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Home My WebLink AboutSWP272711(3) VJ W ,Id)' Q (��V �/'� Y___??? P_ W z tV � J 7TH 5T �O J� P `c G�A� 5' O sa c e O c� Renton o Village QE II i� W ► I lu F ►-i G _ .1 ' AO,I) O 1 f`�lT�P�S-CAS� rn W J __.J L ® Enclosed Pipes a Open Ditch Q Source: Jones Assoc., Inc. lu M N MAJOR DRAINAGE CHANNEL THROUGH SITE -S FIG. 2 I N T E R O F F I C E C O R R E S P O N D E N C E Date December 28, 1978 TO: Warren C . Gonnason FROM: Richard C. Houghton SUBJECT: Renton Village Drainage Analysis for E. I .S. The analysis submitted by Jones Associates was a study of the exi stingthe storm South drain system through the Renton Village hOpp n t of East Valley Road. The Renton Interchange to the discharge point purpose of their study was to determine the capacity of the system as it now ed exists , and to determine stud rsPows the the existOngscapacityoofent theuPyson_t,eheto be existing system. Their y ration , the original capacity of'44 FS 35 CFS and with cleaning and resto could be reached . We agree with their conclusion that the proposed development would have a tly Of en minimal impact on the system as We feelethatstherl sice the r existingsystemte isr,issinadequuate an impervious nature. However , to handle the existing runoff to the. site. A preliminary study shows that as d much as 95 CFS ( 10 yr.) could occur at the upstream en Of CFSecoulde1occur at attached.) A projected 10 year flow of approximately 3 this point. We feel that consideration should be given to upgrading the system to accomo- date the projected run-off , or relieving the system by worm of erbutans. not Restoring the existing system to its original capacity P significantly relieve the flooding in this area . RB:pmp o� f-►,�-c �r� �t ,l / 22 t ✓l1NES ASSOCIATES, 1 N C. CONSUL TING ENGINEERS December 8, 1978 Warren C. Gonnason, Director Department of Public Works City of Renton Renton, Washington Dear Mr. Gonnason: Thank you for reviewing the City of Renton staff comments and concerns with us regarding a proposed expansion of Renton Village Shopping Center. At that time, you identified three topics of concern that your staff members felt needed additional analysis and clarification. This letter supplements and amends the Environmental Checklist submitted to the City of Renton, Building Department, August 22, 1978, and provides further information on the three topics -- storm drainage, traffic and air pollution. Since your Checklist review, we have conducted extensive environmental and engineering investiga- tions of these issues for Renton Village Co. The findings of these studies are the subject of this letter. Storm Drainage- Runoff and storm drainage channeled through the Renton Village site derives from two drainage basins, one each south and east of the site. The present capacity of this total drainage system is 35 cubic feet per second (cfs). The system as designed and constructed has a hydraulic capacity of 44 cfs. Siltation subsequent to installation of the system in sections down- stream of Renton Village accounts for present flow reductions. Improved maintenance of the on-site portion of the system would result in only an insignifi- cant 1 cfs increase in this capacity. However, in regard to the off-site system, the culvert running under State Highway I-405 has become clogged with sediment and debris that restrict drainage flow. Proper cleaning and maintenance of this portion of the drainage system would permit flows at the original design capacity. Maintenance of the portion of the system in the State Highway 1-405 right-of-way is the responsibility of the Washington State Department of Transportation. 2700 NORTHUP WAY • BELLEVUE,WA 98004 r (?06) 827.9555 i eight-hour period of maximum carbon monoxide concentrations. On no occasion during the forecast period does the predicted air quality exceed the existing national, Washington State or Puget Sound Regional standards of 9 ppm. Thus we have found that: 1) Proper maintenance of the Renton Village storm drainage system where it passes through the State Highway I-405 right-of-way would restore system capacity to the design capacity. 2) The only critical effect of increased traffic volumes will be in an area of existing congestion, the intersection of S. Grady Way and East Valley Freeway/Rainier Avenue S. However, the level of service provided at this intersection is not likely to change. 3) National, state and regional air quality carbon monoxide concentra- tions will not be exceeded as a result of the proposed project. ` Should you have questions regarding these amendments, please do not hesitate to contact me. Sincerely, ES ASSOCIATES, INC. eg a R. B. Kearton,Vhn�. Director of Planning Services 'c, GENERAL INTRODUCTION Renton Village is located south of the central business district of the City of Renton. The site is bounded on the north by S. Grady Way, on the south-by State Highway I-405 and on the east by Talbot Road S. On the west side of the site is the East Valley Freeway (State Route 167), which becomes Rainier Avenue S. on the north leg of the intersection with S. Grady Way. Also on the west side of the site is the full cloverleaf interchange of the East Valley Freeway (SR-167) with State Highway I-405. Direct access to the site is available from S. Grady Way and Talbot Road S. These roads lead to area access via State Highway I-405, the East Valley Freeway (SR-167) and, to the east, Benson. Road (SR-515). Currently, Renton Village consists of a coordinated mix of commercial, retail and social/recreation facilities. Development includes a high-rise office building, a hotel complex with associated restaurant facilities, a three-theater I structure, a commercial savings bank, two service stations and retail facilities primarily consisting of convenience shopping. Sizes of existing and proposed facilities are listed in Table A. Figure 1, Renton Village Master Plan, indicates areas of proposed expansion. TABLE A RENTON VILLAGE FACILITIES lype of Facility Size Existin-q Proposed Hotel 185 rooms 335 rooms Office Building 78,000 gsf 678,000 gsf Theaters 1,500 seats 3,000 seats Service Stations 1,824 gsf 1,824 gsf Bank 3,825 gsf 3,825 gsf Retail 100,761 gsf 9 551,000 gsf Restaurant '- 8,000 gsf gsf = gross square feet Source: Renton Village, Inc. a � N . A. O EXISTING PRIMARY ENTRANCES LU . ��'o O HORIZON 'YEAR PRIMARY ENTRANCES Q mJ Q S. 7TH ST. N O HORIZON YEAR SECONDARY ENTRANCES P ' Q,P 2 t� \� 3 � 2 Pow,_ o LL `�LU t \� _ - 1 uj STA•T E mFeu:IN DVS' O PROFESSIONAL CERTIFICATION RENTON VILLAGE0 ssociAT•ES In sY DATE INCORPORATED O OENGWEERWG•PLANVINO• ENVWX>1 MF-NTAL ANALYSIS SURvEYe G AND MAPPING•SY6TEM6 »._,w�—. f700 NORTWJC WAY�A[Ll[W[A WA�[00�{fOi)S[7•SS E• m�•n rr A..or......u. Approximately half of the site is currently developed. The undeveloped eastern half now contains Buyken Stamping and Machine Works, Inc., a.veteri- nary clinic, a switching station owned and operated by Puget Sound Power & Light Company, some parking for Renton Village Shopping Center and open areas overgrown with scrub. The following data appendices contain analysis of three aspects of the environment in terms of potential effects of the proposed Renton Village Master Plan. These are (1) site drainage, (2) traffic and (3) air quality. 6 r DRAINAGE ANALYSIS Introduction This appendix describes the drainage system of Renton Village. In addition to on-site drainage, the study covers off-site drainage upstream and downstream of the site. The purpose of this study is to analyze the capacity of the system as it presently exists and the potential for improved drainage. The study also examines the possibility of a relationship between reported flooding of Renton Village and flooding on S. 7th Street. Existing Conditions A large amount of off-site drainage is channeled through Renton Village, collecting runoff from two major drainage basins upstream of the site. Storm runoff and groundwater from one of the two major contributing drainage basins is collected in a pond west of State Highway I-405 and conveyed by flume onto the Renton Village site. The flume outlet is located east of Talbot Road S. Runoff from the flume joins with that of the second major basin, which is channeled down Talbot Road S. They form a single drainage at point C on Figure 2, Major Drainage Channel Through Site. Flow from the flume and Talbot Road S. enters an open channel, partly overgrown by vegetation, on the Renton Village site. Runoff flows through the site in this open channel to point D, Figure 2, where the flow empties into a 42-inch-diameter concrete culvert. This culvert extends to point E, Figure 2, the location of a manhole. The portion of the system between points E and F is a 48-inch-diameter corrugated metal pipe culvert. Between points F and G, runoff flows through an open ditch containing some silt deposits. The next segments are 200 feet of 48-inch diameter corrugated metal pipe (points G to H, Figure 2), then another open ditch, behind the Renton Cinema Theater (points H to 1, Figure 2). Runoff from Renton Village and small local drainage basins enter the system at numerous locations within the Renton Village property. 7 6i Q 'V lL.l z ry H 5. 7TH 5T P z A� cc c e o p Renton o Village II UJ \ >- K LLJ J QL ® Enclosed Pipes Open Oitch Q Source: Jones Assoc., Inc. lL1 M N i k� MAJOR DRAINAGE CHANNEL THROUGH SITE FIG. 2 Runoff is discharged from Renton Village at point I, Figure 2, and through a 48-inch diameter concrete culvert onto State Highway I-405 right-of-way. This water is then carried by a freeway culvert system beneath State Highway I- 405 (points I through L, Figure 2). Manholes are located at points J and K, Figure 2. This concrete culvert has been inadequately maintained by the Department of Transportation, and extensive silting and debris has built up inside the culvert. The manhole at point J, Figure 2, could not be located and is presumed covered by fill in the cloverleaf of State Highway I-405 and the East Valley Freeway (SR-167). Water from the culvert passing under State Highway I- 405 is dumped into an open ditch (points L to M, Figure 2). At point M, the water is collected in a box culvert and passes under the East Valley Freeway (SR-167), where the water is discharged into a perennial swamp at point N, Figure 2. Relationship of Renton Vilage System to Other City Drainage Systems Concern was also expressed by the City of Renton that drainage from the Renton Village system influenced flooding within the drainage system serving S. 7th Street, north of the Renton Village site. Analyses showed that the two drainage systems are completely separate. Drainage along S. 7th Street and Rainier Avenue S. flows to the Black River Pumping Station along the north side of State Highway I-405 and is discharged into the Duwamish Waterway. The drainage system serving Renton Village flows south of State Highway I-405, then west to the pumping station. See Figure 3, Stormwater Drainage Network, Renton Village Vicinity. Impacts of Expansion of Renton Village The planned expansion of Renton Village is not expected to result in changes in site runoff. The portion of the site now undeveloped is partly covered with an impervious surface. (Examples are the areas now occupied by the Puget Power Switching Station and Buyken Stamping and Machine Works, Inc.) Surface soil on the remaining undeveloped portion of the site has already been compacted and is nearly impervious. Storm water that is presently absorbed is trapped 9 � 1 W OrY Q I: 7TH 5T OJ 5• z M o a Renton a Village Q ► � I w ► 1LI ► cc LL- qp5 W Q F' Source: Jones Assoc., Inc. C<Ljity of Renton Cept. of pubic Works STORM10!/ATER DRAINAGE RENTON VILLAGE VICINITY NETWORKFIG. 