HomeMy WebLinkAbout200065.1 No V
TECHNICAL INFORMATION REPORT
FOR
Walker's Renton Subaru
City of Renton, King County, Washington
August 2000
Prepared For:
Hansen, Hansen &Johnson
1230 Fryar Avenue
PO Box 1008
Sumner, WA 98390
Prepared By:
Glenn C. Hume, E.I.T.,
Design Engineer
Reviewed By:
James R. Carlsen, P.E.,
Associate
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01 0006
Gil I
SEP 18 2000
BUILDING DIVf6i0N
A HBL
m
•
TECHNICAL INFORMATION REPORT
FOR
Walker's Renton Subaru
City of Renton, King County, Washington
August 2000
Prepared For:
Hansen, Hansen &Johnson
1230 Fryar Avenue
PO Box 1008
Sumner, WA 98390
(206) 863-8126
Contact: Andrew Orsen
Prepared By:
- AHBL, Inc.
2215 North 30`h Street, Suite 300
Tacoma, WA 98403
(253) 383-2422
010
�• ,____ A�i��� Glenn C. Hume, E.I.T.,
Design Engineer
EXPiR'r_'2 �i
Reviewed By:
James R. Carlsen, P.E.,
I hereby state that this Technical Information Associate
Report for Walker's Renton Subaru has
been prepared by me or under my
supervision and meets the standard of care 200065.10
and expertise that is usual and customary in
this community for professional engineers.
understand that the City of Renton does not
and will not assume liability for the
sufficiency, suitability, or performance of
drainage facilities prepared by me.
TABLE OF CONTENTS
SECTION PAGE
1. Project Overview..................................................................................................... 1
1.1 Purpose and Scope............................................................................................. 1
1.2 Pre-Development Conditions............................................................................2
1.3 Development Conditions..................................................
2. Preliminary Conditions Summary...........................................................................2
3. Off-Site Analysis......................................................................................................3
3.1 Upstream Tributary Area..................................................................................3
3.2 Downstream Analysis .......................................................................................3
4. Retention/Detention Analysis & Design................................................................. 3
5. Conveyance Systems Analysis .................................................................................3
6. Special Reports and Studies......................................................................................3
7. Erosion/Sedimentation Control Design..................................................................3
8. Conclusion............................................................................................................... 5
Appendix A Exhibits
A-1 Vicinity Map
A-2 Drainage Basin
A-3 SCS Soils Map
A-4 SCS Soils Description
Appendix B Exhibits
B-1 Computational Methods per KCSWDM
B-2 100-year 24-hour Isopluvial
B-3 Hydrologic Soil Group of Soils in King County
B-4 Runoff Curve Numbers
B-5 Basin Summary (Existing Conditions)
B-6 Basin Summary (Developed Conditions)
1. PROJECT OVERVIEW
1.1 Purpose and Scope
This report accompanies civil engineering grading, erosion control, utilities, and
paving plans for the proposed Walker's Renton Subaru development. The proposed
development is for the demolition of existing and construction of a new building on
the existing site. The proposed building is 1,989 square feet including office, storage
and carport. The civil design minimizes the impact on the existing site. This includes
limited grading and utilizing the existing storm system with supplementation of one
additional catch basin.
The proposed development includes Lot 1 of the City of Renton Lot Line Adjustment
No. LUA-99-089-LLA prepared for Safeway, Inc. located in the northwest quarter of
the southeast quarter of Section 28, Township 23 N., Range 5 E., Willamette Meridian,
Renton, King County, Washington. The site address is 250 Rainier Avenue South (See
Appendix A, Exhibit A-1). The full legal description is as follows:
That portion of the H.H. Tobin donation land claim No. 37 and that portion
of Government Lots 9 and 10, and that portion of vacated Lake Avenue South
per City of Renton Ordinance 4714 recorded under King County Recording
No. 9804220125, and that portion of Tracts 13 and 14, second supplemental
maps of Renton Shorelands, adjacent to said Government Lots 9 and 10, all
situated in Section 18, Township 23 North, Range 5 East, W.M., described as
follows:
Commencing at the intersection of the west margin of Shattuck Ave South
(formerly Shattuck Street) and the north margin of South 3rd Street (formerly
3`d Ave.); Thence North 88°40'50" West along said north margin, a distance of
686.22 feet, to the true point of beginning; Thence North 00°07'37" East, a
distance of 189.91 feet; Thence North 88°19'25" West 222.31 feet to a point on
the east margin of Rainier Avenue South as shown on Renton Shorelands,
second supplemental maps, said point being on a curve the center of which
bears North 89002'51" East, having a radius of 779.02 feet; Thence along said
east margin and curve southerly and easterly an arc distance of 139.56 feet
through a central angle of 10015'53" to the beginning of a non-tangent curve
concave northeasterly having a radial bearing of North 55012'41" East and a
radius of 129.15 feet; Thence along said east margin and curve southerly and
easterly and arc distance of 121.48 feet through a central angle of 53°53'31" to a
point on the north margin of said South 3 d Street; Thence South 88°40'50" East
103.96 feet along said north margin to the true point of beginning.
This report and the engineering plans are being submitted to the City of Renton for
site development approval. This report provides the analysis utilized to design the
stormwater and erosion control facilities for the proposed car dealership.
-11 1
The 1990 King County Surface Water Design Manual(KCSWDA and the City of Renton
Standard Specifications ("City Standards") establish the methodology and design criteria
used for the project.
1.2 Pre-Development Conditions
The proposal is to demolish the existing building located on the 0.899-acre lot as
described above. A new building will be constructed near the northeast corner of the
site. The existing storm system is utilized to collect and convey stormwater runoff in
the developed condition.
