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Home My WebLink AboutSWP272332 CONCEPTUAL DRAINAGE REPORT FOR PARCEL A - WASHINGTON TECHNICAL CENTER LOCATED AT SOUTHWEST 7TH STREET NEAR POWELL AVENUE RENTON, WASHINGTON FOR SGA CORPORATION BY JOHN E. ANDERSON, P.E. RLCFI�/F� APR z 6 1997 BUSH, ROED & HITCHINGS, INC. CEVELC�,,y,t.r t 2009 MINOR AVENUE EAST c►T REN yCF ..,,w"ING TCN SEATTLE, WA 98102 (206) 323-4144 BRH JOB NO. 97102.00 DATEt;' APRIL 24, 1997 6878 STER�9 s`SI�NA1. EXPIRES 12/1 -47 ••uc.0 art 4mnrs � I :o.�: •oenw.asoU ' BbIOK OtG Y!M soar uu Nmm 4 Insn =1 - 59' I rnt m,s: 4..onan R-369.1 4' s,nmaat 29' 52- _ o.r.c s0we s 0a¢L,onl L=1 15.44'± ——————p N 8- 4 / `�' 23 0ax w oo0as I I I / I I / .0, 3: / ,y► " a rx I I i� ti o PROPOSED BlnIDiNG I F.F.- 22.0 I o /, t •ores K ae r r IfN.i I M / n rniae e R a.to.s / Q /---�0--1 p • re v rr •nvo I s to 00' w 505.27' —``———————— S.W. 7th ST- T W N H 0 M E t. �' _`�' - 1:✓ E 70 �%'I � � 6 H / �� S _C ,-2� 22 � S -6 r 60 UNITS - �� /J K q� b/IgS 7o36 o Cw�U,rf z� ss 2 ^ A I C 4 11-314 /� �114 3 e �)b,40-y N NITS I C. NO 5 Ac. r.[.B6 +yeas -A`CONS � $ jp' RA/[RO•�O k 776 35-2_ c irr. _ EAS!•M�NT __ �� — — - K.�a — • _ zis ei 13 12 _ r .+/ I 4 1(�Ac its ��► G OV�t LO �2 30-10 5 _ C A LI "j ;C E E 3R Q a t 6E0 A/ HORMEL 8 0. d 352lw�lwr> _ J - -��anvwv� _ ow G� b P A R K CENTRAL . 3 2 / �. S G A SITE h 7-18 Ac- PU6ET INC. _fff7.ei i as r 37-77 /.. 5AIA6 '�� 1�4Iw: dv h1.254 �' i us T1251 - — --5 7- - r 4, 94 333E LAS OF SIE TTLE TLAS OF SEATTLE RIGHTED& PUBLISHED BY 336W ]len,, COPYRIGHTED & PUBLISHED BY KROLL MA OMPANY, INC., SEATT KROLL MAP COMPANY, INC., SEATTLE SCALE: ET SCALE t INCH 200 FEET I„=zco� c TABLE OF CONTENTS I. Project Overview II. Preliminary Conditions Summary III. Core and Special Requirements IV. Detention Analysis V. Water Quality Design VI. Level I Analysis C 1 I. PROJECT OVERVIEW SGA is proposing to build a 34,585 square foot office/warehouse building on Parcel A of Washington Technical Center. The total site is 2.88 acres in size. Railroad tracks are located on the northern and eastern boundaries. The tracks are located within easements recorded with the plat. Southwest 7th Street is the southern boundary of the site. Grades on the site vary from elevation 20 in the northeastern corner to elevation 16 in the southwestern corner. The ground slopes within the property are between 1 and 2 percent. Ground cover consists of blackberry bushes and grasses. The proposed building would be dock high. Truck loading docks would be located on the north side of the building. The building finish floor elevation would be approximately 2.5 feet above the existing ground elevation. There will be approximately 1.3 acres of asphalt paving around the building for vehicle parking lot and truck maneuvering areas. Storm water runoff from the asphalt pavement will be conveyed to a combine wetpond/detention pond located at the southwest corner of the site. The wetpond is over-sized so biofiltration swales are not required. Preliminary design has included provisions for biofiltration swale, but landscape requirements may make grading of swales impractical. Construction of an office/warehouse building on this site is consistent with surrounding developments. Utilities within Southwest 7th Street have been sized for this type of development. There is adequate depth for gravity storm water and sanitary sewer connections. According to City records, a 10 inch water main is stubbed to the southeast corner and a 12 inch water main is located within Southwest 7th Street. Therefore, the development of this property does not present any significant design problems. c H. PRELIMINARY CONDITIONS SUMMARY The 2.88 acre site is covered with blackberry bushes and grasses. Existing ground slopes from west to east at slopes between 1 and 2 percent. A 60 inch storm drainage pipe is located in Southwest 7th Street. According to the City, storm water runoff from the developed site can be discharge to the 60 inch pipe. Storm water detention is required prior to discharge from the site. The detention pond will be sized using the King County Design Manual Method as adopted by city of Renton. No offsite areas contribute to the storm water flows. An existing CN value of 82 will be used to calculate the pre-developed storm water peak flows. III. CORE AND SPECIAL REQUIREMENTS CORE REQUIREMENT#1: Storm water will be discharged to the existing 60 inch storm drainage pipe located in Southwest 7th Street. The pipe design included this property in the tributary area. This is the City's recommended storm drainage connection. Therefore Core Requirement #1 is met. CORE REQUIREMENT#2 The railroad tracks and Southwest 7th Street grades prevent offsite storm water from entering the site. Therefore, no upstream basin analysis is required for this property. Storm water discharged from the site will be conveyed by 60 inch storm pipe in Southwest 7th Street. The 60 inch pipe flows west to Naches Avenue. The storm water then flows north in Naches where it is discharged