3 ITY 10 ; F between the surface and a high groundwater table. Therefore, most of the absorbed storm water eventually finds its way to open drainage channels that either are part of the major system through the site or are tributaries to that system. The capacity of the drainage system serving Renton Village is impaired by sediment and debris in the portion of the system in the State Highway I-405 right-of-way. Cleaning the system would restore the original capacity of approximately 44 cfs from the existing capacity of 35 cfs. Drainage serving Renton Village and S. 7th Avenue are separate systems that flow in different directions. 11 1 �j ryry I y. S,�s r• '�(^( 1 / \�• f T(1N ti�-:.__ flu A R OR .2:rr � �` i �c ¢�J•�' ',. .y.lAr�_.�� ,I � I• �:. �t311ri{•.• � •II ".I . i J r I � �� a I � ,� -:r:,� �i l ♦M is w \7A �• .I��iNar4� ,.= f meenyl06i ir',em 1 Meld \ A - x.,' _ Il f i1 IL'IT..�`<<�i t:! ,• •'fit �.t'� y ;. y. ,I �'�,\\ �• _i \ �t:,1y ..f/(�r(�/! Rdt'`•N� ��,f :�'� :yl y:�� J%��f �'11•�1 e�,l \. 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J.- I .III"a-II SJI �: r? .r ,r �( � •�t ., r �:�ti �, Q t. , �4, 11 7 1 -� � R'7 .�•,. � 777"' I' � 1, 1 0�' 1 ,T �� l ♦'� ,`+1,,�� ?� i;� i Aauc' t�a II�, r ,: °`' ;�I .., 1 t -1. r ,� 4� :;,?..,. r� � p � .•/'r "�, � I�X� �,'"' ��a / I 1RM 21 /Lr pI ��_1yj}��/��yl('ky,ery, r a r •.:�..: \J ' Fx ' r�xs' �' ,rrr ; nr'�..{ «yo• , t I i �'r.. V•'i42� /s�.T' 'I i '• I !I V a'rt 4 .� '.,y, �?t 71,E / �N{ h rS ut � `.� I ',s �'� a��'•I,� \F�'':. � .'r��„ ; 'J p � �.�+T f.., ��+�uV�a(I I(�.. IX / 164 y {i '« . ' ��`i��'y� I+ ,Nn+�$ ��12,i„•„+ '11 1 pub�S .�I �'\ 'r �'� \� _ I�..n. ,1 to I - , °'"t aw"' r',^ ♦'t* .l`. � �Igi� 1 - r f F'♦ : �1��; 30 C: , < 3 �i \ ( �M 12c :,...� 'I') M 3",, rr .' Q`0 Hm q 1 �, i ., %..` , ,fit (, II• } •'V ,,K171 J/ /�" i�,_ �VC'� 1.� �! •• :II•. �i• •t�f, 'I ��' •Il:—'"1'�� ,1'� "r ll` it �±�`+� tl � 0 U T B CITY OF RENTON TELEPHONE/CONTACT RECORD Contacted: Lee Hock Date of 9/3/97 Contact: Telephone No.: (425) 226-8364 Time: City of Renton Scott Woodbury File No.: Contact: SUBJECT: Hazard Mitigation Grant Location: Phone Application Items Discussed. Mr. Hock operated Renton Auto Wrecking until 1992, storing cars on the south side of the building at 405 SW 7th Street. Mr. Hock said that cars were damaged by the January 1990 flood and had to be sold at a reduced price. However, no accounting report was produced to document the loss in property value due to the flood damage. Recommended Follow-up: cc: 09/03/97 S4 V� Is 23 - 27 11 R o 1) )` 1 11s Crce k R" vi Il aJ c. Undo,- �•�os � T :.. .�,��,,. 1 T� . � �� . t . ,� .r �• .; �,:: �< 1 Y`� � �i ,�, �.� �;�� .� ; ,k +�` '`� s.,.�,A.' r ��' [ ' 4 �. 1 4` �Ii `.,� A E I' I� . Y 1 �'p:�l � � � � '� ' ` _s�, !�, �' �� _.r�. � 1 ,Y� �, y+y�� '• i k _ 1 t ,Ilk DRAINAGE PHOTOGRAPHS PROJECT NAME : VILLAGE PLACE NORTH - STORMDWG.NO. DRAWN CHECKED DATE JOB NO. THE 4100 3M3M OR,GFAN=SAT=ON 510 Evergreen Building, 15 South Grady Way/Renton, Washington 98055-4407/(206)226-3522 t 7 � t , I YIW '`" � eye,c,` :.vo - �f� Y`'L' � -:.� -•� -b,'.l =l 61 :. .. • U(r 10 Wi • N�� .a W. WN6 i • SDI OKRI00 fr/ '@ rW<1_70 0 > 0" f Iw PROJECT NAME VILLAGE PLACE NORTH - STORM DWG.NO. DRAWN CHECKED DATE JOB NO. THE O RS OR.cwAN'I=ATION 510 Evergreen Building, 15 South Grady Way/Renton, Washington 98055-4407/(206)226-3522 t . r.. • (LIGHT C,G�� .=L s 0 10 ee a : PROJECT NAME VILLAGE PLACE NORTH - STORM DWG.NO. DRAWN CHECKED DATE JOB NO. THE O Rm OR.c -AN=MAT=ON 510 Evergreen Building, 15 South Grady Way/Renton, Washington 98055-4407/(206)226-3522 R t low �Iyfft or W f Iftl, �M fflPA r---,P f�;Y C701100 PROJECT NAME VILLAGE PLACE NORTH - STORM DWG"NO. DRAWN CHECKED DATE JOB NO. THE O 4C303M41G*-AN=2MAT=4C]074&T 510 Evergreen Building, 15 South Grady Way/Renton, Washington 98055-4407/(206)226-3522 • i hktt 41 � r� •L iP�1 1. �1 tJ� 'Sn''�x• /' !- g�j. $S{ ray.•�.�- ' i s- • 10 �Ovf f a a4iWE/ Fc.0 p6K • � G�f�U��T � wW4 0(' - �' - PROJECT NAME : VILLAGE PLACE NORTH - STORM DWG.NO. DRAWN CHECKED DATE JOB NO. THE O R� OR.GW.,4%6.NIZATION 510 Evergreen Building, 15 South Grady Way/Renton, Washington 98055-4407/(206)226-3522 ° �,o��°��'�� h��-� way PROJECT NAME : VILLAGE PLACE NORTH - STORM DWG.NO. DRAWN CHECKED DATE JOB NO. kLL THE O ZR�3 ORGAN=zAT=ON 510 Evergreen Building, 15 South Grady Way/Renton, Washington 98055-4407/(206)226-3522 R a J Key points: Storm Drainage o Problems are regional; it is not feasible to anticipate that one developer can resolve them. The City is working to identify and resolve issues through a City-wide Plan which conforms to the state growth management standards. o Area wide solutions now may not address those standards vis a vis future area development. o Solving development-related, on-site problems here will improve general vicinity situation; proposed improvements better control and direct flood areas/levels. o Retention basin here will help maintain quality of Panther Creek Wetlands. o Parking lot retention minimizes area subject to flooding, and based upon applicant and City studies is unlikely to exceed two feet -- reducing likelihood of damages to property or persons. No life safety issue are identified. Traffic: o If development is prohibited within City limits, County can still develop and drive traffic through this a with no contribution to road way service improvements. o Problems are regional; it is not feasible to anticipate that one developer can resolve them. The City is working to identify and resolve issues through a City-wide TBZ which conforms to the state growth management standards. o Height/traffic nexus does not address fact that the applicant could build a more bulky building or two buildings, generating traffic in the same volumes. o Developer is making improvements to Lake Ave (e.g. signalization and turn lanes) to City standards for development . o Transportation Services recommends against full roadway improvements at this time because it will encourage through traffic by SOV and because there are life safety issues -- as this site is being develope in a way that is pedestrian oriented. o Pedestrian oriented improvements such as sidewalks, crosswalks and lighting have been provided. o General roadway LOS is F -- project will add 4% traffic. No level changes should occur with this prof o Without this project, TBZ funds from Renton Village would not be available to help provide roadway improvements o Similarly, studies which will be provided by the applicant for improvements outside of the TBZ parameters, and fair share contributions to support any identified improvement needs, would not occur without Village Place North. Council may wish to consider having the applicant set aside property for future possible improvements. a �� L_J—�N „ N n I 101 J 1 N I of x I t 1{ \ W m j 1 R m Cie r 1 t Rl 1 " II M N 1 II ❑• It _ 11 EE SUU TAP 115 K � �� t 1 II �• m iy '1 SEATTLE - m �� 1 i I,� � � . ► II u „ 1l I 1"i 11 M \ 1 �.�►o \1 � � I. I. N _ •� q,. AFRIAl IL"IY Of 1964 CITY Of RCNTON JA(K R.MIMRAM 6 Cltlry'NlIIW4lA 1. DAVIO.J�tiN Y 1L/P .. CTIDR Ij i I i; #Ll is Q i _ _ j; vt -- lk al _ 1; 11 �� . i A j� Er�G�i2� �f i� LETTER OF TRANSMITTAL DATE JOB NO. THE ORB ORGAN=ZAT=ON RE: Evergreen Building,Suite 510 Renton,Washington 98055 Telephone: (206)226-3522 TO F h LAttn.: WE ARE SENDING YOU:— Attached ❑ under separate cover via —the following items: ❑ Prints ❑ Shop drawings ❑ Plans ❑ Specifications ❑ Samples ❑ Change order ❑ Copy of letter ❑ COPIES DATE NO. DESCRIPTI THESE ARE TRANSMITTED AS CHECKED BELOW: ❑ for approval ❑ No Exceptions Taken ❑ Furnish As Submitted ❑ for your use ❑ Note Markings ❑ Furnish As Corrected ❑ As requested ❑ Comments Attached ❑ Return Revised Record Copy For review and comment ❑ Rejected ❑ Resubmit ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO—_. SIGNED: If enclosures are not as noted,kindly notify us at once. cement Po ding o Parking on this level should be extra and not used to meet the building's minimum number of required parking spaces. o Flood waters should be allowed to pond up to no greater than one foot in depth and an overflow system provided that will prevent overtopping of adjacent roadways or flooding of adjacent structures. o There should be a separate system to collect runoff from washing of the floor and direct it into the sanitary system with a passive means to prevent such flow when the floor is subject to flood waters. o Signs should be provided to warn building users that the floor may be subject to flooding during heavy rains. o A gate system should be considered at the entrance to this floor that would be automatically triggered to close when flood waters are present. Dlws a i : TYPICM t — r .ti ` ..• 71F UDFRCi, R ON'OISAt F1 TW ' ', `-t •� J 000 C0 STORAGE XIS - 1 . res TO r fGM�IY-fjIFIG:YFKk(M4)LON(CM nsvrASS lmOw To EMT or*s f Na -1•^ TO EXIST awi L_ t g 0011111 r i '•'+.....,.1 COh1PF.NSAT E♦G STOf1AGE CONCEPTS ......,: .a �•. •� 1 CONCV TU Jim— •., 151,900 CF EXISTt .100 YR rL0001i My\GLUE STORM MUIE 100 YR ROOO MAII1 K LW DRAEIAGE ti Y 1, FIX Ggs101/ I... / et.to0 CF CU►s'CNSAr IK:stORnOE(rCsl R[QLWIF E T (' ROOD OMNEL 1 Pcp1CCTX}i Y \� J00 CF I S 1 T UE a 41n101011"s rY ul a • �-�. ( s.roo cF cnnncE R D11 WNl CF uaxrlu KXru I Cs V,Y00 cr Wfl%O r*CXA —1 Um eLgr_o_und__C9mpens-ating_Stor_age,Re-t�ention_Eields. o Designed to assure adequate conveyance of the flood waters into and out of the fields. o Measures incorporated to protect the fields from oils and clogging from silt and sediment . o Access points for monitoring the health of the fields should be provided. o A filter fabric envelope to prevent migration of fines into the fields should be included. o A safety factor of 50 % in the sizing of the volume of storage to allow for deficiencies in analysis, design, construction, operation and maintenance. o The fields will be "chambered" to control the degree of potential clogging. IlJ�Y J^,111:.'7. •Ty^,(1:ti..M.J:J,r. J oFMs w ..L�..: - TTrsx71 . �----- J r1 , I I � E116TM 1! 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I AIWA T pAV-060t CAWV ire V,-, W/AttzHod �i� ✓O U• � 75 (lf'F%TD AOV6 d' UOV WO) J 5109 l6 °p8 0 M�r w1otlKlo15 u V wtfeif/ �� r- T fl�T� #�f3�1� 1° 6lclyi'►t� �fo�ti� SIN ti �Cl�(IN��(b�� 10 03(,P t 0)u/( p6eji 5c" 0i✓ CITY OF RENTON MEMORANDUM DATE: 5/17/91 TO: Loren Laskow FROM: Lenora Blauman SUBJECT: Village Place North At the Planning and Development Committee meeting of May 16, 1991, committee members asked that the proponent and/or staff provide additional information concerning project features/impacts for the PDC meeting of May 23, 1991. Staff was asked provide the following information: 1. What measures are available to solve flooding problems on the site and in the area. 2. How have storm drainage systems already installed on the site served the site and the Panther Creek wetlands. 3. Status of the City's flood control plan as it affects the site and the area. 4. Discuss the flood control gate referenced on page 11 of the appeal document. The proponent was asked to provide the following information: 1. Aesthetics/Land Use a. With the proposed development what will happen to the small business which will be displaced b. What changes, if any, will occur to the Thriftway Market C. Provide examples of developments elsewhere in the Puget Sound area which the proposed development might resemble--e.g. Loehmann's Plaza, Factoria Mall. (Staff Note: If an example cannot be provided, a model -- with structures and amenities and landscaping could be substituted. In any event, a model would be desirable). d. Provide photos/drawings which demonstrate view impacts from the proposed development at various up-hill and low hill locations (Talbot Hill, Renton Hill, etc.). e. Provide illustrations of other configurations for the proposed development -- e.g. various building sizes and shapes, locations, etc. Provide photos/drawings which demonstrate view impacts from these alternative development configurations at various up-hill and low hill locations (Talbot Hill, Renton Hill, etc.). f. Provide illustrations of configurations for envelope coverage at maximum build-out of the entire site (from Rainier Avenue to Talbot Avenue) e.g. maximum number, bulk and height of structures, square footage. Provide photos/drawings which demonstrate view impacts from these alternative development maximum build-out configurations at various up-hill and low hill locations (Talbot Hill, Renton Hill, etc.). 