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Kk::,, LAND USE HEARING SIGN-IN SHEET Storage One on 4th Expansion, ECF, SA-H, CU-H, MOD February 17 2015, 10:00 AM PLEASE PRINT LEGIBLY ADDRESS Phone # with area code NAME (including City & Zip) (optional) Pk«A" 32.S-J:'jp IJ 91 Ni;:. '1 b() .>"1 ,J_&b L101 ??{ 2 j ~ Po/2,,v Email (optional) PROJECT NAME/NUMBER: Storage One on 4th Expansion/ LUA14-001641, ECF, CU-H, SA-H, MOD The Alder Crossing Community is enthusiastic about continued development on the East Renton Plateau. The East Renton Plateau continues grow into a diverse and tight-knit community of civic-minded families and households. As the proposal for a large three-story storage facility on the western border of our neighborhood is reviewed, we look forward to engaging with the property owner, City of Renton, and contractors to understand the project and how it affects our community. Questions and Considerations: 1. Buffer and Significant Trees The homes adjacent to the proposed project currently enjoy territorial views of a treed area. Being close to an arterial street, the insulation that this space provides from commercial lighting and traffic noise is extremely valuable. It's encouraging that the project proposes to keep 30 of the 42 significant trees on the parcel, but we're very interested in the location of these trees and preserving as much of a buffer as possible in order to reduce impact to the properties nearest to the project. I. _ 4 ..,__ J L--v /V\,>~ _ 0 ·11'-'"-S Su,r,,.. 2. Environmental Impact The City of Renton has initially determined that significant impacts to the environment are unlikely to result from the completion of this project and has opted to use the DNS-M (Determination of Non- significance, Mitigated) notice. Our neighborhood is interested in understanding how the animal and plant life that currently lives in the space will be affected and what project characteristics and mitigation measures are being proposed to reduce impacts to the current state of the space. 3. Traffic, Walkability, and Off-site Improvements. Our neighborhood currently enjoys close proximity to grocery stores, coffee shops, restaurants, and boutiques. The distance to these stores is short enough that walking would be a great way to enjoy them all. However, a lack of pedestrian and cycling infrastructure and traffic calming devices inhibits our ability to do so by making it less safe to travel the distance by anything but car.!The planned off-site improvements to the street frontage include a 5 foot landscaped strip as well as a 5 foot sidewalk. Our nei hborhood is interested in whether these im rovements would full connect to the existin sidewalks. The proposed facility has been described as having only "right in, right out" access and egress. NE 4th St experiences high volumes of vehicle traffic and our community is already concerned about the number of vehicles using the residential streets to avoid traffic signals, at times exceeding the posted speed limit of 25 mph and the suggested speed of 20 mph. Will the required traffic study determine if the "right in, right out" access and egress would result in vehicles using Field Pl NE as a tum-around? Our community playground is close to NE 4th St and we are concerned about the creation of a dangerous traffic situation and a further increase of vehicles using our neighborhood's residential streets instead of the arterials. Last, we'd like to understand how this project's off-site improvements fit with any plans to create a safer travel corridor on NE 4th St between Duvall Ave NE and Jericho Ave NE. 4. Construction Impacts As the project moves forward, our community would like to build a relationship with the project where we can voice any concerns regarding construction impacts. Our community has experienced nearby development in the past where concerns about hours of work, noise, and traffic were difficult to voice, both to the contractor and the City of Renton. We'd like to establish mutual understanding before the project begins about hours of work, any exceptions, and points of contact between our community, the contractor, and the City of Renton. .,, .. !:.: in ~ "' i 'i ?. z rn ~yo\~St .. 1 fi th St j'f; "" .,t: 'Jf: l ~H I '::i. .. 4 • ., ... M cKnight Middle Scho ol :t 1: 1 ., § ~ Renton O Highland s-Storag e One 1ge One Self Storage video surve I ance · packing suppke s ~ J "Z:l , 'J" l :J th s: t-L ~1 11 P 7 .. " t.1t· 8 :h ~f ~ i=:; '~ 'iJ f 6::, )"I' ,. "' •' ... .~ "' l -~ . ., ··i~ 11. ,.. ,, :, s s:- " ,.,, ·, ·,, ~· N F '11 •1.t,J, ,\I:.. ~'.'J.',t 5 > :: .:. 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' ' i Iii, illi111111,111 1111!11l;!il !1 !il!J 11 I ' ~! 0 1111111111111! !Ii 1111111111111111 i!III !I ~-. -. Denis Law Mayor March 5, 2015 Raymond Garno Sticker Cato Murphy Architects 3111" Ave S, Suite 300 Seattle, Wa 98104 Subject: Hearing Examiner's Final Decision City Clerk -Jason A. Seth, CMC RE: Storage One Expansion Site Plan, LUA-14-001641 Dear Mr. Garno: The City of Renton's Hearing Examiner has issued a Final Decision dated March 3, 2015. These documents are immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov/business); go to Current Land Use Applications and then scroll down to find your case; • To be viewed at the City Clerk's office on the 7'h floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the project number LUA14-001641; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.40, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. 1055 South Grady Way • Renton, Washington 98057 • (425) 43D-651 O I Fax (425) 430-6516 • rentonwa.gov • RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E){13) and RMC 4-8- 100{G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6S10. A new fourteen {14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or iseth@rentonwa.gov. Thank you. Sincerely, cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Travis Ameche, Urban Self Storage, Inc., Applicant Parties of Record (1) March 5, 2015 STATE OF WASHINGTON COUNTY OF KING CERTIFICATE OF MAILING ) ) § ) JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 5th day of March, 2015, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the Hearing Examiner's Final Decision RE: Storage One Expansion Site Plan (LUA-14-001641) to the attached parties of record. SUBSCRIBED AND SWORN TO BEFORE me this 5th day of March, 2015. \ \ KhoiPhung 325 Field Pl NE Renton, WA 98059-5793 Ravmond Garno Stricker Cato Murphy Architects 311 1st Ave S, 300 Seattle, WA 98104 Travis Ameche Urban Self Storage, Inc. 918 S Horton St, 1000 Seattle, WA 98134 ··. I Ro rt Minkler Mink Trust I Hearing Examiner's Decision 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 ,;1,v CLERK'S OFFICE BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Storage One on 4th Expansion Site Plan, Conditional Use and Modification LUA14-001641 ) ) ) FINAL DECISION ) ) ) ) ) Summary The applicant requests site plan, conditional use permit approval and a refuse/recycle minimum area standard modification for a three story building totaling 66,767 gross square feet for retail and storage space at 4815 NE 4th St. The applications are approved subject to conditions. Testimony Clark Close, Renton associate planner, summarized the staff report. In response to questions from the examiner, Mr. Close noted that there is no internal parking connection to the property to the west because the applicant and the adjoining property owner have not been able to come to agreement on this issue and there is also a utility pole that would have to be moved. There is an internal parking connection to a separate storage property to the south. Khoi Phung, neighboring property owner, said he is representing the adjoining neighborhood. He noted that the neighbors are concerned with buffer protection and significant trees. The proposal will remove numerous significant trees at the parcel, reducing treed views of adjoining property owners. Being close to a commercial arterial area, the buffering currently provided by the project site is very valuable. The neighbors would like to know what trees will be retained and would like to see sufficient buffering retained to maintain territorial views and separation from the arterial. Noise SITE PLAN AND MODIFICATIONS-1 2 3 4 5 6 7 8 9 lO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 reverberating from the proposed building and lighting of the building are concerns. The neighbors are also concerned about environmental impacts. The neighbors would like to know how animal and plant life will be affected and what measures will be taken to protect them. Drainage impacts to the stream on the property is also a matter of concern. Traffic, walkability and ofl~site improvements are an issue. Commercial services are within walking distance, but there are insufficient pedestrian facilities and traffic calming features to make walking a safe option. The neighbors would like to know if the frontage improvements required of the project will connect to adjoining sidewalks. 4th Avenue already experiences a high volume of traffic and the neighbors have found that people are already using residential streets to avoid traffic signals. There is concern that if right in/right out access is required that people will make u-turns further down NE 4th, especially with a playground nearby. The proposed building is also not consistent with surrounding single family development and two story businesses. There's no building of comparable size in the area. It's not a good transition to an established neighborhood. The neighborhood would also like a contact for construction impacts. Clark Close responded that the planning department goes over construction practices with the applicant. The City has adopted an ordinance regulating construction hours. Project manager contact manager is available at the planning department if neighbors have concerns. As to transition from commercial to residential, the neighborhood and project are in different zoning districts. There is a natural buffer (the stream) separating the building from the neighborhood. It should be noted that the code would allow lot coverage of 60% and the applicant is only proposing 33%. Also, the code allows a building of up to 50 feet and the applicant is only proposing a height of 38 feet. As to traffic and walkability, the applicant will be responsible for half-street street improvements, which will include vehicle travel lane, bicycle lane, five-foot sideway and planter strip. The sidewalks will connect to existing sidewalks on either side of the proposal. All trees will be retained within the stream buffer area, which is 30 trees. Ex. 5 identifies all the trees that will be retained. Raymond Garno, on behalf of applicant, noted that the building will have a gross floor area of 66,000 square feet. The storage building adjoining to the south is 80,000 square feet in area. U-turns on 4th are unlikely because the project site will have a driveway connecting to the storage facility to the south, which will provide alternative access to Duvall that avoids the need for taking u-turns on 41h. In response to questions from the examiner, lighting on the east side of the building is only for security and the east driveway is only used for garbage pick up and as a fire lane. There will be fire exits on the east side and the lighting would be focused on those exits. Mr. Close noted that the applicant will be providing a lighting plan and staff will be requiring that the lighting be downward facing and shielded to prevent any spillage on adjoining properties. Patrick Riley, applicant, noted that the proposal has progressive storage design. There are no garage doors as is found in typical storage units. Traffic generation is very low since unit use is less than I% per day. Exhibits SITE PLAN AND MODIFICATIONS-2 2 3 4 5 The staff report Exhibits 1-23 identified at page 3-4 of the staff report itself were admitted into the record during the hearing. GIS mapping of the project area, available on the City's website, was admitted as Ex. 24. The staffs power point presentation was admitted as Exhibit 25. FINDINGS OF FACT 6 Procedural: 7 1. 8 2. Applicant. Renton Mini II LLC. Hearing. A hearing was held on the application on February 17, 2015. 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 3. ProjesLQescription. The applicant requests site plan, conditional use permit approval and a modification for a three story building totaling 66,767 gross square feet for retail and storage space at 4815 NE 4th St. The vacant site is located on the south side of NE 4th St just west of NE 4th St and Field Pl NE. Access is served by right-in/right-out only. Interior circulation includes a two-way drive aisle that serves 25 parking stalls. There is also an additional 20-foot wide emergency fire access lane on the east side of the building. The site contains a Category 3 wetland and one Class IV stream on the eastern portion of the property. The applicant is proposing to retain 30 trees within the critical areas and buffers. The applicant submitted a Geotechnical Study, a Traffic Analysis, a Preliminary Technical Information Report, and a Wetland Assessment Report. A refuse and recycle modification is being requested in order to reduce the size of the required deposit and collection area from 614 square feet to 100 square feet. The proposal also includes a stormwater detention pond at the southwest portion of the site. 4. Adegu(!cy of Infrastructure/Public Services. The project will be served by adequate/appropriate infrastructure and public services. The adequacy of infrastructure and services is more specifically addressed as follows: A. Water and Sewer Service. Sewer and water are provided by the City of Renton. Staff have determined that no off-site improvements are necessary to serve the site and that there is adequate system capacity. B. Fire and Police. The City of Renton will provide fire and police service. Fire and police department staff have determined that existing facilities are adequate to serve the development. Fire impact fees will be assessed at the time of building permit issuance to pay for proportionate share impacts to fire service. C. Drairr[tgt:. The proposal provides for adequate stormwater facilities. The applicant submitted a Preliminary Technical Information Report by Barghausen Consulting SITE PLAN AND MODIFICATIONS-3 2 3 4 5 6 7 8 9 10 1 1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 D. Engineers, Inc. (dated December 9, 2014; Exhibit 13). The drainage report follows the 2009 King County Surface Water Manual. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Site Conditions). The project site will contain catch basins and route runoff through conveyance piping to the southwest comer of the site into a detention pond utilizing 4 feet of live storage which provides for Level 2 Flow Control (Exhibit 11). Water quality treatment will be provided in order to meet Enhanced Basic Water Quality. Typically, commercial developments arc required to provide enhanced water quality treatment according to Core Requirement #8. The applicant is proposing the use of modular wetland for the enhanced treatment. The modular wetland is not included in the water quality treatment option within the 2009 KCSWM. An adjustment request (as per section 1.2.8.2 E and section 1.4 of the City Amendment) should be submitted for the review of any water quality facility that is not listed as an option in the 2009 KCSWM. If the adjustment request is not approved, then alternate water quality treatment facility meeting City requirements should be provided. Surface water could be contaminated by runoff containing oil, unspent hydrocarbons and other contaminants from the paved maneuvering and parking areas. A roof-to-rain garden (11,927 sf) is proposed on this project in order to meet the storm water BMP requirement for the project. This BMP helps to slow the time of concentration on a developed site and also allows some runoff to slowly percolate into the groundwater system during small rainfall events. Parks/Open Space. No parks mitigation is required by City Code for commercial use and there is no evidence to reasonably suggest that storage space and associated retail services would create any demand for park use. There are also no code requirements for a specific amount of open space, although design regulations do require some amount of open space. The primary open space on the subject site is at the front favade in the public realm in the right-of-way, where a new 5-foot planter strip will be constructed between NE 4th St drive lanes and a 5-foot wide sidewalk. The 14'-10 3/8" area in front of the building has the potential to serve as a distinctive focal point for the site with additional landscaping and clear pedestrian-oriented spaces. The area provides connections between the pedestrian realm and public street to the building and its associated uses and ground level retail storefront. The public pedestrian realm provides for walking, bicycling, and access to and from the site and for passers-by that may access a transit route nearby or are strolling around the neighborhood. A condition of approval requires a final detailed landscaping plan and site plan, detailing the location and amenities of pedestrian-oriented space prior to building permit issuance. The plan must be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. SITE PLAN AND MODIFICATIONS-4 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 E. Traffic. As would be expected for a storage use, the proposal will not generate a significant amount of traffic and no off-site improvements are necessary. System- wide impacts will be mitigated through the payment of traffic impact fees. The subject site fronts onto NE 4th St east of Duvall Ave NE. The applicant submitted a Traffic Impact Analysis completed by TENW (dated September I 0, 2014; Exhibit 14). The net new peak hour trips generated by the project will be 5 in the weekday AM peak hour and 13 in the weekday PM peak hour, which is less than the 20 new peak hour trip threshold for requiring a detailed traffic impact study. Based on the ITE methodology, the project could build up to 51,000 square feet of self-storage space and stay below the 20-trip traffic analysis threshold (while maintaining the 3,210 square feet of retail space). The traffic analysis was based on a proposed project of 28,542 square feet of self-storage space and 3,210 square feet of miscellaneous retail space. The updated figures of 2,123 square feet of net rentable retail space and roughly 44,063 square feet of net rentable self-storage space would generate 7 weekday AM peak hour trips and 18 weekday PM peak hour trips, which is still less than the 20 new peak hour trip threshold for requiring a detailed traffic impact study. The corridor plan includes a right-of-way (ROW) width of 87 feet for this segment of NE 4th St. The assessor map shows an existing ROW width of 92 feet, which meets the ROW width requirement. The plan for the project frontage improvements on NE 4th St includes a 33-foot wide paved width from the centerline of the paved surface to the curb. This width includes two I I-foot wide thru-travel lanes, half width (6 feet) of center turn lane/landscaped median, 5-foot wide bike lane, 0.5-foot wide curb, 5-foot wide landscaped planter, 5-foot wide sidewalk, and all applicable storm improvements. The City's corridor plan includes c-curbing in the center turn lane on NE 4th St in front of the site, which will impose future left turn restrictions on the site. It is also anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton's transportation concurrency requirements (Exhibit 21) based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. The fee, as determined by the Renton Municipal Code at the time of building permit issuance, shall be payable to the City. F. P_arkingfyeb~u_Iarimc!J:,icycleJ. As discussed at page 9 of the staff report, without justification for a modification the maximum number of parking stalls allowed at the project site is 18 stalls. The applicant is proposing 25 stalls so staff recommended a condition implemented in this decision that requires that number to be reduced to 18 and at least portions of the resulting additional space to be landscaped. The conditions of approval also require the applicant to submit a bicycle parking plan to be approved by staff. SITE PLAN AND MODIFICATIONS-5 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 G. Vehicular Access, Internal Circulation~and Connectivity. The proposal provides for safe, efficient and effective internal circulation, vehicle access and vehicle and pedestrian connectivity to adjoining properties and external road and pedestrian networks. The site gains access to the public roadway system from NE 4th St. A right-in/right- out driveway approach is proposed for site ingress and egress. U-turns on 4th should not be a major problem since the applicant provides alternative access to Duvall Street through a driveway connection to the adjoining storage facility to the south. The project is also required to provide a 20-foot wide secondary emergency access within I 50 feet of all points on the building. The proposed street section and onsite internal pathway are intended to create a pedestrian-friendly atmosphere with wide sidewalks and perimeter landscaping. These improvements will create safer and more desirable pedestrian connections to abutting properties to the east and west, as well as other properties along NE 4th St. As testified by Mr. Close, the frontage sidewalks will be connected to sidewalks adoining the property to the east and west, thereby providing a safer walking environment to neighbors who walk to commercial services. With the building located near the public sidewalk, there are clear connections between the public pedestrian realm at the front of the building near NE 4th St., and the surface parking area along the west elevation and the front of the building near NE 4th St. Pedestrian connections from the street to the buildings have been provided. A complete street vision has been adopted for the road system and the applicant is proposing improvements to NE 4th St that are consistent with the Comprehensive Plan. All public entries open to either the sidewalk realm at the front or towards a parking area and not into an internal driveway or drive aisle which promote safety and efficiency. The accessible stalls are proposed as the nearest stalls to the front entry area for easier access. H. La11dscaping. The proposal provides for landscaping that meets City standards. Landscaping 1s effectively used by the applicant to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and enhance the appearance of the project. As shown in the conceptual landscaping plan, Ex. 6, all undeveloped areas at the project site outside of critical areas will be landscaped the conditions of approval require additional landscaping in conjunction with a requirement that the number of parking stalls be reduced. In general, landscaping in public spaces throughout the building site will be employed to provide transitions between neighboring developments, as well as enhance the project's overall appearance. More specifically, the applicant is proposing to replant the site and public frontage with 5 new Oregon ash trees, 5 new snowcloud serviceberry trees, and 5 red sunset along the street frontage at 2.0" caliper. The applicant is also proposing 18 new incense cedar trees at 6 feet in height (Exhibit 6). These proposed replacement trees exceed the minimum required replacement inches of 7.2 inches. The applicant is proposing to plant 434 shrubs, including 19 barberry, 53 nootka rose, 72 evergreen SITE PLAN AND MODIFICATIONS-6 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 [. huckleberry, 67 red twig dogwood, 171 sward fem, and 52 snowberry throughout the developable portion of the site, In terms of transitioning to the neighborhood to the east, the most effective buffering at the site is the stream and wetland critical area and associated buffers on the eastern border of the site, where all 30 significant trees will be retained. The proposal includes 25 parking stalls (to be reduced to 18 stalls by the conditions of approval) along a two-way drive aisle west of the building. All parking lots shall have perimeter landscaping. This is achieved through a 4 to 8 foot landscaping buffer along the west property line, a fully landscaped perimeter around the detention pond, and the building serves as buffer between the stalls and remaining perimeter of the site. Surface parking lots with more than 14 stalls must provide a minimum of 15 square feet of interior parking lot landscaping per parking space. Mathematically, the applicant must provide a minimum of 375 square feet of interior landscaping. Based on the constraints of the development, the applicant elected to place roughly 392 square feet of interior landscaping at the southern end of the west bank of parking stalls. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Additionally, there shall be no more than 50 feet between parking stalls and an interior parking lot landscape area. Any interior parking lot landscaping area shall be a minimum of five feet (5') in width. No interior landscaping is provided within the east bank of parking stalls located in front of the building. In order to distribute the interior parking lot landscaping throughout the site, this decision requires that the applicant add a minimum of three interior parking lot landscaping areas with no more than 50 feet between parking stalls along the west building elevation. Landscaping islands should be increased over the minimum five foot width requirement to support larger vegetation in order to mitigate the impacts of the building on the neighboring parcels. Additionally, storm drainage facilities require a minimum 15-foot wide landscaping strip on the outside of the fence, unless otherwise determined through the site plan review process. The applicant is proposing between 5 and IO feet of landscaping around the perimeter of the detention pond. In order to maintain the l 0-foot wide buffer along the north boundary line of Parcel B, this decision requires the applicant add fully sight- obscuring trees to the north end of the detention pond and a combination of trees and shrubs around all sides of the pond as a landscaped visual barrier. A final detailed landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. Refuse and Recycle Enclosure. The applicant is proposing a modification from the required 613.64 square feet of refuse and recyclable deposit area required by RMC 4-4- 090 and is instead intending on providing a smaller enclosure of approximately l 00 square SITE PLAN AND MODIFICATIONS-7 2 3 4 5 6 7 8 9 IO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 feet. That modification request is approved by this decision and the proposal complies with all applicable refuse and recycle enclosure requirements. J. Transit. Transit routes are located near the subject site for both King County Metro and Sound Transit busses. K. Loading Areas. The proposal includes one loading dock on west elevation around the middle of the building facing the stormwater detention pond. The site plan provides for a minimum of forty five feet ( 45') of clear maneuvering area in front of each loading door. The single loading dock is sufficient in size and location to support the proposed self- storage use. 5. Adverse Impacts. There are no significant adverse impacts associated with the project. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. Impacts are more specifically addressed as follows: A. C::ompatibility. The proposal is compatible with surrounding uses. Surrounding uses on the north, south and west are commercial. The area of primary concern is to the east, which is a single-family neighborhood. The proposal is separated from that use by a Class IV stream and Category 3 wetland with associated buffers. All 30 significant trees within these critical areas and buffers will be retained and no development is allowed within these areas. In addition to the screening provided by the critical areas, screening is also being provided by the extensive landscaping previously identified. In order to further mitigate against compatibility impacts, this decision requires additional tree plantings to provide screening from the proposed detention pond and the neighbors to the north, additional shrubs for screening between the street and the building, planter boxes ( or large planter pots) along the west elevation of the building towards the secondary entrance of the lobby from the parking lot, and more interior landscaping along the west elevation of the building. Given the extensive buffering provided by the landscaping and critical areas, as well as the low intensity of the use ( especially as to traffic and noise), there are no significant compatibility issues with the adjoining neighborhood. Although the building may be one story taller than surrounding commercial buildings, the significant screening and separation of the building from the adjoining neighborhood adequate compensates from this modest difference in scale, especially when the fact that the 38 foot height of the building is well below the 50 foot height limit for the CA zone is taken into account. B. Views. According to the staff report, the proposal would not affect any view corridors to shorelines or Mt. Rainier. The wetland and stream critical areas will retain tree views of the adjoining neighborhood. C. Lighting. As conditioned, no significant adverse light impacts are anticipated. The conditions of approval require the applicant to submit a lighting plan that complies with all City regulations. The lighting plan shall also ensure that lighting on the east side of the building is designed to minimize light spillage into the adjoining residential SITE PLAN AND MODIFICATIONS-8 2 3 4 5 6 7 8 9 lO 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 neighborhood. The wetland and stream critical areas and buffers will further reduce any significant light spillage into the neighborhood. D. Screening. As previously determined in the discussion on computability, as conditioned the proposal provides for adequate screening to surrounding uses by landscaping and critical areas and associated buffers. The application does not show any surface mounted equipment or roof-top equipment on plan sets. Compliance with screening for these features, if any, will be verified at the time of building permit construction. The proposed refuse and recycling area will be located in the building. E. Privacy and Noise. The proposal will not generate much noise. Privacy to the residences to the east is assured as the vegetated wetland and stream buffers will serve as a visual barrier. Privacy is further enhanced by the fact that the access road on the east side of the building will only be used as a fire lane and for solid waste pick up and there won't be any windows except on the east wall except for its northern portion. F. Natural Systems Features. The proposal does not adversely affect any existing natural system. The eastern side of the project site accommodates a Category III wetland and Class IV stream, both of which are fully protected by the buffers required by the City's critical area regulations. There are a total of 42 significant trees on site, 30 of which are located in the critical areas and their buffers. The 30 trees in the critical areas will be retained and the 12 outside the critical areas will be removed and replaced to the extent required by the City's tree retention regulations as discussed is in the staff report. G. Overconcentration. The proposal will not result in an overconcentration of storage facilities. A self-storage demand analysis estimates that there is an unmet demand in the market area (3.0 mile radius) of 217,031 square feet (Exhibit 22). The new facility would provide roughly 45,000 square feet and an estimated 450 units. Conclusions of Law I. Authority. RMC 4-9-200(8)(2)(a) requires site plan review for all development in the CA zone. RMC 4-9-200(D)(2)(c) requires a public hearing before the hearing examiner because there is adjoining residentially zoned property. RMC 4-2-060 requires hearing examiner conditional use review for self-service storage in the CA zone. RMC 4-8-080(G) classifies hearing examiner site plan review and conditional use permits as Type II[ permits and modifications as Type I permits. The site plan, conditional use and modification requests of this proposal have been consolidated. RMC 4- 8-080(C)(2) requires consolidated permits to each be processed under "the highest-number procedure". The site plan and conditional use have the highest numbered review procedures, so the site plan, conditional use and modification requests must be processed as Type 11! applications. As Type II[ applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and issue a final decision on them, subject to closed record appeal to the City Council. SITE PLAN AND MODIFICATIONS-9 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2. Zoning/ComJJrehensive Plan Designations. The subject property is zoned Commercial Arterial (CA) and is comprehensive plan designation is Commercial Corridor (CC). 3. Review Criteria. Site plan review standards are governed by RMC 4-9-200(E)(3). Modification criteria are governed by RMC 4-9-250(0). Conditional use criteria are governed by RMC 4-9-030(C). Applicable criteria are quoted below in italics and applied through corresponding conclusions of law. Site Plan RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following: a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: L Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation: the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4- 3-100. 4. The proposal is consistent with applicable comprehensive plan policies, zoning regulations and design regulations as outlined in Finding 20(a)-(c) of the staff report, which is adopted by this reference as if set forth in full, including the findings and conclusions. RMC 4-9-200(E)(3)(b): Off-Site Impact.~: Miligation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; SITE PLAN AND MODIFICATIONS-10 2 3 4 5 6 7 8 9 10 l l 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 5. As determined in Finding of Fact No. 4 and 5, the proposal will not create any significant off- site impacts, including the impacts specifically addressed in the criteria above. RMC 4-9-200(E)(3)(c): On-Site lmpactl·: Mitigation of impacts to the site, including. i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing wind~. and pedestrian and vehicle needs; iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and.filling, and limiting impervious surfaces: and iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the projecl. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. 6. As determined in Finding of Fact No. 4 and 5, the proposal will not create any significant on- site impacts, including those specifically addressed in the criteria above. RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all users, including: SITE PLAN AND MODIFICA TTONS-11 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 i. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds. walkways, bikeways, and emergency access ways; iiL Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 7. As determined in Finding of Fact No. 4, the proposal provides for adequate access and circulation as required by the criterion above. RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. 8. The proposal provides for adequate open space as required by the criterion above as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(t): Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 9. As determined in Finding of Fact No. 5, no view corridors to shorelines or Mt. Rainier are adversely affected. No shorelines are in the vicinity for purposes of requiring public access. RMC 4-9-200(E)(3)(g): Natural System.,·: Arranging project elements to protect existing natural systems where applicable. lO. Natural systems will not be adversely affected by the proposal as determined in Finding of Fact No. 5. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 11. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. SITE PLAN AND MODIFICATIONS-12 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated timeframes,for phased projects. 12. The project is not phased. Modification RMC 4-9-250(0)(2): Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter "f this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to bejustified and required.for the use and siluation intended; and f Will not create adverse impacts to other property(ies) in the vicinity. 13. The criterion above are met for the requested refuse and recycling modification for the reasons identified at page 32-33 of the staff report. Conditional Use RMC 4-9-030(C)(l): Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 14. The proposal is consistent with the Comprehensive Plan and development regulations as outlined in the staff report at pages 6-11, which is incorporated by this reference as if set forth in full. RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 15. As determined in Finding of Fact No. 5(G), the proposal will not result m an 25 overconcentration of storage uses in the city or in the immediate area. 26 SITE PLAN AND MODIFICATIONS-13 2 RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 3 16. As determined in Finding of Fact No. 5 there are no adverse impacts associated with the 4 5 6 7 8 9 10 11 12 13 proposal, so it will not result in substantial or undue adverse effects on adjacent property. RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 17. As determined in Finding of Fact No. 5, the use is compatible with the scale and character of the neighborhood. RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available. 18. As determined in FOF No. 4(E), the proposal will provide for adequate parking. RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement ji,r vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 19. The criterion above has been met as determined in FOF No. 4 on its assessment of traffic impacts. 14 RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 15 16 17 20. Noise, light and glare impacts are adequately mitigated as determined in FOF No. 5 on its assessment of noise and light impacts. RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by 18 buildings, paving, or critical areas. Additional landscaping may be 19 properties from potentially adverse effects of the proposed use. required lo buffer adjacent 20 21. 21 As determined in Finding of Fact 4, the criterion is met. 22 23 24 25 26 DECISION The site plan and conditional use applications and refuse and recycling modification request are all approved subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non-Significance Mitigated, dated January 26, 2015. SITE PLAN AND MODIFICATIONS-14 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2. The applicant shall be required to submit a revised landscape plan to the Current Planning Project Manager prior to building pcnnit approval. The revised landscape plan shall depict the following: a. Additional screening shrubs and landscaping in place of the lawn in front of the building, additional interior parking lot landscaping with no more than 50 feet between parking stalls along the west building elevation; b. Additional fully sight-obscuring trees to the north end of the detention pond and a combination of trees and shrubs around all sides of the pond; and c. Add planter boxes (or large planter pots) along the west elevation of the building to the secondary entrance of the lobby/office from the parking lot. The revised landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 3. The applicant shall be required to revise the parking plan to include no more than 18 surface parking stalls. The eliminated parking stalls shall be replaced with interior landscape islands along the west fa9ade of the building. 4. The applicant shall submit bicycle parking detail demonstrating compliance with the bicycle requirements outlined in RMC 4-4-080F. The bicycle parking detail shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 5. The applicant shall be required to provide a wood, split-rail fence along the west side of the stream and wetland buffers with the appropriate level of stream and wetland protection signage. The proposed fence detail shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 6. The applicant shall provide a minimum of 1,328 square feet of pedestrian-oriented space near NE 4th Street. The proposed pedestrian-oriented space shall be shown on a revised landscaping plan and revised site plan and each shall be submitted to, and approved by, the Current Planning Project Manager prior to building pennit approval. 7. The applicant shall be required to provide seats or benches along the front or near the street facing fa9ade of the building which complies with the Design District standards. The seating shall be of durable, vandal-resistant and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time and that do not impede or block pedestrian access to public spaces or building entries. The seating location shall be indicated on a revised site plan and a detail shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 8. The applicant shall be required to provide windows within the staircases on the west and east facing fa9ades. The proposed elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building pennit approval. 9. The applicant shall be required to paint all roll-up doors visible from the exterior of the building gray ( or an equivalent color). The proposed paint swatch shall be submitted to, and approved by, the Current Planning Project Manager prior to building pennit approval. 10. The applicant shall be required to submit a conceptual sign package which indicates the approximate location and size of all exterior building signage. Proposed signage shall be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building pennit approval. SITE PLAN AND MODIFICATIONS-15 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 11. The applicant shall provide a lighting plan which complies with the Design District standards. The plan shall indicate the location of exterior/ornamental lighting to be attached to the building, and any surface parking lighting, including specifications of the light fixtures. The lighting plan shall prevent light spillage to adjoining property to the east to the extent reasonable and feasible and as required by City standards. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. DA TED this 3rd day of March, 2014. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-I IO(E)(l4) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(l3) and RMC 4-8-IOO(G)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 71h floor, ( 425) 430-6510. Affected property owners may request a change m valuation for property tax purposes notwithstanding any program of revaluation. SITE PLAN AND MODIFICATIONS-16 Subject: PURCHASING, BIDDING AND CONTRACTING REQUIREMENTS Effective Date: Supersedes: Page: 4/1/2010 4/1/2010 1 of 17 1.0 PURPOSE: Index: Administration Number: 250-02 Staff Contact: lwen Wang POLICY & PROCEDURE Approved By: Denis Law To establish a uniform and efficient review, approval and execution policy and procedure for selection, bidding, leasing, and contracting requirements for goods, services and public works projects throughout the City. 2.0 ORGANIZATIONS AFFECTED: All departments/divisions. 3.0 REFERENCES: RCW 35.22.620; RCW 35A.40.200 & 210; RCW 39.04.010 & 155 & 350; RCW 39.10.420 & 430; RCW 39.35A.020; RCW 39.80. City of Renton Resolution No. 4029. City Policy 400-12 4.0 POLICY: It is the policy of the City of Renton to utilize uniform, efficient, and competitive bidding, purchasing, quoting, Requests for Proposals (RFPs}, cooperative purchasing, and Statements of Qualifications (SOQs) consistent with State law, and to ensure that all public purchases and contracts for services, equipment, materials, supplies and public works are executed and managed at the highest professional and ethical standard and to achieve the greatest attainable levels of quality and value permitted by law. The City encourages funds expended by the City, to the extent possible and practical, be reinvested in the local economy. 5.0 DEFINITIONS: 5.1 ALTERNATIVE PUBLIC WORK CONTRACTING PROCESSES: As it relates to this policy, Alternative to the Competitive Sealed Bid process includes: 1) Small Works Roster (RCW 39.04.155); 2) limited Public Works Projects Process (RCW 39.04.155(3)); 3) Performance-Based Contracts for Energy Equipment; and 4) Job Order Contracting (RCW 39.10.420). Policy 250-02 p. 2 5.2 CHANGE ORDER: A written amendment or modification of a contract. Including, but not limited to, contracts for construction of a Public Work using alternative public works processes authorized by RCW 39.10. 5.3 CONTRACT: An agreement between the City and one or more entities. 5.4 CONTRACT CHECKLIST: A form required to be completed and submitted to the City Clerk Division with appropriate attachments for any contract, agreement, addendum, lease, or change order. 5.5 CRAFT: A "sub-unit" of a construction group such as carpenters, electricians and masons. 5.6 ELECTRONIC WRITTEN QUOTES: A process whereby price quotations are obtained by fax, email, or other paper or electronic format for the purpose of producing and comparing a written record of vendor quotes. 5. 7 EMERGENCY: Unforeseen circumstances beyond the control of the municipality that either a) present a real, immediate threat to the proper performance of essential functions; orb) will likely result in material loss or damage to property, bodily injury, or loss of life if immediate action is not taken. 5.8 ENERGY CONSERVATION EQUIPMENT AND SERVICES: Equipment and services that are expected, upon installation, to reduce the energy use or energy cost of an existing building or facility. The services associated with the equipment, materials, or supplies include, but are not limited to, design, engineering, financing, installation, project management, guarantees, operations, and maintenance. Reduction in energy use or energy cost may also include reductions in the use or cost of water, wastewater, or solid waste. RCW 39.35A.020(1) 5.9 GOODS AND MATERIALS: Supplies and equipment not used in connection with a Public Work including, but not limited to, office supplies, maintenance supplies (e.g. beauty bark, top soil, etc), automobiles, equipment (e.g. specialty lighting, cameras, and furniture). 5.10 INTERLOCAL COOPERATIVE PURCHASES: Cooperative or joint purchases by different governmental entities established through interlocal agreements. 5.11 JOB ORDER CONTRACT: A contract the City has entered into pursuant to RCW 39.10.430 with a registered or licensed contractor for an indefinite quantity of work, over a fixed period of time, for the use of future negotiated, definitive work orders for public works projects. 5.12 PERFORMANCE BASED CONTRACT: A contract that provides for payment only if there are cost savings. RCW 39.35A.020{4) 5.13 PROFESSIONAL SERVICES: Activities rendered by any person, other than an employee of a public or government agency, involving the presentation or delivery of Policy 250-02 p. 3 professional opinion, assessment, design, or other information to the City having a primarily intellectual final product. 5.14 PUBLIC WORK: All work, construction, alteration, repair, demolition, or improvement, other than ordinary maintenance, that is executed by contract, purchase order, or any other legal agreement and that is executed at the cost of the City, or which is by law a lien or charge on any property of the City (RCW 39.04.010 (4)). The sources of the funding shall not determine the applicability of the statute, and may include, but is not limited to, such sources as those payments made through contract with insurance companies on behalf of the City. 5.15 ORDINARY MAINTENANCE: In the context of Public Works contracts and prevailing wages, is defined as work that is not performed by contract' and that is performed on a regularly scheduled basis not less frequently than once per year to service, check, or replace items that are not broken; or work not performed by contract that is not regularly scheduled but is required to maintain the asset so that repair does not become necessary and is performed by City workers. 5.16 PUBLIC WORK (COMPETITIVE) BID PROCESS: Formal process of securing competitive price quotes for public work projects based on a specific set of specifications by publishing a call for bid in the City's official newspaper, or a paper of general circulation most likely to bring responsive bids, at least 13 days prior to the bid opening date. The advertisement designates a specific time and place for sealed bids to be publicly opened and read by the City Clerk. The City Council awards the contract to the contractor submitting the lowest responsible bid. 5.17 PUBLIC WORKS PROJECT TOTAL: The costs of a separate public work project shall be the costs of all labor, materials, supplies, equipment, incidentals, and applicable sales taxes required to complete all work included in the project proposal. 5.18 REQUEST FOR PROPOSALS (RFP}: Solicitation of proposals for professional services, or equipment, materials or supplies not associated with a public work. RFP's are project specific and distinctly describe the services needed and qualifications required. S.19 REQUEST FOR STATEMENT OF QUALIFICATIONS (SOQ/RFQ): Solicitation of statements of qualifications for certain project types. SOQ's are a list of general qualifications and are typically used for routine and/or smaller projects. 5.20 SEALED BID: A document containing all required State and City documents as well as the bidder's proposal of project cost that is delivered to the City in a sealed envelope and is only to be opened at the scheduled bid opening time. 1 WAC 296-127-010(7)(b) lists situations under which prevailing wages do not have to be paid. The phrase "not performed by public contract" must be in the definition of "ordinary maintenance," when prevailing wages are at issue because cities must pay prevailing wages when contracting for services as opposed to using City force. City of Spokane v. Department of Labor and Industries. Policy 250-02 p.4 5.21 SMALL WORKS ROSTER: A list of public work contractors who have requested placement on the roster and who are properly licensed or registered to perform work in this state. 5.22 SOLE SOURCE SUPPLY: A desired product clearly limited to a single source or supply. 5.23 TAXES: All amounts and thresholds contained herein shall be inclusive of applicable sales and use taxes at the time of soliciting for bids/proposals. 5.24 WORK ORDER: An alternate method of procuring services for public works projects, through the City's job order contractor for a specific public works project under $350,000. Aggregate work orders under the same Job order contract is limited to $4 million per year. 6.0 VENDOR SELECTION PROCEDURES 6.1 Determining Cost, Selection Process, Authorization and Signing Authority: Total estimated cost includes all applicable materials, supplies, equipment, labor, and applicable sales and use tax for the entire scope of the purchase. The entire scope should include all of the City's anticipated needs at the time of solicitation. Intentionally limiting job scope to avoid the competitive contractor selection process and proper authorization is prohibited. Based on the purchase type and the total estimated cost the Purchasing Matrix in Exhibit B shall be used to identify the appropriate selection process, and required levels of authorization and signing authority. 6.1.1 Public Works Projects done by City Employees: For public works projects, excluding ordinary maintenance, that exceed $40,000 for single craft and $65,000 for multiple craft, the project must not be done by City work crews and must be competitively bid. 6.2 Soliciting Quotes, RFP's, and SOQ's through Shared Vendor Lists (small works roster): The City is a participant of the eCityGov Alliance, which allows access to a wide variety of vendor lists through its Shared Procurement Portal, including vendors for supplies, materials, equipment, Architecture and Engineering, professional services, and public works. The eCityGov Alliance is responsible for fulfilling the advertising requirements prescribed by RCW 39.04.155 for small works rosters. This forum should be used to identify vendors and solicit quotes when applicable. The eCityGov Alliance website can be found at www.sharedprocurementportal.com. Usernames and passwords for individual users can be obtained through the Finance Department. Policy 250-02 p.5 When required, the City shall solicit quotations from all appropriate vendors to assure that a competitive price is established. Invitations for quotes shall include an estimate of the scope and nature of the work to be performed as well as materials and equipment to be furnished. Detailed plans and specifications need not be included in the invitation. At the time quotes are solicited, the City representative shall not inform a contractor of the terms or amount of any other contractor's quote for the same project. 6.2.1 Minimum Solicited Quotes: The minimum number of quotes solicited shall be dictated by the selection process identified in the Purchasing Matrix (exhibit B). Quotations may be invited from a/I appropriate vendors who have indicated the capability of performing the kind of work being contracted in a manner that will equitably distribute the opportunity among all appropriate vendors on the Shared Procurement Portal roster. It is likely not all vendors will respond with quotes and there is no minimum requirement for the number of quotes that are actually received prior to selecting a vendor. The City must ensure that it equitably distributes the opportunity to bid to all appropriate contractors (RCW 39.04.155 2(c)). Therefore, the same vendors may not be singled out repeatedly for solicitation when other vendors are excluded from solicitation. If the estimated cost of the work is from one hundred and fifty thousand dollars ($150,000) to three hundred thousand dollars ($300,000), and the City has not solicited quotations from all appropriate vendors on Shared Procurement Portal roster, the City must notify the remaining vendors on the appropriate roster that quotations on the work are being sought. The City has the sole option of determining whether this notice to the remaining vendors is made by: a) Publishing notice on the City's website, or if applicable, with a link posted on the eCityGov shared procurement portal; b) Sending a notice to these vendors by email based on an email address provided by these contractors to the City or eCityGov database. 6.2.2 Record Keeping: A written record shall be made by the City representative of each contractor's bid on the project and of any conditions imposed on the bid. Immediately after an award is made the bid quotations obtained shall be recorded, open to public inspection, and available by telephone inquiry. 6.3 Solicitation of Formal Sealed Bids: For a public work contract greater than $300,000 or where a "Formal Sealed Bid" is called for, a call for bids shall be published at least Policy 250-02 p. 6 13 days in advance of the bid submission deadline. The call for bid shall be e-mailed to the City Clerk and Deputy Clerk for advertisement at least two days prior to the first date of legal publication. 6.3.1 Advertisement Content: The legal advertisement for the call for bid should contain the following items: a) Title of project; b) Nature and scope of work to be performed and materials and equipment to be furnished; c) If applicable, statement of mandatory contractor criteria and notice of any supplemental criteria under RCW 39.04.350 d) Location where contract documents (plans and specifications) may be obtained or reviewed including the URL of any electronic posting; e) Cost to obtain a set of contract documents, or instructions for downloading or printing electronic documents; f) Time after which bids will not be received and the location where bids are to be submitted; g) Place, date, and time set for opening of the sealed bids; h) Name and telephone number of staff contact; i) Requirements for an accompanying bid bond; and j) Statements that the City retains the right to reject any and all bids and to waive minor irregularities in the bidding process. 6.3.2 Bid Bond: For contracts of $300,000 or more, bid bonds are required to help ensure that a bid has been made in good faith and that the bidder will enter into a contract if his or her bid is accepted. RCW 35.23.352(1} provides that each bid must be accompanied by a bid proposal deposit in the form of a cashier's check, postal money order, or surety bond to the City for a sum of not less than five percent of the bid amount, including sales tax. After bids are opened and the contract is awarded to the lowest responsive responsible bidder as required by RCW 35.23.352, the bid proposal deposits or bid bonds are returned to the unsuccessful bidders. The successful bidder's bid bond or deposit is retained until the bidder enters into a contract with the municipality and furnishes a performance bond in the full amount of the contract price. If the successful bidder fails to enter into a contract with the municipality and does not provide a performance bond within ten days of being notified of the bid's acceptance, the bidder generally is required to forfeit the bid bond or deposit. 6.3.3 Public Works Contracts over $1 million: RCW 39.30.060 specifies that in order for a bid to be considered responsive, every bidder for a public works contract of over $1 million must submit (either with their bid or within one hour of the bid submittal time) the names of all subcontractors that will be Policy 250-02 p. 7 used for heating, ventilation and air conditioning, plumbing, and electrical work. 6.4 Lowest Responsible Bidder: After all bids (through the formal sealed bid process) or quotes (from the small works roster process) have been submitted, the contract shall be awarded to the lowest responsible bidder as defined by RCW 39.04.350(1). Formal sealed bids must be opened in public at the place, date, and time set forth in the bid proposal. The City shall award the contract for the project to the lowest responsible bidder (RCW 39.04.350) provided that, whenever there is a reason to believe that the lowest acceptable bid is not the best price obtainable or other reasons (i.e., defect or any other reason), all bids may be rejected and the City may call for new bids. 6.5 Determination of Responsible Bidder: For all public works contacts, a responsible bidder is defined by RCW 39.04.350 as 1) being a registered contractor, 2) having current state unified business identifier number, 3) having valid workers' compensation insurance coverage as evidenced by a valid certificate of registration from the department of Labor and Industry for bidder employees, 4) valid Employment Security number for unemployment insurance, 5) an affidavit that bidder is not disqualified from bidding as provided by statutes governing unregistered and unlicensed contractors and/or failing to pay prevailing wages per RCW 39.12.065(3) or 39.06.010., and 6) holds a state excise tax registration number. 6.5.1 Supplemental Bidder Responsibility: In addition to the standard responsible bidder requirements, the City may develop additional criteria to determine whether the lowest bidder is responsible. Parameters for the supplemental criteria are set by RCW 39.04.350(2). The purpose of Supplemental Bidder Responsibility is to identify whether the low bidder holds the relevant experience, training, and/or certification requirements or qualifications. Criteria may include experience and other qualifications of the bidder's subcontractors, suppliers, or employees who will be performing specific work on the project. When developing supplemental criteria, project managers should ensure the supplemental criteria is deliberate, documented, defensible, and relevant to the project. The supplemental bidding criteria must be advertised in the bid documents. In addition the City must state the basis for evaluation, deadline for submitting bidder responsibility documentation, and the deadline for the appeal of any "not responsible" determination that has been made. The City shall evaluate the low bidder's submitted documentation to determine whether they meet the supplemental criteria for a responsible bidder. If the low bidder fails to submit the required supplemental criteria Policy 250-02 p. 8 documentation, that bidder may be found not responsible. Determination of responsibility must be made prior to award of contract. Appendix A includes a list of Supplemental Bidder Responsibility Criteria examples. This appendix should be used as a tool only. 6.6 Evaluation of Rf Ps and SOQs: If the City has solicited SOQs or RFPs for the procurement of Architecture and Engineering type services or other professional services, qualifications should be evaluated as follows: evaluation of the qualifications and performance data along with any information submitted regarding the proposed project. Following evaluation of the written proposals and other relevant information, the City may perform oral interviews with the firms rated the highest. The City shall select the firm "most highly qualified" to provide the required services. The price or cost of the service may not be considered by the City when determining which firm is the most highly qualified. After selection, the City may negotiate a contract for the services at a price that it determines is fair and reasonable, considering the estimated value of the services to be rendered, as well as the scope and complexity of the project. If a satisfactory contract cannot be negotiated, the City shall formally terminate the negotiations with that firm and attempt to negotiate a contract with the next most qualified firm. The process continues until an agreement is reached or the search is terminated. 