into a regional storm water mitigation area. The existing conveyance system was design to convey storm water discharged from site. Original sizing for the pipe used the Rational Method of analysis. Current design standards use the hydrograph method that lowers peak rate discharge from that calculated by the Rational Method. Therefore, the downstream system has adequate capacity for the proposed development. CORE REQUIREMENT#3 Peak rate control will be provided for the storm water runoff. A storm water detention system will be located in the southwest corner of the site. Developed storm water peak rate discharges from the site will be limited to the 2 year, 10 year and 100 year pre-developed values. Storm water detention facility calculations are included in the report. ! V� , �,� ?'�6 The City allows over-sizing the wetpond igation of the biofiltration swale requirements. The wetpond required size must be increased bZ30 ercent to eliminate the biofiltration swale. Wetpond sizing for this project will use this pro ' n to mitigate the biofiltration requirements. Wetpond sizing calculations are included in the report. CORE REQUIREMENT#4 Detailed pipe sizing calculation will be provided for the final design. The pipes will be sized according to City Standards. CORE REQUIREMENT#5 A detailed erosion/sedimentation control plan will be prepared for the site grading. The plan will meet all City Standards. SPECIAL REQUIREMENTS SECTION 1.3 The only Special Requirement that applies to this project is 1.3.5. A wetpond is required because the development will have 1.3 acres of imperious surface area subject to vehicular use. A wetpond will be constructed in the storm water detention pond area. IV. DETENTION ANALYSIS KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.SIA HYDROLOGIC SOIL GROUP OF THE SOILS IN KING COUNTY HYDROLOGIC HYDROLOGIC SOIL GROUP GROUP' SOIL GROUP GROUP' Alderwood C Orcas Peat D Arents.Alderwood Material C Oridia D Arents,.Everett Material B Ovall C Beausite C PBchuck C Bellingham D Puget D Briscot D Puyallup B Buckley D Ragnar B Coastal Beaches Variable Renton D Eadmont Sat Loam D Riverwash Variable Edgewick C Salal C Everett A Sammamish D Indianola A Seattle D 1Qtsap C Shacar D luaus C Si Sat C Mixed Alluvial Land Variable - Snohomish D Newton A Sultan C Newberg B Tukwila D Nooksack C Urban Vartabl Normal Sandy Loam D Woodinville D HYDROLOGIC SOIL GROUP CLASSIFICATIONS A (Low runoff potentia). Sods having high infiltration rates, even when thoroughly wetted,and consisting chiefly-of deep,well-to-excessively drained sands or gravels. These sods have a high rate of water transmission. B. (Moderately low runoff potential). Sods having moderate infiltration rates when thoroughly wetted,and consisting chiefly of moderately fine to moderately coarse textures. These sods have a moderate rate of water transmission. C. (Moderately high runoff potential). Sods having slow infiltration rates when thoroughly wetted, and consisting chiefly of sods with a layer that impedes downward movement of water,or sods with moderately fine to fine textures. These sods have a slow rate of water transmission. D. (High runoff potential). Sods having very slow infiltration rates when thoroughly wetted and consisting chiefly of day sods with a high swelling potential, sods with a permanent high water table, sods with a hardpan or day layer at or near the surface,and shallow soils over nearly Impervious material. These sods have a very stow rate of water transmission. • From SCS,TR-55, Second Edition,June 1986. Exhibit A-1. Revisions made from SCS, Sol Interpretation Record. Form 05,September 1988. 3.5.2-2 I/90 'ICING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TABLE 3.52B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution. 24-hour storm du ratiort. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION A B C D Cultivated is xl(1): winter condition 861, 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, landscaping. good condition: grass cover on 75% or more of the area 68 80 86 90 fair condition: grass cover on 50% - to 75% of the area 77 85 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 l Impervious surfaces, pavement, roofs, etc. 98 98 98 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 Impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 _ 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned unit developments, % Impervious condominiums, apartments, must be computed commercial business and Industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9,August 1972. (2) Assumes roof and driveway runoff Is directed into street/storm system. (3) The remaining pervious areas (Iawn) are considered to be in good condition for these curve numbers. 3.5.2-3 V90 FAM pill MR PRO NOR �' . �, „'.fir_■■� � -- , ►�- r -� w Come e . A : awl I -- ; min WA � �� , ��:�ir-� ,sue► �l/R1��\�� o t mama E '-r yea= 1l��w� �1i��i'�� , `� 1.: .•� rim, � , ti. M► • WAR►.R; i/�� ,��t � ter► AWW A PWAI MCA ow �,�l� � sue►_ wR/.