2. Traffic a. Provide a site plan which demonstrates circulation on the entire Renton Village property -- including the proposed development, One Renton Place, Two Renton Place, Three Renton Place, the shopping center, the Cinema, the Evergreen Building, and the hotel. b. Discuss improvement plan for Lake Avenue as a private roadway, and demonstrate how this roadway will serve all development on the site (See 2.a.). C. Discuss additional 'TMP-type" improvements which could be provided, such as flex-time, to mitigate traffic impacts. 3. Flood Control a. Provide original photos of flooding patterns/areas (taken by helicopter) b. Discuss the flood control gate referenced on page 11 of the appeal document. Key points: Storm Drainage o Problems are regional; it is not feasible to anticipate that one developer can resolve them. The City is working to identify and resolve issues through a City-wide Plan which conforms to the state growth management standards. o Area wide solutions now may not address those standards vis a vis future area development. o Solving development-related, on-site problems here will improve general vicinity situation; proposed improvements better control and direct flood areas/levels. o Retention basin here will help maintain quality of Panther Creek Wetlands. o Parking lot retention minimizes area subject to flooding, and based upon applicant and City studies is unlikely to exceed two feet -- reducing likelihood of damages to property or persons. No life safety issue are identified. Traffic: o If development is prohibited within City limits, County can still develop and drive traffic through this a with no contribution to road way service improvements. o Problems are regional; it is not feasible to anticipate that one developer can resolve them. The City is working to identify and resolve issues through a City-wide TBZ which conforms to the state growth management standards. o Height/traffic nexus does not address fact that the applicant could build a more bulky building or two buildings, generating traffic in the same volumes. o Developer is making improvements to Lake Ave (e.g. signalization and turn lanes) to City standards for development . o Transportation Services recommends against full roadway improvements at this time because it will encourage through traffic by SOV and because there are life safety issues -- as this site is being develope in a way that is pedestrian oriented. o Pedestrian oriented improvements such as sidewalks, crosswalks and lighting have been provided. o General roadway LOS is F -- project will add 4% traffic. No level changes should occur with this proj o Without this project, TBZ funds from Renton Village would not be available to help provide roadway improvements o Similarly, studies which will be provided by the applicant for improvements outside of the TBZ parameters, and fair share contributions to support any identified improvement needs, would not occur without Village Place North. Council may wish to consider having the applicant set aside property for future possible improvements. 1 3S AV YMI G 000, t, 35 AY 14CIt § X AV CIL / �iA s AV s1w IN;�� / 3s Av a D I S AV Sw 2 1 sa 1rr�1�•N AVVVVVN1111 ®yLy.—© S AV S AV NUMN ❑ S AV 1NY11 N S 34Y Me N ti 35 T%vo l !.N AV ❑� S AV W= SAY NQLfOtl ci O N AY WFI ® ❑� �- ly AV S AV 00 gas S A� Y91 AV AY � AY sTi3r AY SNVfT1M ��❑ 5 pUG� Pi t AYJ LG N IpCAl1 AV S SNlFiIRS v�V AV VI9B 7 $ LAY S9g1011 L._V® S AV S%WO f�if 1` �W' G -~ tr F A s Ar ��Q v s n rontivNs C� R �a N AY 7CI1LLYF6 A p teANs AV tlU LOWJ lOB1Y1 V, AV" �D� o AV S = zs _a � p -- , ❑❑® ti E VALIEY RO G G A3T1YA 3AMAVW — AN ®❑ � r ^ram 4� F � � 1 � G � � AN AV sx3,3u S AV W ASdve nr aNn r G 5 i - ' �1 V33N3S Tn fin c,. ell) AY � 0 G AS AV SYIIDILL a� G ^Y O AS AY TrAU V ^ 1 I G AS AV 31V0 Ml� AV A3110N01 G S AY W AS NOSXJYI' a S A-Y=WQ( fi 1 a AV yy x3rnn ts3r� S AV W09 S AV W19 v Garas=e/Bas m ent Ponding o Parking on this level should be extra and not used to meet the building's minimum number of required parking spaces. o Flood waters should be allowed to pond up to no greater than one foot in depth and an overflow system provided that will prevent overtopping of adjacent roadways or flooding of adjacent structures. o There should be a separate system to collect runoff from washing of the floor and direct it into the sanitary system with a passive means to prevent such flow when the floor is subject to flood waters. o Signs should be provided to warn building users that the floor may be subject to flooding during heavy rains. o A gate system should be considered at the entrance to this floor that would be automatically triggered to close when flood waters are present. Underground Comnensating Storas=e Retention Fields o Designed to assure adequate conveyance of the flood waters into and out of the fields. o Measures incorporated to protect the fields from oils and clogging from silt and sediment . o Access points for monitoring the health of the fields should be provided. o A filter fabric envelope to prevent migration of fines into the fields should be included. o A safety factor of 50 % in the sizing of the volume of storage to allow for deficiencies in analysis, design, construction, operation and maintenance. o The fields will be "chambered" to control the degree of potential clogging. \_- x \ �— Is. e •� ID F �J N p w \X ' r N L z fA S \ W � Z) \ W m \ ac m x ) \ 1 r - N X X ElVlS ` Qor �s II 1 \ EE SUH TAP 115 K Coll x X ` � 1a` Co cm t Cl I 1 SEATTLE m — co x oc ; LAJ 1 I I-If-- -- / j x 1oj 43 CY C46 \ / CQ 0 _ to\ fJ „I l AERIAL IUMY OF 1962 CITY Of WINTON FAWN" k4ftt4s DIM JACK i' s LAxe•M16.r�. 4fv�.11.((h:AJP 3 b. .t%`�Nlhy ' o(wS CS I' r i TYPICAL .. -� r 1 \ 1 rr I `117\ r r EXISTING EMA F :.o u ! UHDEAGRoo FLOOD COAPENSATN0 STORAGE ;, __ •\ GARAGE F1 OOP FCS To P OMIIJAN U1pE(�f*Ah[OD IDN2ff1i11'6 KIRK£lPlf.�CONCGY .i � rIREFLOW SYPASB i\ + �� , {:I.y y ts.•.:� 1D E7116T O/WS` `, ,.. li. :f✓ � -41' + ` T,I ,,pp,,��\ T- T .1 ,r i •ram i�.0 N,?, . I i �\ M l7 EiTN6\ �`F j + •wcc . -.... FE9M _ S \1 ` ( ..•.� EXIST OI W! t J/ zityx'•" FIEVISE LATER 9 l++ T � w A FIX EROSION 7(j COMPENSATING STORAGE CONCEPTS ko. `�,. n 151.900 CF FUTLT r.T M YR FLO00 PLAN V UW STORK �-, "- _• 1�....... '.. FUTlf1E t00 VR'riCOD RAN YC ILwE AOE ... FIX EROSION ... ))) 11.B00 Cl COF NSATNC STCFIACE( I Of& •. { �r FLOTEC FCS RE TION A C 1 i "•�... ARMOR CHANNEL �• • 22.300 CF NEW 12'LFE 6 MANFX]LES RAN {'. ,G, •♦ / 15100 55 WW CF GARAGE FLOON / CF lMNR6X7CIL ICS •••,/.. ---- JOE 1900E 90.900 OF 10AN Of RFOi IFT MVNT .. tda«Mrnruasmlvrs4m cai+xas,.yr:>i..u.. ..., •••,••• ^_: .. r"TEN APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATION TO RENTON CITY COUNCIL. PPLICATION NAME: FILE NO. SA/CU-078-RO' {}>:grN-rn RENTON VILLAGE ASSOCIATES 41r CLERK'S LFtIC':- :? The undersigned .i,nterested party hereby files its Notice of Appeal from the Decision or Recommendation of the Land Use Nearing Examiner, dated March 5 19 91* *Request for'Reconsideration denied 1. IDENTIFICATION OF PARTY r � ++ March 29, 1991. +x, •, x APPELLANT: REPRESENTATIVE (IF ANY) Thomas A. _Goelt2,. Name: Renton Village Associates Name: Davis. Wricrht Tremaine hrr Address: Evergreen Bldg. , 509 Address: 1501 Fourth Avenue rzx i 15 S. Grady Way wa s h ref,; r n.gton gRnSS Seattle' Washington 98161-1688 -- 4 �t `�(' Telephone No. 206) 228-,3000, Telephone No. 206) 622-3150 " ar , 2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary) (see attached) ry4r4j Set forth below are the specific errors or law or fact upon which this appeal W_ii.4,;t is based: FINDINGS, OF FACT; ':(P•Iease designate number as"denoted'•in the Examiner's Report) x No. Error: See attached (regarding Finding 33, 34) Y�rr '�y?err rrtf Correction: ¢, CONCLUSIONS: l � �s"t•'l,' No. Error: See attached ,(regarding Conclusions 2, 3,i 7, 10-15, fit•, , r �•: r .rr 23, 27-30, 35 37-39 Correction: OTHER: Conclusions r x (drainage/flooding) ng Conclusions ,2 and 5 No.: Error: See attached re ardi 1'r - and' 4' and' 6 (height) and denial - r� ' of trip Correction: , Delete Examiner Conditions. 2 4 `. 5 -and 6 and r� approve .CUP — 1, SUMMARY. OF.ACTION,REQUE,STr9 The Clty Council Ir, reouested 05 9 rant tht fol•lowinq xplanation, if desired) , ;'' .' -: ••:, _.`•_:`� .-:<... _,>. ' x Reverse the Decision or Recommendation and grant the following relief: Approve CUP as recommended by staff. x Mod ify 'the Decision or Recommendation as follows: Delete Conditions 2, 4, 5 and 6 j Remand to the Examiner for further consideration as follows: _ Other: I I i f�i + Appellant/Represent give S gnature Da[e� 3 ' 'NOTE: Please refer to Title IV, Chapter j0 of the Renton Municipal Code, and Sections 4`3016 and 4-3017, specifically (see reverse side of page) for specific `appeal procedures. SUMMARY OF APPEAL City staff and the ERC ,approved this project ,with conditions which are acceptable to the applicant. . The Examiner concedes the project is well designed with "an attractive building . . . .■�AII!_ visual interest, attractive amenities and a focal, point in its height . . . . ,a significant upgrading of a retail center . . . and an economic magnet." (Report, Conclusion 1, page 7) x ip t1t _ However, the Examiner imposed substantial new. conditions which effectively deny the project and which have potential city- *1 wide impacts. The Examiner has declared in effect a moratorium gar' on development because of off-site storm runoff which flows onto and floods the site, even though the applicant in no way causes • that preexisting off-site runoff, and this project will not add tfit+; to (and in fact significantly reduces) current flooding. The *.�;.., Examiner also incorrectly reduced the office height by 38' based on preexisting traffic conditions even though the project meets ' all City traffic policies and adds only 4% to the ,peak.hour. If the City Council wishes to consider moratoria on areawide � . development based on preexisting drainage or traffic conditions, .:•.�_/ it should hold a hearing for that purpose, and not have an ad hoc decision of the Examiner unfairly applied to this project. I. DRAINAGE/FLOODING. is ilr. 7: Renton Village Associates ("RVA") requests deletion of •-le Examiner Conditions 2 and 5, which expressly preclude any further development until RVA "solves the current flooding problem" =.rr coming from off-site surface runoff, even though RVA has not caused any of that preexisting flooding, does not add any flooding, and in fact will substantially reduce preexisting flooding on adjacent sites. 1. Eighty to ninety percent of the surface runoff which r=f causes the flooding within the Renton Village shopping area is generated off-site. It comes off Talbot Hill, across Talbot Road (FEMA, UW and City records) and from Metro's Park and Ride across Grady Way (See Attachment 8 -- photos) . The applicant is being = � asked to solve an areawide, public problem, none of which is generated on RVA's proposed office site. Further, the applicant rf has no legal or practical ability to solve this public problem. 