6.7 Purchases with Federal Funds: On any purchase either partially or fully funded with federal funds, bidders must provide a non-collusion and debarment affidavit. The project manager must also verify that the bidder is not debarred or suspended from federally funded programs by: 1) verifying the contractor is not on the "Lists of parties Excluded from Federal procurement or Nonprocurement Programs", 2) printing the verification and 3) maintaining the printed verification with original bid documents as proof of responsibility. 6.8 Maintenance Contracts: For the purpose of fulfilling all contractor selection, procurement, and contract requirements, maintenance contracts are treated the same as procurement for public work projects. While maintenance contracts are subject to prevailing wage requirements, they are not subject to the performance and payment bonds and retainage requirements that other public works contracts are subject. All maintenance contracts that are procured by the City must have a written contract that clearly defines scope, time frame for job completion/contract period, and cost. To properly identify total cost the City's needs for the entire year should be considered and combined, when appropriate. Policy 250-02 p. 9 The City's preference is to create annual, or even multiyear, contracts for recurring and routine maintenance services if it can achieve significant cost savings with a longer contract period. Total contract cost is determined by the aggregate value of the contract including all periods the contract entails. All maintenance services contracted each year will be required to have a fully executed contract if the services will cost more than $10,000 a year. 6.9 On-Call Contracts: City departments may solicit bids for on-call contracted services for small maintenance, public work projects, and professional service contracts. These services can include, but are not limited to: emergency tree removal, plumbing, electrical and housing repair. The benefit of using an on-call contract gives the City flexibility for getting repairs done quickly, and reducing administrative time spent on managing very small public works projects. Therefore, each on-call contract amount should not exceed $35,000. When establishing an on-call contract, special care should be given to ensure all procurement and contracting laws are followed. The Purchasing Matrix in Exhibit B should be used to identify the performance bond, prevailing wage, and retainage requirements applicable to the services provided by the on-call contract. On-call contracts must only be made with contractors who meet the applicable minimum requirements established by RCW 39.04.350 and outlined in section 6.5 of this policy. The following are considerations to make when establishing an on-call contract: 1. Identify all of the potential small tasks that will need, or may need, completion throughout the duration of the contract. Do not include tasks that are sa large that they should be procured individually through a stand-alone maintenance, service, or public works project. 2. Parts and materials can be bid by the vendor as cost plus a defined markup. 3. Vendors can also bid the hourly cost of their workers based on prevailing wage plus a defined markup. 4. The total bid should be the sum of the unit prices items times the task quantity. The vendors who bid are not guaranteed any minimum contract amount; only the maximum contract amount. 5. Consider including a contract clause that reserves the City's right to ask for a price in advance for each project that is estimated to exceed $2,500.The City can select one on call vendor or several. Within the bid documents, the City can outline the expectations of how quickly the vendor will respond. Selecting several vendors to be on the list provides for availability of a number of firms and each City department can use the list to find a vendor to meet its timeframe and/or budget constraints. 6. These contracts should be one year in duration, with a maximum of two Policy 250-02 p. 10 separate one year extensions. 7. Prevailing wage intents must be filed prior to the first payment under the contract and affidavits need to be filed with the Department of Labor and Industries at least annually. 6.10 Exceptions to the Competitive Selection Process 6.10.1 lnterlocal Purchasing Authorized: State contracts, and other interlocal cooperative purchasing agreements may be utilized for acquisition of non- public work goods, supplies, materials, equipment, and services without going through additional processes described in this policy. 6.10.2 Purchase at Auctions: RCW 39.30.045 allows for the purchase of any supplies or equipment at auctions rather than through competitive bidding, if the items can be obtained at a competitive price. 6.10.3 Emergencies: In the event an emergency situation arises which necessitates a deviation from bidding and contracting requirements, the Mayor or his/her designee shall award, on behalf of the City, those contracts necessary to address the emergency situation. In emergency situations, RCW 39.04.280 requires that a written finding of the existence of an emergency be made and entered into the public record no later than two weeks following the award of the contract. RCW 39.04.280 defines an emergency as "unforeseen circumstances beyond the control of the municipality that either: a) present a real, immediate threat to the proper performance of essential functions; or b) will likely result in material loss or damage to property, bodily injury, or loss of life if immediate action is not taken." 6.10.4 Sole Source: In the event a department finds it necessary to use a sole source for the acquisition of materials, supplies, equipment, or services, the department shall first submit, for approval, a rationale to the department head for contracts less than $35,000 or the Mayor for contracts in excess of $35,000. If approved, the sole source acquisition may be executed subject to the Contracting section (Section 7) and Approval and Execution section (Section 8) of this policy. Sole source acquisition may only be used in instances where there is exclusive distributorship of product or service or if such service or product is clearly unique. A requirement for a particular proprietary item does not justify sole source procurement if there is more than one potential bidder or offerer for that item. Policy 250-02 p. 11 6.10.5 Performance-Based Contracts for Energy Conservation Equipment and Services: Cities may enter into performance-based contracts when contracting for certain water conservation services, solid waste reduction services, and energy conservation equipment and services. To acquire such equipment, services or supplies, the City need not follow a competitive bid process. Instead, the City shall announce its requirements and seeks proposals to meet those requirements. Using evaluation criteria it has established in the Request for Proposals, the City then negotiates with the person or firm that has submitted the "best proposal" according to the criteria. If the City is unable to develop a satisfactory contract with that person or firm, it may select the next best person or firm and negotiate with it until a contract can be agreed to or the selection process is terminated. 6.10.6 Job Order Contract (JOC): Small public works projects, not exceeding $350,000, may be procured by creating a work order through the City's job order contractor. The project manager shall be familiar with the terms of the contractor's price book and must be comfortable negotiating prices. The City's project manager must ensure that the contractor has identified the correct line items in the price book, and quantities, for the project. Using the JDC only offers an alternative to the procurement method of a small public works project. Each work order procured through the job order contractor is still bound, but not limited, to the following requirements: 1. Each work order is subject to approval per the City's authorization thresholds identified in the Purchasing Matrix and section 6.1 of this policy and procedure. 2. The job order contractor shall pay prevailing wages, pursuant to RCW 39.12, and section 7.1 of this policy. 3. The job order contractor shall be subject to all performance and payment bonds, pursuant to RCW 39.08, and section 7.2 of this policy. 4. Retainage shall be withheld, pursuant to RCW 60.28, and section 7.3 of this policy. S. Each work order is still subject to compliance with sections 6.9, 7.4, and 7.5 of this policy. 6.10.7 Telecommunications and Data Processing Equipment and Software: For purchases of telecommunications and data processing equipment, the City Policy 250-02 p. 12 may opt to use an RFP process for solicitation. Refer to section 6.6, Evaluation of RFPs and SOQs. 6.11 Purchases with Grant Funds: If the purchase is funded either fully or partially with grant money, the purchasing requirements stipulated in the grant award supersede the City of Renton's purchasing procedures. Unless the City's purchasing requirements are more restrictive, in which case the most restrictive requirements must be followed. 6.12 Local Business Preference: City departments shall make their best effort to purchase goods and services from local businesses when price, availability, quality/qualification and responsibility are comparable. This preference is not applicable when prohibited by law, agreement, funding source or when the purchase is made through competitive or cooperative/interlocal purchase agreement in accordance with procedures prescribed herein. 7.0 CONTRACTING REQUIREMENTS Whenever the City enters into a service agreement (maintenance, professional service, or public work) there are several contracting requirements that must be considered. All contracts should include the total contracted amount, detailed description of work to be done, scope, and time frame requirements. In addition, the Purchasing Matrix in Exhibit B identifies three additional potential requirements: prevailing wage, payment and performance bond, and retainage. 7.1 Prevailing Wages: The City is required by RCW 39.12.040 to require contractors to pay prevailing wages on all public works contracts. A "Statement of Intent to Pay Prevailing Wages", approved by L&I, must be received from a contractor before any payment is made, and an L&I certified "Affidavit of Wages Paid" must be received following final acceptance of the work. Final payment will be withheld on all contracts until the L&I certified Intent and Affidavit forms are received. If retainage is being withheld, final payment will be the retainage release; if no retainage is being withheld, final payment is the final pay estimate. 7.1.1 Alternate Process: RCW 39.12.040 allows for an alternate process to accept combined Intent and Affidavit short forms for contracts with a value under $2,500, when a small works roster is used to solicit quotes. This process allows the contractor to submit both the "Statement of Intent to Pay Prevailing Wages" and "Affidavit of Wages Paid" directly to the City without prior L&I approval or certification. Within 30 days of receiving the contractor's Affidavit, the City must submit the Affidavit of Wages Paid to L&I for approval. If a small works roster is not used to solicit quotes, this alternate process cannot be used. Policy 250-02 p.13 For multi-year maintenance contracts; Intents must be filed no less than once in the beginning of the contract period (prior to first payment) and approved affidavits must be filed at least once annually at the end of the year. 7.2 Performance and Payment Bonds: Performance and payment bonds are a required contract component for all public works and maintenance service contracts. Depending on the total cost and the selection process used, the retainage requirements may vary. Contracts Greater than $35,000: Performance and payment bonds are required for no less than 100% of the contract amount. Contracts $10,000 -$35,000, using small works roster: Performance and payment bonds may be waived, provided the contract is procured through the small works roster, as described in section 6.2 of this policy. Contracts $10,000 -$35,000, not using small works roster: If solicitation has not occurred through the small works roster process, Performance and payment bonds are required for no less than 100% of the contract amount. At the option of the contractor, the performance and payment bond may be waived in lieu of 50% retainage. 7.3 Retainage and Claims against a Contractor: Retainage is a required contract component for all public works and maintenance service contracts, except for public improvement contracts involving the construction, alteration, repair, or improvement of any highway, road, or street funded in whole or in part by federal transportation grants. For these contracts, the City shall rely upon the contractor's performance bond for project completion and fulfillment of claims and liens. For all other contracts, the retainage requirements vary depending on the total cost and selection process used. Contracts Greater than $35,000: Per RCW 60.28.11, a 5% retainage will be withheld from all contractor payments for the purpose of fulfillment of claims and liens. In lieu of having retainage withheld, the contractor may submit a bond for all or any portion of the contract retain age in a form acceptable to the public body and from a bonding company meeting standards established by the public body. Contracts $10,000 -$35,000, using small works roster: Retainage may be waived ifthe contractor is selected through the small works roster process, as outlined in section 6.2 of this policy. Contracts $10,000 -$35,000, not using small works roster: A 5% retainage Policy 250-02 p. 14 will be withheld from all contractor payments for the purpose of completion of projects and fulfillment of claims and liens. If the contractor has exercised their option to waive performance and payment bond (section 7.2), then 50% retainage will be withheld. All claims filed against a contractor's retainage and/or performance bond on a public work project shall be submitted to the City Clerk Division and filed within 45 days of final project closeout. Copies will be forwarded to the project manager, risk manager, and City attorney. The original will be forwarded to the Accounts Payable Division of the Finance Department. The closeout provisions in section 7.5 of this policy must be fulfilled within 60 days of project completion so retainage is ready for release provided the City has received all State releases identified in RCW 60.20.021. 7.4 Change Orders and Addenda: A change order, a supplement, an amendment, or an addendum is any alteration to an existing contract or agreement. Change orders and addenda may occur during a project in progress that is consistent with the initial scope, quantities, specifications, or contracting period upon which the contract was awarded. New bids are not required when unforeseen extra work becomes necessary under a valid preexisting contract. However, when change in scope and purposes deviates substantially from the original plans as to constitute a new undertaking, such change shall be reviewed by the City Attorney in consultation with the contracting department to determine if it constitutes a separate project and requires a new selection and contract process. When the cumulative value of addenda or change orders exceeds the higher of $100,000 or 10% of the initial contract award amount, that contract will be highlighted on the City Clerk's quarterly contract report to the City Council as information only. At the Council's request, further information on specific contract change orders or addenda that exceed the $100,000 or 10% thresholds will be provided by the Department Head or designee. 7.5 Project Closeout: All public work contracts must be authorized and approved for final completion by the authority that originally approved the contract (i.e. contracts less than $35,000 will require a department head signature for final closeout). For projects requiring Council authorization the project manager will present the final completion to Council for approval. 1. Once the project has been authorized for final completion, the project manager will issue the Notice of Completion and send to Accounts Payable (A/P). A/P will send the Notice of Completion to Department of Revenue, Department of Labor & Industries, and the Employment Security Department to start the process of retainage release. A/P will also review the project file Policy 250-02 p. 15 to ensure that all the affidavits of prevailing wages have been filed by the primary contractor and all the sub-contractors. If there are any outstanding claims against the bond, A/P will contact the project manager to get those claims cleared up prior to release of retainage. 2. Once A/P receives all notifications of compliance from Department of Revenue, Department of Labor & Industries and the Employment Security Department, and all claims against the bond have been cleared, a final email will be sent to the project manager verifying the job is complete and ready to release the retainage. Final pay estimates can be paid to the contractor prior to council approval, but retainage will not be released until project closeout is complete and any claims against the retainage have been settled. Full project closeout must be completed within 60 days of project completion, so retainage may be released, provided all state releases identified by RCW 60.28.021 have been received. 8.0 APPROVAL AND EXECUTION OF CONTRACTS AND AGREEMENTS; 8.0 Council Approval of Contracts; All contracts and agreements that exceed $100,000 or public works contracts that exceed $150,000 require Council approval prior to execution. 8.1.1 Public Work Contracts: Following bid opening and tabulation, an agenda bill will be prepared by the City Clerk. The project manager shall prepare a memo to the City Council recommending award of the project contract to the lowest, responsible bidder and identifying the funding source. The memo will be submitted to the City Clerk to accompany the agenda bill and the bid tabulation. If all three of the following criteria are met, the project will be placed on the Council's consent agenda for a recommended action of "Council concur": 1. The lowest responsible bid is within the project budget; 2. More than one bid was received; and 3. The bids contained no significant irregularities If one of more of these criteria are not met, the bid award will be referred to the appropriate Council committee for review and recommendation. All bid packages, including date-stamped envelopes, shall be returned to the City Clerk Division for archiving. 8.1.2 Non-Public Work Contracts: Non-public works contracts $100,000 and over shall be Policy 250-02 p, 16 placed on the Council consent agenda with recommended action of referral to the appropriate Council committee, unless the purchase is for routine or reoccurring goods or services, in which case it may be placed on the Council consent agenda with the recommended action of "Council concur." If the contract or purchase is through an interlocal agreement that has not been previously approved by the City Council, the interlocal agreement requires adoption of a resolution. 8.2 Change Orders and Addenda: Any eligible addenda or change order that either individually or cumulatively have a cost in excess of $100,000 or 10% of the original contract (whichever is greater), shall be highlighted on the City Clerk's quarterly contract list and placed on the consent agenda with the recommended action of "Council concur" if the following conditions exist: 1. The cost of the change order or addenda does not exceed the budgeted amount originally approved for the contract, including previously approved addenda; 2. The line item has been budgeted and does not exceed the budgeted amount; If one or more of the conditions listed above are not met, a separate consent agenda item the change order or addenda will be referred to the appropriate Council committee for review and recommendation. Change orders and addendum shall be executed by both parties before the contract period of the performance ends and before the contractor begins work as authorized by the amendment. 8.3 Exceptions that apply to all contracts: In addition to the new contracts, changes orders, and addenda referenced above, the following circumstances also require Council review: 1. The line item exceeds the amount budgeted or is not budgeted, in which case it will require referral to appropriate Council committee. 2. The contract or purchase is through an interlocal agreement or grant that has not been approved by the City Council and requires adoption of a resolution. 8.4 Execution of Contracts 8.4.1 Transmittal and Approvals Required: All City contracts and contract change Policy 250-02 p. 17 orders, amendments, addendum, supplements, regardless of signature authority, will be submitted to the City Clerk Division accompanied by a completed contract checklist form (available through the City Clerk and on the intranet). Staff is responsible for completion and attachment of all applicable requirements as indicated on the contract checklist. Whenever possible, the original contracts should be signed first by the contractor, consultant or governmental agency entering into the contract before being submitted to the City Clerk for execution by the Mayor. 8.4.2 Signing Authority: All contracts $35,000 and over, including amendment shall be approved by the Mayor. The Mayor may delegate the authority to execute contracts and agreements whose value is less than $100,000, or $150,000 for public works contracts to Department Heads. Following execution, the City Clerk Division will return one or more original contracts to the department to transmit to the contractor, consultant or agency. One original contract will be retained by the City Clerk Division. 8.4.3 Indexing and Archiving: All City contracts will be assigned a CAG (Contract Agreement) number, indexed and archived by the City Clerk Division in accordance with the State records retention schedule. 8.5 Informational Report The City Clerk Division shall maintain a contract log and provide Council with quarterly reports on all new contracts executed by the City during the past quarter that are $50,000 or more in value. Policy 250-02 p. 18 EXHIBIT A Sample of Supplemental Bidder Responsibility Criteria Supplemental criteria can vary from contract to contract. Project managers should keep in mind that not all criteria are applicable to all projects and some criteria will require customization for a specific project. When developing supplemental criteria the project manager should ensure the criteria are 1) relevant to the specific project, 2) necessary, and 3) clear and specific. General and subjective language should not be used. The following are some examples that are generally relevant to most contracts. More specific criterion may be developed for each contract. 1. Criterion: The Bidder shall not owe delinquent state taxes to the Washington State Department of Revenue in the past three years. Documentation: The Bidder shall not be listed on the Washington State Department of Revenue's "Delinquent Taxpayer List" on State website. 2. Criterion: The Bidder shall not currently be debarred or suspended by the Federal Government. Documentation: The Bidder shall not be listed as a current debarred or suspended bidder on the U.S. General Administration's "Excluded Parties List System" on the GA website. 3. Criterion: The Bidder shall not have been convicted of a crime involving bidding on a public works contract within five years from the bid submittal deadline. Documentation: The Bidder shall sign a statement (on a form to be provided by the City) that the Bidder has not been convicted of a crime involving bidding on a public works contract. The City may also use independent sources of information to demonstrate whether the Bidder is in compliance with the criterion. 4. Criterion: The Bidder shall not have had any public works contract terminated for cause by a government agency during the five year period immediately preceding the bid submittal deadline for this project. Documentation: The Bidder shall sign a statement (on a form to be provided by the City) that the Bidder has not had any public works contract terminated for cause by a government agency during the five year period immediately preceding the bid submittal deadline for this project. The City may also use independent sources of information to demonstrate whether the Bidder is in compliance with this criterion. 5. Criterion: The Bidder shall not have lawsuits with judgments entered against the Bidder within five years ofthe bid submittal date. Policy 250-02 p. 19 Documentation: The Bidder shall submit a list of lawsuits with judgments entered against the Bidder within five years of the bid submittal date, along with a written explanation of the circumstances surrounding each such lawsuit. 6. Criterion: The Bidder shall not have a record of prevailing wage complaints filed against it within five years of the bid submittal date that demonstrates a pattern of failing to pay workers prevailing wages. Documentation: The Bidder shall submit a list of prevailing wage complaints filed against it within five years of the bid submittal date. The City may also evaluate complaints filed within the time period specified that were not reported by the Bidder. DEPARTMENT OF CC.. JIUNITY .. r*" City of, -------1 1_ s JJ £(j Il 0, l:{J) AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Nome: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: February 17, 2015 Storage One on 4th Expansion Renton Mini II LLC, 133 E Lake Sammamish Lane NE, Sammamish, WA 98074 Raymond Garno, Stricker Cato Murphy Architects, P.S., 3111st Ave. S, Ste 300, Seattle, WA 98104 Travis Ameche, Urban Self Storage, Inc., 918 S. Horton St., Suite 1000, Seattle, WA 98134 LUA14-001641, ECF, SA-H, CU-H, MOD Clark H. Close, Associate Planner Urban Self Storage, Inc. is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3-story mixed-use retail and storage building. The vacant site is located on the south side of NE 4th St just west of NE 4th St and Field Pl NE. Access is served by right-in/right- out only. Interior circulation includes a two-way drive aisle that serves 25 parking stalls. There is also an additional 20-foot wide emergency fire access lane on the east side of the building. The site contains a Category 3 wetland and one Class IV stream on the eastern portion of the property. The applicant is proposing to retain 30 trees within the critical areas and buffers. The applicant submitted a Geotechnical Study, a Traffic Analysis, a Preliminary Technical Information Report, and a Wetland Assessment Report. A refuse and recycle modification is being requested in order to reduce the size of the required deposit and collection area. The proposal also includes a stormwater detention pond at the southwest portion of the site. Approximately 4815 NE 4th Street (APNs 152305-9002 and 152305-9178) Project Location Map HEX Report_LUA14-0016411641 City of Renton Department of Lummunity & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision WA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 2 of 37 I 8. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Exhibit 23: Report to Hearing Examiner Site Plan Neighborhood Detail Map Topography Map Tree Inventory and Removal Plan Conceptual Landscape Plan Architectural Elevations Floor Plans Conceptual Grading Plan Drainage Control Plan General Utility Plan Geotechnical Study by GEOTECH Consultants, Inc. (dated May 29, 2014) Preliminary Technical Information Report (TIR) by Barghausen Consulting Engineers, Inc. (dated December 9, 2014) Traffic Analysis by Transportation Engineering Northwest (dated September 10, 2014) Wetland Delineation and Fish and Wildlife Habitat Assessment Report by Soundview Consultants LLC (dated September 4, 2014) Fish Presence/ Absence Surveys -East Fork Maplewood Creek for Shy Creek Plat Preliminary Plat by Cedarock Consultants, Inc. (dated May 9, 2006) Construction Mitigation Description Muckleshoot Indian Tribe Fisheries Division Email: Walter Environmental Review Committee (ERC) Staff Report (without Exhibits) Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Traffic Concurrency Test for the Storage One on NE 4th Expansion: Lee Self-Storage Demand Analysis Affidavit of posting and mailing I C. GENERALINFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: HEX REPORT WA14-001641 Renton Mini II LLC, 133 E Lake Sammamish Lane NE, Sammamish, WA 98074 Commercial Arterial (CA) Commercial Corridor (CC) Partially developed fill with a fenced asphalt area on the north portion of the property a concrete driveway and some gravel. City of Renton Deportment of tommunity & Economic Development STORAGE ONE 0/V 4'" EXPAIVS/0/V Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 5. Neighborhood Characteristics: a. North: Commercial Arterial (CA) b. East: c. South: d. West: Residential-10 (R-10) Commercial Arterial (CA) Commercial Arterial {CA) Page 3 of 37 6. Access: Access to the plat is proposed via NE 4th St. A right-in/right-out driveway approach is proposed for site ingress and egress. Plus an additional 20-foot wide fire lane that would serve the east side of the building for emergency access. 7. Site Area: ±1.83 acres I 0. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation (Marshall/Galusha) I E. PUBLIC SERVICES: 1. Existing Utilities Land Use File No. N/A N/A A-93-001 Ordinance No. 5228 5100 4470 a. Water: Water service is provided by the City of Renton. Approved Date 11/27/2006 11/01/2004 08/31/1944 b. Sewer: Sewer service is provided by the City of Renton. There is an existing 24-inch diameter sewer pipe on NE 4th St. c. Surface/Storm Water: There is storm drainage in NE 4th St. There is an existing 12-inch diameter storm water pipe on the frontage. 2. Streets: NE 4th Street fronting the site is a Principal Arterial. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE (RMC): 1. Chapter 2 land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-120A: Development Standards for Commercial Zoning Designations 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations -General b. Section 4-4-070: Landscaping c. Section 4-4-075: Lighting, Exterior On-Site d. Section 4-4-080: Parking, Loading and Driveway Regulations HEX REPORT LUA14-001641 City of Renton Department of LOmmunity & Economic Development STORAGE ONE ON 4 7 " EXPANSION Hearing Date: February 17, 2015 e. Section 4-4-090: Refuse and Recyclables Standards Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Page 4 of 37 f. Section 4-4-095: Screening and Storage Height/Location Limitations g. Section 4-4-130: Tree Retention and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits -Specific a. Section 4-9-030: Conditional Use Permit b. Section 4-9-200: Site Plan Review c. Section 4-9-250: Variances, Waivers, Modifications, Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: l. Land Use Element 2. Community Design Element I H. FINDINGS OF FACT: 1. The applicant requested SEPA Environmental Review, Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and a modification for a 3-story mixed-use retail and storage building totaling 66,767 gross square feet with overall height of 38'-4". 2. The Planning Division of the City of Renton accepted an application for SEPA Environmental Review, Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and a modification request for review on December 22, 2014 and determined it complete on December 30, 2014 (Exhibit 23). The project complies with the 120-day review period. 3. The project site consists of two (2) parcels: APNs 152305-9002 and 152305-9178. The approximate address is 4815 NE 4th Street, located on the south side of NE 4th Street just west of the intersection of NE 4th Street and Field Pl NE (Exhibit 3). 4. The Storage One on 4th Expansion site is somewhat L-shaped, being long on its east and south sides. The project is generally bounded by R-10 zoning to the east and CA zoning to the north (across NE 4th Street), south and west of the property. 5. The project site is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. 6. The City ordinances govern the development of land up to and including adopted Ordinance No. 5739. 7. Public access is served by right-in/right-out only on NE 4th Street. Interior circulation includes a 24-foot two-way drive aisle from the west side of the lot that serves 25 surface parking stalls. There is also an additional 20-foot wide fire lane (134 feet long) that would serve the east side of the building for emergency access only. 8. The topography of the site is mostly level with elevations at or near 398 feet; it slopes off to the east near the property line and there are slopes of up to 1:1 down to the stream at the southeast corner. The low point of the site has an elevation of 392.13, which is also the lowest point of the on site creek. 9. The site contains one Category 3 wetland and one Class IV stream (Maplewood Creek) located on the eastern portion of the property (Exhibit 5). HEX REPORT LUA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Hearing Date: February 17, 2015 Preliminary Plot Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOO Page 5 of 37 10. A Geotechnical Report for the site was prepared by GEOTECH Consultants, Inc. (dated May 29, 2014; Exhibit 12); the report recommends that the building be supported with deep foundations in order to transfer structural loads past the loose soils and into the underlying dense soil, and so pipe piles driven to refusal will be an appropriate foundation system. 11. The overall building footprint is 22,098 square feet with roughly 2,123 square feet of net rentable retail space on the first floor and roughly 44,063 square feet of net rentable self-storage space (Exhibit 8). 12. The site is partially developed fill with a fenced asphalt area on the north portion of the property. The remainder of the site contains a concrete driveway and some gravel areas and is dominated by herbaceous species with deciduous trees along the east side of the property and moderate to dense growth of Himalayan blackberry throughout the site. There are no existing buildings on the site. 13. There are a total of 42 significant trees onsite and the applicant is proposing to retain 30 trees in the critical areas and buffers (Exhibit 5). 14. The applicant submitted a conceptual landscape plan which includes the installation of a variety of 5 new Oregon ash trees, 5 new snowcloud serviceberry trees, 434 shrubs throughout the developable portion of the site, and a variety of ground cover throughout the site (Exhibit 6). 15. The applicant submitted a Wetland Delineation and Fish and Wildlife Habitat Assessment Report prepared by Soundview Consultants LLC (dated September 4, 2014; Exhibit 15). According to the report, one Category 3 wetland (Wetland A) and one drainage channel (Maplewood Creek) are located on the subject property near the south property boundary and extends further off-site to the south. The wetland hydrology primarily comes from off-site water sources, seasonal high water table, surface water runoff and precipitation. 16. The applicant submitted a Preliminary Technical Information Report (TIR) by Barghausen Consulting Engineers, Inc. (dated December 9, 2014; Exhibit 13). The drainage report follows the 2009 King County Surface Water Manual. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Site Conditions). 17. On January 26, 2015, the Environmental Review Committee, pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), issued a Determination of Non- Significance -Mitigated (DNS-M) for Storage One on 4th Expansion (Exhibit 20). The DNS-M included one (1) mitigation measure. A 14-day appeal period commenced on January 30, 2015 and ended on February 13, 2015. No appeals of the threshold determination have been filed. 18. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non-Significance -Mitigated: 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Study conducted by GEOTECH Consultants, Inc. (dated May 29, 2014). 19. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 20. The applicants have requested Site Plan Review, a Modification from Refuse and Recyclables, and a Conditional Use Permit for Storage in the CA zone. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E: HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plot Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 6 of 37 SITE PLAN REVIEW CRITERIA: a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY: The site is designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map. The Commercial Corridor district is characterized by concentrated, pre-existing commercial activity, primarily in a linear urban form, that provides necessary goods and services for daily living, accessible to near-by neighborhoods, serving a sub-regional market and accommodating large volumes of traffic. It is intended that these areas will evolve from "strip commercial" to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. These areas are anticipated to provide medium intensity levels of activity. Intensity levels are expected to increase over time as development occurs and as land is used more efficiently. Objective LU-AAA: Create opportunities for intensive office uses in portions of Commercial ,I' Corridor designations including a wide range of business, financial, and professional services supported by service and commercial/retail activities. Objective LU-BBB: Guide redevelopment of land in the Commercial Corridor designation with ,I' Commercial Arterial zoning, from the existing strip commercial forms into more concentrated forms, in which structures ond parking evolve from the existing suburban form, to more efficient urban configurations with cohesive site planning. ,I' Policy LU-262. Support the redevelopment of commercial business districts located olang principal arterials in the City. Policy LU-264. New development in Commercial Corridor designated areas should be encouraged to implement uniform site standards, including: ,I' 1) Parking preferably ot the rear of the building, or on the side as a second choice; 2} Setbacks that would allow incorporating a landscape buffer; Front setback without frontage street or driveway between building and sidewalk; and 3/ Common signage and lighting system. ,I' Policy LU-266. Development within defined activity nodes should be subject to additional design guidelines as delineated in the development standards. ,I' Policy CD-20. Orient site and building design primarily toward pedestrians through master planning, building location, and design guidelines. Policy CD-21. In areas developed with high intensity uses, circulation within the site should ,I' be primarily pedestrian-oriented. Internal site circulation of vehicles should be separated from pedestrians wherever feasible by dedicated walkways. ,I' Policy CD-23. Development should hove buildings oriented toward the street or a common area rather than toward parking lots. Policy CD-30. Non-residential development should have site plans that provide street access ,I' fram a principal arterial, consolidate access points to existing streets, and have internal vehicular circulation that supports shared access. Curb cuts and internal access should not conflict with pedestrian circulation. b. ZONING COMPLIANCE AND CONISTENCY: The subject site is classified Commercial Arterial (CA) on the City of Renton Zoning Map. The Commercial Arterial zone implements the Commercial Corridor Land Use designation, where the purpose of the zone is to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA zone provides for a wide variety of HEX REPORT LUA14-001641 City of Renton Deportment of wmmunity & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision WA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 7 of 37 retail sales, services, and other commercial activities along high-volume traffic corridors where residential uses may be integrated into the zone through mixed-use buildings. The following are applicable to the proposal: Lot Dimensions: Per RMC 4-2-120A, the minimum lot size in the CA zone is 5,000 square feet. Staff Comment: The project site consists af two parcels. The larger parcel fronting NE 4th St (Parcel A; APN 1523059002} is 65,991 square feet and the smaller parcel located at the southwest corner of the site (Parcel B; APN 1523059178) is 13,903 square feet. Each lot meets the minimum lot size of the zone (Exhibits 2 -4). Lot Coverage: Per RMC 4-2-llOA the CA zoning designation has an allowed lot coverage of 65 percent (65%) for buildings. Staff Comment: Based on conceptual site plans, the total building footprint is 22,098 square feet. The building will be located entirely on Parcel A and would therefore meet lat coverage thresholds of the zone by covering only 33.5% (22,098 sf I 65,991 sf= 33.5%}. Through a lot combination of Parcel A and Parcel B, the building would only cover roughly 27. 7% over the entire site. Additionally, there are no impervious coverage maximums for the zone. The proposed structure with other associated improvements including impervious surfaces for parking area would cover approximately 48% of the site. Setbacks: Per RMC 4-2-120A the CA zoning classification requires a minimum front yard, and side yard along-a-street setback of 10 feet which may be reduced to zero feet during the site plan development review process, provided blank walls are not located within the reduced setback. There is a maximum front yard setback of 15 feet. The CA zone has no rear or side yard setback except 15 feet if lot abuts or is adjacent to a residential zone. Staff Comment: The project is generally bounded by R-10 zoning to the east and CA zoning to the north (across NE 4th St), south and west of the property. The building is 85'-3 7/8" west of the residential parcel ta the east, 14'-10 3/8" south of the north property line, 37'-3 3/4" east of the west property line. The applicant has designed the building to provide a 29'-4 3/8" rear yard setback. The proposed building meets the minimum and maximum setback requirements of the CA zone. Building Orientation: Per RMC 4-2-120A Commercial and civic uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot. Staff Comment: The mixed-use retail and storage building faces NE 4th St. The store front design wraps around the front of the building to both sides of the building far a distance of approximately 25 feet. The entry feature design elements includes a metal portico, aluminum storefront, metal canopy above entrance, monolith for signage and canopy support, and flush metal wall panels. Landscaping: Per RMC 4-4-070 ten feet of onsite landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways or those projects with reduced setbacks. Staff Comment: The property is covered by dense patches of Himalayan blackberry along the perimeter of the fill. The wetland canopy is dominated by red alder, Oregon ash and willow. The understory is dominated by spiraea and salmonberry. Grass species, such as soft rush, slough sedge, fescue and bentgrass are dominant the species in groundcover. There are 42 significant cottonwood trees (trees over 6 inches in diameter) onsite, 30 of which are located within the critical areas. After critical area deductions, and the minimum requirement to retain 0.05%, the applicant is not proposing to retain any of the cottonwood trees within the 1.3 acres of construction area (Exhibit 4). In general, landscaping in public spaces throughout the building site will be employed to provide HEX REPORT LUA14-001641 City of Renton Deportment of LOmmunity & Economic Development STORAGE ONE ON 4'" EXPANSION Hearing Date: February 17, 2015 Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Page 8 of 37 transitions between neighboring developments, os well as enhance the project's overall appearance. More specifically, the applicant is proposing to replant the site and public frontage with 5 new Oregon ash trees, 5 new snowcloud serviceberry trees, and 5 red sunset along the street frontage at 2.0" caliper. The applicant is also proposing 18 new incense cedar trees at 6 feet in height /Exhibit 6). These proposed replacement trees exceed the minimum required replacement inches of 7.2 inches. The applicant is proposing to plant 434 shrubs, including 19 barberry, 53 nootka rose, 72 evergreen huckleberry, 67 red twig dogwood, 171 sward fern, and 52 snowberry throughout the developoble portion of the site. The proposal includes 25 parking stalls along a two-way drive aisle west of the building. All parking lots shall have perimeter landscaping. This is achieved through a 4 to 8 foot landscaping buffer along the west property line, a fully landscaped perimeter around the detention pond, and the building serves as buffer between the stalls and remaining perimeter of the site. Surface parking lots with more than 14 stalls must provide a minimum of 15 square feet of interior parking lot landscaping per parking space. Mathematically, the applicant must provide a minimum af 375 square feet of interior landscaping. Based on the constraints of the development, the applicant elected to place roughly 392 square feet of interior landscaping at the southern end of the west bank of parking stalls. Landscaping shall be dispersed throughout the parking area ond shall include a mixture of trees, shrubs, ond groundcaver. Additionally, there shall be no more than 50 feet between parking stalls and an interior parking lot landscape area. Any interior parking lot landscaping area shall be a minimum of five feet /5') in width. No interior landscaping is provided within the east bank of parking stalls located in front of the building. In order to distribute the interior parking lot landscaping throughout the site, staff is recommending that the applicant add a minimum of three interior parking lot landscaping areas with no more than 50 feet between parking stalls along the west building elevation. Landscaping islands should be increased over the minimum five faat width requirement to support larger vegetation in order to mitigate the impacts of the building on the neighboring parcels. Additionally, storm drainage facilities require a minimum 15-foot wide landscaping strip on the outside of the fence, unless otherwise determined through the site plan review process. The applicant is proposing between 5 and 10 feet of landscaping around the perimeter of the detention pond. In order to maintain the 10-foat wide buffer along the north boundary line of Parcel 8, staff is recommending that the applicant add fully sight-obscuring trees to the north end of the detention pond and a combination of trees and shrubs around all sides of the pond as a landscaped visual barrier. A final detailed landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. Building Height: Per RMC 4-2-120A building height is restricted to 50 feet, except 60 feet with residential use, and above these allowances a conditional use permit would be required. Staff Comment: The 3-story building has a roof height of 38'-4" /Exhibit 7 ). The structure has a parapet across the front portion of the building ond a standing seam metal roof with a 1:12 pitch for the balance of the building. The proposal complies with the height requirements for commercial structure within the CA zone. Screening: RMC 4-4-095 has standard requirements for surface mounted equipment to be screened from public view and standards for roof-top equipment that should be similarly screened from view. Shielding shall consist of roof wells, clerestories, parapets, walls or enclosures as determined by the Administrator to meet the intent of the requirement. Staff Comment: The application does not show any surface mounted equipment or roof-top equipment on plan sets. Compliance with screening will be verified at the time of building permit construction. HEX REPORT LUA14-001641 City of Renton Deportment of cvmmunity & Economic Development STORAGE ONE ON 4'" EXPANSION Hearing Date: February 17, 2015 Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Page 9 of 37 Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls for bicycles and vehicles. Retail sales to provide a minimum and maximum of 2.5 per 1,000 square feet of net floor area and self-storage is required to provide a minimum and maximum of 1 per 3,500 square feet of net floor area. A maximum of three moving van/truck spaces is permitted. The number of bicycle parking spaces shall be ten percent (10%) of the number of required off-street parking spaces for all uses. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. Staff Comment: The applicant is proposing roughly 2,123 square feet of net rentoble retail space on the first floor and roughly 44,063 square feet of net rentable self-storage space. Sufficient area exists to accommodate off-street parking for a minimum of 18 vehicles (5.3 spaces for retail and 12.6 for self-storage). A twenty five percent (25%} increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review. The maximum number of stalls allowed by code is 22 stalls with supporting justification. The applicant is proposing 25 spaces (including 2 ADA spaces) based on the gross square footage of the self-storage space. Staff is recommending. that the applicant add interior landscaping and reduce the number af surface parking stalls to no more than 18 standard spaces and one loading dock. The eliminated parking stalls shall be replaced with landscape islands along the west fa,ade of the building. A final site plan shall be submitted to and approved by the Current Planning Project Manager prior ta canstructian. Although nat shown on the site plan ar floor plans, the applicant has indicated that they will be providing bicycle racks. The proposed uses are required ta provide a combined two /2) bicycle spaces relative to the 18 required stalls required for vehicular parking. For offices use, bicycle parking shall be provided far secure extended use and shall protect the entire bicycle and its campanents and accessories from theft and weather. In-building parking is an acceptable method of bicycle storage. Staff recommends, as a condition af approval, that a bicycle parking area be identified on the site plan ar the floor plan if the bicycle parking is to be located in the building. A final bicycle parking plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. Vehicular Access: For the CA zone, per RMC 4-2-120, a connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow traffic flow between abutting CA parcels without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. Staff Comment: This section of code is intended to provide vehicular connections to abutting CA zoned parcels. The subject site shares o common boundary with another CA zoned site to the west and to the south. The applicant is proposing a common connection between Storage One on 4'" and the proposed expansion; therefore the site-to-site access requirement is met. Signs: The applicant would be required to comply with the signage requirements outlined in RMC 4- 4-100 at the time of sign application. Staff Comment: The applicant did not submit a signage package for the proposed mixed use building. Staff recommends, as a condition of approval, that the applicant be required to submit a conceptual sign package which indicates the approximate location of all exterior building signage {retail and self- storage). Proposed signoge shall be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to and approved by the Current Planning Project HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4TH EXPANSION Hearing Date: February 17, 2015 Manager prior to building permit approval. Preliminary Plat Report & Decision LUA14-001641, £CF, SA-H, CU-H, MOD Page 10 of 37 Loading Docks: RMC 4-4-080 provide standards for loading docks and for the CA zone, they are not allowed on the side of a lot adjacent or abutting a residential zone. Staff Comment: The proposal includes one loading dock on west elevation around the middle of the building facing the storm water detention pond. The site plan provides for a minimum of forty five feet /45'} of clear maneuvering area in front of each loading door. The single loading dock is sufficient in size and location to support the proposed self-storage use. Refuse and Recyclables: RMC 4-4-090 provides specific standards for refuse and recyclable deposit areas for both retail and self-storage uses. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas and may be allocated to a centralized area. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic onsite, or project into any public right-of-way. Staff Comment: Each use has a different refuse and recyclables requirement, the table below is based on standards required in RMC 4-4-090: Recyclables Refuse Tota/Area Use Deposit Areas Subtotal (SF) Deposit Areas Subtotal (SF} Required (SF} (Minimum} (Minimum} Retail 5 sf per 1,000 10.62 10 sf per 21.23 31.85 2,123 SF gross sf 1,000 gross sf Self-Storage; 3 sf per 1,000 193.93 6 sf per 1,000 387.86 581.79 64,644 GSF gross sf gross sf 613.64 The applicant is proposing a modification from the required 613.64 square feet of refuse and recyclable deposit area, as required by RMC, and is instead intending on providing a smaller enclosure of approximately 100 square feet. See Modification Criteria under Findings of Fact #21 for more information. Critical Areas: There is one Category 3 wetland (Wetland A} and one drainage channel (Maplewood Creek) located on the subject property. Wetland A is Palustrine, Forested, Scrub Scrub, Seasonally Flooded {PFOC/PSSC} depressional wetland located near the south property boundary and extends further off-site to the south /Exhibit 10/. The wetland hydrology primarily comes from off-site water sources, seasonal high water table, surface water runoff and precipitation. The off-site wetland is located south of the subject property. Category 3 wetlands require a standard 25-foot wide buffer (RMC 4-3-0SOM.6.c.i) and the perimeter shall be fenced and signed appropriately. The buffer is heavily disturbed and fragmented due ta proximity to roads and residential developments. The fragmented wetland buffer indicates that the wetland provides moderate habitat functions including small mammal forage and cover, bird foraging and nesting, and amphibian breeding sites. The project does not propose any filling of Wetland A, the drainage channel or associated buffers. The site also contains one Class 4 stream that enters the property from the northeastern corner through the culvert under NE 4th St and flows south along the eastern property boundary, discharging water in the onsite wetland. It then enters a stormwater detention pond through a culvert and continues off-site as a drainage channel and ultimately drains into the Green River. Class 4 waters are non-fish bearing intermittent waters during normal rainfall years that require a standard 35-foot wide buffer per RMC 4-3-0SOL.5.a.i.c. The onsite segment of the drainage channel is approximately 224 feet long and 10 feet wide along the eastern property boundary and the buffer is relatively undisturbed forested/shrub area. HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4 7 " EXPANSION Hearing Date: February 17, 2015 Preliminary Plat Report & Decision LUA14-00l641, ECF, SA-H, CU-H, MOD Page 11 of 37 No direct or indirect impacts are proposed to be placed in or removed from Wetland A, the drainage channel, or associated buffers. No wetland fill or buffer impacts are proposed with this development. Construction activities will be consistent with the use of best management practices and the implementation of temporary erosion and sediment control measures. A Wetland Delineation and Fish and Wildlife Habitat Assessment Report, prepared by Soundview Consultants LLC (dated September 4, 2014; Exhibit 15} was submitted with the project application materials. In order to reduce potential disturbances anticipated with the landscape maintenance required for the proposed rain gardens near the Category 3 wetland and the Class 4 stream, staff recommends the project to include a wood, split-roil fence along the west side of the stream and wetland buffers with the appropriate level of stream and wetland protection signage. A final landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. Mixed Use Development: The zoning use table, RMC 4-2-060, requires self-service storage in the CA zone when part of a mixed use development. It also requires a Hearing Examiner conditional use permit. Staff Comment: The application is consistent with several community design policies of the Comprehensive Plan. Circulation within the project site is pedestrian-oriented, main access is from a principal arterial, prominent architectural features exist along NE 4th St, height is limited to 3-stories to achieve a gradual transition to neighboring residences to the east, and landscaping buffers are used to reduce noise, lighting overflow and visual impacts of the development (Exhibits 2, 6 & 7 ). The project is infill development and an expansion of an existing self-storage facility in an existing commercial corridor along a principal arterial road in the Renton Highlands area. The proposal provides the required mixed use component by providing 2,123 square feet of retail space along the arterial frontage. The applicant contends that there is no existing overcancentrotion of storage uses in the area, and the project will have no potential detrimental impacts on adjacent developments or surrounding neighborhoods. c. DESIGN REGULATION COMPLIANCE AND CONSISTENCY: The site is located within Design District 'D'. Design regulations aim to ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. As demonstrated in the table below, the proposal meets the intent of the Design Regulations on the basis of individual merit if all conditions of approval are met. Staff Comment: As demonstrated in the tables below, the proposal meets the intent of the Design Regulations on the basis of individual merit if all conditions of approval are met. Each standard is evaluated and shown with a check mark if compliant with the standard, "NIA" for not applicable to the proposal, and "Not compliant" where the standard is not met. Staff comments are provided following explanation of the standard being evaluated. i. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision af the City of Renton can be realized far a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. 1. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4 7 " EXPANSION Hearing Date: February 17, 2015 and other land uses; and increase privacy for residential uses. Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Page 12 of 37 Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roods, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that noturol light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Standard: The ovoilobility of natural light {both direct and reflected} and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Staff Comment: The applicant is proposing to disturb approximately 1.3 of the 1.86-acres of the site during construction. Approximately 48% of the site is proposed to be covered with impervious surfaces following construction. The proposed mixed use structure covers approximately 33.5% of Parcel A or 27.7% of both parcels when combined. The structure is located more towards the western half of Parcel A, due to a Category 3 wetland and a Class 4 stream on the east half of Parcel A. The building and access roads have been considered when siting the structures. The building is located roughly 15 feet from the sidewalk and pedestrian realm on NE 14'" St to ensure the visibility of the retail businesses from the street. The building would create active pedestrian connection between Duvall Ave NE and Field Pl NE. The building is situated to provide natural light around the site and to nearby structures. The building is 85'-3 7/8" away from the R-10 parcel to the east; 37'-3 3/4" away from the CA parcel to the west and 29'-4 3/8" away from the CA parcel to the south. There is sufficient area around the structure to allow natural light and direct sun exposure to nearby buildings and open spaces. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: The subject site is located along NE 4th St, a principal arterial with developed sidewalks on the north portion of the street and limited sidewalks on the south side of the street in this area. The proposed orientation of the mixed-use, multi-story structure faces NE 4th St with three separate entries facing the street and sidewalk area (Exhibit 2). The building is located within the allowed front yard setback range with clear and direct connections from the first story retail store front to the public sidewalk. The north ends of the west and east elevation are wrapped in materials consistent with the north elevation to further accentuate the orientation of the building to NE 4th St. Staff finds the building is clearly oriented to the street. Staff also finds that there are clear connections to the public realm from the building's primary entries. Standard: Buildings with residential uses located at the street level shall be set bock from the N/ A sidewalk o minimum of ten feet {10'} and feature substantial landscaping between the sidewalk and the building or hove the ground floor residential uses raised above street level for residents privacy. 2. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4 7 " EXPANSION Preliminary Plot Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 13 of 37 ,/ ,/ ,/ Standard: A primary entrance of each building shall be located on the fai;ade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: There are six ground floor customer entry doors into the building. Three entries are located along the north facing front fa~ade of the building facing NE 4th St. All three entrances are covered by the projection of the aluminum storefront above the first story, a metal canopy that extends towards the sidewalk from the face of the building, and a metal portico in front of the store front (Exhibit 7). The canopy, metal portico, and cantilevered created by the upper floors create human-scale elements along the street frontage. The design from the front also creates a recessed look with weather protection. The balance of the customer entry doors can be found throughout the west elevation, serving the parking lot and are generally used to serve returning customers of the self- storage units. The primary entrances from the street are made more prominent through fa~ade treatments, where the aluminum storefront portions of the building wrap around the northeast and northwest corners. The storefront design allows for transparency into the lobby and retail areas of the ground floor and portions of the second and third floors making it distinctive and prominent to passersby and visitors. The corner area is oriented to be visible to vehicles passing by, visitors to the site accessing the subject site from NE 4th St, and for pedestrian traffic from the public sidewalk. Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such os o foi;ade overhang, trellis, Jorge entry doors, and/or ornamental fighting. Staff Comment: As described above, the primary entrance faces NE 4th St. The entry area is made prominent through architectural features through the upper floors being cantilevered over the entrances, a portico and or a canopy. Modulating the fa~ade to have the ground floor entry appear setback from the second and third story aluminum store front features makes the north elevation visibly prominent from the street. Furthermore, there are concrete stairs, ramps and sidewalks used to direct pedestrian traffic to the primary entrances of the building. It is unclear if ornamental lighting will be used to make the primary entrance of the building visibly prominent. Staff recommends a lighting plan be submitted to and approved by the Current Planning Project Manager prior to construction. Standard: Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental fighting, or landscaping and include weather protection at least four and one-half feet /4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Staff Comment: The building entries from the street are clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection, as identified on the Architectural Elevations (Exhibit 7). Elements include a canopy (over 4- 1/2' wide) above the entrance located furthest west along the north elevation, an aluminum storefront overhang above each entrance, and a portico connecting the second and third entrances. Overhead weather protection comes from unique building and architectural features at different heights creating protection that is proportional to the distance above the ground level. The canopy is approximately 11 feet above the entrance and the upper- story cantilever ranges from 10 feet to 20 feet above the ground level. HEX REPORT LUA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plot Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 14 of 37 Standard: Building entries from a parking lat shall be subordinate to those related to the street. Staff Comment: There are three building entries from the parking lot, on the west elevation, .;' that are subordinate to those provided from the public street (Exhibit 2). These entrances are not visible from the public street, and are designed to blend in with the walls. These entrances are generally intended to be used to serve returning customers of the self-storage units, and do not have the same architectural entry features used on the front fa~ade. Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be .;' incorporated . Staff Comment: As analyzed previously, the street facing fa~ade is the building's front. There are two entries for retail and one entry from the front of the lobby. Standard: Multiple buildings on the same site shall direct views ta building entries by N/A providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Staff Comment: There is only one building proposed on the site. Standard: Ground floor residential units that are directly accessible from the street shall N/A include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. Staff Comment: There are no residential units. 3. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be considered to promote a transition to surrounding uses: (a) Building proportions, including step-backs on upper levels; (b) Building articulation to divide a larger architectural element into smaller increments; or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side arrear of a building in .;' order to reduce the bulk and scale af larger buildings and/ar sa that sunlight reaches adjacent and/ar abutting yards. Staff Comment: A variety of architectural design treatments are applied to the building to achieve a compatible transition to surrounding buildings. Increased setbacks on the south, east and west elevations reduce the bulk and scale of the project allowing sunlight to reach the adjacent and abutting yards. The proposed three-story building has a relatively low profile from the street, using wrapped parapet walls at the roof level along the north part of the building and below maximum building height. Additional building articulation is used throughout the west, south, and east elevations to divide the building into smaller increments. Coloration of the building includes elements of brown; the different materials utilized include metal trimming, split face concrete masonry, flush metal wall panels, HEX REPORT LUA14-001641 City of Renton Department of LDmmunity & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 15 of 37 horizontal metal siding, aluminum store front, and a pitched standing seam metal roof. Without the fa~ade treatments, modulation, and articulations, the building would appear more massive and bulky, especially in relationship to nearby single family homes. 4. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements /i.e., woste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements sho/1 be concentrated ond located so that impacts to pedestrians ond other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping ond on enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Staff Comment: A trash enclosure, approximately 100 square feet, will house standard ./ rollout garbage bins, and will be located in a recess on the east side of the building along the fire lane for easy access by service trucks and to avoid conflicts with pedestrian-oriented areas. A single loading dock is proposed along the west elevation. The location is east of the detention pond; the access and circulation are provided to code, and are convenient for tenant use. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on oil sides, including the roof ond screened around their perimeter by o wall or fence and hove self-closing doors. Staff Comment: The refuse and recyclable deposit area will have a concrete pad with code- ./ compliant enclosure materials and openings, within a recess on the east side of the building roughly 70 feet south of NE 4th St along the fire access road (Exhibit 2). The area is properly protected from weather and accessible without blocking parking areas. Screening is identified as split face concrete masonry walls on three sides of the collection area and a roll-up door on the west elevation (Exhibit 7). Standard: Service enclosures shall be mode of masonry, ornamental metal or wood, or some combination of the three /3) . ./ Staff Comment: The applicant states that the enclosure for the refuse and recycling area would be made of split face concrete masonry units on three sides with a rolled-up door to the exterior. Standard: If the service area is adjacent to o street, pathway, or pedestrian-oriented space, N/A o landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. Staff Comment: The service area for refuse and recycling is not located near a street or pathway or pedestrian-oriented space. 5. Gateways: Not Applicable HEX REPORT lUA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 47 " EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 16 of 37 ii. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain on urban edge ta the district. 1. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between a building ,/ and the front property line, or the building and side property line, on the street side of a corner lot. Staff Comment: There is no proposed parking area between the street and the building. Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Compliant if Staff Comment: The vehicle entrance is screened with landscaping on either side of the condition of entrance, along the west elevation and along the east portion of the pond. The parking stalls approval is fronting the west elevation are screened by the extension of the lobby. In order to screen met the parking stalls from NE 4th St, staff is recommending the creation of additional interior parking lot landscaping with no more than 50 feet between parking stalls along the west building elevation. A final detailed landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. 2. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. N/A Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent {75%) of the building frontage width. Standard: The entire facade must feature o pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, N/A the structure shall be set bock at least six feet {6'} from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. N/A Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4 7 " EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 17 of37 Standard: Parking garages at grade shall include screening or be enclosed from view with N/A treatment such as walls, decarative grilles, trellis with landscaping, or o combination of treatments. Standard: The Administrator of the Deportment of Community and Economic Development or designee may allow o reduced setback where the applicant con successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (o) Ornamental grillwork (other than vertical bars); N/A {b} Decorative artwork; (c) Display windows; {d} Brick, tile, or stone; (e) Pre-cost decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or {h) Other treatments that meet the intent of this standard. 3. Vehicular Access: Intent: To maintain o contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Access to parking Jots and garages shall be from alleys, when ovoiloble. If not available, access shall occur at side streets. ,/ Staff Comment: The site has a single access point from the Principal Arterial street near the western property line of Parcel A. From NE 4th St, a 24-foot wide drive aisle will serve the parking lot. This will be the only parking access point. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. ,/ Staff Comment: There will only be two curb cuts to serve the site; one on the west side of the building for customer parking, and a second on the east side of the building for fire and emergency vehicles. These will be the only cuts interrupting pedestrian flow fronting the development. iii. PEDESTRIAN ENVIRONMENT: . Intent: To enhance the urban character of development in the Urban Center and the: Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems In order to reduce other vehicular traffic. 1. Pedestrian Circulation: Intent: To create o network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is on important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable ta pedestrians and drivers. Standard: A pedestrian circulation system of pathways that ore clearly delineated and ,/ connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 18 of 37 (a) Pathways shall be located so that there ore clear sight lines, to increase safety. /b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: No pedestrian pathways are proposed along the east or south elevations of the building. Rain gardens are used along these elevations for surface water BMPs. With the building located near the public sidewalk, there are clear connections between the public pedestrian realm at the front of the building near NE 4th St., and the surface parking area along the west elevation and the front of the building near NE 4th St. Standard: Pathways within parking areas shall be provided ond differentiated by material or texture (i.e., raised walkway, stomped concrete, or pavers) from abutting paving materials. N/A Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater thon one hundred fifty feet {150'} apart. Staff Comment: No pathways within the surface parking area are proposed. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade} shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. ~ (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet /5'} and no greater than twelve feet /12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Staff Comment: A 5-foot wide landscaped planter and a 5-foot wide sidewalk will be provided on the south side of the NE 4th St. This would meet the minimum requirement for NE 4th St frontage improvements. From the private property side of the sidewalk, additional walking area is proposed as identified on the Site Plan (Exhibit 2). N/A Standard: Mid-black connections between buildings shall be provided. 2. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and pravide publicly accessible areas that function for a variety of activities, at all times af the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design af projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: The applicant is proposing landscaping between the sidewalk and the north- Compliant if facing fa~ade. In order to fulfill architectural elements that incorporate plants at the building condition of entrances, staff is recommending additional screening shrubs and landscaping in place of approval is the lawn in front of the building, so the plant landscaping will span from the building to NE met 4th St. In addition, staff is recommending placing planter boxes (or large planter pots) along the west elevation of the building to the secondary entrance of the lobby from the parking lot. A final detailed landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. HEX REPORT LUA14-001641 City of Renton Deportment of LOmmunity & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOO Hearing Date: February 17, 2015 Page 19 of 37 Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. (a) Site furniture shall be made of durable, vandal-and weather-resistant materials that da not retain rainwater and can be reasonably maintained over an extended period of time. {b} Site furniture and amenities shall not impede or block pedestrian access to public Compliant if spaces or building entrances. Conditions of Approval Staff Comment: Non-landscaping related site amenities are limited. To improve the are Met proposed site amenities along the front building fa~ade, staff recommends adding seats or benches for pedestrians to sit. The seats shall be of durable, vandal-resistant and weather- resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time and that do not impede or block pedestrian access to public spaces or building entrances. Therefore, staff recommends, as a condition of approval, seats or benches be located along the front fa~ade of the building in the pedestrian-oriented space. The seat materials, location, and detail are to be provided for review to the Current Planning Project Manager for approval prior to construction permit issuance. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 4.5 feet wide along at feast 75% of the length of the building facade facing the street, a ./ maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. Staff Comment: The metal portico will run along 75% of the north fa~ade, with overhead weather protection at approximately 11 feet above the sidewalk. The other additional pedestrian weather-protection elements are described above in subsection Building Entries. iv. RECREATION AREAS AND COMMON OPEN SPACE: < Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity /illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they ore appealing to users and pedestrians N/A Standard: Alf mixed use residential and attached housing developments of ten /10} or more dwelling units shall provide common opens space and/or recreation areas. N/A Standard: Amount of common space or recreation area to be provided: at minimum fifty /50} square feet per unit. Standard: The location, layout, and proposed type of common space or recreation area shall N/A be subject to approval by the Administrator of the Department of Community and Economic Development ar designee. Standard: At least one af the fallowing shall be provided in each open space and/or recreation area {the Administrator of the Department of Community and Economic N/A Development or designee may require more than one of the Jal/awing elements for developments having more than one hundred /100} units): (a) Courtyards, plazas, or mufti-purpose open spaces; HEX REPORT LUA14-001641 City of Renton Deportment of wmmunity & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 20 of 37 Compliant if condition of approval is met Compliant if condition of approval is met Compliant if condition of approval is met (b) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such spaces above the street level must feature views ar amenities that are unique ta the site and are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; {d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game roams, or other similar facilities; or (e) Children's play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. Standard: All buildings and developments with aver thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floarplate areas) shall provide pedestrian- oriented space. The pedestrian-oriented space shall be provided according ta the fallowing formula: 1% of the site area + 1 % of the gross building area, at mimimum. Staff Comment: The applicant is proposing a three-story building totaling 66,767 square feet on a 65,991 square foot parcel. Based on the formula identified, the applicant must provide 1,328 square feet of pedestrian-oriented space near NE 4th St. Specific off-site pedestrian- oriented space was initially described above in subsection Pedestrian Circulation . . It is unclear if the applicant has provided 1,328 square feet of pedestrian-oriented space on the site. Staff is recommending a final detailed landscaping plan and site plan, detailing the 1,328 square feet of pedestrian-oriented space, be submitted to and approved by the Current Planning Project Manager prior to building permit issuance. Standard: The pedestrian-oriented space for buildings and developments with aver thirty thousand {30,000} square feet of nonresidential uses shall include all of the following: (a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a non-vehicular courtyard; and (b) Paved walking surfaces of either concrete or approved unit paving; and (c) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and (d) At least three /3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty /60) square feet of plaza area or open space. Staff Comment: As described in the subsection above, staff is recommending a final detailed landscaping plan and site plan, detailing the 1,328 square feet of pedestrian-oriented space, be submitted to and approved by the Current Planning Project Manager prior to building permit issuance. The minimum requirements used to satisfy pedestrian-oriented space are described by staff above in subsection Pedestrian Amenities. Standard: The following areas shall not count as pedestrian-oriented space for buildings and developments with over thirty thousand {30,000) square feet of nonresidential uses: (a) The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian- oriented space if the Administrator of the Department af Community and Economic Development or designee determines such space meets the definition of pedestrian-oriented space. (b) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. HEX REPORT LUA14-001641 City of Renton Department af Community & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 21 of 37 Staff Comment: The minimum requirements used to satisfy pedestrian-oriented space are described by staff above in subsection Pedestrian Amenities. N/A Standard: Outdoor storage /shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. v. BUILDING ARCHITECTVRAL DESIGN: Intent: To encourage building design that /s. unique and urban in character, comfortable on a human scale, and uses appropriate · building materials that are suitable for the· Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up Jong blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense af scale important to residential buildings. Standard: Alf building facades shall include modulation or articulation at intervals of no more than 40 feet. Staff Comment: In review of the buildings elevations (Exhibit 7), all sides of the 3-story building are modulated and have articulated elements. The building is roughly 107'-6" in ~ width by 242' -6" in length; vertical and horizontal modulation elements include material, color, and textural variety, using glass, metal siding and CMU to break up large planes into smaller portions. A metal portico and cantilever display windows use light and shadow by contrasting projections, while variations of roof types, from flat to pitch, break up the massing of the building and creates visual interest. Modulations also include a recessed loading dock and step backs to the building elevation to reinforce the pedestrian scale of the development. Standard: Modulations shall be a minimum of two feet /2') deep, sixteen feet /16'} in height, and eight feet /8'} in width. ~ Staff Comment: The modulations proposed by the applicant vary from 34' -3" along the south elevation, to 17'-6" along the west elevation, to 4' along the east elevation, and an upper-story cantilever on the north elevation at different intervals (width and height). Standard: Buildings greater than one hundred sixty feet /160'} in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale af the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public ~ gathering area. Staff Comment: The modulations and articulations identified above contribute ta reducing the apparent bulk and scale of the fa~ade through articulated roofline, changes in material and color, and horizontal trim between stories. 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near ar distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Detail features should also be used, to include things such as decorative entry paving, street furniture HEX REPORT WA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 22 of 37 (benches, etc.), and/or public art. Standard: Human-scaled elements such os a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Staff Comment: The ground floor fa~ade has entries on two sides, along the public street- facing side at the north end of the property and along the west fa~ade facing the parking lot. " Human-scaled elements on the north fa~ade on the ground floor include variations in colors, materials, portico, canopy and cantilever over the entrances. Both fa~ades have human- scaled elements as described above in subsection Building Entries. Staff is recommending additional human-scaled elements, such as planter boxes (or large planter pots) near the entry, benches, pedestrian-oriented space, and a lighting plan as previously identified in the subsections above. Standard: Any forode visible to the public shall be comprised of at least 50% transparent windows and/or doors for at least the portion of the ground floor fa~ade that is between four feet (4'} and eight feet (8') above ground (as measured on the true elevation). Staff Comment: The north facing fa~ade towards NE 4th St is visible to the public. Although " the standards only require transparency on the ground floor, portions of the second and third floors also provide transparency. Along the ground floor horizontal plane of 107'-6", approximately 86 feet or 80% of the fa~ade between ground level and the second floor is transparent. The minimum requirement is 50%, so 80% is greater than required. The fa~ade is primarily glass aluminum storefront with glass double doors for the three entries. Standard: Upper portions of building farades shall have clear windows with visibility inta and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50%. Staff Comment: The north, east and west fa~ades each have clear windows with visibility into and out of the building. The south fa~ade faces the existing self-storage buildings, a Compliant if wetland and several rain gardens. No glazing or windows are proposed throughout most of conditions the self-storage portions of the building. The floor plan includes storage units along the of approval perimeters of the walls that would prohibit windows to the exterior (Exhibit 8). are met In order to provide more visibility into and out of the building, staff is recommending that the applicant provide windows within the staircases on the west and east facing fa~ades. These windows will assist in breaking up the building massing and increase light transmittance into and out of the building. Revised elevations showing added windows shall be submitted to the Current Planning Project Manager, and approved, prior to building permit issuance. Standard: Display windows shall be designed for frequent change of merchandise, rather " than permanent displays. Staff Comment: The retail space along the front fa~ade is anticipated to have display areas viewable from the pedestrian realm given the fa~ade treatment with floor to ceiling glazing. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Staff Comment: As described in the previous subsections, the front facing fa~ade has a " significant amount of glazing. There is approximately 80% of floor to ceiling glazing facing towards pedestrian realm. Additional storefront material is wrapped around the front of the building for additional opportunities for glazing (Exhibit 7). " Standard: Tinted and dark glass, highly reflective (mirror-type} glass and film are prohibited. HEX REPORT WA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4 7 " EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 23 of 37 Staff Comment: The applicant has not indicated tinted or dark glass, highly reflective, or films to be used on the aluminum glass storefront fa~ades. Further, the applicant states that clear glazing would be installed in storefront windows. Transparency is a key design element on the front of the building. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building far;ades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet), and does not include a window, door, building modulation or other architectural detailing; or " {b} Any portion of a ground floor wall, has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Staff Comment: Architectural detailing, modulation and articulation are used through all exterior portions of the building. With the addition of windows in the staircases, it is staffs assessment that there are no untreated blank walls used within this project. Standard: if blank walls are required or unavoidable, blank walls shall be treated with one or more of the fallowing: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; Compliant if {b} Trellis or other vine supports with evergreen climbing vines; conditions (c) Architectural detailing such as reveals, contrasting materials, or other special detailing of approval that meets the intent of this standard; are met {d} Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Staff Comment: Through the landscaping plan suggested conditions of approval, as identified in the above subsection, staff has assessed that there would be no blank walls when all conditions of approval are met. 3. Building Roof Unes: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest ta the building. Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; " {d} Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4} and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: Extended parapets and pitched roof variations are shown on the elevations (Exhibit 7). The parapets extend vertically approximately three feet above the roof. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance aver time; encourage the use of HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4 7 " EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 24 of 37 materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete ar black walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Compliant if Staff Comment: The fa,ade siding materials are similar on all sides of the mixed-use conditions structure. The materials identified include using glass windows, vertical and horizontal metal of approval siding, flush metal wall panels, horizontal metal trim, and CMU to complete the siding of the are met building. The building elevations also use orange, brown and gray color schemes throughout the finishing. Staff is recommending that the applicant paint all roll-up doors gray (or an equivalent color) in order to reduce the overall visibility of the material and better complement the color scheme of the structure. A final color elevation plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. Standard: All buildings shall use material variations such as ca/ors, brick ar metal banding, patterns or textural changes. Staff Comment: The single 3-story structure uses similar treatments but in different .,, amounts and variations on each of the side of the fa,ade (Exhibit 7). The variation in the use of the horizontal and vertical metal siding, horizontal metal trim between levels and split face concrete masonry units interspersed throughout the ground floor level all contribute to the requirement to provide variations in building materials. The building materials applied to the fa,ade are also described in detail in the "V. Building Architectural Design" subsection above. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, .,, stone, steel, glass and cast-in-place concrete . Staff Comment: The materials are of durable, high quality materials consistent with more traditional urban development. Materials are discussed in the above sections. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, N/A reveals, and/or coloring with a concrete coating or admixture. Staff Comment: There are no concrete exterior walls shown. Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other .,, masonry materials . Staff Comment: The applicant is proposing light brown split face concrete masonry wall in portions of each fa,ade. The quantity and location of the CMU walls are used to enhance the architecture ofthe building and break up large planes into smaller portions. Standard: All buildings shall use material variations such as colors, brick or metal banding, .,, patterns, or textural changes. Staff Comment: See discussion above in this subsection. The building design treatments and HEX REPORT LUA14-001641 City of Renton Department af wmmunity & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plot Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 25 of 37 architectural elements provide material variations on all fa~ades and all three floors of the 3-story mixed-use structure. vi. SIGNAGE: Intent: To provide q means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are encouraged an pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraaed. Standard: Entry signs shall be limited ta the name of the larger development. Compliance Staff Comment: A sign package was not submitted with the application materials. The not yet applicant will be required to submit a sign permit in compliance with the Signage standards determined outlined in Design District 'D'. A sign permit would need to be reviewed and approved for any signs proposed. Compliance Standard: Corporate logos and signs shall be sized appropriately for their location. not yet determined Staff Comment: See comment above. Compliance Standard: In mixed use and multi-use buildings, signage shall be coordinated with the not yet overall building design. determined Staff Comment: See comment above. Compliance Standard: Freestanding ground-related monument signs, with the exception of primary not yet entry signs, shall be limited to five feet (5') above finished grade, including support structure. determined Staff Comment: See comment above. Standard: Freestanding signs shall include decorative landscaping (ground cover and/or Compliance shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage not yet may incorporate stone, brick, or other decorative materials as approved by the Director. determined Staff Comment: See comment above. Standard: All of the following are prohibited: a. Pole signs; Compliance b. Roof signs; and not yet c. Back-lit signs with letters or graphics on a plastic sheet (con signs or illuminated determined cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit. Staff Comment: See comment above. G. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Compliant Standard: Pedestrian-scale lighting shall be provided at primary and secondary building HEX REPORT LUA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 4 7 " EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 26 of 37 if condition entrances. Examples include seances on building facades, ownings with down-lighting and of approval decorative street lighting. is met Staff Comment: A lighting plan was not submitted with the application nor were exterior lights shown on the building elevations. Staff recommends a lighting plan be submitted for review as discussed previously in this document. N/A Standard: Corporate logos and signs shall be sized appropriately for their location. Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other Compliant if significant landscaping, water features, and/or artwork. condition of approval is Staff Comment: A lighting plan was not submitted with the application nor were exterior met lights shown on the building elevations. Accent lighting for the front fa~ade as they relate to the building entrances is mentioned in the application but no further detail has been provided. See above for staff recommendation. Standard: Down-lighting shall be used in all cases ta assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively Compliant if or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior condition of On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of- approval is way-lighting, etc.). met Staff Comment: A lighting plan was not submitted with the application· nor were exterior lights shown on the building elevations. See above for staff recommendation. d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY: Not applicable. e. OFF-SITE IMPACTS: Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The structure proposed is less building coverage and height than a/lawed for in the zone and does not use the maximum building envelope allowed. The proposed 3-story mixed-use building would contain a mix of retail and self-storage space with surface level parking stalls located along the west elevation of the building. The structure would be approximately 38'-4" in height (Exhibit 7) and the footprint of the building is proposed to have 14'-10" setback from the narth property line (Exhibit 2/ and increase setbacks from all other property lines. The proposed building provides a transition and buffer between all surrounding uses. The proposal would not be an overscale structure or overconcentrotion of development on the subject site os the proposal does not exceed maximum height, lot coverage, and setback requirements. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: A loop circulation system using NE 4th St and the existing self-storage facility to the south allows for local traffic to access the mixed use property from the north and south. The proposed street section and onsite internal pathway ore intended to create o pedestrian-friendly atmosphere with wide sidewalks and perimeter landscaping. These improvements will create safer and more desirable pedestrian connections to abutting properties to the east and west, as well os other properties along NE 4th St. More detail about the vehicle site-to-site access is described in the previous subsection "b. Zoning Compliance and Consistency" Vehicular Access. HEX REPORT LUA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Hearing Date: February 17, 2015 Preliminary Plot Report & Decision LUA14-001641, £CF, SA-H, CU-H, MOD Page 27 of 37 Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Camment: The proposal includes one loading dock on west elevation around the middle af the building facing the storm water detention pond. The site plan provides for a minimum af forty five feet (45') of clear maneuvering area in front of each loading door. The single loading dock is sufficient in size and location to support the proposed self-storage use. Additional interior landscaping with no more than 50 feet between parking stalls along the west building elevation of the building will contribute towards minimizing the views fram surrounding properties. The refuse and recyclable area will be located within the structure as described in detail in the previous subsection "b. Zoning Compliance and Consistency" Refuse and Recyclables. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The site contains several natural features that will be maintained in conjunction with the development of the mixed use building. No direct or indirect impacts are prapased ta be placed in or removed from Wetland A, the drainage channel, or associated buffers. No wetland fill or buffer impacts are proposed with this development. Construction activities will be consistent with the use of best management practices and the implementation of temporary erasion and sediment control measures. Additionally, a roof-to-surface rain garden is proposed on this project to slow the time af concentration on o developed site and also allow some runoff to slowly percolate into the groundwater system during small rainfall events. Currently, there are no existing street trees in the public right-of-way fronting NE 4th St. The proposal will provide new street frontage improvements. The frontage improvements would allow for five new red sunset trees to be planted and continue the Renton street standards along this street, as the trees provide an attractive natural feature in the public realm. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: The applicant is proposing to replant the site with 5 new Oregon ash trees, 5 new snowcloud serviceberry trees, and 5 red sunset trees at 2.0" caliper. The applicant is also proposing 18 new incense cedar trees at 6 feet in height. These prapased replacement trees exceed the minimum required replacement inches of 7.2 inches. The applicant is proposing to plant 434 shrubs throughout the developable portion of the site (Exhibit 6}. Staff recommends some areas for greater landscaping in order to provide less impact to off-site properties. Staff recommends additional tree plantings to provide screening from the proposed detention pond and the neighbors to the north, additional shrubs for screening between the street and the building, planter boxes (or forge planter pots) along the west elevation of the building towards the secondary entrance of the lobby from the parking lot, and more interior landscaping along the west elevation of the building. Recommendations and analysis of the proposed off-site and onsite landscaping can be found in the previous report subsection under "b. Zoning Compliance and Consistency" Landscaping. Therefore, a revised landscaping plan shall be submitted to the Current Planning Project Manager, and approved, prior to construction permit issuance. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: In general, lighting on the site should adequately provide for public sofety without casting excessive glare on adjacent properties. No lighting pion wos submitted by the applicant. Staff HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4TH EXPANSION Hearing Date: February 17, 2015 Preliminary Plot Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Page 28 of 37 recommends, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Down-lighting shall be used in all cases to assure safe vehicular movement in an area where pedestrians could be walking. The lighting shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. f. ON-SITE IMPACTS: Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: Existing noise within the vicinity of the subject site is primarily composed of vehicles on the abutting street (NE 4th St}. The building has a primary orientation towards NE 4th St with entries on the front ond west ground level fa,odes. It is anticipated that most of the noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan (Exhibit 17 }, which provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the project would be required to comply with the City's noise ordinance regarding construction hours. Also, no excessive levels of noise are expected to be generated during the operation of the completed project. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposed 3-story mixed use building would be located on roughly a third of the subject site. The applicant proposes setbacks nearly the maximum setback from the north property line and significant setbacks from the remaining property boundaries. These building setbacks will provide for flow of sunlight, winds, vehicle and pedestrian movement through most of the site. Architectural treatments such as the amount of glazing along the front portion of the building a/laws for transparency between the exterior and interior of the building and natural light to reach into interior spaces. The structure scale is broken down through other design elements along with glazing features, vertical and horizontal modulation, and varying roof design across the building. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The two parcels that make up the subject site are covered by yaung to mature deciduous trees, brush, field grass, and dense patches of Himalayan blackberry vines. The wetland canopy is dominated by red alder, Oregon ash and willow. The understory is dominated by spiraea and salmonberry. Grass species, such as soft rush, slough sedge, fescue and bentgrass are dominant the species in groundcover. There are 42 significant cottonwood trees (trees over 6 inches in diameter) onsite, 30 af which are located within the critical areas. After critical area deductions, and the minimum requirement to retain 0.05%, the applicant is not proposing to retain any of the cottonwood trees within the 1.3 acres of construction area (Exhibit 5). The applicant is proposing an estimated quantity af 1,500 cubic yards of excavation and 2,500 cubic yards of cut/fill across the entire property for building construction, site grading, landscaping, and water quality mitigation. Alderwood gravelly sandy loam and Everett gravelly sandy loam were identified as being present on the subject site. Both soil series are listed as non-hydric on the King County Area Hydric Soils List. The Category 3 wetland is Palustrine, Forested, Scrub Scrub, Seasonally Flooded (PFOC/PSSC) depressianal wetland located near the south property boundary and extends further off-site to the south (Exhibit 15). The wetland hydrology primarily comes from off-site water sources, seasonal high HEX REPORT WA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Hearing Date: February 17, 2015 Preliminary Plot Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOO Page 29 of 37 water table, surface water runoff and precipitation. The off-site wetland is located south of the subject property. Category 3 wetlands require a standard 25-foot wide buffer /RMC 4-3-0SOM.6.c.i) with perimeter fencing and signage. The buffer is heavily disturbed and fragmented due to proximity to roads and residential developments. The fragmented wetland buffer indicates that the wetland provides moderate habitat functions including small mammal forage and cover, bird foraging and nesting, and amphibian breeding sites. The project does not propose any filling of Wetland A, the Closs 4 stream that enters the property from the northeastern corner through the culvert under NE 4th St and flows south olong the eastern property boundary, or any af the associated buffers. The site impervious area will be treated with a flow control BMP. An onsite rain garden and gross modular grid pavement will be used before runoff is sent to the detention pond and water quality system. The project site will contain catch basins and route runoff through conveyance piping to the southwest corner of the site into a detention pond utilizing 4 feet of live storage which provides for Level 2 Flow Control /Exhibit 11). The pond is approximately 0.11 acres in size and will be entirely located on Parcel B. Water quality treatment will be provided in order to meet Enhanced Basic Water Quality. Typically, commercial developments are required to provide enhanced water quality treatment /Exhibit 13). Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: Landscaping in public spaces and within the building site are being employed to provide transitions between development and the surrounding environment as well as enhance the project's overall appearance. Proposed landscaping is analyzed in subsections above. g. ACCESS: Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: All public access will be provided from the west portion of Parcel A onto NE 4th St. The access point consolidates ingress and egress to serve both the existing storage facility and the expansion to one portion of the site. A secondary fire emergency access will be required on the east side af the building as well. The driveway will be a right-in, right-out turn only as there is a barrier in the middle of the Principal Arterial road. By limiting the number of curb cuts to NE 4th St, there is a reduction in the amount of pedestrian and vehicle crass-over in the sidewalk corridor. Vehicle and pedestrian access is described in further detail in the subsections above. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: See Location ond Consolidation discussion above. The site plan includes a through driveway aisle that creates increased circulation away from NE 4th St. Pedestrian connections from the street to the buildings have been provided. A complete street vision has been adopted for the road system and the applicant is proposing improvements to NE 4th St that are consistent with the Comprehensive Plan. All public entries open ta either the sidewalk realm at the front or towards a parking area and not into an internal driveway or drive aisle which promote safety and efficiency. The accessible stalls are proposed as the nearest stalls to the front entry area for easier access. loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 30 of 37 Staff Comment: See previous Loading and Delivery subsections in Off-Site impacts and "b. Zoning Compliance and Consistency" Loading subsections for more detail. The loading and unloading area is designed to serve the customers of the facility. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Per RMC 4-4- OBOF.11 0.5 bicycle the number of bicycle parking spaces shall be 10% of the number of required off- street parking spaces. Staff Comment: Alternative transportation options are available with public transit stops nearby and bicycle parking facilities required onsite. Bath short-term and long-term bicycle parking areas are required, where fang-term secured areas would be far any office use, and short-term bicycle racks on NE 4th St would be required for the retail use. Because it is unclear where secured bicycle parking is located based on submitted application materials, staff recommends that a bicycle parking analysis and bicycle parking plan be provided as a condition of approval by the applicant. The analysis is to include the required bicycle parking area for the retail and self-storage uses. This staff recommendation is located in the Parking subsection of the report, under the heading "b. Zoning Compliance and Consistency." Transit routes are located near the subject site far bath King County Metro and Sound Transit busses. Employees and customers con contact Metro and South Transit bus lines far specific routes and times. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: Safe and attractive pedestrian connections are provided between parking areas, the buildings ground floor level, public sidewalks and adjacent properties. Along the front, there would be a new pedestrian sidewalk in the right-of-way, with separation between the NE 4th St travel lanes provided by a 5-foot wide planter strip with trees. The sidewalk walking areo would be extended from the public street to the entrance doors within the site. Along the west elevation, o similarly raised sidewalk would provide connections from the parking lot to the building entrances. h. OPEN SPACE: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: The primary open space on the subject site is at the front /at;:ade in the public realm in the right-of-way, where a new 5-foot planter strip will be constructed between NE 4th St drive lanes and a 5-foot wide sidewalk. The 14'-10 3/8".area in /rant of the building has the potential to serve as a distinctive focal point for the site with additional landscaping and clear pedestrian-oriented spaces. The area provides connections between the pedestrian realm and public street to the building and its associated uses and ground level retail storefront. The public pedestrian realm provides for walking, bicycling, and access to and from the site and for passers-by that may access a transit route nearby or are strolling around the neighborhood. Staff is recommending a final detailed landscaping plan and site plan, detailing the location and amenities of pedestrian-oriented space prior to building permit issuance. The plan must be submitted ta, and approved by, the Current Planning Project Manager prior ta building permit approval. i. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. Staff Comment: The proposed structures would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline. j. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable. HEX REPORT LUA14-001641 City of Renton Deportment of cummunity & Economic Development STORAGE ONE ON 4 7 " EXPANSION Hearing Date: February 17, 2015 Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Page 31 of 37 Staff Comment: The proposed location of the structure protects the existing natural systems on the east side of Parcel A. Natural systems were described in detail in the Natural Features subsection above. There are 30 cottonwood trees identified within the critical areas that will be retain as part of the project (Exhibit 5). The project proposes to plant trees, shrubs and groundcover to enhance the aesthetics of the site (Exhibit 6). The street trees provide a type of natural system through their canopy coverage and greening of the wetland, stream, street and pedestrian areas. Currently, there are no street trees in the right-of-way. Adding the landscaping along the project frontage provides a continuity of the existing natural systems already existing along NE 4th St. k-SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the proposed use. Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development if the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $0.56 per square foot of commercial retail space and $0.08 per square foot of storage space. This fee is paid at time of building permit issuance. Parks and Recreation: There ore no impacts ta Parks. Five foot bike lanes as per the adopted trails plan should be provided. In addition Transportation has refined crass section ta include bike lanes future R.O. W. far bike lanes. A final detailed landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to construction . . Drainage: The applicant submitted a Preliminary Technical Information Report by Barghausen Consulting Engineers, Inc. {dated December 9, 2014; Exhibit 13}. The drainage report follows the 2009 King County Surface Water Manual. Based an the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Site Conditions). The project site will contain catch basins and route runoff through conveyance piping to the southwest corner of the site into a detention pond utilizing 4 feet of live storage which provides for Level 2 Flaw Control {Exhibit 11}. The pond is approximately 0.11 acres in size. The tap of the pond is at elevation 399 and the bottom of the pond is at elevation 391. Water quality treatment will be provided in order to meet Enhanced Basic Water Quality. Typically, commercial developments are required to provide enhanced water quality treatment according to Core Requirement #8. The applicant is proposing the use of modular wetland for the enhanced treatment. The modular wetland is not included in the water quality treatment option within the 2009 KCSWM. An adjustment request (as per section 1.2.8.2 E and section 1.4 of the City Amendment) should be submitted for the review or any water quality facility that is not listed as an option in the 2009 KCSWM. If the adjustment request is not approved, then alternate water quality treatment facility meeting City requirements should be provided. Surface water could be contaminated by runoff containing oil, unspent hydrocarbons ond other contaminants from the paved maneuvering and parking areas. A roof-to-rain garden {11,927 sf) is proposed on this project in order to meet the storm water BMP requirement for the project. This BMP helps to slow the time of concentration on a developed site and also allows same runoff to slowly percolate into the groundwater system during small rainfall events. Surface water system development fee rate is $0.540 per square feet of impervious surface, with a minimum of $1,350.00. The rate that is current at the time of utility permit issuance will be opplicable. A Construction Storm Water Permit from the Department of Ecology is required for projects with clearing and grading exceeding one acre. Transportation: The subject site fronts onta NE 4th St east of Duvall Ave NE. The applicant submitted a Traffic Impact Analysis completed by TENW {dated September 10, 2014; Exhibit 14). The memorandum included information that the net new peak hour trips generated by the project will be 5 in the weekday AM peak hour and 13 in the weekday PM peak hour, which is less than the 20 new HEX REPORT LUA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Hearing Date: February 17, 2015 Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Page 32 of 37 peak hour trip threshold for requiring a detailed traffic impact study. Based on the /TE methodology, the project could build up to 51,000 square feet of self-storage space and stay below the 20-trip traffic analysis threshold (while maintaining the 3,210 square feet of retail space). The traffic analysis was based on a proposed project of 28,542 square feet of self-storage space and 3,210 square feet of miscellaneous retail space. The updated figures of 2,123 square feet of net rentable retail space and roughly 44,063 square feet of net rentable self-storage space would generate 7 weekday AM peak hour trips and 18 weekday PM peak hour trips, which is still less than the 20 new peak hour trip threshold for requiring a detailed traffic impact study. The site gains access to the public roadway system /ram NE 4th St. A right-in/right-out driveway approach is proposed for site ingress and egress. The project is also required to provide a 20-foot wide secondary emergency access within 150 feet of all points an the building. All driveways should meet the requirements of RMC 4-4-080. The corridor plan includes a right-of-way (ROW} width of 87 feet for this segment of NE 4th St. The assessor map shows an existing ROW width of 92 feet, which meets the ROW width requirement. The plan far the project frontage improvements on NE 4th St includes a 33-foot wide paved width from the centerline of the paved surface to the curb. This width includes two 11-foot wide thru-trovel lanes, half width (6 feet) of center turn lane/landscaped median, 5-faot wide bike lane, 0.5-foot wide curb, 5-foot wide landscaped planter, 5-foot wide sidewalk, and all applicable storm improvements. The City's corridor plan includes c-curbing in the center turn lane on NE 4th St in front of the site, which will impose future left turn restrictions on the site. It is also anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton's transportation concurrency requirements (Exhibit 21) based upon a test of the citywide Transportation Pion and pay appropriate Transportation Impact Fees. The fee, as determined by the Renton Municipal Code at the time af building permit issuance, shall be payable to the City. Schools: No impacts are proposed ta schools. Water and Sewer: The site is served by the City of Renton for water and sewer utilities. There is no existing City of Renton water main on the NE 4th St frontage. It has been determined that the preliminary fire flow demand far the proposed development is 4,000 gpm. To meet the water flow needs, the project proposes the extension of 12" diameter water main from the existing city of Renton water main located approximately 100 feet west of the property. The proposed utility plan also proposes a 12-inch diameter water main through the site and connecting ta the existing water main located in an easement within the property adjacent to the south. The applicant shall obtain the necessary easement from the adjacent south property owner far the connection ta the existing water main. A minimum 15 feet wide public water main easement is to be provided for the water main located within private property. The location of the proposed water main on NE 4th St should be determined based on required separation from other utility lines. If the separation requirements cause the new water main ta be located within the pavement, concrete pavement panel replacement will be applicable. New fire hydrants should be based an the requirements of the Renton Fire Department. The development is subject to applicable water system development charges (SOC/ and water meter installation fees based an the number and size of the meters far domestic, landscape and fire sprinkler uses. The current rote of SOC fee far 1" domestic meter is $3,090.00. The rote that is current at the time of utility permit issuance will be applicable. Civil plans far the water main improvements and for the relocation of the existing water main will be required and must be prepared by a registered professional engineer in the State of Washington. For sewer, there is an existing Side sewer from the existing sewer main (52790} an NE 4th St, with HEX REPORT LUA14-001641 City of Renton Department of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision LUA14-00164l, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 33 of 37 manhole inside drop will be required. Concrete pavement panel replacement may be applicable. System development charge (SOC) fee for sewer is based on the size of the new domestic water meter. The current SOC fee for wastewater for 1" meter is $2,135.00. The rate that is current at the time of utility permit issuance will be applicable. East Renton Interceptor Special Assessment District (SAD) fee is applicable on the site, and the current SAD fee rate is 9.7 cents per square feet af bath parcels. Also, the Centex latecomer fee of $21,672.25 is applicable on the parcel number 1523059002. For water, the system development fee is based on the size of the new domestic water meter that will serve the new building and credit will be given for existing water meters on the subject site. The fee for a 1-inch meter installed by the City is currently $2,870.00. The fee for a 1.5-inch meter installed by the City is currently $4,465.00 and for a 2-inch meter installed by the City is currently $4,845.00. I. PHASING: The applicant is not requesting phasing. 