L_L_c_· __ _ JOB ADDRESS:~ • ) "t-3, d ___: ·::t· ·-· NATURE OF WORK: C.c_~~' ·~,_,,u~·,,_,,)_,_'.)+--'l~i,,__ ___ _ D PLAN REVIEW ROUTING SLIP D "°'-SPECIAL ASSESSMENTS AND CONNECTION hES APPLIED ,3-_ SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED D NOT APPROVED FOR APPLICATION OF FEES NEED MORE IN~'ORMATION, D SQUAREFOOTAGE D FRONT FOOTAGE D D D LEGAL DESCRIPTION VICINITY MAP OTHER D VESTED D NOT VESTED D This fee review supersedes and cancels fee review# _____ dakd ---~----- ,1-, 12 '?,.ff C C · D PARENT PID# (subject to change) SUBJECT PROPERTY PIO# :J , Jy _ _\ -~ _. .~. 0 King Co. Tax Acct# (new) r -~--, ---------- Triggering mechani'ims for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Final fees wlll be based on rates in effect at time of Building Permit/Construction Permit application. The following quoted fees do NOT include inspeCLion fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Aereement (ovt) WATER l'fl!. 1.·r tr 1· Latecomer Aereemcnt (m~)WASTEWATER Latecomer Aereement (ovt)OTHER ~!>< , , r:.,, .'1L-' (/\' .. ~, '\)· \ . ('·i· ' J.-i' :,· -~' i c._., L..-) ~). r.:7.'".._} \ ,;i 'M,11 17) ~ Soecial Assessment District/WA TER.,......1 C (Q. . \vW ([C\c I(, ·:' ',. j ir...._i:: ( u:1 ~t,.ic,~1 i.i,, A f'/,. , ·fl· ! I h,, ,-11); 1/2>) J Special Assessment I>istrict/W ASTEW ATER l Joint Use A~reement (METRO) Local Improvement District • Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER #OF UNITS/ SDCFEE D Pd Prev. D Partially Pd (Ltd Exemption) '15:j Never Pd SQ. FTG. Single familv residential $1,956/unit x Mobile home dwelline unit $1,956/unit in nark Apartment, Condo $1,174/unit not in CD or COR zones x Commercial/Industrial, $0.273/sa. ft. of nronerty (not less than $1,956.00) x c;G S;,'Jl $. \ I, , q )?Lf-.+ I Boeing, by Special Agreement/Footprint of Bldg plw 15 ft perimeter (2.soo GPl\t threshold) -, ) SYSTEM DEVELOPMENT CHARGE -WASTEWATER D Pd Prev. D Partially Pd (Ltd Exemption) b Never Pd Sinele family residential dwelline unit $1,017/unit x' .. Mobile home dwellin11. unit $1,017/unit x Apartment, Condo $610/unit not in CD or COR zones x . Commercial/Industrial, $0.142/s . ft. of ropert_y {not less than $1,017.00) x G 0 . v;'::, I :i:, Y, , >j \"'l' t ·LL+ ~~-· ··,.~ .... ··, D Does NOT Annly '!iii Maf Annly T :.,~. : ,. SYSTEM DEVELOPMENT CHARGE-SURFACE\YATER D Pd Prev. D Partially Pd (Ltd Exemption) M Never Pd Sinele family residential and mobile home dwellin11. unit $759/uuit x All other properties $0.265/sq ft of new impervious area of property x \~ 0« \ \} I~) \ g (1 • '1 f'" (not less than $759.00) ) - $ = ,qg a le. l4t;(i), l~c{([;k2-1d· __ I PRELIMINARY TOTAL ///(~ ... 'Jt-J I . id>: Signatri're of Reviewing Allt ority ~ · ATE * If subject property is within an LID, it is developer's responsibility to check with the Finance Dept. for paid/un-paid status. ** If an additional water meter (or hydrant) is being installed for fire protection or an additional water meter is being installed for private landscape irrigation, please advise as above fees may change. EFFECTIVE: January 2, 2007 "' • • " "' 0 0 _., City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JULY 9, 2007 DATE CIRCULATED: JUNE 18, 2007 APPLICANT: Davis Street Associates, LLC ,.,ofi,' PROJECT MANAGER: Elizabeth Hi PROJECT TITLE: Valle Center PLAN REVIEW: Jan Illian SITE AREA: 58,551 s uare feet BUILDING AREA ross : 443,335 s LOCATION: 305 S 43'' Street WORK ORDER NO: 77767 SUMMARY OF PROPOSAL: The applicant for and use action has requested Site Plan Review for a 443,335 sf, 12 story building located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gsf would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5-1/2 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure, built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation. A SEPA Environmental Determination will be required and a Hearing Examiner Site Plan Review at a public hearing. A ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina A,, Aesthetics Water Lf(1ht/Gfare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14,000 Feet Se& B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ~~-Valley Medical L _nter June 29. 2007 Ms. Elizabeth Higgins, Senior Planner, Development Services Division City of Renton Development Planning 1055 South Grady Way Renton, WA 98057 File No: "Valley Center" LUA07-060, SA-H, ECF Dear Ms. Higgins: JUL 11 2007 "ii'.:GEIVED Valley Medical Center ("VMC") respectfttlly requests that YMC be made a party of record to this proceeding. YMC also requests that it receive further information on this proposed project (including, without limitation, any SEPA "Threshold Detem1ination" made in connection with this matter). YMC has reviewed the "Notice of Application and Proposed Determination of Non- Significance" published by the City of Renton ("City") with respect to this project. VMC is concerned with the potential significant adverse impacts this project will have on the hospital and the ability of VMC to meel the health care facilities and systems needs of this community. If this project is to move forward, the City should issue a Determination of Significance and require the preparation ofan environmental impact statement. At his juncture, our specific concerns include the following: • VMC believes that this project will h,1ve significant adverse impacts on transportation infrastructure serving the hospital campus and surrounding areas. The project will add significant vehicle trips, diminish levels of service, impact road capacity, impair traffic and pedestrian safety and will exacerbate existing problems with inadequate parking. This is particularly true when you consider the significant growth the Medical Center is also experiencing, and the increased traffic to the hospital from both Talbot road as well as South 43•d Street. It is my belief that the neither the tunnel underneath South 43"1 from Davis Avenue that services the Hospital nor Davis Avcm1e itself will accommodate such a large dcvdopmcnt, nor the traffic resulttng there from on what amounts to one acre of land. We understand that 1hc applicant will be required to pay appropriate transportation mitigation fees; however, the impacts associated with this development are not adequately mitigated by the payment of these fees. Valley Medical Center • 400 So;:~h -I ircl '·Mn:,t • PO Box SOOl O • Renton, WA 980.38-5010 main 425.228.3....J. 10 • I~/\ ---1-..2 "i.656.4202 • wwvv.valkymcd.org • • David E. Smith June 29, 2007 Page 2 • VMC is concerned that the location and size of the building will interfere with helicopter emergency landings and access to the hospital. The current location of the Hospital's helipad is almost directly across the street from the proposed development, at ground level. Even if the Hospital ultimately moves the helipad currently planned to be on top oCthe planned 7 story Emergency Services Tower set to break ground in the fall), it still is almost directly across the street from the planned development. • VMC is concerned with the aesthetic compatibility of the proposed building with the surrounding character of the area. While growth and change may be inevitable, it should not diminish what exists in the area today; allowing this size of a building on such a small, relatively inaccessible parcel will clog an already overburdened area and roads. • SEP A requires a consideration of impacts to public services, including health care facilities, See WAC 197-1 l-444(]J(c/) By Resolution No. 846 (copy enclosed), Public Hospital District No. 1 of King County (the "District") detern1ined that the property in question, and the existing facilities located thereon, are necessary for the authorized public use of providing health care facilities and systems within the District's service area. Resolution No. 846 authorizes the District to purchase the property and, if necessary, to exercise its right of eminent domain to acquire the property. The District is attempting to pursue negotiations with the property to acquire this property and has no intention of pursuing the proposed project. Morover, the proposed demolition of the existing structure would not be consistent with the need for health care facilities and systems as detennined by the District. Thank you for your consideration or these comments. lf you have any questions concerning this matter, or would like to discuss it further, please contact the undersigned. General Counsel Valley Medical Center City of Ren,on Department of Planning I Building I Public Wvrks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: }: r C{)NY)je, LJSv' COMMENTS DUE: JULY 9, 2007 APPLICATION NO: LUA07-060, SA-H, ECF DATE CIRCULATED: JUNE 18, 2007 APPLICANT: Davis Street Associates, LLC PROJECT MANAGER: Elizabeth Hine ins PROJECT TITLE: Vallev Center PLAN REVIEW: Jan Illian SITE AREA: 58,551 sauare feet BUILDING AREA (aross): 443,335 souare feet LOCATION: 305 S 43'' Street WORK ORDER NO: 77767 SUMMARY OF PROPOSAL: The applicant for this land use action has requested Site Plan Review for a 443,335 sf, 12 story building located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gsf would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5-112 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure. built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation. A SEPA Environmental Determination will be required and a Hearing Examiner Site Plan Review at a public hearing. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major fnformation Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water LiahVG/are Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS /I C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those dreDs in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. I ' / /;'f,!/f,/ (( (j'/);, Signature of Director or Authorized Representative Date {1(7 l City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~/ I ( :tli',("\ APPLICATION NO: LUA07-060, SA-H, ECF APPLICANT: Davis Street Associates, LLC PROJECT TITLE: Vallev Center SITE AREA: 58,551 sauare feet LOCATION: 305 S 43" Street COMMENTS DUE: JULY 9, 2007 DATE CIRCULATED: JUNE 18, 2007 MCvCIVC.U PROJECT MANAGER: Elizabeth Hinnins PLAN REVIEW: Jan Illian JUN 1 8 2007 BUILDING AREA loross): 443,335 sauare""At ~, .. ~, WORK ORDER NO: 77767 SUMMARY OF PROPOSAL: The applicant for this land use action has requested Site Plan Review for a 443,335 sf, 12 story building located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gsf would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5-1/2 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure. built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation. A SEPA Environmental Determination will be required and a Hearing Examiner Site Plan Review at a public hearing. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information tmpacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housino Air Aestfletics Water Liaht!Glare Plants Recreation Land/Shore/me Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources PreseNaf1on Airport Environment 10.000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. rrrcr I---for 0uild,·v.7 J_ c, o 6 I_ E, C CODE-RELATED COMMENT,$. l / __/ I (.!; Oc-7 3 · c- , -{---I f~ rvvi, ,(2)C;,averv1, ,,.( DATE: TO: FROM: SUBJECT: CITY OF RENTON MEl\!IORANDUM July 5, 2007 Eliabeth Higgins Rick Moreno x 7278 305 Building Valley Center -LUA 07-060 I have reviewed the application for the 305 Building-Valley Center and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS There is an existing 12-inch water main in Davis Ave S. Pressure in the vicinity is approximately 112 psi. The proposed project is located in the 350 Pressure Zone and is not inside an Aquifer Protection Zone. Derated fire /lo" a,ailahle in the vicinity is 5,000 gprn. There is an existing 8-inch sewer main in Davis Ave S which fronts the lower 50' fo the property. There is an existing 12-inch CMP Stmm main in Davis Ave S .. There is a sidewalk, curb, and µutter fronting the property in Davis Ave Sand along S 43'' Street .. CODE REQUIREMENTS WATER I. A Water System Development Charge (SDCi of S0.273 per gross square foot of property, but not less than $1,956.00. This is payable at the time the utility permit is issued. 2. Preliminary fire /low calculation is 2,500 gpm at this time. One hydrant is required for every 1,000 gpm required by the Fire Department. A primary hydrant must be within 150 feet from the structure and additional hydrants will be required within 300 feet of the structures. Additional hydrants will be required to be installed along the existing 12-inch main in Davis Ave S .. 3. A fire sprinkler system is required by the fire department. A separate utility permit and separate plans will be required for the installation of all double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Deparl ment of Health "Approved List" of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DDCV A installations outside the building shall be in accordance with ihe City of Renton Standards. For DDCVA installations proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCV A shall be installed imme, ly after the pipe bas passed through the ,ing floor slab. Installation of devices shall be in the horizontal position onlv. A separate utility permit and separate plans will be required for the installation of the double detector check val vc assembly for the fire sprinkler system, if backflow device is to be installed inside the building. 5. Fire hydrants, stubs for fire sprinkler systems, water services, and irrigation systems will be required to be installed. 6. The buildings exceed 30 feet in height. Backtlow devices will be required to be installed on the domestic water meter. Due to high water pressure, a pressure-reducing valve will also be required on the domestic water meter(s). 7. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. SANITARY SEWER A Sewer System Development Charge (SDCJ or $0.142 per gross square foot of property, but not less than $1,017.00. This is payable at the time the utilitv permit is issued. 2. If food preparation facilities are proposed in the facility, a grease trap or grease interceptor may be required. A separate plumbing permit will be required for installations inside the building. 3. A sewer main extension is not required. 4. The underground parking garage will require rloor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains, which will be installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc .. Utility Vault Inc., or approved equal. Strip drains will be required. 5. If finished floor elevation is below 25 feet. a "rideflex" or similar backflow device will be required to be installed on the sanitary sewer. SURFACE WATER I. Surface Water System Development Charges are S0.265 per square foot of new impervious surface, but not less than $759.00. 2. There is an existing 12" storm pipe system in Davis Ave S. 3. A preliminary drainage plan and drainage report will be required with the site plan application. The report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. All core and any special requirements shall be contained in the report. If preliminary calculations show detention will be required under the 1990 King County Surface Water Manual, staff will recornrnend that the project comply with the 2005 King Countv Surface Water Manaul to meet both detention (Conservation Flow control, a.k.a. Level 2) and water quality improvements. STREET IMPROVEMENTS 1. Street improvements including city standard 5-foot sidewalk. curb cuts, paving. storm drainage and street lights are required in Davis Ave S. and S. 43'' Street fronting the site. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 3. The Traffic Impact Analysis identifies on page 5, East Valley Road within the City of Renton is designated a collector atierial (not principal aterial). 4. King County and/or WSDOT planned improvements should be noted m the vicinity of the proposed development. 2 5. As noted in the WSDOT letter. include any pipeline development projec,o (such as the planned Valley Medical Tower on S. 43'' across form the sub.1cct development). 6. The proposed location and traffic operation of the new driveways on South 43'' and Davis Avenue South are acceptable. GENERAL COMMENTS I. All construction utility permits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings. two (2) copies of the drainage report; permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-726(, for a fee estimate as generated by the permit system The fee for review and inspection of these imprmements is 6% of the first $150,000 of the estimated construction costs; 5% of anything over $1 :i0.1!00 but less than $300,000, and 4% of anything over $ 300,000. Half the fee must be paid upon application. MISCELLANEOUS I. Separate permits and fees for side sewers. domestic waler meters, landscape irrigation meter and any back/low devices will be required. 2. Applicant shall be responsible for securing all necessary easements for utilities. 3. All new rockeries or retaining walls to be cunstrucicd that are greater than 4 feet in height will be require a separate building permit. Proper drainage measures are required. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. RECOMMENDED CONDITIONS I. The traffic mitigation fees have yet to be determined. 2. Staff recommends a SEPA condition requiring this project to design and comply with Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume JI of the 2001 Stormwater Management Manual. CC: Kayren Kittrkk 3 City of Re I Department of Planning I Building I Public s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: \ APPLICATION NO: LUA07-060, SA-H, ECF APPLICANT: Davis Street Associates, LLC PROJECT TITLE: Valle Center SITE AREA: 58,551 s uare feet LOCATION: 305 S 43'' Street COMMENTS DUE: JULY 9, 2007 DATE CIRCULATED: JUNE 18, 2007 PROJECT MANAGER: Elizabeth Hi PLAN REVIEW: Jan llliem .,_., I BUILDING AREA ross : 443,335 s WORK ORDER NO: 77767 SUMMARY OF PROPOSAL: The applicant for this land use action has requested Site Plan Review for a 443,335 sf, 12 story building located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gs/ would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5-112 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure, built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation. A SEPA Environmental Detennination will be required and a Hearing Examiner Site Plan Review at a public hearing. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinr1 Air Aesthetics Water LfnhVGfare Plants Recreation Land/Shoreline Use Utilities Animels Transnortation Environrnental Health Public Services Energy/ Historic/Cultural Natural Resources Presetvation Airport Environment 10,000 Feet 14,000 Feel B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTf J ~..;.~ tt,A.r1,116 ~ "'1f'J'~ • ith particular attention to those areas in which we have expertise and have identified areas of probable impact or ''M,'"'"'"' is needed to perly assess this proposal. Date f' rn2~ K,jciffn :valley Center, uJA oi:050 :: Traffic l111pcict Analysis (Tl,A.) From: To: Date: Subject: Bob Mahn Elizabeth Higgins 7/5/2007 4:19:51 PM Valley Center, LUA 07-060 --Traffic Impact Analysis (TIA) We have reviewed the subject TIA. In addition to the comments provided by WSDOT in a July 2,2007 letter, we have the following: -Page 5 --East Valley Road within the City of Renton is designated a collector arterial (not principal arterial): -Page 12 --suggest noting any King County and/or WSDOT planned improvement projects within the vicinty of the proposed development; -Page 13 --as noted in the WSDOT letter,include any pipeline development projects (such as the planned Valley Medical Tower on South 43rd across from this subject development). The proposed location and traffic operation of the new driveways on South 43rd and on Davis Avenue South are acceptable. CC: Richard Moreno _Page 1 I Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: D Residential D Retail D Non-retail Calculation: 3 7.::,;X) f\,t) I s w~ 0,-01+>0 Method of Calculation: D ITE Trip Generation Manual, 7'" Edition j2l(Traffic Study D Other Tl'2,A l\l'>fOiUl'\-00 µ 611-)q I U~ s/J...s/wor 3~o0 v. a.,s."°-= '4 al\'\,01)1).= Transportation Mitigation Fee: Calculated by: Date: v/'?JV)X[Or Date of Payment: --------------------------- City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:~ COMMENTS DUE: JULY 9, 2007 APPLICATION NO: LUA07-060, SA-H. ECF DATE CIRCULATED: JUNE 18, 2007 APPLICANT: Davis Street Associates, LLC PROJECT TITLE: Valle Center PLAN REVIEW: Jan !Mien SITE AREA: 58,551 s uare feet BUILDING AREA ross : 443,335 s LOCATION: 305 S 43'' Street WORK ORDER NO: 77767 SUMMARY OF PROPOSAL: The applicant for this land use action has requested Site Plan Review for a 44IJ,l;l~N,{il:>QJM'9l~ing located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gsf would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5-1/2 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure. built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation. A SEPA Environmental Determination will be required and a Hearing Examiner Site Plan Review at a public hearing. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water LiQht/Glare Plants Recreation Land/Shore/me Use Utilities Animals Transoortation ~ Environmental Health Public Services ~ Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. &k1e1uL Signature of Director or Authorized Representative Date Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation July 2, 2007 Elizabeth Higgins City of Renton Planning 1055 South Grady Way Renton, WA 98055 DEV!cLClPMt:NT PL"-NNING c;:rYOfRENTON IUL -5 2007 tlFGEIVED Northwest Region 15700 Dayton Avenue North P 0. Box 330310 Seattle, WA 98133-9710 206-440-4000 TIY 1-800-833-6388 www.wsdot.wa.gov Subject: Valley Center (up to 218,000 ft 2 medical/hospital support) LUA07-060, SA-H, ECF SR 167 MP 24.40 (So 43'c1 St vicinity) Dear Ms_ Higgins: This project proposes to construct up to 182,000 square feet in gross area of medical and hospital supporting facilities at the SW corner of the South 43rd Street and Davis A venue, which locates immediately east of SR167 at approximately MP 24.40. For the purpose of the traffic impact study, a development area of up to 218,000 square feet was assumed, which would generate an estimated net total of 3,320 daily, 255 AM Peak, and 280 PM Peak vehicular trips_ The Washington State Department of Transpmtation (WSDOT) has reviewed the Transportation Impact Analysis (TIA) submitted for the above subject project and we offer the following comments: 1. Page 5 -Roadway and Intersection Condition: please include SE l 92"d St description as it is being used to direct trips to SR5 I 5 in the analysis. 2. Page 6 -Roadway and Intersection Condition: for consistency, please list SRS 15 / S 43rd Street I/Sas SR515 I SE 176 1 " St and revise all associate tables. 3. Page 13 -Trip Generation: the third paragraph stated: "Therefore, based upon recent trends in the medical community and past project experience by TENW in addressing traffic impacts of medical uses, employee densities and the integrated nature of medical facilities within the Valley Center campus do not reflect the "stand-alone" nature of trip generation surveys ... " Please he more specific about the "recent trends" by giving actual facts from other projects (other than Highline Medical Center) in the state/country. 4. Page 15 and Figure 6 -Trip Distribution and Assignment: the roadway network at the project vicinity suggests that more project generated vehicles will head east on S 43rd St (SE 1761h St) and turn south on SR515 (currently none). Vehicles will less likely be using the SE 192"ct St to head south on SR515 as this local street is small, hilly, and curvy. Please verify and revise trip distribution and assignment and revise all associated calculations. 5. Per WSDOT TIA requirement, please provide the LOS calculations at all State Highway intersections impacted by IO or more Peak Hour trips generated by the development. To SR 167 MP 24.40 vicinity (Valley Center) Page 2 of 2 ensure that the subject project will not create any adverse impacts on the State facility, please provide the trip distribution and LOS analysis for the following intersections: a. SR515/S2l"St. b. SR515 / SE 192"" St 6. Please include any pipeline projects (future projects) in the proposed project vicinity. It is essential to add the pipeline trips to the base traffic volume. 7. The Level of Service (LOS) thresholds for SR515 is LOS D. However, if the future condition without project falls below the standard LOS D, WSDOT requires that, at a minimum, the LOS and delay time under the proposed condition have to match with the future condition without project or better. Please provide mitigation measures for the SRS 15 / SE l 76'h St I/S to not degrade the operation of the I/S further as required (especially due to the revised distribution percentage per comment above). 8. Per provided Synchro report, the 2007 vs 2009 PM Peak w/ project LOS calculations for the SR515 / S 43'd St are questionable. The LOS calculation for the 2007 PM Peak was based on 185 sec. cycle length, which would provide LOS F with higher delay but with a v/c ratio <1.0 (please check for the correct current timing for better representation of the existing condition). The 2009 PM Peak on the other hand used 130 sec cycle length, which eventually would lower the delay (compare to the 185sec cycle length). Please verify and revise. If revising the timing phase/plan is a mitigation measure, please note it in the report. Note that SRS l 5/SE l 76'h St I/S signal is coordinated with other signals in the highly congested corridor. Any changes to the timing plan should be coordinated and verified with King County master timing plan for the corridor. 9. WSDOT has a safety and access management project along SR515 between SE 192"d Street and Benson Road. We request a pro-rata share contribution from the developer to mitigate the impact of Valley Center development to this section of SR 515. For inquiries to the above comments, please call Binh Nguyen at 206-440-4362, or Rob Brown at 206-440-4413. If you have any questions, or require additional information please contact Felix Palisoc of our Developer Services section by phone at 206-440-4713, or via e-mail at palisof@wsdot.wa.gov. ner~x, ) ~~v~ Local Agency and Development Services Manager RP:fsp cc· Project File Day File R. Roberts IR. Hrown, MS 120 C:\F elix.~De11Serv\SEP A_Resporises\sepaRENTON_SR 167ValleyCenter _ I' IAcomments 2City. doc DATE: TO: FROM: SUBJECT: June 25, 2007 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM Elizabeth Higgins, Senior Planner Corey Thomas, Plans Review Inspector Comments for Valley Center Environmental Impact Comments: 1. The fire mitigation fees are applicable at the rate of $0.52 per square foot of commercial space. No fire mitigation fees are charged for parking structures. This fee is paid at time of building permit issuance. Credit can be granted for square footage of demolished structure. Code-Related Comments: 1. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required. One within 150-feet and two with 300-feet of the building. It appears adequate fire flow is available in this area. 2. Approved fire sprinkler, fire alarm and standpipe systems are required in the building. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. 4. Building shall comply with all requirements in the International Building and Fire Codes relating to high-rise construction as well as local amended requirements. See section 403 of the building code and local city ordinance for guidance. CT:ct 305bldg City of Remon Department of Planning I Building I Public Works_ ENVIRONMENTAL & DEVELOPMENT APPL/CATION RE\IJl;JVfst'lfE! REVIEWING DEPARTMENT: PROJECT TITLE: Valle Center PLAN REVIEW: Jan Illian SITE AREA: 58,551 s uare feet BUILDING AREA ross : 443,335 s uare feet LOCATION: 305 S 43'' Street WORK ORDER NO: 77767 SUMMARY OF PROPOSAL: The applicant for this land use action has requested Site Plan Review for a 443,335 sf, 12 story building located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gsf would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5-112 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure, built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation. A SEPA Environmental Determination will be required and a Hearing Examiner Site Plan Review at a public hearing. A ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housina Air Aesthetics Water Liaht/Glare Plants Recreafion Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ~}, City of Kenton Department of Planning I Building I Pub/Jc Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JULY 9, 2007 APPLICATION NO: LUA07-060, SA-H, ECF DATE CIRCULATED: JUNE 18, 2007 APPLICANT: Davis Street Associates, LLC PROJECT MANAGER: Elizabeth Hi PROJECT TITLE: Valle Center PLAN REVIEW: Jan Illian SITE AREA: 58,551 s uare feet BUILDING AREA ross : 443,335 s LOCATION: 305 S 43'' Street WORK ORDER NO: 77767 SUMMARY OF PROPOSAL: The applicant for this land use action has requested Site Plan Review for a 443,335 sf, 12 story building located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gsf would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5-1/2 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure, built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation. A SEPA Environmental Determination will be required and a Hearing Examiner Site Plan Review at a public hearing. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth M Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELATED COMMENTS v' ·-iul..A.. c'.'c lt /2-(_; . .c J.,7~ t r) C. CODE-RELATED COMMENTS ..... ...,,.; ' vlu. i 1... Cli... ( /LL\ I Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housinn Aes/lwtics Linht/Glare Recreation Utilities Transportation Public Services H1storic/Cultural Preservation Airport Environment 10.000 Feet 14.000 Feet /? £) ;;._16J !~ C We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is n$~ded to properly assess this proposal. -/ ~/"1<. t..<'. el J-t1at'c( Signature oDirector or AuthorizidRepresentative Date PROJECT LUA 07-060, SA-H, ECF Valley Center City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 222 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction trailer or storage area should be completely fenced-in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. Theft and burglary at construction sites is prevalent, and I expect due to the isolated location and overabundance of construction materials, this site will be a target for such incidents. It's recommended that the developer go the extra step and provide secured temporary housing for materials that could be easily removed during the course of an evening or weekend. The same security considerations should be made for any construction equipment (tractors, backhoes, excavators, lifts, etc.) When not in use, this equipment should be lined up along fence lines that abut adjacent streets. Spark plugs and/or batteries should be removed when not in use for long periods of time (i.e., evenings, weekends, and holiday periods.) The addition of security personnel after hours is recommended. COMPLETED FACILITY All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by passing vehicles and/or pedestrians. Security Survey Page 1 of 2 07-060 It is recommended that tht. :ire facility be monitored using a r rded security system. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service should be utilized to patrol the property. It is important to direct all foot traffic into the main entrance of the facility. Any alternative employee/player entrances should have coded access to prevent trespassing. All areas of this project need to have adequate lighting. This will assist in deterring theft from motor vehicle (one of the most common crimes in Renton), as well as provide safe pedestrian travel for individuals frequenting this location. The structure should have building numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility -not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary and malicious mischief (property destruction). Parking Areas Lighting is the number one deterrent to crime. Theft from motor vehicle is the most common occurring crime in our city, and this area of the City is especially affected. Appropriate lighting in and around the parking areas is mandatory. Regular foot patrol by a courtesy patrol is recommend. Signage should also be posted within the parking areas advising users not to leave valuables within sight and to secu, e their vehicles properly. It's recommended surveillance equipment be installed in ~ parking locations, and signage stating such posted in conspicuous locations throughout the area. Miscellaneous I recommend the developer have a Crime Prevention Representative conduct a security survey for this facility once it is near completion. Security Survey Page 2 of 2 07-060 City of Henton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA07-060, SA-H, ECF APPLICANT: Davis Street Associates, LLC PROJECT TITLE: Valle Center SITE AREA: 58,551 s uare feet LOCATION: 305 S 43'' Street COMMENTS DUE: JULY 9, 2007 DATE CIRCULATED: 18,2007 PROJECT MANAG R: BUILDING AREA ross : 443,335 s uare feet WORK ORDER NO: 77767 SUMMARY OF PROPOSAL: The applicant for this land use action has requested Site Plan Review for a 443,335 sf, 12 story building located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gsf would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5-1/2 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure. built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation. A SEPA Environmental Determination will be required and a Hearing Examiner Site Plan Review at a public hearing. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mon, Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housina M Aesthetics Water LiohUG/are Plants Recreation Land/Shoreline Use Uti/1t1es Animals Transportation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment i 10,000 Feet 14.000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or ::~:t:::~ Q&~;~i~:~ i:::,:::~t:ti~~operly assess this prop~ -D~!-t:~;L __ L_-O_/)~------- City o, nenton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT COMMENTS DUE: JULY 9, 2007 . APPLICATION NO: LUA07-060, SA-H, ECF DATE CIRCULATED: JUNE 18, 2007 APPLICANT: Davis Street Associates, LLC PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Valley Center PLAN REVIEW: Jan Illian SITE AREA: 58,551 square feet BUILDING AREA (qross): 443,335 square feet LOCATION: 305 S 43'' Street WORK ORDER NO: 77767 SUMMARY OF PROPOSAL: The applicant for this land use action has requested Site Plan Review for a 443,335 sf, 12 story building located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gsf would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5-1/2 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure. built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation. A SEPA Environmental Determination will be required and a Hearing Examiner Site Plan Review at a public hearing. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housinq Air Aesthetics Water LiohVG/are Plants Recreation Land/Shore/me Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Prese1Vation Airport Environment 'I<-, 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED.COMMENTS I ;7/t!'v.,,µ. a.cfo/7/ q_,l)i"~rR, particular attention to those areas in which we have expertise and have identified areas of probable impact or d to properly assess this proposal Signatur Date NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE· LAND USE NUMBER: PROJECT NAME; June 1S, 200? -'-·A07-CG·J SA-H. lcGf- \IJlle:1 Center PROJECT DESCRIPTION; The appl1:anl f,:,r 'l•i, 1.,,,rJ .,se r.r.:,nn has requested s,:e Plc\"1 Re,,->-,:, J 443.335 s' 12 stcry bJ1ld1ng lc-cJted Jdpcent to t~e \'alley Med,cal Ceril,cer a: 3n5 S 43·d S:reet ,n Re~'cs kcor:,<1-r>J:e1 1 181.931 gsf wou d be med1c~I ott,ces ~rd hcsp1t3 suopo1'.1n9 ra,;,,,t,H Par,,ag for 75~ veh,clcs wou!d tc p:C·iJ01 Jo o 1;2 levels of cndertu1ld1ng park1n;i A rarf:irg mocif,~at er, t «s t,een ,,aquested 10 recuce the p;,rk,r.g hm :r,: J Y,oc1·· reqJ rec The 01,.1lcing woe Id oe i':£ ~-lo th,a top of I tie m,,ilho.,se fed:ure An ex,st,ng G 1 )9 st, ~ne->'.O'; sl' JC:C re 01,., t ,n 1966, wocld be demo.1shed as ~art o' th·s pcJecl -., .. µrOJfcc'. os ,n the Com11erc1a Ofl,ce 1CO: z:;c. w,h11· :re Com11erc1al Ccmdcr Ccmvehe1srve Olan lar·d "'"' dt~,gnatcn A SEPA Envrro1r.rnla, Determ1nat.cn '.'