Currently, the site is predominately asphalt concrete paving with several cement
concrete pads. Used vehicles are displayed on the lot. The existing building is
approximately 3,300 square feet and is located near the center of the site. There is
approximately 3,000 square feet of landscaping on-site and 32,500 square feet of
impervious pavement.
The Soil Conservation Service classifies the on-site soils as predominantly Beausite
gravelly sandy loam- BeC. Appendix A, Exhibit A-3 provides the SCS soil map. The
soil description (Appendix A, Exhibit A-4) state that the Beausite soil's runoff is
medium and the hazard of erosion is moderate.
Existing stormwater runoff is collected in a series of catch basins and discharges to a 24-
inch storm main running through the middle of the site. The existing storm system is
utilized in the developed conditions and discharges to the same 24-inch storm drain.
1.3 Development Conditions
The developed conditions consist of one building totaling approximately 1,989 square
feet, 33,692 square feet impervious pavement including cement concrete sidewalks and
asphalt pavement, and 3,493 square feet of landscaping.
The site will be developed to convey all paved surface runoff through the existing
system of catch basins and pipes. Discharge will be to the existing 24-inch storm drain.
No treatment is provided prior to discharge.
Runoff generated from the building roof will be collected in a series of downspouts and
conveyed by closed pipe to the storm system.
Based on the meeting minutes prepared by Hansen, Hansen &Johnson, dated January
27, 2000, no treatment is required for stormwater runoff. Additionally, detention is
not required if the on-site flows are not increased by more than 112 cfs. (See
Attachment 1 for meeting minutes.)
AHBL2
2. PRELIMINARY CONDITIONS SUMMARY
A landscape variance approval was required and granted for this site. (See Attachment
2 for landscape variance approval.)
3. OFF-SITE ANALYSIS
3.1 Upstream Tributary Area
Based on a site evaluation conducted by the project engineer, there is no offsite
drainage flowing onto the site.
3.2 Downstream Analysis
The downstream drainage from the proposed site consists of a 24-inch city storm
sewer. Based on the above-mentioned meeting notes, detention is not required if the
peak flow is not increased by more than 1h cfs.
4. RETENTION/DETENTION ANALYSIS & DESIGN
Hydrologic calculations were conducted to confirm that the peak flow for the 100-
year, 24-hour storm event does not increase more than 1/2 cfs from the existing
conditions. Waterworks® was used as a tool to calculate the fully developed
stormwater runoff volumes for the 100-year, 24-hour storm event. Waterworks®
utilizes the Santa Barbara Unit Hydrograph (SBUH) method with a Type 1A rainfall
distribution. This method is accepted by the 1990 KCSWDM for a basin of this size
(See Appendix B, Exhibit B-1).
The calculations demonstrate that the developed flow rate matches the existing flow
rate of 0.73 cfs for the 100-year, 24-hour storm event (see Appendix B, Exhibits B-5 and
B-6). Based on these calculations, stormwater detention is not required.
5. CONVEYANCE SYSTEMS ANALYSIS
Conveyance calculations were not conducted due to the use of the existing storm drain
system.
6. SPECIAL REPORTS AND STUDIES
To our knowledge, no special reports or studies have been performed or are required
for the project.
-11 3
7. EROSION/SEDIMENTATION CONTROL DESIGN
The proposed development includes an erosion/sedimentation control plan designed to
prevent sediment-laden runoff from exiting the site during construction.
Erosion/sedimentation control will be achieved by a combination of structural
measures, cover measures, and construction practices that are tailored to fit the specific
site.
The temporary erosion and sedimentation control (TESC) plans include the following
structural measures:
1. Siltation fence along the northeastern and southwestern perimeters of
the site.
2. Sediment barriers for existing catch basins
Prior to the start of any grading activity upon the site, all erosion control measures,
including silt fence and catch basin sediment protection shall be installed in accordance
with the TESC plans.
The planned construction sequence is a follows:
1. Arrange and attend a preconstruction meeting with the City and obtain
required permits
2. Construct filter fabric fence and catch basin sediment protection.
3. Erosion control measures shall be inspected a minimum of once weekly
and after every storm event.
4. Complete demolition to provide new building.
5. Rough grade site.
6. Construct permanent drainage facilities, other utilities, and building.
7. Complete all utility installation and testing.
8. Demolish existing building and related utilities once new building is
functional.
9. Fine grade site and install subgrade rock.
10. Pave site.
11. Remove sediment from catch basin sumps.
AHBL4
12. Remove remaining temporary erosion and sedimentation control from
areas of the site that have been stabilized with permanent vegetation and
after removal is approved by the city.
Cover measures are critical to prevent the transport of sediment off-site. Soil
stabilization will conform to the City of Renton Standard Erosion Control Notes.
If sediment is transported to adjacent asphalt surfaces by way of stormwater runoff or
vehicle transport, the contractor shall clean the sediment daily. Cleaning shall be by
shoveling or sweeping, washing will not be permitted.
8. CONCLUSION
This report accompanies civil engineering grading, erosion control, utilities, and
paving plans for the proposed Walker's Renton Subaru development. The proposed
development is for an automobile dealership consisting of a 1,989-square foot building,
including office, storage and carport areas.
Stormwater and erosion/sedimentation control measures as described in this report
and shown on the engineering plans should mitigate anticipated effects on the
downstream drainage from the development of this project.
This analysis is based on data and records either supplied to or obtained by AHBL.
These documents are referenced within the text of the analysis. The analysis has been
prepared using procedures and practices within the standard accepted practices of the
industry.
AHBL, Inc.