2. RVA's :drainage plan not only meets, but exceeds, Renton's new surface water ordinance (108% of required storage ;r capacity is provided) . t. -7 3. Further, the project substantially reduces preexisting flooding on adjoining property by installing a 72" diameter drainage pipe to replace the existing 48" diameter pipe. F, 4. As allowed by Renton's new surface water code, the ground level of the parking garage was designed to retain a maximum of 6" of water (in fact, the Code would allow up to 12") . There is no risk of personal injury or a threat to public safety F from a maximum of 611 of water. This design, and the health/safety concerns, were specifically reviewed by the police and fire departments, the storm water utility division, the long range planning office and other city agencies. Not a single public health or safety comment was submitted regarding flooding. ` 5. Garage parking and site access will be flood free. The i three garage entries are not subject to flooding, and are directly connected to access routes over areas which do not flood. ? 6. Flooding is manageable and of short duration. Typically, the site drains in 4-6 hours even after substantial GOELT\00855.OTR/4,12.91 Seattle 1 storms. While inconvenient, flooding in this and other areas of Renton has been occurring for years. The four existing office buildings, hotel, retail center and cinema all have functioned in the past despite flooding with no threat to health or safety. This project will function even better since it has been expressly designed with additional compensating storage for surface water. ,mot -7. RVA will provide 'a. hold harmless `agreement' consistent with the City's policy adopted in 1989 and applied to numerous other projects in Renton_ (See Attachment 7) . ,^ 8. Prior building on the Renton Village site fully met all n drainage requirements (e-.g.; Renton I; II and III and Cinema r �rnf tt renovation) . There was no deferral of drainage requirements as suggested by the Examiner. trl 9. Examiner's Condition 2 illegally _"takes" private land for public flood'storage. Since this project fully meets Renton's Code and provides 108% of the storage ca acit q , p g P Y re uired the Examiner would deny this development to allow continued s4�i ,4 storage of the water coming from off-site. ,.This .amounts to a ,! r public taking of a floodway' storage easement over''private property. Y 10. The Examiner's Condition 2 constitutes a,moratorium r with neither Council approval nor •any proposed solution or }}`pp � > timetable. ." +' '' II. HEIGHT REDUCTION. RVA requests deletion of Examiner Conditions 4 ,and 6. { 7Yf (limiting the office height to 951) and, approval; of .the & Conditional Use, Permit to allow the proposed-building height of r r, 1331 . •r m � 1. To the extent the Examiner's height reduction was based on claimed .;traffic. impacts, there-.is.no.basis .in Renton code or z: SEPA for such a reduction. The project only contributes 4% to the peak hour traffic. Transpo 'specifically found that there r'1 will be no Level of Service change at any interchange, which .41Y. satisfies the City's adopted traffic policies. 2. RVA will meet all traffic-related ERC Conditions. RVA `.....r must pay $436,758 for the Grady Way 'TBZ, plus improve Iy r ; rr intersections along Grady Way and Lake Avenue, improve signalization: and�undertake other specific traffic measures. Further, RVA must contribute to 2 other traffic feasibility r ti studies:. M ;P 3. The Level of Service at each intersection is the same with or without the project 4 Staff found the 10-stories is compatible with nearby � (! buildings, including the four existing office buildings and hotel IiHil (See Attachments 6 and 7) . The building is only 24' higher than 1 III Renton Place. 5. City Code and SEPA do not provide for height reduction to retain private views. The building height is consistent with the zoning and compatible in scale with surrounding buildings I (See Attachments 6 and 7) 1 GOELT\00855.OTR/4.12.91 ` 'ti Seattle 2 BEFORE THE RENTON CITY COUNCIL In re Application of: ) Application No. SA/CU-078-90 RENTON VILLAGE ASSOCIATES ) APPEAL OF CONDITIONS 9� Renton Village Associates ("RVA") respectfully requests the City Council modify the Examiner's Report and Decision dated March 5 , 1991, by deleting Conditions 2 and 5 (drainage/flooding) and 4 and 6 (building height) of the Site Plan Approval , and by approving the Conditional Use Permit (re height) . This appeal is based upon the errors of law, fact and judgment set forth herein . I. DRAINAGE/FLOODING SITE PLAN CONDITIONS : Exam. Cond. No. 2. In order to protect the public health, safety and welfare, no additional development of this site shall occur until the current flooding problem is resolved. The applicant shall have to solve the flooding, whether it is by individual action or by concerted action that involves an LID or other method, prior to issuance of any building permit. Exam. Cond. No. 5. The lower level of the garage shall not be used for compensating flood storage as it will unduly jeopardize the public health, safety and welfare of the general public. BASIS FOR RECONSIDERATION 1. The Drainage Plan Not Only Meets, But Exceeds the Renton Code. The applicant's drainage plan exceeds the detention requirements of the City's new Surface and Storm Water Management Ordinance. That drainage plan has three major elements for detention and flood control : (a) subsurface drains below several APPEAL OF CONDITIONS - 1 j GOELT\00776.PLD Seattle I!I. II 0. streets (underground FSC) ; (b) maximum 6" deep storage on part of the ground level of garage; and (c} installation of minimum 72" drainage pipe to replace existing 48" pipe. See ORB Org. Drawing. These three elements not only exceed Renton' s code for this project, but also substantially relieve pre-existing flooding. The drainage plan expressly and fully meets the ERC drainage conditions. The Plan was approved as required by Randall Parsons of the City's Storm Water Utility Division, who stated: We have completed our review of the conceptual drainage plan submitted to us at a meeting last Tuesday, January 15, 1991 by The ORB Organization on behalf of the developer and have approved it with the following conditions [setting forth conditions which the applicant has or will meet] . (City Memorandum, Attachment 1, emphasis added.) In fact, the first two elements (described above) of the drainage plan provide detention facilities which exceed Renton' s new surface water management requirements. Specifically, the detention provided is 108% of the capacity required under the new code. See ORB Org. Drawing. 2 . Applicant Improves Preexisting Flooding Conditions . The Examiner states in a number of findings and conclusions that the drainage plan "does nothing about the existing [flooding] situation" (Conclusion 14 , p. 8) . See also findings regarding "no modification of current flooding, " the current level of flooding "would not be modified, " and the current APPEAL OF CONDITIONS - 2 GOELT\00776.PLD Seattle /conditions "would not be alleviated and the inundation that has occurred in the past would be expected to continue. " Findings 33 , 34 , p. 6. These findings and conclusions are in error and provide further support for eliminating the Examiner's Conditions 2 and 5. The applicant's proposed drainage system, in fact, will significantly improve pre-project drainage and reduce preexisting flooding on the site. Consequently, this project will not only take care of its own drainage requirements, but will also substantially reduce flooding which currently occurs on the site. This net improvement of drainage results from the third element of the applicant' s drainage plan, i . e. , replacement of an existing 48" pipe with at least a 72" pipe. Currently, there is a 72" pipe which discharges into a 48" pipe just southeast of the Ernst store. During current heavy runoff and storms, this downsizing results in overflow and a flooding backup into the retail parking area. The replacement of the 48" with a minimum 72" facility will significantly improve existing flooding and drainage. Though flooding has occurred on nearby Grady Way (caused entirely by off-site runoff) , the final design of this project will significantly reduce or eliminate the 100-year flood plain problems both on site and for Grady Way. APPEAL OF CONDITIONS - 3 GOELT\00776.PLD Seattle 3 • Garage Water Detention Presents No Health or Safety Risk. The entire parking garage is at-grade and will be built oil Pilings. The only reason compensating storage will occur is due to the intended design of the first level floor to "dish" the slab inward to hold a maximum of 6" of water, rather than a conventional slab design to cone and drain the water outward. Consequently, there is no risk of personal injury or a threat to public safety from a maximum of 6" of water, which has been specifically designed and approved by all appropriate city departments. Both the police and fire departments reviewed and approved the project plans, and those agencies are expressly charged with protecting and promoting the public health and safety. Likewise, the stormwater utility division, long-range planning office and every other reviewing agency in the City approved the project without any reference to flooding as creating a public health or safety hazard from a 6" deep detention facility. The record does not support the Examiners conclusion that "the lower level of the public garage re-introduces the potential for injury. " Conclusion 30, p. 10. First, the "lower level" is in fact the ground level and is no different than any other surface detention. Second, the applicant is unaware of any injury on the Renton Village site from flooding and no evidence was introduced in the record of such injury. As mentioned, both APPEAL OF CONDITIONS - 4 GOELT\00776.PLD Seattle the fire and police departments reviewed the project and made no i mention whatever of health or safety concerns due to flooding. While inconvenient, the intentional flooding of up to 6" in the parking garage is no more, and probably less, of a factor than typical flooding in streets and parking lots that occurs throughout many parts of the City during flood conditions. Cars clearly can drive through 6" of water if required. The garage capacity allows all but 49 of the stalls required for the office building to park on above-grade levels (see memorandum Attachment 2) . Consequently, even if the ground level of the garage were functioning with its 6" deep retainage, no one is trapped or prevented from parking above the first ground level . 4 . No Garage Access Location Will be Flooded. The significant elimination or reduction of existing flooding problems is an integral part of the scope of this project. The proposed garage has three ingress and egress points , none of which is subject to flooding. These access points directly connect to access routes which do not experience flooding, allowing access to and from the overall site via South Renton Village Place. As mentioned above, the project design will significantly handle pre-existing flooding on site and on Grady Way. Consequently, there is direct parking and access to and from the project, even during flood conditions, which will be safe and with no standing water. APPEAL OF CONDITIONS - 5 GOELT\00776.PLD Seattle 5 . The Garage Compensating Storage Is Expressly Approved �! and Allowed by Code. The ground level storage was specifically approved by the City's Surface Water Division (see report from R. Parsons) . In fact, Renton's code would allow 12", rather than the 6" proposed for this project. See Attachment 3 from drainage manual. The Code also would allow the entire ground level to be used for storage, whereas the proposal is only to use two-thirds of the ground level . 