.'Ill ·'.J~ ·1c~.1 ·ec and a HeJrin~ Exam ner Ste Plan Review~\ a ~.,bl,, 'rnanng PROJECT LOCATION· J~$ S 43" S!rnel OPTIONAL DETERMINATION OF NON-SIGNIFICANCE. MITIGATED (DNS-Mi: As ti·~ L"'ad ;.g,.1( / 111. has determined tti~I s,yr11f1,;,,n\ ,.n-.•,ronnrnntal ,moacls a:c un11Kel)' tc resut from t1e ~ro~osed pr~.c· perm1t,ed '.Jr.cer the RCV,J 43 2 · C 110 tern Cit,, of Rento~ s us1n~ the Opt1sr,JI DNS-M process lo grve ··,c,r, ., M 1s 11<el·1 tc be issued Comrn«·1t ~er eds f,,r the praJecl an::! the o:opose::l DNS·M a·e ,r.tegrateO ,rte•' period fhere w,11 be r,o ccrm11,.rot p«rir,d folln;, ng the ssuance ct !he ThresOold DE'iE'r,mat en of Oh '" ""' """- M1t1Jatec <.llNS-MI A 14-day app«al p«·roC v,'i'.I follow lhe 1ssua1ce ~f :hE' CNS-M PERMIT APPLICATION DATE; JJ~e , 2, 20N NOTICE OF COMPLETE APPLICATION; .iu'1e '8, 2007 APPLICANTIPROJECT CONTACT PERSON·. Dale & Helene Behar, Behar Company; Tel (206) 23J-1S99; Eml: dale@beharcompany.com or helene@beharcompany com Permits/Review Requt,sttcd: Erw,ronrnen1al !SEPAi Review, Site Plan Review Other Permits which may be required: Construction, Grading and Building Permits Requested Studies: Environmental Checkl,st, Envirortmental Assessmen1 Phase I Transportation Impact Study, Technical Information Ro,port. ~ntJ Geotechnical Engineering Study Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation. Planning/Building/Publlc Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady w~y. R~nlon, WA 98057 P,Jbl1c ne3nng s :entat,ve_y_schedule:! for August 21 2007 be·s·~ :·,~ l~erit,·, Heac,·,a E,aminer ,n Re1ton C_ou~c,I C~i!_r:t.!2ill. HE'ar1ngs te~ !'JI~._.~;.,\ th,. /ti'. ~uor of tile n,c,w Renton C:tv Hall located at 105~ SoLth !C:rx·, ·,,·~,. -,,~ sut>Ject s !e ,s :Jes,gnato:I Corrn'erc1al Corridor ,:cc;. en th~ Cli'i :,' ''°~' ten Cemp,,.h~ns,,e L.,inc Use Map a~c Commerc1al Ofl,cE' ,:co:, C·:1 t~~ Crt 1 s ,:_c,n1-,s Map Environmer.tJI ,:Sl:Y.'1/ Checklist ThE' P'OJeCt WIii bE' SLtjE'cl \c \he City's SEf'A 0,,1,canc,e, RMC •I-: .1 4 ~-G 4-'.i 4-9 ard oner ape! c~bl"S cedes anj regd,r.un, as ap1,rupna'B Proposed Mitigation Measures: T.1e follo~ing M1t1~at1on Me~scres will i,~ely b9 ,rr~osed on the p.-o~osed p·oJE'Ct These reccmmendE'd M1hgat1os Measures addrE'SS prqect ,inµac!s not covered ty ex,s'.1ng ccdE'S an:J regulat ens as cited above The appl,c:,11/ will be mqwrA<! !o pay the Jppropr,a/e T,anspor!a/,on M1/,0J!icn .<=ee The app!ic~llf wri! be reqwred to cny lhA ~ppropnale .c::,~ M,l!garron l=Ae. or:d The app/,cant w11/ be 'F-Ql!i111c' lo pay me Jppropr;ate P81ks M1t,ga/10•1 Fee Comments on ·the abova_ application must be submitted in writing to Eli~aba!h H;ggins senior Plann Development Sarvoces Div1s1on, 1055 South Grady Way, Renton. WA 98057, by s:OO PM on July 2, 2007 T;I~ maUar 1s also tentatively schad,uled for a public hearing on August 21. 2007, at 9:00 AM. Ccunci c,a.rrbers Seventn Floor, Re~!or City Hal1._1u.55 Sculh Gra.:lt Way R.,r,ton I' )'OU arE' internst~<i ,n atterdi~g ·he heerng. pleas~ "."<Jrtact t~E' Development SE'rvrc,;s Dv,s,on to cnscre that th,; heaneg has .1ot been rescheduled at i425) 430-72S2 I' ::°rnrrents c~nnot be suorn,11.,d .n wnt1ng bf the :Jate is(l,,;.,,ted aoove. ·10J may st;I apµe~r at the hE'<lring ano pres«nt your ,orrrrenls on tne pr~poSdl be for,; the Hea•,nt Ernmiser If /OU have questions about th s p-ooosal er w,sC to 1,e made a ~arty of reccrd ar'.d rec,,.,,,,. add1t1oeJI ,nformahun by na,1. please ccntact the p·~iect manager Asyone. ,,,1.,, ~ubrnrts .mtten cor1r1erts N·I· autonat1cal \' becoMe a p~·ly d record ard 111111 be no·1fieo of 31 y de"s1on on :O,s r.rqE'C\ CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7392: Eml: ehiggins@ci.renton.wa.us '.; 1ou wculd 1,ke lo M made a prly o' record to receive fLlrther 1~forr1atior on th,s proposed uroJE'~'.. cori~lele 11s form and ret~rn ;o C•ty of Renton. DevE>lepmen; Plannrrg '055 So Grady way Renton WA 98057 'Same/Hie No Valley Center,LU,'\C·7-0frJ SA·H lCF ·'<AME 1,1AILING A)DRESS TELEPHONE NO CERTIFICATION ---''5._=()\=\\"-\_,_,e~-· on the 1 Be"' day of 'J, ry, CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 18'" day of June, 2007, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, & PMT's documents. This information was sent to: Name Agencies Dale & Helene Behar Davis Street Associates, LLC (Signature of Sender):, ~d "1«,C/t,p,/ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Representing See Attached Owners/Applicant/Contact Owner I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ._,,,,~~\::ti.11 111 ..... \. ""'' ,.,, ,,. $ d __ ,,...;s. ..... ' ,, ... ,, Dated: 1_.,-lB·-07 ,.. J\ ... • ~r':'··· ,, 'I.. :: ... "'_."' • :...:. 1'' z ublic in an Project Name: Valley Center Project Number: LUA0?-060, SA-H, ECF template -affidavit of service by mailing ... Dept. of Ecology • Environmental Review Section PO Box47703 Olvmoia, WA 98504-7703 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160'h Ave SE 39015 -172"' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 . WSDOT Northwest Region • Duwamish Tribal Office* Muckleshoot Cultural Resources Program • Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"' Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers• KC Wastewater Treatment Division* Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olymoia, WA 98504-8343 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160th Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERG Determination paperwork. template . affidavit of service by mailing 312305910209 DAVIS STREET ASSOCIATES LLC 1000 2ND AVE #3330 SEATILE WA 98104 885767010006 PUBL HOSP DISTR#l KING CO VALLEY MED ATIN FINANCE PO BOX 50010 RENTON WA 98058 312305913500 VALLEY MEDICAL ASSOCIATES I 17930 TALBOT RDS RENTON WA 98055 312305906108 DCL-TALBOT L L C 11251 120TH AVE NE #140 KIRKLAND WA 98034 639180001005 PUBLIC HOSPITAL DIST 1 400 S 43RD ST RENTON WA 98055 312305904004 LYNN ELIZABETH TRUST C/0 JSH PROPERTIES 555 S RENTON VILLAGE PL #100 RENTON WA 98055 312305904400 RHR COMPANY 102 CASCADE KEY BELLEVUE WA 98006 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: June 18, 2007 LUA07-060 SA-H. ECF Valley Center PROJECT DESCRIPTION: The applicant for this land use action has requested Site Plan Review for a 443,335 sf, 12 story building located adjacent to the Valley Medical Center at 305 S 43rd Street in Renton. Approximately 181,931 gsf would be medical offices and hospital supporting facilities. Parking for 769 vehicles would be provided on 5- 1/2 levels of underbuilding parking. A parking modification has been requested to reduce the parking from the amount required. The building would be 266'-5" to the top of the penthouse feature. An existing, 6,109 sf, one-story structure, built in 1966, would be demolished as part of this project. The project is in the Commercial Office (CO) zone within the Commercial Corridor Comprehensive Plan land use designation A SEPA Environmental Determination will be required and a Hearing Examiner Site Plan Review at a public hearing. PROJECT LOCATION: 305 S 43rc Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency. the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project Therefore, as permitted under the RCW 43. 21 C. 110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mit1gated (DNS-M). A 14-day appeal period will follovv the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: June 12 2007 June 18 2007 APPLICANT/PROJECT CONTACT PERSON: Dale & Helene Behar, Behar Company; Tel: (206) 233-1999; Eml: dale@beharcompany.com or helene@beharcompany.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental ($EPA) Review, Site Plan Review Construction, Grading and Building Permits Environmental Checklist, Environmental Assessment Phase I, Transportation Impact Study, Technical Information Report, and Geotechnical Engineering Study Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public rearing is tentatively scheduled for August 21, 2007 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of tne new Renton City Hall located at 1055 South Grady Way The subject s,te is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Office (CO) on the City's Zoning Map Environmental (SEPA) Checklist The proJect will be subject to the City's SEPA ordinance, RMC 4-2; 4-4; 4-5; 4-6; 4-9 and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The followng M1tgation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the apprcpnare Transportation Mitigation Fee; The applicant will be required to pay the aµp1opnate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way. Renton, WA 98057, by 5:00 PM on July 2, 2007. This matter is also tentatively scheduled for a public hearing on August 21, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at {425) 430-7282. If comments cannot be submitted in writing by the date 1rdicated above. you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional informa11on by rT,ail. piease contact the project manager. Anyone who submits written comments will automatically become a par·ty of record and will be notified of any decision on this project. CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; Eml: ehiggins@ci.renton.wa.us If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Valley Center/LUA0?-060, SA-H. ECF NAME: MAILING ADDRESS: TELEPHONE NO.: TISCARENO ASSOCIATES ARCHITECTURE &URBAN DESIGN Transmittal To: Raquel Timmons Rrotm GlyHaJl-6th Floor 1055 South Grady Way Renton, WA 98055 From: Sarah Rollinger cc: Dale & Helene Behar, Jim Cade Project: Valley Center Date: June 15, 2007 Raquel, Enclosed are 12 oonceptual gracling plans, five utilities plans, five drainage control plans, and four drainage reports for Valley Center (a medical office builcling) Site Plan Review. The pre·application number is PREOG-140. Raquel, thank you again for all of your help 1 Please call me if you have any questions or concerns, Sarah Rollinger 206.325.3356 ext 205 Transmittal.doc 6/1512007 Tiscareno Associates PS 500 Union Street, Suite 420 Seattle, WA 98101 T: 206.325.3356 F: 206.436.6949 ' T) uCf--OL, A IJJ>;01'0410 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Davis Street Associates, LLC PROJECT OR DEVELOPMENT NAME: ADDRESS: 1000 Second Avenue, Suite 3330 Valley Center PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Seattle ZIP: 98104 305 S 43,d Street TELEPHONE NUMBER: 206.233.1999 Renton, WA 98055 APPLICANT (if other than owner) NAME: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 312305910209 COMPANY (if applicable): EXISTING LAND USE(S): Office Building ADDRESS: CITY: ZIP: PROPOSED LAND USE(S): Office Building TELEPHONE NUMBER EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Commercial Corridor Comprehensive Plan CONTACT PERSON PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION NAME: Dale & Helene Behar (if applicable): NA EXISTING ZONING: Commercial office COMPANY (if applicable): Behar Company PROPOSED ZONING (if applicable): Commercial office ADDRESS: 1000 Second Avenue, Suite 3330 SITE AREA (in square feet): approximately 58,551 SF CITY: Seattle ZIP: 98104 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: NA TELEPHONE NUMBER AND E-MAIL ADDRESS: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: dale@beharcom12an~.com helene@beharcom12an~.com PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): N/A 206.233.1999 Q:web/pw/devserv/forms/planning/masterapp.doc 06107/07 PRC CT INFORMATION contini NUMBER OF PROPOSED LOTS (if applicable): NIA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 367 NUMBER OF NEW DWELLING UNITS (if applicable): NIA PROJECT VALUE: 30,000,000 Dollars IS THE SITE LOCATED IN ANY TYPE OF NUMBER OF EXISTING DWELLING UNITS (if applicable): NIA ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IJ AQUIFER PROTECTION AREA ONE BUILDINGS (if applicable): NIA IJ AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A IJ FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL IJ GEOLOGIC HAZARD sq. ft. BUILDINGS (if applicable): 443,335 SF ( W/ Structured Parking) IJ HABITAT CONSERVATION sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL IJ SHORELINE STREAMS AND LAKES sq. ft. BUILDINGS TO REMAIN (if applicable): none NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if IJ WETLANDS sq. ft. applicable): 416,956 SF ( W/ Structured Parking) LEGAL DESCRIPTION OF PROPERTY (Attach leaal descriotion on seoarate sheet with the followina information included) SITUATE IN THE NE QUARTER OF SECTION 31, TOWNSHIP 23, RANGE 5, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Site Plan Review 3. 2. Environmental Checklist 4. Staff will calculate applicable fees and postage: $ 2500 AFFIDAVIT OF OWNERSHIP I, (Print Name/s) l)g \ ~ ~·~o.r I J.l~ ~{'.v, .·.,,.,.,.(declare that I am (please check one) )( the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the infomiation hereliVith are 1n all respects true and oorrect to the best of my knowledge and belief. ·J L I certify that I know or have satisfactoryev,dence that Dk fe.hqr "',.J J/Ju,e £,e/,,fil' / /7 L signed this instrument and acknowledged 1t to be h1s/her/the1r free and voluntary act for the / ~ uses and purposes mentioned in the instrument , , \,,, ' ..... ,, \' (Signature of Owner/Representative) (Signature of Owner/Representative) Q:web/pw/devserv/forms/planning/masterapp.doc ---_---c\S D. J,11 ", :~ ,,,\\\\111, ~1, -~,, ,V ,,,, I /'I ~ -~--~,~, · , O 3 &,;; t S)'-41~ t,"' ~ ~~~fa.:_/<11:..:_e'V>'(-"""<'.;)__:__'-,C.+-------...;-: ~u ~ . ~ < ~ . ~, \,,, A '11 \ ~ -"=°#= j Notary Public in and r lhe State of Washington Vu._' ~ 2 ,, ~ ,,,,8.29.Q'&,,,--/// -f4-I\\\\\X~'''..:111 ~_:: ' 11 I Of' W "-fll'I":._-ce- \ \ \ \ "' ""' '' 06/07/07 I JECT INFORMATION (continue, Notary (Print) tra0w l> ~ cines.., My appointment expires:_g-'----__ z_vi_,_---'D"'-? ___ _ Q:web/pw/devserv/forms/planning/masterapp.doc 3 06/07107 • PARCEL 3123059102 LEGAL DESCRIPTION 312305 102 N 390 FT OF E Y, OF NEV. OF SW V. OF NEY. LY W OF KENT RENTON CO RD NO 80 LESS N 30 FT LESS E 166.36 FT LESS STRIP OF LAND CONVEYED TO CITY OF RENTON RECORDING NO 7304100479 LESS BEG NW COR OF EV, TH S 00-55-36 W 37.40 FT TO POB TH S 00-55-36 W 38.22 FT TO PT OF CURVE CENTER BEARING 89-04-24 ETH NELY ALG SAID CURVE TO ROT RAD OF 25 FT 39.68 FT TAP OF TANGENCY TH S 88-08-04 E 139.62 FT TH N 00-59-30 E 10.45 FT TH N 88-08-04 W TO POB TGW POR OF LOT 12 OF ONE VALLEY PLACE OAF-BEGIN MOST NLY CORNER OF LOT 12 TH S 00-55-36 W 171.15 FT TH N 76-09-04 W 52.28 FT TO ELY MON OF DAVIS AVES TH NEL Y ALO SAID ELY MON ON CURVE TO LEFT RAD OF 275 FT ARC DIST OF 170.10 FT TO POB-AKA LOT I OF CITY OF RENTON LOT LINE ADJ LLA 023-91 RECORDING NO 9108069008 Q:web/pw/devserv/forms/planning/masterapp.doc 4 05/29/07 • Helene Behar hereby consents to serve as the registered agent in the state of Washington for Davis Street ASSOCIATES, L.L.C. , a Washington limited liability company (the "LLC"). Helene Behar understands that, as such registered agent, the FPS will be agent of the LLC upon whom any process, notice or demand required or permitted by law to be served upon the LLC may be served and further understands that it will be the responsibility of the Registered Agent immediately to notify the Office of the Secretary of State in the event of the Registered Agent's resignation as agent or a change in the Registered Agent's address. Dated this 14th day of November, 2006. NAME OF REGISTERED AGENT: ADDRESS OF REGISTERED AGENT: Helene Beha~ By: ~1-, , Your name 1000 2"d Avenue #3330 Seattle, Washington, 98104 APR-05-2007 00:20 From: To:4366949 Pa•e:4,11 DEVELOPMl;NT PLANNING OfTY OF RENTON Pre-application meeting for the 305 Building JUN I 2 2007 RECEIVED 305 South 43rc1 Street PRE06-140 City of Renton Development Services Division December 7, 2006 Contact information Planner: Elizabeth Higgins, AICP, ( 425) 430-7382 Public Works Plan Reviewer: Jan Illian, (425) 430-7216 Fire Prevention Reviewer: Corey Thomas (425) 430-7024 Building Department Reviewer: Craig Burnell, {425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before making all of the required copies. Tbe pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies Jn effect at the time of review. The applicant Is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained In this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examinl:!r, Zoning Administrator, Public Works Administrator, and City Council). APR-05-2007 00:20 From: To:4366949 ()..~~ ~~.· • ... + 111- ~N' . CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: December 1, 2006 TO: FROM: Elizabeth Higgins, Senior Planner Corey Thomas, Plans Review Inspector Preliminary Comments for 305 Building SUBJECT: 1. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required. One within 150-feet and two with 300-feet of the building. It appears adequate fire flow is available in this area. 2. The fire mitigation fees are applicable at the rate of $0.52 per square foot of commercial space. No fire mitigation fees are charged for parking structures. This fee is paid at time of building permit issuance. Credit can be granted for square footage of demolished structure. 3. 4. 5. CT:d 305bldg Approved fire sprinkler, fire alarm and standpipe systems are required in the building. Separate plans and permits required by the fire department. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Building shall comply with all requirements in the International Building and Fire Codes relating to high-rise construction. See section 403 of the building code for guidance. ' RPR-05-2007 00:20 TO: FROM: DATE: From: To:4366949 CITY OF RENTON MEMO UTILITY PLAN REVIEW fili:,.abcth Higgins Jan Illian Oecembcr 5, 2006 sun.mer: PREAPPLICATON REVIEW COMMENTS 305 -BUILDING PREAPP NO. 06-023 30S -S. 43•• Sfre~ NOTE ON PRELIMINARY REVIEW COMM}:NTS CONTAINEO rN TIDS llEPORT: The following comments on development and permitting issues are based on the pre-application submlttals made lo the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurn:nce by official decision makers (e.g. Hearing Examiner, JJoards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes re.quired by tb_e City or 1nade by the applicant. WATER I. Water System Development Charges are based on a rate of $0.273 times the gross square foot of the site. There is an existing l.5" domestic meter a,1d a 1.5" irrigation meter serving the existing building on the site. lfa larger meter ,s required to serve the new building(s), system development fees will be required to be paid. A redevelopment credit will be given for the existing meters. This is payable at the time the utility permit is issued. 2. TI1ere is an existing 12-inch wat<.T main in Davis Ave S. and a 16-inch water main in S. 43'" Street. Available derated lire flow in the area is approximately in Davis is approximately 5,000 l,'Pffi-Pressure availal,lc is approximately I 03 psi. A prcssure-reducinJl valve will he required to be installed on the domestic water meter. 3. Preliminary fire flow requirement is 2,500 gpm. 4. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm. One primary hydrant is required within 150 feet from the building and two additional hydrants will be required be within 300 feet of the building. 5. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance. 6. Existing hydrw,ts counted, as fire protection will be required to be retrofitted with a quick disco1U1ect Storz fitting if not already in pbcc. 7. A water main extension will be required on site. Additional hydrants will also be required. 8. If fire now exceeds 2,500 gpm, a looped water main around the building will be required. 9. 'J'be proposed project is located in the 350 wat~r pressure zone and is outside an Aquifer Protection Zone. f'PR-05-2007 00:20 305 Huildint Page 2 of3 Ooccmber 5, 2006 From: To:4366949 Pa•e:7,11 I 0. A R.cduced Pressure Backflow Assembly (RPDA) will be required to be installed at the domestic water metcr(s) to the building (s). 11. A Fire sprinkler system will he required by the fire department. A separntc no-fee utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler line. All devices installed shall he per the latest Uepartment of Health "Approved List" of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCV A installation for Fire Sprinkler System will be required". DDCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installalions proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backfiow assembly inside the mechanical room. lnstallation shall be in accordance with !he City of Renton' s requirements. L>DCV A shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the hori7.0ntal position only. 12. Landscape inigdtion systems will requin: a separate meter and backflow device. A plumbing pennil will be required SANITARY SKWRll 1. Sewer Systern Development Charges are hascd on a rate of $0.142 times the gross square foot of the site. Tf a larger meter is required to s~-rve the new building (s), system development fees will he required to be paid. A redevelopment credit will be given for lhe existing meters. This is payable at lhc time the utility permit is issued. 2. There is an 8-inch sewer main in Davis Ave South. TI1is is an existing side sewer serving the building. 3. If food preparation facilities (kitchen, restaurant) are p1·oposcd, a grease trap or grease interccplor will be required. A separate plumbing pcnnit is required. 4. Parking garages will require Ooor drains hy the building department and shall be connected to the sanitary sewer system. Flows shall be directed through floor drains that are installed in accordance with the Uniform Plumbing Code to an interior or exterior oil/water separator. The separator shall be sized to meet a minimum 15-minutc retention time for peak flows unticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of inlen:eptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. 'fl1e oil/water separator shall be shown on the civil drawings. SURFACE WATER I. There are existing storm drainage facilities in Davis Ave South. 2 A preliminary drainage plan und drainage report will be required with the site plan awlication. The report shall address detention and water qt1alily requirements as outlined in the 1990 King County Surface Water Manual. All core and any special requirements shall be contained in the report. If preliminary calculations show detention will be required under the 1990 King County Surface Wal.Cr Manual, sraffwill recommend a condition !hat the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control - a.k.a. Level 2) and waler quality improvements. APR-05-2007 00:20 .105 Auilrnne Pngc J of3 ()ec~1rd,t:r S, 2006 From: To:4366949 Pa•e:8'11 3. Separate structural plans will be required to be submitted for review and approval under a building permit for proposed underground vaults for water quality and/or detention. Special ins1>ection from the building department will be required. 4. Erosion control shall comply with Department of Ecology's latest edition of the Stonnwatcr Management Manual TRANSPORT A 110N/STREET I. Street improvements including, sidewalks, curb & gutter, storm drain, and streetlights are in place. 2. /1. traffic mitigation fee of $75 p~, additional generated daily trip shall be assessed as determined by the lTE trip generation manual. 3. A traflic study will he required for this project. Analysis shall provide information relating to ingress and C&'l"Css from the site, traffic flow, tratlic counts and impacts to the intersections at Talbot Road South and S. 43"', the signal on S. 43"' jtJst west ofSR167 and the intersection at E. Valley Road and S. 43"' Stn::cl. Traffic analysis guidelines are attached for refo,,,cnce .. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS I. All construction utility permits for utilities, drainage and street improvemL."I!ts will require separate plan $ubmittals. All utility plans shall confom1 to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage n.'J)Ort, peimit appl icaLion and an itemized cost of construction estimate and application fee at tho counter on the sixth floor. A fee worksheet is attached for your \1Sc, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the pem1it syst<..'IIl. 3. The fee for review and inspection of these improvemenLs is 5% of the first $100,000 of the eslimated constn1ction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Halfthe fee must be paid upon application. 4. /1.ny proposed rockerie8 or retaining walls greater than 4 feet in height will be require a separate building permit and will require special inspection. 5. Separate permits and fees for wal.cr meters, side sewcn;, storm connections, and backflow devices arc required. CC: Kayren Kittrick APR-05-2007 00:21 From: To:4366949 CITY OF RENTON Planning/Building/Public Works MEMORANl>UM DATE: December 7, 2006 TO: Pre-Application File No. PRE06-140 FROM: Elizabeth Higgins, Senior Planner, (425) 430-7382 SU.BJECT: 305 Buildillg, 305 Sou lb 43nl Street Pa•e:9'11 General: We have completed a preliminary review of the above-referenced development proposal. The following comments on devclopmenl and permitting Issues 11re b11sed on the pre-11pplication submittals made to tbc City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that infonnation contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Planning/Building/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for pur.chase for $50.00 plus tax, from the Finance Division on the first floor of City Hall and arc available on the City of Renton website (www.renton.ci.wa.us). Project Proposal: The proposal is to develop a l .34 acre property into an office building. The project site is zoned Commercial Office (CO) in the Commercial Corridor Comprehensive Plan designation. The property is located at 305 South 43rd Street. Current Use: The property has a ono-story, masonry building constructed in 1966, and associated parking. The building has been used as the United Way Good Neighbor Center. Comprehensive Plan Land Use Desi2nation: The property is located within the Commercial Corridor Comprehensive Plan designation. The proposed development would be consistent with the Comprehensive Plan land use policies for !his designation. Zmling: The property is located in the Commercial Office (CO) zone. In the CO zone medical and dental oftices an<l general offices are all pennittcd uses. Hotels are only allowed within the CO ;,;onc when located in the Employment Arca -Valley, however. Environmental Review: The proposed project is not exempt from Wa.~hington State Environmenta.l Policy Act (SEPA) review due to the size of the proposed building. Therefore, an environmental checklist is a submittal requirement. An environmental determination would be made by the Renton Environmental Review Committee. This detemtination would subject to appeal by either the project proponcm, by a citizen of the community, or another entity having standing for an appeal. RPR-05-2007 00:21 From: 30S Building Prc:application Me December 7, 2006 Pagc2 of3 To:4366949 Pase: 1W11 Site Plan Review: Projects that are located in the CO zone are subject to Site Plan Review. Based on project size, the review and approval would require a public hearing before the Renton Hearing Examiner. The subniittal requirements and criteria foT the Hearing Examiner review are included in tbc preapplieation package provided at the preapplication meeting. Critical Areas: The site is located in an area with regulated slopes present. A geotcchnical report would be Tequircd. Development Standards: RMC 4-2-IZOB, "Development Standards for Commercial Zoning Designations" apply to new development on the site. A copy of the development standards cau be found in the packet given lo the applicant at the pre-application meeting. Maximum Duilding Coverage -Maximum coverage of the site by building(,;) is 65 percent of the total area or 75 percent if the parking is within the building. Sctbaeks -Setbacks are the distance between the building and the property line or any private access easement. Setbacks an, different for the front, side, and rear yards. The front yaTd setback is as follows: 15 feet for buildings less than 25 fee! in height 20 feet for buildings 25 to 80 feel in height 30 feet for buildings over 80 feet in height Front setbacks may be reduced through. Site Plan Review to a minimum of 15 feet. The minimum required side yard setback along a street is as follows: 15 feet for buildings less than 25 feet in height 20 feet for buildings 25 to 80 feet in height 30 feet for buildings over 80 feet in height Side setbacks may be reduced through Site Plan Review to a minimum of 15 feet. There is no minimum rear yard setback. Building height -The maximum height allowed in the CO zone is 250 feet. THIS PROPERTY IS IN A DIRECT LINE WITH THE RENTON MUNICIPAL AIRPORT APPROACH AND DEPARTURE PATH AND WOULD REQUIRE AN AYIGATION EASEMENT TO BE RECORDED. ROOFTOP WARNING LIGIITING AS APPROVED BY TIIE FAA WOULD BE REQUIRED: Refuse and Recycling Areas: Refuse and recycling area~ need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards," Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. All landscape areas are to inclnde an underground irrigation system. R.efer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8- 120D.12, shall be submitted at the lime of application for Site Plan Review. 06-140 305 [luildint (CO, .~PR).doc\ H~~-~~-2007 00:21 From: 30S Building Prcupplicat1on mci:ting December 7, 2006 PagcJ of3 Permit Requirements: To:4366949 Pa•e:11'11 Site Plan Review and Approval (see above), Environmental Review (see above), Utility .. , Construction, and Building pcnnits would be required for the project. Please contact the main counter of the Development Services Division at (425) 430-7200 for building permit infonnation including fees. Fees: Impact fees and fees for building and utility construction permits would be charged. The following mitigation fees would be required prior to utility construction permit issuance or building pennit issuance: • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project. • A fire mitigation fee of$0.52 per sqllllre foot of building area • A Water System Development Charge (SDC) of $1525.00 per unit. • A Sewer System Development Charge (SDC) of $900.00 per unit. • A Surface Water Development Charge (SDC) of $715.00 per unit. Please sec the comments from the Fire Prevention plans reviewer and Public Works plans reviewer for a breakdown of the fees. A handout listing all of the City's Development related fees is also attached for reference. In advance of submilling the full applicatio11 package, applicants are strongly e,1couraged to bring 1"n one copy of eaclt applicatio,1 item for a pre-screening to tire customer service cou11ter to help ensure that the applicatio11 Is complete prior to making all copies. cc: Jennifer Henning 06-140)0S Building (CO, srR).docl T O : 4356949 From: RPR-05-2007 00:18 0\:.\/ElOPM\:.t.\1 SER~\~'t,~ t)\'J\'s\ti\l DEVELOPMENT PU\NNING orrv Of' RENTON WA\\lt" GF SUaM,r·, AL REQUIREMENTS FOR LAND USE APPLICATIONS ;i~;i:i11lfa,1a11:i1:1111i1~111,,~,11!t Calculations , JUN:,1 2 20C7 RECEIVED ~,.~1noo~@:it~t~~:~i@~ttt€ilt~1itkltJ r[&s:&;1ifiJt/!~t , ("1~:ri'!;t '"'"11"1~i,;":>1/t,'2,J~])'.t~tt1f0'it\%il;'%itt!ts Drainage Report , 1 ,, 1, , 1 , ,-- 'environmental Checldist, :xisting Easements (Recorded Copy), oor Plans ai,ND, 'ld'"" Plan. Conceptual , 1tion Plan, ~~i~fi~1~1i~fill~t<041Ji~S:1J~)it1~f?t/ ;cape Plan. Conceptual , Description , ?@.J~'¥tl~¥.:~t-~~: .;\ff0:f~ti~f:i~~~~ !t!iW&A~~(fit: mood Detail Map , irernent may be waived by: ty Services Section PROJECT NAME _~c;,0 0 yi ltf-1 "''1 Wmks Pian Review Section :;tion ,, ment Plar1ning Secliol\ DATE (µv r-'o~<-~--- ·_') ·' ' _. " .• J ,J / ·~---··-,J!)J ~ L-<T~ APR-05-2007 00:19 From: To:4366949 :VELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Tree Culling/Land Clearing Plan 4 ==- Utilities Pian, Generali,:ed 2 NeHands Mitigation Plan, Preliminary • Nireless: Applicant Agreemenl Statement 2 AND, 11 Inventory of Existing Silos 2 AND, ---'------------+-----t------1-----------------L ease Agmement, Draft 2 AND, Map of Existing Site Conditions 2 ANo, Map of View Area 2 AND, Pholosimulations 2 ANO, 1is requirement may be waived by: Properly Services Section ~. •blic Works Plan Review Se,:;Uon ilding Section Development Planning Section P ROJ EC T NAME: ____c:3,:::_£>_'?.=..-_ ___._P,,"-"--·v_;_,_( _J..A_' :...vi'--~-t---- DATE: fx c.--L __ ~_q_l. ___ _ t ' Item 6: Project Narrative Prepared by Tiscareno Associates, May 30, 2007 206.325.3356 ext. 205 • Project name, size and location of site: Valley Center 305 S 43"' Street Renton, WA 98055 The site is approximately 1.34 acres (58,551 SF). • Land use permits required for proposed project: Site plan Review & Building permit OEVaoPt.lENT pl,#ININGON CITY 01' R1:NT JUN .·1 2 2007 RECEIVED • Zoning designation of the site and adjacent properties: The site is zoned as Commercial Office. The adjacent properties are Commercial Office and Commercial Office (P). The zoning requires a 30' setback, but allows of a reduction to 15'; Valley Center is asking for this departure. Valley Center is aware it will have to include in its leases an avigation easement, stating the building is in the flight path of the Renton Airport and there will be noise associated with this activity. • Current use of the site and any existing improvements: The site was home to the non- profit United Way Good Neighbor Center and is now vacant. Per the pre-application summary, "Street improvements including, sidewalks, curb & gutter, storm drain, and streetlights are in place." • Special site features (i.e. wetlands, water bodies, steep slopes): There is a moderate slope from northwest to southwest, across the site. The slope is not regulated by the City of Renton. • Statement addressing soil type and drainage conditions: Soil is till with drainage flowing from the southeast corner to a yard drain in the Landscaped area and discharged to an existing catch basin then to the street drainage system in 43"'. • Proposed use of the property and scope of the proposed development: The proposed Va/lay Center development will consist of up to 181,931 square feet in gross floor area of medical offices and hospital supporting facilities (day surgery, kidney center, outpatient services, etc.) at the southeast corner of the S 43"' Street and Davis Avenue S. intersection in Renton, WA. (The building is 443,335 gross square feet when including the five and half levels of parking of below grade and structured parking.) • For plats Indicate the proposed number, net density and range of sizes (net lot area) of the new lots: Not applicable. • Access: The proposed site will have two vehicular access points. The main entry, for patients, will be located off Davis Ave South on the west side of the site. The second vehicular access point is for small trucks and staff; this entry will be located on the northwestern corner of the site off of South 43"' Street. The third entry is a sidewalk and ADA Ramp from Davis Ave South to the lobby entrance. • • • Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.): We will connect to the existing utilities adjacent to and serving the existing building on site. According to the Pre-application meeting summary, 'Street improvements including sidewalks, curb & gutter, storm drain and streetlights are in place." • Total estimated construction cost and estimated fair market value of the proposed project: Approximately 30 million dollars. • Estimated quantities and type of materials involved if any fill or excavation is proposed: approximately 40,300 cy of excavation. • Number, type and size of any trees to be removed: All trees on the site will be removed as part of the excavation process. The trees to be removed include about 10 planted maples under 12" diameter, one alder 8", two small cedars, three large planted pines and several cottonwoods according to the topo map provided. There is an 18" maple on a neighboring property, near the southwest property line. Valley Center will reach an agreement with the owner of the tree before construction begins. • Explanation of any land to be dedicated to the City: None • Any proposed job shacks, sales trailers, and/or model homes: There will be one job trailer on site during construction, please see the Site Plan for its Placement on the site during construction. • Any proposed modifications being requested (include written Justification) For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington please Include the following additional information: N/A • Distance from closest area of work to the ordinary high water mark of the proposed project site: N/A • Nature of the existing shoreline: N/A The approximate location of and number of residential units, existing and potential, that will have an obstructed view in the event the proposed project exceeds a height of 35-feet above the average grade level: None ' . Parking Modification for Valley Center 305 South 43rd Street Renton, WA 98055 Valley Center, a medical office building is asking for a modification from: City of Renton Municipal Code, Title IV Chapter 4 Section F.10-Number of Parking Spaces Required, 5 stalls per 1,000 SF of net floor area is required for medical office buildings. 