Glenn C. Hume, E.I.T.,
Design Engineer
GCH/jlg
August 2000
20006510.rep
AHBL 5
APPENDIX A
Exhibits
A-1 Vicinity Map
A-2 Drainage Basin
A-3 SCS Soils Map
A-4 SCS Soils Description
AHBL
APPENDIX B
Exhibits
B-1 Computational Methods per KCSWDM
B-2 100-year, 24-hour Isopluvial
B-3 Hydrologic Soil Group of Soils in King
County
B-4 Runoff Curve Numbers
B-5 Basin Summary (Existing Conditions)
B-6 Basin Summary (Developed Conditions)
AHBL
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A B L VICINITY MAP A-1
VI�&ST
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CIVIL
,�R■UCTURAL i
ENGINEERS.PLANNERS Walker's Renton Subaru
2216 North 30th Suite 300•TACOMA,WA 98403
(253)383-2422•FAX:(253)383-2572 200065.10
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o;sQ ,. 5n 3i°B \� i� / S�`�° Area Summary for
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R - .0 EL POST
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FF.�•4 \/ / '' 3123 Existing Conditions
ti 40 4 GP Total Site Area = 39174 sf=0.899 ac Q
40.88
I Vx f"Jl On-site Landscaping =2983 sf=0.068 ac
,+ Total Impervious Cover= 39174 sf - 3493 sf= 36191 sf= 0.831 ac
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SCS SOILS MAP A-3
1
CIVIL&STRUCTURAL
ENGINEERS.PLANNERS Walker's Renton Subaru
2215 North 30th Suite 300•TACOMA,WA 88A03
(253)383-2422-FAX:(253)383-2572 1 200065.10
' Beausite gravelly sandy loam, 6 to 15 percent
slopes (BeC) .--Areas of this soil are 20 acres or
more in size. Slopes are long and convex.
' Representative profile of Beausite gravelly
sandy loam, 6 to 15 percent slopes, in woodland,
570 feet south and 800 feet east of the northwest
corner of sec. 29, T. 24 N., R. 6 E.:
01--2 inches to 1/2 inch, undecomposed leaf litter.
02--1/2 inch to 0, black (10YR 2/1) decomposed
leaf litter.
Al--0 tc 6 inches, dark-brown (10YR 3/3) gravelly
sandy loam, brown (10YR 5/3) dry; weak, fine,
granular structure; soft, very friable,
' nonsticky, nonplastic; many roots; slightly
acid; clear, wavy boundary. 5 to 7 inches
thick.
821--6 to 19 inches, dark yellowish-brown (10YR 4/4)
gravelly sandy loam, light yellowish brown
(10YR 5/4) dry; massive; soft, very friable,
nonsticky, nonplastic; many roots; slightly
acid; clear, irregular boundary. 10 to 15
' inches thick.
B22--19 to 38 inches, olive-brown (2.5Y 4/4) very
gravelly sandy loam, light yellowish brown
(2.5Y 6/4) dry; massive; soft, very friable,
nonsticky, nonplastic; common roots; medium
acid; abrupt, irregular boundary.
IIR--38 inches, fractured sandstone; medium acid.
' The A horizon ranges from very dark grayish
brown to very dark brown and dark brown. The B
horizon ranges from dark grayish brown to dark
yellowish brown and olive brown. It is gravelly
' and very gravelly sandy loam and gravelly loam.
Depth to sandstone ranges from 20 to 40 inches.
Some areas are up to 20 percent included Alder-
wood soils, which have a consolidated substratum,
' and Ovall soils, which are underlain by andesite;
some are up to 5 percent the wet Norma and Seattle
soils; some are up to 5 percent Beausite soils that
have a gravelly loam surface layer and subsoil; and
' some are up to 10 percent soils that are similar to
Beausite soils, but are more than 40 inches deep
over sandstone.
Roots penetrate easily to bedrock and enter a
' few cracks in the bedrock. Permeability is
moderately rapid. Available water capacity is low.
Runoff is medium, and the hazard of erosion is
moderate.
' This soil is used for timber and pasture and for
urban development. Capability unit IVe-2; woodland
group 3d2.
1
BL SCS SOILS DESCRIPTION
A1 1 A-4
' CIVIL&STRUCTURAL
ENGINEERS,PLANNERS Walker's Renton Subaru
' 2215 No,lh 30th Suite 300•TACONIA.WA 98403
(253)383.2422•FAX:(253)383-2572 200065.10
APPENDIX B
' Exhibits
' B-1 Computational Methods per KCSWDM
B-2 100-year, 24-hour Isopluvial
B-3 Hydrologic Soil Group of Soils in King County
' B-4 Runoff Curve Numbers
B-5 Basin Summary (Existing Conditions)
' B-6 Basin Summary (Developed Conditions)
1
1
KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL
The design storm event is specified by return frequency and duration. Section 3.5.1 explains total
rainfall depth and rainfall distribution associated with a design storm.
3.2 COMPUTATION METHODS --•
All conveyance systems, existing and proposed, will be analyzed and designed using the analysis
methods described in Section 3.5 and 4.3.3.
All runoff control facilities, existing and proposed, will be analyzed using hydrograph analysis
methods described in Section 3.5.
EXCEPTION: For large projects, such as Master Planned Developments (MPD) and projects that
contain drainage basins of over 200 acres, the SWM Division encourages, and may require
(both prior to and after development), the collection of actual rainfall and runoff data to be
used in developing a calibrated SCS model or a continuous model and for monitoring. These
projects fall under the classification of Master Drainage Plans (MDP) and will be reviewed by
the SWM Division. The SCS TR-20 and Army Corps of Engineers HEC-1 computer models are
also acceptable, along with models using the Santa Barbara Urban Hydrograph technique, in
performing this calibrated modeling. Contact the SWM Division for information on the model's
data, formulation, calibration, and monitoring requirements. (See Core Requirement #3: Runoff
Control, in Chapter 1, and Appendix B, for additional information on the requirements for
Master Drainage Plans).