��, � �� 31 mb orw MRAlJNW FA , � . . WM Flop son ma r t 4/24/97 Bush, Roed & Hitchings, Inc . page 1 SGA CORP SITE IN RENTON JOHN E . ANDERSON, P.E. BASIN SUMMARY BASIN ID: B1 NAME: 2 YEAR EXISTING SBUH METHODOLOGY TOTAL AREA. . . . . . . : 2 . 88 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE . . . . : USER1 PERVIOUS AREA PRECIPITATION. . . . : 2 . 00 inches AREA. . : 2 . 88 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 82 . 00 TIME OF CONC. . . . . : 18 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 .20 AREA. . : 0 . 00 Acres CN. . . . . 98 . 00 PEAK RATE : 0 .29 cfs VOL: 0 . 16 Ac-ft TIME: 480 min BASIN ID: B2 NAME: 10 YEAR EXISTING SBUH METHODOLOGY TOTAL AREA. . . . . . . : 2 . 88 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE. . . . : USER1 PERVIOUS AREA PRECIPITATION. . . . : 2 . 90 inches AREA. . : 2 . 88 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 82 . 00 TIME OF CONC. . . . . : 18 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 .20 AREA. . : 0 . 00 Acres CN. . . . . 98 . 00 PEAK RATE : 0 . 72 cfs VOL: 0 .31 Ac-ft TIME : 480 min BASIN ID: B3 NAME: 100 YEAR EXISTING SBUH METHODOLOGY TOTAL AREA. . . . . . . : 2 . 88 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE. . . . : USER1 PERVIOUS AREA PRECIPITATION. . . . : 3 . 90 inches AREA. . : 2 . 88 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 82 .00 TIME OF CONC. . . . . : 18 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 .20 AREA. . : 0 .00 Acres CN. . . . . 98 . 00 PEAK RATE: 1 .27 cfs VOL: 0 . 51 Ac-ft TIME: 480 min Z 4/24/97 Bush, Roed & Hitchings, Inc . page 2 SGA CORP SITE IN RENTON JOHN E . ANDERSON, P .E . --------------------------------------------------------------------- --------------------------------------------------------------------- BASIN SUMMARY BASIN ID: B4 NAME : 2 YEAR DEVELOPED SBUH METHODOLOGY TOTAL AREA. . . . . . . : 2 . 88 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE . . . . : USER1 PERVIOUS AREA PRECIPITATION. . . . : 2 . 00 inches AREA. . : 0 . 60 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 82 . 00 TIME OF CONC. . . . . : 12 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 .20 AREA. . : 2 . 28 Acres CN. . . . . 98 . 00 PEAK RATE : 1 . 07 cfs VOL: 0 . 37 Ac-ft TIME : 480 min BASIN ID: B5 NAME : 10 YEAR DEVELOPED SBUH METHODOLOGY TOTAL AREA. . . . . . . : 2 . 88 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE . . . . : USER1 PERVIOUS AREA PRECIPITATION. . . . : 2 . 90 inches AREA. . : 0 . 60 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 82 . 00 TIME OF CONC. . . . . : 12 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 . 20 AREA. . : 2 . 28 Acres CN. . . . . 98 . 00 PEAK RATE : 1 . 66 cfs VOL : 0 . 57 Ac-ft TIME : 480 min BASIN ID: B6 NAME: 100 YEAR DEVELOPED SBUH METHODOLOGY TOTAL AREA. . . . . . . : 2 . 88 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE . . . . : USER1 PERVIOUS AREA PRECIPITATION. . . . : 3 . 90 inches AREA. . : 0 . 60 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 82 . 00 TIME OF CONC. . . . . : 12 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 . 20 AREA. . : 2 . 28 Acres CN. . . . . 98 . 00 PEAK RATE : 2 . 32 cfs VOL: 0 . 80 Ac-ft TIME: 480 min 4/24/97 Bush, Roed & Hitchings, Inc . page 4 SGA CORP SITE IN RENTON JOHN E . ANDERSON, P.E . --------------------------------------------------------------------- --------------------------------------------------------------------- HYDROGRAPH SUMMARY PEAK TIME VOLUME HYD RUNOFF OF OF Contrib NUM RATE PEAK HYDRO Area cfs min. cf-AcFt Acres --------------------------------------------- --------------------------------------------- 1 0 . 287 480 6782 cf 2 . 88 L �� ExisT 2 0 . 717 480 13598 cf 2 . 88 ko 3 1 . 272 480 22140 cf 2 . 88 too `(L ExksT 4 1 . 073 480 16098 cf 2 . 88 z Y;z bEv 5 1 . 659 480 24920 cf 2 . 88 (, -�2 mj 6 2 . 322 480 34948 cf 2 . 88 too YQ clev 7 0 .269 480 3955 cf 2 . 88 11 0 . 296 550 16098 cf 2 . 88 z Ye. Qaus� 12 0 . 722 520 24920 cf 2 . 88 o qR e-LiaPSt 13 0 . 998 520 34948 cf 2 . 88 \oo1{Cz ?-GLG-4%Sr- t 4/24/97 Bush, Roed & Hitchings, Inc . page 5 SGA CORP SITE IN RENTON JOHN E. ANDERSON, P.E. STAGE STORAGE TABLE CUSTOM STORAGE ID No. 1 Description: DETENTION POND STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STO (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- 12 .00 0 .0000 0 . 0000 13 . 10 3532 0 . 0811 14 . 20 750 12 . 10 321 . 10 0 . 0074 13 . 20 3853 0 . 0885 14 .30 804 12 .20 642 .20 0 . 0147 13 .30 4174 0 . 0958 14 .40 858 12 . 30 963 .30 0 . 0221 13 .40 4495 0 . 1032 14 .50 912 12 .40 1284 0 . 0295 13 . 50 4817 0 . 1106 14 . 60 966 12 .50 1606 0 . 0369 13 . 60 5138 0 . 1179 14 . 70 1020 12 . 60 1927 0 . 0442 13 . 70 5459 0 . 1253 14 . 80 1074 12 . 70 2248 0 .0516 13 . 80 5780 0 . 1327 14 .90 1128 12 .80 2569 0 . 0590 13 . 90 6101 0 .1401 15 .00 1182 12 .90 2890 0 . 0663 14 . 00 6422 0 .1474 15 . 10 1236 13 .00 3211 0 . 0737 14 . 10 6963 0 . 