21. Whenever there is practical difficulties involved in carrying out the provisions of this Title IV, the applicant may request a modification of the standards provided the Criteria for modification identified in RMC 4-9-250D.2 is satisfied: MODIFICATION CRITERIA: .. . . ; .. • . .· . . . . •";; •• a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. The applicant is proposing a modification from the required 613.64 square feet of refuse and recyclable deposit area, as required by RMC, and is instead intending on providing a smaller enclosure of approximately 100 square feet. The applicant has indicated that the containers will be single-family rollout garbage and recycling collection containers, as opposed to commercial bins. The refuse and recyclable deposit area will have a concrete pad with code-compliant enclosure materials and openings, within a recess on the east side of the building roughly 70 feet south of NE 4th St along the fire access road (Exhibit 2). The proposed location would not block any of the parking stalls and would be accessible to waste haulers. The applicant provides the following reasons to justify the reduction in refuse and recyclable deposit area: "As a matter of policy and as a condition of lease, the management of the storage facility will require customers/tenants to haul away any refuse and recycling materials from their unit and dispose of the same aft-site, and 2} the amount af garbage accruing from the lobby/office and the retail spaces will not be significant given the size of these spaces and the nature and scale of the daily administrative and retail activities involved." b. Will not be injurious to other property(ies) in the vicinity Management provisions of the self-storage use requires less onsite waste disposal than general noncommercial uses. A reduction in the size of the refuse and recycling area will not be injurious to other properties in the vicinity. c. Conforms to the intent and purpose of the Code The intent of the code is to require new businesses to provide area for refuse and recycling onsite. The applicant has indicated they require fewer square feet than typical nonresidential due to management policy and conditions of a tenants lease. Therefore, the intent and purpose of the Code are achieved. d. Can be shawn ta be justified and required for the use and situation intended; and With 32 square feet claimed by retail use, that leaves roughly 68 square feet for the nonresidential HEX REPORT LUA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 4 7 " EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 34 of 37 development. Given the management policies of the self-storage facility, it stands to reason those 68 square feet would provide adequate enough area given management will require customers/tenants to haul away any refuse and recycling materials off-site. e. Will not create adverse impacts to other property(ies) in the vicinity. A reduction in the size of the refuse and recycling affords the applicant the ability to incorporate the trash collection area into the building. This eliminates the need to provide a separate refuse and recyclable deposit area in addition to the building. The area proposed is properly protected from weather and accessible without blocking parking areas. Screening is identified as split face concrete masonry walls on three sides of the collection area and a roll-up door on the west elevation (Exhibit 7). 22. The proposal requires a Conditional Use Permit in order to allow self-storage in the CA zone as established in RMC 4-2-120A. The following table contains project elements intended to comply with Conditional Use Permit decision criteria, as outlined in RMC 4-9-030.D. CONDITIONAL USE PERMIT CRITERIA: .. . ;\ :' i'";' • • .. .. . . . • . .. a. CONSISTENCY WITH PLANS AND REGULATIONS: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. See Compliance and Consistency discussion under Findings of Fact, Site Plan Review Criteria 20.a. b. APPROPRIATE LOCATION: The proposed location shall not result in the detrimental overcancentrotion of o particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. A self-storage demand analysis estimates that there is an unmet demand in the market area (3.0 mile radius) of 217,031 square feet (Exhibit 22). The new facility would provide roughly 45,000 square feet and an estimated 450 units. The other storage facilities in the area are as follows: Business Address Est. Units Est. SF Est. Occupancy Renton Storage One on 41 ' 4725 NE 4th St 591 62,461 97% Renton Storage One on Sunset 1105 Sunset Blvd NE 638 62,427 85% Renton Highlands Storage 3408 NE 4th St 528 52,276 82% Renton StorHaus NE 4th St 950 82,000 92% Public Storage 1755 NE 48th St 535 54,500 90% Sunset Highway Self-Storage 4546 NE Sunset Blvd 587 57,600 92% U-Store Self Storage 16610 SE 128th St 925 92,296 91% Given the high occupancy rates and the large demand for self-storage in the area the proposed mixed- use retail storage expansion and infill development within the existing commercial corridor along NE 4th St will not result in the detrimental overconcentration of a particular use within the City. See discussion under Findings of Fact, Site Plan Review Criteria for more specific information. c. EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Given the low transportation impacts generated from self-storage (Exhibit 14), the high demands of the HEX REPORT LUA14-001641 City of Renton Department of community & Economic Development STORAGE ONE ON 4 7 " EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA·H, CU-H, MOO Hearing Date: February 17, 2015 Page 35 of 37 design district and the unmet demand of self-storage in the market area the proposed use at the proposed location would not result in substantial or undue adverse effects on adjacent property. Specific effect and discussions were addressed under Findings of Fact, Site Plan Review Criteria. d. COMPATIBILITY: The proposed use shall be compatible with the scale and character of the neighborhood. See Transition to Surrounding Development under Findings of Fact, Site Plan Review Criteria #20.c.i.3. e. PARKING: Adequate parking is, or will be mode, available. See Surface Parking under Findings of Fact, Site Plan Review Criteria #20.c.ii.1. f. TRAFFIC: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. See Transportation under Findings of Fact, Site Plan Review Criteria #20.c.iv.k. g. NOISE, LIGHT AND GLARE: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Existing noise within the vicinity of the subject site is primarily composed of vehicles on the abutting street (NE 4th St). Temporary construction noise is anticipated as a result of the subject project. Based on the provided construction mitigation description, the applicant has indicated that construction is anticipated to begin in Spring 2015 and be completed in 2016. At this time, the applicant has indicated that construction work would occur during daytime work hours or typical construction hours (Exhibit 12). The site is surrounded by industrial activity, commercial development, and/or residential housing. No excessive levels of noise are expected to be generated during the operation of the completed project. Exterior onsite lighting would be regulated by code. Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building or the ground and cannot trespass beyond the property lines and will be reviewed prior to construction permit issuance. See On-Site Impacts under Findings of Fact, Section 20.c.iv.f for more information. h. LANDSCAPING: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. See Landscaping discussion under Findings of Fact, Section 20.b. 1 ,. CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 2. The proposal complies with the Conditional Use Permit Review Criteria if all conditions of approval are met. 3. The proposal is compliant and consistent with City of Renton plans, policies, regulations and approvals. 4. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 5. The proposed Site Plan is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zoning classification. 6. The scale, height and bulk of the proposed building are appropriate for the site. HEX REPORT LUA14-001641 City of Renton Deportment of LDmmunity & Economic Development STORAGE ONE ON 4'" EXPANSION Preliminary Plat Report & Decision LUA14-001641, ECF, SA-H, CU-H, MOD Hearing Date: February 17, 2015 Page 36 of 37 7. Safe and efficient access and circulation can be provided for all users. 8. There are adequate public services and facilities to accommodate the proposed use. 9. The proposed location is suited for the proposed mixed use. 10. Adequate parking for the proposed can be provided. 11. The proposed use would not result in a substantial or undue adverse effect on adjacent properties. 12. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 13. Landscaping is provided in all areas not occupied by the building or paving. 14. The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D.2 for approval of modifications. I J. RECOMMENDATIONS: Staff recommends approval of the Site Plan and Conditional Use Permit Storage One on 4th Expansion, File No. LUA14-001641, ECF, SA-H, CU-H, MOD as depicted in the Exhibits, subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non- Significance Mitigated, dated January 26, 2015. 2. The applicant shall be required to submit a revised landscape plan to the Current Planning Project Manager prior to building permit approval. The revised landscape plan shall depict the following: a. Additional screening shrubs and landscaping in place of the lawn in front of the building, additional interior parking lot landscaping with no more than 50 feet between parking stalls along the west building elevation; b. Additional fully sight-obscuring trees to the north end of the detention pond and a combination of trees and shrubs around all sides of the pond; and c. Add planter boxes (or large planter pots) along the west elevation of the building to the secondary entrance of the lobby/office from the parking lot. The revised landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 3. The applicant shall be required to revise the parking plan to include no more than 18 surface parking stalls. The eliminated parking stalls shall be replaced with interior landscape islands along the west fa~ade of the building. 4. The applicant shall submit bicycle parking detail demonstrating compliance with the bicycle requirements outlined in RMC 4-4-080F. The bicycle parking detail shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 5. The applicant shall be required to provide a wood, split-rail fence along the west side of the stream and wetland buffers with the appropriate level of stream and wetland protection signage. The proposed fence detail shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 6. The applicant shall provide a minimum of 1,328 square feet of pedestrian-oriented space near NE 4th Street. The proposed pedestrian-oriented space shall be shown on a revised landscaping plan and revised site plan and each shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. HEX REPORT LUA14-001641 City of Renton Deportment of Community & Economic Development STORAGE ONE ON 4'" EXPANSION Hearing Date: February 17, 2015 Preliminary Plot Report & Decision WA14-001641, £CF, SA-H, CU-H, MOO Page 37 of 37 7. The applicant shall be required to provide seats or benches along the front or near the street facing fa<;ade of the building which complies with the Design District standards. The seating shall be of durable, vandal-resistant and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time and that do not impede or block pedestrian access to public spaces or building entries. The seating location shall be indicated on a revised site plan and a detail shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 8. The applicant shall be required to provide windows within the staircases on the west and east facing fa<;ades. The proposed elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The applicant shall be required to paint all roll-up doors visible from the exterior of the building gray (or an equivalent color). The proposed paint swatch shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 10. The applicant shall be required to submit a conceptual sign package which indicates the approximate location and size of all exterior building signage. Proposed signage shall be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit appr.oval. 11. The applicant shall provide a lighting plan which complies with the Design District standards. The plan shall indicate the location of exterior/ornamental lighting to be attached to the building, and any surface parking lighting, including specifications of the light fixtures. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. EXPIRATION PERIODS: Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-9-200. HEX REPORT LUA14-001641 ,:,-~ 1!c.!..._---------,/--~--,-=~----=------+--~~ i ~_:_ -· ,00)•.,C:.:'-"'.~.-......... ,,.,,,.,,,,,,.. '<>~-------------1- 'I ;I I :~ ~I -b • -,. ';-"""" ___ : ----t ; ~~!13{·::;::::::;1~·:i+;ltl~-+1+-+ r+-~~~~~~-~-e-·j tt-i----------~ ...... 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"""""''""'· l,YjD "-C. SI.IIM'r\t.:a,OMRCll,IIO<Tl<.SE""""" ~ ' i ~ ~ ; Q i; s ¥ ~ s ~ Q ~ ~ ;. ~ 0 J, b 81 0 T • C Z l ' " I' ' ii ' ' ii ' ' ' ' ' ' ii iii i ihiiiiii EXHIBIT 4 ' O!>I" -' <!»/" ... __ ...... .,..,,""' __ .,._..,...,_ "'· ...... """--· ,,,. BO~DARY Afr() TOPOGRAPHIC S~VEY IN A PORTION OF THE NE1/4, tiEV4, NW1/4, OF SEC. 16, T23N, R6E, W.M. CITY OF RENTON, WASHINGTON D • I § EXHIBIT 5 = ---NE ON 4TH ISION I STREET ~.WA L. +----- 1~~~--· ~~~j t • • • I i Ii 11;1 j ' ! ~! ~ ' .. ~ j~i gl ~ ,. ' ~ • § ! ' ~ I : I . ' ' ILJ ' l~-+--tr-r-- ! + •••••• -, I·+ ' . ! I I,· + .) ... ' • I i ----. --'JNE ON 4TH NSION ,;;' EXHIBIT 6 TH STREET ~-<-".,:: ON.WA '!.,- ?.,:,7:- ·c,¢.:: •' -~' ! 11 I ! r --<~') I 11 i ! i ! I l I I ' I ! e ·1 CC:.': _/-:;, ! ~i \ _ _./ • '! I Ii! ' ~ ! I < -I 1-'~ ~ ~ /-.. ii ,,_;' \.:') ~ I I I i-(~) ,,..._., '--' ~ _/(:.'·1 i . ', _l_ ,,,, ' I !, I ' ' l !' ' i ! ,! ' ' '! I ! ' ' ,., " r·-_ 11 i ~ ' ' ' ; l i ~~ :. -~ • ~~ :I :i ~·g ~:~ I ' ~~ I ! 'i •! ~~ aiJ ..,J --.,,, " " (' "I-" 1 "''" "l'-< ,. " " "' " "' ;,/' ;,/' "' "' ~ ' --,"'11 ' -,_cu; ! EXHIBIT 7 I STRICKER CATO MURPHY ARCHITECTS O 311 1st AVE. .-4800 FAX (206) 322-2875 , www.scM-ARCH.COM :~- a ~~ ·, ; :::~r, r• :r~---. ('.V- (oi 0 r ~I~ .. ~ 'I c~}-- i (f)· I -;j (~- i ,_/ I STRICKER CATO MURPHY ARCHITECTS , 311 1st AVI I .J EXHIBIT 8 I 24-4800 FAX (206) 322-2875 ° WWW.SCM-ARCH.COM """""Cl- STORAGE ONE ' 11 11 i I I ' I, I ! 111 l ''' I!, i. J II I I 111 I ! ~ti i: ! REVISIONS I I I, ~ .. EXHIBIT 9 i~ LJ I I i ' , . : ; l i ' I I: i I' I 11 ',I Ii ~ ii I • I 1, ··~ i I 1::, J EXHIBIT 10 ' ! I i' 'I 1 I' !~ i 1t'1' 11' I I I;~ ! l:1 f ! • /I EXHIBIT 11 Pl!UJIC!- STORAGE ONE ---STIIOQA CATO liUl'HY ---SIIIJTA~IIUT!!ilOO l!l!AT'TlZ. WA lftM GEOTECHNICAL ENGINEERING STUDY Proposed Storage Facility 13839 Southeast 1281 h Street and 4815 Northeast 41 h Street Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed storage facility to be located in Renton. We have been provided with a site plan by Stricker Cato Murphy Architects dated May 13, 2014. Based on these plans, we understand that the development will consist of a three-story building to be located in the central to southwestern portion of the site. A paved access road and parking area will be located west/southwest of the building and a paved fire lane will be located along a portion of the east side of the building. The site is fairly level, thus we believe the slab grade of the building and the paved areas will be near the existing grade. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site, which is composed of two rectangular-shaped parcels, numbered 1523059178 and 1523059002. Overall, the site is somewhat L-shaped, being long on its east and south sides. The site is bordered to the north by Northeast 4th Street and a commercial property, to the east by a residential development, to the south by a mini-storage facility, and to the west by commercial properties. We understand that a gas station formerly occupied the northern portion of the site, but it and the associated underground storage tanks have been removed. Some asphalt pavement remains in that area, which is mostly surrounded with chain link fencing. The ground surface within the site is nearly flat. Close to the southern property line, the ground surface slopes steeply about 5 vertical feet down toward the south. A small stream has been mapped close to the eastern edge of the site. The site is vegetated with young to mature deciduous trees, brush, field grass, and blackberry vines. SUBSURFACE The subsurface conditions were explored by excavating 11 test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was generally based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. However, an environmental firm also reviewed the excavation of several test pits in the area of the former gas station. EXHIBIT 12 PRELIMINARY TECHNICAL INFORMATION REPORT 1 8RANC Storage One -Renton Highlands N.E. 4th Street Renton, Washington Prepared for: Stricker Cato Murphy Architects, P.S. 311 1st Avenue South, Suite 300 Seattle, WA 98104 Entire Document Available Upon Request EXHIBIT 13 December 9, 2014 Our Job No. 127 40 !5) 251-6222 (425) 251-8782 FAX \ • ROSEVILLE, CA • SAN DIEGO, CA I ~TENW Transportation Engineering NorthWest MEMORANDUM DATE: September 10, 2014 TO: Rohini Nair City of Renton FROM: Chris Forster, P .E. TENW SUBJECT: Storage One on 4th Traffic Analysis TENW Project No. 4938 This memorandum documents the traffic analysis completed for the proposed Storage One on 4,h project located on the south side of NE 4th Street east of Duvall Avenue NE in Renton, WA !Parcel # l 523059002 and # l 523059178). A vicinity mop is included os Attachment A Project Description The proposed project would include 28,542 square feet of self-storage space and 3,210 square feet of miscellaneous retail space. The existing site is currently vacant. Vehicular access ta the site would be provided via a driveway on NE 4th Street as well as an internal connection to the existing self- storage/ commercial property to the west. The project is expected to be occupied in 2015. A preliminary site plan is included in Attachment B. Trip Generation The trip generation estimates for the proposed uses were based on methodology documented in the Institute of Transportation Engineers (ITE) Trip Generation manual, 9th Edition. Reductions to the trip generation estimates for the proposed retail use were made to account for pass-by trips. Pass-by trips ore trips that are made by vehicles that are already on the adjacent street and make intermediate stops at the retail use on route to a primary destination [i.e. on the way from work to home). The pass-by trips were based on methodology and studies documented in the ITE Trip Generation Handbook. The net new trips from the Storage One on 4th project were calculated by subtracting the pass-by site trips from the gross project trips. The resulting net new weekday daily, MIi, and PM peak hour trips ore summarized in Table l. The detailed trip generation estimates ore included in Attachment C. Table 1 Storage One on 4th Trip Generation Summary Time Period Weekday Daily Weekda• Weekda• Tronspo, 11400 SE a~ Net New Trtps Generated In Out Total 82 83 Entire Document Available Upon Request EXHIBIT 14 165 5 13 ~rations 5) 889-6747 WETLAND DELINEATION AND FISH AND WILDLIFE HABITAT AsSESSMENT REPORT STORAGE ONE ON 4TH SEPTEMBER 4, 2014 PROJECT LOCATION 13839 SE 128TH STREET RENTON, WASHINGTON 98059 PREPARED FOR Renton Mini LLC 918 South Horton St. #1000 Seattle, WA 98134 PREPARED BY SOUNDVIEW CONSULTANTS LLC 2907 HARBORVIEW DRIVE GIG HARBOR, WASHINGTON 98335 (253) 514-8952 Entire Document Available Upon Request EXHIBIT 15 CEDAROCK CONSULTANTS, INC. Date: To: From: Subject: MEMORANDUM May 9, 2006 Jill Ding -City of Renton Carl Hadley Shy Creek Preliminary Plat Fish Presence/Absence Surveys -East Fork Maplewood Creek Introduction In a letter dated May 2, 2006, the City of Renton requested further information verifying water classification for the stream located on the proposed Shy Creek preliminary plat. This memo provides description of surveys that were completed to evaluate water typing, summarizes results of the surveys, and provides water typing recommendations based on those results. The stream in question is the East Fork of Maplewood Creek and a small headwater tributary that enters the East Fork near the intersection of 142nd Avenue SE and SE 136th Street (Figure 1). Methods The fish presence/absence survey was conducted under the WAC 222-16-031 water typing protocol described in Guidelines for Determining Fish Use for the Purpose of Typing Waters (DNR Board Manual 2002). The stream in question meets all requirements for applying the protocol (e.g. stream size, non-drought year, DNR Type 3/4 break, lack of human made blockages, etc.). Survey timing met the requirement of March I to July 15. The survey was conducted by qualified personnel meeting the requirements described in the protocol and under WDFW collection permit #06-229. To identify barriers to fish migration, Maplewood Creek was first walked from the fish ladder at the northern edge of the Maplewood Golf Course upstream to the project site, a distance of approximately 1.3 miles. The survey took place on April 28 1 \ 2006. Features such as barriers, major flow inputs, and fish observations were GPS located. Fish barriers were defined as permanent natural features exceeding the ability of salmonids to pass in an upstream direction. Salmonid passage ability identification generally utilized criteria presented in Powers and Orsborn 1985 (Analysis of Barriers to Upstream Fish Migration) and Bell 1991 (Fisheries Handbook of Engineering Requirements and Biological Criteria). Because no permanent and abs, the initial channel walk, elect presence, upstream through th, 5, 2006 using WDFW Backpac l 9609 244th AVENUE NE. V, Entire Document Available Upon Request EXHIBIT 16 tion were identified during irea of last observed fish ey was conducted on May f was conducted over a 0.4 )961 · F:425/788-5562 /, · id 111·11 x j NORTHWEST STl:EL SYSTEMS, 1.,L,C. " ------------------------~--·------- Storage One on 4" -Phase II City Planner 1055 South Grady Way Renton, WA 98055 TO WHOM IT MAY CONCERN This letter is to address #10 from the Site Plan review documents stating the following: Construction Mitigation Description: • Proposed Construction Dates (Begin and End Dates) We are proposing the start date to be at the issuance of the building and civil permits. Estimated start date to be August 2015 and the end date to be roughly 9 months later with the occupancy April 2016. • Hours of Operation We will be working with in the city directed construction times and hours that have been set forth by the City of Renton municipal code. • Proposed Hauling/Transportation Routes The details have not been finalized and will be prior to the issuance of building permits • Measures Implemented to minimize dust, traffic and transportation impacts, erosion, mud noise and other noxious characteristics. Water trucks will be used to minimize dust during construction. All traffic and transportation will be coordinated to meet City of Renton code. • Any special hours proposed for construction or hauling {i.e. weekend, late nights) Since the property abuts housing we will work within the allowed hours of construction per City of Renton codes. • Preliminary Traffic Control Plan Any plan determined will meet City of Renton Public Works requirements. Sincerely, NW Steel Systems NW Steel Svstems 12214 SE 1411 EXHIBIT 17 Clark Close From: Sent: To: Karen Walter <KWalter@muckleshoot.nsn.us> Tuesday, January 13, 2015 1:51 PM Clark Close Subject: RE: City of Renton (SEPA) Notice of Application -Storage One on 4th Expansion - LUA14-001641, ECF, SA-H, CU-H, MOD Attachments: Maplewood Creek Fish Survey Shy Creek Plat Final.pd/ Thanks Clark for sending these along .... I noticed in the Wetland/Habitat Report they did not utilize the information from a more recent survey of the East Fork of Maplewood Creek that was done for the Shy Creek plat project downstream. It is attached in case you do not have it readily. Karen Walter Watersheds and Land Use Team Leader Muck/eshoot Indian Tribe Fisheries Division Habitat Program 39015 172nd Ave SE Auburn, WA 98092 253-876-3116 From: Clark Close [mailto:CClose@Rentonwa.gov] Sent: Monday, January 12, 2015 12:03 PM To: Karen Walter Subject: RE: City of Renton (SEPA) Notice of Application -Storage One on 4th Expansion -LUA14-001641, ECF, SA-H, CU-H, MOD Karen, Please find attached items requested. Let me know if you need any additional information. Thanks, Clark H. Close City of Renton -Current Planning Associate Planner From: Karen Walter [mailto:KWalter@muckleshoot.nsn.us] Sent: Monday, January 12, 2015 10: 12 AM To: Clark Close Subject: FW: City of Renton (SEPA) Notice of Application -Storage One on 4th Expansion -LUA14-001641, ECF, SA-H, CU-H, MOD Clark, We are reviewing this project and need additional information. Can we get a copy of the following listed for this project: • Site plan • Wetland Delineation and Fish a, on September 4, 2014 • Preliminary Technical lnformatic 2014; Thank you! Entire Document Available Upon Request EXHIBIT 18 iared by Soundview Consultants LLC eers, Inc. prepared on December 9, ' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT City of I ; r r -~ ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Owner: Applicant: Cantact: Project Location: Project Summary: January 26, 2015 Storage One on 4th Expansion LUA14-001641, ECF, SA-H, CU-H, MOD Clark H. Close, Associate Planner Renton Mini II LLC, 133 E Lake Sammamish Lane NE, Sammamish, WA 98074 Raymond Garno, Stricker Cato Murphy Architects, P.S., 3111st Ave. S, Ste 300, Seattle, WA 98104 Travis Ameche, Urban Self Storage, Inc., 918 S. Horton St., Suite 1000, Seattle, WA 98134 Approximately 4815 NE 4'h Street (APNs 152305-9002 and 152305-9178) The applicant, Urban Self Storage, Inc., is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3-story building totaling 66,767 gross square feet with roughly 2,123 square feet of net rentable retail space and roughly 44,063 square feet of net rentable self-storage space. The vacant 1.83 acre site is located on the south side of NE 4th St just west of the intersection of NE 4th St and Field Pl NE. The approximate address is 4815 NE 4th Street and the project site consists of two parcels (APNs 1523059002 and -9178). The project site is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zone. The mixed-use retail and storage building would have an overall height of 38' -4". Access is served by right-in/right-out only. Interior circulation includes a two-way drive aisle from the west side of the lot that serves 25 surface parking stalls. There is also an additional 20' wide fire lane that would serve the east side of the building for emergency access only. The site contains one Category 3 wetland and one Class IV stream (Maplewood Creek) located on the eastern portion of the property. There are a total of 42 significant trees onsite and the applicant is proposing to retain 30 trees in the critical areas and buffers. The applicant submitted a Geotechnical Study conducted by GEOTECH Consultants, Inc. on May 29, 2014; a Traffic Analysis by Transportation Engineering North West prepared on September 10, 2014; a Preliminary Technical Information Report by Barghausen Consulting Engineers, Inc. prepared on December 9, 2014; and a Wetland Delineation and Fish and Wildlife Habitat Assessment Report prepared by Soundview Consultants LLC on September 4, 2014. Proposed off-site improvements include half-street frontage improvements on the south side of NE 4th St, including a 5-foot wide landscaped planter, a 5-foot wide sidewalk, and applicable storm improvements. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the size of the required deposit and collection area. The proposal also includes an 18,200 cubic foot stormwater detention pond on the second parcel at the southwest portion of the site. -------------~ Site Area: ±79,894 squa, STAFF Staff Recomn RECOMMENDATION: Non-Significa Entire Document Available Upon Request EXHIBIT 19 1mittee issue a Determination of ERCReport DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NONSIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-001641, ECF, SA-H, CU-H, MOD Raymond Garno, Stricker Cato Murphy Architects Storage One on 4th Expansion PROJECT DESCRIPTION: Urban Self Storage, Inc. is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3-story mixed-use retail and storage building. The vacant site is located on the south side of NE 4th St just west of NE 4th St and Field Pl NE. Access is served by right- in/right-out only. Interior circulation includes a two-way drive aisle that serves 25 parking stalls. There is also an additional 20' wide emergency fire access lane on the east side of the building. The site contains a Category 3 wetland and one Class IV stream on the eastern portion of the property. The applicant is proposing to retain 30 trees within the critical areas and buffers. The applicant submitted a Geotechnical Study, a Traffic Analysis, a Preliminary Technical Information Report, and a Wetland Assessment Report. A refuse and recycle modification is being requested in order to reduce the size of the required deposit and collection area. The proposal also includes a stormwater detention pond at the southwest portion of the site. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: Approximately 4815 NE 4th Street (APNs 152305-9002 and 152305-9178) The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Study conducted by GEOTECH Consultants, Inc. (dated May 29, 2014). ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. EXHIBIT 20 Plan -Planning Review Engineering Review Comments Rohini Nair I 425-430-7298 I rnair@rentonwa.gov Recommendations: I have completed a preliminary review for the above referenced proposed 3 story mixed-use building containing 44,063 square feet of net rentable space and 2,123 square feet of net retail space. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The site is located in the City of Renton water service area. SEWER: The site is located in the city of Renton sewer service area. There is existing 24 inch diameter sewer pipe on NE 4th Street. STORM: There is storm drainage in NE 4th Street. There is existing 12 inch diameter storm water pipe on the frontage. STREET: NE 4th Street fronting the site is a Principal Arterial. CODE REQUIREMENTS Water 1. The subject development is within the city of Renton water service area. 2. There is no existing City of Renton water main on the NE 4th Street frontage. 3. Fire Department has noted that the preliminary fire flow requirement for the project is 4,000 gpm. To meet the water flow needs, the project proposes the extension of 12" diameter water main from the existing city of Renton water main located approximately 100 feet west of the property. The proposed utility plan also proposes a 12 inch diameter water main through the site and connecting to the an existing water main located in an easement within the property adjacent to the south. The applicant shall obtain the necessary easement from the adjacent south property owner for the connection to the existing water main. Minimum 15 feet wide public water main easement is to be provided for the water main located within private property. The location of the proposed water main on NE 4th Street should be determined based on required separation from other utility lines. If the separation requirements cause the new water main to be located within the pavement, concrete pavement panel replacement will be applicable. 4. Fire hydrants should be based on the requirements of the Renton Fire Department. 5. Installation of a backflow prevention assembly (DOCVA) in vault for the fire sprinkler system. The OOCVA shall be located outside of the building. Proposed location of OOCVA inside the building must be submitted to the City for approval and shall meet the conditions of the City standard plan no. 360.5. 6. Installation of a domestic water meter with a reduced backflow prevention assembly (RPBA). 7. Installation of a separate landscape irrigation meter and double check valve assembly, if required. 8. The development is subject to applicable water system development charges (SOC) and water meter installation fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. The current rate of SOC fee for 1" domestic meter is $3,090.00. The rate that is current at the time of utility permit issuance will be applicable. 9. Civil plans for the water main improvements and for the relocation of the existing water main will be required and must be prepared by a registered professional engineer in the State of Washington. ERC Mitigation Measures and Advisory Notes Page 2 of6 Engineering Review Comment5' Rohini Nair I 425-430-7298lrnair@rentonwa.gov Sanitary Sewer 1. Sewer service is provided by the City of Renton. Side sewer from the existing sewer main (52790) on NE 4'" street, with manhole inside drop will be required. Concrete pavement panel replacement may be applicable. 2. System development charge (SDC) fee for sewer is based on the size of the new domestic water meter. The current SDC fee for wastewater for 1" meter is $2,135.00. The rate that is current at the time of utility permit issuance will be applicable. 3. East Renton Interceptor Special Assessment District (SAD) fee is applicable on the site, and the current SAD fee rate is 9.7 cents per square feet of both parcels. 4. The Centex latecomer fee of $21,672.25 is applicable on the parcel number 1523059002. Stormwater 1. A geotechnical report prepared by Geotech Consultants, LLC was provided for the project. The report mentions that the soils on the site are Everett gravelly sandy loam and Alderwood gravelly sandy loam. The geotech report mentions that the soil is not suitable for infiltration. 2. A Technical Information Report (TIR) prepared by Barghausen Consulting Engineers, Inc., was submitted for the proposed project. The drainage report follows the 2009 King County Surface Water Manual. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Site Conditions). A wetland is located on the project site and a stream (Maplewood creek) runs through the east portion of the site. 3. A private detention pond is proposed to serve the flow control facility requirement of the project. Enhanced water quality treatment is required to be provided by the project. The project submittal included a proposal for using modular wetland for the enhanced treatment. The modular wetland is not included the water quality treatment option in the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Drainage Manual. An adjustment request (as per section 1.2.8.2 E and section 1.4 of the City Amendment) should be submitted for the review for any water quality facility that is not listed as an option in the 2009 King County Surface Water Drainage Manual. If the adjustment request is not approved, then alternate water quality treatment facility meeting City requirements should be provided. Rain Garden is proposed to meet the storm water BMP requirement for the project. 4. Pumps in the pipe conveyance system have been proposed in the project plans, which is not preferred. As per section 1.2.4.3.1 ofthe City Amendment, pump systems will be considered only when there is no other physical gravity alternative. The applicant will have to provide information substantiating why a gravity alternative is not possible and an adjustment request (as per section 1.4 of the City Amendments) should be submitted to be reviewed by the City. If the adjustment request approves a pump system, the requirements as per section 4.2.3.1 of the City Amendments will also be applicable. Final civil engineering of the utility design may require changes to the site layout to accommodate the utilities. 5. A drainage report (TIR) and drainage plan based on the 2009 City of Renton Surface Water Design Manual Amendment should be provided with the utility construction permit. The report and plans should include the terms used the Amendment and the storm water plans should include all details and information required in the Amendment. The Offsite Analysis portion of the drainage report (TIR) should provide more information regarding the upstream and downstream analysis. ERC Mitigation Measures and Advisory Notes Page 3 of 6 Engineering Review Comments Rohini Nair I 425·430-7298 I rnair@rentortwa.gov 6. Required horizontal and vertical separation between storm water features and other utilities and structures as per the 2009 City of Renton Surface Water Design Manual Amendment should be provided. 7. The submitted conceptual utility plan showed one proposed catch basin located in the adjacent south property. Either relocate that catch basin to the current property, or obtain easement from the adjacent south property owner. Plans submitted with the utility construction permit should clearly label all private utility lines and features as 'private', and all private easements as 'private. 8. A Construction storm water permit from the Department of Ecology is required for projects with clearing and grading exceeding 1 acre. 9. Surface water system development fee for stormwater is applicable. The current rate is $0.540 per square feet of impervious surface, with a minimum of $1,350.00. The rate that is current at the time of utility permit issuance will be applicable. Transportation 1. Payment of transportation impact fee is applicable on the construction of the mixed use building at the time of issuance of the building permit. The transportation impact fee rate that is current at the time of building permit application will be applicable. 2. A trip generation study memo prepared by TENW was submitted for the project. The memo included information that the net new peak hour trips generated by the project will be 5 in the weekday AM peak hour and 13 in the weekday PM peak hour, which is less than the 20 new peak hour trip threshold for requiring a detailed traffic impact study. 3. The City has a conceptual corridor plan for the NE 4th Street corridor. The corridor plan includes a ROW width of 87' for this segment of NE 4t". The assessor map shows an existing ROW width of 92 feet, which meets the ROW width requirement. The plan for the project frontage on NE 4th Street includes a 33' wide paved width from the centerline of the paved surface to the curb. This width includes 2 -11' wide thru-travel lanes, half width (6') of center turn lane/landscaped median, 5' wide bike lane, and 0.5' wide curb. A 5' wide landscaped planter, 5' wide sidewalk, and applicable storm improvements are also required. The City's corridor plan for the NE 4th Street includes c-curbing in the center turn lane in front of the site, which will impose future left turn restrictions on the site. The frontage improvements are required to be provided by the developer. A landscaped planter and sidewalk has been shown in the submitted plans. 4. The site gains access to the public roadway system from NE 4th Street. Right-in right out only driveway is proposed for the project. A second emergency vehicles use only driveway is also proposed for the site. The driveways should meet the requirements of RMC 4-4-080. 5. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. Buildings, structures, and walls should not encroach on City utilities or easements. ERC Mitigation Measures and Advisory Notes Page 4 of 6 Fire Review • Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa,gov Recommendations: 1. Fire impact fees are applicable at the rate of $056 per square foot of commercial retail space and $0,08 per square foot of storage space. This fee is paid at time of building permit issuance. Fire Code Comments: 1. The preliminary fire flow is 4,000 gpm. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300 feet also. One hydrant is required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Storm retention vaults located in the fire access roadways shall be designed for the required loading. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems . Plannl11g Rl!view Comment$ . Clark CIQse I, 42$,,430-72$9 l cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. ERC Mitigation Measures and Advisory Notes Page 5 of6 Police Review Comments Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal impact on police services. Technical Services Comments Bob MacOnie I 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Preliminary Plat: Bob MacOnie 12/31/2014 The Boundary and Topography survey does not show the location of the Storm Drainage Easement under Rec. No. 8611251008 for which the City of Renton is the current beneficiary. The City should require the grant and conveyance of a Native Growth Protection Easement for the wetland and any required buffer. community services comments ... , , , ~eslie Betlact;: I 425-430-6619 I lbetlach@rentonwa,gqv Recommendations: A. There are no impacts to Parks. Five foot bike lanes as per the adopted trails plan should be provided. In addition Transportation has refined cross section to include bike lanes future R.O.W. for bike lanes (see Jim Seitz or Bob Mahn). B. Please see C. -code-related comments. C. Street trees-only 2 trees along NE 4th Street frontage. One tree should be placed no closer than 30- feet from the street light. The second tree centered in planting strip east of fire access road. ERC Mitigation Measures and Advisory Notes Page 6 of 6 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM February 10, 2015 Clark H. Close, Associate Planner Steve Lee, Development Engineering Manager ~ Traffic Concurrency Test -Storage One on 4th Expansion; File No. LUA14-001641, ECF, SA-H, CU-H, MOD Urban Self Storage, Inc. is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3-story mixed-use retail and storage building. The vacant site is located on the south side of NE 4th St just west of NE 4th St and Field Pl NE. Access is served by right-in/right-out only. Interior circulation includes a two-way drive aisle that serves 25 parking stalls. There is also an additional 20-foot wide emergency fire access lane on the east side of the building. The proposal includes roughly 230 linear feet of public roadway (with utilities) improvements in order to provide access to the site. The existing right-of-way width of 92 feet meets the ROW width requirement. The plan for the project frontage improvements on NE 4th St includes a 33- foot wide paved width from the centerline of the paved surface to the curb. This width includes two 11-foot wide thru-travel lanes, half width (6 feet) of center turn lane/landscaped median, 5-foot wide bike lane, 0.5-foot wide curb, 5-foot wide landscaped planter, 5-foot wide sidewalk, and all applicable storm improvements. The City's corridor plan includes c-curbing in the center turn lane on NE 4th St in front of the site, which imposes restrictions on future left turning movements. The Traffic Analysis prepared by Transportation Engineering Northwest (dated September 10, 2014) included information that the net new peak hour trips generated by the project will be 5 in the weekday AM peak hour and 13 in the weekday PM peak hour (165 weekday daily). Based on the ITE methodology, the project could build up to 51,000 square feet of self-storage space and stay below the 20-trip traffic analysis threshold (while maintaining the 3,210 square feet of EXHIBIT 21 Transportation Concurrency Test -Storage One on 4th Expansion Page 2 of3 February 10, 2015 retail space). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2013. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 94,641 trips, which provides sufficient capacity to accommodate the 165 additional trips from this project. A resulting 94,476 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new single family residence. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: l. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according Transportation Concurrency Test -Storage One on 4th Expansion Page 3 of 3 February 10, 2015 to rules ond procedures established by the Deportment. The Deportment sho/1 issue on initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Pion, consideration af growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. Self Storage Demand Analysis 18-Dec-14 loemographics centered on Renton Storag ~725 NE 4th ST, Renton WA 98059 Ref. No. Business 1 Subject -Proposed 2 Renton Storage One on 4th Sq Ft Demand Factor Estimated Population Total Demand 3.0-Mile Total Contested Demand Total unmet Demand 5.50 Sq Ft per capita 530,541 Sq Ft 307 ,362 Sq Ft 223,179 Seasonal Occupancy Change 'la 2.0I'. Seasonal Occupancy Change (6,147) Sq Ft Storage Unmet Demand in Market Area 217,031 Estimated Estimated Address City Units Sq Ft Extended Area 4815 NE 4th ST Renton 450 45,000 4 725 l,E 4th ST Renton 591 62.461 ~enton Storage One on Sunset 1105 Sunset BVLD NE Renton 638 62A27 ~-enton Highlands Storage 3408 NE 4th ST Renton 528 52.276 :<enton StorHaus NE 4th ST m Renton 950 82,000 >< :::c r>ublic Storage 1755 NE 48th ST Renton 535 54.500 1-1 Sunset Highway Self-Storage 4546 Northeast Sunset BVL[ Renton 587 57,600 0:, 1-1 J.Store Self Storage 16610 SE 128th ST Renton 925 92296 -I N Totals 4,754 463,560 N .. 1.0-Mile 2.0-Mile 3.0-Mile UI.BAH "J:,;,,.,..;·"' Estimated Population 18,979 54.576 96.462 ......... Estimated Households 6,8/6 20.121 37,383 Owner Occupied 4.565 12,841 22,847 61.1% Renter Occupied 2,311 7,280 14,536 38.9% Estimated Occupied Occupancy Distance Market Contested Occupancy Sq Ft from 3,0-Mile to Subject Overlap Demand 90I', 3-Mile 3-Mile 97% 60,587 54 528 0 06 100.00'!. 54,528 85% 53063 45,475 1.86 100.00'!. 45,4/5 82% 42 866 36.736 0 87 100.00% 36,736 92% 75.440 64,652 124 100.00'!. 64,652 90% 49.050 42.036 3.69 35.00I'. 14,713 92% 52.992 45.414 1 19 90.00% 40,8/3 91% 83,989 71.979 1 66 70.00% 50.385 90I', 417,988 360,821 307,362 . ...-,...r~ ------r 1 .~ r1 r ( NOTICE OF p ------~ A PLICATION AND PROPOSED 0ET£R NCN-SIGNJFICANCi•MITIGATED (DNS. ' ........... _ ........... H ....... flj ... "'"'-•'" (C:Cl::I)-,,. .... 1"' Pl ... .,_:.~ _,...., •ltf. "'4 th·--•• ,.,. __ l<l,,,,.,.Wk..._L ...... O..,..ril..,_,,,..,., .. _,.. ..... ,,., )..\tfO,">OTJQ()f,,..."\lw\flOl•I! °'"C-lo,IGU ------------• i"; C!Iyof 1 _ :_; J 1 C r 1 J l "'~'l'"'°'''"''"lfl ilU~HCl>lf ,.0 ~=:-:;;;:.:~1::~"'I ,......,._ "H~f h-"".; '""' .,..., ,._. ,,_,l'I,: .. - lh .. _/_ ....... ... ,__, ... J-lOll:i• •qwl.ot-•••- CERTIFICATION I, C 1.-1D'-{<'.. Y -C<..c1~ hereby certify that 3 copies of the above document were posted in_?_ conspicuous places or nearby the described property on Date:_...;,.1,__,/-'--;_u..,_l--'11/_· ----- STATE OF WASHINGTON ss COUNTY OF K\NG I certify that I know or have satisfactory evidence that _..;C"' .. "'"""-''-'"--:..' ......:µ,.;..;...;.C"'l"'o"'' ~------- signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ,, Notary f' blic in and for the State of Washington ,, F' EXHIBIT 23 Denis Law Mayor January 29, 2015 Raymond Garno Stricker Cato Murphy Architects 3111" Ave S, Ste. 300 Seattle, WA 98104 Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL {SEPAi THRESHOLD DETERMINATION Storage One on 4th Expansion, LUA14-001641, ECF, SA-H, CU-H, MOD Dear Mr. Garno: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Nonsignificance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 13, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on February 17, 2015 at 10:00 AM to consider the Site Plan Review, Conditional Use Permit and Modification. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff recommendation will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you have any further questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Associate Planner Enclosure cc: Travis Ameche / Applicant Khoi Phung/ Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov r ) OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE · MITIGATED (DNS-M} POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Storage One on 41 h Expansion PROJECT NUMBER: LUA14-001641, ECF, SA-H, CU-H, MOD LOCATION: Approximately 4815 NE 4" St (APN's 152305-9002 and 152305-9178) DESCRIPTION: The applicant, Urban Self Storage, Inc.,· is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3- story building totaling 66,767 gross square feet with roughly 2,123 square feet of net rentable retail space and roughly 44,063 square feet of net rentable self-storage space. The vacant 1.83 acre site Is located on the south side of NE 4th St just west of the intersection of NE 4th St and Field Pl NE. The project site is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zone. The mixed-use retail and storage building would have an overall height of 38'-4". Access is served by right-in/right-out only. Interior circulation includes a two-way drive aisle from the west side of the lot that serves 25 surface parking stalls. There is also an additional 20' wide fire lane that would serve the east side of the building for emergency access only. The site contains one Category 3 wetland and one Class IV stream (Maplewood Creek} located on the eastern portion of the property. There are a total of 42 significant trees onsite and the applicant is proposing to retain 30 trees in the critical areas and buffers. The applicant submitted a Geotechnical Study, a Traffic Analysis, a Preliminary Technical Information Report, and a Wetland Delineation and Fish and Wildlife Habitat Assessment Report. Proposed off-site Improvements include half-street frontage improvements on the south side of NE 4th St. A refuse and recycle modification is being requested in order to reduce the size of the required deposit and collection area. The proposal also Includes an 18,200 cubic foot stormwater detention pond on the second parcel at the southwest portion of the site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on Feburary 13, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING Will BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON FEBRUARY 17, 2015 AT moo AM TO CONSIDER THE SITE PLAN, CONDITIONAL USE PERMIT AND MODIFICATION. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL Will BE HEARD AS PART OF THIS PUBLIC HEARING. • ~1111,-,.,,,,.· 1w 1; ' /!_"·, ~;;::t ' t:::"~~, . i:lMI: .,, I , ::. ·,.::..~ '' ' _-.;.;: FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. Denis Law Mayor January 26, 2015 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 r r - City o. t PrlfLJ tl Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on January 26, 2015: SEPA DETERMINATION: PROJECT NAME: Determination of Non-Significance Mitigated (DNSM) Storage One on 4th Expansion PROJECT NUMBER: LUA14-001641, ECF, SA-H, CU-H, MOD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 13, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Associate Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUn1ITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA14-001641, ECF, SA-H, CU-H, MOD Raymond Garno, Stricker Cato Murphy Architects Storage One on 4th Expansion The applicant, Urban Self Storage, Inc., is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3-story building totaling 66,767 gross square feet with roughly 2,123 square feet of net rentable retail space and roughly 44,063 square feet of net rentable self-storage space. The vacant 1.83 acre site is located on the south side of NE 4th St just west of the intersection of NE 4th St and Field Pl NE. The approximate address is 4815 NE 4th Street and the project site consists of two parcels (APNs 1523059002 and -9178). The project site is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zone. The mixed-use retail and storage building would have an overall height of 38'-4". Access is served by right-in/right-out only. Interior circulation includes a two-way drive aisle from the west side of the lot that serves 25 surface parking stalls. There is also an additional 20' wide fire lane that would serve the east side of the building for emergency access only. The site contains one Category 3 wetland and one Class IV stream (Maplewood Creek) located on the eastern portion of the property. There are a total of 42 significant trees onsite and the applicant is proposing to retain 30 trees in the critical areas and buffers. The applicant submitted a Geotechnical Study conducted by GEOTECH Consultants, Inc. on May 29, 2014; a Traffic Analysis by Transportation Engineering NorthWest prepared on September 10, 2014; a Preliminary Technical Information Report by Barghausen Consulting Engineers, Inc. prepared on December 9, 2014; and a Wetland Delineation and Fish and Wildlife Habitat Assessment Report prepared by Soundview Consultants LLC on September 4, 2014. Proposed off-site improvements include half-street frontage improvements on the south side of NE 4th St, including a 5-foot wide landscaped planter, a 5-foot wide sidewalk, and applicable storm improvements. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the size of the required deposit and collection area. The proposal also includes an 18,200 cubic foot stormwater detention pond on the second parcel at the southwest portion of the site. PROJECT LOCATION: 4815 NE 4th St (APNs 152305-9002 and 152305-9178 LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 13, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department January 30, 2015 January 26, 2015 Date Mark Peterson, Administrator Fire & Emergency Services C.E. "Chip" Vin~ent, Administrator Department of Community & Economic Development Date ,12,(,s I Date DEPARTMENT OF CC MUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NONSIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-001641, ECF, SA-H, CU-H, MOD Raymond Garno, Stricker Cato Murphy Architects Storage One on 4th Expansion PROJECT DESCRIPTION: Urban Self Storage, Inc. is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3-story mixed-use retail and storage building. The vacant site is located on the south side of NE 4th St just west of NE 4th St and Field Pl NE. Access is served by right- in/right-out only. Interior circulation includes a two-way drive aisle that serves 25 parking stalls. There is also an additional 20' wide emergency fire access lane on the east side of the building. The site contains a Category 3 wetland and one Class IV stream on the eastern portion of the property. The applicant is proposing to retain 30 trees within the critical areas and buffers. The applicant submitted a Geotechnical Study, a Traffic Analysis, a Preliminary Technical Information Report, and a Wetland Assessment Report. A refuse and recycle modification is being requested in order to reduce the size of the required deposit and collection area. The proposal also includes a stormwater detention pond at the southwest portion of the site. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: Approximately 4815 NE 4th Street (APNs 152305-9002 and 152305-9178) The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Study conducted by GEOTECH Consultants, Inc. (dated May 29, 2014). ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Plan -Planning Review ~11giilejrlntii!~v!~v/Comment$'"TI'! ,irrmrnm!JWi!i!i! ;!;;n; !!!!!!! li RohintN~lr f ,/t25;430:729ij'f if~aiif@r'ellton..v~igov Recommendations: I have completed a preliminary review for the above referenced proposed 3 story mixed-use building containing 44,063 square feet of net rentable space and 2,123 square feet of net retail space, The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The site is located in the City of Renton water service area, SEWER: The site is located in the city of Renton sewer service area. There is existing 24 inch diameter sewer pipe on NE 4th Street. STORM: There is storm drainage in NE 4th Street. There is existing 12 inch diameter storm water pipe on the frontage. STREET: NE 4th Street fronting the site is a Principal Arterial. CODE REQUIREMENTS Water 1. The subject development is within the city of Renton water service area. 2. There is no existing City of Renton water main on the NE 4th Street frontage. 3. Fire Department has noted that the preliminary fire flow requirement for the project is 4,000 gpm. To meet the water flow needs, the project proposes the extension of 12" diameter water main from the existing city of Renton water main located approximately 100 feet west of the property. The proposed utility plan also proposes a 12 inch diameter water main through the site and connecting to the an existing water main located in an easement within the property adjacent to the south. The applicant shall obtain the necessary easement from the adjacent south property owner for the connection to the existing water main. Minimum 15 feet wide public water main easement is to be provided for the water main located within private property. The location of the proposed water main on NE 4th Street should be determined based on required separation from other utility lines. If the separation requirements cause the new water main to be located within the pavement, concrete pavement panel replacement will be applicable. 4. Fire hydrants should be based on the requirements of the Renton Fire Department. 5. Installation of a backflow prevention assembly (DDCVA) in vault for the fire sprinkler system. The DDCVA shall be located outside of the building. Proposed location of DDCVA inside the building must be submitted to the City for approval and shall meet the conditions of the City standard plan no. 360.5. 6. Installation of a domestic water meter with a reduced backflow prevention assembly (RPBA). 7. Installation of a separate landscape irrigation meter and double check valve assembly, if required. 8. The development is subject to applicable water system development charges (SDC) and water meter installation fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. The current rate of SDC fee for 1" domestic meter is $3,090.00. The rate that is current at the time of utility permit issuance will be applicable. 9. Civil plans for the water main improvements and for the relocation of the existing water main will be required and must be prepared by a registered professional engineer in the State of Washington. ERC Mitigation Measures and Advisory Notes Page 2 of 6 ~ngineeri ng Review':c:ommen~lillllliiilllilEiln:et,,{.M'.JJ'if~".iffiil' i'f@ijohii1i NalrclWii~s\ii~o-:i2s&lrnarW@r~rita111111a.gov Sanitary Sewer 1. Sewer service is provided by the City of Renton. Side sewer from the existing sewer main (52790) on NE 4th street, with manhole inside drop will be required. Concrete pavement panel replacement may be applicable. 2. System development charge (SDC) fee for sewer is based on the size of the new domestic water meter. The current SDC fee for wastewater for 1" meter is $2,135.00. The rate that is current at the time of utility permit issuance will be applicable. 3. East Renton Interceptor Special Assessment District (SAD) fee is applicable on the site, and the current SAD fee rate is 9. 7 cents per square feet of both parcels. 4. The Centex latecomer fee of $21,672.25 is applicable on the parcel number 1523059002. Stormwater 1. A geotechnical report prepared by Geotech Consultants, LLC was provided for the project. The report mentions that the soils on the site are Everett gravelly sandy loam and Alderwood gravelly sandy loam. The geotech report mentions that the soil is not suitable for infiltration. 