Figure 3.2A defines the acceptable computation methods and their limits of application according
to basin sizes.
FIGURE 12A COMPUTATION METHODS BY BASIN SIZE
<.:.:....<.:;�> «>' : «> .:.::::::•;.<.:.:�::.;::: SANTA BARBARA URBAN
W 'r:`:+5'::r:•i::;:t••.`;•$:'•.'.::?`•�<:;4ris::;r;22i%`ss:::;:•:Ri:�': a HYDROGRAPH METHOD
Z N `+oiciA::•>:::isii?'sS:::%::.cY::;:•;::>.;"::: ii:;:::::r:::i:s::;::;.;::•:>:r>:i;:
�.;'. :;::�r:.;.`.•?k:.ksai.<.::.:::`:::•::::,::;;..t;:'<.o5:r::`::Fii:•ii:�::Y:fir,.::::::
a RATIONAL METHOD
:rYc:i•;:,:.::rr:iarc$•,.•::;:::•? xfife:::::::+......d:e^>i<2?r.:;r"oa::ti:v:`.%:%�::i£::
...:•:a•,i:;.:,�.r...::...:.....•;::•:•:::::::`::a�ic•::�x:: or.::yr..i::: i`::+ii:::'i':ri::'.,v'.::
W f:
N
�?tf• fi:if>
cri�::' rf::,f.....,.:c::'i:::::o: �;::stf'.Yi�::i`�:t<'::.':::i•.,a.;.:: .;:'io::::r•:::
.....:.....
<.,.::,.+..r..: SCS TR 20 HYDROGRAPH METHOD
.............::..............::::.
:...::::.:.::::::::,::;...........
U
OTHER METHODS
(as approved by SWM)
SANTA BARBARA URBAN HYDROGRAPH METHOD
0 z WITH THE LEVEL POOL ROUTING METHOD
iy
c� C 20
u <..i... HYDROGRAPH AND ROUTING METHOD
O .1-.1....1 1---1
Z U
=)U- OTHER HYDROGRAPH AND ROUTING METHODS
(as approved by SWM)
BASIN SIZE - ACRES
3.2-1 11/92
ix
ap
km
17
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k LAM
ail■� � , � �� `l,�1► ._.� ► 1..,��,/ �'��
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MR
4113
11,111iii, IN
.. '
KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL
(2) CN values can be area weighted when they apply to pervious areas of similar CN's (within 20
CN points). However, high CN areas should not be combined with low CN areas (unless the
low CN areas are less than 15% of the subbasin). In this case, separate hydrographs should be
generated and summed to form one hydrograph.
FIGURE 3.5.2A HYDROLOGIC SOIL GROUP OF THE SOILS INKING COUNTY
HYDROLOGIC HYDROLOGIC
SOIL GROUP GROUP* SOIL GROUP GROUP*
Alderwood C Orcas Peat D
Arents, Alderwood MaterW C Orid;.i D
Arents, Everett Material B Ovall C
0 Beausite C Pilchuck C
Bellingham 5 Puget D
Briscot D Puyallup B
Buckley D Ragnar B
Coastal Beaches Variable Renton D
Earlmont Silt Loam D Riverwash Variable
Edgewick C Salal C
Everett A/B `Sammamish D
Indianola A Seattle D
Kitsap C Shacar D
Klaus C Si Silt C
Mixed Alluvial Land Variable Snohomish D
Neilton A Sultan C
Newberg B Tukwila
Nooksack C Urban _ Variable
Normal Sandy Loam D Woodinville D
HYDROLOGIC SOIL GROUP CLASSIFICATIONS
A. (Low runoff potential). Soils having high infiltration rates, even when thoroughly wetted, and consisting
chiefly of deep, well-to-excessively drained sands or gravels. These soils have a high rate of water
transmission.
B. (Moderately low runoff potential). Soils having moderate infiltration rates when thoroughly wetted, and
consisting chiefly of moderately fine to moderately coarse textures. These soils have a moderate rate of
water transmission.
C. (Moderately high runoff potential). Soils having slow Infiltration rates when thoroughly wetted, and
consisting chiefly of soils with a layer that impedes downward movement of water, or soils with moderately
fine to fine textures. These soils have a slow rate of water transmission.
D. (High runoff potential). Soils having very slow infiltration rates when thoroughly wetted and consisting
chiefly of clay soils with a high swelling potential, soils with a permanent high water table, soils with a
hardpan or clay layer at or near the surface, and shallow soils over nearly impervious material. These soils
have a very slow rate of water transmission.
• From SCS,TR-55, Second Edition, June 19M, Exhibit A-1. Revisions made from SCS, Soil Interpretation
Record, Form #5, September 1988.
E` 3
3.5.2-2 11/92
KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL
TABLE 3.5.2B 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 duration.