1. What makes the code impractical for this application: The strict application of current regulations would result in a requirement of 991 stalls. The size and configuration of the site as well as the underlying density of the zoning mandate structured parking. The resulting construction cost to build large amounts of parking, regardless of need, would make the project economically impractical, particularly compared to projects that provide on·grade parking. 2. What is the purpose of this code? The purpose of the code is to ensure new development parking needs are met on-site and do not place undue burdens on the surrounding neighborhood streets. 3. How is the project meeting the intent of this code? The transformation on hospital and medical campuses throughout the United States including the Northwest have seen an increased need for on·site diagnostic, records, and multipurpose facilities as well as efficiencies in staff management that significantly lower employee densities. In addition, the location of Valley Center provides geographical proximity to many other medical destinations. Existing criteria in the Institute of Transportation Engineers Trip Generator do not reflect these more recent changes in medical office facilities. Using a case study of Highline Medical Center to generate parking utilization and trip data, a better reflection of the actual needs of the devolvement where discovered. Since our development will internalize many of the offsite trips thought to be generated by stand-alone medical centers, a reasonable parking ratio of 3.49 stalls per 1000 gross square feet is proposed. Using this formula times the current gross square feet of, 220,251 would yield a requirement of 769 stalls to meet the parking needs of Valley Center. In order to minimize routing issues within the garage, we will provide up to 31 additional parking stalls, by continued design and use of alternative parking methodologies (valet parking, mechanical parking). Based on the cited case study and the parking provided on site, we are confident this modification will not create a parking deficit, thus it will not tax the local infrastructure or override the intent of the code. .. ,' 4. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. The Comprehensive Plan Land Use Element states that it would like to: increase the number of jobs in Renton; provide two jobs in Renton for each dwelling unit; and encourages site & building design to be pedestrian oriented while providing transit and parking where appropriate. Valley Center is providing bicycle storage and Flexcar spaces as alternatives to a single occupant per car scheme. The center will also bring approximately 367 jobs to Renton. 5. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the code requirements, based upon sound engineering judgment. This modification request is based on data from case studies of developments with similar programs, in the same region (South King County) as Valley Center, by a transportation engineer, Transportation Engineering North West, LLC. *Please note that table 9 of the Transportation Impact Study should be updated to reflect the current gross SF of the building (220,251 SF). • Item 10: Construction Mitigation Description Prepared by BN Builders, May 30, 2007 • Proposed construction dates (begin and end dates): LJEV~~~We~ING JUN ,1 2 ~7 RECEIVED This project is currently scheduled to begin on October 1, 2007 and be completed by February 1, 2009 • Hours and days of operation: The construction work will take place from 6am to 6pm Monday through Friday • Proposed hauling/transportation routes: The proposed hauling and transportation routes will be the valley freeway to off ramps that feed to South 43"' Street and onto Davis Street. • Measures to be implemented to minimize dust, traffic and transportation Impacts, erosion, mud, noise, and other noxious characteristics: A complete and approved temporary erosion sediment control plan will be used with city permit drawings and used to control the project site. Traffic and transportation will be controlled with fencing, traffic control and flagging. Dust partitions will be used as necessary. • Any special hours proposed for construction or hauling (i.e. weekends, late nights): None • Preliminary traffic control plan: The traffic control plan for this site will be completed and submitted with a request for a street use permit. The street use will be limited and flaggers and cones will be used to control traffic. • If your project requires the use of cranes, please contact the City's Airport Manager: The City's Airport Manager has been contacted. f DEVELOPMENT PLA Item 21: Landscape analysis, lot coverage, and parking analysis c1rv OF AEm-oiNJNG Prepared by Tiscareno Associates, May 30, 2007 206.325.3356 ext. 205 • Total square footage of the site and the footprints of all buildings: The Site: 58,551 SF Footprint: 43,908 SF JUN I 2 2007 RECEIVED • Total square footage of existing and proposed Impervious surface area(s): Existing Impervious is 29,121 sf [0.71 Acres] including .043 Acre Gravel Parking area. Proposed Impervious is 50,482sf [1.16 Acres] including 0.29 Acre Green Roof. • Square footage (by floor and overall total) of each individual building and/or use: Floor 12 office Floor 11 office Floor 1 O office Floor 9 office Floor 8 office Floor 7 office Floor 6 office P-5 parking P-4 parking P-3 parking P-2 parking L lobby/retail r~~-iim, Total wl parking gross SF net SF 21,813 21,813 21,813 22,600 22,600 22,600 22,321 39,917 41,553 41,553 41,478 42,651 • Percentage of lot covered by buildings or structures: 43, 908 SF 158,551 SF x 100= 75% • Number of parking spaces required by City code: 991 stalls (Per City of Renton Municipal Code, Tltle IV Chapter 4 Section F.10 -Number of Parking Spaces Required, 5 stalls per 1,000 SF of net floor area is required) Valley Center is asking for a departure from this standard to encourage the use of bicycles, shuttles and flex cars. We are asking for a reduction to from the required 789 stalls to 716 stalls. • Number and dimensions of standard, compact, and ADA accessible spaces provided: Standard: 585 Stalls Com pact: 168 Stalls Af)A: 16 Stalls Total: 769 STANDARD Structured Parking -min length @angle< 45: 15' -min length @angle;;: 45: 16' -min width: 8'-4" -parallel: 23'x 9' • COMPACT Structured Parking -min length@ angle< 45: 12' -min length @ angle .e 45: 13' -min width: 7' -6' • Square footage of parking lot landscaping (perimeter and interior): No "parking lot landscaping' is required because all of the parking is eijher below grade or structured. There is a significant amount of landscaping in the north and west setbacks, in addition to a green roof and an espalier wall. 'I ; ~ . i '<•/-;. I --~·--·· -,-+· I • Jl.f ."If! ~--;·,t ~-. . . " " VALLEY CENTER WILL REACH AN AGREEMENT:: WITH THE OWNER OF ' ; THIS TREE BEFORE CONSTRUCTION BEGINS. •. LEGEND LIMIT OF CLEARING X TREE REMOVAL ~ '.' i .I mr ,1 I , I , • ! i : i' I ~ __ ,: ___ : '_ .. LJ'MIT OF CLEA(1JNG,A1<1f{'GRA_D1NG -~ )J 'l ''·' .• ,j .. if; 'f . ! ·--r'- X X' .. APPROX DRIP LINE ,V ~- " .. /~/···.· .. · ~, ! s;n:-Jc. I ,/• ! / REMOVAL, TYP. : :!: .. · ' : ! ' !'1' ,.),!/, 41" .f~r ,,,,, I (l I~ O' '·'V.. ,·,:.:-SCALE IN FEET -·-~-,.~--------c::~.1 ' / ~r·.:. 0€\IEL~Mff , ,, .· CITY OF~~~ING 4( ABKJI TREE CUTTING/LAND ClJM~l~G PLAN llll "'" A'1181.E, II.IJE2SI> lfAfflE. WASteGDI M104 1ll: DM2PS MX: DHl2'¥4 VALLEY CENTER RECEIVED JUNE20 DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: DE~ or: RENTON JUN·1 2 2007 RECEIVED 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 all proposals 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~ 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, w~h 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 impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: 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. T:\e\T.A. JOBS\7012 Valley Center MOB\5 Reports & Studies\C Geotechnical\2007.05.22 envchlst.doc06/07/07 A. BACKGROUND 1. Name of proposed project, if applicable: Valley Center 2. Name of applicant: Davis Street Associates, LLC 3. Address and phone number of applicant and contact person: Helene or Dale Behar Davis Street Associates, LLC 1000 Second Avenue, Suite 3330 Seattle, WA 98104 4. Date checklist prepared: May 26, 2007 5. Agency requesting checklist: City of Renton Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): Building will take 14 months to complete after receipt of necessary permits. 7. Do you have any plans for future additions, expansion, or 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. Phase 1 environmental assessment prepared by Environmental Associates, Inc. dated November 3, 2006 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. No 10. List any governmental approvals or permits that will be needed for your proposal, if known. Building permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposed Valley Center development will consist of up to 188,981 square feet in gross floor area of medical offices and hospital supporting facilities jday surgery, kidney center, outpatient services, etc.) at the southeast corner of the S 43' Street and Davis Street S. intersection in Renton, WA. (There are five and half floors of structured parking in addition to the office space, making the structure total of 443,335 gross square feet.) The site is approximately 1.34 acres. T:le\T.A. JOBS\7012 Valley Center MOB\5 Reports & Studies\C Geotechnical\2007.05.22 envchlst.doc 2 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 topographic 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. The Street address is 305 S. 43rd Street, Renton, WA. The site located at the southeast corner of the S 43rd Street and Davis Avenue South in Renton, WA. Section: 31 Township: 23N Range: 05E Please see attached vicinity map, site plan, and topographical map and legal description for more information. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other _____ _ There is a slope from the southwest to northwest across the site. The slope is not regulated by the City of Renton. b. What is the steepest slope on the site (approximate percent slope?) The natural ground inclination is less than 15%. There are manmade cut slopes along the east and south edges of the site (40 to 70%) which were made for the existing development. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. There are layers of sandy silt which have been naturally compressed. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No d. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source offill. No fill will be required. Some grading will be required for the purpose of building the underground parking. This will result in the removal 40,300 cy of soil. e. Could erosion occur as a result of clearing, construction, or use? The excavation will slope inward on itself dramatically reducing the risk for silty run off leaving the excavation site. Measures will to be taken to prevent tracing of soil from T:\e\T.A. JOBS\7012 Valley Center MOB\5 Reports & Studies\C Geotechnical\2007.05.22 envchlstdoc 3 the site onto the surrounding streets. A formal TESC plan will be prepared to address erosion control measures during the permit phase of the project. f. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 86% is covered including 22% green roof. Current accepted industry consensus for green roofs is conservatively 50%. Thus the effective coverage is 86- 22/2 = 75% g. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR See 1.f above. In addition to measures to prevent tracing of soil onto the adjacent streets, we expect that off-site catch basins will be protected by silt socks. "Any silty water accumulating in the excavation would be temporarily held in a pond or a tank until it was clean enough to be discharged to the City of Renton storm drainage system. 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 if known. None. If any at all, it will be minimal from construction equipment only. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No b. Proposed measures to reduce or control emissions or other impacts to air, if any: Exhaust scrubbers will be used on all equipment operating inside an enclosed area. 3. WATER a. Surface Water: 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 ii flows into. None 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. Not applicable T:le\T.A. JOBS\7012 Valley Center MOB\5 Reports & Studies\C Geotechnical\2007.05.22 envchlst.doc 4 b. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) 6) 1) 2) c. 1) 2) d. Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No 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 Ground Water: Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 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. Not applicable Water Runoff (including storm water): 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. Storm water will land on the roof and on the Green Roof area, be collected in roof drains and rain leaders and discharged to the existing Storm Drain system in the street. The developed site will not significantly increase the peak flows leaving the site and is exempt from detention requirements. Could waste material enter ground or surface waters? If so, generally describe. No Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Collection and tightline discharge to the existing system. The addition of landscaping and green roofs to provide Low Impact Development measures. The Existing site contains large open parking and driving areas that are asphalt and discharge directly into the system without any water quality provisions. The new development will significantly reduce that discharge as parking will be covered and not subject to discharge into the storm system. T:\e\T.A. JOBS\7012 Valley Center MOBIS Reports & Studies\C Geotechnical\2007.05.22 envchlst.doc 5 4. PLANTS a. Check or circle types of vegetation found on the site: Landscaping: _X_ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other _)(_shrubs _X_grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation c. What kind and amount of vegetation will be removed or altered? All existing landscaping and plantings will be removed and replaced with new landscaping and green roof. 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: Use of native plants will be stressed. 5. 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 not applicable Mammals: deer, bear, elk, beaver, other not applicable Fish: bass, salmon, trout, herring, shellfish, other __ not applicable 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 No d. Proposed measures to preserve or enhance wildlife, if any: Not applicable 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 or natural gas for heating b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No T:\e\T.A. JOBS\7012 Valley Center MOB\5 Reports & Studies\C Geotechnlcal\2007.05.22 envchlst.doc 6 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: Energy conservation has been a consideration in the orientation and material selection of the building. A preliminary LEED checklist has been completed to highlight potential energy and environmental strategies that can be further studied and implemented as appropriate. 7. ENVIRONMENTAL HEAL TH 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. Not applicable 1) Describe special emergency services that might be required. None, but contractor will coordinate with the fire department as needed. 2) Proposed measures to reduce or control environmental health hazards, if any: Exhaust scrubbers as required. Majority of all demolition and construction debris will be recycled. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Background vehicle noise from Highway 167 and noise from short term construction sites near by. 2) What types and levels of noise would be created by or 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. There will be no long term noise associate with the project. Typical construction equipment noise, during working hours, will occur during the construction of the project. 