2. A Technical Information Report (TIR) prepared by Barghausen Consulting Engineers, Inc., was submitted for the proposed project. The drainage report follows the 2009 King County Surface Water Manual. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Site Conditions). A wetland is located on the project site and a stream (Maplewood creek) runs through the east portion of the site. 3. A private detention pond is proposed to serve the flow control facility requirement of the project. Enhanced water quality treatment is required to be provided by the project. The project submittal included a proposal for using modular wetland for the enhanced treatment. The modular wetland is not included the water quality treatment option in the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Drainage Manual. An adjustment request (as per section 1.2.8.2 E and section 1.4 of the City Amendment) should be submitted for the review for any water quality facility that is not listed as an option in the 2009 King County Surface Water Drainage Manual. If the adjustment request is not approved, then alternate water quality treatment facility meeting City requirements should be provided. Rain Garden is proposed to meet the storm water BMP requirement for the project. 4. Pumps in the pipe conveyance system have been proposed in the project plans, which is not preferred. As per section 1.2.4.3.1 of the City Amendment, pump systems will be considered only when there is no other physical gravity alternative. The applicant will have to provide information substantiating why a gravity alternative is not possible and an adjustment request (as per section 1.4 of the City Amendments) should be submitted to be reviewed by the City. If the adjustment request approves a pump system, the requirements as per section 4.2.3.1 of the City Amendments will also be applicable. Final civil engineering of the utility design may require changes to the site layout to accommodate the utilities. 5. A drainage report (TIR) and drainage plan based on the 2009 City of Renton Surface Water Design Manual Amendment should be provided with the utility construction permit. The report and plans should include the terms used the Amendment and the storm water plans should include all details and information required in the Amendment. The Offsite Analysis portion of the drainage report (TIR) should provide more information regarding the upstream and downstream analysis. ERC Mitigation Measures and Advisory Notes Page 3 of 6 !:i\gineeriiig li,e~i~;& tommenu"Ws("''l'W[U,i,iiJi'iri,ii,,mim.~~lii iillolilnfN~l(F/l'7S'l43QS77~8Tt'lnafrc@r/£l:\tc,11witgov 6. Required horizontal and vertical separation between storm water features and other utilities and structures as per the 2009 City of Renton Surface Water Design Manual Amendment should be provided. 7. The submitted conceptual utility plan showed one proposed catch basin located in the adjacent south property. Either relocate that catch basin to the current property, or obtain easement from the adjacent south property owner. Plans submitted with the utility construction permit should clearly label all private utility lines and features as 'private', and all private easements as 'private. 8. A Construction storm water permit from the Department of Ecology is required for projects with clearing and grading exceeding 1 acre. 9. Surface water system development fee for stormwater is applicable. The current rate is $0.540 per square feet of impervious surface, with a minimum of $1,350.00. The rate that is current at the time of utility permit issuance will be applicable. Transportation 1. Payment of transportation impact fee is applicable on the construction of the mixed use building at the time of issuance of the building permit. The transportation impact fee rate that is current at the time of building permit application will be applicable. 2. A trip generation study memo prepared by TENW was submitted for the project. The memo included information that the net new peak hour trips generated by the project will be 5 in the weekday AM peak hour and 13 in the weekday PM peak hour, which is less than the 20 new peak hour trip threshold for requiring a detailed traffic impact study. 3. The City has a conceptual corridor plan for the NE 4th Street corridor. The corridor plan includes a ROW width of 87' for this segment of NE 4th_ The assessor map shows an existing ROW width of 92 feet, which meets the ROW width requirement. The plan for the project frontage on NE 4th Street includes a 33' wide paved width from the centerline of the paved surface to the curb. This width includes 2 -11' wide thru-travel lanes, half width (6') of center turn lane/landscaped median, 5' wide bike lane, and 0.5' wide curb. A 5' wide landscaped planter, 5' wide sidewalk, and applicable storm improvements are also required. The City's corridor plan for the NE 4th Street includes c-curbing in the center turn lane in front of the site, which will impose future left turn restrictions on the site. The frontage improvements are required to be provided by the developer. A landscaped planter and sidewalk has been shown in the submitted plans. 4. The site gains access to the public roadway system from NE 4th Street. Right-in right out only driveway is proposed for the project. A second emergency vehicles use only driveway is also proposed for the site. The driveways should meet the requirements of RMC 4-4-080. 5. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. Buildings, structures, and walls should not encroach on City utilities or easements. ERC Mitigation Measures and Advisory Notes Page 4 of 6 FJfgR)!vte\iiimfijyilijii\g:Cqfrime11ts( . . . "'ii!i''tofg~10Cl!ci1i!~~Jllll~2~;~p~pi~1IHi:ttiomijs@i:ento11wa.gov Recommendations: 1. Fire impact fees are applicable at the rate of $0.56 per square foot of commercial retail space and $0.08 per square foot of storage space. This fee is paid at time of building permit issuance. Fire Code Comments: 1. The preliminary fire flow is 4,000 gpm. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300 feet also. One hydrant is required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Storm retention vaults located in the fire access roadways shall be designed for the required loading. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems . • -• • • • ·, -· •• 111 > ··:· •• ,. ''*"· · · •· ·1111 I ··· •Jl!~MJ1rg,r{~v1,w•tomm:.im~•1•m1 . .:i. .• ..:. Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. ERC Mitigation Measures and Advisory Notes Page 5of6 Po[ice RevieWCommeri~ I •........... ·; ). ,o,j Recommendations: Minimal impact on police services. ''f~hg:l~al,.Si!i-;iitej[~ii\menij 11 :m:;!iii!•ii:Il:WiH!!i!Iilli~TtI~~!lgiJieHll'~~~C!ffifa~~:1jnipipai'.ofjil!!@.iijlJfa11w~,gov. Recommendations: Preliminary Plat: Bob MacOnie 12/31/2014 The Boundary and Topography survey does not show the location of the Storm Drainage Easement under Rec. No. 8611251008 for which the City of Renton is the current beneficiary. The City should require the grant and conveyance of a Native Growth Protection Easement for the wetland and any required buffer. Recommendations: A. There are no impacts to Parks. Five foot bike lanes as per the adopted trails plan should be provided. In addition Transportation has refined cross section to include bike lanes future R.O.W. for bike lanes (see Jim Seitz or Bob Mahn). B. Please see C. -code-related comments. C. Street trees-only 2 trees along NE 4th Street frontage. One tree should be placed no closer than 30- feet from the street light. The second tree centered in planting strip east offire access road. ERC Mitigation Measures and Advisory Notes Page 6 of 6 Department of Comr-nity and Economic Developme .. t NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITIEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance Mitigated (DNS-M) for the following project under the authority of the Renton municipal code. Storage One on 4th Expansion LUA14-001641 Location: South side of NE 4th Street, west of Field Place NE. Urban Self Storage, Inc. is requesting Hearing Examiner Site Plan Review, Hearing Examiner CUP, SEPA Review, and a MOD for a 3-story mixed-use retail and storage building near NE 4th St and Field Pl NE. The site contains a Category 3 wetland and one Class IV stream on the eastern portion of the property. 30 trees will be retained. A stormwater detention pond will be located at the southwest corner. A refuse and recycle modification is being requested in order to reduce the size of the deposit and collection area. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on February 13, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on February 17, 2015 at 10:00 am to consider the submitted application. If the DNS-M is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: January 30, 2015 DEPARTMENT OF COMMU Y ... rt r Cityof' ' K~ AND ECONOMIC DEVELOPMENT ----~ _r_:;IJ[uilV ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Owner: Applicant: Contact: Project Location: Project Summary: January 26, 2015 Storage One on 4th Expansion LUA14-001641, ECF, SA-H, CU-H, MOD Clark H. Close, Associate Planner Renton Mini II LLC, 133 E Lake Sammamish Lane NE, Sammamish, WA 98074 Raymond Gama, Stricker Cato Murphy Architects, P.S., 3111st Ave. S, Ste 300, Seattle, WA 98104 Travis Ameche, Urban Self Storage, Inc., 918 S. Horton St., Suite 1000, Seattle, WA 98134 Approximately 4815 NE 4'h Street (APNs 152305-9002 and 152305-9178) The applicant, Urban Self Storage, Inc., is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3-story building totaling 66,767 gross square feet with roughly 2,123 square feet of net rentable retail space and roughly 44,063 square feet of net rentable self-storage space. The vacant 1.83 acre site is located on the south side of NE 4th St just west of the intersection of NE 4th St and Field Pl NE. The approximate address is 4815 NE 4th Street and the project site consists of two parcels (APNs 1523059002 and -9178). The project site is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) 20ne. The mixed-use retail and storage building would have an overall height of 38'-4". Access is served by right-in/right-out only. Interior circulation includes a two-way drive aisle from the west side of the lot that serves 25 surface parking stalls. There is also an additional 20' wide fire lane that would serve the east side of the building for emergency access only. The site contains one Category 3 wetland and one Class IV stream (Maplewood Creek) located on the eastern portion of the property. There are a total of 42 significant trees onsite and the applicant is proposing to retain 30 trees in the critical areas and buffers. The applicant submitted a Geotechnical Study conducted by GEOTECH Consultants, Inc. on May 29, 2014; a Traffic Analysis by Transportation Engineering North West prepared on September 10, 2014; a Preliminary Technical Information Report by Barghausen Consulting Engineers, Inc. prepared on December 9, 2014; and a Wetland Delineation and Fish and Wildlife Habitat Assessment Report prepared by Soundview Consultants LLC on September 4, 2014. Proposed off-site improvements include half-street frontage improvements on the south side of NE 4th St, including a 5-foot wide landscaped planter, a 5-foot wide sidewalk, and applicable storm improvements. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the size of the required deposit and collection area. The proposal also includes an 18,200 cubic foot stormwater detention pond on the second parcel at the southwest portion of the site. Site Area: ±79,894 square feet (±1.83 acres) STAFF Staff Recommends that the Environmental Review Committee issue a Determination of RECOMMENDATION: Non-Significance -Mitigated (DNS-M). ERCReport City of Renton Department of Community STORAGE ONE ON 4'" EXPANSION Report of January 26, 2015 Project Location Map: 1nomic Development 1·PART ONE:. PROJECT DESCRIPTION/ BACKGROUND Environmental Review Committee Report LUA14-001641, ECF, SA-H, CU-H, MOD Page 2 of 8 The applicant is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, Environmental (SEPA) Review, and a modification for the construction of a new self-storage commercial structure with retail space and associated infrastructure. The subject property is situated in the Northwest X of Section 15, Township 23 North, Range 05 East, W.M. (King County Parcel Number 152305-9002 and 152305-9178) on the south side of NE 4th St just west of the intersection of NE 4th St and Field Pl NE at approximately 4815 NE 4th Street. The two rectangular-shaped parcels are approximately 1.83 acres in area and are located approximately 400 feet east of the intersection of NE 4'h St and Duvall Ave NE (Exhibit 2). Overall, the site is somewhat L-shaped, being long on its east and south sides. The subject property is located in an urban residential/commercial area of the Renton highlands. The site is within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The adjacent zoning is R-10 to the east and CA to the north, south and west of the property. The site is currently partially developed fill with a fenced asphalt area on the north portion of the property. There is also a concrete driveway and small gravel lot on the site. The remainder of the site is dominated by herbaceous species with deciduous trees along the east side of the property and moderate to dense growth of Himalayan blackberry throughout the site. There are no existing buildings on the site. The existing topography tends to slope to the east side of the site. Two separate memoranda issued after pre-application submittals made in 2012 and 2013 describe the property as "currently vacant...formerly occupied by an auto rebuild use with confirmed and suspected contaminates ... (and having) since gone through independent remedial actions." Per the memoranda, the State of Washington Department of Ecology has issued a 'No Further Action' determination for the site. The proposal for this development is to construct an expansion of the adjacent Storage One facility south and southwest of the property. The overall building footprint is 22,098 square feet with roughly 2,123 square feet of net rentable retail space on the first floor and roughly 44,063 square feet of net rentable self-storage space over the remaining three-story 38'-4" building (Exhibit 5). The net rentable retail space of the building will be 2,039 square feet and the net rentable self-storage space is 44,668 square feet. ERCReport City of Renton Department of Community, STORAGE ONE ON 4 7 H EXPANSION 10mic Development ~nvironmental Review Committee Report A14-001641, ECF, SA-H, CU-H, MOO Report of January 26, 2015 Page 3 of 8 A Wetland Delineation and Fish and Wildlife Habitat Assessment Report, prepared by Soundview Consultants LLC on September 4, 2014, identifies a Category 3 wetland (9,529 square feet) at the southeastern portion of the site and a Class 4 drainage channel that runs along the east boundary of the site. The site is vegetated with young to mature deciduous trees, brush, field grass, and blackberry vines. The proposal includes 25 parking stalls along a two-way drive aisle west of the building. The drive aisle will also provide access to the truck loading bay. Access will be limited to right-in/right-out only. A secondary 20-foot fire access road will also be installed on the east side of the building for emergency access only. Other improvements include street frontage improvements along NE 4'" Street, required utility upgrades, and an 18,200 CF stormwater detention pond on the smaller parcel to the southwest. The applicant has submitted a Drainage Report, Traffic Analysis, Wetland Delineation and Fish and Wildlife Habitat Assessment Report, and a Geotechnical Engineering study with the subject application. The applicant is requesting a refuse and recycle modification, from RMC 4-4-090, in order to reduce the size of the required deposit and collection area. The applicant is proposing an estimated quantity of 1,500 cubic yards of excavation and 2,500 cubic yards of cut/fill across the entire property for building construction, site grading, landscaping, and water quality mitigation. Natural Resources Conservation Service web soil survey identifies Alderwood gravelly sandy loam and Everett gravelly sandy loam as being present on the subject site. Both soil series are listed as non-hydric on the King County Area Hydric Soils List. There are a total of 42 significant cottonwood trees onsite. The applicant is proposing to retain 30 trees within the critical areas and buffers; the remaining trees will be cut and replaced with 33 new trees 2" in caliper (5 along the public street and 28 interior to the site). Construction is anticipated to commence Spring 2015 and be completed with occupancy in 2016. Staff received a comment from the Muckleshoot Indian Tribe Fisheries Division (Exhibits 13) with a statement pertaining to the Wetland Delineation and Fish and Wildlife Habitat Assessment Report omission to utilize a more recent survey of the East Fork of Maplewood Creek that was completed for Shy Creek Preliminary Plat located downstream. No other public or agency comments have been received. I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Study conducted by GEOTECH Consultants, Inc. (dated May 29, 2014). C. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 £RC Report ERC Report Site Plan Conceptual Landscape Plan City of Renton Deportment of Community ___ anomic Development Environmental Review Committee Report LUA14-001641, ECF, SA-H, CU-H, MOD STORAGE ONE ON 4 7 " EXPANSION Report of January 26, 2015 Page 4 of 8 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Tree Inventory Plan Architectural Elevations General Utility Plan Geotechnical Study by GEOTECH Consultants, Inc. (dated May 29, 2014) Preliminary Technical Information Report by Barghausen Consulting Engineers, Inc. (dated December 9, 2014) Traffic Analysis by Transportation Engineering Northwest (dated September 10, 2014) Wetland Delineation and Fish and Wildlife Habitat Assessment Report by Soundview Consultants LLC (dated September 4, 2014) Fish Presence/ Absence Surveys -East Fork Maplewood Creek for Shy Creek Plat Preliminary Plat by Ced a rock Consultants, Inc. (dated May 9, 2006) Construction Mitigation Description Public Comment Letter: Muckleshoot Indian Tribe Fisheries Division Advisory Notes to Applicant D. 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 prapased development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site can best be characterized as mostly level with elevations at or near 398 feet; it slopes off to the east near the property line and there are slopes of up to 1:1 down to the stream at the southeast corner. The low point of the site has an elevation of 392.13, which is the lowest point of the existing Class 4 ditch along the eastern portion of the site. The soils onsite consist of layers of Alderwood gravelly sandy loam (AgB) developed in glacial till under conifers forest and Everett gravelly sandy loam (EvB) consisting of very deep excessively drained soils that formed in glacial outwash. Infiltration is not feasible for this site as the onsite soils do not percolate well enough. The applicant is proposing to disturb approximately 1.3 acres of the site during construction. Approximately 2,500 cubic yards of cut and fill of onsite soils is proposed and approximately 1,500 cubic yards of excess material will be removed from the site. Approximately 48% of the site is proposed to be covered with impervious surfaces following construction. The site impervious area will be treated with a flow control BMP. An onsite rain garden and grass modular grid pavement will be used before runoff is sent to the detention pond and water quality system. The applicant submitted a Geotechnical Report prepared by GEOTECH Consultants, Inc., dated May 29, 2014 (Exhibit 7). The report states that the subsurface conditions were explored by excavating 11 test pits. Test Pits 1 through 6 in the northern portion of the site revealed medium-dense fill material that generally extended to depths of about 3 to 4 feet. The fill in these explorations consisted of sand with gravel. Test Pits 7 through 11 were excavated where no previous development existed at the south half of the site. The fill in this area was loose to medium-dense and was about 3.5 to 5.5 feet thick. Ground water seepage was observed in all test pits at depths from 4 to 8 feet. The report concludes that the encountered fill, topsoil, and loose native soil are not suitable to support the proposed structure without experiencing excessive settlement. The building loads need to be transferred to the underlying medium-dense to dense native sand soils. The report recommends that the building be supported with deep foundations that will transfer structural loads past the loose soils and into the underlying dense soil and that pipe piles driven to refusal ERCReport City of Renton Department of Community(.,., -~anomic Development STORAGE ONE ON 4 7 " EXPANSION Report of January 26, 2015 Environmental Review Committee Report LUA14-001641, ECF, SA-H, CU-H, MOD Page 5 of 8 will be an appropriate foundation system. The report states that the site soils have a very low potential for seismic liquefaction because of their dense nature and/or lack of groundwater. The submitted geotechnical report provides recommendations for general site preparation, seismic design, pipe piles, foundations and retaining walls, slab-on-grade floors, excavations and slopes, drainage, pavement areas, and general earthwork and structural fill. Staff recommends as a SEPA mitigation measure that project construction be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions, NW (dated October 29, 2014). Soil erosion is possible during demolition of existing structures and improvements especially if conducted in the wet season. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan {TESCP) pursuant to the current 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Mitigation Measures: Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions, NW (dated October 29, 2014; Exhibit 7). Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations, and RMC 4-4-060 Grading, Excavation, and Mining Regulations. 2. Water a. Wetland, Streams, Lakes Impacts: A Wetland Delineation and Fish and Wildlife Habitat Assessment Report, prepared by Soundview Consultants LLC {dated September 4, 2014; Exhibit 10) was submitted with the project application materials. There is one Category 3 wetland (Wetland A) and one drainage channel (Maplewood Creek) located on the subject property. Wetland A is Palustrine, Forested, Scrub Scrub, Seasonally Flooded (PFOC/PSSC) depressional wetland located near the south property boundary and extends further off-site to the south (Exhibit 10). The wetland hydrology primarily comes from off-site water sources, seasonal high water table, surface water runoff and precipitation. The off-site wetland is located south of the subject property. Category 3 wetlands require a standard 25-foot wide buffer (RMC 4-3-0SOM.6.c.i) and the perimeter shall be fenced and signed appropriately. The buffer is heavily disturbed and fragmented due to proximity to roads and residential developments. The fragmented wetland buffer indicates that the wetland provides moderate habitat functions including small mammal forage and cover, bird foraging and nesting, and amphibian breeding sites. The project does not propose any filling of Wetland A, the drainage channel or associated buffers. The site also contains one Class 4 stream that enters the property from the northeastern corner through the culvert under NE 4th Street and flows south along the eastern property boundary, discharging water in the onsite wetland. It then enters a stormwater detention pond through a culvert and continues off-site as a drainage channel and ultimately drains into the Green River. Class 4 waters are non-fish bearing intermittent waters during normal rainfall years that require a standard 35-foot wide buffer per RMC 4-3-0SOL.5.a.i.c. The onsite segment of the drainage channel is approximately 224 feet long and 10 feet wide along the eastern property boundary and the buffer is relatively undisturbed forested/shrub area. No direct or indirect impacts are proposed to be placed in or removed from Wetland A, the drainage channel, or associated buffers. No wetland fill or buffer impacts are proposed with this development. Construction activities will be consistent with the use of best management practices and the implementation of temporary erosion and sediment control measures. In order to reduce potential disturbances anticipated with the landscape maintenance required for the rain gardens near the Category 3 wetland and the Class 4 stream, staff will recommended that the land used decision condition the project to include a wood, split-rail fence along the west side of the stream and wetland buffers with the appropriate level of stream and wetland protection signage. ERC Report City of Renton Department of Community --conomic Development STORAGE ONE ON 4 7 " EXPANSION Report of January 26, 2015 Environmental Review Committee Report LUA14-001641, ECF, SA-H, CU-H, MOD Page6of8 Staff received a comment letter from the Muckleshoot Indian Tribe Fisheries Division (Exhibits 13) with a comment regarding a memorandum from Cedarock Consultants, Inc. for fish presence/absence survey - East Fork Maplewood Creek for Shy Creek Plat Preliminary Plat project downstream in 2006 (Exhibit 11). The tribe noted that the applicant's Wetland Delineation and Fish and Wildlife Habitat Assessment Report prepared by Soundview Consultants LLC, dated September 4, 2014, did not utilize the information from 2006 Shy Creek Report. Both reports and the current City of Renton classification as Class 4 remain appropriate for this stream reach through the subject property. Mitigation Measures: No further mitigation required. Nexus: Not Applicable b. Storm Water Impacts: The applicant submitted a Preliminary Technical Information Report by Barghausen Consulting Engineers, Inc. (dated December 9, 2014; Exhibit 8). The drainage report follows the 2009 King County Surface Water Manual. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Site Conditions). The project site will contain catch basins and route runoff through conveyance piping to the southwest corner of the site into a detention pond utilizing 4 feet of live storage which provides for Level 2 Flow Control (Exhibit 6). The pond is approximately 0.11 acres in size. The top of the pond is at elevation 399 and the bottom of the pond is at elevation 391. Water quality treatment will be provided in order to meet Enhanced Basic Water Quality. Typically, commercial developments are required to provide enhanced water quality treatment according to Core Requirement #8. The applicant is proposing the use of modular wetland for the enhanced treatment. The modular wetland is not included in the water quality treatment option within the 2009 KCSWM 1 • An adjustment request (as per section 1.2.8.2 E and section 1.4 of the City Amendment) should be submitted for the review for any water quality facility that is not listed as an option in the 2009 KCSWM. If the adjustment request is not approved, then alternate water quality treatment facility meeting City requirements should be provided. Surface water could be contaminated by runoff containing oil, unspent hydrocarbons and other contaminants from the paved maneuvering and parking areas. A roof to rain garden (11,927 sf) is proposed on this project in order to meet the storm water BMP requirement for the project. This BMP helps to slow the time of concentration on a developed site and also allows some runoff to slowly percolate into the groundwater system during small rainfall events. Mitigation Measures: No further mitigation required. Nexus: Not Applicable 3. Vegetation Impacts: The property is covered by dense patches of Himalayan blackberry along the perimeter of the fill. The wetland canopy is dominated by red alder, Oregon ash and willow. The understory is dominated by spiraea and salmonberry. Grass species, such as soft rush, slough sedge, fescue and bentgrass are dominant the species in groundcover. There are 42 significant cottonwood trees (trees over 6 inches in diameter) onsite, 30 of which are located within the critical areas. After critical area deductions, and the minimum requirement to retain 0.05%, the applicant is not proposing to retain any of the cottonwood trees within the 1.3 acres of construction area (Exhibit 4). The applicant is proposing to replant the site with 5 new Oregon ash trees, 5 new snowcloud serviceberry trees, and 5 red sunset trees at 2.0" caliper. The applicant is also proposing 18 new incense cedar trees at 6 feet in height (Exhibit 3). These proposed replacement trees exceed the minimum required replacement inches of 7.2 inches. The applicant is proposing to plant 434 1 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. ERCReport City of Renton Department of Community & economic Development STORAGE ONE ON 4'" EXPANSION Report of January 26, 2015 Environmental Review Committee Report LUA14-001641, ECF, SA-H, CU-H, MOD Page 7 of 8 shrubs throughout the developable portion of the site. A final detailed landscape plan must be submitted and approved prior to issuance of the street and utility construction permits. Mitigation Measures: No further mitigation required. Nexus: Not applicable 4. Noise Impacts: Existing noise within the vicinity of the subject site is primarily composed of vehicles on the abutting street (NE 4th Street). Temporary construction noise is anticipated as a result of the subject project. Based on the provided construction mitigation description, the applicant has indicated that construction is anticipated to begin in Spring 2015 and be completed in 2016. At this time, the applicant has indicated that construction work would occur during daytime work hours or typical construction hours (Exhibit 12). The site is surrounded by industrial activity, commercial development, and/or residential housing. No excessive levels of noise are expected to be generated during the operation of the completed project. Mitigation Measures: No further mitigation required. Nexus: Not Applicable 5. Transportation Impacts: The subject site fronts onto NE 4th Street east of Duvall Ave NE. The applicant submitted a Traffic Impact Analysis completed by TENW (dated September 10, 2014; Exhibit 9). The memorandum included information that the net new peak hour trips generated by the project will be 5 in the weekday AM peak hour and 13 in the weekday PM peak hour, which is less than the 20 new peak hour trip threshold for requiring a detailed traffic impact study. Based on the ITE methodology, the project could build up to si,OOO square feet of self-storage space and stay below the 20-trip traffic analysis threshold (while maintaining the 3,210 square feet of retail space). The traffic analysis was based on a proposed project of 28,542 square feet of self-storage space and 3,210 square feet of miscellaneous retail space. The updated figures of 2,123 square feet of net rentable retail space and roughly 44,063 square feet of net rentable self-storage space would generate 7 weekday AM peak hour trips and 18 weekday PM peak hour trips, which is still less than the 20 new peak hour trip threshold for requiring a detailed traffic impact study. The site gains access to the public roadway system from NE 4th Street. A right-in/right-out driveway approach is proposed for site ingress and egress. The project is also required to provide a 20-foot wide secondary emergency access within 150 feet of all points on the building. All driveways should meet the requirements of RMC 4-4-080. The corridor plan includes a right-of-way (ROW) width of 87 feet for this segment of NE 4th St. The assessor map shows an existing ROW width of 92 feet, which meets the ROW width requirement. The plan for the project frontage improvements on NE 4th St includes a 33-foot wide paved width from the centerline of the paved surface to the curb. This width includes two 11-foot wide thru-travel lanes, half width (6 feet) of center turn lane/landscaped median, 5-foot wide bike lane, 0.5-foot wide curb, 5-foot wide landscaped planter, 5-foot wide sidewalk, and all applicable storm improvements. The City's corridor plan includes c- curbing in the center turn lane on NE 4th St in front of the site, which will impose future left turn restrictions on the site. It is not anticipated that the proposed project significantly adversely impacts the City of Renton's street system subject to the payment of code-required impact fees and the construction of code-required frontage improvements (Exhibit 14). The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. A concurrency recommendation will be provided in the staff report to Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. ERCReport City of Renton Department of Community & __ anomic Development STORAGE ONE ON 47 H EXPANSION Report of January 26, 2015 Mitigation Measures: No further mitigation needed. Nexus: Not applicable 6. Fire & Police Environmental Review Committee Report WA14-001641, ECF, SA-H, CU-H, MOD Page 8 of 8 Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development subject to the construction of code-required improvements and the payment of code-required impact fees (Exhibit 14). Mitigation Measures: No further mitigation required. Nexus: Not applicable E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or listed under Exhibit 14 "Advisory Notes to Applicant." ./ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on February 13, 2015. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7'h Floor, (425) 430-6510. £RC Report ,..,\ ~ .:a:oo ~i~ '~ z ~ I I : 'cktj Z .1ISIHX3 ~~=-;c-:.! 9' l1' I~ I' " ~-~ [~~···~·~~·1 __ ~~Ed it ! __ r~,.'~".I .. , ....... _ ..... ,. ... ::.. , r;;;p··· D>.[ c·>< .i· [,CA>SD'. )> , ,·IF ===;=j 4!,· ~ 1-1 s1.,-r: ....1,, I • : ~, fl[ ~.r, • : ~ .l I I~ , g ,;· . - \ T::)o IJ r..- I 'JJ ' I . 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N I • EXHIBIT 4 I . ~ I .i ' 15 ' ::i;'i' I w' 3 ~ 5 I ijlj I >- E ~ i , . ,:; ~:-.. .. .. .. !'1 "~ . ... >, i ~ I ¥~ C 0 m ' .:~ ~% ~t ,/'-ii ./' G::·, S .1ISIHX3 < S;, t:: • ~,I ,. .. ,. ~ i ·~:~ li ~; ., .-./' .,.. C m C :.f ~~ ~; .. .. .. .. • •' ,. •' Uu!"' Ni ~1!~·· ·-"-. -·~·,·~·.1~~~RAG~~NEON4TH 1;;;;,, 11--I 0 I~_ _ ~ ~15 VE~M.RENTONWA.98059 CillntAtkh,,.i; --~-~-I Nl I . ~I --- I ~; sf .,, • 1 .... I STRICKER CATO MURPHY ARCHITECTS 311 1st AVE. S, SUITE 310 SEATTLE, WA 98104 TEL. {206) 324-4800 FAX {206) 322-2875 WWW.SCM-ARCH.COM 'l ~' :1· .~ ,!1 ,r· l ________ . :3NO 38V!:101S EXHIBIT 6 GEOTECH CONSULT ANTS, INC. Renton Mini LLC 918 South Horton Street #1000 Seattle, Washington 98134 13256 Norrhcast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 May 29, 2014 JN14175 Attention: Travis Ameche via email: travis.ameche@urbanstorage.com Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Storage Facility 13839 Southeast 12B'h Street and 4815 Northeast 4th Street Renton, Washington Dear Mr. Ameche: We are pleased to present this geotechnical engineering report for the. storage facility to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, and pavements. This work was authorized by your acceptance of our proposal, P-8891, dated March 28, 2014. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. TRC/DRW:at Respectfully submitted, GEOTECH CONSULTANTS, INC. ~~ Thor Christensen, P.E. Senior Engineer Entire Document Available Upon Request EXHIBIT 7 GEOTECH CONSULTANTS, INC. PRELIMINARY TECHNICAL INFORMATION REPORT 18215 BRANCHOFI Storage One -Renton Highlands N.E. 4th Street Renton, Washington Prepared for: Stricker Cato Murphy Architects, P.S. 311 1st Avenue South, Suite 300 Seattle, WA 98104 Entire Document Available Upon Request EXHIBIT 8 December 9, 2014 Our Job No. 12740 1-6222 (425) 251-8762 FAX IOSEVll.l.E. CA t SAN DIEGO, CA MEMORANDUM DATE: September 10, 2014 TO: Rohini Nair City of Renton FROM: Chris Forster, P .E. TENW SUBJECT: Storage One on 4th Traffic Analysis TENW Project No. 4938 ~TENW Transportation Engineering Northwest This memorandum documents the traffic analysis completed for the proposed Storage One on 4th project located on the south side of NE 4th Street east of Duvall Avenue NE in Renton, WA (Parcel # 1523059002 and # 15230591781 A vicinity map is included as Attachment A Project Description The proposed project would include 28,542 square feet of sell-storage space and 3,210 square feet of miscellaneous retail space. The existing site is currently vacant. Vehicular access to the site would be provided via a driveway on NE 4th Street as well as an internal connection to the existing self- storage/commercial property to the west. The project is expected to be occupied in 2015. A preliminary site plan is included in Attachment B. Trip Generation The trip generation estimates for the proposed uses were based on methodology documented in the Institute of Transportation Engineers (ITEJ Tnp Generation manual, 9th Edition. Reductions to the trip generation estimates for the proposed retail use were made to account for pass-by trips. Pass-by trips are trips that are made by vehicles that are already on the adjacent street and make intermediate stops at the retail use on route to a primary destination (i.e. on the way from work to home). The pass-by trips were based on methodology and studies documented in the ITE Tnp Generation Handbook. The net new trips from the Storage One on 4th project were calculated by subtracting the pass-by site trips from the gross project trips. The resulting net new weekday daily, AN\, and PM peak hour trips are summarized in Table l. The detailed trip generation estimates are included in Attachment C. Table 1 Storage One on 4th Trip Generation Summary Net New Trips Generated nme Period In Out Weekday Daily 82 83 Weekda Weekda fronspc 11400SE a~ Entire Document Available Upon Request EXHIBIT 9 Total 165 5 13 erarions 15} 889-6747 WETLAND DELINEATION AND FISH AND WILDLIFE HABITAT AsSESSMENT REPORT STORAGE ONE ON 4TH SEPTEMBER 4, 2014 PROJECT LOCATION 13839 SE 128TH STREET RENTON, WASHINGTO~ 98059 PREPARED FOR Renton Mini LLC 918 South Horton St. #1000 Seattle, WA 98134 PREPARED BY SOUNDVlEW CONSULTANTS LLC 2907 HARBORVlEW DRIVE GIG HARBOR, WASHINGTON 98335 (253) 514-8952 Entire Document Available Upon Request EXHIBIT 10 CEDAROCK CONSULTANTS, INC. MEMORANDUM Date: To: From: Subject: May 9, 2006 Jill Ding -City of Renton Carl Hadley Shy Creek Preliminary Plat Fish Presence/Absence Surveys-East Fork Maplewood Creek Introduction In a letter dated May 2, 2006, the City of Renton requested further information verifying water classification for the stream located on the proposed Shy Creek preliminary plat. This memo provides description of surveys that were completed to evaluate water typing, summarizes results of the surveys, and provides water typing recommendations based on those results. The stream in question is the East Fork of Maplewood Creek and a small headwater tributary that enters the East Fork near the intersection of 142nd Avenue SE and SE 136th Street (Figure 1 ). Methods The fish presence/absence survey was conducted under the WAC 222-16-031 water typing protocol described in Guidelines for Determining Fish Use for the Purpose of Typing Waters (DNR Board Manual 2002). The stream in question meets all requirements for applying the protocol (e.g. stream size, non-drought year, DNR Type 3/4 break, lack of human made blockages, etc.). Survey timing met the requirement of March 1 to July 15. The survey was conducted by qualified personnel meeting the requirements described in the protocol and under WDFW collection permit #06-229. To identify barriers to fish migration, Maplewood Creek was first walked from the fish ladder at the northern edge of the Maplewood Golf Course upstream to the project site, a distance of approximately 1.3 miles. The survey took place on April 28th, 2006. Features such as barriers, major flow inputs, and fish observations were GPS located. Fish barriers were defined as permanent natural features exceeding the ability of salmonids to pass in an upstream direction. Salmonid passage ability identification generally utilized criteria presented in Powers and Orsborn 1985 (Analysis of Barriers to Upstream Fish Migration) and Bell 1991 (Fisheries Handbook of Engineering Requirements and Biological Criteria). Because no permanent and a· the initial channel walk, eh presence, upstream through 1 5, 2006 using WDFW Backp 19609 244th AVENUE NE. Entire Document Available Upon Request EXHIBIT 11 ration were identified during ~ area of last observed fish trvey was conducted on May ,ey was conducted over a 0.4 -0961 · F:425/788-5562 ~ i, NORTHW.EST STEEL SYSTEM$. LL.C. Storage One on 4'" -Phase II City Planner 1055 South Grady Way Renton, WA 98055 TO WHOM IT MAY CONCERN This letter is to address #10 from the Site Plan review documents stating the fo!!owm~r Construction Mitigation Description: • Proposed Construction Dates (Begin and End Dates) We are proposing the start date to be at the issuance of the building and civil permits, Estimated start date to be August 2015 and the end date to be roughly 9 months later with the occupancy Apr1I 2016, • Hours of Operation We will be working with in the city directed construction times and hours that have been set forth by the City of Renton municipal code, • Proposed Hauling/Transportation Routes The details have not been finalized and will be prior to the issuance ot building permits • Measures Implemented to minimize dust, traffic and transportation impacts, erosion, mud noise and other noKious characteristics. Water trucks will be used to minimize dust during construction, All traffic and transportation w,11 be coordinated to meet City of Renton code. • Any special hours proposed for construction or hauling (i.e. weekend, late nights) Since the property abuts housing we will work within the allowed hours of construction per City of Renton codes. • Preliminary Traffic Control Plan Any plan determined wrll meet City of Renton Public Works requirements, Sincerely, NW Steel Systems 1221 Entire Document Available Upon Request EXHIBIT 12 957,1411 Clark Close From: Sent: To: Subject: Attachments: Karen Walter <KWalter@muckleshoot.nsn.us> Tuesday, January 13, 2015 1:51 PM Clark Close RE: City of Renton (SEPA) Notice of Application -Storage One on 4th Expansion - LUA14-001641, ECF, SA-H, CU-H, MOD Maplewood Creek Fish Survey Shy Creek Plat Final.pdf Thanks Clark for sending these along .... I noticed in the Wetland/Habitat Report they did not utilize the information from a more recent survey of the East Fork of Maplewood Creek that was done for the Shy Creek plat project downstream. It is attached in case you do not have it readily. Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015172ndAve SE Auburn, WA 98092 253-876-3116 From: Clark Close [mailto:CClose@Rentonwa.gov] Sent: Monday, January 12, 2015 12:03 PM To: Karen Walter Subject: RE: City of Renton (SEPA) Notice of Application -Storage One on 4th Expansion -LUA14-001641, ECF, SA-H, CU-H, MOD Karen, Please find attached items requested. Let me know if you need any additional information. Thanks, Clark H. Close City of Renton -Current Planning Associate Planner From: Karen Walter [mailto:KWalter@muckleshoot.nsn.us] Sent: Monday, January 12, 2015 10:12 AM To: Clark Close Subject: FW: City of Renton (SEPA) Notice of Application -Storage One on 4th Expansion -LUA14-001641, ECF, SA-H, CU-H, MOD Clark, We are reviewing this project and need additional information. Can we get a copy of the following listed for this project: • Site plan • Wetland Delineation and Fish and Wildlife Habitat Assessment Report prepared by Soundview Consultants LLC on September 4, 2014 • Preliminary Technical Information Report by Barghausen Consulting Engineers, Inc. prepared on December 9, 2014; Thank you! EXHIBIT 13 of Application Date: December 22, 2014 Name: Storage One on 4th Expansion Site Address: Approximately 4815 NE 4th Street, Renton, WA 98059 Plan -Planning Review Engineering Review Comments ·.·· Rohini Nair I 425-430-7298 I rnair@rentonwa.gov Recommendations: I have completed a preliminary review for the above referenced proposed 3 story mixed-use building containing 44,063 square feet of net rentable space and 2,123 square feet of net retail space. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The site is located in the City of Renton water service area. SEWER: The site is located in the city of Renton sewer service area. There is existing 24 inch diameter sewer pipe on NE 4th Street. STORM: There is storm drainage in NE 4th Street. There is existing 12 inch diameter storm water pipe on the frontage. STREET: NE 4th Street fronting the site is a Principal Arterial. CODE REQUIREMENTS Water 1. The subject development is within the city of Renton water service area. 2. There is no existing City of Renton water main on the NE 4th Street frontage. 3. Fire Department has noted that the preliminary fire flow requirement for the project is 4,000 gpm. To meet the water flow needs, the project proposes the extension of 12" diameter water main from the existing city of Renton water main located approximately 100 feet west of the property. The proposed utility plan also proposes a 12 inch diameter water main through the site and connecting to the an existing water main located in an easement within the property adjacent to the south. The applicant shall obtain the necessary easement from the adjacent south property owner for the connection to the existing water main. Minimum 15 feet wide public water main easement is to be provided for the water main located within private property. The location of the proposed water main on NE 4th Street should be determined based on required separation from other utility lines. If the separation requirements cause the new water main to be located within the pavement, concrete pavement panel replacement will be applicable. 4. Fire hydrants should be based on the requirements of the Renton Fire Department. 5. Installation of a backflow prevention assembly (DDCVA) in vault for the fire sprinkler system. The DDCVA shall be located outside of the building. Proposed location of DDCVA inside the building must be submitted to the City for approval and shall meet the conditions of the City standard plan no. 360.5. 6. Installation of a domestic water meter with a reduced backflow prevention assembly (RPBA). 7. Installation of a separate landscape irrigation meter and double check valve assembly, if required. 8. The development is subject to applicable water system development charges (SD() and water meter installation fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. The current rate of SDC fee for 1" domestic meter is $3,090.00. The rate that is current at the time of utility permit issuance will be applicable. 9. Civil plans for the water main improvements and for the relocation of the existing water main will be required and must be prepared by a registered professional engineer in the State of Washington. Ran: January 20, 2015 EXHIBIT 14 Page 1 of 5 PLAN REVIEW COMM EN IS LUA14-001641 of Engineering Review Comments Rohini Nair I. 425-430-7298 I rnair@rentonwa.gov Sanitary Sewer 1. Sewer service is provided by the City of Renton. Side sewer from the existing sewer main (52790) on NE 4th street, with manhole inside drop will be required. Concrete pavement panel replacement may be applicable. 2. System development charge (SDC) fee for sewer is based on the size of the new domestic water meter. The current SDC fee for wastewater for 1" meter is $2,135.00. The rate that is current at the time of utility permit issuance will be applicable. 3. East Renton Interceptor Special Assessment District (SAD) fee is applicable on the site, and the current SAD fee rate is 9.7 cents per square feet of both parcels. 4. The Centex latecomer fee of $21,672.25 is applicable on the parcel number 1523059002. Storm water 1. A geotechnical report prepared by Geotech Consultants, LLC was provided for the project. The report mentions that the soils on the site are Everett gravelly sandy loam and Alderwood gravelly sandy loam. The geotech report mentions that the soil is not suitable for infiltration. 2. A Technical Information Report (TIR) prepared by Barghausen Consulting Engineers, Inc., was submitted for the proposed project. The drainage report follows the 2009 King County Surface Water Manual. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Site Conditions). A wetland is located on the project site and a stream (Maplewood creek) runs through the east portion of the site. 3. A private detention pond is proposed to serve the flow control facility requirement of the project. Enhanced water quality treatment is required to be provided by the project. The project submittal included a proposal for using modular wetland for the enhanced treatment. The modular wetland is not included the water quality treatment option in the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Drainage Manual. An adjustment request (as per section 1.2.8.2 E and section 1.4 of the City Amendment) should be submitted for the review for any water quality facility that is not listed as an option in the 2009 King County Surface Water Drainage Manual. If the adjustment request is not approved, then alternate water quality treatment facility meeting City requirements should be provided. Rain Garden is proposed to meet the storm water BMP requirement for the project. 4. Pumps in the pipe conveyance system have been proposed in the project plans, which is not preferred. As per section 1.2.4.3.I of the City Amendment, pump systems will be considered only when there is no other physical gravity alternative. The applicant will have to provide information substantiating why a gravity alternative is not possible and an adjustment request (as per section 1.4 of the City Amendments) should be submitted to be reviewed by the City. If the adjustment request approves a pump system, the requirements as per section 4.2.3.1 of the City Amendments will also be applicable. Final civil engineering of the utility design may require changes to the site layout to accommodate the utilities 5. A drainage report (TIR) and drainage plan based on the 2009 City of Renton Surface Water Design Manual Amendment should be provided with the utility construction permit. The report and plans should include the terms used the Amendment and the storm water plans should include all details and information required in the Amendment. The Offsite Analysis portion of the drainage report (TIR) should provide more information regarding the upstream and downstream analysis. 6. Required horizontal and vertical separation between storm water features and other utilities and structures as per the 2009 City of Renton Surface Water Design Manual Amendment should be provided. Ran: January 20, 2015 Page 2 of 5 PLAN REVIEW COMMENTS LUA14-001641 of Engineering Review Comments Rohini Nair I 425-430-7298 I rnair@rentonwa.gov 7. The submitted conceptual utility plan showed one proposed catch basin located in the adjacent south property. Either relocate that catch basin to the current property, or obtain easement from the adjacent south property owner. Plans submitted with the utility construction permit should clearly label all private utility lines and features as 'private', and all private easements as 'private. 8. A Construction storm water permit from the Department of Ecology is required for projects with clearing and grading exceeding 1 acre. 9. Surface water system development fee for stormwater is applicable. The current rate is $0.540 per square feet of impervious surface, with a minimum of $1,350.00. The rate that is current at the time of utility permit issuance will be applicable. Transportation 1. Payment of transportation impact fee is applicable on the construction of the mixed use building at the time of issuance of the building permit. The transportation impact fee rate that is current at the time of building permit application will be applicable. 2. A trip generation study memo prepared by TENW was submitted for the project. The memo included information that the net new peak hour trips generated by the project will be 5 in the weekday AM peak hour and 13 in the weekday PM peak hour, which is less than the 20 new peak hour trip threshold for requiring a detailed traffic impact study. 3. The City has a conceptual corridor plan for the NE 4th Street corridor. The corridor plan includes a ROW width of 87' for this segment of NE 4th. The assessor map shows an existing ROW width of 92 feet, which meets the ROW width requirement. The plan for the project frontage on NE 4th Street includes a 33' wide paved width from the centerline of the paved surface to the curb. This width includes 2 -11' wide thru-travel lanes, half width (6') of center turn lane/landscaped median, 5' wide bike lane, and 0.5' wide curb. A 5' wide landscaped planter, 5' wide sidewalk, and applicable storm improvements are also required. The City's corridor plan for the NE 4th Street includes c-curbing in the center turn lane in front of the site, which will impose future left turn restrictions on the site. The frontage improvements are required to be provided by the developer. A landscaped planter and sidewalk has been shown in the submitted plans. 4. The site gains access to the public roadway system from NE 4th Street. Right-in right out only driveway is proposed for the project. A second emergency vehicles use only driveway is also proposed for the site. The driveways should meet the requirements of RMC 4-4-080. 5. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. Buildings, structures, and walls should not encroach on City utilities or easements. Ran: January 20, 2015 Page 3 of 5 PLAN REVIEW COMMENTS LUA14-001641 of ) Fire Review -Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: 1. Fire impact fees are applicable at the rate of $0.56 per square foot of commercial retail space and $0.08 per square foot of storage space. This fee is paid at time of building permit issuance. Fire Code Comments: 1. The preliminary fire flow is 4,000 gpm. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300 feet also. One hydrant is required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Storm retention vaults located in the fire access roadways shall be designed for the required loading. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Planning Review Comments Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. Police Review Comments Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal impact on police services. Ran: January 20, 2015 Page 4 of 5 PLAN REVIEW COMMENTS LUA14-001641 of Technical Services Comments Bob MacOnie \ 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Preliminary Plat: Bob MacOnie 12/31/2014 The Boundary and Topography survey does not show the location of the Storm Drainage Easement under Rec. No. 8611251008 for which the City of Renton is the current beneficiary. The City should require the grant and conveyance of a Native Growth Protection Easement for the wetland and any required buffer. Community Services Comment$ ' Leslie Betlach I 425-430-6619 I lbetlach@rentonwa.gov Recommendations: A. There are no impacts to Parks. Five foot bike lanes as per the adopted trails plan should be provided. In addition Transportation has refined cross section to include bike lanes future R.O.W. for bike lanes (see Jim Seitz or Bob Mahn). B. Please see C. -code-related comments. C. Street trees-only 2 trees along NE 4th Street frontage. One tree should be placed no closer than 30-feet from the street light. The second tree centered in planting strip east of fire access road. Ran: January 20, 2015 Page 5 of 5 NOTICE OF COMPL£TE APPUCATJO,O: PROJECT COI\ITl>.CT PEltSo,o: :•ym::nd G•ma / 5u>ck•• Cato MurphyArch!tect.,P.S. / DA Tl OF ,00TJCE OF APPUCATJO,O: D•<•mb•r.JO, 2ou ,.1:.:an~:-;;~~-~:.~;:•tll•, WI>. 98104/ 206-U~ .... 10 / LA.,00 US! ,OUMCIER, PROJECT ,oAMf, lll.0.l4·00I641, E;Cf. 5A.H, (U-H, MOD Othff P•rmla whl<h ma¥ be ,.11ulrad: Raqu•-51udr..o: PUBU<; HIOARJNG: ~:~:~~•.,ta: (SEPA) R~-.' H•rl'111 bamln•r Sit• Plan ft•vt,,w, MOdJRcatl":..mnarC -.••• --~------"•· HuJldlnL Can,truc,. 0 .. 1...,.e R•part, G ~tudy, Prellrnln•r, ll.-lln• .. I"" and Fl, "-P•rtm•n1 ol C11n D1vlolan, 5"'1f, l'la<1 W .. H051 Th• ,ubJect ,It,, Ji< ~nton Camp..,,h•r th• Cltv'• zar,lnB r., Th@ pra)act wltt bt, .:l--3-050; 4-:l.100;; «aullltlan1,, •PP [I ,ou wOYtd W,o t<> be m~<la • put'; of roca,d lo • ' 10"" •nd reu,m ta: c1rvof!<.nt0<1, no."''""'"•~:=~~' Ni,r,•/FUe "k,.: """l'I On1> on .. ~ E•D•n~on/ LUAlol-0016' CERTIFICATION 1, Cun''-<"-l-i -Cu"iie , hereby certify that 3 copies of the above document were posted in_:]__ conspicuous places or nearby the described property on Date:. __ 1_1-..1-/ _~~-' ,_i ' .... 1t ____ _ STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that C\0.,1<-~1. C l,N• signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. blic in and for the State of Washington Notary (Print): ') \ c---·,1 ·' tIS My appointment expires: ___ .1-A""'""1*"J""'"""c.:..l _.:d::....i.'i,_1 .:..·)"'1"'-i.,_i -'t _____ _ City of R I Department of Community & Economic D pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ lY-Y 1V (ii /Jtl1l/ 9NrA COMMENTS DUE: JANUARY 13, 2015 V v APPLICATION NO: LUA14-001641, ECF, CU-H, MO l, SA-H DATE CIRCULATED: DECEMBER 30, 2014 APPLICANT: Travis Ameche, Urban Self Storage PROJECT MANAGER: Clark H. Close PROJECT TITLE: Storage One on 4'" Expansion PROJECT REVIEWER: SITE AREA: 79,894 square feet EXISTING BLDG AREA (gross): LOCATION: 4815 NE 4th St PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant, Urban Self Storage, Inc., is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3-story building totaling 66,767 gross square feet with roughly 2,123 square feet of net rentable retail space and roughly 44,063 square feet of net rentable self-storage space. The vacant 1.83 acre site is located on the south side of NE 4th St just west of the intersection of NE 4th St and Field Pl NE. The approximate address is 4815 NE 4th Street and the project site consists of two parcels (APN 1523059002 and APN 1523059178). The project site is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zone and would have a height of 38'-4". Access is served by right-in/right-out only. Interior circulation includes on grade two-way drive aisle from the west side of the lot that serves 25 surface parking stalls. There is also an additional 20' wide fire lane that would serve the east side of the building for emergency access only. The site contains one Category 3 wetland and one Class IV drainage channel located on the eastern portion of the property. There are a total of 42 significant trees onsite and the applicant is proposing to retain 30 trees in the critical areas and buffers. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water li,.,ht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Tronsnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,0DDFeet h:> M ~~AL-CU£_tU) v,t/l/fy)Xc/s 1£:J 5°1 /'();'d,c ~Ii~ ~ f1V?Yh<_~-<c/7n,t/s rJan ::51tml4' b-f),_f'otlatcl I) dt:(dr'-f1m7ia 1(J!afitr1 L/CY-RELATED COMMENTS t"/ ~ti5f!. Se~ C, Co~~ l"t-fc, t~J (1Ml"'le/-O We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ; ,i(x2,iµ f4, .6 fio,AA _) l-0.-12 ' Signature of Director or Authorized Representative Date C. CODE-RELATEDCOMMENTS o ,'\I~ ---\,('UC, NE iliJl& be_ plau.» l'\,,O c.Joi~ -+tco-1. ~ SU()tyf}_ h ~ ,·11 3D fed p lo 'L J.·, _st--,e lf~ SW f).,-rcht· I~ f-.ifM cftu.-<S +<d I j kt e_c;s+ o+ /i,("'(_~aes_c; roa!_ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date L·lllll11111iil;lli DEPARTMENT0F COMMUNITY& ECONOM1¢DEVELC)l!l\llENT:-PI..ANNINGDIVISION AFFIDA,\(IT OF SERVICE BY MAILING On the 30th day of December, 2014, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Agencies Raymond Garno Robert Minkler Travis Ameche 300' Surrounding Property Owners (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ) ss ) See Attached Contact Owner Applicant See Attached ',-..,,\\I'' ' ,, . _.,..,,' \..'{ PO!,J,. ~ 0V ~'''"""'111 ~...<'\ I certify that I know or have satisfactory evidence that Sabrina Mirante ~ .J:. ~~s1011 ~;,:;,,; \Ji signed this instrument and acknowledged it to be his/her/their free and voluntary act foEthe~~~\i'~ses mentioned in the instrument. :; ! u -• -'"§ / :;::. .. '/ ~\ "°"•\.'"' j ~ ; -,,, (/ \1.§" ,'-' 11 , .• ,,, ·29-"" ~ r. '• ~'<l:" ,,., Public in and for the State of '1~~WJ1.SY-~ 111,,,1. ,.··· Notary (Print): ___ -'4"'""--. w/p . .._· --+-fJ..c...,•1,.., -"'"-'" ,~5'-. ----------- My appointment expires: 1 , q ·, -1, .Av, "~) 1 ;2. 