6 . Flooding Is Manageable and of Short Duration. The flooding which currently occurs on-site, and which will not be exacerbated (but in fact will be significantly reduced/eliminated) with the project, is not desireable, but has been and will continue to be manageable. It is typical of flood management which is required throughout other areas of the City. The Renton Village site itself drains within four to six hours, even during heavy flooding. The four existing office buildings, hotel, retail center and cinema, all have functioned in the past despite flooding with no threat to health or safety, although an inconvenience. There is no reason why the proposed project will not function at least as well, and in fact will function better, because of the design of the garage and access routes to streets which do not flood. As with the existing buildings, signage and traffic control can avoid flooded areas. This project has been APPEAL OF CONDITIONS - 6 GOELT\00776.PLD Seattle singled out, as has no other project in the City of Renton, to i prohibit issuance of a building permit even though it exceeds the I I Renton drainage code by taking care of its own drainage while also substantially improving the preexisting situation. 7 . The ERC' s Hold Harmless Implements City Policy and Has Been Applied to Numerous Other Projects . The Examiner justifies his flooding Conditions 2 and 5 in part on the basis the required Hold Harmless Agreement from the applicant "is rare. " (Reconsideration letter, March 29 , 1981, i page 2 . ) In fact, the hold harmless agreement is not rare and is `s a policy developed by the ERC and the City's Department of Public Works in 1989 and uniformly required in areas subject to � flooding. The following are projects which have been required to provide similar hold harmless agreements: Blume Distribution (SA112-89) , Southgate Plaza (SA068-90) , Rivertech I and Rivertech II (SA129-89) , Alaska Distributors (SA120-09) , GSA/FAA (SA030-89) , East Valley Office Park (SA118-89) and Sheets Unlimited (SA039-90) . (See Attachment 7 - letter from City of Renton -4/9/91. ) Consequently, the hold harmless agreement does not make this a rare or even unusual project, and does not provide a justification for denial of development until off-site runoff flooding is eliminated. 8 . The overall Renton Village Site Has Fully Met All Conditions Imposed with Each Site Plan. The Examiner suggests previously-approved development on the Renton Village site had deferred the solution of runoff problems, APPEAL OF CONDITIONS - 7 GOELT\00776.PLD Seattle i stating that "The history of the site in its permitting has demonstrated that while flooding has been a recurrent problem each new permit request has indicated that the flooding problem would eventually be addressed. " (Examiner's 3/29/91 letter, page 1. ) First, RVA is a relatively new owner of the property, and was not the owner or developer of Renton Place I, II, III , the Evergreen Building or the hotel site. Its only prior project has been to renovate the cinema. Second, a review of the most recent site plan approvals for the Renton Village site shows the applicant met every drainage requirement imposed. RVA is unaware of any finding or conclusion that any prior site plan was not meeting code or other drainage conditions. RVA knows of no City approvals based on a promise of future drainage matters. For example, the cinema renovation approved in 1988 included an ERC requirement that "an acceptable drainage plan" be approved by the Department of Public Works. This was done. The Examiner's finding on the cinema renovation was the "the ERC conditions should mitigate storm drainage. " (Dec. July 14 , 1988 , p. 5 . ) Likewise, the Renton Place III building, although not involving this applicant, included drainage requirements to help fund an area-wide storm water solution and also to install additional on-site drainage pipe. This was done. The Examiner's decision states the "applicant has agreed to participate in and make extensive drainage improvements. " (SA 032-86 . ) The Renton APPEAL OF CONDITIONS - 8 GOELT\00776.PLD Seattle Place III decision does not reference any deferred or future drainage improvements to be required of on the remaining undeveloped portions of the Renton Village site. 9. Illegally Appropriated Private Land for Public Flood Storage. The effect of the Examiner's Condition 2 is to illegally t appropriate the applicant's private property for public flood detention purposes. This public flood storage is for preexisting flooding which is not in any way caused or exacerbated by this project. In fact, this project is neutral on flooding by clearly compensating for any flood storage displacement which occurs (i .e. , 108% of capacity as provided) . Further, by replacing the 48-inch line with a 72-inch line, it makes substantial improvements for preexisting flooding for which this application bears no legal responsibility. !I Condition 2 's prohibition on development until the current (i. e. , non-project related) flooding is solved is an error at law and in equity. It constitutes a moratorium without any ordinance or other express City Council authorization. There is no rational nexus under the state and federal constitutions for i imposing conditions or extracting public benefits (i . e. , public flood storage) , where the project does not contribute to any flooding. Condition 2 is without due process and without compensation and is therefore unconstitutional. See e.g. , Nollan I APPEAL OF CONDITIONS - 9 GOELT\00776_PLD r Seattle 'r i r l r v. California Coastal Commission, 483 U. S. 825 , 107 S . Ct. 3141 , 97 L.Ed. 2d 677 (1987) . The unconstitutional appropriation of the Renton village site for public flood detention is based on the fact that approximately 80-900 (based upon studies conducted by the Federal Emergency Management Agency, the Washington State Department of Transportation, and the City of Renton; See Attachment 8) of the flooding that occurs on the Renton Village site is generated off- site. Thus, the pre-existing flooding in no way is attributable either to this project or the other buildings currently occupying the Renton Village Shopping Center. This off-site runoff comes off Talbot Hill, across Talbot Road from the Puget Sound Power & Light Facility, or from the Metro's Park and Ride across Grady Way. The Examiner' s Condition 2 requiring the applicant to solve the flooding problem, either . alone or through some other mechanism, is unreasonable and improper. As noted earlier, flood control is an integral part of the scope of this project, and the result will be no increase and a likely decrease in flooding. However, the source of the current flooding is off the applicant's site, and the complete solution is beyond the applicant's control. It is illegal to appropriate public detention without public payment. See e.g. , Nollan, supra; Just v. Marinette County, 56 Wis. 2d 7 , 201 N.W. 2d 761 (1972) (preventing owner from using floodplain property deemed an unconstitutional taking) ; Ackerman APPEAL OF CONDITIONS - 10 GOELT\00776.PLD Seattle v. Port of Seattle, 55 Wn. 2d 400, 348 P. 2d 664 (1960) (flight path over property deemed unconstitutional taking of an easement which required compensation) . The public taking here is different from claims of "overregulation or downzoning which have upheld municipal authority (see, e.g. , Presbytery of Seattle v. King County, 114 Wn. 2d 320 (1990) ) . This is a case of a physical invasion of floodwaters, with the effect of extracting a public flood storage easement from the private owner. Rather than a public solution to offsite flooding, the Examiner would impose on a single private property owner the unconstitutional choice of either curing a problem it didn ' t create and has no power to cure, or leaving the property undeveloped to receive drainage which is entirely off the proposed development site, and 80-90% of which is from beyond the Renton Village Shopping Center altogether. The cases of physical invasion are a per se violation of the constitutional taking and due process clause, and are different in character from the regulatory cases such as Presbytery, supra . Not only is the site being used to store the general public's flood waters, but the public is in fact in control of the outflow from the property. Public actions themselves are preventing drainage from the site . Specifically, flooding on the Renton Village site is directly controlled by public agencies' constriction of the outflow gate under Highway 405 . APPEAL OF CONDITIONS - 11 GOELT\00776.PLD Seattle 10. The Examiner' s Conditions Constitute an Improper Moratorium. Finally, the Examiner's Condition 2 amounts to a development moratorium until some publicly-funded or sponsored area-wide flood control measure is instituted. That constitutes a moratorium, which in order to be valid must be for a reasonable period of time with evidence that the public agency imposing the moratorium has taken reasonable steps to solve the condition. Here, none of those conditions are met. See Washington Market Ent. Inc. v. City of Trenton, 68 N.J. 107 , 343 A. 2d 408 (1975) ; Capture Realty Corp. v. Board of Adjustment, 126 N.J. Super. 200, 313 A. 2d 624 (1973) , aff'd. , 133 N.J. Super. 216, 336 A. 2d. 30 (1975) . II . HEIGHT REDUCTION CONDITIONS AND CUP DENIAL. Exam. Cond. No. 4. The building shall not exceed 95 feet in height.. Exam. Cond. No. 6. The garage shall be reduced in size to provide a reduction in parking stalls in proportion to the reduction in office building size. CUP. The Conditional -Use Permit is denied. A. TRAFFIC-BASIS FOR RECONSIDERATION. 1. The Project Contributes Only 4% to the Existing Traffic Flow. Both Staff and Transpo found that the Project contributes only 4% to the peak hour flow. The Examiner states that the building "generates potentially 15-20% more traffic to the area. " (Conclusion 2 , p. 7 . ) Factually, there is no support in the APPEAL OF CONDITIONS - 12 GOELT\00776.PLD Seattle record for any traffic in excess of 4% as found by professional staff and the traffic consultant. 