3) Proposed measures to reduce or control noise impacts, if any: Short-term construction noise will be limited to working hours. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site previously housed a non-profit office and is currently vacant. Adjacent sites include medical office spaces and senior housing. b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. 6,000 SF masonry office building. d. Will any structures be demolished? If so, what? Yes, the existing masonry building. e. What is the current zoning classification of the site? Commercial Office f. What is the current comprehensive plan designation of the site? The property is located within the Commercial Corridor Comprehensive Plan designation. The proposed development would be consistent with the Comprehensive Plan land use policies for this designation. T:\e\T.A. JOBS\7012 Valley Center MOBIS Reports & Studies\C Geotechnical\2007.05.22 envchtst.doc 7 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? Approximately 367 people will be employed at the completed project j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Not applicable 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. The tallest portion of the building is 177'-2". The principal exterior cladding of the building will be concrete, metal & fiber panel and glass. b. What views in the immediate vicinity would be altered or obstructed? None c. Proposed measures to reduce or control aesthetic impacts, if any: Not applicable 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? There will be a typical office building light pattern, which will occur during lowlight hours (late afternoon and early evenings), during the winter season. b. Could light or glare from the finished project be a safety hazard or interfere with views? None c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: We will use light fixtures in the garage that help to minimize light spill and glare. T:\e\T .A. JOBS\7012 Valley Center MOB\5 Reports & Studies\C Geotechnical\2007.05.22 envchlst.doc 8 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Not applicable b. Would the proposed project displace any existing recreational uses? If so, describe. Not applicable c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Not applicable 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. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the sije. None c. Proposed measures to reduce or control impacts, if any: Not applicable 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. The site is at the southeast corner of 43"' Street South and Davis Avenue S. The proposed truck entrance off of 43'• Street South, will be a right-turn in and a right-turn-only out condition due to the barrier dividing the street. Highway 167 is easily accessible from the site as well. Please refer to Transportation Impact Study for full details. b. Is site currenfly served by public transit? If not, what is the approximate distance to the nearest transit stop? King County-Metro transit routes 155, 161, and 169 stop on South 43'• Street and South Carr Road in the vicinity of Talbot Road South. The transit stops are located within a few hundred feet of the site. Please refer to page 12 of the Transportation Impact Study for full details. c. How many parking spaces would the completed project have? How many would the project eliminate? 716 new stalls are being proposed. There are currently 32 stalls on the site which will be demolished with the existing building. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? No · e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The proposed building will generate a an estimate net total of 3,320 daily, 255 am peak hour (165 entering and 90 exiting), and 280 pm peak hour vehicular trips (70 entering and 210 exiting) at full build-out .Please refer to page 1 of Transportation Impact Study for full details. T:le\TA JOBS\7012 Valley Center MOBIS Reports & Studies\C Geotechnical\2007.05.22 envchlst.doc 9 g. Proposed measures to reduce or control transportation impacts, if any: Flex cars parking spaces and bicycles storage (See floor plan 1 for bike storage; flex car stalls will designate at a later date) will be provided. This will be especially convenient for healthcare workers needing to visit Valley Center on a regular basis. This will also allow workers to car pool, and use public transportation since daytime transportation needs will be met. 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 b. Proposed measures to reduce or control direct impacts on public services, if any. The impacts will be minimal and no action will be required. 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. We will provide services to building of the above listed utilities. C. SIGNATURE I, 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: u~~ Name Printed: Dc;,.. I -e Be.\... c. r Date: T:\e\T.A. JOBS\7012 Valley Center MOB\5 Reports & Studies\C Geotechnical\2007.05.22 envchlst.doc 10 .GEOTECH CONSULTANTS, INC. Celebrating 20 Years 1986-2006 Behar Company 1000 Second Avenue, Suite 3300 Seattle, Washington 98104 Attention: Dale Behar · 13256 Northeast 20th Stree~ Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 DEVaOPMENT PLANNING CITY OF RENTON June 6, 2007 JN 07098 JUN 1 2 2007 RECEIVED Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Medical Office Building 305 South 43rd Street Renton, Washington Dear Mr. Behar: via email da/e@beharcompany.com We are pleased to present this geotechnical engineering report for the proposed medical office building to be constructed in Renton. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, and temporary shoring. This work was authorized by your acceptance of our proposal, P-7277, dated March 5, 2007. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. cc: ABKJ -Michael Bramhall via email mikeb@abkj.com ZJM/MRM: alt Respectfully submitted, GEOTECH CONSULTANTS, INC. Marc R. McGinnis, P.E. Principal GEOTECH CONSULTANTS, INC. GEOTECHNICAL ENGINEERING STUDY Proposed Medical Office Building 305 South 43rd Street Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed medical office building to be located Renton. The project design was in the conceptual phase at the time of this report. We were provided with a topographic survey prepared by Boyd & Associates, Inc., dated December 20, 2006. Additionally, a site plan, and preliminary cross-sections and elevation views were provided. These drawings were prepared by Collins Woerman. Based on this information, and conversations with Dale Behar of The Behar Company, we understand that the proposed development will consist of a multi-story medical office building overlying a two-level underground parking lot. The above-grade portion of the structure may be comprised of two towers, each of which would have upper floors containing office space, and the lower floors potentially occupied by some parking. At least 9 above-grade floors are indicated on the cross-sections, but this may change through the design process. The finish floor elevations for the lower parking level were not available at the time of this report, so it is possible that the lower floor slab will step down to the west with the sloping grade. The main vehicle entrance is indicated to be from Davis Avenue South to the west, with a driveway continuing between the towers. There will also be a driveway along the eastern edge of the property, requiring cuts and a permanent retaining wall up to approximately 14 feet in height along the east property line. If the scope of the project changes substantially from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site. The property is irrti9ular in shape, and located at the southeast comer of the intersection between South 43rd Street and Davis Avenue South. The subject property covers approximately 58,000 square feet and is currently developed by a vacant single-story brick office building with paved parking to the west and the north. There is a small asphalt driveway that wraps around the southern and eastern sides of the building. Landscaping is in place around the southern, eastern, and northern sides of the existing structure. Beyond the driveway to the south is a small gravel parking area with a relatively flat, landscaped area beyond. The majority of the site exhibits a gentle to moderate slope down to the northwest. However, there is a steep slope along the east and south edges of the site. This slope is approximately 14 feet tall at its tallest point in the southeastern comer and gets shorter to the north and west. It is obvious that this slope was created by past excavation for the driveway and parking areas located to the east and south of the existing building. The small sections of steep slope on the property do not appear to be regulated slopes, as defined by the City of Renton. The inclination of this slope far exceeds the natural gentle to moderate, west-facing slope of the surrounding area. The steep slope was overgrown and did not display any indications of recent soil movement. Above the slope GEOTECH CONSULTANTS, INC. ' , ·< Behar Company June 6, 2007 JN 07098 Page2 along the eastern property line are two adjacent medical office buildings that are separated by an asphalt parking lot. There is a rockery located at the crest of the slope that retains 5 to 6 feet of fill for the parking area between the adjacent eastern buildings. The southern of the two eastern buildings is two stories tall and located approximately 10 feet from the common property line, while the north building is comprised of one story over a daylight basement. This structure is approximately 5 feet from the property line. Above the steep slope to the south of the site is a paved parking lot for a neighboring office building. SUBSURFACE The subsurface conditions were explored by drilling five borings at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The borings were drilled on March 21, 2007 using a track-mounted, hollow-stem auger drill. Samples were taken at 5-foot intervals with a standard penetration sampler. This split-spoon sampler, which has a 2-inch outside diameter, is driven into the soil with a 140-pound hammer falling 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency. A geotechnical engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soil encountered. The Test Boring Logs are attached as Plates 3 through 9. Soil Conditions We drilled a total of five borings on the site, three to 35 feet on the western side of the site and two deeper borings to 45 feet on the eastern side of the site. Boring B-1 was drilled near the southeast corner of the site and encountered dense, slightly silty sand immediately below the ground surface, extending to a depth of approximately 7.5 feet. Underlying this upper layer, we observed a change to very dense, silty sand, which became less silty below a depth of approximately 23.5 feet. This cleaner sand was wet. Near 33.5 feet, gravels started appearing in the boring and became larger to the maximum explored depth of 45.5 feet. Boring B-2, located in the northeastern comer of the site, encountered a thin layer of asphalt overlying about 5 feet of silty sand. Below a depth of approximately 5 feet was very dense, very silty sand. This soil became wet at a depth of approximately 20 feet. B~low a depth of about 25 feet, we observed a layer of hard silt that was approximately 8 feet thick. Underlying the silt, the boring encountered very dense sand that was wet. Neither B-1 nor B-2 revealed fill, topsoil or weathered soil at the ground surface. This confirms that the grade on the eastern side of the property was lowered by excavation for the previous site development, creating the very steep slope along the property boundaries. Boring B-3 was conducted near the western edge of the gravel parking lot and encountered loose to medium-dense, very silty sand, which became dense near 20 feet. The sand became very dense and less silty near 23.5 feet and at 35 feet transitioned to a very dense, gravelly sand. Boring B-4, conducted on the western side of the existing building, encountered 2 feet of fill soil overlying loose, silty sand, which became medium-dense near 10 feet and very dense near 20 feet below grade. The maximum explored depth of Boring 4 was 36.5 feet below the existing grade. The upper silty sands in Borings B-3 and B-4 contained lenses of wet soil, and the gravelly sand in the bottom of B-3 was wet. Boring B-5 was drilled in the northwest portion of the property and encountered loose, very silty sand GEOTECH COl'ISULTANTS, INC. Behar Company June 6, 2007 JN 07098 Page3 that became dense near 10 feet. This sand became wet below a depth of approximately 10 feet, and at a depth of about 17 feet, we observed a layer of hard silt that extended down to 24 feet. Underlying the silt was a very dense sand that extended to the maximum explored depth of 36. 5 feet. No obstructions were revealed by our explorations. However, debris, buried utilities, and old foundation and slab elements are commonly encountered on sites that have had previous development. Additionally, although our explorations did not encounter cobbles or boulders, they are often found in soils that have been deposited by glaciers or fast-moving water. Groundwater Conditions Groundwater seepage was observed in all of the borings. Some of this seepage represents subsurface water that is trapped within sandier zones within the silty sand, or is perched above the dense silt. The cleaner sands in the lower portions of the borings also appear to contain groundwater. The borings were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. Groundwater levels encountered during drilling . can be deceptive, because seepage into the boring can be blocked or slowed by the auger itself. It should be noted that groundwater levels vary seasonally with rainfall and other factors. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. If a transition in soil type occurred between samples in the borings, the depth of the transition was interpreted. The relative densities and moisture descriptions indicated on the boring logs are interpretive descriptions based on the conditions observed during drilling. CONCLUSIONS AND RECOMMENDATIONS GENERAL • THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The borings conducted for this study encountered alternative layers of silty sand, sands with gravels, and silt. In the eastern borings the soil was typically dense to very dense within 3 to 4 feet of the surface. In the western borings dense soil was not encountered until 10 to 20 feet below the surface. The dense to very dense, glacially-compressed soils are well suited to support heavy foundation loads from the proposed structure. From a bearing standpoint, these soils are highly competent and relatively incompressible. However, it will be imperative that great care be taken during the excavation and subgrade preparation to maintain a high bearing capacity for these soils. Excavation of the footings using a toothed bucket typically leaves several inches of disturbed soils. This loosened soil must be entirely scraped out of the excavation prior to pouring the foundations. This should be accomplished by a grade bar that is dragged with the bucket, or by hand shoveling the loose soil out of the excavation. As discussed in the following paragraphs, the sands will be GEOTECH CONSULTANTS, INC. Behar Company June 6, 2007 JN 07098 Page4 wet and dewatering should be expected. By laying a 3-to 6-inch layer of quarry spalls, ballast rock or washed crushed rock on the scraped subgrade soils, the footings will be protected from disturbance during placement of forms and rebar. This protective rock layer will also help with localized pumping to dewater the individual foundation holes. The soils expected at the base of the excavation will be suitable to support the lowest floor slab. However, installation of an underslab drainage system should be planned to prevent groundwater from building up under the slab. Considerations for underslab drainage and moisture control are presented in subsequent sections of this report. The underslab drainage may operate throughout the year. Therefore the potential for future maintenance, including clean-outs for the drain pipes, and back-up pumps for the sump should be considered in the design and installation of the system. Also, power outages may allow the water level to rise above the slab until power can be restored. A back-up generator would be necessary to prevent this. Considering the planned heights of the excavation cuts, it is likely that shoring will be needed for much of the site. Sloped cuts could be used along the sides of the building that are away from existing structures or slopes. This may require excavation easements from the City of Renton. shoring will likely consist of tied-back soldier piles. We expect that full-height shoring will be needed along at least the east and south sides of the excavation. Due to the sandy, wet condition of the upper soils, soil nailing does not appear to be an appropriate excavation shoring technique for this site. We recommend that soldier pile shoring be planned for this project. The shoring along the eastern property line will need to be designed to be fairly rigid, to reduce the potential for wall deflections that could cause detectable settlement in the adjacent buildings and rockery. Groundwater should be expected in the near-surface soils. This will affect shoring installation and the excavation process. Excavation deeper than the expected two below-grade floors could reach the wet, clean sands, which appear to contain a large amount of groundwater. Collection and dewatering of subsurface water below the base of the excavation could decrease construction difficulties. These dewatering systems are usually installed before the excavation reaches the anticipated groundwater, in order to remove as much subsurface water as possible. The