1598 15 .20 1290 P•2EA5 c�� C-orJTOURS �z , 14 �' 1� t 4/24/97 Bush, Roed & Hitchings, Inc . page 6 SGA CORP SITE IN RENTON JOHN E. ANDERSON, P.E. -------------------------=------------------------------------------- --------------------------------------------------------------------- DISCHARGE STRUCTURE LIST MULTIPLE ORIFICE ID No. 1 Description: FROP-T Outlet Elev: 12 .00 Elev: 12 . 00 ft Orifice Diameter: 3 .2500 in. Elev: 13 .25 ft Orifice 2 Diameter: 4 . 7500 in. 4/24/97 Bush, Roed & Hitchings, Inc . page 7 SGA CORP SITE IN RENTON JOHN E. ANDERSON, P.E. LEVEL POOL TABLE SUMMARY MATCH INFLOW ST DI <-PEAK-> STORAGE <--------DESCRIPTION---------> (cfs) (cfs) id id <-STAGE> id VOL (cf) 2 YEAR . . . . . . . . . . . . . . . . . . . . . . . 0 .29 1 . 07 1 1 13 . 07 11 34 10 YEAR . . . . . . . . . . . . . . . . . . . . . . 0 . 72 1 . 66 1 1 13 . 60 12 51 100 YEAR . . . . . . . . . . . . . . . . . . . . . 1 .27 2 . 32 1 1 14 . 14 13 71 MvJS Env o DC-TE�.1T�b►J t L_� ► �L.E v 1 Z � F3 0-�dw. '�T�s r�1Tl 6�.. 3 Wf'TPON P 3 E Lev 'So-vow' TtrE bES'�.►JTi oN �o�o N�•5 Mcrn� Tt+A�ty TNr�T �EQu�¢� s V. WATER QUALITY DESIGN s 4/24/97 Bush, Roed & Hitchings, Inc . page 3 SGA CORP SITE IN RENTON JOHN E. ANDERSON, P.E. --------------------------------------------------------------------- --------------------------------------------------------------------- BASIN SUMMARY BASIN ID: B7 NAME : WATER QUALITY STORM SBUH METHODOLOGY TOTAL AREA. . . . . . . : 2 . 88 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE. . . . : USER1 PERVIOUS AREA PRECIPITATION. . . . : 0 .67 inches AREA. . : 0 . 60 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 82 . 00 TIME OF CONC. . . . . : 12 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 .20 AREA. . : 2 . 28 Acres CN. . . . . 98 .00 PEAK RATE : 0 .27 cfs VOL: 0 . 09 Ac-ft TIME: 480 min \�4 t✓TPCkJtp S 1-.F.C- ELCV PRErk L N VOLUrAE CLFr> 8.00 1089.00 0.00 0.00 0.00 10.00 1548.00 2.00 2623.58 2623.58 12.00 2057.00 2.00 3592.96 6216.54 4— EOM. (=>aPop T�-E. �E Z�u t R-E.t� �ETPo►.�D �✓OI.U►vtE = O ,bc,� AG_ F-� = 3, c� SS GF ToA�, MUS-r 1►�GR.�P�SE g`{ p., �S �1t`Tt'o►.tD �o L u M� M t r`I t NA Vot_ur-AE FR.a\/ t7_,) = (o� Zt � LF > IRcQvIR o h•�[o* SG✓ C �� . �- r�-�-c r s eft�.+ �� y { o ��o r�-,►El U�l�w..- .cam - r.��e..�,p �j rL �y e� l-S tv / Z, T�- ui,-t-ol .fed r�d, J.3p.$ gsg-l (o.ol) x2,D 4t Z l l 33 fill- 2 0 5 7 E+Z V��P6 ftI 6 - S(Z VI. LEVEL I ANALYSIS Storm water will be discharged from the detention pond at the pre-developed peak flow rates to a 60 inch pipe located within Southwest 7th Street. From the connection point the storm water will be tight lined approximately 1,100 feet west to Naches Avenue. Storm water is then tight lined north approximately 650 feet in the Naches Avenue storm pipe. From the Naches storm system the storm water is discharged into an open conveyance ditch that flows west into a regional detention basin. The tight line system and detention basin were sized using the Rational Design Method . Current City design standards for peak rate control are more restrictive than used to size the existing system. Therefore development of this site will not adversely impact the existing storm system. 4 cry F. REPORT City of Renton & Department of Planning/Building/Public Works A- 7� DECISION ENVIRONMENTAL REVIEW& ADMINISTRATIVE LAND USE ACTION DECISION DATE: May 27, 1997 Project Name: SW 7th Street Office/Warehouse Applicant: David Kehle Owner. L-O Renton II, Inc. File Number. LUA-97-057,SA,ECF Project Manager.' Mark R. Pywell, AICP Project Description: The applicant seeks approval to construct a 34,585 s.f. office/warehouse building for speculative uses. Project Location: SW 7th Street, East of Powell Ave. SW Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF 34,585 sf Site Area: 125,628 sf Total Building Area SF: 34,585 sf 17 COf IN / iZ A5 MIN0 T0N Ti[ CNN CALt ,..'. ' IM I` PRO.IFCT aW: IM _ •� r \., Im OFFICE tND � OFFICE- /yam . q F 1 F •nr t ...F..! .�. CO \11 EAR G.. .N E C N N i I� oHs INDUSTRI9 c �•$^. 1 NS i� � PARK N N. HBORH D].1AF 1 �OPT�S4 E A- y1200 2 Project Location Map SITEERC.DOC City of Renton PB/PW Department Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICE/WAREHOUSE LUA-97-057,SA,ECF REPORT AND DECISION OFMay 27,1997 Page 2 of]3 PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant seeks approval to construct a 34,585 square foot building that will house a combination of warehouse and office space. The office space will support the warehouse use. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: (1) Earth Impacts: The applicant will be grading the site in order to construct the proposed building. Approximately 2,500 cubic yards of fill will need to be imported in order to raise the building floor elevation to the required height. This amount of fill will require approximately 125 round-trip truck trips. As this is an industrial area this volume of traffic should not impact the adjacent roads. The applicant will need to provide temporary erosion control measures to ensure that dust and erosion do not become a problem during the construction phase of the project. Plan Review staff note that the applicant will need to install and maintain the temporary erosion control measures to the satisfaction of the Development Services representatives. After the construction phase of the project, the portions of the site that are not used for the building and paved areas will be landscaped in accordance with the Code-requirements for this area. The Green River Valley area is an area that prior to development provided a significant amount of wildlife habitat. In response to the loss of habitat area the City adopted an ordinance that requires a minimum of 2% of a site be reserved for wildlife habitat area. This area is in addition to other landscape requirements. Although the detention pond provides the area that is required, the plans submitted are not detailed enough to demonstrate that the plant materials will provide the habitat that is required. The applicant will need to provide a plan that demonstrates that the habitat area is provided and the landscape materials that will be used to create suitable habitat. Mitigation Measures: The applicant shall install and maintain Temporary Erosion Control Measures to the satisfaction of the representative of the Development Services Division for the duration of the project. The applicant will need to provide a wildlife life habitat plan that demonstrates that the area reserved is equal to or greater than 2% of the site and identifies the plant materials that will be used in this area to the satisfaction of the Development Services Division prior to the issuance of building permits. SITEERC.DOC City of Renton Pl"WDepartment Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICEIWAREHOUSE L UA-97-07,SA,ECF REPORT AND DECISION OFMay 27,1997 Page 3 of 13 Policy Nexus: Mining, Excavation, and Grading Ordinance, Environmental Ordinance (SEPA) (2) Air Impacts: As noted in the Earth Section above, one source of potential air quality impacts during the construction phase of the project will be from fugitive dust. The applicant will need to provide temporary erosion control measures that will include sprinkling the site in order to prevent fugitive dust. The applicant will also need to provide measure to prevent erosion caused by storm water runoff during the construction phase of the project. Adverse air quality impacts during the operation phase of the building would include vehicle exhaust and exhaust from the building heating source. Existing state and federal standards regulate these potential impacts. Properly operating equipment will keep these potential impacts to levels below that allowed by the state and federal requirements. Mitigation Measures: No further mitigation required. Policy Nexus: N/A (3) Water Impacts: Storm water normally collects pollutants from paved surfaces that motorized vehicles travel on. In this case that would include the parking areas and interior roadways. The applicant has designed a storm water quality system that will treat the water on-site prior to releasing into the off-site system. Mitigation Measures: No further mitigation is required. Policy Nexus: N/A (4) Archeological Impacts: There is a known archeological site on the property to the north of the subject property. This site was reviewed as part of that project. The review concluded that only a small portion of that property was an archeological site and that it did not reach the edge of that property. The subject property is separated from the property to the north by a set of railroad tracks. Further review of the reports filed on the known archeological site did not reveal any indication that the site crossed over the railroad tracks and entered the subject property. In accordance with State requirements, if the applicant finds any indications of historic artifacts during the construction phase of the project, the project will need to be stopped until further archeological investigation has concluded. Mitigation Measures: No further mitigation is required. Policy Nexus: N/A SITEERC.DOC City of Renton PIRPWDepartment Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICF/WAREHOUSE L UA-97-057,SA,ECF REPORT AND DECISION OFMay 27,1997 Page 4 of 13 (5) Public Services Impacts: The Fire Prevention Bureau note that the proposed project will have an adverse impact on the City's ability to address fire prevention and emergency response unless the Code-required improvements are installed. The City also applies a Fire Mitigation fee to projects to address the need for improvements in the City's installation and equipment needed to respond to the burden imposed by this project. A Fire Mitigation Fee of $0.52 per square foot of new construction ($0.52 X 34,585 sf= $17,984.20). Mitigation Measures: The applicant shall submit a Fire Mitigation Fee of $0.52 per square foot of new construction (estimated at$17,984.20) prior to the issuance of building permits. Policy Nexus: Fire Mitigation Fee Resolution, Environmental Ordinance (SEPA) (5) Transportation Impacts: The proposed development of this vacant property will impact the City's existing street system and transportation related improvements. In order