1 d-U ..,. Storage One on 4th Expansion LUA14-001641, ECF, CU-H, MOD, SA-H template -affidavit of service by mailing J ,. / / I Dept. of Ecology ** Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region* Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept.* 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Tim McHarg Attn: Jack Pace Director of Community Development Acting Community Dev. Director 12835 Newcastle Way, Ste 200 220 Fourth Avenue South Newcastle, WA 98056 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Kathy Johnson, Steve Lancaster, Responsible Official 355 110" Ave NE 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 *Note: If the Notice of Application states that it is an '10ptional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. ••oepartment of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov H*Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing Robert Minkler Minkler Trust 443 10th Ave W Kirkland, WA 98033 Raymond Garno Stricker Cato Murphy Architects 3111st Ave 5, 300 Seattle, WA 98104 Travis Ameche Urban Self Storage, Inc. 918 5 Horton St, 1000 Seattle, WA 98134 100300010 100300020 100300020 NGO KHANH+TANG ANNA LIANG WEI XIONG+LIU XIU FEN LIANG WEI XIONG+LIU XIU FEN 371 FIELD PL NE 622 LYONS AVE NE 363 Field Pl NE RENTON, WA 98059 RENTON, WA 98059 Renton, WA 98059 100300030 100300040 100300050 DUONG NHU PHU THI BURTON REIKO LAM HOANG 357 FIELD PL NE 15803 DES MOINES MEMORIAL DRS 337 FIELD PL NE RENTON, WA 98059 BURIEN, WA 98148 RENTON, WA 98059 100300060 100300070 100300080 QING TAN Zl+LI YUE QING-FEI PHUNG KHOI N MASTROGIANNIS ILIAS+BOJANA 331 FIELD PL NE 325 FIELD PL NE 301 FIELD PL NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 100300410 100300420 100300430 YU QIA YUAN+YU HUI HUA HOANG JACOB BARTHOLOMEW TIMOTHY 385 GRAHAM AVE NE 379 GRAHAM AVE NE 373 GRAHAM AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 100300440 100300450 100300450 NGUYEN LONG THANH+THOM CAI LANDY HU+XIAO HUI LIU Resident 367 GRAHAM AVE NE 2520 S ORCAS ST APT #C 361 Graham Ave NE RENTON, WA 98588 SEATTLE, WA 98108 Renton, WA 98059 100300460 100300470 100300480 LUONG TIET M & NGUYEN BARBA SINGH PAWANDEEP+HARLIN KAUR MAKTATK 355 GRAHAM AVE NE 335 GRAHAM AVE NE 329 GRAHAM AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 100300490 100300500 100300510 TIEN ANDREW IRIBE ISIDRO D+ANA EVA MENE GAVIGAN KARISSA D+BROCK JAM 323 GRAHAM AVE NE 317 GRAHAM AVE NE 311 GRAHAM AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 100300520 100300530 100300540 TANN CHANREY+AP HOUN KADRIC VEDRAN+LUCY NGUYEN TERESA A+SAELOR KHAE 320 FIELD PL NE 326 FIELD PL NE 332 FIELD PL NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 100300550 100300560 1023059032 ALTIG JASON S+GABRIELA P HUOT JEFFREY J+KRISTY C WAN Tenant 338 FIELD PL NE 352 FIELD PL NE 7525 SE 24TH ST STE 315 RENTON, WA 98059 RENTON, WA 98059 MERCER ISLAND, WA 98040 1023059032 1023059032 1023059032 WA RESTAURANT-HIGHLAND MKT Tenant Tenant 4820 NE 4th St Suite A106 7525 SE 24TH ST STE 315 7525 SE 24TH ST STE 315 Renton, WA 98059 MERCER ISLAND, WA 98040 MERCER ISLAND, WA 98040 1023059032 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1023059032 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1023059351 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1023059351 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1523059002 MINKLER TRUST ROBERT A & PA 443 10TH AVE W KIRKLAND, WA 98033 1523059057 Tenant 4701 NE 4th St Renton, WA 98059 1523059145 RENTON MINI LLC 918 S HORTON ST #1000 SEATTLE, WA 98134 9475700340 YTURRASPE MARCIE A 407 GRAHAM AVE NE RENTON, WA 98059 1023059351 WA RESTAURANT-HIGHLAND MKT 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 100300590 CHENG JUNE X 370 FIELD PL NE RENTON, WA 98059 1023059032 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1023059032 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1023059351 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1023059351 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1523059032 RENTON MINI LLC 918 S HORTON ST #1000 SEATTLE, WA 98134 1523059084 GRIFFITH LARRY L 201 UNION AVE SE #185 RENTON, WA 98059 1523059178 MINKLER TRUST ROBERT A & PA 443 10TH AVE W KIRKLAND, WA 98033 1023059425 WASHINGTON RESTAURANT PROPERTIES 7525 SE 24TH ST #315 MERCER ISLAND, WA 98040 100300570 TEWOLDE ERMIAS+GENET 358 FIELD PL NE RENTON, WA 98059 100300600 IFEKOYA BAZILE 376 FIELD PL NE RENTON, WA 98059 1023059032 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1023059032 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1023059351 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1023059351 Tenant 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 1523059057 GRIFFITH LAWRENCE L+SHARON 201 UNION AVE SE #185 RENTON, WA 98059 1523059112 KAMAS REALTY INC 12320 NE 8TH ST #100 BELLEVUE, WA 98005 9475700290 PHUNG BAO+ROSEMARY OUDANONH 4925 NE 4TH PL RENTON, WA 98059 1023059351 WA RESTAURANT-HIGHLAND MKT 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 100300580 CHEUK KENNETH Q+MARIE W 15042 NE 8TH PL BELLEVUE, WA 98007 1523059231 KING COUNTY-PROPERTY SVCS 500 4TH AVE SEATTLE, WA 98004 1023059032 WA RESTAURANT-HIGHLAND MKT 7525 SE 24TH ST STE 315 MERCER ISLAND, WA 98040 9475700430 WINDSONG HOA 12320 NE 8TH ST STE 101 BELLEVUE, WA 98005 1023059047 NICKEL & COMPANY LLC 1014 VINE ST #7TH FLOOR CINCINNATI, OH 45202 9475700350 WONG LUI MUI 401 GRAHAM AVE NE RENTON, WA 98059 Denis Law (' · f" ---~fJ:·"Y:°' -------r I' ,Jty O •• k . ·. December 30, 2014 Raymond Garno Stricker Cato Murphy Architects, P.S. 3111" Ave. S, Ste 300 Seattle, WA 98104 J. ~~Jj£LJJl Community & Economic Development Department C.E. "Chip" Vincent, Adm inistratar Subject: Notice of Complete Application Storage One on 4th Expansion, LUA14-001641, ECF, SA-H, CU-H, MOD Dear Mr. Garno: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on January 26, 2015. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on February 17, 2015 at 10:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Associate Planner cc: Robert A. & Pamella W. Minkler Trust/ Ownerls) Travis Ameche / Applicant Renton City Hall • 1055 South Grady Way • Renton, Washing1an 98057 • rentonwa.gov --·-· NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: December 30, 2014 LUA14-001641, ECF, SA-H, CU-H, MOD Storage One on 4th Expansion PROJECT DESCRIPTION: The applicant, Urban Self Storage, Inc., is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3-story building totaling 66,767 gross square feet with roughly 2,123 square feet of net rentable retail space and roughly 44,063 square feet of net rentable self-storage space. The vacant 1.83 acre site is located on the south side of NE 4th St just west of the intersection of NE 4th St and Field Pl NE. The approximate address is 4815 NE 4th Street and the project site consists of two parcels (APN 1523059002 and APN 1523059178). The project site is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zone and would have a height of 38'-4". Access is served by right-in/right-out only. Interior circulation includes a two-way drive aisle from the west side of the lot that serves 25 surface parking stalls. There is also an additional 20' wide fire lane that would serve the east side of the building for emergency access only. ThE! site contains one Category 3 wetland and one Class IV drainage chann.el located on the eastern portion of the property. There are a total of 42 significant trees onsite and the applicant is proposing to retain 30 trees in the critical areas and buffers. The applicant submitted a Geotechnical Study conducted by GEOTECH Consultants, Inc. on May 29, 2014; a Traffic Analysis by Transportation Engineering NorthWest prepared on September 10, 2014; a Preliminary Technical Information Report by Barghausen Consulting Engineers, Inc. prepared on December 9, 2014; and a Wetland Delineation and Fish and Wildlife Habitat Assessment Report prepared by Soundview Consultants LLC on September 4, 2014. Proposed off-site improvements include half-street frontage improvements on the south side of NE 4th St, including a 5-foot wide landscaped planter, a 5-foot wide sidewalk, and applicable storm improvements. A' refuse and recycle modification, from RMC 4-4-090, is being requested in order to reduce the size of the required deposit and collection area. The proposal also Includes an 18,200 cubic foot stormwater detention pond on the second parcel at the southwest portion of the site. PROJECT LOCATION: Approximately at 4815 NE 4th Street (APNs 152305-9002 and -9178). OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance-Mitigated (DNS-M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: December 22, 2014 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Storage One on 4'" Expansion/ LUA14-001641, ECF, SA-H, CU-H, MOD NAME=-------------------------------------------- MAILING ADDRESS: ____________________ CITY/ STATE/ ZIP:------------ TELEPHONE NO.:------------------ ·ttiA' fN# '. NOTICE OF COMPLETE APPLICATION: December 30, 2014 PROJECT CONTACT PERSON: Permits/Review Requested: other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Raymond Garno/ Stricker Cato Murphy Architects, P.S. / 3111" Ave S, Ste 300 / Seattle, WA 98104 / 206-324-4800 ext. 10 / raymondg@scm-arch.com Environmental (SEPA) Review, Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and Refuse and Recycling Modification Building, Construction, Sign., and Fire Permits Drainage Report, Geotechnical Report., Landscape Analysis, Traffic Study, Preliminary Technical Information Report, and Wetland Delineation and Fish and Wildlife Habitat Assessment Report Department of Community & Economic Development (CED) -Planning Division., Sixth Floor Renton City Hall, 1055 South Grady Way., Renton., WA980S7 Public hearing is tentatively scheduled for February 17. 201S before the Renton Hearing Examiner in Renton Council Chambers at 10:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-120A; 4-3-050; 4-3-100; 4-4; 4-5-050; 4-9-030 cir:d other ;::pp!!cab!e cedes and regulations as appropriate. If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Storage One on 4'" Expansion/ LUA14-001641, ECF, SA-H, CU-H, MOD NAME=---------------------------'------------------ MAILING ADDRESS:--------------------CITY/ STATE/ ZIP:------------ TELEPHONE NO.:-------------------- Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • The applicant shall comply with the recommendations included In the Wetland Delineation and Fish and Wildlife Habitat Assessment Report, prepared by prepared by Soundview Consultants LLC, dated September 4, 2014. • The applicant shall comply with the recommendations included In the Preliminary Technical Information Report, prepared by Barghausen Consulting Engineers, Inc., dated December 9,, 2014. Comments on the above application must be submitted in writing to Clark H. Close, Associate Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on January 13, 2015. This matter is also tentatively scheduled for a public hearing on February 17, 2015, at 10:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Clark H. Close, Associate Planner; Tel: (425) 430-7289; Email: cclose@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION CITY OF RENT( T DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: February 16, 2015 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Storage One on 4th Expansion LUA (file) Number: LUA-14-001641, ECF, CU-H, MOD, SA-H Cross-References: AKA's: Project Manager: Clark H. Close Acceptance Date: December 30, 201${ Applicant: Raymond Garno, Stricker Cato Murphy Owner: Contact: Travis Ameche, Urban Self Storage PIO Number: 152305-9002, 152305-9178 ERC Determination: DNS-M Date: January 26, 2015 Anneal Period Ends: Februarv 13. 2015 Administrative Decision: Date: Anneal Period Ends: Public Hearing Date: February 17, 2015 Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: Urban Self Storage, Inc. is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, SEPA Environmental Review, and a modification for a 3- story mixed-use retail and storage building. The vacant site is located on the south side of NE 4th St just west of NE 4th St and Field Pl NE. Access is served by right-in/right-out only. Interior circulation includes a two-way drive aisle that serves 25 parking stalls. There is also an additional 20-foot wide emergency fire access lane on the east side of the building. The site contains a Category 3 wetland and one Class IV stream on the eastern portion of the property. The applicant is proposing to retain 30 trees within the critical areas and buffers. The applicant submitted a Geotechnical Study, a Traffic Analysis, a Preliminary Technical Information Report, and a Wetland Assessment Report. A refuse and recycle modification is being requested in order to reduce the size of the required deposit and collection area. The proposal also includes a stormwater detention pond at the southwest portion of the site. Location: 4815 NE 4th St I ' I COmm,nts, ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. I On the 11th day of February, 2015, I deposited in the mails of the United States, a sealed envelope containing Hearing Examiner Reports and Exhibits documents. This information was sent to: Phil Olbrecht Travis Ameche Raymond Garno KhoiPhung (Signature of Sender): STATE OF WASHINGTON ) ) Hearing Examiner Applicant Contact Party of Record ) 01..LY p ·,/' '''""'\\1111 (_;, COUNTY OF KING ..._ ...... -... ll,\SSto 11,, ,,.l-_ I certify that I know or have satisfactory evidence that Sabrina Mirante 3"'"c,o,1, ,-o , .. "'~\ <'~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for ~uses il~d ,Wr}~Sln, mentioned in the instrument. ·: ~ % 1,. ~ !:J ~ "' 1 cS> $L\C i: =: , .. ,, '.? .: -O ,,,,, 9.17 .,,.;-~ .:: . ' ~ 1111,\\\\~,,,,,... 0 ..::: JI Dated: (~/v,;,c ,0 r ,.,,, It 2c;s· ) tary Public in and for the State of w'ash Notary (Print): ____ f:\=o./ l~c'i-t-. _f.· .C-· 1~11ue~r:s...._· --------------- My appointment expires: U A u.O ,.st ;z er 1 :} 01 f Storage One on 4th Expansion LUA14-001641, ECF, CU-H, SA-H, MOD template -affidavit of service by mailing • Khoi Phung 325 Field Pl NE Renton. WA 98059-5793 Travis Ameche Urban Self Storage, Inc. 918 S Horton St, 1000 Seattle. WA 98134 Robert Minkler Minkler Trust Ravmond Garno Stricker Cato Murphy Architects 3111st Ave S, 300 Seattle. WA 98104 STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on January 30, 2015. The full amount of the fee charged for said foregoing publication is the sum of $122.50. · , ~@' ~ ,,?;'71:,s 1da M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 30th day of January, 2015. (Ji~ <!JI l&i l'JLJlA.._ Kathleen C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington ··\. ,-.,''.~~~'.-; .. ." c' ; ;-·_; .j -~/-. ·_ ."· NOTICEm· ENVIRON:11ENTAL DETERMINATION ENVIRON:11ENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Detenn i- nation of Non-Significance Miti- gated (DNS-M) for the following project under the authority of the Renton municipal code. Storage One on 4th Expansion LUA14-001641 Location: South side of NE 4th Street, west of Field Place NE. Urban Self Storage, Inc. is re- questing Hearing Examiner Site Plan Review, Hearing Examiner CUP, SEPA Review, and a MOD for a 3-story mixed-use retail and storage building near NE 4th St and Field Pl NE. The site con- tains a Category 3 wetland and one Class IV stream on the east- ern portion of the property. 30 trees will be retained. A stonn- water detention pond will be located at the southwest comer A refuse and recycle modifica- tion is being requested in order to reduce the size of the deposit and collection area Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on February 13, 2015. Appeals must be filed in writing together with the re- quired fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner arc governed by RMC 4-8-110 and more infonnation may be ob- tained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner m the Council Chambers, City Hall, on February 17, 2015 at 10:00 am to consider the submitted applica- tion. lf the DNS-M is appealed, the appeal will be heard as part of this public hearing. [nterested parties are invited to attend the public hearing. Published in the Renton Reporter on January 30, 2015.#1234060. OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETEJIMINAT10N OF NONSIGNIRCANCE • MmG.ATED {DNS--MJ POSTED TO NOTIFY lr.TI:RESTEO PERSONS OF JIN H;Yi1tQNM£NTALACT10N PROJ!CT NAMl1 51<1,qo Ona ,m 4,. i>cporu,lon pl\QJ!CT NUMBElt: LU-"14-001"1, ECF, S.0.-H, CU-M, MOD LOC#ITlON: ...,,,.....matatv 4815 ~E ,. SI (APN'1 lSll-002 and ~71) OEKIUl'Tlotl: 11,o lflpllcatt, Urban S.lf Sta,-In<. Is ~-Ill liitlrln1 !uml-Sij• Pion 111m.,., H....,. Eomtnor Condlllonol UN Ptmrit, !EPA 1;.,.lt<WmNlnbll Rovl.,., and• modffl<atl"" f<>t a ,to,y btllldlnl _II,,. "'11i7...,.. "'"",. -with ""'1~11' 2,lll ,qata I-of rMI ,,nublo .-1,,_ ar rou&hl', 4,1,,o&] oquora fHt or nat r""11blo .. w... ... p •Ill"• 11,o VKllft\ 1.D ocra •Ila II lo<l!od on the IIOllt ,1ca al N! .. h StJ .... .....tof•"" 1-.... of NI 4tltst ... Fltlcl Pl ML T1'M P'•ltc!: dtlr Ol loated orithln tt,, O:rmrna'dol totrldof !«I land ... dollv,atk,n ind ttr• 0:rmmat<iol ~ Jo.) ,.,,.. Th• rm,..i..., .. rm11 "" ''""" bulldl .. -Id haYol on on,d ""!pt of :II' .... A<mu bl .. -Ir/ rl1~r,/rl111t-<>ut. •nlV· lnllH'k clm.1l.111,..,1nc1..-, ----lromtM-.nal d .. of""'IO,thal ,.,-15 ,urfa<apafll1111IIIIII, rtoo, 1, a1m an addltlonal 2SY wlrll ft,o -tllal would -1"" "°"' ,~ ofttr• bulldfna l<r< •m.......,."'""' arr, Tbe $Ila canlalM ano C.U.O,., 3 wtdand and ano Cl11$1 l\t rtrHm (M1pi-od er.Ir) !oa<ad on tho_, p"'1lorr of Iha proporty. 'Jhore •• 1 l<rlal of U 1..-,.n1:11nt trod onolla and'"" appllr::r1nt II propo,ir,. ta "'taln 3 trwm In '"" ,_ 110, ,rrrd bulfon. T1'M ..,,._.. >uliml!W<I I G-.:llnlal Study, • Tr1ffl< Anolyu, Prollrnlrwrv -1\nk.111nfam11rllan lleport, Ind• w.illfld °""-ind Rsh and Wlldllr. M.-,.._, hport. Pfo,......i off.llt• irnpl'""..,._ lr"dllH ....,_frona,p, !rnp,,nm-on tho •outll lido al N! 4t s,, A·-•d req,do modlfkallorr It bol ... .._iod"' -ta ...... -.... of me requlrod depOdt IC a,llectkrn 1,-11,o pr ....... lilo-•n ll.l(ll mllkloot,tarnno-~on pond ontl\l 1K011d pore atttroOIIUIIMat,.,,.....ol->IIL THE a TY QF RENTON ENVIRONMENTAL 11£','IEW COMMITTEE (E~C) HAS DETERMINEU TIIAT TIIE PROPOSE ACTION HAS PRO SAILE S\GNIFICANTIMPAO'S THATCJ>N llE MITIGATED THROUGH MmGATION MEASURES. Appall of Ult ,nwln:inm•nul d-1....,lnotl<rn muse be ftlad In •rhlnl en .,. bl~ 5:00 p.m. on F,obunrry 1 ZOIS. tapth• with tho, nrqlllr.d fH with: Hll~fll Eunll-, City Gf P.ontan, 1055 South Gnrdy w .. R,ntr:rn, WA 9SOS7. Appr,al, ta tll• Eumlnar at• ""'""1,od bv City of RMC ~110 o!UI lnlOft'llrtl<> repnllfll th• •PPffl pnlCBII may be clltalnH from thl Rllnt<>n City Clotk'1 otllc,I, (425) 430-65J.D. A PUBLIC HEARING WILi. BE HELD BY THE RENTON HEARING EXAMINER AT HIS I ;JI REGULAR MEETlNG IN THE OOUNCL J CHAMBERS ON TJ!E 1TM FLOOR OF crrv HALL, IUS5 SOU'fH GRACl"l' WAV. RENTON, 'r ,. WASHINGTON, ON FEBRUAIIY 11, ZOU AT l0.00 AM TO CONSIDER THE SITE Pl.AN, CONCmONAL USE PERMIT AND MODIFICATION. IF THE ENVIRONMENTAL DETI'RMINATION IS APPEALED, THE Al'l'eAI. WILL BE HEARD AS PART Of THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE cm Of RENTON, OEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (4251430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PL.EASE INCLUDE THE PROJECT NUMBER WHEN CAWNG FOR PROPEfl FILE IOEKTIACATIOr- CERTIFICATION I, C&lftl-1:-'.-#--C-l-iY£ hereby certify that ~ copies of the above document were posted in ~ conspicuous places or nearby the described property on Date:_~'/_~-~~'(_· 1_5 ______ _ Signed: _ __.,_C]=~~?""~d ......... ?--:6~-~-=~--- STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that Ci . ·, ,_ , 1. I c signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: ,, Notary P lie in and for the State of Washington I; Notary (Print): 1 --.J..:.J..W..--~::....--+-------- M y appointment expires: __ _;_....---'...._._~~---'·""'1._.._,___· ,'-'c~. _._,-..,-____ _ Agencies Raymond Garno, Stricker Cato Urban Self Storage Khoi Phung (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING See Attached Contact Applicant Party of Record I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses~ pu~ses mentioned in the instrument. J... <?. ............ ~'EX~~~1•,,1 Dated: / ·• , .. •,.\" ' \ ~ ... o~ ~~ ,,, -...If~ RY ii' \'t- , 1 -..J -~ ,(,,Ii'-\ 0 ·1 (, C; 1 · , , Q fa f . " i .,_ Nott~ublic in and for the State of Was , ton,.IJ•;~# ~ ', ...... ,.,,, ..... l ~!: .· . ·o . ,s,;:~ /F"' .· Notary (Print): ____ .... l'"i r ... i ... ! ~--.. I-', ... · ... 1 .... , ..... ....:..'--------=-', .. , .-'1':..,41,1:re'F-,e-•-'-a'...,_,.~-- My appointment expires: _, · 11 . t :, . , ) C. 17 ii''''~""''"''' Storage One on 41h LUA14-001641, ECF, SA-H, CU-H, MOD template -affidavit of service by mailing / Dept. of Ecology •• Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDDT Northwest Region* Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PD Box C-3755 Seattle, WA 98124 Boyd Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher• 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office• 4717 w Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division • Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 110" Ave NE Muckleshoot Indian Tribe Fisheries Dept.• Attn: Karen Walter or SEPA Reviewer 39015-172"' Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program • Attn: Ms Melissa Calvert 3901517i1d Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Jack Pace Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing KhoiPhung 325 Field Pl NE Renton. WA 98059-5793 Travis Ameche Urban Self Storage, Inc. 918 S Horton St, 1000 Seattle, WA 98134 Robert Minkler Minkler Trust Ravmond Garno Stricker Cato Murphy Architects 3111st Ave S, 300 Seattle. WA 98104 PLAN REVIEW COMMENTS LUA14-001641 Plan -Planning Review Recommendations: I have completed a preliminary review for the above referenced proposed 3 story mixed use building containing 44,063 square feet of net rentable space and 2,123 square feet of net retail space. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The site is located in the City of Renton water service area. SEWER: The site is located in the city of Renton sewer service area. There is existing 24 inch diameter sewer pipe on NE 4th Street. STORM: There is storm drainage in NE 4th Street. There is existing 12 inch diameter storm water pipe on the frontage. STREET: NE 4th Street fronting the site is a Principal Arterial. CODE REQUIREMENTS Water 1. The subject development is within the city of Renton water service area. 2. There is no existing City of Renton water main on the NE 4th Street frontage. 3. Fire Department has noted that the preliminary fire flow requirement for the project is 4,000 gpm. To meet the water flow needs, the project proposes the extension of 12" diameter water main from the existing city of Renton water main located approximately 100 feet west of the property. The proposed utility plan also proposes a 12 inch diameter water main through the site and connecting to the an existing water main located in an easement within the property adjacent to the south. The applicant shall obtain the necessary easement from the adjacent south property owner for the connection to the existing water main. Minimum 15 feet wide public water main easement is to be provided for the water main located within private property. The location of the proposed water main on NE 4th Street should be determined based on required separation from other utility lines. If the separation requirements cause the new water main to be located within the pavement, concrete pavement panel replacement will be applicable. 4. Fire hydrants should be based on the requirements of the Renton Fire Department. 5. Installation of a backflow prevention assembly (DDCVA) in vault for the fire sprinkler system. The DDCVA shall be located outside of the building. Proposed location of DDCVA inside the building must be submitted to the City for approval and shall meet the conditions of the City standard plan no. 360.5. 6. Installation of a domestic water meter with a reduced backflow prevention assembly (RPBA). a. Installation of a separate landscape irrigation meter and double check valve assembly, if required. 7. The development is subject to applicable water system development charges (SDC) and water meter installation fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. The current rate of SDC fee for 1" domestic meter is $3,090.00. The rate that is current at the time of utility permit issuance will be applicable. 8. Civil plans for the water main improvements and for the relocation of the existing water main will be required and must be prepared by a registered professional engineer in the State of Washington. Sanitary Sewer 1. Sewer service is provided by the City of Renton. Side sewer from the existing sewer main (S2790) on NE 4th street, with manhole inside drop will be required. Concrete pavement panel replacement may be applicable. 2. System development charge (SDC) fee for sewer is based on the size of the new domestic water meter. The current SDC fee for wastewater for 1" meter is $2135.00. The rate that is current at the time of utility permit issuance will be applicable. 3. East Renton Interceptor Special Assessment District (SAD) fee is applicable on the site, and the current SAD fee rate is 9.7 cents per square feet of both parcels. 4. The Centex latecomer fee of $21,672.25 is applicable on the parcel number 1523059002. Stormwater 1. A geotechnical report prepared by Geotech Consultants, LLC was provided for the project. The report mentions that the soils on the site are Everett gravelly sandy loam and Aldeiwood gravelly sandy loam. The geotech report mentions that the soil is not suitable for infiltration. 2. A Technical Information Report (TIR) prepared by Barghausen Consulting Engineers, Inc., was submitted for the proposed project. Ran: February 16, 2015 Page 2 of 4 PLAN REVIEW COMMENTS LUA14-001641 ' r The drainage report follows the 2009 King County Surface Water Manual. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Site Conditions). A wetland is located on the project site and a stream (Maplewood creek) runs through the east portion of the site. A private detention pond is proposed to serve the flow control facility requirement of the project. Enhanced water quality treatment is required to be provided by the project. The project submittal included a proposal for using modular wetland for the enhanced treatment. The modular wetland is not included the water quality treatment option in the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Drainage Manual. An adjustment request (as per section 1.2.8.2 E and section 1.4 of the City Amendment) should be submitted for the review for any water quality facility that is not listed as an option in the 2009 King County Surface Water Drainage Manual. If the adjustment request is not approved, then alternate water quality treatment facility meeting City requirements should be provided. Rain Garden is proposed to meet the storm water BMP requirement for the project. Pumps in the pipe conveyance system have been proposed in the project plans, which is not preferred. As per section 1.2.4.3.1 of the City Amendment, pump systems will be considered only when there is no other physical gravity alternative. The applicant will have to provide information substantiating why a gravity alternative is not possible and an adjustment request (as per section 1.4 of the City Amendments) should be submitted to be reviewed by the City. If the adjustment request approves a pump system, the requirements as per section 4.2.3.1 of the City Amendments will also be applicable. Final civil engineering of the utility design may require changes to the site layout to accommodate the utilities A drainage report (TIR) and drainage plan based on the 2009 City of Renton Surface Water Design Manual Amendment should be provided with the utility construction permit. The report and plans should include the terms used the Amendment and the storm water plans should include all details and information required in the Amendment. The Offsite Analysis portion of the drainage report (TIR) should provide more information regarding the upstream and downstream analysis. 3. Required horizontal and vertical separation between storm water features and other utilities and structures as per the 2009 City of Renton Surface Water Design Manual Amendment should be provided. 4. The submitted conceptual utility plan showed one proposed catch basin located in the adjacent south property. Either relocate that catch basin to the current property, or obtain easement from the adjacent south property owner. Plans submitted with the utility construction permit should clearly label all private utility lines and features as 'private', and all private easements as 'private. 5. A Construction storm water permit from the Department of Ecology is required for projects with clearing and grading exceeding 1 acre. 6. Surface water system development fee for stormwater is applicable. The current rate is$ 0.540 per square feet of impervious surface, with a minimum of $1350.00. The rate that is current at the time of utility permit issuance will be applicable. Transportation 1. Payment of transportation impact fee is applicable on the construction of the mixed use building at the time of issuance of the building permit. The transportation impact fee rate that is current at the time of building permit application will be applicable. 2. A trip generation study memo prepared by TENW was submitted for the project. The memo included information that the net new peak hour trips generated by the project will be 5 in the weekday AM peak hour and 13 in the weekday PM peak hour, which is less than the 20 new peak hour trip threshold for requiring a detailed traffic impact study. The City has a conceptual corridor plan for the NE 4th Street corridor. The corridor plan includes a ROW width of 87' for this segment of NE 4th. The assessor map shows an existing ROW width of 92 feet, which meets the ROW width requirement. The plan for the project frontage on NE 4th Street includes a 33' wide paved width from the centerline of the paved surface to the curb. This width includes 2 11' wide thru travel lanes, half width (6') of center turn lane/landscaped median, 5' wide bike lane, and 0.5' wide curb. A 5' wide landscaped planter, 5' wide sidewalk, and applicable storm improvements are also required. The City's corridor plan for the NE 4th Street includes c curbing in the center turn lane in front of the site, which will impose future left turn restrictions on the site. The frontage improvements are required to be provided by the developer. A landscaped planter and sidewalk has been shown in the submitted plans. 3. The site gains access to the public roadway system from NE 4th Street. Right in right out only driveway is proposed for the project. A second emergency vehicles use only driveway is also proposed for the site. The driveways should meet the requirements of RMC 4 4 080. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit Ran: February 16, 2015 Page 3 of 4 PLAN REVIEW COMMENTS LUA14-001641 Version 1 I Recommendations: Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.56 per square foot of commercial retail space and $0.08 per square foot of storage space. This fee is paid at time of building permit issuance. Fire Code Comments: 1. The preliminary fire flow is 4,000 gpm. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300 feet also. One hydrant is required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Storm retention vaults located in the fire access roadways shall be designed for the required loading. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum covera e. Se arate lans and ermits are re uired for an ro osed am lification s stems. ·w·11·11·m ., • ..,,_,.,,.,,m--,wm-· . "'·-··-1 I' ,:',JI!' I 'll"i •!jJW'lji'f5''!1!iE'J''-c'l'Q •™""'' . . ,filffii~!ji/,iil\ii'ii1!0jl',;filj' .. -<:,.-8.C:,_. ·"'''~ :L _8Jj~--1~@:Jh, ___ ,QQ)f!'llt,,. -~· . .ZH1l1iru1tl~i11!\f,;i,;;,t;\!J1m:'_ . Recommendations: Bob Mac Onie 12/31/2014 The Boundary and Topography suivey does not show the location of the Storm Drainage Easement under Rec. No. 8611251008 for which the City of Renton is the current beneficiary. re uired buffer. Ran: February 16, 2015 Page 4 of 4 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION /2.0[>CR-TA, .f-f'•WIE:LLl'I W, l'11MKLEt T£J,/S PROJECT OR DEVELOPMENT NAME: NAME: g,,·;;o,,lf.-T A /1'1/Nf',LE,{2.. 1 T/2-e5TECC ('AMti!l<A W, /VIIA./Y,LEI! 1/f.U5T£E Storage One on 4th Expansion ADDRESS: 4 4 3 /0 Tli AVE W, PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 4815 NE 4th Street, Renton, WA 98059 CITY: K!12KLl'IND, wA ZIP: 9'3033 TELEPHONE NUMBER: L./ZS '6 '39 '33'!6 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): AP N 152305-9002 APN 152305-9178 APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: Travis Ameche Vacant Commercial PROPOSED LAND USE(S): COMPANY (if applicable): Urban Self Storage, Inc. Mixed-Use Retail and Storage EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 918 S Horton Street, Suite 1000 cc PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Seattle, WA ZIP: 98134 (if applicable) N/A EXISTING ZONING: TELEPHONE NUMBER: 425-213-4000 CA CONTACT PERSON PROPOSED ZONING (if applicable): N/A SITE AREA (in square feet): NAME: Raymond Garno ±79,894 Stricker Cato Murphy SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Architects, P.S. DEDICATED: N/A SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 311 1st Avenue S, Suite 300 N/A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Seattle, WA ZIP: 98104 ACRE (if applicable) N/A TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) (206) 324 4800 X 110 raymondg@scm-arch.com NUMBER OF NEW DWELLING UNITS (if applicable): S:\Pubhc\Trav1s Ameche\PATRICK PROJECTS\/\nalys1s\Rcnton Highland Property\A.rchitcctural (SCM)\Submittal Package\Land Use Permit Master Apphcat1on.doc-I - Pl,_JECT INFORMATION (conti .. ..1ed) ~-~-----~-----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: . NIA SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE 1.NCLUDE SQUARE FOOTAGE (if applicable): . , SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A D AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): 32,015 SF D FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A D GEOLOGIC HAZARD sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D HABITAT CONSERVATION sq. ft. applicable): N/A D SHORELINE STREAMS & LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 4 D WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION __ , TOWNSHIP __ , RANGE __ , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP 'fZO@E'(l.T A, M!N~CE]c. I, (Print Name/s) Pft M£t-l-J'/ CV, MIAft<, LE(?-_ , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) ~he current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signature of Owner/Representative Date Date STATE OF WASHINGTON) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that __:,:::i,,,;;;""-"-LL---"""-"'-"-"'-"-:'-"',..,J'-""-Yt:'.'. m<-Lle. W 1M ; ·' 1-.1 U'" signed this instrument and acknowledge it to be his/her e· uses and purpose mentioned in the instrument. Dated ~ I PETER VANBELLINGHEN Notary Public, State of Washington --;) / / 1 / . My Commission Expires No ary (Print): ·11' 1~c LIO b';lC.-L l.',..,JV'<A December 14, 2017 My appointment expires: _)wZ....,_l~,y"-4,/~zo=,~:r~------------ S:\Public\Travis Ameche\PATRICK PROJECTS\A.nalysis\Renton Highland Property\Archi.tcctural (SCM)\Submittal Package\Land Use Permit Master Application.doc-2 - CHICAOO TITLE INSURANCE COMPANY A.L.T A. COMMITMENT SCHEDULEA (Continued) Order No.: 1215738 Your No.: MI"m::LBR/KR. vANO.Am RBNTON LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) PARCEL A, THE EAST 230 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 42 FEET THEREOF CONVEYED TO KING COUNTY FOR S.E. 128TH STREET BY DEED RECORDED UNDER RECORDING NUMBER 5849731. PARCEL 8: THE EAST 330 FEET OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 230 FEET THEREOF; AND EXCEPT THE NORTH 190 FEET THEREOF. CL1'ACMA6(RDA/0999 PRE-APPLICATION MEETING FOR RENTON HIGHLAND SELF-STORAGE PRE 14-000641 CITY OF RENTON Department of Community & Economic Development Planning Division June 12, 2014 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Rohini Nair, 425-430-7298 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT MEMORANDUM DATE: June 12, 2014 TO: Clark Close, Associate Planner FROM: Corey Thomas, Plan Review/Inspector SUBJECT: (Renton Highland Self-Storage) PRE14-000641 1. The preliminary fire flow is 5,000 gpm. A minimum of five fire hydrants are required. One within 150-feet and four within 300-feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300-feet also. One hydrant is required within SO-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. A looped water main is required around the building. 2. Fire impact fees are applicable at the rate of $0.54 per square foot of commercial retail space and $0.08 per square foot of storage space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on the buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Site plan as shown does not meet these requirements. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. Storm retention vaults located in the fire access roadways shall be designed for the required loading. An approved turnaround is required on the west side of the building. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: June 10, 2013 TO: FROM: Clark Close, Current Planning section Rohini Nair, Plan Review section SUBJECT: Renton Highlands Self Storage preapp Parcel number 1523059002 and parcel number 1523059178 PRE 14-000641 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. Water 1. The proposed development is within the City of Renton's water service area and in the Highlands 565 hydraulic pressure-zone. There is an existing 12-inch water main (refer to City water project plan no. W-2859) along the south side of NE 4th St that ends about 100 feet west of the west property line of the subject development. The maximum available capacity from this dead-end 12-inch main is 2.800 gallons per minute (gpml. The static water pressure is about 70 psi at ground elevation 398 feet. 2. Based on the project information submitted by the applicant the for pre-application meeting, the City's Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development, including the use of an automatic fire sprinkler system, is 5.000 gpm which is greater than that the available maximum fire flow capacity of 2,800 gpm from the above 12-inch water main in NE 4•h Street. 3. The Water Utility has performed a hydraulic fire flow analysis using the computer model of the City's water system to determine the maximum available fireflow based on the extension of the existing water system and determined that the system can provide a maximum flowrate of 4,000 gpm subject to the installation of off-site and on-site water main extension as described below. As such, the applicant shall revise the building plans and shall consider alternative construction methods to reduce the fire flow demand to a maximum of 4.000 gpm. 4. Based on the results of the analysis, the following on-site and off-site water main extensions will be required in order to provide 4,000 gpm of fire flow capacity. A conceptual schematic layout of the proposed water main extensions is attached. The final location of the water main extensions will be determined as part of the design of the improvements. Renton Highlands Self Storage Pr Page 2 of 4 June 10, 2014 -PRE 14-000641 a. Extension of about 330 feet of 12-inch water main along the south side of NE 4th Street across the full frontage of the subject development and connecting to the existing 12-inch main (see water project plan no. W-2859) that ends about 100 feet west of the west property line of the subject development. Due to the presence of several existing utilities in the existing right-of-way of NE 4th St, the new water main may need to be installed within a 15-foot wide easement along the south side of the right-of-way. The applicant shall obtain all required easements. b. Installation of an on-site water main, minimum 10-inch in diameter, connecting to the above new 12-inch water main along NE 4th St and extending south along the driveway and access road and along the east side of the building and connecting to the an existing 10-inch water main located in an easement within the property adjacent to the south. The applicant shall obtain the necessary easement from the adjacent property owner for the connection to the existing 10-inch water main. The new water main shall be installed within a 15-foot wide utility easement within the site. c. Installation of fire hydrants as required by the Renton Fire Department based on the final fire flow demand. d. Installation of a backflow prevention assembly (DDCVA) in vault for the fire sprinkler system, if required by Renton Fire Prevention Dept. The DDCVA shall be located outside of the building. Proposed location of DDCVA inside the building must be submitted to the City for approval and shall meet the conditions of the City standard plan no. 360.5. e. Installation of a domestic water meter with a reduced backflow prevention assembly (RPBA). f. Installation of a separate landscape irrigation meter and double check valve assembly, if required. 5. The development is subject to applicable water system development charges and water meter installation fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. The current SDC fee for a 1-inch water meter is $2,809.00 and the current water meter installation fee is $3,310.00 for a 1-inch meter. 6. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. Sanitary Sewer 1. Sewer service is provided by the City of Renton. Side sewer from the existing sewer main on NE 4th street, with manhole inside drop will be required. Trench restoration for concrete panel roadway will be required. 2. System development fee for sewer is based on the size of the new domestic water meter. 3. Special Assessment District (East Renton Interceptor) fee is applicable on the site, and the rate will be based on the size of the new domestic water meter. 4. The Centex latecomer fee of $21,672.25 is applicable on the parcel number 1523059002. 5. A grease interceptor is required. Renton Highlands Self Storage Pre _ -PRE 14·000641 Page 3 014 June 10, 2014 1. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City's flow control map, this site falls within the Flow Control Duration Standard (Forested Conditions). Refer to Figure 1.1.2.A-Flow chart for determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. Stormwater BM P's applicable on the site must be used. 2. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. The geotech report should include information whether the site is suitable for infiltration. 3. Surface water system development fee is $0.491 per square foot of new impervious surface area, but not less than $1,228.00. 4. The City does not accept private storm facilities that are required for commercial projects. Transportation 1. Payment of transportation impact fee is applicable on the construction of the mixed use building at the time of issuance of the building permit. Please see the Impact Mitigation fee sheet that gives the 2014 rates for transportation impact fees. The transportation impact fee rate that is current at the time of building permit application will be applicable. 2. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00-9:00) or PM (3:00 -6:00) peak periods. Traffic study guidelines are included with the pre-application packet. 3. The City has a conceptual corridor plan for the NE 4th Street corridor. The corridor plan includes a ROW width of 87' for this segment of NE 4th. The assessor map shows an existing ROW width of 92 feet, which meets the ROW width requirement. The plan for the project frontage on NE 4th Street includes a 33' wide paved width from the centerline of the paved surface to the curb. This width includes 2 -11' wide thru-travel lanes, half width (6') of center turn lane/landscaped median, 5' wide bike lane, and 0.5' wide curb. A 5' wide landscaped planter, 5' wide sidewalk, and applicable storm improvements are also required. The frontage improvements are required to be provided by the developer. 4. The site gains access to the public roadway system from NE 4th Street. The driveway must meet the requirements of the City driveway code 4-4-080 regarding driveway width and location (minimum of 5 feet away from property line). The access width must also meet with Fire department approval. The City's corridor plan for the NE 4th Street includes c-curbing in the center turn lane in front of the site, which will impose future left turn restrictions on the site. 5. Street lighting on the NE 4th Street frontage is required to be provided by commercial projects with more than 5,000 square feet area. Renton Highlands Self Storage Pr Page4 of4 June 10, 2014 General Comments -PRE 14-000641 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM June 12, 2014 Pre-Application File No. 14-000641 Clark H. Close, Associate Planner Renton Highlands Self-Storage Roughly Located at 4815 NE 4th Street, Renton, WA General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is roughly located at 4815 NE 4th Street and consists of two parcels (APN 1S2305-9002 and APN 152305-9178) totaling 73,181 square feet (1.68 acres). The site is located on the south side of NE 4th Street between Duvall Avenue NE and Field Place NE. The parcels have a Commercial Corridor (CC) land use designation and a Commercial Arterial (CA) zoning classification. The applicant is proposing a mixed-use 3-story building with a gross floor area of ±83,478 square feet. Aside from self-storage units, the ground floor will contain rentable retail spaces along the street frontage, a main lobby/office/service core and two truck loading bays. The upper two stories will be all self-storage units. Access to the site is proposed via two curb cuts along NE 4lh Street. The one furthest west measures 24 feet wide and serves as a two-way drive aisle for business parking and truck loading and unloading. A second 20-foot wide fire lane will be located on the east side of the building with similar access and egress restrictions. The proposal also includes approximately 14,000 CF of stormwater detention in underground vaults that will occupy most of Parcel B at the southwest portion of the site. The vaults will be augmented by a 1800 CF detention pipe that will run under the west drive aisle. The applicant is proposing a total of 34 parking spaces. COR Maps indicate that there is a Category 3 wetland on the south end of the property and a Class 4 stream through the east part of the larger lot. H:\CED\Planning\Current Planning\PREAPPS\14-000641 Renton Highland Self-Stor _0 • Page 2 of 7 June 12, 2014 Current Use: Currently the site is vacant. Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning designation. Self-storage in the CA zone requires Hearing Examiner Conditional Use Permit opproval, and must be a part of a mixed use development per RMC 4-2-0BOA.22. The City's zoning use table has been provided to the applicant to verify which specific uses are permitted on site. The property is also located within Urban Design District 'D', and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Density -No dwelling units are proposed for the site. Minimum Lot Size. Width and Depth -There are no minimum requirements for either lot width or depth, within the CA zone. However, the minimum lot size in the CA zone is 5,000 square feet. The combined lot areas total 73,181 square feet and are therefore compliant. Lot Coverage -The CA zone allows a maximum building coverage of 65 percent or 75 percent if the proposal includes structured parking. The combined building footprint was identified as 25,428 square feet or 34.7% (25,428/73,181 = 34.7%), which would meet the maximum building coverage requirements of the zone. The applicant would be required, at the time of formol land use application, to verify lot coverage. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 15 foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback is 15 feet. The property to the east is zoned R-10 and would therefore require a 15-foot setback for the side property line. The applicant would be required to complete a lot combination application as part of the project, should the building footprint continue to cross both property boundaries, as shown in the site plan. The applicant is proposing setbacks farther than the code-prescribed for front, side and rear yard distances (except for the shared property boundary), and will further observe a minimum setback of 10 feet from the edge of the wetland buffer zone in order to minimize impact on critical areas during construction. Fol/awing a future lat combination, the proposal appears to comply with the setback requirements of the zone. Gross Floor Area -There is no minimum requirements for gross floor area within the CA zone. Building Height -The maximum building height that would be allowed in the CA zone is 50 feet. The applicant is proposing a 3-story building that would comply with the 50-faot height limit of the zone. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details far screening. H :\CE D\P la n ning\Current Planni ng\PREAPPS\14-000641 Renton Highland Self-Stor _ Page 3 o/7 June 12, 2014 Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards." For commercial retail developments, a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. For other nonresidential developments, a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. The site plan displays a 306 square foot recycling collection point in the southwest corner of the two parcels. Based on the current areas af 4,240 square feet of retail commercial and 80,238 square feet for noncommercial, the development would be required to provide 410.9 square feet of recyclable deposit areas and 821.8 square feet af refuse deposit area (sum total 1,232.7 square feet}. The proposal would be required ta demonstrate compliance with the refuse and recycling standards of the code at the time of Site Plan Review. You can request a modification to the Refuse and Recycling standards per RMC 4-4-090F. Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, ar dispersed throughout the site, in easily accessible areas for both users and hauling trucks per EMC 4-4-090E.l. The current location of the refuse and recyclables deposit area, at the back corner of the lot, limits the retail's ability to access the proposed collection point and the enclosure may not be able to be accessed by a garbage collection truck. A mare centralized location or multiple collection sites may be required. Landscaping -All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). For example, all parking lots, with more than 14 stall, are required to provide 15 sf of interior parking lat landscaping per parking space or all parking lots shall have perimeter landscaping. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12 shall be submitted at the time of application for Site Plan Review. Tree Preservation -A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 5 percent (5 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one per RMC 4-4-130H.l.c. Fences -If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking -The following ratios would be applicable to the site: H:\CED\Planning\Current Planning\PREAPPS\14-000641 Renton Highland Self-Stor _ Page 4 of 7 June 12, 2014 Use Square Footage Q[ Use or !1. Units Retail 3,240 Self-80,238 Storage Ratio Required Spaces Min: 2.5 space/ 1,000 SF Min:8.1 Max: 5 spaces/ 1,000 SF Max: 16.2 Min/Max: 1 space/ 3,500 SF Min/Max: 22.9 Max: 3 moving van/truck Max: 3 moving van/truck spaces spaces The applicant is proposing a total of 34 parking stalls and 2 moving van/truck spaces. The submittal materials da not include net square footage information for the proposed commercial areas; therefore, the number of required parking stalls could not be calculated. The applicant would be required ta demonstrate compliance with the parking requirements based on the net square footage of the commercial uses, in addition to the required spaces for residential units, at the time of formal application. However, it does appear the applicant would be able to meet the parking requirements of the code. If future practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. It should be noted that the site plan design has very few parking stall located near the retail space along NE 4th Street. Sufficient off-street parking walking distances to the retail space will be considered as part of the site plan review. The appropriate amount of ADA accessible stalls is based on the total number of parking spaces that will be required at the time of building permit application. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. It appears that there is adequate space to accommodate the minimum number and area of required accessible spaces and associated ramps. Bicycle parking shall be provided at a rate of 10 percent of the number or required off-street parking spaces. Bicycle parking shall meet the requirements of RMC 4-4-0BOF.11. Access -Driveway widths are limited by the driveway standards, in RMC 4-4-0801. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, with the measurement being made parallel to the centerline of the street roadway. There shall not be more than two (2) driveways for each 300 feet of street frontage for single ownership. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street per RMC 4-2-120A. Pedestrian Access -A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. H:\CED\Planning\Current Planning\PREAPPS\14-000641 Renton Highland Self-Star _ Page 5 of 7 June 12, 2014 Building Design Standards -Compliance with Urban Design Regulations, District 'D', is required. See the attached checklist and RMC 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the fa~ade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building fa~ades shall include modulation or articulation at intervals of no more than forty feet (40'). • Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • On any fa~ade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (SO%) of the portion of the ground floor fa~ade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). • Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.1.5.f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas -The project has a Category 3 wetland on the south end of the property and a Class 4 stream through the east part of the larger lot. A Class 4 stream requires a 35-foot stream buffer measure from the bank (ordinary high water mark) and a category 3 wetland requires a 25 foot buffer. A stream and wetland report delineating and classifying the wetland and stream on site is required to be submitted with the formal land use application. In addition, if there are proposed impacts to the stream and/or wetland, a mitigation plan should also be submitted and a supplemental stream study. City staff may require secondary review of the stream and wetland report, at the expense of the applicant. Environmental Review -An Environmental {SEPA} Review is required due to the scope of the project. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements The proposal would require SEPA Environmental Review, Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit and potentially a modification to refuse and recycling H:\CED\Planning\Current Planning\PREAPPS\14-000641 Renton Highland Self-Storc 0 _ Page 6 of7 June 12, 2014 standards, along with all associated building and construction permits. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan Review is to ensure quality development consistent with City goals and policies general review criteria includes the following: Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: • Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. • On-Site Impacts. Mitigation of impacts to the site. • Appropriate Location. Not to result in overconcentration of a particular use. • Access and Circulation. Safe and efficient access and circulation for all users. • Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. • Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. • Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. • Signage. Use of signs primarily for the purpose of identification and management of sign elements -such as the number, size, brightness, lighting intensity, and location -to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and • Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Hearing Examiner Site Plan Review application fee is $2,000 the application fee for SEPA review is $1,000, and the application for a Hearing Examiner Conditional Use permit is 2,000. There is an additional 3% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and any sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: H:\CED\Planning\Current Planning\PREAPPS\14-000641 Renton Highland Self-Stor _ Page 7 of 7 June 12, 2014 • A Fire Mitigation fee currently assessed at $0.54 per square foot of retail space and $0.08 per square foot of self-storage space. • A Transportation Mitigation Fee would be assessed per square foot based on the type of use defined in the ITE Manual as determined by staff. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. All building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two years of the date of Conditional Use Permit approval. A single two year extension may be granted for good cause by the Administrator. H:\CED\Planning\Current Planning\PREAPPS\14-000641 68 0 34 68 WGS _ 1984 _ Web _Mercator _Auxiliary_ Sphere City of Renton COR Maps Feet Information Technology -GIS RentonMapSupport@Rentonwa .gov 06/11 /2014 This map is a user generated static output from an Internet mapping site and is for refe rence only . Data layers that appear on this map may or may no t be accurate, current. or otherwise reliable. T HIS MAP IS NOT TO BE USED FOR NAVIGAT ION Legend Addresses Parcels Zo ning • RC Resource Conservat ion R-1 Residentia l 1 d u/a<: R-4 Residential 4 d u/a<: R-8 Residential 8 du/a<: RMH Residential Manufactured Homes R-1 0 Residentlal 10 du/ac • R-14 Residential 14 d u/ac RM-F Residential Multi-Family RM-T Resid ential Multi-Family Trad~ion RM-U Residential Multi-Family U ' C _ CV Center Village • CO Cente r Downtown UC-N 1 Urban Center -No rth 1 UC-N2 Urban Center -No rth 2 • COR Commercial Office/Residentia l CA Commercial Arterial CO Commercial Office • CN Comme rcial Natghbomood IL Industrial -Light ,. IM Industrial -Medium • IH Industrial -Heavy Overlay Districts A uto Mall A Auto Ma ll B 0 Employment Area V alley a C~ Cen1er Sign Regulation Area 1ZJ Urban Design District A ts:J Urban Design District B 0 Urban Design District C Notes Renton Highland Self-Storage PRE14-000641 0 Finance & IT Division T ' .. ,. ,, ,,, C ' ('~ "' (Ii' c: JI vs '" ., ..p "' ,, ~ ;=;. (1, £- 0 :.c:: ~ "-' ' ,, ~ 7, " ~ "' '" _J_ 'Vi I-I <n' ,I :r' 1-I "'' "'I ~ ·I W, <Iii --, a· '' 0' '" : ~: N 0:, ' L0 , !?~. I Ii l l',i.-":I 0 8I-l-4H?~ !-,.-, (',) +J 0 , ' ' L " r, (. f,E, ~ ,e, ,; '-' r-,.._ ~ ;~ 6 ,, ·")_. ;--:; :. S?"8'82'f ("I +C 0 ' l PLANNING DIVISION WAIVEh. .JF SUBMITTAL REQUIR-. .IENTS FOR LAND USE APPLICATIONS LAND USE .PERIIIIIT SUBMITTAL REQUIREMENTS: Calculations 1 Colored Maps for Display 4 . Construction Mitigation Description 2 AND 4 Deecl ofHight,ot-W11xbedication Density Worksheet 4 cc. . . WAIVED BY: . MODIFIED BY: COMMENTS: . . . Drainage Control Plan 2 ·. . ·._.. . ' . . . Drainage Report 2 Elev,itions, Archiiectural JAND• . . : . · . . . . Environmental Checklist 4 Existing (;ovenants(Recorded Cripy) •. •· · ...• . .. . . . . Existing Easements (Recorded Copy) 4 . Flood Hazard Data 4 . ' Floor Plans ·,ANo 4 GeC>technical Repor!2AN0 J .. ' · Grading Plan, Conceptual 2 Grading Plan, Detailed, .. Habitat Data Report 4 . . ~ Improvement Deferral 2 . .. Irrigation Plan 4 . Kin£! County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual. Landscape Plan, Detailed 4 Legal Description 4 Map of Existing Site Conditions 4 . Master Application Form 4 Monument Cards (one per monument) 1 . Neighborhood Detail Map 4 Parking, Lot Coverage & Landscaping Analysis 4 . Plan Reductions (PMTs) 4 Post Office Approval 2 This requirement may be waived by': 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning DATE: _ ___slc:..2-_,_i .:.::IS-_,/--'-1..,_'f _~----- H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\waiverofsubmittatreqs 06/09 -- . PLANNING DIVISION • WAIVE., .)F SUBMITTAL REQUIRl:!MENTS FOR LAND USE APPLICATIONS LAND us" PERMIT SUBMITTAL WAIVED MODIFIED COMME:NTS: REQUIREMENTS: BY: BY: Plat Name Reservation 4 Preapplication Meeting Summary 4 Public Works Approval Letter 2 . Rehabilitation Plan 4 . · ... • . Screening Detail 4 Shore.line Tracking Worksheet 4 . • .. .