extent of such temporary dewatering measures will be dependent on the conditions encountered in the excavation, and the type of shoring system that is chosen. Typically a permit from the City is required to discharge water from dewatering wells into the storm sewer. We recommend consulting a specialty dewatering contractor regarding the potential cost, extent, and difficulties of a temporary dewatering system for this project. As the excavation nears its lowest level, pumped sumps extending below the planned base of the excavation could be installed and operated, to help remove water that builds up in the base of the excavation. Generally, we anticipate that groundwater levels in both the near-surface soils and the native sands would be at their lowest at the end of summer and the beginning of fall. Excavations that extend below the proposed footing elevations, such as elevator pits or detention vaults, will encounter increasing difficulty with dewatering and excavation stability. If these types of structures are proposed beneath the lowest parking levels, additional localized dewatering and excavation shoring may be required. Recommendations for drainage around elevator pits are included in the Drainage Considerations section of this report. Storm detention/retention facilities and other utilities are often installed below, or near, structures. The walls of storm vaults must be designed as either cantilever or restrained retaining walls, as appropriate. Wall pressures for the expected soil conditions are presented in the permanent foundation and retaining walls section of this report. It is important that the portion of the structure iibove the permanent detained water level be backfilled with free-draining soil, as recommended for retaining walls. Should drainage not be provided, the walls must be designed for hydrostatic forces GEOTECH CONSULTANTS, INC. Behar Company June 6, 2007 JN 07098 Pages acting on the outside of the structure. The backfill for all underground structures must be compacted in lifts according to the criteria in the General Earthwork and Structural Fill section of this report. Trenches for underground structures and utilities should not cross a line extending downwards from a new or existing footing at an inclination of 1: 1 (Horizontal:Vertical), or a line extending downwards from a property line at an inclination of 1:1 (H:V). We should be consulted if these excavation zones will be exceeded for installation of storm facilities or other utilities. The drainage and waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations-to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERATIONS In accordance with Table 1615.1.1 of the 2003 International Building Code (IBC), the site soil profile within 100 feet of the ground surface is best represented by Soil Profile Type C (Very Dense Soil. The soils that will support the structure are not susceptible to seismic liquefaction. CONVENTIONAL FOUNDATIONS We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively. Exterior footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface for protection against frost and erosion. The local building codes should be reviewed to determine if different fooling widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. Depending on the final site grades, overexcavation may be required below the .footings to expose competent native soil. No more than 6 inches of compacted quarry spalls or railroad ballast rock can be used under footings. If additional structural fill is required to reach the planned footing subgrades, lean concrete containing no less than 1-1/2 sacks of cement per cubic yard should be used. GEOTECH CONSULTANTS, INC. . " Behar Company June 6, 2007 JN 07098 Page6 An allowable bearing pressure of 8,000 pounds per square foot (psf) is appropriate for footings supported on competent native soil. A one-third increase in this design bearing pressure may be used when considering short-term wind or seismic loads. For the above design criteria, it is anticipated that the total post-construction settlement of footings founded on competent native soil will be about one inch, with differential settlements on the order of less than half an inch in a distance of 50 feet along a continuous footing with a uniform load. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: -~~~1---~----, : P \R \\IETER l L TI\I ~Tr\ \Ll I ' Coefficient of Friction 0.50 Passive Earth Pressure 400 pcf When,; (I) pc! Is pounds per cubic foot, and (II) passive earth pressure is computed using the equivalent fluid density. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. PERMANENT FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: ---------------------- I' \R \\IETER I \ \Ll I: I Active Earth Pressure • 35 pcf Passive Earth Pressure 400 pcf Coefficient of Friction 0.50 Soil Unit Weight 135 pcf Where; (I) pc! Is pounds per cubic foot, and (Ii) active and passive earth pressures are computed using the equivalent fluid pressures. "' For a restrained wall that cannot deflect at least 0.002 times its height, a unlfonn lateral pressure equal to 10 psi times the height of the wall should be added to the above active equivalent fluid pressure. The values given above are to be used to design permanent foundation and retaining walls only. The passive pressure given is appropriate for the depth of level structural fill placed in front of a retaining or foundation wall only. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters GEOTECH CONSULTANTS, INC. Behar Company June 6, 2007 JN 07098 Page7 should be utilized for a distance of 1.5 times the wall height from comers or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a comer. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. The design of the easternmost retaining walls will need to include a surcharge to account for the adjacent existing buildings and fill rockery. The size of these surcharge pressures cannot be determined until the configuration of the eastern walls are finalized, and structural foundation design information is determined for the buildings. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Wall Pressures Due to Seismic Forces The City may require that a dynamic analysis of the structure and retaining walls be conducted. To model the surcharge wall loads that could be imposed by the design earthquake, we recommend adding a uniform lateral pressure to the above-recommended active pressure. The recommended surcharge pressure is 7H pounds per square foot (psf), where H is the design retention height of the wall. Using this increased pressure, the safety factor against sliding and overturning can be reduced to 1.2 for the seismic analysis. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill and Waterproofing Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percer;it silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. The native soils generally have a high silt content, giving them poor drainage characteristics, and making them unsuitable for wall backfill. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The section entitled General Earthwork and Structural Fill contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls, or to prevent the formation of mold, mildew or fungi in interior spaces. Over time, the GEOTECH CONSULTANTS, INC. Behar Company June 6, 2007 JN 07098 Page8 performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, using bentonite panels or membranes on the outside of the walls, and installing waterstops between slabs and perimeter walls. There are a variety of different waterproofing materials and systems, which should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. We recommend that you contact a specialty consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. The General, Slabs-On-Grade, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. SLABS-ON-GRADE The building floors can be constructed as slabs-on-grade atop competent native soil, or on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. As summarized in Drainage Considerations, an underslab drainage system should be installed below the lowest garage slabs-on-grade. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders, such as 6-mil plastic sheeting, are typically 'used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where plastic sheeting is used under slabs, joints should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. We recommend that the contractor, the project materials engineer, and the owner discuss these issues and review recent ACI literature and ASTM E-1643 for installation guidelines and guidance on the use of the protection/blotter material. Our opinion is that with impervious surfaces that all means should be undertaken to reduce water vapor transmission. GEOTECH CONSULTANTS, INC. Behar Company June 6, 2007 JN 07098 Page9 The General, Permanent Foundation and Retaining Walls, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as Type B. Therefore, temporary cut slopes greater than 4 feet in height should not be excavated at an inclination steeper than 1: 1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. Flatter cut slopes, or armoring of the cuts with drainage rock, will be necessary where seepage and/or flowing soil conditions are encountered. Additionally, shoring should be planned wherever an excavation will extend below an imaginary 1.5:1 (Horizontal:Vertical) zone sloping downward from an existing structure, retaining wall or settlement-sensitive utility. The above-recommended temporary slope inclination is based on the conditions exposed in our explorations, and on what has been successful at other sites with similar soil conditions. It is possible that variations in soil and groundwater conditions will require modifications to the inclination at which temporary slopes can stand. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. It is also important that surface water be directed away from temporary slope cuts. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sand can cave suddenly and without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger. These recommendations may need to be modified if the area near the potential cuts has been disturbed in the past by utility installation, or if settlement-sensitive utilities are located nearby. All permanent cuts into native soil should be inclined no steeper than 2.5:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. Topsoil is often placed on regraded ~lopes to promote growth of vegetation. Proper preparation of the regraded surface, and use of appropriate topsoil is necessary to prevent the topsoil from sliding off the slope. This is most likely to occur following extended wet weather if a silty topsoil is used. On steeper slopes, it may be necessary to ·track walk" the slope or cut small grooves across the slope prior to placing the topsoil. TEMPORARY SHORING This section presents design considerations for cantilevered or tied-back soldier-pile walls. As discussed above, the sensitivity of adjacent buildings and utilities must be considered in the design to reduce the risk of causing settlement of these adjacent elements. Regardless of the system used, all shoring systems will deflect in toward the excavation. Therefore, there is always a risk of noticeable settlement occurring on the ground behind the shoring wall. These risks are reduced, but not entirely eliminated, by using more rigid shoring systems, such as soldier piles. GEOTECH CONSULTANTS. INC. . ' ' Behar Company June 6, 2007 • JN 07098 Page 10 Cantilevered and tied-back soldier pile systems have proven to be an efficient and economical method for providing excavation shoring. Tied-back walls are typically more economical than cantilevered walls where the depth of excavation is greater than 15 feet. Soldier-Pile Installation Soldier-pile walls would be constructed after making planned cut slopes, and prior to commencing the mass excavation, by setting steel H-beams in a drilled hole and grouting the space between the beam and the soil with concrete for the entire height of the drilled hole. Excessive ground loss in the drilled holes must be avoided to reduce the potential for settlement on adjacent properties. If water is present in a hole at the time the soldier pile is poured, concrete must be tremied to the bottom of the hole. As excavation proceeds downward, the space between the piles should be lagged with timber, and any voids behind the timbers should be filled with pea gravel, or a slurry comprised of sand and fly ash. Treated lagging is usually required for permanent walls, while untreated lagging can often be utilized for temporary shoring walls. Temporary vertical cuts will be necessary between the soldier piles for the lagging placement. The prompt and careful installation of lagging is important, particularly in loose or caving soil, to maintain the integrity of the excavation and provide safer working conditions. Additionally, care must be taken by the excavator to remove no more soil between the soldier piles than is necessary to install the lagging. Caving or overexcavation during lagging placement could result in loss of ground on neighboring properties. Timber lagging should be designed for an applied lateral pressure of 30 percent of the design wail pressure, if the pile spacing is less than three pile diameters. For larger pile spacings, the lagging should be designed for 50 percent of the design load. If permanent building walls are to be constructed against the shoring walls, drainage should be provided by attaching a geotextile drainage composite with a solid plastic backing, similar to Miradrain 6000, to the entire face of the lagging, prior to placing waterproofing and pouring the foundation wall. These drainage composites should be hydraulically connected to the foundation drainage system through weep holes placed in the foundation walls. This is discussed further in Drainage Considerations. Soldier-Pile Wall Design • Temporary soldier-pile shoring that is cantilevered or restrained by one row of tiebacks, and that has a level backslope, should be designed for an active soil pressure equal to that pressure exerted by an equivalent fluid with a unit weight of 35 pounds per cubic foot (pcf}. A higher earth pressure may be appropriate to reduce the lateral deflection of the easternmost shoring wall near the neighboring buildings. Traffic surcharges can typically be accounted for by increasing the effective height of the shoring wall by 2 feet. The existing adjacent buildings and fill rockery will exert surcharges on the proposed shoring wall. Slopes above the shoring walls will exert additional surcharge pressures. These surcharge pressures will vary, depending on the configuration of the cut slope and shoring wall. We can provide recommendations regarding slope and building surcharge pressures when the preliminary shoring design is completed and information regarding the foundation loading in the adjacent buildings has been developed. GEOTECH CONSULTANTS, INC. Behar Company June 6, 2007 • JN 07098 Page 11 It is important that the shoring design provides sufficient working room to drill and install the soldier piles, without needing to make unsafe, excessively steep temporary cuts. Cut slopes should be planned to intersect the backside of the drilled holes, not the back of the lagging. Lateral movement of the soldier piles below the excavation level will be resisted by an ultimate passive soil pressure equal to that pressure exerted by a fluid with a density of 400 pcf. No safety factor is included in the given value; it is typically reduced by a safety factor of 1.2 for temporary conditions and 1.5 for permanent conditions This soil pressure is valid only for a level excavation in front of the soldier pile; it acts on two times the grouted pile diameter. Cut slopes made in front of shoring walls significantly decrease the passive resistance. This includes temporary cuts necessary to install internal braces or rakers. The minimum embedment below the floor of the excavation for cantilever soldier piles should be equal to the height of the "stick-up." Tied-back soldier piles should be embedded no less than 10 feet below the lowest point of the excavation, including footing and utility excavations. The vertical capacity of soldier piles to carry the downward component of the tieback forces will be developed by a combination of frictional shaft resistance along the embedded length and pile end-bearing. i I' \R \\II" 11 I{ I IJESI(.:\ I \ \Ll I , Pile Shaft Friction 1,500 psf Pile End-Bearing 20,000 psf Where: (I) psf ls pounds per square foot. The above values assume that the excavation is level in front of the soldier pile and that the bottom of the pile is embedded a minimum of 1 o feet below the floor of the excavation. For the pile end-bearing to be appropriate, the bottom of the drilled holes must be cleaned of loosened soil. The shoring contractor should be made aware of this, as it may affect their installation procedures. The concrete surrounding the embedded portion of the pile must have sufficient bond and strength to transfer the vertical load from the steel section through the concrete into the soil. Tieback Anchors General considerations for the design of tied-back or braced soldier -pile walls are presented on Plate 11. We recommend installing tieback anchors at inclinations between 20 and 30 degrees below horizontal. The tieback will derive its capacity from the soil-grout strength developed in the soil behind the no-load zone. The no-load zone is the area behind which the entire length of each tieback anchor should be located. To prevent excessive loss of ground in a drilled hole, the no-load section of the drilled tieback hole should be backfilled with a sand and fly ash slurry, after protecting the anchor with a bond breaker. such as plastic casing, to prevent loads from being transferred to the soil in the no-load zone. The no-load section could be filled with grout