CURVE NUMBERS BY
HYDROLOGIC SOIL GROUP
LAND USE DESCRIPTION A B C D
Cultivated land(1): winter condition 86 91 94 95
Mountain open areas: low growing brush and gmislands 74 82 89 92
Meadow or pasture: 65 78 85 89
Wood or forest land: undisturbed or older second growth 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% .•�ids
to 75% of the area 77 85 192
Gravel roads and parking lots 76 85 89 91
Dirt roads and parking lots 72 82 87 89
ev DVS
Impervious surfaces, pavement, roofs, etc. 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 (lawn) are considered to be in good condition for these curve numbers.
j 3.5.2-3 11/92
8/22/00 4 : 5 : 16 pm AHBL
Walker' s Renton Subaru
200065 . 10
DETAIL BASIN SUMMARY
BASIN ID: EC100 NAME: Existing Conditions 100yr 24hr
SBUH METHODOLOGY
TOTAL AREA. . . . . . . : 0 . 90 Acres BASEFLOWS : 0 . 00 cfs
RAINFALL TYPE. . . . : TYPEIA PERV IMP
PRECIPITATION. . . . : 3 . 90 inches AREA. . : 0 . 07 Acres 0 . 83 Acres
TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 90 . 00 98 . 00
TC. . . . . 4 . 26 min 4 . 26 min
ABSTRACTION COEFF: 0 . 20
TcReach - Sheet L: 182 . 00 ns : 0 . 0110 p2yr: 2 . 00 s : 0 . 0198
TcReach - Channel L: 317 . 00 kc :42 . 00 s : 0 . 0050
impTcReach - Sheet L: 182 . 00 ns : 0 . 0110 p2yr: 2 . 00 s : 0 . 0198
im TcReach - Channel L: 317 . 00 kc :42 . 00 s : 0 . 0050
/ EAK RATE : 0 . 73 cfs VOL: 0 . 27 Ac-ft TIME : 470 min
Yz c;j�s
TIME D SIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN
RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF
(min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs)
10 310 0.1618 610 0.1820 910 0.1217 1210 0.0885 1510
20 320 0.1943 620 0.1738 920 0.1230 1220 0.0873 1520
30 330 0.1933 630 0.1745 930 0.1229 1230 0.0874 1530
40 0.0015 340 0.1948 640 0.1734 940 0.1218 1240 0.0885 1540
50 0.0069 350 0.1959 650 0.1746 950 0.1230 1250 0.0873 1550
60 0.0135 360 0.1969 660 0.1746 960 0.1229 1260 0.0874 1560
70 0.0253 370 0.1893 670 0.1555 970 0.0935 1270 0.0885 1570
80 0.0386 380 0.1822 680 0.1378 980 0.0686 1280 0.0873 1580
90 0.0464 390 0.1824 690 0.1393 990 0.0706 1290 0.0874 1590
100 0.0529 400 0.1830 700 0.1403 1000 0.0693 1300 0.0885 1600
110 0.0582 410 0.1846 710 0.1391 1010 0.0705 1310 0.0873 1610
120 0.0627 420 0.1840 720 0.1393 1020 0.0704 1320 0.0874 1620
130 0.0724 430 0.3025 730 0.1404 1030 0.0886 1330 0.0783 1630
140 0.0825 440 0.4134 740 0.1392 1040 0.1064 1340 0.0700 1640
150 0.0858 450 0.4064 750 0.1393 1050 0.1050 1350 0.0706 1650
160 0.0885 460 0.5746 760 0.1405 1060 0.1052 1360 0.0694 1660
170 0.0922 470 0.7299 770 0.1393 1070 0.1052 1370 0.0707 1670
180 0.0947 480 0.7209 780 0.1394 1080 0.1052 1380 0.0706 1680
190 0.0960 490 0.5005 790 0.1213 1090 0.0961 1390 0.0695 1690
200 0.0989 500 0.2956 800 0.1035 1100 0.0866 1400 0.0707 1700
210 0.1006 510 0.3123 810 0.1050 1110 0.0874 1410 0.0706 1710
220 0.1012 520 0.2923 820 0.1049 1120 0.1225 1420 0.0695 1720
230 0.1036 530 0.2762 830 0.1049 1130 0.0845 1430 0.0707 1730
240 0.1047 540 0.2778 840 0.1049 1140 0.0535 1440 0.0706 1740
250 0.1138 550 0.2307 850 0.1140 1150 0.0912 1450 0.0319 1750
260 0.1222 560 0.1874 860 0.1235 1160 0.0870 1460 1760
270 0.1228 570 0.1909 870 0.1227 1170 0.0874 1470 0.0002 1770
280 0.1249 580 0.1919 880 0.1217 1180 0.0885 1480 1780
290 0.1248 590 0.1907 890 0.1229 1190 0.0873 1490 1790
300 0.1258 600 0.1909 900 0.1228 1200 0.0874 1500 1800
5"
8/22/00 4 : 5 : 16 pm AHBL
Walker' s Renton Subaru
200065 . 10
DETAIL BASIN SUMMARY
BASIN ID: DC100 NAME : Developed Condition 100yr 24hr
SBUH METHODOLOGY
TOTAL AREA. . . . . . . : 0 . 90 Acres BASEFLOWS : 0 . 00 cfs
RAINFALL TYPE . . . . : TYPElA PERV IMP
PRECIPITATION. . . . : 3 . 90 inches AREA. . : 0 . 08 Acres 0 . 82 Acres
TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 90 . 00 98 . 00
TC. . . . . 4 . 26 min 4 . 26 min
ABSTRACTION COEFF: 0 . 20
TcReach - Sheet L: 182 . 00 ns : 0 . 0110 p2yr: 2 . 00 s : 0 . 0198
TcReach - Channel L: 317 . 00 kc :42 . 00 s : 0 . 0050
impTcReach - Sheet L: 182 . 00 ns : 0 . 0110 p2yr: 2 . 00 s : 0 . 0198
im TcReach - Channel L: 317 . 00 kc :42 . 00 s : 0 . 0050
EAK RATE : 0 . 73 cfs VOL: 0 .27 Ac-ft TIME : 470 min
✓-=L
TIME DESIGN TIME DESIGN- TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN
RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF
(min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs)
10 310 0.1606 610 0.1817 910 0.1216 1210 0.0884 1510
20 320 0.1930 620 0.1735 920 0.1228 1220 0.0872 1520
30 330 0.1921 630 0.1742 930 0.1228 1230 0.0873 1530
40 0.0015 340 0.1936 640 0.1731 940 0.1217 1240 0.0884 1540