to mitigate this impact the City has established a Transportation Mitigation Fee of $75.00 per new trip generated. The ITE Manual estimates that a project of this size will generate approximately 168.77 trips per day. The mitigation fee is estimated to be $12,657.75. A construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. Construction hours shall be limited to between 7:00 a.m. and 7:00 p.m., Monday through Friday, Saturdays as arranged but no hours in excess of the weekday hours, and no Sunday construction. Mitigation Measures: The applicant shall submit a Transportation Mitigation Fee of $75.00 per new trip generated (estimated at $12,657.75) prior to the issuance of building permits. A construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. Policy Nexus: Transportation Mitigation Fee Resolution, Environmental Review Ordinance (SEPA) SITEERC.DOC City of Renton P/B/PWDepartment Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICF/WAREHOUSE LUA-97-057,SA,ECF REPORT AND DECISION OFMay 27,1997 Page 5 of 13 B. Recommendation Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON- SIGNIFICANCE- MITIGATED. Issue DNS with 14 day Appeal Period. X Issue DNS-M with 15 day Comment and Appeal Period. Issue DNS with 15 day Comment and Issue DNS-M with 15 day Comment Appeal Period. Period followed by a 14 day Appeal Period. C. Mitigation Measures 1. The applicant shall install and maintain Temporary Erosion Control Measures to the satisfaction of the representative of the Development Services Division for the duration of the project. 2. The applicant will need to provide a wildlife life habitat plan that demonstrates that the area reserved is equal to or greater than 2% of the site and identifies the plant materials that will be used in this area to the satisfaction of the Development Services Division prior to the issuance of building permits. 3. The applicant shall submit a Fire Mitigation Fee of $0.52 per square foot of new construction (estimated at $17,984.20) prior to the issuance of building permits. 4. The applicant shall submit a Transportation Mitigation Fee of $75.00 per new trip generated (estimated at $12,657.75) prior to the issuance of building permits. 5. A construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. SITEERCLOC City of Renton PB/PWDepartment Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICEIWAREHO USE LUA-97-057,SA,ECF REPORT AND DECISION OFMay 27,1997 Page 6 of 13 Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. 1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. Plan Review WATER 1. The System Development Charge shall be at the current rate of$0.113 per square foot of the gross site area. The fee has been partially paid previously leaving a balance of $4929.96 payable with the issue of the construction permit. 2. A looped 10-inch water main is required around the building to meet fire flow requirements. The stub crossing may be utilized towards this condition with all additional pipe and crossing at 10-inch diameters. SANITARY SEWER 1. The System Development Charge shall be at the current rate of $0.078 per square foot of the gross site area. The fee was partially paid previously leaving a balance of$9,789.98 payable with the issue of the construction permit. SURFACE WATER 1. The System Development Charge shall be at the current rate of$0.129 per square foot of the gross site area for a fee of$16,206.01 payable with the issue of the construction permit. TRANSPORTATION 1. A Traffic Mitigation Fee of$75.00 per additional Average Daily Trip shall be assessed. In accordance with the ITE manual, this use generates 168.77 trips per day for a fee of$12,657.75, payable with the issue of the building permit. PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. It is recommended to call 235-2631 to verify the fees as generated by the permit system prior to issuing a check. Fire Prevention Bureau 1. The preliminary fire flow required is 2,750 gpm. Three fire hydrants are required. One fire hydrant is required within 150-feet of the proposed structure and two fire hydrants are required within 300-feet of the structure. A looped water main is required to be installed around the building. 2. An approved sprinkler system is required to be installed throughout the structure. 3. An approved fire alarm system is required to be installed through-out the structure. SITEERC.DOC City of Renton PB/P W Department Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICF/WAREHOUSE LUA-97-057 SA,ECF REPORT AND DECISION OFMay 27,1997 Page 7 of 13 Additional Notes Community Services Department 1. All landscaped areas outside of the property lines are to be maintained by the property owner/applicant. 2. Recommend against using the species "platanus" along the road. The root system of this plant can heave paved areas and the wood is brittle causing tree branches to break and fall. Police Department 1. It is estimated that the proposed building will generate 17.88 calls for service annually. 