after anchor testing is completed. During the design process, the possible presence of foundations or utilities close to the shoring wall must be evaluated to determine if they will affect the configuration and length of · the tiebacks. GEOTECH CONSULTANTS, INC. Behar Company June 6, 2007 JN 07098 Page 12 We recommend that the shoring contractor determine the necessary tieback length based on their experience with similar soil conditions. Soil conditions, soil-grout adhesion strengths, and installation techniques typically vary over any site. This sometimes results in adhesion values that are lower than anticipated. Therefore, we recommend substantiating the anchor design values by load-testing all tieback anchors. At least two anchors in each soil type encountered should be performance-tested to 200 percent of the design anchor load to evaluate possible anchor creep. Wherever possible, the no-load section of these tiebacks should not be grouted until the performance tests are completed. Unfavorable results from these performance tests could require increasing the lengths of the tiebacks. The remaining anchors should be proof-tested to at least 135 percent of their design value before being "locked off." After testing, each anchor should be locked off at a prestress load of 80 to 100 percent of its design load. If caving or water-bearing soil is encountered, the installation of tieback anchors will be hampered by caving and soil flowing into the holes. It will be necessary to case the holes, if such conditions are encountered. Alternatively, the use of a hollow-stem auger with grout pumped through the stem as the auger is withdrawn would be satisfactory, provided that the injection pressure and grout volumes pumped are carefully monitored. All drilled anchor installations should be grouted and backfilled immediately after drilling. No drilled holes should be left open overnight. EXCAVATION AND SHORING MONITORING As with any shoring system, there is a potential risk of greater-than-anticipated movement of the shoring and the ground outside of the excavation. This can translate into noticeable damage of surrounding on-grade elements, such as foundations and slabs. Therefore, we recommend making an extensive photographic and visual survey of the project vicinity, prior to demolition activities, installing shoring or commencing excavation. This documents the condition of buildings, pavements, and utilities in the immediate vicinity of the site in order to avoid, and protect the owner from, unsubstantiated damage claims by surrounding property owners. Additionally, the shoring walls, and any adjacent foundations should be monitored during construction to detect soil movements. To monitor their performance, we recommend establishing a series of survey reference points to measure any horizontal deflections of the shoring ,system. Control points should be established at a distance well away from the walls and slopes, and deflections from the reference points should be measured throughout construction by survey methods. At least every third soldier pile should be monitored by taking readings at the top of the pile. Additionally, benchmarks installed on the surrounding buildings should be monitored for at least vertical movement. We suggest taking the readings at least once a week, until it is established that no deflections are occurring. The initial readings for this monitoring should be taken before starting any demolition or excavation on the site. DRAINAGE CONSIDERATIONS Foundation drains should be used where ( 1 ) crawl spaces or basements will be below a structure, (2) a slab is below the outside grade, or (3) the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a GEOTECH CONSULTANTS, INC. Behar Company June 6, 2007 JN 07098 Page 13 perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 10. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. We anticipate that permanent foundation walls will be constructed against the shoring walls. Where this occurs, a plastic-backed drainage composite, such as Miradrain, Battledrain, or similar, should be placed against the entire surface of the shoring prior to pouring the foundation wall. Weep pipes located no more than 6 feet on-center should be connected to the drainage composite and poured into the foundation walls or the perimeter footing. A footing drain installed along the inside of the perimeter footing will be used to collect and carry the water discharged by the weep pipes to the storm system. Isolated zones of moisture or seepage can still reach the permanent wall where groundwater finds leaks or joints in the drainage composite. This is often an acceptable risk in unoccupied below-grade spaces, such as parking garages. However, formal waterproofing is typically necessary in areas where wet conditions at the face of the permanent wall will not be tolerable. If this is a concern, the permanent drainage and waterproofing system should be designed by a specialty consultant familiar with the expected subsurface conditions and proposed construction. Footing drains placed inside the building or behind backfilled walls should consist of 4-inch, perforated PVC pipe surrounded by at least 6 inches of 1-inch-minus, washed rock wrapped in a non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the level of a crawl space or the bottom of a floor slab, and it should be sloped slightly for drainage. Plate 12 presents typical considerations for footing drains placed on the inside of shoring walls. All roof and surface water drains must be kept separate from the foundation drain system. If the structure includes an elevator, it may be necessary to provide special drainage or waterproofing measures for the elevator pit. If no seepage into the elevator pit is acceptable, it will be necessary to provide a footing drain and free-draining wall backfill, and the walls should be waterproofed. If the footing drain will be too low to connect to the storm drainage system, then it will likely be necessary to install a pumped sump to discharge the collected water. Alternatively, the elevator pit could be designed to be entirely waterproof; this would include designing the pit structure to resist hydrostatic uplift pressures. Underslab drainage should also be provided below the lowest floor slab in the garage(s), in' order to collect subsurface water that may bypass the perimeter footing drains. Such a system typically consists of at least 9 inches of free-draining gravel or washed rock, in which perforated 4-inch pipes are buried on 15 to 20-foot centers. The amount of groundwater that could be collected by such a system will vary with from year-to-year with the weather. Usually, the pumps for an underslab system are sized based on the amount of water that has to be pumped out of the excavation during the construction process. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. II is important that existing foundations be removed before site development. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. GEOTECH CONSULTANTS, INC. . '' Behar Company June 6, 2007 JN 07098 Page 14 Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: LOC".T~~l-~-1-IU"L"'I~ PL\( [ l\ll' \Cl 10'1, Beneath slabs or 95% walkwavs Filled slopes and behind 90% retaining walls 95% for upper 12 inches of Beneath pavements subgrade; 90% below that level Where: Minimum Relative Compaction Is the ratio, expressed In percentages, of the compacted dry density to the maximum dry density, as -nnined in accordance with ASTM Test Designation D 1557 -91 (Modified Proctor). Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. The native soils generally have high silt and moisture contents, making them unsuitable for use as structural fill beneath the building or behind retaining walls. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the borings are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in borings. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. GEOTECH CONSULTANTS, INC. Behar Company June 6, 2007 JN 07098 Page 15 This report has been prepared for the exclusive use of The Behar Company, and its representatives, for specific application to this project and site. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction 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. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. II is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The following plates are attached to complete this report: Plate 1 Plate 2 Plates 3 -9 Plate 10 Plate 11 Plate 12 Vicinity Map Site Exploration Plan Boring Logs Typical Footing Drain Detail Typical Tied-Back Shoring Detail Typical Shoring Drainage Detail GEOTECH CONSULTANTS. INC. . ,. Legend: £ :::i 0 "' GI :::i C GI > < Ill '> ca Q South 43rd Street ~ .... -·-··-··-··-··-··-··-··-··-··-··--. . '-, / , ~ I I r _,, : , I ,, , ,, I , I ,,' I ,,' I ,, I .,,,' , ,, I B-5 r---'' /0 ) / .,,, ... ,, ... ," / / I I B-2 0 i' ( • ,. 100·1 B-4 Existing 0 Building ! ' l ~ I I• .) I• / , /_ ... , I ,--" I , ,I / / I ' I I / \ I \ I \ I \ I I i ,l : 8-3 ,' : 0,1 I I I _,, I i B-1 , I t'-. I , ~ I I : . I . • I . . I I I ' • I I •. I J I I -----/• I ____ .......... ,,. .... -I I ---------'"' I • I ,---I• ..,,. • ·-•• -•• _,.. _ •• -•• -• ·-··-··-··-•• .=,.-,-........ 110 120 130 N. 0 Test boring location ~ii ~""""~l~?"~-!!!'!!!!!!!!!!-- GEOTECH CONSULTANTS, INC. SITE EXPLORATION PLAN 305 South 43rd Street Renton, Washington I Job Na: I Dale: I • 07098 March 200~ No Scale I Plate, 5 10 15 20 25 30 35 40 ... ... ... ... --------... --... ... ... ... -... ... ... ... -... ... ... too -... too ... ... -... ... ... ... ,__ 46 57 86/ 11" 50/6" 771 11" , i:,1 SM 1 11m . . 2 I SM • • . BORING 1 Description Brown, slightly silty SAND, fine-to medium-grained, moist, dense Brown, silty SAND, fine-to coarse-grained, with occasional silt interbeds, moist, very dense -becomes medium-to coarse-grained Brown SAND, medium-to coarse-grained, with gravel, wet, very dense Blue-gray SAND with occasional gravel, medium-grained, very moist, very dense , . 50/5" 71 ilsii _;.;~:.;: ----------------------------------• continued on next page ___ .. ,.,. GEOTECH _ _, CONSULTANTS, INC. BORING LOG 305 South 43rd Street Renton, Washington ,~. ~-=~-----o ., ' Date· I Logged by· 'Plate· I 07098 April 2007 • ZJM • 3 Behar Company June 6, 2007 JN 07098 Page 16 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. Zack Munstermann Geotechnical Engineer 10125/a Marc R. McGinnis, P.E. Principal GEOTECH CONSULTANTS, INC. N. } ., • ; .. , _ .. ,~_,_..-,.o,~" GEOTECH CONSULTANTS, INC. ~7098 IJobNo: VICINITY MAP 305 South 43rd Street Renton, Washington ,. ~' 40 ... ... ... ,11, ;. o" q, • ,.,-.l' o,"11, ~ ,;,"> <lo !!.'!. ':> +o'S> ~ I{,~ -<?>'-o ,l ~°'~ .. JJJ 5015 ,, s l ""ili""i[""1""11J"'l ---g-ra-ve-ls_b_eco_me-la,-ge-,----------------- ORING 1 -continued Description ... .. ::( 45 --... :::;:;:::< 50/5" 9 11 /'Hf li;i;;;;;;;;;;;;;;&... ______________________ _ ... • Test boring was terminated at 45.5 feet on March 21, 2007 . ... • Groundwater was encountered at 17 feet during drilling . ... 50 - ~·-" GEOTECH -~ CONSULTANTS, INC. BORING LOG 305 South 43rd Street Renton, Washington ,~~·~; =:,,-!;!!!-~---- ' ~te: I Logged by: 'Plate: I 07098 _ April 2007 _ ZJM . 4 5 10 15 20 25 30 35 40 .... ... ~ ... --... I-.. -I-.. I- ~ -... ~ .... ... -.Y .. -.. ... -- I- I-.. -I-.. ---.. ----- ~41 BORING 2 Description 1" asphalt over Brown, silty SAND with gravel SM -becomes blue-gray 50 1 ... u' ".i"ff'llu Brown, with iron staining, very silty SAND, fi~rained, very moist, very dense . . SM 46 31 :: 55 41' -becomes blue-gray, wet ~. ': 50/ 51 5.5" Blue gray SILT, non-plastic, very moist, hard ML 50/5" e I -fine sand interbeds Blue-gray SAND, medium-to coarse-grained, wet, very dense 50/5" ~--i~----------------------------------continued on next page GEOTECH CONSULTANTS, INC. ,~·~~ ~::,--- BORING LOG 305 South 43rd Street Renton, Washington I Date· I Logged by· !Plate: I 07098 April 2007 • ZJM • 5 40 45 50 ... ... ... ... <!1' e> s o0" ::,_e, ·~S()l' ~~ ::,_e, o.S, /~ ,&~ (f +o «,,(? <¢~ ~e, '2P' '0s Description 50/6" s 1! .=ii!"'"~li!i""i------------------- CRING 2 -continued ..... ... ::,.:.,.:-:-:•:• 50/4" s I"') .... :...,;:. ... ::::..._ _________________ _ ... * Test boring was terminated at 46 feet on March 21, 2007 . ... * Groundwater was encountered at 20 feet during drilling . ... ..... ------... ----... ... ... ... ..... ... ... ... ----... ... -... .... ... ... ..... ___ _j.. ·" G EOTECH . ., CONSULTANTS, INC. BORING LOG 305 South 43rd Street Renton, Washington )i..~to=~y:."l"!!--"""""'"""""' ....... _. I Date: I Logged by: I Plate: I 07098 _ April 2007 _ ZJM _ 6 • i- i-... i- s ..... i- i-... i- 10 i----.. - 15 .... I-.. I- I- 20 '--.. I-.. i- 25 ..._ i- i- -- 30 --- I- I- 35 -- i- I-.. ... 40 ..... BORING 3 Description • , Brown, very silty SANO, fine-grained, with organics, very moist, loose .. ' . 10 1 I . · . , . 17 -no organics, becomes medium-dense SM . , . ! 23 31. -becomes wet .. ': 33 4 lr,.rulJm -becomes dense Brown, silty SAND, fine-to medium-grained, very moist, very dense 46 s I • SM 50 6 I . ; , -occasional gravels ' 78 71 ! SP :, Orange, gravelly SAND, medium-to coarse-grained, wet, very dense ~~~·11-________________________________ __ • Test boring was terminated at 36.5 feet on March 21, 2007 . * Groundwater was encountered at 13 feet during drilling . ..__ • ..,. G EOTECH . ., CONSULTANTS, INC. BORING LOG 305 South 43rd Street Renton, Washington 1~t.-_ ~,,..~--I Date: . I Logged by: I Plate: I 07098 _ Apnl 2007 _ ZJM • 7 _ ... .... ... .... 5 -... .... ... i- 10 .._ ... i-.... i- 15 i-. .... .... 20 ..... --... .... 25 ..... -.... .... ... 30 -.... .... 35 ..... i-.... i- i- 40 .._ 7 13 24 48 73/ 11" 86/ 10" BORING 4 Description FILL 2" Asphalt over Brown SAND wiU1 gravel and cobbles (Filf) b-T=rrn----·--·--------------------- . . .. ,. . • . . ,. .. • Brown, silty SAND, fine-to medium-grained, very moist, loose -becomes medium-dense 3 I : ; -becomes blue-gray, wet • • SM • • becomes very dense, with Ulin sand interbeds, very moist . ' .. .... -alternating fine-grained layers . .. . ~ 71 711;,E.W,·il,L ______________ _ • Test boring was terminated at 36.5 feet on March 21, 2007. • Groundwater was encountered at 15 feet during drilling. ..____ ;l. -" G EOTECH ., CONSULTANTS, INC. BORING LOG 305 South 43rd Street Renton, Washington ,~.....t·~s!Ol!!'l=?";;e. ~~--..... _. Job lDate: l Logged by: IP/ate: 07098 April 2007 ZJM 8 ... i- i-... 5 -.. .. --10 -.. .. .. .. 15 -... i- i- - 20 ----- 25 -.. .. .. .. 30 -i-.. -- 35 -- i- -.. 40 - BORING 5 Description 2• Asphatt over Brown with iron staining, very silly SAND, fin&-grained, very moist, loose 9 1 I :::::i::!i 1 ::: 30 83/ 11" 70 53 , ,!il! -becomes blue-gray, wet, dense Blue-gray SILT, non-plastic, moist, hard 51 iiiiiliil[ijii Blue-gray SAND, medium-to coarse-grained, very moist, very dense * Test boring was terminated at 36.5 feet on March 21, 2007. * Groundwater was encountered at 11 feet during drilling . GEOTECH CONSULTANTS, INC. BORING LOG 305 South 43rd Street Renton, Washington I Date· I Logged b}(· IP/ate· I 07098 April 2007 • ZJM • 9 Slope backfill away from foundation. Provide surface drains where necessary. Backfill (See text for requirements) Washed Rock (7/8" min. size) Tightline Roof Drain (Do not connect to footing drain) Vapor Retarder/Barrier and Capillary Break/Drainage Layer (Refer to Report text) NOTES: '---4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage, waterproofing, and slab considerations. ----... j.. -" G EOTECH . ., CONSULTANTS, INC. ~~ .. ~--,...--ye- FOOTING DRAIN DETAIL 305 South 43rd Street Renton, Washington I Job No07098 I Da~~rch 20071 I Plate, : , .. ------------, H Lowest Excavation Elevation) (Assumed to be Level) o ''T"'r------+ Tieback Anchors 35(H) ... ••:( )11 Notes: 400(0) (psf) Passive Pressure (psf) ctive Pressure Surcharge Pressure From Adjacent Building and/or traffic as applicable. (1) The report should be referenced for specifics regarding design and installation. (2) Active pressures act over the p~e spacing. (3) Passive pressures act over twice the grouted soldier pile diameter or the pile spacing, whichever is smaller. (4) It is assumed that no hydrostatic pressures act on the back of the shoring walls. (5) Cut slopes or adjacent structures positioned above or behind shoring will exert additional pressures on the shoring wall. .__. ... GEOTECH ., CONSULTANTS, INC. 11-.,_l ~,,...~~ ........... TIED-BACK SHORING DETAIL 305 South 43rd Street Renton, Washington IJobNa: 07098 I DattJ: I Aprll 2007 I Plate, 11 ,, ' Slab Vapor retarder -----._ Non-woven filter fabric ------.,. Washed rock or pea gravei------a 4" perforated PVC drain (holes turned downward) 2" PVC weep pipe at 6' centers (Pour Into footing or wall below slab) Attach weep pipe to drainage composite .. --.; Pierce waterproofing and plastic backing of drainage composite. Treated lagging Soldier pile Note -Refer to the report for additional considerations related to drainage and waterproofing. GEOTECH CONSULTANTS, INC. FOUNDATION DRAIN DETAIL 305 South 43rd Street 'Job 07098 Renton, Washington 1 Date: I April 2007 r/ate; 12 Printed: 06-12-2007 Payment Made: ~ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-060 06/12/2007 11 :36 AM Receipt Number: R0702885 Total Payment: 2,500.00 Payee: DALE D. BEHAR, HELENE C. BEHAR Current Payment Made to the Following Items: Trans Account Code Description Amount ---------------------------------------------------------------------- 5010 000.345.81.00.0007 Environmental Review 5020 000.345.81.00.0017 Site Plan Approval Payments made for this receipt Trans Method Description Amount ------------------------------------------------------------ Payment Check 8149 2,500.00 Account Balances 500.00 2,000.00 Trans Account Code Description Balance Due --------------------------------------------------------------------- 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 . 00 .00