2 . All ERC Conditions Have Been Fully Met. The applicant is required to make specific roadway and access improvements, as well as contribute substantial funds, as part of complying with the ERC conditions. The City of Renton has not proposed, much less imposed a moratorium, either on the Grady Way corridor or more generally at some Level of Service threshold. However, the Examiner's conditions reducing height effectively have imposed a moratorium upon traffic at some unspecified level. Any curtailing of development to reduce traffic impacts should be done on an area-wide, ordinance basis by the City Council, and not through an individual permit decision that otherwise fully meets the City's code and the SEPA conditions imposed by the ERC. 3 . The Applicant Has Met the Adopted SEPA Policies for Traffic. The State and City SEPA requirements specifically require that any mitigation, such as height reduction to reduce traffic, be based upon adopted, written policies in effect at the time of the decision which are specifically cited by the decisionmaker. WAC 197-11-660; RMC 4-6-22 . Here, the applicant is unaware of any SEPA policy which would authorize the reduction of building height for traffic mitigation, and the Examiner has not cited any in its decision. APPEAL OF CONDITIONS - 13 GOELT\00776.FLD Seattle The applicant prepared a complete traffic impact and mitigation study by The Transpo Group. That study was done to comply with the City's adopted SEPA and traffic policies. The study provides in part: City of Renton Standards The City of Renton .policy for traffic mitigation is set forth in a memo that is distributed by the Traffic Division. For intersections, the policy states: "The developer is expected to maintain with their development the same level of service that would be anticipated in the horizon year if the site were not developed. (Unless the horizon year level of service is at C or above) . " Transpo Report (excerpt of p. 17) , Attachment 4 . The Transpo study goes on to state at page 19: "Per the- City's guidelines, no intersection-specific mitigation is required [for the proposed project] . However, the project will be preparing a TMP with the• City of Renton. " Further, the project makes a substantial financing contribution to the Grady Way TBD to additional traffic analysis and makes site-specific physical improvements for transportation. The report further notes that: The nature of traffic generated by office projects lends them to successful transportation management plans (TMPs) . Currently, three office buildings in the Renton Village campus are occupied by Boeing, One Renton Place, Two Renton Place and Three Renton Place. Successful TMPs are operated at these offices which consistently result in the 15% ride share. Since Boeing will occupy APPEAL OF CONDITIONS - 14 GOELT\00776.PLD Seattle the Village Place North building, it is suggested that a similar TMP be developed for the office portion of the project. See Attachment 4 . Such a TMP was imposed by the ERC and will be fully implemented by the applicant. Consequently, the City's adopted SEPA or other transportation policies have been fully met since the Level of Service at the various intersections will not be reduced as a result of this project. The project adds only 4% to the peak hour traffic, which cannot justify a three-story reduction in building height. 4 . The Level of Service Is the Same With or Without the Project. The applicant's traffic study, as well as the City's analysis, confirm the Level of Service of the intersections affected by the project will have the same level of service with or without the project. Consequently, without a change in level of service, the reduction of the building height to achieve a reduction in traffic volume is in error and contrary to law. In its traffic analysis for the project, the Transpo Group summarized, "We have found that the Grady Way TBD study accounts for the planned build-out of the Village Place North site . . . . " Consequently, the applicant's contribution is consistent with and partially implements the City's establishment of the TBD. The City did not choose a partial moratorium or place any traffic capacity limits on Grady Way independent of the APPEAL OF CONDITIONS - 15 GOELT\00776.PLD Seattle TBD. Yet, the Examiner' s height conditions do so by denying the CUP and reducing the building height to 95 feet. B. Comprehensive Plan/Compatible Surroundings. 1. The Renton Village Site Is Better than Downtown for Ten-Story Building. To the extent the building height reduction was based upon the CUP criteria regarding the Comprehensive Plan and compatibility with surrounding properties, this site, rather than downtown, is clearly preferred for a ten-story office building. There currently are no downtown buildings over three stories, except for the mid-rise height of City Hall . The existing streets in downtown are narrow and not expandable. Consequently, the traffic generated by the project would not be handled by existing roads, which in turn are much further from the major highway corridors of I-405 and SR 167 . The staff found that the 10-story height is compatible with the nearby buildings , including the office buildings and the Holiday Inn. Staff further concluded "The proposed location provides sufficient separation from other structures on the site to allow air and light circulation on the site, to offer attractive view corridors and to ensure adequate privacy/defensible space. " Staff Report, p. 8 , � C (3 ) . Further, this site presents a clear separation of the commercial areas from residential areas with its road network, greenbelts and topographic changes . Finally, it is doubtful that APPEAL OF CONDITIONS - 16 GOELT\00776.PLD Seattle a ten-story building could be approved downtown due to the proximity to the airport and required FAA approval (which in fact was necessary and obtained for this site) . 2 . A Ten-Story Building Is Compatible With Existing Development. Unlike downtown, the Renton Village site currently has a strong office building character. Although somewhat higher than the existing office buildings on the Renton Village site, this variation clearly is in scale and supported by existing building height as well as power poles (see Attachment 5 showing sea level elevations; with the various site gradations the proposed building is actually only 24 feet higher than Three Renton Place) . C. View Blockage. 1. View Blockage Is Not a Legal Basis for Height Reduction. As recognized by the Examiner, the City Code and SEPA policies simply do not address view blockage, nor do any adopted SEPA policies . The Examiner has correctly concluded that "as long as the problems of glare and reflection are adequately addressed, the question of view cannot otherwise be weighed in this analysis . " As required by Condition 9 , which is fully acceptable to the applicant, light and glare will be addressed. The applicant acknowledges the building will impact views of some residences that are located approximately 1, 200 feet from the project. APPEAL OF CONDITIONS - 17 GOELT\00776.PLD Seattle However, though the Examiner recognized some views would be blocked, he noted that "these impacts are to be expected. " (Conclusion 26, p. 10) . The building is clearly compatible and in scale with the surrounding buildings, which include four office buildings with a height of approximately 107 feet (to the top of the elevator penthouse),. See Attachment 6 . 2 . The Parking Garage Is Six Levels, Not Stories. To the extent the Examiner was concerned about the height of the garage and any view blockage, it is important to clarify that the garage is five "levels, " not five "stories. " While generally referring to the garage as six "levels, " the Examiner specifically equated the six-story existing office buildings with a six "story" parking structure. Paragraph 37 , p. 11. The parking garage is 54 feet, which would equate to four "stories" as normally used for an office building. CONCLUSION Based upon the foregoing, the applicant requests the City Council delete Examiner Conditions 2 , 4 , 5 and 6 and approve the Conditional Use Permit for a 1.0-story office building and eliminate Conditions 2 , 4 , 5 and 6 from the Site Plan approval . RESPECTFULLY SUBMITTED, this 12th day of April, 1991. DAVIS WRIGHT TREMAINE Attorneys for Renton Village Associates ; By �< __ Thomas A. Goeltz WSBA #05157 APPEAL OF CONDITIONS - 18 GOELT\00776.PLD Seattle LIST OF ATTACHMENTS 1. Memorandum from Randall Parsons approving the conceptual drainage plan. 2 . Parking calculations from August 8 , 1990. 3 . Excerpt from the King County Surface Water Design Manual. 4 . Excerpt from the Traffic Impact Analysis. 5. Diagram showing elevations measured from mean sea level. 6 . Photographic reproduction of area with proposed buildings superimposed. 7 . Letter to Loren Laskow from Lenora Blauman, dated April 9 , 1991. 8 . April 11, 1991 memo regarding flood pictures. HILLR\00129.OTR/4.12.91 Seattle CITY OF RENTON MEMORANDUM DATE: January 22, 1991 TO: Don Erickson FROM: Randall Parson SUBJECT: VILLAGE PLACE NfRTH - CONCEPTUAL DRAINAGE PLAN We have completed our review of the conceptual drainage plan (enclosure) submitted to us at a meeting last Tuesday, January, 15, 1991 by The ORB Organization on behalf of the developer and have approved it with the following qualifications: (1) The methods proposed for providing compensating storage for the fill to be placed within the 100 year floodplain are reasonable but will need substantial additional refinement at the construction plan stage with respect to design details. These details should include, but not be limited to, addressing the following criteria: Underground Compensating Storage Retention Fields: These should be designed to assure adequate conveyance of the flood waters into and out of the field. Measures should be incorporated to protect the fields from oils and clogging from silt and sediment both during construction and on a permanent basis. Access points for monitoring the health of the fields should be provided. A filter fabric envelope to prevent migration of fines into the fields should be included. A safety factor of 50% should be incorporated in the sizing of the volume of storage to allow for deficiencies in analysis, design, construction, operation, and maintenance. The fields should be "chambered" to control the degree of potential clogging throughout the fields. Garage Basement Pondinc Parking on this level should be extra and not used to meet the building's minimum number of required parking spaces. Flood waters should be allowed to pond up to no greater than one foot in depth and an overflow system provided that will prevent overtopping of adjacent roadways or flooding of adjacent structures. There should be a separate system to collect runoff from washing of the floor and direct it into the sanitary system with a passive means to prevent such flow when the floor is subject to flood waters. Signs should be provided to warn building users that the floor may be subject to flooding during heavy rains. A gate system should be considered at the entrance to this floor that would be automatically triggered to close when flood waters are present. It should be noted that these concepts, while innovative and acceptable in concept to the Storm Water Utility, are non-standard and may not meet the requirements of other City codes or departments. (2) The proposed extension of the 72 inch line to the southwest portion of the site will require a hydrologic analysis to address impacts downstream. This pipe could Don Erickson Village Place North Page 2 possibly reduce the floodplain on the site and eliminate the need for all or a portion of the compensatory storage proposed and warrant's analysis. At a minimum, this pipe could be partially extended as a new conveyance system hydraulically connected to the compensatory storage areas to provide controlled inundation and recession of flood waters rather than the uncontrolled waves of surface flows that will currently pass across the parking areas. (3) Biofiltration facilities are required for all new impervious surfaces in excess of 5,000 square feet that will be subject to vehicular use or storage of chemicals per Core Requirement #3. This would include areas that are currently gravel or compacted earth and that are proposed to be paved. It appears that there may not be any areas that will require these facilities. (4) Any off-site work in the downstream wetland areas such as improvements for water quantity or quality control should be considered as a separate project with, therefore, a separate SEPA process. We assume you will coordinate the applicant's receipt of this information. If you have any questions regarding these qualifications, please call me at extension 5548. 91-060:RJ,P:ps CC: Lenora Blauman Gregg Zimmerman Ron Straka Enclosure 03i15i91 10:09 fp 44 •t ' 1 -Ir 2151.1 1. OP • �. .'M t ,tea l t t QQQ Now s 2 lq9 b.; �w..a � . a� i, _ 1 + •� : .. .1• � �'t� I D/ Flaa1 lti. I aG.'1 —_ o :: Mry " ffl�Irl�Kt i 41 1tI K7� + � f � � • . rrb�eCnvw t�� nJ f rnw. necu K rvw+ra n ttsur i•! ! .,1,t!I� `�1liCHD�1�Olf�IIJMIMlI�O + •��: I (J� I 04 vadw tj of in, IN io • .