50 0.0068 350 0.1948 650 0.1744 950 0.1229 1250 0.0872 1550
60 0.0133 360 0.1959 660 0.1743 960 0.1228 1260 0.0873 1560
70 0.0250 370 0.1883 670 0.1552 970 0.0934 1270 0.0885 1570
80 0.0381 380 0.1812 680 0.1376 980 0.0685 1280 0.0872 1580
90 0.0457 390 0.1815 690 0.1391 990 0.0705 1290 0.0873 1590
100 0.0521 400 0.1821 700 0.1401 1000 0.0692 1300 0.0885 1600
110 0.0574 410 0.1838 710 0.1389 1010 0.0705 1310 0.0873 1610
120 0.0618 420 0.1832 720 0.1391 1020 0.0704 1320 0.0874 1620
130 0.0714 430 0.3013 730 0.1402 1030 0.0885 1330 0.0783 1630
140 0.0813 440 0.4118 740 0.1390 1040 0.1064 1340 0.0699 1640
150 0.0847 450 0.4050 750 0.1392 1050 0.1049 1350 0.0706 1650
160 0.0873 460 0.5728 760 0.1403 1060 0.1051 1360 0.0694 1660
170 0.0911 470 0.7278 770 0.1391 1070 0.1051 1370 0.0706 1670
180 0.0936 480 0.7190 780 0.1393 1080 0.1051 1380 0.0705 1680
190 0.0949 490 0.4993 790 0.1212 1090 0.0960 1390 0.0694 1690
200 0.0979 500 0.2950 800 0.1034 1100 0.0865 1400 0.0706 1700
210 0.0995 510 0.3117 810 0.1049 1110 0.0873 1410 0.0705 1710
220 0.1002 520 0.2917 820 0.1048 1120 0.1224 1420 0.0694 1720
230 0.1026 530 0.2757 830 0.1048 1130 0.0845 1430 0.0706 1730
240 0.1038 540 0.2772 840 0.1048 1140 0.0534 1440 0.0705 1740
250 0.1128 550 0.2302 850 0.1139 1150 0.0911 1450 0.0319 1750
260 0.1212 560 0.1870 860 0.1233 1160 0.0870 1460 1760
270 0.1218 570 0.1906 870 0.1226 1170 0.0873 1470 0.0002 1770
280 0.1240 580 0.1915 880 0.1216 1180 0.0884 1480 1780
290 0.1239 590 0.1904 890 0.1228 1190 0.0872 1490 1790
300 0.1249 600 0.1906 900 0.1227 1200 0.0873 1500 1800
Attachment 1
Meeting Minutes
AHBL
2 000 ras 3 0
MEETING SUMMARY
for
SOUND SUBARU
January 27, 2000
Renton City Hall
Att,<n�er�:
Peter Rosen, Senior Planner, City of Renton
Paul Lumbert, Development Services, Public Works,City of Renton
James E. Gray, Assistant Fire Marshal, City of Renton
Roger Hansen, President, MU Construction, Inc.
Ray Johnson, Business Development Manager, 1 HJ Construction, Inc.
Andrew Orsen, Project Architect, Hansen, Hansen &Johnson
ITEM
NQ DISCUSSION
1.1 The City issued memorandums from Fire Marshal,Utilities/Public Works,
Planning, as well as a preliminary list of development charges.
1.2 The meeting was spent discussing the City department memorandums. Items
listed below are in addition to what is noted in th,e memorandums.
1.3 Existing fire hydrants (2)are rated at 1,000 GPM each and will meet 1,500
GPNf requirement.
a. Hydrants will need a new fitting. The"stores fitting" is a quick
disconnect required for fire hoses. (Owner to purchase/install. Tread
types/sizes per City details.)
1.4 All underground tanks on Sound Subaru property have been removed. (?)
1.5 Sewer Main: gravity type. (Not pressurized.) Need to saddle and tap the main
only (NQ manhoie required.)
a. Must plug sewer at property line during construction.
b. Sewer slopes toward "Safeway"
1.6 Water Mains:
a. Must plug existing waterline at property line and remove existing
meter(s)
b. Will get credit if reuse existing meter(s)
c. Will require 2 meters and 2 taps to water main(1 domestic, 1
Hansen, Hansen 6 Johnson
1230 Fryw A.e. •Po 8c■ tCU5 5vrrx er. .va 98390
=3)063-8128 FAX #88a585-: p_
rJb:' L11 Lriritj ti7: 1 r ZnZibb.-nb74 nnj r_uc. u4
Sound Subaru Meeting Summary
January 27, 2000
Page 2
irrigation.) Irrigation use not included in determining sewer usage.
Taps to be straight line from main to meter.
d. If new, larger meters are installed,redevelopment fees are triggered.
e. AlI water main taps are by City with fee as follows:
S600—'/4" meter
S1,100— 1" meter
S2,400 - 1 '`/�"meter
$2,800—2"meter
f. Water meter size will be determined by new building fixture count per
the Uniform Plumbing Code.
New detection check valve needed for irrigation line.
1.7 Storm drainage line runs toward Rainier Avenue.
a. Civil engineer required to show that project is no adding any more
water to system and flow not increasing by more than % cubic foot per
second. ('Phis will allow use of existing catch basins. No on-site
treatment required.)
b. Civil engineer to show how existing catch basins on site are
interconnected. (City drawings do not show.)
1.8 City will determine traffic mitigation fees.
1.9 Easement runs through center of site. Contains sewer and storm water line.
New building, including all overhangs, must clear 20' wide easement.
1.10 Fees will be assessed because cost of building will exceed S50,000.
1.11 Pedestrian connection to handicap ramp required both from Rainier Avenue
and 3'a Street. These will be 48" wide stripped`paths"running through the
Iot.