2. This area of Renton has been reporting an increase in the number of commercial burglaries, auto thefts and recoveries, and car prowling incidents. The applicant will need to install heavy duty locks, solid core doors with peep-holes, and exterior lighting. An intrusion alarm system is recommended. PART THREE: ADMINISTRATIVE LAND USE ACTION - REPORT & DECISION This decision on the administrative land use action is made concurrently with the environmental determination. A. Type of Land Use Action XX Site Plan Review Shoreline Substantial Development Permit Conditional Use Binding Site Plan Special Permit for Grade & Fill Administrative Code Determination B. Exhibits The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing: application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit No. 2: Drawing No. P-1, Site Plan (Received April 25, 1997). Exhibit No. 3: Drawing No. PS-2, Building Floor Plan (Received April 25, 1997). Exhibit No. 4: Drawing No. PS-3, Building Elevation (Received April 25, 1997). Exhibit No. 5: Drawing No. L-1, Landscape Plan (Received April 25, 1997). Exhibit No. 6: Drawing No. 1 of 1, Grading & Utility Plan SITEERC.DOC City of Renton P/BTWDepartment Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICF.IWAREHOUSE L UA-97-057 SA ECF REPORT AND DECISION OFMay 27,1997 Page 8 of 13 C. Consistency with Site Plan Criteria In reviewing the proposal with respect to the site Plan Approval Criteria set forth in Section 4-31- 33(D) of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers and Divisional Reviewers: 1. GENERAL CRITERIA: a. Conformance with the comprehensive plan, its elements and policies; The proposed project is consistent with the Comprehensive Plan, its elements and policies. The subject property is designated as Valley Planning Area. This designation allows for a variety of office and industrial land uses. The proposed project will allow for a warehouse/manufacturing operation with the supporting office space. b. Conformance with existing land use regulations; The subject property is zoned IM (Medium Industrial). This zoning designation supports the Comprehensive Plan designation discussed above and allows for a variety of manufacturing and warehouse uses. The proposed office space would be allowed as accessory to the warehouse/manufacturing operation. C. Mitigation of impacts to surrounding properties and uses; The applicant has proposed to provide a landscape buffer around the perimeter of the project site and adjacent to the building. This will soften the appearance of the industrial building. In addition the elevations of the building demonstrates several techniques to soften the linear appearance of the building. These include the treatment and location of the windows, the painted reveals, and the painting scheme for the building. d. Mitigation of impacts of the proposed site plan to the site; The project site is fairly level and without any sensitive areas, such as wetlands, that need to be addressed through the site plan. The location of the proposed building takes into account the size and shape of the lot and the location of the adjacent streets and railroad tracks. The applicant is proposing to provide a storm water system that addresses the need to improve the quality of the storm water collected within the parking lot. The applicant needs to provide an area for wildlife habitat that is equal to 2% of the site area. On this site that would equal 2,512 square feet of area. The site plan notes that this is a requirement but does not demonstrate the location of the area nor does it call out the plant materials that will be used in the area. City staff has recommended a mitigation measure to address this issue. e. Conservation of area-wide property values; The development of this property will help to conserve the area-wide property values. The development of the vacant parcel will raise the value of the property to a level equal to similarly developed properties in the area. sITEERCLOC City of Renton PB/PWDepartment Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICE/WAREHOUSE LUA-97-057,SA,ECF REPORT AND DECISION OFMay 17,1997 Page 9 of 13 f. Safety and efficiency of vehicle and pedestrian circulation; The applicant has developed a safe and efficient vehicle circulation system on the subject property that connects into the adjacent roadway in two locations. These driveway were designed to comply with City standards. The one area of concern for City staff is the movement of pedestrians from the building to the sidewalk along the adjacent street. It is assumed that future employees could use the bus or other commuter options that would require them to walk onto the subject property. Pedestrian will need to walk through the parking area and interior roadways to access the City's sidewalk via a driveway. City staff would recommend that the applicant provide either a painted crosswalk or a different paving material in the area where pedestrians will need to walk through the parking area. This could connect with a walkway that would extend through the landscape area along the front property line and connect with the sidewalk along the street. g. Provision of adequate light and air; The building is well set back from the property lines and existing buildings on adjacent lots. This should allow adequate room for natural sunlight to reach the windows of the building and allow for the circulation of air around the building. h. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposed project is being constructed as a speculative building. Once a tenant has been selected improvements will need to be established based upon that use. Any tenant moving into the building will need to comply with existing City standards and codes in regards to noise, odors and the use of hazardous materials. i. Availability of public services and facilities to accommodate the proposed use; and City services and facilities already exist to serve this building. The applicant will need to provide the connections to these public services. I Prevention of neighborhood deterioration and blight. The applicant is proposing to develop a vacant lot. The construction of the building and the maintenance of the grounds will help to prevent neighborhood deterioration and blight. XX Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report D. Findings, Conclusions & Decision Having reviewed the written record in the matter, the City now enters the following: 1) Request., The Applicant has requested Environmental Review and Administrative Site Plan Approval for warehouse/manufacturing building with supporting office space. 2) Environmental Review. The applicant's file containing the application, State Environmental Policy Act (SEPA) documentation, the comments from various City departments, the public notices requesting citizen comment, and other pertinent documents was entered as Exhibit No. 1. SITEERC.DOC City of Renton PB/PW Department Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICEIWAREHOUSE LUA-97-057,SA,ECF REPORT AND DECISION OFMay 27,1997 Page 10 of 13 3) Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan review. The applicant's site plan and other project drawings are entered as Exhibits No. 2 thru 6. 4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Valley Planning Area. 5) Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the Medium Industrial (IM) Zoning designation. E. Conclusions 1) The subject proposal complies with the policies and codes of the City of Renton. 2) The proposal complies with the Comprehensive Plan designation of Valley Planning Area; and the Zoning designation of Medium Industrial (IM). F. Decision The Site Plan for SW 7th Office/Warehouse, File No. LUA-97-057, is approved subject to the following conditions. CONDITIONS: 1. The applicant shall submit a revised site plan that demonstrates a pedestrian walkway linking the proposed building with the existing sidewalk. The pedestrian walkway may either be painted on the pavement or provided as a different paving material. The revised site plan shall be submitted with the application for building permits. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SITEERCLOC City of Renton PWWDepartment Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICFIWAREHOUSE LUA-97-057,SA,ECF REPORT AND DECISION OFMay 17,1997 Page 11 of 13 SIGNATURES: James C. Hanson, Zoning Administrator date Michael D.Kattermann,Zoning Administrator date SITEERC.DOC City of Renton Pl"W Department Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 7TH OFFICEIWAREHO USE _ L UA-97-057,SA,ECF REPORT AND DECISION OFMay 27,1997 Page 12 of 13 TRANSMITTED this 2nd day of June, 1997 to the applicant and owner.' David Kahle David Kahle, Architect 12720 Gateway Drive, Suite 116 Seattle, WA 98168 L-O Renton ll, Inc. One University Square 600 University Street, Suite 2820 Seattle, WA 98168 TRANSMITTED this 2nd day of June, 1997 to the parties of record: TRANSMITTED this 2nd day of June, 1997 to the following: Larry Meckling,Building Official Bob Arthur,Land Use Inspector Art Larson,Fire Marshal Neil Watts,Public Works Division Lawrence J.Warren,City Attorney South County Journal ADMINISTRATIVE LAND USE AND ENVIRONMENTAL (COMBINED COMMENT AND APPEAL PERIOD • Environmental Determination Comment Process Comments regarding the environmental determination must be filed in writing on or before 5:00 PM June 17, 1997 (15 days from the date of publication). Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor City of Renton Development Services Division 200 Mill Avenue South Renton, WA 98055 SITEERC.DOC City of Renton PB/PWDepartment Administrative Site Plan Approval&Environmental Review Committee Staff Report SW 77W OFFICE/WAREHOUSE LUA-97-057,SA,ECF REPORT AND DECISION OFMay 27,1997 Page 13 of 13 • Environmental Determination and Land Use Decision Appeal Process Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM June 17, 1997 (15 days from the date of publication). If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner City of Renton 200 Mill Avenue South Renton, WA 98055 Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. SITEERC.DOC