� ..� / �i �1� s.ir --... `•-r• r.� �/r.�.�I e+wt�w+�1�i.�i�aM � c /! l� `{ � f wry } � .. .y •' � �_` , , ,I f' 1 �. W )f 111 tit •.SJ 1 """� � � ,: `---•• •�J L .j t�':}�'i. r ��' -....��.�:� p 1, � t � to r•�s f ©3i15r91 08:52 - DJi�j SEATTLE August 8,1990 Callison Village Place North Area and Parking Calculations , Archft.ectwe rrogramrnk+q Planning 6ntwiw Dwsign _ Graphic 1. AREA OF BUILDING Hldng.Gross Off. Gross Net Office* Core Rat. Grass Eff. Floor 10 M171 X171 25339 2,832 89.9% Floors 2-9 (8)30r219 (8)30.219 (8)27,387 (8)2832 90-% Roar 1 353M 23,214 15_q28 4,296 15.144 78.5% Total 305,283 29M37 26030 29714 15,144 893% 2. PARKING A. Office 1302 an 5 can 260,363 net sf 1000 net sf` (or gross leasable) REQUIRED: PROVIDED: 1302 cars 1302 can 521 compacts(max.) 359 compacts B. Retail 15,144 new building 11,100 new,infill 4,100 Schurrsky's ' 1,804 vacant 15,000 Tradewell 20,000 Pay N Save 27DOO Ernst .._.s....w•....tr..N• ...u:...,..p.,,g4�]68�goss.x-9�..��'I net.sP' 466 cars -5 cars 84,751 net sl* 1000 net sf REQUIRED: PROVIDED: 466 cars 466 cars 140 compacts(max.) 125 compacts net sf= "Gross Leasable.' 1420 Fifth Avenue Suite 2400 Seattle.Washington 98101 (206)623-�b46 FAX:(206)623-A625 4CSNC COVNTY, WAQHINc3ToN, 9URrACE WATT- A DE3ION MANUAL Oetantlor_ f"ftvilttiee Thars are two msin typ" of detention facIlklea: ppor►ds; find, tanks or vautts. 'rne n'*hode of sutalysfe and design standard# for doterrilon faollftiss can t}a tvund in 6ectlon 4.4 In Crispier 4. Factor j4 Cafo . Tho design volume of detantion faoaltits used to swat the eta Klerd pack riot• runoff oorrtrnt psrfvrmanov csxvo for the 2- and 1a r. 2 -now durxiZn Cation storm Ovsru QW be InorlAW by a 30 want factor of sahq, his rrquirerr em aW b4 met W twrs"nq proportion0y by 30 paroant t des gn detention volur a bbtwssn each 1 toot & storage d;i* wtttivtA IrwMacrig Ma total depth of stomp• or attering the dotlon oontrol orlfloa/walr sizing. Dearftlon : Det"lon ponds are " moat O"rabie airman" tor detention faoottles for water quafKy benet relative easo of inspection and at)obts for malntenan0o. Iona County enoouragee the design of multipurpose dttont;on ponds which can strvs the muttlpls r ee of rtorw;on (suoh as playgrounds a picnic srsas), w>tditfe habitat (watiands ar"11) and ae=(W)dsoaping to provide for fa< natural &pporsrance). Muttl-purpose pond# must meet all the rsqulranWAI of the purposes they am reauirod to perform in mufd-purpose ponds inaorporating rocmtlonai faatlb", the recraw" faOUM64 must bo d"Igned In a manner OomMflbio wtth.the storm water functions and malntsrxtnos standards. Detention ponds may oombins the performanot requiremanta of watpcnds (one 8peoiad Requirement #tl and 6ection 4,01 In Ohapter 4). to lQn Tanks end Yat h; Detention tanks and v+9luits are undatQround fadittfaa for the slQWp of Surface water. Tanks ars typically construOtO from 60tA* tad pipe and vaufU Srrs construatted from reinforced concretA Tanks and vaults provlds lass water quality bereft (bkAtratlon and blologlo actIv" than ponds, therefore, blofittmtlon mea;sums are: sepecWly Important. Private parking loft may be used to prov4e, addtttorW peak rate runoff coat etentioh volume for the post-devetopvd peak rasa of runoff for dQ410n Stoma Oreater&an the � io-year, 24-hour duratlon detlon storm providod that: (1) the depth of water detained can not excifia 1.0 TWft at any"tksn In iris partdng tot; and (2) the minimum gradient of the perking tot area subject to pOWIng "I ba 1 percent; artd (3) the emargancy overflow path meets the same regtiiremtnts as for Infiltration systems. Roof Pig: Porsding of roofs of atruotures will be allowed to be ttaed for pock rate runoff control detention vdumv provldod that: (1) the depth of water ponded oan not exoovd 1,0 feet at any looatton on dip roof; and (2) the minimum ptteh of we roof area subject to pondtno ahell be 1/4 Inch to 1 foot: and (3) the roof support structurs la analyzed by a struvtural angfnaar to adgro" " wsigttt of the ponded water, and (4) the roof area eubjebt tv ponding Is water-proorW wnn a mettlod wtth a mtnlmum sYpietrd afrAce Iffe Of 30 yeert. netention Faallities There are two beale typos Qf retention faollttles; ponds and oioeed dOOrOUIons, fiststition porters are constructed by a combination of excavation and/or berming. posed daprttslone may be estabilshod as rotantlan facllttles, and in come cdaea enlarged to a000rmrnodate adds kwW surfaoe and stomwnder runoff by excavation and/or berming. 1.2.3-3 1�90 PROJECT IMPACTS AND MITIGATING MEASURES City of Renton Standards The City of Renton policy for traffic mitigation is set forth in a memo that is dis- tributed by the traffic division. For intersections, the policy states: 'The developer is expected to maintain with their development the same level of ser- vice that would be anticipated in the horizon year if the site were not developed. (Unless the horizon year level of service is at C or above.)" The Village Place North project does not meet the c ity's threshold requirements for intersection mitigation; however. the project proponent will be providing three significant mitigating measures to reduce the effects of project generated traffic on the street system. The first is a transportation management plan(1W).the second is a contribution to area- wide improvements in the S Grady Way transportation bendh district CMD), and the third includes improvements to the S Grady Way/Lalee Avenue S intersection- Tr Lsportation Management Plan The nature of traffic generated by office projects lends them to successful transportation management plans CIMPs)• Currently, three ofim buildings on the Renton Village campus are occupied by Boeing. One Renton Place,Two Renton Place. and Mute Renton Place. Successful TMPs are operated at these offices which consistently result in a 15 percent rideshare. Since Boeing will occupy the Village Place North building. it is suggested that a similar TMP be developed for the office portion of the project. S Grady Way Transportation Benefit District The City of Renton has implemented a plan to collect pro-rata contributions from new developments to fund areawide improvements in the S Grady Way TBD. The contribu- tions are based on the type of development and the number of daily trips it is estimated 89483.01 The TRANSPO Group,Inc. Page 17 THREE reximr TWO F047W ONE aENTCN rtACE NORit. _ ... _. _ - � ,, CJ 167 isn �sT: �. IMMOMININg- I am i05.-31 Sq, GU-07,5— 90 f 5e11 Lela 4,zv,,$`o..s tj A . � ,:;i;:T::.�?C i,'.na2Fs•4•. ,C1 a• "nt'.F•:.'°:� ..� vt l) ynF-`!� �� S.r•Iac .A t l�aAl�rCM�•^_�Fq� '- a ;Fr((matt F` _�.i 7 i• .+.:� .,,wwRRNOR . .T•P•• ' '_� �r � r r ' ISLL%a�a "a +'r•s'r > �a•.'` 5k•� {° •3 iy„i„+�.:-�. I,i'sy -73 ,a'K' ,a y- ` •s • .r. F s b`ly;�.'r .Y9' I I f ,.•.�.s� �� ,�•'•'6 ,7%�1g:/•eft!��. 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"E a.. � � �.. - s..• 3.c r t :`.� t_ ' L,4^j• s► • •��ltG-� " :� �..- ��Ils 4Y .-1.��,is• t�.+ t ..A �p ;r�r,�unnm5.rx.l3t:�•1�Y.4'lai� ��__��'��,�,',,� .-'�:.a � - K -a e: 4r .t. � ��• i'aCv� .• +wr°fr�.lriil ! A" .i :•\ r. •.�Y�Isw "�' ,�f S 'Sc3fSW,6TATiinWFZaRC - - ° -ac i ° J4ti '.__. +j lTy�sas :' ►.ws;,. �ii.'�/:f i 4 . ''m:ncrf4Lax .urR+�4anr -:.G�; -�"' �.-a-=:,,;.�,. •.'X'"."dd a t. ��r tiiiL�.A'�._y. •"�l L :L �, e.•.�.r X 1.-07Y!\{`� 1��s i,� :'.. .�.;;,.as` /� .F.fGG7w�.Y.y,C"G:G."".�4. 1oJVpY r /Rf`°^,..sty ••+ r e i y g ti��g7 i'�i a I i�• • t t f � � %/.IwjigjS��`1�±y s�*� �1 :2!�r�1158A5�'.e '`e ` / /`. .3 ..cr*' '{ r Jia .we. -.�-��•.,�J;sY>iss 4.. .y�•.. • t S ty' CITY OF RENTON .� Planning/Building/Public Works Department Earl Clymer, Mayor Lynn Guttman,Administrator April 9, 1991 Loren Laskow Renton Village Management Corporation Evergreen Building, Suite #509 15 South Grady Way Renton, Washington 98055 RE: Village Place North (SA 078-90) Dear Mr. Laskow: This letter is written in response to your request for information concerning the"hold harmless"agreement that you are required to provide to address damage to fife and/or property which could occur from flooding on the above-referenced project site. Under a policy developed by the Public Works Department and the Environmental Review Committee in 1989,the City requires such an agreement (to be implemented prior to issuance of site preparation/building permits) for each development located in the City's identified flood plain as a precaution against potential flooding damage.. Examples of projects required to provide such agreements would include Blume Distribution (SA 112-89), Southgate Plaza(SA 068-90), Rivertech I and Rivertech II (129-89), Alaska Distributors (128-89), GSA/FAA(SA 030-89), East Valley Office Park (SA 118-89), and Sheets Unlimited (SA 039-90). This agreement is necessary so that the City may authorize development in areas where there is a potential for flooding to occur. The document is required as a supplement to the installation of water management systems (such as compensatory storage) because of the dynamic nature of the flood plain. If you would like to have further information, please contact me at 235-2550. Sincerely, Lenora Blauman Project Manager 200 Mill Avenue South - Renton, Washington 98055 RE: Flood Pictures The enclosed pictures were taken in January of 1990 by a Boeing helicopter. The pictures are numbered :on the back. #1 Three Renton Place in the foreground, Two Renton Place in the background. Flooding is visible on the Puget Power property, which is flooding Talbot Road and the parking lot between the two buildings. The water is flowing left to right. #2 The Shopping Center is in the center, One Renton Place and the theater in the background. The water again flows left to right around the shopping center flooding the lot and Grady Way. #3 The Ernst store is in the center of this photo, One Renton Place on the left and the Pay ' n Save store lower right corner. The Cinema is in the background, the manhole by E:_rnst, where the 72-inch line goes into a 48 inch can be seen blowing water out - but is basically flooding only the surrounding area. The roading near the theater is flooded by a drain backing up from the 43 inch line. #4 Another picture of parking lot at Two Renton Place. #5 & 6 Another picture of parking lot. o 'Y f• R ! 3% '�I'j � 1� t 14.'aiS 1 1. •� � i •V'r. �qu �. ,• :i a Ramlb IL fir::.• •.! r--. +� h� -�S • /1, - { "'III... { 1� F t�•A• N � � 1� ' f _ �,•�As, � e ''s�M b�_�i ■s1. Ii � ,. IL raj !E��r�T - _ • ' 1 V •wi� `•'4... of ,�FAG nti• ��+, �.�' �.�'r✓ v 5 �� i i A L fit JO ij It AAA 46 ♦ 1s lit `..� °� �'�t� •' - ' t 1 0`\ ,pry{.-'.�-~ M' I' CIS 'a (HP/ � o tilt,J'a 1' I• .1 M 1 �,h t.. 4A1 tf}t i � j xymrg /f, 1 y t.' FIB .4 't' � • jr No eq Ww 1 �r rY t. to �k �.,�` •� _ f .� •�. R4 V I i I' 1. c �4 •, .,� mot/. ,.; s• t. _ • -�11P l t :.; \ •r. f �_: r 14 i 1 z �r :fr •�� x': IL ij ,R ice. �� ` � � r4 .' �.� � e>i•� � ti lit y_ • lk \N i �! s • eAl 5 ma 14 Inc 'P j r' �� .•',�`iRt y�`;j' 1 • `1• � `.f� d � f�'�1� i1rAf��',,�" �� p.�a1 � ,o��+l �t; I/Y• ✓ i `; y ] _ 1 ` 'p , •'•� �� y,4` •'!U- ! •• illy •` j�� . y.�,��'' � �Q� t � �.,� {•• �. r :4. ` � Qi i f f ia�C��Q��e.r(. � �i ', �.-..�''"—.r �1 n A fit 1 • it � \ � '�f � .