1.12 City is treating corner of 3'd&Rainier as a "City Gateway"and will require
landscaping.
1.13 Comments about right-of-way use permit option and street vacation option
were based on City of Renton owning the right-of-way.
1.14 Maximum size of new building to be 3,999 S.F. to avoid an environmental
review.
EIAA0wagusc r4 3UWV%..aq X--WV t-77DO.000
Ub.e L11 -'dUU KY7; L i ZO:ir G-=,G74
Sound Subaru Meeting Summary
January 27, 2000
Page 3
Should you have any questions and/or find any discrepancies in these notes,please contact me
Thank you.
HHJ Construction, Inc.
Andrew Orsen
Project Architect
Cc:
Dale Walker, Sound Subaru
Roger Hansen, President, HM Construction, Inc.
Ray Johnson, Business Development Manager, HHJ Construction, Inc.
Andrew Orsen,Project Architect,Hansen, Hansen & Johnson
F'IARCKI06Td*.*W 3ubwu%i0" 00nr-7 t I711DDOC
Attachment 2
Landscape Variance Approval
AHBL
;OQOG.-:30
CITY OF RENTON
Planning/Building/Public Works Department
Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator
May 11, 2000
CERTIFIED MAIL NO. 7099 3220 0005 0280 1897
Mr. Brad Medrud
AHBL, Inc.
2215 North 301h Street, Suite 300
Tacoma, WA 98403
SUBJECT: Renton Subaru Landscape Variance
Project No.LUA-00-043,V-B
Dear Mr. Medrud:
The Board approves the requested variance from Section 4-2-120.A of the City of Renton Development
Regulations, subject to the following condition:
1) After review by the City Attorney and Property Services Division, the applicant shall record a
restrictive covenant which shall allow the City to require the property owner to install, or relocate
from the right-of-way, the minimum on-site landscaping improvements as required by current code
provisions at such time the right-of-way adjacent to the subject site is improved. The satisfaction
of this requirement will be subject to the review and approval of the Development Services
Division prior to the issuance of building permits for the redevelopment of the site.
This is the only variance granted under this application and all other provisions of the Renton Municipal
Code will apply.
An appeal of the Board of Adjustment decision is governed by Title IV, Chapter 8, Section G, which
requires that such appeal be filed with the Superior Court of Washington for King County within 21 days
from the date of issuance of the decision. The land use decision is considered issued three (3) days after
the City mails a written decision. The appeal period for this variance will end at 5:00 PM on June 1, 2000.
The Board of Adjustment decision will become final on June 1, 2000, if the decision is not appealed to
Superior Court.
If you have any questions, please contact me at (425)430-7270.
For the Renton Board of Adjustment,
Lesley Nishihira-)
Project Manager
cc: Mr. & Mrs. Dale Walker/Owners
Mr. & Mrs. Richard Snyder/Owners
norac r -
1055 South Grady Way - Renton, Washington 98055
BOARD OF ADJUSTMENT OF THE CITY OF RENTON
Renton Subaru Landscape Variance
No. LUA-00-043, V-B
FINDINGS OF FACT, CONCLUSIONS AND DECISION
FINDINGS OF FACT
1. The applicant has requested a variance from Section 4-2-120A of the Renton Municipal Code in order to
reduce the minimum 10-foot on-site street frontage landscape width required in the Commercial Arterial
(CA)zone.
2. The subject site is a corner lot, bounded by Rainier Avenue South on the west and South 3rd Street on the
south. The property is also considered a "gateway' to the City. Currently, there is a portion of
unimproved right-of-way (approximately 1,081 square feet in size) that borders the site's southwest
corner.
3. The variance is sought by Walker's Renton Subaru in order to perform modifications to their existing auto
dealership facility. With the approval of the requested variance, the applicant is seeking to provide the
required landscaping improvements within this off-site right-of-way area rather than on-site as required.
4. The applicant is proposing new landscape widths of 10 feet along the site's west and south street
frontages (totaling 3,267 square feet in area), as well as along the southwest corner of the site within the
public right-of-way (approximately 1,081 square feet). The proposed landscape plan includes street
trees, shrubs, and ground cover suitable for a"gateway' location.
5. The applicant has proposed to record a restrictive covenant, which would run with the title for the
property, which would allow the City to require the property owner to install the on-site landscaping
improvements as required by current code provisions at such time the right-of-way adjacent to the subject
site is improved.
6. No comments or testimony was received from the public in opposition to the requested variance.
7. At this time, the City of Renton does not have a study or plan which would require revisions to current
traffic circulation patterns on South 3rd Street.
decision and rndinxs
CONCLUSIONS:
FROM THESE FINDINGS OF FACT, THE BOARD MAKES THE FOLLOWING CONCLUSIONS:
Development Regulations Section 4-9-250135 — The Reviewing Official shall have authority to grant a
variance upon making a determination in writing that the conditions specified below have been found to
exist:
1) That the applicant suffers undue hardship and the variance is necessary because of special
circumstances applicable to subject property, including size, shape, topography, location or
surroundings of the subject property, and the strict application of the Zoning Code is found
to deprive subject property owner of rights and privileges enjoyed by other property owners
in the vicinity and under identical zone classification:
The applicant contends the triangle of right-of-way owned by the State of Washington located
at the intersection of Rainier Avenue South and South 3`d Street creates an unusual shape to
the site. Instead, the applicant proposes to landscape the entire right-of-way triangle rather
than provide for a 10-foot wide landscape strip located entirely on the property as required by
code. The applicant argues the improvement of this portion of right-of-way would be more in
keeping with the City's "gateway" requirements. It is also indicated in the applicant's variance
justification that a right-of-way use permit would be obtained for the proposed off-site
improvements.
The landscape requirement is intended to provide for a continuous, perimeter landscape strip
on private property that fronts arterial streets. In addition, "gateways" to the City are intended
to provide additional landscape embellishment as entry features to specific areas. The request
is to eliminate these basic landscape requirements and, instead, landscape the right-of-way
adjacent to the site.
The adjacent property (located on the northwest corner of the Rainier Avenue South and South
3`d Street intersection) is currently improved with substandard on-site landscaping. The site
provides a minimal amount of on-site landscaping and has provided off-site landscape
improvements on adjacent right-of-way, similar to the subject variance request. The initial
review of the proposal for the adjacent property did not require the approval of a variance, as
should have been required. However, the presence of similar circumstances establishes a
precedence for the approval of the requested variance.
Furthermore, the traffic flow on this corner of the Rainier Avenue and South 3`d Street
intersection is a unique circumstance that applies only to the subject property. The traffic flows
around this corner in a limited direction that would not likely require the need for future
revisions or expansions to the right-of-way. (South 3`d Street is limited to a one-way west-
bound direction, limiting turns into north-bound Rainier Avenue to two lanes of traffic.)
In addition, the applicant has proposed the recording of a restrictive covenant or the
establishment of a bond that would allow the City to require the property owner to install the
minimum on-site landscaping improvements required by current code provisions at such time
the State develops the subject portion of right-of-way for transportation purposes. This would
allow the City to require "gateway" landscaping improvements in the event the proposed
landscaping is eliminated.
2) That the granting of the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which subject property
is situated:
The applicant contends the approval of the variance would not be materially detrimental to
public welfare or adjacent improvements in the vicinity because it would result in a more
attractive "gateway" that would be of benefit to the City.
final dec&fnd
However, comments received from the City's Parks Department and Strategic Planning Section
express concern over the potential future elimination of landscaping in such a significantly
visible "gateway" to the City. In response, the applicant has proposed a restrictive covenant,
which would allow the City to require the property owner to install the appropriate "gateway"
landscaping improvements when the State of Washington develops that portion of the right-of-
way.
RMC section 4-11-030 prohibits structures or plantings within the sight triangle (defined as the
"clear vision area"). Although the applicant has proposed suitable landscaping appropriate for
a "gateway", there are additional code provisions, which prohibit planting within this area in
order to avoid vision hazards.
3) That approval shall not constitute a grant of special privilege inconsistent with the limitation
upon uses of other properties in the vicinity and zone in which the subject property is
situated:
The applicant is of the opinion that the variance would help to achieve the desired "gateway"
appearance at this intersection of the City. Arguably, the desired effect may be achieved,
albiet on a limited basis. When the State exercises rights to revise the intersection, the
proposed landscape solution could be eliminated.
However, in recent years the City has approved a project located on the northwest corner of this
intersection with reduced on-site landscaping. Although this approval was given in error, a
precedence has been established which supports the approval of the requested variance.
Therefore, the approval of the variance would not be considered a grant of special privilege
inconsistent with limitations on other properties within the same zoning designation and vicinity. In
addition, the recording of a restrictive covenant as proposed by the applicant, would provide the
City with the assurance that the desired "gateway" improvements would be accomplished in the
event the subject landscaping improvements are removed.
Furthermore, it is not foreseen that the subject portion of right-of-way would ever be improved or
necessary for transportation purposes. The traffic at this particular corner of the Rainier Avenue
and South 3rd Street intersection circulates in a unique pattern (South 3rd Street is limited to west
bound traffic, only allowing two lanes to turn north onto Rainier Avenue) that would not likely need
future revisions to current circulation patterns.
4) That the approval as determined by the Board of Adjustment is a minimum variance that will
accomplish the desired purpose:
The applicant states in the submitted variance justification that the requested variance is driven
by their desire to meet the intent of the City's "gateway" designation for the corner of Rainier
Avenue South and South 3 d Street. With the recording of a restrictive covenant that would
require the installation of on-site landscape improvements in the event the State develops the
adjacent right-of-way, as presented by the applicant, the approval of the variance would be the
minimum variance that would accomplish the desired purpose.
final dec&find
DECISION:
FROM THE FOREGOING FINDINGS OF FACT AND CONCLUSIONS, THE BOARD ENTERS THE
FOLLOWING DECISION:
The Board approves the requested variance from Section 4-2-120.A of the City of Renton Development
Regulations, subject to the following condition:
After review by the City Attorney and Property Services Division, the applicant shall record a
restrictive covenant which shall allow the City to require the property owner to install, or
relocate from the right-of-way, the minimum on-site landscaping improvements as required by
current code provisions at such time the right-of-way adjacent to the subject site is improved.
The satisfaction of this requirement will be subject to the review and approval of the
Development Services Division prior to the issuance of building permits for the redevelopment
of the site.
DATED this 10'' day of May, 2000.
An appeal of the Board of Adjustment decision is governed by Title IV, Chapter 8, Section G, which
requires that such appeal be filed with the Superior Court of Washington for King County within 21 days
from the date of issuance of the decision. The land use decision is considered issued three (3) days
after a written decision is mailed by the City. The appeal period for this variance will end at 5:00 PM on
June 1, 2000.
&'4� � ' A�_ �3S 5W
Greg Guille George Feighner
�: QA
Teri Brier i JacqL4s
Jay,Xallke
Ralph Evans
decision and f7ndines
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AA1 I B L
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2215 NORTH 30TH STREET SUITE 300 TACOMA. WA 98403
PH:(253) 383-2422 FAX:(253) 383-2572 e-mail: ahbl@ahbl.com www.ahbl.com