`��i: Wit` 1 O k13 � Ili, 7 f r �. t �1 f(�[•a �� 1•. �Ou Ok I so AI I .fir .. ,. ' t •., 1 ' . �,, , N t •.i .t. Ire � ` � is .41 pi Doi ii ;► 3A AM �,�� 177 CITY OFRENTON HEARING EXAMINER PUBLIC HEARING AGENDA ............. .......... COMMENCING AT 9:00 AM,FEBRUARY fig; 1991 ...... ...... COUNCIL CHAMBERS;SECOND FLOOR;RENTON MUNICIPAL BUILDING The applicatldn(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 heanng at the discretion of the Hearing Examiner. PROJECT NAME: BP OIL/NE 4TH ST PROJECT NUMBERS: CU;ECF-131-90 PROJECT DESCRIPTION: BP Oil Company seeks to remodel an existing 1,400 sf retail and service building, replace three 12,000 gallon steel underground storage tanks with three 12,000 gallon double wall fiberglass tanks, and to replace two 550 gallon steel underground storage tanks with two 550 gallon double wall fiberglass tanks. The project is located at 4105 NE 4th Street. PROJECT NAME: VILLAGE PLACE NORTH PROJECT NUMBERS: ECF;SA;CU-078-90 PROJECT DESCRIPTION: Applicant seeks: 1) site plan approval for development of a new 260,363 square foot office/retail sales building, with a conditional use permit to address the fact that this complex, proposed to be ten stories/133 feet in height will exceed the height limit allowed for the structure under the Zoning Ordinance; 2) site plan approval for construction of a six level parking garage; 3) site plan approval for renovation (including partial demolition) of an existing retail center now on the subject property and for renovation of services areas. The proposed development also includes improvements to existing on-site amenities (e.g., landscaping, ingress/egress routes, and parking). A second phase of this project is to be proposed for development at a future date; this phase is tentatively planned to include 115,000 square feet of office/retail space. The City will require that Phase II undergo complete environmental and land use review at the time of application submittal. The projects have been allowed to be separated because the phases are not functionally interdependent. The project is located at Renton Village Center/South Grady Way. CITY OF RENTON MEMORANDUM DATE: January 22, 1991 TO: Don Erickson FROM: Randall Parson SUBJECT: VILLAGE PLACE NfRTH - CONCEPTUAL DRAINAGE PLAN We have completed our review of the conceptual drainage plan (enclosure) submitted to us at a meeting last Tuesday, January, 15, 1991 by The ORB Organization on behalf of the developer and have approved it with the following qualifications: (1) The methods proposed for providing compensating storage for the fill to be placed within the 100 year floodplain are reasonable but will need substantial additional refinement at the construction plan stage with respect to design details. These details should include, but not be limited to, addressing the following criteria: Underground Compensating Storage Retention Fields: These should be designed to assure adequate conveyance of the flood waters into and out of the field. Measures should be incorporated to protect the fields from oils and clogging from silt and sediment both during construction and on a permanent basis. Access points for monitoring the health of the fields should be provided. A filter fabric envelope to prevent migration of fines into the fields should be included. A safety factor of 50% should be incorporated in the sizing of the volume of storage to allow for deficiencies in analysis, design, construction, operation, and maintenance. The fields should be "chambered" to control the degree of potential clogging throughout the fields. Garage Basement Ponding: Parking on this level should be extra and not used to meet the building's minimum number of required parking spaces. Flood waters should be allowed to pond up to no greater than one foot in depth and an overflow system provided that will prevent overtopping of adjacent roadways or flooding of adjacent structures. There should be a separate system to collect runoff from washing of the floor and direct it into the sanitary system with a passive means to prevent such flow when the floor is subject to flood waters. Signs should be provided to warn building users that the floor may be subject to flooding during heavy rains. A gate system should be considered at the entrance to this floor that would be automatically triggered to close when flood waters are present. It should be noted that these concepts, while innovative and acceptable in concept to the Storm Water Utility, are non-standard and may not meet the requirements of other City codes or departments. (2) The proposed extension of the 72 inch line to the southwest portion of the site will require a hydrologic analysis to address impacts downstream. This pipe could Don Erickson Village Place North Page 2 possibly reduce the floodplain on the site and eliminate the need for all or a portion of the compensatory storage proposed and warrant's analysis. At a minimum, this pipe could be partially extended as a new conveyance system hydraulically connected to the compensatory storage areas to provide controlled inundation and recession of flood waters rather than the uncontrolled waves of surface flows that will currently pass across the parking areas. (3) Biofiltration facilities are required for all new impervious surfaces in excess of 5,000 square feet that will be subject to vehicular use or storage of chemicals per Core Requirement #3. This would include areas that are currently gravel or compacted earth and that are proposed to be paved. It appears that there may not be any areas that will require these facilities. (4) Any off-site work in the downstream wetland areas such as improvements for water quantity or quality control should be considered as a separate project with, therefore, a separate SEPA process. We assume you will coordinate the applicant's receipt of this information. If you have any questions regarding these qualifications, please call me at extension 5548. 91-060:RLP:ps CC: Lenora Blauman Gregg Zimmerman Ron Straka Enclosure u r AAC /)/of � o00 m m m mmm 0 y �J- D--14j - �p �►�.•-e�- - - W W W W Wcoo W 1A V9 N C woo am. N a v a C/NN N N N 0 / TuCy Tom, a CITY OF RENTON =_ Department of Planning/Building/Public Works Earl Clymer, Mayor Lynn Guttmann, Administrator October 24, 1990 Jack Herklotz, Senior Planner The ORB Organization, Inc. 510 Evergreen Way Renton, WA. 98055-3522 SUBJECT: Village Place North Dear Mr. Herklotz: We have prepared this letter to acknowledge your letter of October 4, 1990 and to clarify our position on the points you stated. It is not our opinion that most of the drainage problems on this site are a result of upstream development not providing on-site storm detention. We now know that past drainage requirements and facilities for developments do not meet todays standards to mitigate the downstream impacts of the resulting increased peak rates and volume of runoff. It is equally true that past development, such as that which has occurred on this site, did not use current standards or methodologies to analyze and account for upstream off-site runoff, existing on-site retention/storage (such as in wetlands), and downstream off-site conditions (such as no or very little gradient). These characteristics exist on this site as evidenced by the enclosed map (1962 aerial topographic map). This map indicates that the site lay within a closed depression with little or no surface outflow and contained wetlands that were filled without compensatory storage. This explains the continuing existence of a 100 year floodplain over much of the site, as mapped by the Federal Emergency Management Administration (F.E.M.A.). It is our position, that rather than to try and apportion blame for the deficiencies of the existing drainage system and the flooding problems, we are offering to assist the developer in resolving these flooding problems once and for all. With respect to your specific points: (1) We do not agree that biofiltration facilities could not be provided. We do feel that a more regional approach to meeting surface water quality concerns for the entire development is worth considering and thus could provide the necessary treatment provided by biofiltration. We do concur that a hydrologic study could demonstrate that storm water detention is not needed and is likely impractical due to the extent and frequency of flooding which currently occurs on the site. (2) We do desire to eliminate or minimize flooding of the site from all causes (for up to the 100 year design storm event) and in the most cost effective manner that meets all the requirements referenced by the City Code 4.22 and that mitigates other impacts identified by the S.E.P.A. process. 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2569 i The ORB Organization, Inc. Page 2 (3) As stated above, a hydrologic study could demonstrate that storm water detention is not needed and is likely impractical due to the extent and frequency of flooding which currently occurs on the site. (4) We can provide assistance for the hydrologic and hydraulic analysis by providing the existing information about the off-site and on-site drainage facilities and guidance in performing the analysis. The existing information includes survey as-builts and hydrologic modeling that has already been performed for the Rolling Hills sub-basin as part of the Panther Creek Wetlands/P-9 Channel Storm Water Capital Project. (5) and (6) We concur, except with the last sentence of your item (6), see our introductory discussion above. (7) We concur, but we cannot represent the approval of other environmental concerns that might arise from the proposed off-site improvements. We are prepared to assist in identifying these concerns and defending the merits of the off-site improvements provided a net regional benefit exists. In addition, we understand the developer is only required to expend funds up to that required to mitigate the impacts from their development. We do appreciate the opportunity to consider contribution of funds for additional improvements which provide regional benefits over and above those needed for the proposed development. (8) We concur. (9) and (10) The proponent or developer is responsible for the application and securing all permits necessary to their proposal. We will assist in coordinating the necessary review and approvals (not including any review fees) of other agencies with respect to any proposed off-site drainage facilities. Any off-site drainage facilities necessary to mitigate impacts from the site would have to be constructed prior to approvals as they are for on-site drainage facilities. We cannot guarantee issuing building permits and/or certificates of occupancy for the project regardless of any approvals needed by other agencies for construction of off-site drainage facilities. (11) We could consider several financial alternatives to distribute any costs fairly for off- site improvements for properties benefitted by the off-site improvements over and above those costs directly associated with addressing the impacts of this proposed project. These alternatives could include a property owner sponsored L.I.D. or a Latecomers Agreement. (12) We concur. The City Storm Water Utility recognizes the existing flooding situation in the Village Place North shopping center as very significant and having an unacceptable impact on a large number of City and adjacent county residents. We are very interested in providing the flexibility and assistance it will take to solve this long standing problem. The ORB Organization, Inc. Page 3 We must, however, assure that this proposed project meets the spirit of all the requirements referenced by the City Code 4.22, and mitigates other impacts identified by the S.E.P.A. process. We look forward assisting your client in solving the flooding problems on this site. If you have any questions regarding our position on these points, please call me at 277-5548. If you or your engineer require any additional existing survey or hydrologic information we have for the drainage studies, please call Ron Straka, Storm Water Utility Civil Engineer, at 277-5547. Sincerely, andal . Par ons, P.E. tility Super isor Storm and W ste Water Utility Section 90-358:RLP:ps CC. 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