·,, .· .. Site Plan ,AND• Stream or Lake Study, Siandard • .. . · .. . J • .• . . . · .... Stream. or Lake Study, Supplemental 4 - Stream .or Lake Mitigation Plan 4 . .• . . . '·:, . . Street Profiles 2 .. Title Report or Plat Certificate • .. · .. . · . . . · . Topography Map, . f raffle Study 2 . . . Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis, .... .. · · .. · . . -_ ' . Utilities Plan, Generalized 2 Wetlapds Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND J Photosimulations 2 AND J This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building DATE: ___ .,_,12-:.../..:.crc;c:..,-/.-'-J !.,,_)' _____ _ ' 4. Planning · H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\waiyerofsubmittalreqs 06109 > STRICKER CATO MURPHY • ARCHITECTS, P.S. • I 311 First Avenue South, Suite 300 Seattle,Washington 98104 Tel: (206)324-4800 Fax:(206)322-2875 Website: www.scm·arch.com City of Renton Planning Division 1055 S Grady Way Renton, WA 98057 December 19, 2014 Re: Project Address: Projett Narrative for Storage One on 4th Expansion 4815 NE 4th Street, Renton, WA On behalf of our client, Renton Mini, LLC, we are submitting a combined Conditional Use Permit/Site Plan Review/Environmental Review application for the proposed Storage One on 4th Expansion located at 4815 NE 4th Street, Renton, WA. PROJECT LOCATION/EXISTING CONDITIONS The project site consists of two parcels of land (APN 1523059002 or Parcel A and APN 1523059178 or Parcel B) totaling± 1.83 acres in area located on the south side of NE 4th Street just west of Field Pl. NE, within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. With an adjacent zoning R-IO to the East, R-8 to the South, and CA to the West of the property. A wetland assessment report dated September 4, 2014 states in its executive summary that the subject property "(has) had.fill imported to create a nearly level property ... The north portion of the property has been paved, while the remainder is undeveloped." The report identifies a Category 3 wetland atop fill material straddling Parcels A and B, but suggests that this wetland is exempt from City regulations on critical areas. "The USFWS NWJ map identifies no wetlands present on the subject property. However, King County iMAP and City of Renton GIS shows a category JI offsite wetland outside the northern property boundary abutting the NE 4th Street which drains, via a culvert, into a ditch that parallels the east side of the property. Water drains from this ditch into another category JI onsite wetland in the southern portion of the property." This ditch is identified as a Class 4 stream which requires a 35-foot buffer. Two separate memoranda issued after pre-application submittals made in 2012 and 20 I 3 describe the property as "currently vacant..formerly occupied by an auto rebuild use with confirmed and suspected contaminates ... (and having) since gone through independent remedial actions. " Per the memoranda, the State of Washington Department of Ecology has issued a 'No Further Action' determination for the site. NRCS shows soils on-site as Alderwood Gravelly Sandy Loam and Everett Gravelly Sandy Loam. The on-site soils do not percolate well enough for on site infiltration. PROPOSED DEVELOPMENT Storage One on 4th Expansion involves the construction of a 3-story, 66,767 gross square foot Type 11-B building with 2,123 square feet of net rentable retail space and 44,063 square feet of net rentable self-storage space . . \,Jd,e~~ 111 I ·\,,· ,,,t1th ~u1t,· 1\1(1 ~,·a11lr. \\a,h,u~I"" •;,It·~ f,·l 12l•Ol~;~ ~~!'il ~J' ;2t•~)1~~ :,~~ """'""',,,ch '"m GENERAL PROJECT INFORMATION Lot Area: Parcel A Parcel B Total = ±65,991 SFor±l.51 acres ± 13,903 SF or ±0.31 acres ±79,894 SF or±l.82 acres Proposed Lot Coverage: Total Building Footprint % of Coverage = = 22,098 SF 22,098 SF/79,894 SF = 27 .66 % of Lot Area <65% Maximum Allowed Lot Coverage Proposed Building Floor Area: Level I 22,098 SF Level 2 = 22,331 SF Level 3 22,338 SF Total 66,767 SF Proposed Building Height: 3 Stories, 38' -4·• < 50 feet maximum per RMC 4-2-l 20A and RMC 4-3-020 Preliminary Parking Count (per RMC 4-4-080): Retail: 2.5/1,000 SF x 2,123 SF Self Storage: 1 /3,500 SF x 64,644 SF Total Parking Demand Total Parking Provided ACCESS = 5.30 spaces I 8 .4 7 spaces 23. 77 spaces 25 spaces, including 2 ADA spaces Associated parking will be provided on grade along a two-way drive aisle west of the building. The drive aisle will also provide access to the truck loading bay. In compliance with the City of Renton Comprehensive Plan, only right-in/right-out access between NE 4th Street and the drive aisle will be allowed. A 20-foot wide fire lane will flank the east side of the building, with the same restrictions on access to and from NE 4th Street as the western drive aisle. The building will be set back farther than the code-prescribed front, side and rear yard distances, and in addition will observe a minimum setback of 5 feet from the Class 4 stream buffer to the east in order to minimize impacts on critical areas during construction. The proposal also includes a 18,200 CF stonnwater detention pond on Parcel B at the southwest portion of the site. PROPOSED OFF-SITE IMPROVEMENTS I 0-foot wide landscaped areas, a 5-foot wide sidewalk and required stonn improvements will be provided along NE 4th Street. No portion of the site is required to be dedicated to the City. An extension of about 330 feet of the 12-inch water main will be installed along the south side of NE 4th Street across the full frontage of the proposed development, connecting to the existing 12-inch main that ends about 100 feet west of the site's western boundary. An on-site water main, minimum 10 inches in diameter, connecting to the above new 12-inch water main along NE 4th Street, will also be installed. Based on the final fire flow demand, required fire hydrants will be installed per Renton Fire Department standards. -\,!.I,, \ \ , '-, . · I, ' "1 I. 'I' 1' '-c· ,I I I I< \\ ,L 111 J, c I, I I.,, 1' ,,n, ,,,i, CONSTRUCTION COST AND ESTIMATED FAIR MARKET VALUE The cost of construction is placed at $5,000,000, and the estimated fair market value of the project after all improvements are completed is $6,000,000. SITE GRADING, LANDSCAPE AND MISCELLANEOUS The estimated quantity of cut/fill is 2,500 cubic yards or 4,000 tons, while an export of 1,500 cubic yards or 2,400 tons will be removed from the site and disposed of properly. NRCS shows soils on-site as Alderwood Gravelly Sandy Loam and Everett Gravelly Sandy Loam. There are 15 existing cottonwood trees, ranging from 6" to 1 O" caliper, that will be removed from the site. Information regarding proposed job shacks or job trailers is dependent on the General Contractor to be selected to execute construction. We hope that the foregoing is in compliance with all requirements, guidelines and development standards prescribed by land use and zoning ordinances, codes and regulations adopted and enforced by the City of Renton, and that our combined Conditional Use Permit/Site Plan Review/Environmental Review application meets with the City's approval. Respectfully, / ' /."'· (._.. ,-· ' Raymond Garno for Stricker Cato Murphy Architects PS (206) 324-4800 \ ,: j,, , , ; I I I \ , ',,,"I I, ', ,, 1 1, ,. ~, .1, J I c \\ ,1 , I, I I • [ ,, ,, · ' i ,, '" .,, • I rt ;y.~-·cJ. NOllTNWl!.T ITUL 8YaTINI, L,LC. 7 j Storage One on 41 h -Phase II City Planner 1055 South Grady Way Renton, WA 98055 TO WHOM IT MAY CONCERN This letter is to address #10 from the Site Plan review documents stating the following: Construction Mitigation Description: • Proposed Construction Dates (Begin and End Dates) We are proposing the start date to be at the issuance of the building and civil permits. Estimated start date to be August 2015 and the end date to be roughly 9 months later with the occupancy April 2016. • Hours of Operation We will be working with in the city directed construction times and hours that have been set forth by the City of Renton municipal code. • Proposed Hauling/Transportation Routes The details have not been finalized and will be prior to the issuance of building permits • Measures Implemented to minimize dust, traffic and transportation impacts, erosion, mud noise and other noxious characteristics. Water trucks will be used to minimize dust during construction. All traffic and transportation will be coordinated to meet City of Renton code. • Any special hours proposed for construction or hauling (i.e. weekend, late nights) Since the property abuts housing we will work within the allowed hours of construction per City of Renton codes. • Preliminary Traffic Control Plan Any plan determined will meet City of Renton Public Works requirements. Sincerely, NW Steel Systems / \ .-' hi~,~~ NW Steel Systems 12214 SE 18 1h Place• Bellevue, WA 98005 • 425-957-1411 ., STRICKER CATO MURPHY • ARCHITECTS, P.S. • I 311 First Avenue South, Suite 300 Seattle,Washington 98104 Tel: (206)324-4800 Fax:(206)322-2875 Website: www.scm.arch.com City of Renton Planning Division 1055 S Grady Way Renton, WA 98057 December 19, 2014 Re: Request for Refuse and Recyclables Modification for Storage One on 4th Expansion Project Address: 4815 NE 4th Street, Renton, WA 98059 Storage One on 4th Expansion involves the construction of a 3-story, 66,767 gross square foot Type 11-B building with 2,123 square feet of net rentable retail space and 44,063 square feet of net rentable storage space. The project site is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. Based on Renton Municipal Code 4-4-090, the project's retail and storage uses will require a minimum of 613.64 square feet for the refuse and recycling deposit and collection area per the calculation below: Recycling Requirement: For Retail: 5/1,000 GSF x 2,123 GSF For Storage: 3/1,000 GSF x 64,644 GSF = Refuse Requirement: For Retail: I0/1,000 GSF x 2,123 GSF = For Storage: 6/1.000 GSF x 64,644 GSF = I0.62 SF 193.93 SF 21.23 SF 387.86 SF 613.64 SF However, the developer is proposing to provide a smaller enclosure of approximately 100 SF, containing standard roll out garbage bins in lieu of the 613 SF deposit and collection area for the following reasons: I. As a matter of policy and as a condition of lease, the management of the storage facility will require customers/tenants to haul away any refuse and recycling materials from their unit and dispose of the same off- site; and, 2. The amount of garbage accruing from the lobby/office and the retail spaces will not be significant given the size of these spaces and the nature and scale of the daily administrative and retail activities involved. The proposed enclosure will have a concrete pad and code-compliant enclosure materials and openings. It will be located in a recess on the east side of the building along the fire lane for easy access by service trucks. We believe that our proposed modification is an acceptable alternative to the 613 SF refuse and recycling deposit and collection area required by code, is not in conflict with the policies and objectives of the Land Use and Community Design Elements of the Comprehensive Plan, meets the objectives of safety, function, appearance and maintainability intended by Code requirements, will not have adverse impacts on neighboring properties, and •\dd1<:~, _111 l ·\>c S,•u1h. Su,lc 'lit, s~.illlc. \\;,.,h1n~l,•!l '1~111-I lei 1:0~11;-'·"'~(I[) t~, t~l 1 6)1:'~-:'~"5 """ ,,m-ar,·h ~,,m -..ri'" ' • conforms to the intent and purpose of the Code. We are confident that the reasons set forth above provide sufficient justification for the modification we seek, and hope that the City would grant approval to this request. Respectfully, / . --, Raymond Garno for Stricker Cato Murphy Architects PS (206) 324-4800 \.I.I 1 ,. , , ' I I , , 1 I!, ~ ",I, ; c " ~ l ., I: IL \\ ,1, i , 1, c I ,. •' I , I I < I I : ,. f '.' l I' I•,. I ,1 , , ' ' STRICKER CATO MURPHY • ARCHITECTS, P.S. • I 311 First Avenue South, Suite 300 Seattle,Washington 98104 Tel: (206)324-4800 Fax:(206)322-2875 Website: www.scm-arch.com City of Renton Planning Division 1055 S Grady Way Renton, WA 98057 December 19, 2014 Re: Project Address: Conditional Use Permit Justification for Storage One on 4th Expansion 4815 NE 4th Street, Renton, WA 98059 Storage One on 4th Expansion involves the construction of a 3-story, 66,767 gross square foot Type 11-B building with 2,123 square feet of net rentable retail space and 44,063 square feet of net rentable storage space. The project site is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. Self-storage in the CA zone requires Hearing Examiner Conditional Use Permit approval, and must be a part of a mixed-use development per RMC 4-2-0SOA.22. On behalf of our client, Renton Mini, LLC, we hereby present the following reasons in favor of conditional use approval: Consistency with Plans and Regulations The project shall support the objectives of the following policies in Renton's Comprehensive Plan: CD-21. Circulation within the project site will be pedestrian-oriented, with vehicular traffic separated from pedestrian traffic by dedicated walkways. CD-30. The project will have its main access from a principal arterial, which is also a consolidated access point from the existing street -NE 4th Street. The proposed north-south western drive aisle will provide internal vehicular circulation. CD-31. The project will have pedestrian pathways with well defined edges, entry points and boundaries. CD-33. The building will have a pedestrian-oriented design and retail function at the NE 4th Street frontage. CD-35. The project will have only two curb cuts -one for the common drive aisle and another for the required fire lane; will host a combination of retail and storage uses; will be interconnected with adjacent parcels; will have service and parking areas screened from front views; will have centralized signage; and will use landscaping to soften visual impacts. CD-36, The building will have prominent architectural and distinctive focal features, particularly at the NE 4"' Street frontage. CD-39. The overall architecture and landscaping will reflect a unity of design and create a distinct sense of place. CD-40. The project will use design regulations to guide site and building design, landscape treatments, and parking and circulation. CD-S3. The project will be limited to 3 stories to achieve a gradual transition from the scale of neighboring residences. CD-S4. The project design will consider potential adverse impacts on adjacent residential neighborhoods in terms of lighting, landscaping and setbacks. CD-55. Landscape buffers, additional setbacks and reduced heights will be used to reduce visual, noise and light impacts on adjacent residential neighborhoods. CD-68. Building height, materials, color, texture and orientation will be used to minimize or mitigate potential adverse impacts of glare and shadows on adjacent residential neighborhoods. CD-75 and 78. The project will use a variety of architectural design, detailing and treatments to create a quality urban environment. CD-125. The project will use lighting to complement the architecture of the building. In addition, the project will comply with all requirements, guidelines and development standards prescribed by land use and zoning ordinances, codes and regulations adopted and enforced by the City of Renton, including the Urban Design District 'D' Checklist. Appropriate Location As a proposed mixed-use retail/storage infill development in an existing commercial corridor along a principal arterial road, Storage One on 4th Expansion will help offset urban sprawl and help direct future growth to the Renton Highlands area in conformity with the Vision of the Comprehensive Plan. There is no existing overconcentration of storage uses in the area, and the project will have no potential detrimental impacts on adjacent developments or surrounding neighborhoods. Effect on Adjacent Properties There are no foreseen adverse effects of the development on adjacent properties. Instead, the project is expected to provide a vital service to the existing resident population in the immediate area, help increase commercial activity along NE 4th Street, and support the local economy. Compatibility The massing of the building will be so scaled as to provide a gradual transition from the existing low profile commercial corridor to the neighboring residential area. To complement and enhance the existing streetscape, the building fa~ade will be designed to create a distinctive and pedestrian-scaled street frontage that will serve as a visual continuation of the neighboring commercial storefronts. The architectural details, exterior treatments and finishes of the building will be designed to enhance the general character of the surrounding context. Parking The project will provide more parking than is required by RMC 4-4-080. There will be a total of25 parking spaces provided, which is two more than the calculated demand based on use/occupancy. Traffic The project shall comply with Objective CD-0, Policy CD-95 and CD-96, and the architecture and landscaping shall contribute to the creation of a safe, convenient and pleasant pedestrian environment. Apart from the required fire lane at the east end of the property, there will be only one vehicular access point along NE 4th Street, thereby minimizing conflict points between pedestrians and vehicles. Streetscape amenities, such as lighting and landscaping, will be provided. In compliance with CD-126, site lighting will be located and designed so as to enhance nighttime security and deter crime. Noise, Light and Glare As required by Policy CD-68, the building mass and height, general orientation, exterior materials and finish colors will be determined and applied with the view to mitigating potential adverse impacts of glare and shadows on neighboring structures. The retail storefronts will be located towards the arterial street, under cantilevered upper floors and a metal portico. The use of highly reflective finish materials and extremely bright colors on the building exterior will be avoided. As required by Policy CD-123, all exterior lighting will be focused and directed away from the adjacent properties to prevent spillover or glare. \ .I j 1 , • \ , ,. ', , J. '-. L, 1 I L : L <I '-., , ' I ; , \\ , I, I II c I •• ,i "' I •' I I c , • -j j ,, ' I.,, ' -,, 1 '. ,,,I ., Lil ( Landscape Sidewalk landscaping will be provided to enhance the streetscape along NE 4th Street in compliance with Policies CD-76 and CD-96. In addition, parking landscaping will be provided in compliance with RMC 4-4-070F.6. We believe that the foregoing amply demonstrate our intent to support the spirit and objectives ofRenton's Comprehensive Plan and all other applicable ordinances, codes and regulations, and provide sufficient justification for the conditional use approval we are seeking. We hope that the City of Renton will decide favorably and approve this application. Respectfully, Raymond Garno for Stricker Cato Murphy Architects PS (206) 324-4800 • \ HI ., ' , h \ ,. '1 ~TENW Transportation Engineering Northwest MEMORANDUM DATE: TO: FROM: September 10, 2014 Rohini Nair City of Renton Chris Forster, P .E. TENW SUBJECT: Storage One on 4'" Traffic Analysis TENW Project No. 4938 This memorandum documents the traffic analysis completed for the proposed Storage One on 4th project located on the south side of NE 4th Street east of Duvall Avenue NE in Renton, WA !Parcel # l 523059002 and # l 523059178) A vicinity map is included as Attachment A. Project Description The proposed project would include 28,542 square feet of self-storage space and 3,210 square feet of miscellaneous retail space. The existing site is currently vacant. Vehicular access to the site would be provided via a driveway on NE 4th Street as well as an internal connection to the existing self- storage/ commercial property ta the west. The project is expected to be occupied in 2015. A preliminary site plan is included in Attachment B. Trip Generation The trip generation estimates for the proposed uses were bosed on methodology documented in the Institute of Transportation Engineers IITEJ Trip Generation manual, 9th Edition. Reductions to the trip generation estimates for the proposed retail use were made lo account for pass-by trips. Pass-by trips are trips that are made by vehicles that are already on the adjacent street and make intermediate stops at the retail use on route to a primary destination (i.e. on the way from work to homeJ. The pass-by trips were based on methodology and studies documented in the ITE Trip Generation Handbook. The net new trips from the Storage One on 4th project were calculated by subtracting the pass-by site trips from the gross project trips. The resulting net new weekday daily, Nvl, and PM peak hour trips are summarized in Table l . The detailed trip generation estimates are included in Attachment C. Table 1 Storage One on 4th Trip Generation Summary Weekday Daily Weekday AM Peak Hour Weekday PM Peak Hour Nell'/ew lill)S Geriera~d !n _ out Total 82 3 6 83 2 7 165 5 13 Transportation Planning I Design J Traffic Impact & Operations 11400 SE a~ Street, Suite 200, Bellevue, WA 98004 I Office (4251889-6747 Memorandum -Storage One on 4th Traffic Analysis As shown in Table 1 , the proposed project is estimated to generate a total of 165 net new weekday daily trips with 5 net new trips occurring during the weekday AN\ peak hour (3 entering, 2 exiting], and 13 net new trips occurring during the weekday PM peak hour (6 entering, 7 exiting). Traffic Analysis Conclusions Since the project will generate less than 20 net new trips during the weekday peak hours, it is our understanding that a traffic impact analysis is not required per the City's Policy Guidelines for Traffic Impact Analysis for New Development. It should be noted that based on the ITE methodology, the project could build up to 51,000 square feet of self-storage space and stay below the 20-trip traffic impact analysis threshold (while maintaining the 3,210 square feet of retail space). Please call me at 206-498-5897 or email at forster@tenw.com ii you have any questions with the information included in this memorandum. cc: Travis Ameche, Urban Self Storage, Inc. Attachments ~TENW September I 0. 2014 Page 2 Memorandum -Storage One on 4'" Tratfic An a ly sis Attachment A: Project Site Vici nity (f) ---l .. : m.·• "U: r. ":- )>. z '< ~-r=-- ,j; ; k ·• I ) r - .l- / ) i ·"'~·-;--. Attachment B: Preliminary Site Plan ·'-'' '•.·,,/,\". Memorandum -Storage One on 4m Traffic Analysis , , ' 1, ---·---1+ _I .. ' . I 1, 1' L_ z m =, :c V, -; "' m m -; !I. ~Ii' 11 I II 11 I ii ;-j I ' I L\ I:, ii ·1: 1,· I I. I' I I 1[ I 11 ' ' '· ,-: I Memorandum -Storage One on 41h Traffic Analysi: ATTACHMENT C Trip Generation Calculations DAILY ITE Directionol selit TliE Rate Tli s Generated Land Use Size Units 1 LUC 2 In Out Total In Out Total Proposed Use Mini-Warehouse 28,542 sf GFA 151 50% 50% 2.50 35 36 71 Specialty Retail 3,210 sf GLA 826 50% 50% 44.32 71 71 142 Pass-By 3 34% -24 -24 -48 47 47 94 • :~ "c.'· • ":.:: •• ITE Directionol Selit TriE Rate Tri s Generoted Land Use Size Units 1 LUC 2 In Out Total In Out Total Proposed Use Mini-Warehouse 28,542 sf GFA 151 55% 45% 0.14 2 2 4 Specialty Retail 4 3.21 O sf GLA 826 48% 52% 0.70 l 1 2 Pass-By 3 34% 0 -1 -1 l 0 1 -~~ 1 · '!i'";",, .. h ._;;,.,,.,.:---·•:;,x:'i""""' :r;r: ITE Directional Selit TriE Rate Tri s Generoted Land Use Size Units 1 LUC 2 In Out Total In Out Total Proposed Use Mini-Warehouse 28.542 sf GFA 151 50% 50% 0.26 3 4 7 Specialty Retail 3,210 sf GLA 826 44% 56% 2.71 4 5 9 Pass-By 3 34% -l -2 -3 3 3 6 Noles: 1 GFA = Gross Roor Area, GLA = Gross Leasable Area. 2 Institute of Transportation Engineers, Trip Generation Manual, 9th Edition, 2012 Land Use Codes. 3 Pass-by trips deternined based on methodology included in the llE Trip Generation Handbook, 2nd edition. Average pass-by rate for Shopping Center (LUC 820) was assumed. 4 AM trip rate based on PM rote for Specialty Retail {LUC 826) factored by ratio of AM to PM trip rote for Shopping Center (LUC 820). 0.70=2.71 '(0.96/3.71 ). Self Storage Demand Analysis .6. 18.Dec.14 Sq Ft Demand Factor 1.0-Mile 2.0-Mile 3.0-Mile UUAN ;un;,;.;.;.:.· ... Demographics centered on Renton Storag. Estimated Population 5.50 Sq Ft per capita Estimated Population 18,979 54,576 96,462 = !4725 NE 4th ST, Renton WA 98059 T <>Cal Demand 3.o.Mile 530,541 Sq Ft Estimated Households 6,876 20.121 37,383 T <>Cal Contested Demand 307,362 Sq Ft Owner Occupied 4,565 12,841 22,847 61.1% Total unmet Demand 223.179 Renter Occupied 2,311 7,280 14,536 38.9% Seasonal Occul!!!:!9: Change % 2.0% Seasonal Occupancy Change 16,147) Sq Ft SIDnlge UMlet Demand In lllarbtAIN 2171031 Estimated Estimated Estimated Occupied Occupancy Distance Market Contested Ref. No. Business Address City Units Sq Ft Occupancy Sq Ft from 3.0-Mile to Subject Overlap Demand Extended Area 90% 3-Mlle 3-Mlle 1 Subject . Proposed 4815 NE 4th ST Renton 450 45,000 2 Renton Storage One on 4th 4725 NE 4th ST Renton 591 62,461 97% 60,587 54,528 0 06 100.00% 54,528 J Renton Storage One on Sunset 1105 Sunset BVLD NE Renton 638 62.427 85% 53,063 45.475 186 100.00% 45,475 4 Renton Highlands Storage 3408 NE 4th ST Renton 528 52.276 82% 42.866 36.736 0 87 100.00% 36,736 5 Renton StorHaus NE 4th ST Renton 950 82,000 92% 75.440 64.652 1.24 100.00% 64,652 6 Public Storage 1755 NE 48th ST Renton 535 54.500 90% 49.050 42.036 369 35.00% 14,713 7 Sunset Highway Self.Storage 4546 Northeast Sunset BVL[ Renton 587 57.600 92% 52.992 45.414 1.19 90.00% 48,873 8 U-Store Self Storaoe 16610 SE 128th ST Renton 925 92.296 91% 83.989 71,979 1.66 70.00% 50,385 Totals 4,754 463,560 90% 417,988 360,821 307,362 Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius 1: 47251\"E 4TH ST, RENTON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -1.00 miles 0.00 -2.00 miles 0.00 -3.00 miles Ra,iius I % Radius 2 % Radius3 % QJJ.jij@,[IJ. 2020 Projection 21,121 59,435 104,377 2015 Estimate 18,979 54,576 96,462 2010 Census 16,511 49,361 88,031 2000 Census 10,467 37,263 71,470 Growth 2015-2020 11.28% 8.90% 8.21% Growth 2010-2015 14.95% 10.56% 9.58% Growth 2000-2010 57.75% 32.47% 23.17% B1iri#iij1l,]lj@llll,i#ihffiiiiild¥il!IJ,l;£\ij-18,979 54,576 96,462 White Alone 9,314 49.08 29,197 53.50 54,912 56.93 Black or African American Alone 1,162 6.12 3,930 7.20 7,815 8.10 Amer. Indian and Alaska Native Alone 98 0.52 349 0.64 632 0.66 Asian Alone 5,741 30.25 13,279 24.33 20,325 21.07 Native Hawaiian and Other Pac. Isl. Alone 104 0.55 331 0.61 613 0.64 Some Other Race Alone 1,471 7.75 4,243 7.77 6,144 6.37 Two or More Races 1,090 5.74 3,247 5.95 6,021 6.24 B11111;,11111m11n,111;q.;;,111i11111;.;.;,1;;;.-18,979 54,576 96,462 Not Hispanic or Latino 15,826 83.39 45,706 83.75 83,121 86.17 Hispanic or Latino: 3,153 16.61 8,870 16.25 13,341 13.83 Mexican 2,424 76.88 6,897 77.76 10,108 75.77 Puerto Rican 81 2.57 223 2.51 421 3.16 Cuban 23 0.73 59 0.67 115 0.86 All Other Hispanic or Latino 625 19.82 1,690 19.05 2,697 20.22 Q,Jii@ilM·l·ilMll,UIMMl,iYMW;;;;;;;;.-3,153 8,870 13,341 White Alone 1,419 45.00 3,757 42.36 5,730 42.95 Black or African American Alone 31 0.98 90 1.01 180 1.35 American Indian and Alaska Native Alone 37 1.17 109 1.23 177 1.33 Asian Alone 31 0.98 81 0.91 150 1.12 Native Hawaiian and Other Pacific Islander Alone 8 0.25 21 0.24 46 0.34 Some Other Race Alone 1,425 45.20 4,142 46.70 5,972 44.76 Two or More Races 202 6.41 668 7.53 1,086 8.14 lliC!SC]l Prepared On: Thurs Dec 18, 2014 Page Of 12 Prepared By: Patrick J Reilly Project Code: Spencer Renton Storage Nielsen Solution Center I 800 866 6511 Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius I: 4725 NE 4TH ST, REI\TON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, REI\TON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -1.00 miles 0.00 -2.00 miles Radius I % Radius 2 % 0.00 -3.00 miles Radius3 % i1 11ii#ibfiithii¥flf:i1fJi•i1iiii(@ 1iil-~ ____ 5~.7_4_1 _______ 1_3~.2_7_9 _______ 2_0~,3_2_5 __ Chinese, except Taiwanese 1,712 29.82 3,783 28.49 5,237 25.77 Filipino 452 7.87 1,969 14.83 3,595 17.69 Japanese 144 2.51 428 3.22 1,082 5.32 Asian Indian 217 3.78 561 4.22 1,145 5.63 Korean 114 1.99 353 2.66 876 4.31 Vietnamese 1,525 26.56 3,229 24.32 4,468 21.98 Cambodian 146 2.54 410 3.09 811 3.99 Hmong 0.02 80 0.60 94 0.46 Laotian 344 5.99 676 5.09 823 4.05 Thai 110 1.92 178 1.34 194 0.95 All Other Asian Races Including 2+ Category 978 17.04 1,611 12.13 2,003 9.85 f1,IQ#l41l·lliMii 1l,IW;i1iiiJi,1-~ ___ 1_s~,9_7_9 _______ 5_4~,5_7_6 _______ 9_6~,4_6_2 __ _ Arab 12 0.06 40 0.07 146 0.15 Czech 66 0.35 150 0.27 251 0.26 Danish 62 0.33 226 0.41 405 0.42 Dutch 185 0.97 596 1.09 963 1.00 English 837 4.41 2,843 5.21 5,059 5.24 French (except Basque) 230 1.21 940 1.72 1,529 1.59 French Canadian 37 0.19 111 0.20 264 0.27 German 1,618 8.53 5,263 9.64 9,391 9.74 Greek 52 0.27 169 0.31 312 0.32 Hungarian 4 0.02 24 0.04 73 0.08 Irish 1,059 5.58 2,968 5.44 5,416 5.61 Italian 313 1.65 920 1.69 1,941 2.01 Lithuanian 6 0.03 19 0.03 88 0.09 United States or American 611 3.22 1,866 3.42 3,772 3.91 Norwegian 585 3.08 1,484 2.72 2,536 2.63 Polish 77 0.41 368 0.67 807 0.84 Portuguese 38 0.20 80 0.15 113 0.12 Russian 141 0.74 608 1.11 1,104 1.14 Scottish 114 0.60 536 0.98 1,098 1.14 Scotch-Irish 116 0.61 478 0.88 1,028 1.07 Slovak 0.01 17 0.03 27 0.03 Subsaharan African 257 1.35 757 1.39 2,007 2.08 Swedish 283 1.49 839 1.54 1,361 1.41 Swiss 35 0.18 163 0.30 257 0.27 Ukrainian 68 0.36 626 1.15 1,372 1.42 Welsh 122 0.64 318 0.58 504 0.52 West Indian (except Hisp. groups) 0 0.00 0 0.00 28 0.03 Other ancestries 10,699 56.37 28,218 51.70 46,956 48.68 11iC]SCl1 Prepared On: Thurs Dec 18,2014 Page 2 Of 12 Prepared By: Patrick J Reilly Project Code: Spencer Renton Storage Nielsen Solution Center I 800 866 651 l Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius I: 4725 l\'E 4TH ST, RENTON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -1.00 miles 0.00 -2.00 miles Radius 1 % Radius 2 B1Jiiiii41l,jljffiii,i,lffil,iij¢ij#1 _______________ _ Ancestry Unclassified 1,353 7.13 3,950 17,497 50,438 B1i~iitlY 1iWiltN&i1fU46Mi!i,MiiillJ 11i·•----~--------~ Speak Only English at Home Speak Asian/Pac. Isl. Lang. at Home Speak IndoEuropean Language at Home Speak Spanish at Home Speak Other Language at Home 10,552 3,724 1,156 1,880 185 60.31 31,588 21.28 8,667 6.61 3,253 10.74 6,484 1.06 446 18,979 54,576 B1JM11;nu•1a1M&s1,_ ----~--------~ Male Female 9,479 9,500 49.94 27,196 50.06 27,380 % 7.24 62.63 17.18 6.45 12.86 0.88 49.83 50.17 0.00 -3.00 miles Radius 3 % 7,653 7.93 89.598 59,525 66.44 13,945 15.56 5,508 6.15 9,425 10.52 1,194 1.33 96,462 47,984 49. 74 48,478 50.26 18,979 54,576 96,462 S1iMMIYll 1IIIMIIIJiiNfa----------------------- Age O -4 Age 5 -9 Age 10-14 Agel5-17 Agel8-20 Age21-24 Age25-34 Age 35 -44 Age45-54 Age 55-64 Age 65-74 Age 75-84 Age 85 and over Age 16 and over Age 18 and over Age 21 and over Age 65 and over 2015 Est. Median Age 2015 Est. Average Age niclscn Prepared0n:ThursDecI8,2014Page 3 Ofl2 Project Code; Spencer Renton Storage Prepared For: Raymond Spencer/ SCMA Architects 1,482 7.81 4,138 7.58 1,456 7.67 4,083 7.48 1,239 6.53 3,601 6.60 678 3.57 1,907 3.49 600 3.16 1,724 3.16 798 4.20 2,306 4.23 2,689 14.17 7,816 14.32 3,290 17.33 9,046 16.58 2,709 14.27 7,769 14.24 2,023 10.66 6,146 11.26 1,240 6.53 3,804 6.97 578 3.05 1,634 2.99 197 1.04 602 1.10 14,580 76.82 42,124 77.18 14,124 74.42 40,847 74.84 13,524 71.26 39,123 71.69 2,015 10.62 6,040 11.07 36.7 36.9 36.3 36.7 Prepared By: Patrick J Reilly Nielsen Solution Center I 800 866 6511 © 2014 The Nielsen Company. All rights reserved. 6,864 7.12 6,791 7.04 6,010 6.23 3,369 3.49 3,053 3.16 4,040 4.19 13,984 14.50 15,386 15.95 13,838 14.35 11,433 11.85 7,200 7.46 3,199 3.32 1,295 1.34 75,683 78.46 73,428 76.12 70,375 72.96 11,694 12.12 37.7 37.7 Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius I: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 3: 4725 "IE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -1.00 miles 0.00 -2.00 miles 0.00 -3.00 miles Radius 1 % Radius 2 % Radius 3 % B11iiil\iffl541l·l:;N&HJ-9,479 27,196 47,984 Age O -4 756 7.98 2,108 7.75 3,500 7.29 Age 5 -9 740 7.81 2,075 7.63 3,452 7.19 Age 10 -14 617 6.51 1,818 6.68 3,071 6.40 Age 15 -17 348 3.67 985 3.62 1,732 3.61 Age 18 -20 312 3.29 898 3.30 1,580 3.29 Age 21 -24 415 4.38 1,189 4.37 2,042 4.26 Age 25-34 1,371 14.46 3,917 14.40 6,993 14.57 Age 35 -44 1,677 17.69 4,578 16.83 7,757 16.17 Age 45 -54 1,386 14.62 3,937 14.48 7,045 14.68 Age 55 -64 988 10.42 3,027 11.13 5,619 I 1.71 Age 65 -74 525 5.54 1,705 6.27 3,304 6.89 Age 75 -84 269 2.84 743 2.73 1,439 3.00 Age 85 and over 74 0.78 215 0.79 451 0.94 UllhiiiGMifi,ki43Ml--36.1 36.3 37.1 Bllh#i4Hiittii4§ffi('-35.6 36.0 36.9 ,J,)QIIJJ,l!IM;.;.;:;m;;n.,,.14_ 9,500 27,380 48,478 Age O -4 726 7.64 2,030 7.41 3,364 6.94 Age 5 -9 716 7.54 2,008 7.33 3,339 6.89 Age 10-14 621 6.54 1,782 6.51 2,939 6.06 Agel5-17 330 3.47 922 3.37 1,637 3.38 Agel8-20 288 3.03 826 3.02 1,473 3.04 Age 21 -24 383 4.03 1,117 4.08 1,998 4.12 Age 25 -34 1,317 13.86 3,899 14.24 6,991 14.42 Age 35 -44 1,613 16.98 4,469 16.32 7,628 15.73 Age45 -54 1,323 13.93 3,832 14.00 6,793 14.01 Age 55 -64 1,036 10.91 3,119 11.39 5,814 11.99 Age 65 -74 715 7.53 2,099 7.67 3,896 8.04 Age 75 -84 309 3.25 891 3.25 1,760 3.63 Age 85 and over 123 1.29 387 1.41 844 1.74 R1iMiiiiMlll1IMii,liii·-37.3 37.5 38.3 fJ1ihiiiii0i4Miiiliii·-37.1 37.4 38.4 J1iC)SCJl Prepared On: Thurs Dec 18,2014 Page 4 Of 12 Prepared By: Patrick J Reilly Project Code: Spencer Renton Storage Nielsen Solution Center 1 800 866 6511 Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius I: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -1.00 miles 0.00 -2.00 miles 0.00 -3.00 miles Radius 1 % Radius 2 % Radius 3 % B1i~i#N;n1w1iiii3MHM&1fflllt-14,802 42,754 76,797 Total, Never Manied 4,659 31.48 13,380 31.30 24,485 31.88 Males, Never Manied 2,731 18.45 7,408 17.33 13,253 17.26 Females, Never Married 1,928 13.03 5,971 13.97 11,232 14.63 Married, Spouse present 7,288 49.24 20,763 48.56 36,540 47.58 Married, Spouse absent 648 4.38 2,076 4.86 3,626 4.72 Widowed 464 3.13 1,432 3.35 2,916 3.80 Males Widowed 45 0.30 221 0.52 534 0.70 Females Widowed 419 2.83 1,211 2.83 2,382 3.10 Divorced 1,744 11.78 5,103 11.94 9,230 12.02 Males Divorced 741 5.01 2,253 5.27 4,107 5.35 Females Divorced 1,003 6.78 2,850 6.67 5,123 6.67 f%11~i¥ii4UL#ii51Niifilh,IM,/-12,725 36,817 66,335 Less than 9th grade 947 7.44 2,190 5.95 3,222 4.86 Some High School, no diploma 674 5.30 2,179 5.92 3,676 5.54 High School Graduate ( or GED) 3,150 24.75 8,638 23.46 15,218 22.94 Some College, no degree 2,610 20.51 8,481 23.04 16,118 24.30 Associate Degree 1,283 10.08 3,475 9.44 6,229 9.39 Bachelor's Degree 2,841 22.33 8,363 22.72 15,261 23.01 Master's Degree 830 6.52 2,543 6.91 4,914 7.41 Professional School Degree 169 1.33 440 1.20 868 1.31 Doctorate Degree 221 1.74 507 1.38 829 1.25 BIJD#MYllLILii5¥Niifil1hilM·&M-1,711 4,769 7,187 No High School Diploma 625 36.53 1,725 36.17 2,606 36.26 High School Graduate 608 35.53 1,718 36.02 2,197 30.57 Some College or Associate's Degree 245 14.32 827 17.34 1,431 19.91 Bachelor's Degree or Higher 232 13.56 500 10.48 953 13.26 Households 2020 Projection 7,587 21,748 40,289 2015 Estimate 6,876 20,121 37,383 2010 Census 6,115 18,506 34,457 2000 Census 4,293 15,277 29,169 Growth 2015-2020 10.35% 8.09% 7.77% Growth 2010-2015 12.44% 8.73% 8.49% Growth 2000· 2010 42.44% 21.14% 18.13% J1iCISC1l Prepared On: ThmsDec 18,2014 Page 5 Of 12 Prepared By: Patrick J Reilly Project Code: Spencer Renton Storage Nielsen Solution Center l 800 866 65 l l Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius I: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -1.00 miles 0.00 -2.00 miles 0.00 -3.00 miles Radius I % Radius 2 % Radius 3 % All~i#iiilll•Uidbb5t5illl•tUtttibiU,i-6,876 20,121 37,383 Family Households 4,715 68.57 13,463 66.91 23,916 63.98 Nonfamily Households 2,161 31.43 6,658 33.09 13,468 36.03 81J~i#idi·i•ii•)'!l,M¥S;.;.;:;e,;.;,-111 271 473 rJ 1Jhili55il,l,iiiiMilt1,!l,iihMi•,U-838 12.19 2,292 11.39 3,536 9.46 A1JMMHIUl'fUfM6NtNilillllN,,I·-6,876 20,121 37,383 Income< $15,000 423 6.15 1,357 6.74 2,772 7.42 Income $15,000 -$24,999 390 5.67 1,224 6.08 2,356 6.30 Income $25,000 -$34,999 540 7.85 1,540 7.65 2,854 7.63 Income $35,000 -$49,999 810 11.78 2,301 11.44 4,543 12.15 Income $50,000 -$74,999 1,158 16.84 3,583 17.81 6,543 17.50 Income $75,000 -$99,999 1,007 14.65 3,099 15.40 5,629 15.06 Income $100,000 -$124,999 835 12.14 2,422 12.04 4,325 11.57 Income $125,000 -$149,999 594 8.64 1,590 7.90 2,892 7.74 Income $150,000 -$199,999 685 9.96 1,778 8.84 3,046 8.15 Income $200,000 -$249,999 268 3.90 673 3.34 1,130 3.02 Income $250,000 -$499,999 138 2.01 456 2.27 1,000 2.68 Income $500,000+ 29 0.42 97 0.48 292 0.78 Bllh¥1M\Hi@iil 1l'tllffiibll,liii,il--$92,775 $90,901 $91,046 BIJh#iiMl!i,iilll•Mitthbil,iill,,i·-$77,913 $75,447 $73,560 BIJLii@IHl,iiliil,ih#MMiitti;#lii•liki,- White Alone 75,675 79,160 78,256 Black or African American Alone 70,279 57,486 48,692 American Indian and Alaska Native Alone 94,639 37,900 41,261 Asian Alone 95,009 89,829 87,334 Native Hawaiian and Other Pacific Islander Alone 110,295 67,384 58,934 Some Other Race Alone 39,485 45,453 50,184 Two or More Races 61,792 54,523 55,142 Hispanic or Latino 41,709 47,866 53,007 Not Hispanic or Latino 84,014 80,480 76,949 BlJU#Nii,IIINllliii•iitN;;w;;;;;n1.;;;,;;ma• 4,715 13,463 23,916 Manied-Couple Family, own children 1,840 39.02 4,931 36.63 8,310 34.75 niclscn Prepared On: Thurs Dec 18, 2014 Page 6 Of 12 Prepared By: Patrick J Reilly ......... Project Code: Spencer Renton Storage Nielsen Solution Center l 800 866 65 l l Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius 1: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -l.00 miles 0.00 -2.00 miles Radius 1 % Radius 2 % Married-Couple Family, no own children 1,741 36.92 5,140 38.18 Male Householder, own children 188 3.99 527 3.91 Male Householder, no own children 217 4.60 610 4.53 Female Householder, own children 377 8.00 1,228 9.12 Female Householder, no own children 351 7.44 1,026 7.62 BIJf.i#&:rn:tntffit!N51UJ1tUfmij@]§--6,876 20,121 I-person 1,614 23.47 5,002 24.86 2-person 2,078 30.22 6,168 30.65 3-person 1,235 17.96 3,467 17.23 4-pcrson 1,076 15.65 2,959 14.71 5-person 481 7.00 1,416 7.04 6-person 230 3.34 624 3.10 7-or-more-person 160 2.33 484 2.41 B11f.iiii§i¥14iil 1iitJjtffifit]tJ·-2.74 2.70 Bllf.iiiillllltJJitit!diYitH,Ni,ii;;1J·iNW51:• 6,876 20,121 Houseltolds with 1 or More People under Age 18: 2,604 37.87 7,302 36.29 Manied-Couple Family 1,905 73.16 5,172 70.83 Other Family, Male Householder 231 8.87 641 8.78 Other Family, Female Householder 437 16.78 1,409 19.30 Nonfamily, Male Householder 24 0.92 58 0.79 Nonfamily, Female Householder 8 0.31 21 0.29 Households with No People under Age 18: 4,271 62.11 12,819 63.71 Married-Couple Family 1,679 39.31 4,900 38.22 Other Family, Male Householder 177 4.14 500 3.90 Other Family, Female Householder 292 6.84 846 6.60 Nonfamily, Male Householder 1,059 24.80 3,340 26.06 Nonfamily, Female Householder 1,064 24.91 3,233 25.22 f1 1lhiiiill'Milihdl&ll,,l·iii•lititi&ii-6,876 20,121 No Vehicles 273 3.97 884 4.39 1 Vehicle 2,055 29.89 6,133 30.48 2 Vehicles 3,020 43.92 8,522 42.35 3 Vehicles 1,036 15.07 3,213 15.97 4 Vehicles 358 5.21 979 4.87 5 or more Vehicles 134 1.95 391 1.94 tl 1IHllllllll!ll1ll•IIIIIIIIII-2.0 1.9 niclscn Prepared On: Thurs Dec 18, 2014 Page 7 Of 12 Prepared By: Patrick J Reilly ......... Project Code: Spencer Renton Storage Nielsen Solution Center 1 800 866 6511 Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. 0.00 -3.00 miles Radius 3 % 9,645 40.33 897 3.75 1,027 4.29 2,248 9.40 1,788 7.48 37,383 10,384 27.78 11,735 31.39 6,152 16.46 5,079 13.59 2,321 6.21 994 2.66 718 1.92 2.57 37,383 12,462 33.34 8,710 69.89 1,064 8.54 2,564 20.57 90 0.72 35 0.28 24,921 66.66 9,248 37.11 866 3.47 1,469 5.89 6,699 26.88 6,640 26.64 37,383 2,083 5.57 11,700 31.30 15,188 40.63 6,042 16.16 1,721 4.60 649 1.74 1.9 Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius I: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0,00 -1.00 miles 0.00 -2.00 miles Radius 1 % Radius 2 % 0.00 -3.00 miles Radius 3 % Family Households 2020 Projection 5,206 14,553 25,742 2015 Estimate 4,715 13,463 23,916 2010 Census 4,186 12,377 22,078 2000 Census 2,732 9,685 18,638 Growth 2015-2020 10.40% 8.10% 7.63% Growth 2010-2015 12.63% 8.78% 8.32% Growth 2000-2010 53.23% 27.80% 18.46% B1i§#l¥iirlifM5;10Jl4ifflil(-4,715 13,463 23,916 2015 Families at or Above Poverty 4,413 93.59 12,627 93.79 22,343 93.42 2015 Families at or Above Poverty with Children 2,434 51.62 6,548 48.64 11,162 46.67 2015 Families Below Poverty 302 6.41 836 6.21 1,573 6.58 2015 Families Below Pove with Children 254 5.39 693 5.15 1,200 5.02 14,580 42,124 75,683 In Armed Forces 25 0.17 77 0.18 107 0.14 Civilian -Employed 9,828 67.41 28,166 66.86 50,033 66.11 Civilian -Unemployed 879 6.03 2,503 5.94 4,399 5.81 Not in Labor Force 3,847 26.39 11,379 27.01 21,144 27.94 A1ii.iMiiMYriHJt,Uijt@Mt&ldihi%IIWMSi • 9,964 28,606 50,784 For-Profit Private Workers 7,478 75.05 21,369 74.70 37,337 73.52 Non-Profit Private Workers 838 8.41 2,259 7.90 3,883 7.65 Local Government Workers 362 3.63 1,262 4.41 2,665 5.25 State Government Workers 260 2.61 856 2.99 1,554 3.06 Federal Government Workers 275 2.76 753 2.63 1,273 2.51 Self-Employed Workers 751 7.54 2,095 7.32 4,032 7.94 Unpaid Family Workers 0 0.00 12 0.04 40 0.08 811U#l41id,,IM1·1Mtl5UH'l·IIIUII-9,964 28,606 50,784 Architect/Engineer 341 3.42 1,132 3.96 1,824 3.59 Arts/Entertainment/Sports 162 1.63 406 1.42 793 1.56 Building Grounds Maintenance 578 5.80 1,565 5.47 2,223 4.38 Business/Financial Operations 833 8.36 2,059 7.20 3,566 7.02 Community/Social Services 97 0.97 259 0.91 470 0.93 Computer/Mathematical 572 5.74 1,693 5.92 2,937 5.78 Construction/Extraction 453 4.55 1,402 4.90 2,595 5.11 Education/Training/Library 417 4.19 1,223 4.28 2,122 4.18 niclscn Prepared On: Thurs Dec 18, 2014 Page 8 Of 12 Prepared By: Patrick J Reilly ......... Project Code: Spencer Renton Storage Nielsen Solution Center I 800 866 6511 Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius I: 4725 NE 4TH ST, REl',TON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, REl',TON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -1.00 miles F arming/F ishi ng/F ores try Food Prep/Serving Health Practitioner/Technician Healthcare Support Maintenance Repair Legal Life/Physical/Social Science Management Office/ Ad min. Support Production Protective Services Sales/Related Personal Care/Service Transportation/Moving Radius 1 % 45 0.45 618 6.20 550 5.52 225 2.26 288 2.89 82 0.82 50 0.50 999 10.03 1,233 12.37 608 6.10 33 0.33 938 9.41 482 4.84 360 3.61 0.00 -2.00 miles Radius 2 % 114 0.40 1,789 6.25 1,354 4.73 695 2.43 869 3.04 203 0.71 160 0.56 2,987 10.44 3,499 12.23 1,812 6.33 259 0.91 2,584 9.03 1,312 4.59 1,230 4.30 0.00 -3.00 miles Radius 3 % 194 0.38 2,707 5.33 2,248 4.43 1,097 2.16 1,671 3.29 357 0.70 251 0.49 5,567 10.96 6,707 13.21 3,145 6.19 676 1.33 5,053 9.95 2,144 4.22 2,438 4.80 Bllii@IM t&ll•)WW'l·ijii ltl,kiitt11¥1\,i, _____ ;:.:9,"'9"64_:_ _____ __,::2.::s,.::6.::06::.._ ______ _:s.::o",7-"s'-'4-- mue co11.r 1,709 17.15 5,312 18.57 9,849 19.39 White Collar 6,273 62.96 17,560 61.39 31,894 62.80 ServiceandFarm 1,981 19.88 5,734 20.04 9,040 17.80 f1 104Miiffl!itifaiti51¥1&1·45kith _._ ___ .:.9=,8:.::o.::s ______ .:2=8,:,2=3.:.5 _______ 4:.::9"',9'-'2C:9 __ Drove Alone 7,391 75.36 20,528 72.70 36,156 72.41 Car Pooled 1,221 12.45 4,075 14.43 6,850 13.72 Public Transportation 542 5.53 1,779 6.30 3,343 6.70 Walked 131 1.34 337 1.19 534 1.07 Bicycle 45 0.46 117 0.41 157 0.31 Other Means 76 0.77 165 0.58 406 0.81 Worked at Home 403 4.11 1,234 4.37 2,483 4.97 BIIM#Mihli§l[¥151¥ihlll,hl5Md ·L------------------------- Less than 15 Minutes 15 -29 Minutes 30 -44 Minutes 45 -59 Minutes 60 or more Minutes 1,144 3,688 3,017 815 766 3,401 10,283 8,696 2,452 2,311 6,280 18,246 14,776 4,497 3,935 B1lh#iiiii¥Giiil,1IIU6SiiiJll,lljfi-._ ___ ..:.3..:.1:.:.9..:.l ______ _..:.3.::2:.:.2..:.5 _______ ..:3:.::2:.c.o:..:o'-_ M1idili•Jiili,iii•iil•IIMl,41@65iiiilli_._ ___ ..:6",8"7-'6 ______ ..;;2..:.o.:.:,1:.:2:.::1 ______ __c3:..:72,3:..;8:..:3 __ OwnerOccupied 4,565 66.39 12,841 63.82 22,847 61.12 Renter Occupied 2,311 33.61 7,280 36.18 14,536 38.88 J1iCISCl1 Prepared On: Thu,s Dec 18, 2014 Page 9 Of 12 Prepared By: Patrick J Reilly Project Code: Spencer Renton Storage Nielsen Solution Center 1 800 866 6511 Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius I: 4725 l\"E 4TH ST, RENTON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -1.00 miles 0.00 -2.00 miles Radius I % Radius 2 % 0.00 -3.00 miles Radius 3 % H1iLi•i,i,iii•iiiil@iiili 1h1itei;@jJ,ji·-._ ____ .;;;12:c·c.3 _______ .;;;,3;..;·..;.4 _______ _;.l..;.4·:.::2 __ Btlii,MtM•Hii l@iiifiJ,t:1itil;@IJ 1ii·-._ _____ 6:c . .::.s ________ 7:..:·c.5 ________ .:_7·:.::2 __ 'J1IQ@i•i{f 1IJl•)jiij.jjf,ji(,jit1j,Qlfu&5fijij. _____ 4.::.,cc5.::.6:_5 ______ .:.12:c,cc8.::.4c.l ______ _:2:.::2.e..:,8:..:4.::.7 __ Value Less than $20,000 189 4.14 340 2.65 436 1.91 Value $20,000 -$39,999 113 2.48 195 1.52 268 1.17 Value $40,000 -$59,999 127 2.78 199 1.55 232 1.02 Value $60,000-$79,999 58 1.27 82 0.64 131 0.57 Value $80,000 -$99,999 45 0.99 99 0.77 152 0.67 Value $100,000 -$149,999 23 0.50 305 2.38 863 3.78 Value $150,000 -$199,999 215 4.71 831 6.47 1,627 7.12 Value $200,000 -$299,999 1,037 22.72 3,208 24.98 5,952 26.05 Value $300,000 -$399,999 1,135 24.86 3,193 24.87 5,440 23.81 Value $400,000-$499,999 944 20.68 2,395 18.65 3,679 16.10 Value $500,000 -$749,999 565 12.38 1,471 11.46 2,702 11.83 Value $750,000 -$999,999 73 1.60 343 2.67 870 3.81 Value$1,000,000ormore 41 0.90 178 1.39 497 2.18 BIi ~i iiiiMlll,Mii•Ui,iiiUii'l·IIJ·lll·lltJ:,;;;:r•._ __ ...:$:.::3...:4..:.1.:.:,s.::.9..;.4 _____ ...:$:.:3:.::3.::6,:,3.::2.:.5 ______ s::;3:.:3:.::2,_,4:..:3:.::9 __ H1IU #liJ.ilt1114 HM&ffiihitll 1 4111'1illli·-._ ___ __;_7'"',2:.::1.::.1 ______ .:;2.:.1",1-'o=-5-------=3:.::9"',9:..:9__,1 __ I Unit Attached 407 5.64 969 4.59 1,498 3.75 I Unit Detached 4,581 63.48 12,921 61.22 23,622 59.07 2 Units 104 1.44 470 2.23 738 1.85 3 or4 Units 186 2.58 682 3.23 1,683 4.21 5 to 19Units 633 8.77 2,910 13.79 6,024 15.06 20 to 49 Units 511 7.08 1,168 5.53 1,869 4.67 50 or More Units 258 3.57 996 4.72 3,229 8.07 MobileHomeorTrailer 525 7.27 931 4.41 1,246 3.12 Boat, RV, Van, etc. 12 0.17 59 0.28 83 0.21 BIJD#ill·llhiliNUIIIH5iil4ililiil'lii:@j-._ ___ __;_7'"',2:.::1..;.1 ______ -=2c:.1",1"0"5-------=3:..:9"''9:..:9:..:1 __ Housing Units Built 2010 or later 880 12.19 1,959 9.28 3,440 8.60 Housing Units Built 2000 to 2009 1,627 22.54 4,208 19.94 7,659 19.15 Housing Units Built 1990 to 1999 773 10.71 2,745 13.01 5,174 12.94 Housing Units Built 1980 to 1989 1,314 18.21 3,156 14.95 5,653 14.14 Housing Units Built 1970 to 1979 945 13.09 3,065 14.52 6,070 15.18 Housing Units Built 1960to 1969 843 11.68 3,050 14.45 6,216 15.54 Housing Units Built 1950 to 1959 473 6.55 1,461 6.92 2,869 7.17 ]1 ic!SC]l Prepared On: Thurs Dec 18, 2014 Page 10 Of 12 Prepared By: Patrick J Reilly Project Code: Spencer Renton Storage Nielsen Solution Center I 800 866 6511 Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Radius I: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 2: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Radius 3: 4725 NE 4TH ST, RENTON, WA 98059-4886, aggregate Description 0.00 -1.00 miles 0.00 -2.00 mites 0.00 -3.00 miles Radius 1 % Radius 2 % Radius 3 % Housing Units Built 1940 to 1949 223 3.09 1,043 4.94 1,684 4.21 Unit Built 1939 or Earlier 140 1.94 417 1.98 1,227 3.07 1987 1985 1983 *This row intentionally left blank. No total category data is available. * * 1939 will appear when at least half of the Housing Units in this reports area were built in 1939 or earlier. J1iCISCJ1 P,epaced On: Thurs Dec l8, 2014 Page I I Of 12 Prepared By: Patrick J Reilly Project Code: Spencer Renton Storage Nielsen Solution Center l 800 866 6511 Prepared For: Raymond Spencer/ SCMA Architects © 2014 The Nielsen Company. All rights reserved. Area Name: Type: Radius 1 Raclius Definition: 4725 NE 4TH ST RENTON, WA 98059-4886 Area Name: Type: Radius 2 Radius Definition: 4725 NE 4TH ST RENTON, WA 98059-4886 Area Name: Type: Radius 3 Radius Definition: 4725 NE 4TH ST RENTON, WA 98059-4886 Project Information: Site: I Order Number: 974529789 Pop-Facts: Demographic Snapshot 2015 Report Renton Storage Market Demand Analysis Appendix: Area Listing Reporting Detail: Aggregate Reporting Detail: Aggregate Reporting Detail: Aggregate Reporting Level: Block Group Latitude/Longitude 47.488363 -122.155440 Radius 0.00 1.00 Reporting Level: Block Group Latitude/Longitude 47.488363 -122.155440 Radius 0.00 2.00 Reporting Level: Block Group Latitude/Longitude 47.488363 Radius 0.00 -122.155440 3.00 niclscn Prepared On: Thurs Dec 18, 2014 Page Project Code: Spencer Renton Storage 12 Of 12 Prepared By: Patrick J Reilly Nielsen Solution Center I 800 866 6511 Prepared For: Raymond Spencer/ SCMA ArchiLects © 2014 The Nielsen Company. All rights reserved. STRICKER CATO MURPHY • ARCHITECTS, P.S. • 1 311 Firsl A\lenue South, Suite 300 Seattle,Washington 98104 Tel: (206)324-4800 Fax:(206)322-2875 Website: www.scm-arch.com City of Renton Planning Division 1055 S Grady Way Renton, WA 98057 December 19, 2014 Re: Landscape, Lot Coverage and Parking Analysis for Storage One on 4th Expansion Project Address: 481S NE 4th Street, Renton, WA 980S9 Total Site Square Footage Building Footprint = ±79,894 SF, or ±1.83 acres 22,098 SF GF A Total Square Footage of Existing Impervious Surface Areas Total Square Footage of Proposed Impervious Surface Areas = 15,114.91 SF (to be demolished) 38,613.43 SF Square Footage per Floor: Level I Level 2 = Level 3 Total 22,098 SF 22,331 SF 22 338 SF 66,767 SF Percentage of Lot Covered by Buildings or Structures Number of Parking Spaces Required by City Code: 22,098 SF/79,894 SF= 27 .66% (< 65% maximum allowed) Demand for Retail = 2.5/1,000 SF x 2,123 SF = 5.30 spaces 18.47 spaces 23.77 or 24 spaces Demand for Storage = 1/3.500 SF x 64,644 SF = Total Parking Demand Number and Dimensions of Parking Spaces Provided: Standard Parking Provided Compact Parking Provided ADA Parking Provided = Total Parking Provided Standard Parking Space Dimensions ADA Parking Space Dimensions = Total Square Footage of Parking Lot Landscaping: Parking Landscaping Required Total Parking Landscaping Provided = Prepared by: Raymond Garno for Stricker Cato Murphy Architects PS 23 spaces 0 spaces 2 spaces 25 spaces 8'-6" (W) x 18'-0" (L) 8'-6'' (W) x 18'-0" (L) 25 spaces x 15 SF 2,392.56 SF 375 SF Addr<'~~ 1 11 I /\·,~ s,,u1h :--u,tt-~li(\. Scalll<' Y.~~hrn~1,,r -l~ll'l 1,.1 1~lll,1•2~.~~0l' fJ, 1:(11'.'112: ~~.,5 ,1111, ~,m-a,,·h .-~n, City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter1 on project site: 1. 42 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 trees Trees in proposed public streets trees Trees in proposed private access easements/tracts trees Trees in critical areas3 and buffers 30 trees Total number of excluded trees: 2. 30 trees 3. Subtract line 2from line 1: 3. 12 trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. ___ o_.6 __ trees 5. List the number of 6" or larger trees that you are proposing 5 to retaln 4 : . 5. 0 trees 6. Subtract line Strom line 4for trees to be replaced: (If line 6 is less lhan zero, stop here. No replacement trees are required). 6. ___ o_.6 __ trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. 7.2 ------ 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" call per trees required) 8. ------ 3 inches inches per tree 9. Divide line 7by line 8 for number of replacement trees 6 : (tt remainder is .5 or greater, round up to lhe next whole number) 9. ____ 3 __ trees ' Measured at chest height. 2· Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certttied arborist, and approved by the City. 3 Critical Areas, such as wetlands, streams, floodplains and protected slopes. are defined in Section 4-3-050 of the Renton Municipal Code (AMC). 4 · Count only those trees to be retained outside of critical areas and buffers. 5· The City may require modificatK>n of the tree retention plan to ensure retention of the maximum number of trees per AMC 4-4-130H7a 6· Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. 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I ) • ..; ._., a "1 1 ; 't t I I -. ._ .u.,....,..___ I ' I • . --l ,l I PLANNING DIVISION DESIGN DISTRICT "D" CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 Project Name: Storage One on 4th Expansion Project Address: 4815 NE 4th Street, Renton, WA 98059 Date: December 12, 2014 PURPOSE OF CHECKLIST: Ensure compliance with design review regulations located in the Renton Municipal Code in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; c. Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. INSTRUCTIONS FOR APPLICANTS: This design district checklist asks you to describe some basic information about your proposal. The City will use this checklist to determine whether your proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4-3-100). Answer the questions briefly, with the most precise information known, or give the best description you can. There are two categories that have been established: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Planning Director in determining if the proposed action meets the intent of the design guidelines. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. A. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high Page I of 23 urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. Minimum Standard: Provide a network of public and/or private local streets in addition to public arterials. An internal driveway will be provided to serve the development's common parking lot. Minimum Standard: Maintain a hierarchy of streets to provide organized circulation that promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian-Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on-street parking, and wide sidewalks. (d) Internal or local roads (public or private). Street hierarchy not applicable to the project. 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. Minimum Standard: Orient buildings to the street with clear connections to the sidewalk. The building will be oriented to NE 4th Street, and the main pedestrian entry points will be off of the sidewalk along this principal arterial. Minimum Standard: The front entry of a building shall not be oriented to a drive aisle, but instead a public or private street or landscaped pedestrian-only courtyard. The primary pedestrian entry points to the building will be oriented to the public way -NE 4th Street. Guideline: Ground floor residential uses located near the street should be raised above street level for residents' privacy. Does not apply. 3. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Minimum Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Page 2 of 23 The primary entrances to the storage lobby/office and retail space(s) will be provided with canopies to make them prominent and highly visible from NE 4th Street. Minimum Standard: Multiple buildings on the same site shall provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. Does not apply. Minimum Standard: Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. The storage lobby/office and retail space will be directly accessible from NE 4th Street. The storage unit area can be accessed either from the storage office or the common parking lot. Minimum Standard: Secondary access (not fronting on a street) shall have weather protection at least 4-1/2 feet wide over the entrance or other similar indicator of access. Secondary access to the lobby will be protected by upper floors cantilevered over the back lobby entrance. Minimum Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. The sidewalk along NE 4th Street, which is interconnected with nearby crosswalks and street intersections, will provide primary pedestrian access to the building. Guideline Standard: For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. Does not apply. Guideline Standard: Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street-oriented facade. Both the office and retail space storefront are oriented toward the street. Landscaped lawns/planting areas and a metal portico will be provided to enhance the visual appeal of the NE 4th Street facade. Guideline Standard: Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings within District 'A'. Landscaping, the aforementioned metal portico, canopies and architectural lighting will be employed at building entrances to clearly identify them as the primary pedestrian entry points into the building. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Minimum Standard: Careful siting and design treatment are necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, Page 3 of 23 bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: a. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; Does not apply. b. Building proportions, including step-backs on upper levels; The proposed building being just three stories high, will have a relatively low profile and will not require setbacks at upper levels. c. Building articulation to divide a larger architectural element into smaller increments; or The street facade of the building will be articulated by the metal portico, and wall planes will be visually subdivided into smaller portions using different materials, colors and textures. Storefront windows will be used to enhance this visual effect. d. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. The front portion of the building will be wrapped by parapet walls at the roof level, while the rest of the building to the south will have a pitched standing seam metal roof with a slope of %:12. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Minimum Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). A ±100 square foot trash enclosure that would house standard rollout garbage bins will be located in a recess on the east side of the building along the fire lane for easy access by service trucks and to avoid conflicts with pedestrian-oriented areas. In this regard, the developer will apply for a modification to the code requirement for refuse and recyclable deposit and collection areas. Minimum Standard: Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. The trash enclosure will be constructed and enclosed in full compliance with the above referenced sections of the RMC in terms of screening, height and location. Minimum Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors (see illustration, RMC 4-3- 100E7f). The trash enclosure will be enclosed and screened as described above. Page 4 of 23 Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited. None of the materials listed above will be used at the trash enclosure. Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. Does not apply-service elements will not be adjacent to a street, pathway or pedestrian- oriented space. Guideline: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. The exterior of the trash enclosure will be made of concrete masonry units. 6. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within the context of the district, are compatible with the district in form and scale. Minimum Standard: Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection RMC 4-3-100.E7g). Does not apply -project is not a gateway. Minimum Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E7h). Does not apply-project is not a gateway. Minimum Standard: Visual prominence shall be distinguished by two or more of the following: a. Public art; b. Monuments; c. Special landscape treatment; d. Open space/plaza; e. Identifying building form; f. Special paving, unique pedestrian scale lighting, or bollards; g. Prominent architectural features (trellis, arbor, pergola, or gazebo); h. Signage, displaying neighborhood or district entry identification (commercial signs are not allowed). Does not apply -project is not a gateway. B. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. Page 5 of 23 1. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Minimum Standard: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. Surface parking will be provided on both sides of the common the 24'-0" two-way drive aisle. Guideline: In areas of mixed use development, shared parking is recommended. Surface parking will be shared between the retail and storage uses in the development. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. Minimum Standard: Parking lot lighting shall not spill onto adjacent or abutting properties (see Lighting at the common parking lot will be directed internally, and spillover lighting will be minimized or completely eliminated. Minimum Standard: All surface parking lots shall be landscaped to reduce their visual impact (see RMC 4-4-080F7, Landscape Requirements). Parking landscaping will be provided as required by the Renton Municipal Code. Guideline: Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on-site buffering from visual impacts. Parking spaces will be distributed as evenly as possible on either side and throughout the length of the common driveway to avoid overconcentration of parking in one specific area of the development. Guideline: Access to parking modules should be provided by public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. An internal driveway is unavoidable in this case, and will thus be provided in the absence/impracticality of other options. Guideline: Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the streetscape. Does not apply -the project will have only one driveway open to public use. The other driveway will be a fire lane exclusively for Fire Department use. 3. Structured Parking Garages: Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Center Village; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. Minimum Standard: Parking Structures Fronting Designated Pedestrian-Oriented Streets: Page 6 of 23 (a) Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of 75% of the frontage width (see illustration, subsection RMC 4-3- 100.FSc). Does not apply -no structured parking garage will be built. (b) The entire facade must feature a pedestrian-oriented facade. Does not apply -no structured parking garage will be built. Minimum Standard: Parking Structures Fronting Non-Pedestrian-Oriented Streets: (a) Parking structures fronting non-pedestrian-oriented streets and not featuring a pedestrian-oriented facade shall be set back at least 6 feet from the sidewalk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to 10 feet adjacent to high visibility streets. Does not apply -no structured parking garage will be built. (bl The Director may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (1) Ornamental grillwork (other than vertical bars); (2) Decorative artwork; (3) Display windows; (4) Brick, tile, or stone; (5) Pre-cast decorative panels; (6) Vine-covered trellis; (7) Raised landscaping beds with decorative materials; or (8) Other treatments that meet the intent of this standard. Does not apply-no structured parking garage will be built. (c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection RMC 4-3-100.FSd). Does not apply-no structured parking garage will be built. Minimum Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of 75 percent of the frontage width (see illustration, subsection RMC 4-3-100.FSc). Does not apply-no structured parking garage will be built. Minimum Standard: The entire facade must feature a pedestrian-oriented facade. Does not apply -no structured parking garage will be built. Minimum Standard: Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking Page 7 of 23 structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection RMC 4-3-100.FSd). Does not apply-no structured parking garage will be built. Guideline: Parking garage entries should be designed and sited to complement, not subordinate, the pedestrian entry. If possible, locate the parking entry away from the primary street, to either the side or rear of the building. Does not apply-no structured parking garage will be built. Guideline: Parking garage entries should not dominate the streetscape. Does not apply-no structured parking garage will be built. Guideline: The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. Does not apply -no structured parking garage will be built. Guideline: Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Does not apply -no structured parking garage will be built. Guideline: Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, and/or details to enhance garages. Does not apply-no structured parking garage will be built. Guideline: Parking service and storage functions should be located away from the street edge and generally not be visible from the street or sidewalks. Does not apply-no structured parking garage will be built. 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian- oriented streets. Guideline: Parking lots and garages should be accessed from alleys or side streets. Access to parking will be off of NE 4th Street. This will be the only parking access point interrupting pedestrian flow fronting the development. Guideline: Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on-site or to adjoining properties. Where possible, minimize the number of driveways and curb cuts. There will be only two curb cuts -one for the common parking access to the west and the other for the fire lane to the east. C. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant Page 8 of 23 to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. Minimum Standard: Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. Continuous sidewalks will be provided between the east row of parking spaces and the storage building. Minimum Standard: Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of 150 feet apart (see illustration, subsection RMC 4-3-100.G4a). Does not apply-pedestrian sidewalks will abut the facade at the common parking area. 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Minimum Standard: Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection RMC 4-3-100.G4b). The project's internal pedestrian network will connect with the sidewalk along NE 4th Street west of the building. Minimum Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. Sidewalks will be raised 6 inches above the level of the common drive aisle, with a concrete curb providing separation/transition between the two surfaces. Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials (see illustration, subsection RMC 4-3-100.G4c). Sidewalks will have different finishes from driveways in terms of material, color and texture. Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface and street trees (see illustration, subsection RMC-4-3-100.G4d). In compliance with the pre-application recommendation, a 5-foot wide landscaped planter and a 5-foot wide sidewalk will be provided by the developer on the south side of the NE 4th Street ROW. (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. Page 9 of 23 Street trees will be spaced so as not to obstruct sightlines to the front entrances. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A 10 -12 foot pathway, for example, can accommodate groups of persons walking four abreast, or two couples passing one another. An 8 foot pathway will accommodate three individuals walking abreast, whereas a smaller 5 -6 foot pathway will accommodate two individuals. A 5-foot wide sidewalk along the west fa,ade of the building will be provided. Minimum Standard: Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. Street trees will be spaced so as not to obstruct sightlines to the front entrances. Minimum Standard: All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development The sidewalk along NE 4th Street and the interior site sidewalk will be paved with a non-slip, all- weather concrete finish. Guideline: Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment Does not apply. Guideline: Mid-block connections are desirable where a strong linkage between uses can be established. Does not apply. Guideline: Decorative fences, with the exception of chain link fences, may be allowed when appropriate to the situation. Does not apply. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Minimum Standard: Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. The portico will run along 75% of the north facade, with overhead weather protection at approximately 11 feet above the sidewalk. Minimum Standard: Site furniture provided in public spaces shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. Does not apply -no site furniture required nor proposed. Page 10 of 23 Minimum Standard: Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Does not apply-no site furniture required nor proposed. Guideline: Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. Bicycle racks and trash receptacles will be provided. Guideline: Street amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. Does not apply -none required nor proposed. Guideline: Architectural elements that incorporate plants, such as facade-mounted planting boxes or trellises or ground-related or hanging containers are encouraged, particularly at building entrances, in publicly accessible spaces, and at facades along pedestrian-oriented streets (see illustration, subsection RMC 4-3-100.G4f). Landscaping will be provided at street front entrances. D. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. Minimum Standard: All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping). All pervious areas, except in buffer zones where absolutely no development is allowed, will be landscaped. Minimum Standard: Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. Street trees will be planted within the proposed 5-foot planting strip along NE 4th Street between the curb edge and the building. Minimum Standard: On designated pedestrian-oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection RMC 4-3-100.H3a). Tree grates will be provided where required. Minimum Standard: The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. Page 11 of 23 Proposed landscaping will be compatible with the architectural design intent and program of the building in terms of scale, color, texture and overall visual character. Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and nonvegetative elements, reinforces the architecture or concept of the development. Proposed landscaping will be designed to complement, rather than dominate, the architectural design of the building. Landscaping will also be designed to fit in with native vegetation, of which a substantial amount will be left untouched on site because of the required wetland and stream buffer zones. Minimum Standard: Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080F7, Landscape Requirements). Such landscaping shall be at least 10 feet in width as measured from the sidewalk (see illustration, subsection RMC 4-3-100.H3b). Does not apply-surface parking will be located in the interior of the project site away from the street frontage, and will therefore not be immediately visible to traffic on NE 4th Street. Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. Street trees will comply fully with the dimensional standards enumerated above. Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. Shrubs shall be at least 12 inches tall at planting and have a mature height between three and four feet. Shrubs will be per specifications and dimensions listed above. Minimum Standard: Ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage of the landscaped area within three years of installation. Ground cover will be planted accordingly. Minimum Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. Applicant will comply with this requirement. Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows: (1) Required Amount: The project will comply with this requirement. Total Number of Spaces Minimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space Page 12 of 23 100 or more I 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. (2) Provide trees, shrubs, and ground cover in the required interior parking lot landscape areas. The project will comply with this requirement. (3) Plant at least one tree for every six parking spaces. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. The project will comply with this requirement. (4) Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs shall be at least 16 inches tall at planting and have a mature height between three and four feet. The project will comply with this requirement. (5) Up to 50 percent of shrubs may be deciduous. The project will comply with this requirement. (6) Select and plant ground cover so as to provide 90 percent coverage within three years of planting; provided, that mulch is applied until plant coverage is complete. The project will comply with this requirement. (7) Do not locate a parking stall more than 50 feet from a landscape area. The project will comply with this requirement. Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. Regular landscaping maintenance will be provided post-construction. Minimum Standard: Underground, automatic irrigation systems are required in all landscape areas. Landscape design will employ underground, automatic irrigation systems in all landscape areas. Guideline: Landscaping should be used to soften and integrate the bulk of buildings. Landscaping will be used to soften the industrial look of the building. Guideline: Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. The project will comply with this requirement. Guideline: Use of low maintenance, drought-resistant landscape material is encouraged. Landscape design will employ materials and plant species that require low maintenance throughout the year. Guideline: Choice of materials should reflect the level of maintenance that will be available. Page 13 of 23 Landscape design will employ materials and plant species that require low maintenance throughout the year. Guideline: Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. Landscaping at the street frontage will include seasonal landscaping and container plantings. Guideline: Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather-resistant materials that can be reasonably maintained. Landscape design will specify planting containers that are low maintenance and weather- resistant. Guideline: Landscaping should be used to screen parking lots from adjacent or neighboring properties. Perimeter landscaping will be used to screen as much of the parking area from outside views as possible. 2. Recreation Areas and Common Open Space: Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian-oriented streets particularly at street corners. Minimum Standard: Mixed use residential and attached housing developments of ten or more dwelling units shall provide a minimum area of common space or recreation area equal to 50 square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Director. The required common open space shall be satisfied with one or more of the elements listed below. The Director may require more than one of the following elements for developments having more than 100 units. (a) Courtyards, plazas, or multi-purpose open spaces; Does not apply. (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; Does not apply. (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; Does not apply. (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or Does not apply. (e) Children's play spaces. Does not apply. Page 14 of 23 Minimum Standard: In mixed use residential and attached residential projects, required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. Does not apply. Minimum Standard: In mixed use residential and attached residential projects required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development (see illustration, subsection RMC 4-3- 100.H3c). Does not apply. Minimum Standard: Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. Does not apply. Minimum Standard: In mixed use residential and attached residential projects, other required landscaping and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. Does not apply. Minimum Standard: All buildings and developments with over 30,000 square feet of nonresidential uses (excludes parking garage floor plate areas) shall provide pedestrian-oriented space (see illustration, subsection RMC 4-3-100.H3d) according to the following formula: 1% of the lot area+ 1% of the building area= Minimum amount of pedestrian oriented space Does not apply· the project is outside the Highlands Subarea Design District per RMC 4·3-100.H3d. Minimum Standard: To qualify as pedestrian-oriented space, the following must be included: (a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a non-vehicular courtyard; Does not apply. (b) Paved walking surfaces of either concrete or approved unit paving; Does not apply. (c) On-site or building-mounted lighting providing at least four foot-candles (average) on the ground; and Does not apply. (d) At least three feet of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza area or open space. Does not apply. Page 15 of 23 Minimum Standard: The following features are encouraged in pedestrian-oriented space (see illustration, subsection RMC 4-3-100.H3e) and may be required by the Director: (a) Provide pedestrian-oriented uses on the building facade facing the pedestrian-oriented space. Does not apply. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security-such as adjacent to a building entry. Does not apply. (c) Provide pedestrian-oriented facades on some or all buildings facing the space. Does not apply. (d) Provide movable public seating. Does not apply. Minimum Standard: The following are prohibited within pedestrian-oriented space: (a) Adjacent unscreened parking lots; Does not apply. (b) Adjacent chain link fences; Does not apply. (c) Adjacent blank walls; Does not apply. (d) Adjacent dumpsters or service areas; and Does not apply. (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. Does not apply. Minimum Standard: The minimum required walkway areas shall not count as pedestrian- oriented space. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Director determines such space meets the definition of pedestrian-oriented space. Does not apply. Minimum Standard: Commercial Arterial Zone Public Plazas. At each corner of the intersections listed below, there shall be provision of a public plaza of no less than 1,000 square feet with a minimum dimension of 20 feet on one side abutting the sidewalk. The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. These public plazas are to be provided at all of the following intersections: i. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. Page 16 of 23 ii. Bronson Area: Intersections with Bronson Way North at: (a) Factory Avenue N. / Houser Way S.; (b) Garden Avenue N.; and (c) Park Avenue N. and N. First Street. iii. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. iv. Northeast Fourth Area: Intersections with N.E. Fourth at: (a) Duvall Avenue N.E.; (b) Monroe Avenue N.E.; and (c) Union Avenue N.E. v. Grady Area: Intersections with Grady Way at: (a) Lind Avenue S.W.; (b) Rainier Avenue S.; (c) Shattuck Avenue S.; and (d) Talbot Road S. vi. Puget Area: Intersection of S. Puget Drive and Benson Road S. vii. Rainier Avenue Area: Intersections with Rainier Avenue S. at: (a) Airport Way/ Renton Avenue S.; (b) S. Second Street; (c) S. Third Street/ S.W. Sunset Boulevard; (d) S. Fourth Street; and ( e) S. Seventh Street. viii. North Renton Area: Intersections with Park Avenue N. at: (a) N. Fourth Street; and (b) N. Fifth Street. ix. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: (a) Duvall Avenue N.E.; and (b) Union Avenue N.E. Guideline: Common space areas in mixed use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. Does not apply. Guideline: Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. Does not apply. Guideline: In mixed use residential and attached residential projects children's play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. Does not apply. E. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. Page 17 of 23 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulation and articulation will be achieved through the following: • Material, color and texture variety -using glass, metal siding and CMU -to break up large planes into smaller portions; • Use of light and shadow by contrasting projections (metal portico, cantilevered display windows) against recesses (clerestories, large glazed areas under cantilevers and porticos); • Variations of roof types (flat roof with parapet walls, and pitched metal roof) to create visual interest. Guideline: Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. The objectives enumerated above will be achieved through the skillful use of contrasting and complementary finish materials, textures, colors, light and shadow, reflectivity and opacity/transparency of surfaces. Guideline: Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. The scale of building modulation and articulation and will be appropriate to the pedestrian environment, as well as the neighboring residential neighborhood. Guideline: A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. Modulation and articulation will be used to reinforce the pedestrian scale of the development. Guideline: Building modulations should be a minimum of two feet deep, 16 feet in height, and eight feet in width. Modulations on the building's exterior shall meet these minimum dimensional requirements. Guideline: Alternative methods to shape a building such as angled or curved facade elements, off-set planes, wing walls, and terracing will be considered; provided, that the intent of this Section is met. The corner elements at the street frontage, in addition to modulation and articulation of the fa~ade, will provide architectural interest. 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Page 18 of 23 Minimum Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. The building will have material changes and other architectural detailing visible from public streets or sidewalks. Minimum Standard: Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following (see illustration, subsection RMC 4-3-100.ISd): (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. The building will have material changes and other architectural detailing visible from public streets or sidewalks. Minimum Standard: Treatment of blank walls shall be proportional to the wall. The building will have material changes and other architectural detailing that is proportional to the overall wall which is visible from public streets or sidewalks. Minimum Standard: Provide human-scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. The metal portico at street frontage, together with sidewalk landscaping and architectural lighting, will help establish a scale appropriate to the pedestrian environment at NE 4th Street. Minimum Standard: Facades on designated pedestrian-oriented streets shall have at least 75 percent of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian-oriented street) comprised of transparent windows and/or doors. Transparent windows will comprise a minimum of 75% of the linear frontage of the street facade. Minimum Standard: Other facade window requirements include the following: (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Clear glazing will be installed in storefront windows. (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Page 19 of 23 Storefront windows will be designed to accommodate frequent changes to merchandise displays. (c) Where windows or storefronts occur, they must principally contain clear glazing. Clear glazing will be installed in storefront windows. (d) Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. None of the materials listed above will be used in storefront glazing. Guideline: The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illustration, subsection RMC 4-3-100.ISe): (a) Facade Features: (1) Recess; Will be provided. (2) Overhang; Will be provided. (3) Canopy; Will be provided. (4) Trellis; (5) Portico; Will be provided. (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; (2) Glass windows flanking door; Will be provided. (3) Large entry doors; Will be provided. (4) Ornamental lighting; Will be provided. (5) Lighted displays. (c) Detail Features: (1) Decorative entry paving; (2) Ornamental building name and address; Will be provided. (3) Planted containers; Will be provided. (4) Street furniture (benches, etc.). Guideline: Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground-level detail. Major architectural treatments and elements that would define the visual character of the development will be at ground level. Guideline: Elevated or terraced planting beds between the walkway and long building walls are encouraged. There will be an elevated planter integrated into the ADA ramp into the storage lobby/office. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Minimum Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.ISf): (a) Extended parapets; Will be provided. Page 20 of 23 (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. Minimum Standard: Locate and screen roof-mounted mechanical equipment so that the equipment is not visible within 150 feet of the structure when viewed from ground level. Does not apply-no rooftop mechanical equipment will be installed. Minimum Standard: Screening features shall blend with the architectural character of the building, consistent with RMC 4-4-095E, Roof-Top Equipment. Does not apply-no rooftop mechanical equipment will be installed. Minimum Standard: Match color of roof-mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. Does not apply -no rooftop mechanical equipment will be installed. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. The quality of finish materials will be consistent on all sides visible from NE 4th Street. Minimum Standard: Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. The palette of materials to be used on building exteriors will have a unified and aesthetically pleasing overall appearance and character, and patterns, colors and textures shall complement, rather than clash with each other. Minimum Standard: Materials shall be durable, high quality, and reasonably maintained. The palette of materials to be used will be chosen on the basis of quality, durability and maintenance requirement. Minimum Standard: Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Material variation will be achieved by using different colors, profiles, orientation and banding of pre-formed, pre-finished metal siding. Guideline: Building materials should be attractive, durable, and consistent with more traditional urban development. Appropriate examples would include brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass, and cast-in-place concrete. CMU, pre-finished metal panels and siding and glass will be used in the buildings. Page 21 of 23 Guideline: Concrete walls should be enhanced by texturing, reveals, snap-tie patterns, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. Does not apply-there will be no concrete walls in any of the buildings. Guideline: Concrete block walls should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. CMU will be split-face and colored to make them visually appealing. Guideline: Stucco and similar troweled finishes should be used in combination with other more highly textured finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four feet (4') above. Does not apply-there will be no stucco or trowel finish in any of the buildings. F. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Minimum Standard: Signage shall be an integral part of the design approach to the building. Building signage will be incorporated into the architectural design. Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. The project will comply with this requirement. Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3-100.J3a): i. Pole signs; ii. Roof signs; iii. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back-lit. The project will comply with this requirement. Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Building signage will be incorporated into the architectural design. Minimum Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. The project will comply with this requirement. Minimum Standard: Entry signs shall be limited to the name of the larger development. Entry signs will have only the name of the storage facility. Page 22 of 23 Guideline: Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Corporate signage in the development will be professionally and tastefully done. Guideline: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. The project will comply with this requirement. Guideline: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Blade type signage will be used where appropriate or applicable in the development. G. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Minimum Standard: Lighting shall conform to on-site exterior lighting regulations located in RMC 4-4-075, Lighting, Exterior On-Site. Exterior lighting will comply with the pertinent regulations of the Municipal Code cited above. Minimum Standard: Lighting shall be provided on-site to increase security, but shall not be allowed to directly project off-site. Exterior lighting will be rated, shielded, diffused or directed so as to confine its effects within the boundaries of the project and its associated pedestrian spaces. Minimum Standard: Pedestrian-scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian-oriented spaces. Exterior lighting will be installed throughout the development's pedestrian areas accordingly. Guideline: Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. Does not apply. Guideline: Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with down-lighting, decorative street lighting, etc. Exterior lighting fixtures will be selected with the view to highlighting the building's architecture, enhancing the nighttime pedestrian environment, and providing optimum illumination for safety and security. Page 23 of 23 DEPARTMENT OF COMI . _. JITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION ENVIRONMENTAL CHECKLIST City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply'' only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting doc.uments. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: /' ,' .. '· F:\1. SCMA Files\1. Project Files\2014 Jobs\14042 Renton Self Storage\DOCUMENTS\400. PERMIITING\LU Submittals\Submittal Requirements, Forms and Templa1es\Environmental Checklist'.Environmental Checklist.doc 05/14 For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B even though questions may be answered "does not apply". In addition the SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", "applicant", and "property or site" should be read as "proposal", "proponent", and "affected geographic area" respectively. The lead agency may exclude (for non-projects) questions in Part B -Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND 1. Name of proposed project, if applicable: Storage One on 4th Expansion 2. Name of applicant: Urban Self Storage, Inc. 3. Address and phone number of applicant and contact person: 918 S Horton Street, Suite 1000, Seattle, WA 98134; Travis Ameche -(425) 213 4000 4. Date checklist prepared: 12/15/2014 5. Agency requesting checklist: City of Renton Planning Division 6. Proposed timing or schedule (including phasing, if applicable): Construction Start: Spring, 2015 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. 2 F:\1. SCMA Files\1. Project Files\2014 Jobs\14042 Renton Self Slorage\DOCUMENTS\400. PERMITIINGILU Submitta!s1Subm1ttal Requirements, Forms and Templales\Environmental Checklistl.Environmental Checklist.doc 05114 Wetland Delineation Report Standard Stream or Lake Study Habitat Data Report Tree Retention Worksheet Tree Inventory Plan Drainage Report 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. List any government approvals or permits that will be needed for your proposal, if known. City of Renton Site Plan Review, Conditional Use Permit, Lot line Adjustment and Environmental Review, Grading Permit, Building Permit, Construction Permit, Occupancy Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The project involves the construction of a 3-story, 66,767 gross square foot Type 11-B building with 2,039 square feet of net rentable retail space and 44,668 square feet of net rentable self-storage space. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Project Address: 4815 NE 4th Street, Renton, WA The project site consists of two parcels of land (APN 1523059002 or Parcel A and APN 1523059178 or Parcel B) totaling ±1.83 acres in area located on the south side of NE 4th Street just west of Field Pl. NE, within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. With an adjacent zoning R-10 to the East, R-8 to the South, and CA to the West of the property. 3 F:11. SCMA Files\1. Projecl Files\2014 Jobs\14042 Renton Self Slorage\DOCUMENTS\400. PERMITIING\LU Submittals\Submittal Requirements, Forms and Templates\Environmental Checklist\Environmental Checklist.doc 05/14 8. ENVIRONMENTAL ELEMENTS 1. EARTH a. General des~on of the site (circle one):CE.@t}olling, hilly, steep slopes, mountainous, other _____ _ The site is mostly level at elevation 398, it slopes off to the west at the property line and there are slopes of up to 1:1 down to the stream at the southeast corner. b. What is the steepest slope on the site (approximate percent slope)? Approximately 100% at the stream bank but is an isolated area. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. Up to 8 feet of fill overlying native sand and silty sand. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Approximately 1.3 acres of the site will be disturbed during construction. Approximately 2,500 cubic yards of cut and fill of onsite soils is proposed onsite and approximately 1,500 cubic yards of excess material will be removed from the site to an approved location. Earthwork is required to achieve the building grades and to excavate for the proposed utilities. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion is always possible during the rainy season, but not considered likely during our construction phase, which is tentatively scheduled to avoid our wettest weather. However any erosion occurring would not be significant, primarily due to the site's small 4 F:\1 SCMA Files\1. Project Rles\2014 Jobs\14042 Renton Self Storage\OOCUMENTS\400. PERMITTINGILU Submittals1Submittal Requirements, Forms and Templates\Environmental Checklist\Environmental Checklist.doc 05/14 size and would be handled by the mitigations proposed in the temporary erosion and sedimentation control plan. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 48.33% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR Any measures to reduce and/or control erosion and sedimentation will be specified in a Temporary Erosion and Sedimentation Control Plan (TESCP); designed to be fully compliant with the standards and specifications of the most recently applicable Washington State Department of Ecology (WSDOE) Stormwater Design Manual. In addition, the project will be implemented using best management practices (BMPs) recommended by WSDOE, as well as specific comments and requirements mandated by Renton staff during the plan review process. Typically, erosion and sedimentation control begins with the excavation of the detention system, and continues throughout the construction process; concluding only upon the project's completion or when the potential for erosion has passed. Due to the high level of impervious surface and a minimal area of disturbance, specifically for excavation purposes, erosion controls are likely to be limited to the use of silt fence to filter runoff and inlet protection in catch basins. a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. During Construction, there will be emissions typically produced by heavy equipment for grading, excavating, cement mixing and pouring, among others. No emissions are expected during operation of the completed project. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: 5 F :\ 1. SCMA Files\ 1 _ Project Files\2014 Jobs\ 14042 Renton Self Storage\OOCUMENTS\400. PERMITTING\LU Submittals\S1.1bm1ttal Requirements, Fonns and Templates\Environmental Checklis!\Environmental Checklist.doc 05/14 N/A. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. One wetland (Wetland A) and one drainage channel are located on the subject property. Wetland A is a Palustrine, Forested, Scrub Shrub, Seasonally Flooded (PFO/SSC) depressional wetland located near the southern property boundary and extends offsite to the south. Per City of Renton rating methods, Wetland A is Category 3. The drainage channel flows south along the eastern property boundary, draining offsite wetlands to the onsite wetland. It then enters a stormwater detention pond through a culvert and continues offsite as a drainage channel. The drainage channel is a Class 4 waterbody. The Class 4 waters are non- fish bearing intermittent waters during normal rainfall years. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Under RMC 4.3.0SO.M., Wetland A is a Category 3 wetland that is regulated by City of Renton and requires a standard 25-foot buffer. The onsite drainage channel is classified as Class 4 water by City of Renton, requiring a standard 35-foot-wide buffer. The project does not propose any work over or in Wetland A, the drainage channel, or associated buffers; however, the project will require work adjacent to (within 200 feet) of these features. No direct impacts are proposed, and indirect impacts from construction activities will be avoided through the use of best management practices and the implementation of temporary erosion and sediment control measures. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. The project does not propose fill or dredge material to be placed in or removed from Wetland A, the drainage channel, or associated buffers 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. 6 F:11. SCMA Files\1. Project Files\2014 Jobs\14042 Renton Self Stora~\OOCUMENTS\400. PERMITIING\LU Submittals1Submitta1 Requirements, Forms and Templates\Environmental Checklist\Environmental Checklist.doc 05/14 No. S) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals.; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. The only potential source for waste materials entering the ground associated with this project, lies in pollutants collected in surface runoff from the vehicle maneuvering area or parking stalls, as conveyed through the onsite stormwater collection system. c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Stormwater runoff from paved surfaces in the maneuvering and parking areas will be collected and conveyed to a stormwater collection system. Runoff will them be routed to a water quality and detention system for treatment and detention. Additional water quality treatment will be accomplished in a vault type filter system 7 F:11. SCMA Files\1. Project Files\2014 Jobs\14042 Renton Sert Storage\OOCUMENTS\400. PERMITTlNG\LU Submittals\Submittal Requirements, Forms and Templates\Environmental Checklist\En'o'ironmental Checklist.doc 05114 and then to the existing Class IV stream onsite. 2) Could waste materials enter ground or surface waters? If so, generally describe. Surface water could be contaminated by runoff containing oil, unspent hydrocarbons and other contaminants from the paved maneuvering and parking areas. However, the two treatment train water quality system proposed wilt treat runoff from the site prior to runoff being discharged to surface waters. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. Runoff is directed to the Class IV stream at the southeast corner of the site via sheet flow in the existing condition. The proposed development will change that to a point discharge in the stream buffer at the southeast corner of the site. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: A rain garden is a proposed BMP on this project. This BMP helps to slow the time of concentration on a developed site and also allows some runoff to slowly percolate into the groundwater system during small rainfall events. 4. PLANTS a. Check the types of vegetation found on the site: _X_deciduous tree: alder, maple, aspen, other _X_evergreen tree: fir, cedar, pine, other _X_shrubs .lL__grass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. _X_wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? 8 F:\i. SCMA Files\1. Project Files\2014 Jobs\14042 Renton Self Storage\OOCUMENTS\400. PERMITTING\LU Submittals\Submittal Requirements. Forms and Templa1es\Environmental Checklist\Environmental Checklist.doc 05/14 Vegetation will be removed from areas outside of the drainage and wetland buffer. Areas of vegetation removal were previously disturbed, and vegetation to be removed primarily consists of young trees and invasive species, which currently provide little functional habitat. c. List threatened and endangered species known to be on or near the site. No threatened or endangered species are known to be on or near the site. WDFW's Priority Habitats and Species maps and data do not show any listed species or habitat on or in the vicinity of the subject property. No priority habitats or species other than the wetland and drainage feature were observed onsite during site investigations. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: No threatened or endangered species are known to be on or near the site. WDFW's Priority Habitats and Species maps and data do not show any listed species or habitat on or in the vicinity of the subject property. No priority habitats or species other than the wetland and drainage feature were observed onsite during site investigations. e. List all noxious weeds and invasive species known to be on or near the site. Himalayan blackberry (Rubus armeniacus), English ivy (Hedera helix), and Scotch broom (Cytisus scoparius) were identified onsite. 5. ANIMALS a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: Birds: hawk, heron, eagle, songbirds, other: songbirds Mammals: deer, bear, elk, beaver, other: evidence of beaver. moles Fish: bass, salmon, trout, herring, shellfish, other ___ _ b. List any threatened and endangered species known to be on or near the site. No threatened or endangered species are known to be on or near the site. WDFW's Priority Habitats and Species maps and data do not show any listed species or habitat on or in the vicinity of the subject property. WDFW SalmonScape maps do not show any salmon species/habitats on or near the sites. No priority habitats or species other than the wetland and drainage feature were observed onsite during site 9 F:11. SCMA Files\1 Project Files\2014 Jobs\ 14042 Renton Self Storage\DOCUMENTS\400. PERMITTING\LU Submittals\Submittal Requirements, Forms and Templates\Environmental Checklist\Environmental Check!ist.doc 05/14 investigations. The wetland does not likely support habitat for threatened or endangered species. c. Is the site part of a migration route? If so, explain. As with the rest of Western Washington, the entire site is part of the Western Flyway zone. d. Proposed measures to preserve or enhance wildlife, if any: The property is located in a highly urbanized area, contains little if any existing habitat, and is not known to support wildlife. The only functional habitat onsite would be associated with the wetland and/or drainage channel, both of which will be protected. e. List any invasive animal species known to be on or near the site. N/A. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric -for lighting, heating and power. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Since Mechanical, Electrical and Plumbing systems will be executed on a design-build basis, energy conservation measures are not yet defined at this time, but energy saving lighting and heating systems will be specified as much as possible. 7. ENVIRONMENTAL HEALTH 10 F:\1. SCMA Files\1. PrOjeet Files\2014 Jobs\14042 Renton Self Storage\DOCUMENTS1400. PERMIITING\LU Submittals\Submittal Requirements, Forms and Templates\Environmental Checklist\Environmenta! Checklist.doc 05/14 a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. N/A. 1) Describe any known or possible contamination at the site from present or past uses. Two separate memoranda issued after pre-application submittals made in 2012 and 2013 describe the property as "currently vocont ... formerly occupied by on auto rebuild use with confirmed and suspected contaminates ... (and having) since gone through independent remedial actions." Per the memoranda, the State of Washington Department of Ecology has issued a 'No Further Action' determination for the site. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. N/A. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. N/A. 4) Describe special emergency services that might be required. N/A. 5) Proposed measures to reduce or control environmental health hazards, if any: N/A. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? N/A. 11 F:\ 1. SCMA Files\ 1. Project Files\2014 Jobs\ 14042 Renton Self Storage\DOCUMENTS\400. PERMITTING\LU Submittals\Submittal Requirements, Forms and Templates\Environmental Checklist\Environmental Checklist.doc 05/14 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During construction, noise typically associated with a construction project -from clearing, excavation, equipment and tools, etc. -will be generated during daytime work hours. No excessive levels of noise are expected to be generated during the operation of the completed project. 3) Proposed measures to reduce or control noise impacts, if any: None. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The site is currently vacant. The adjacent property due west is an existing parking lot; to the south and southwest is Storage One on 4"'; to the southeast is a wetland and due east is a residential neighborhood. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? N/A. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: N/A. c. Describe any structures on the site. There are no buildings currently onslte. There is some area of existing pavement. d. Will any structures be demolished? If so, what? 12 F:\1. SCMA Files\1. Project Files\2014 Jobs\14042 Renton Self Storage\DOCUMENTS\400. PERMITIING\LU Submittals\Submittal Requirements, Forms and Templates\Environmental Checklist\Environmental Checklist.doc 05/14 No structures will be demolished but the existing pavement onsite will be removed. e. What is the current zoning classification of the site? Commercial Arterial (CA) f. What is the current comprehensive plan designation of the site? Commercial Corridor (CC) g. If applicable, what is the current shoreline master program designation of the site? N/A. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. The City of Renton maps identify a wetland and Class 4 stream onsite. The presence of both features was confirmed by Soundview Consultants LLC. Impacts to these features and associated buffers will be avoided. i. Approximately how many people would reside or work in the completed project? About 6 to 8 employees. j. Approximately how many people would the completed project displace? N/A. k. Proposed measures to avoid or reduce displacement impacts, if any: N/A. I. L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project is a mixed use retail and storage development intended as an expansion of the Owner's existing storage facility south and southwest of the property. While storage uses are not permitted outright in the CA zone, the developer is seeking conditional use approval to allow storage use on the property. 13 F:\1. SCMA Files\1. Project Files\2014 Jobs\14042 Renton Self Storage\OOCUMENTS\400. PERMIITING\LU Submittals\Submittal Requirements, Forms and Templates\Environmental Checklist\Environmental Checklist.doc 05/14 m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: N/A. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. N/A. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A. c. Proposed measures to reduce or control housing impacts, if any: N/A. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The building will be approximately 38' -4" high from finish grade to the highest parapet wall. Exterior building materials include split-face CMU, horizontal and vertical metal siding, aluminum storefront, and fiber cement panels. b. What views in the immediate vicinity would be altered or obstructed? N/A. c. Proposed measures to reduce or control aesthetic impacts, if any: Modulation and articulation of building volume, landscaping and similar screening techniques. 11. LIGHT AND GLARE 14 F:\1. SCMA Files\1 Project Files\2014 Jobs\14042 Renton Self Storage\DOCUMENTS\400. PERMITIING\LU Submittals\Submittal Requirements. Forms and Templates\Environmenta/ Checklist\Environmental Checklist.doc 05/14 a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None anticipated. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? N/A. d. Proposed measures to reduce or control light and glare impacts, if any: The project will use exterior materials with low reflectivity, canopies and recesses, and a muted color palette as much as possible. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? N/A. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: N/A. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe. N/A. 15 F:\ 1. SCMA Files\ 1. Project Files\2014 Jobs\ 14042 Renton Self Storage\DOCUMENTS\400. PERMtTIING\LU Submittals\Submittal Requirements, Forms and Templates1Environmental Checklist\Environmental Checklist.doc 05114 b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site 7 Please list any professional studies conducted at the site to identify such resources. N/A. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. N/A. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. N/A. 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. The lot is fronting NE 4th Street. Two curb cuts are proposed -one for a drive aisle serving the parking area, and another for a fire lane. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? NE 4th Street is currently served by KC Metro bus route 111. The nearest transit stop is approximately 290 feet west of the western boundary of the property along NE 4th Street. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? There will be 25 parking spaces, including 2 ADA spaces. There are no existing parking spaces to be eliminated. 16 F:\1. SCMA Files\1. Project Files\2014 Jobs\14042 Renton Self Storage\DOCUMENTS\400. PERMITIING\LU Submitta!s\Submittat Requirements, Forms and Templates\Environmental CliecklistlEnvHonmental Checklistdoc 05/14 d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). The proposal will require right-of-way improvements along NE 4"' Street, including lighting and landscaping. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. N/A. f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these .estimates? Time Period Weekday Daily Weekday AM Peak Hour Weekday PM Peak Hour Net New Trips Generated In Out Total 82 83 16S 3 2 S 6 7 13 g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. N/A. h. Proposed measures to reduce or control transportation impacts, if any: N/A. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. No. b. Proposed measures to reduce or control direct impacts on public services, if any. 17 F:\1. SCMA Files\1. Project Fi!es\2014 Jobs\14042 Renton Self Storage\DOCUMENTS\400. PERMITIING\LU Submrttals\Submrttal Requirements, Forms and Templates\Environmental Checkhst\Environmentat Checklist.doc 05/14 N/A. 16. UTILITIES a. Circle utilities currently available at the site: ...--------..:::.\ '·. ----~~-~. (electricit'>;Jiatural gas, water, refuse service~~~~itary sew_e~ septic system, dthe.----~ ~-- b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed . . C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. /---~ Proponent Signature: _(_~<-=--------"-~-•-_---'F_'C_ ••• _-_==:::::-,,_-__ -"'"--~~---.) ________ _ Name of Signee (printed): ~R=ay~m~o=n~d~G=am~o _____________ _ Position and Agency/Organization: Stricker Cato Murphy Architects Date Submitted: =12=/=1=9/~2=0=1~4 ____ _ 18 F:11 SCMA Files\1. Pro1ect Files\2014 Jobs\14042 Renton Self Storage\00CUMENTS1400. PERMITIINGILU Submitta!s\Submittal ReQuirements, Forms and Templates\Environmental Checklist\Environmentat Checklist.doc 05114 GEOTECH CONSULTANTS, INC. Renton Mini LLC 918 South Horton Street #1000 Seattle, Washington 98134 13256 Northca~t 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 May 29, 2014 JN14175 Attention: Travis Ameche via email: travis.ameche@urbanstorage.com Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Storage Facility 13839 Southeast 1281h Street and 4815 Northeast 4th Street Renton, Washington bear Mr. Ameche: We are pleased to present this geotechnical engineering report for the storage facility to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, and pavements. This work was authorized by your acceptance of our proposal, P-8891, dated March 28, 2014. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. TRC/DRW:at Respectfully submitted, GEOTECH CONSULTANTS, INC. ~~ . Thor Christensen, P.E. Senior Engineer GEOTECH CONSULTANTS, INC. ' ,,/ GEOTECHNICAL ENGINEERING STUDY Proposed Storage Facility 13839 Southeast 1281h Street and 4815 Northeast 4th Street Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed storage facility to be located in Renton. We have been provided with a site plan by Stricker Cato Murphy Architects dated May 13, 2014. Based on these plans, we understand that the development will consist of a three-story building to be located in the central to southwestern portion of the site. A paved access road and parking area will be located west/southwest of the building and a paved fire lane will be located along a portion of the east side of the building. The site is fairly level, thus we believe the slab grade of the building and the paved areas will be near the existing grade. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site, which is composed of two rectangular-shaped parcels, numbered 1523059178 and 1523059002. Overall, the site is somewhat L-shaped, being long on its east and south sides. The site is bordered to the north by Northeast 4111 Street and a commercial property, to the east by a residential development, to the south by a mini-storage facility, and to the west by commercial properties. We understand that a gas station formerly occupied the northern portion of the site, but it and the associated underground storage tanks have been removed. Some asphalt pavement remains in that area, which is mostly surrounded with chain link fencing. The ground surface within the site is nearly flat. Close to the southern property line, the ground surface slopes steeply about 5 vertical feet down toward the south. A small stream has been mapped close to the eastern edge of the site. The site is vegetated with young to mature deciduous trees, brush, field grass, and blackberry vines. SUBSURFACE The subsurface conditions were explored by excavating 11 test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was generally based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. However, an environmental firm also reviewed the excavation of several test pits in the area of the former gas station. GEOTECH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 JN 14175 Page 2 The test pits were excavated on May 14, 2014 with a trackhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from the trackhoe bucket. The Test Pit Logs are attached to this report as Plates 3 lhrough 8. Soil Conditions Test Pits 1 through 6 were excavated in the northern portion of the site where the gas station existed. The test pits there encountered a few inches of asphalt pavement at or near the ground surface. The test pits then revealed medium-dense fill material that generally extended to depths of about 3 to 4 feet, although the fill in Test Pit 5 was looser and extended to 8 feet. The fill in these explorations consisted of sand with gravel. We observed as much as 0.5 feet of topsoil below the fill in four of these test pits. Below the topsoil and the fill in Test Pit 2, we observed about 1 to 2 feet of loose, native, silty sand with gravel. The loose silty sand in Test Pits 1 through 4 and 6, and the fill in Test Pit 5, was underlain by medium-dense sand. The sand extended to the base of the explorations at depths of 5 to 9 feet. Test Pits 7 through 11, excavated where no previous development existed, also encountered fill material. The fill in this area was loose to medium-dense and was about 3.5 to 5.5 feet thick. It consisted of silty sand with gravel and pieces of concrete, asphalt, and other debris. The fill was underlain by about one foot of topsoil. Below the topsoil we observed about one foot of loose silty sand with gravel, which was underlain by layers of medium-dense to dense sand with gravel, silt, and silty sand. These materials extended to the maximum depths of the explorations of 8 to 8.5 feet. Groundwater Conditions Groundwater seepage was observed at a depth of 4 to 8 feet. The test pits were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. It should be noted that groundwater levels vary seasonally with rainfall and other factors. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are interpretive descriptions based on the conditions observed during excavation. The compaction of test pit backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. GEOTECH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 CONCLUSIONS AND RECOMMENDATIONS GENERAL JN 14175 Page 3 THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test pits conducted for this study encountered fill, topsoil, and loose native soil that extended to depths of about 4.5 to 8 feet. These materials are not suitable to support the proposed structure without experiencing excessive settlement. The building loads need to be transferred to the underlying medium-dense to dense native sand soils. Due to the relatively deep depth of the loose upper soils, we recommend that the building be supported with deep foundations that will transfer structural loads past the loose soils and into the underlying medium-dense to dense soil. We expect that pipe piles driven to refusal will be an appropriate foundation system. Recommendations for design and installation of piles are presented in the Pipe Piles section of this report. Projects involving small-diameter pipe piles often include the need for lateral resistance from fill placed against the foundations. If this is the case for this project, it is important that the structural engineer indicate this requirement on the plans for the general and earthwork contractor's information. Compaction requirements for this fill are discussed below in Pipe Piles. The building department may require that we verify suitable compaction of this fill prior to completion of the project. The on-site fill soils have variable fines content, and therefore have varying moisture sensitivity. It should be feasible to use the soils with low silt content as structural fill, but use of the silty soils as structural fill will likely not be possible if they become wet. The silty sand fill soils near the ground surface and the native silty sand soil encountered below the fill in the southern portion of the site have very low permeability. Also, groundwater was encountered in the native sand. In our opinion stormwater infiltration into the site soils is not feasible. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. We anticipate that a silt fence will be needed around the downslope sides of any cleared areas. Existing pavements, ground cover, and landscaping should be left in place wherever possible to minimize the amount of exposed soil. Rocked staging areas and construction access roads should be provided to reduce the amount of soil or mud carried off the property by trucks and equipment. Wherever possible, the access roads should follow the alignment of planned pavements. Trucks should not be allowed to drive off of the rock-covered areas. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following clearing or rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. On most construction projects, it is necessary to periodically maintain or modify temporary erosion control measures to address specific site and weather conditions. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active GEOTECH CONSULTANTS, INC. Renton Mini LL C May 29, 2014 JN 14175 Page 4 seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERATIONS In accordance with the International Building Code (IBC), the site class within 100 feet of the ground surface is best represented by Site Class Type D (Stiff Site Class). The site soils have a very low potential for seismic liquefaction because of their dense nature and/or the lack of groundwater. PIPE PILES Three-or 4-inch-diameter pipe piles driven with a 650-or 800-or 1, 100-pound hydraulic jackhammer to the following final penetration rates may be assigned the following compressive capacities. INSIDE PILI~(; ~\I. !)RIVING ' Ff\'~\L DRIVING II .\LLOW~\BU: DIA'\l!Kllcll R!\TF. RATE , RATE COMPRESSIVE I (650-pound I (800-1mnud hammer) I (l,!00-pouud hammer) C.\PAClTY hammer) 1 4 inches 20 sec/inch 15 sec/inch 10 sec/inch 1 O tons Note: The refusal criteria indicated In the above table are valid only for pipe piles that are Installed using a hydraulic impact hammer carried on leads that allow the hammer to sit on top of the pile during driving. If piles are installed by alternative methods, such as a vibratory hammer or a hammer that is hard-mounted to the installation machine, numerous load tests to 200 percent of the design capacity would be necessary to substantiate the allowable pile load. The appropriate number of load tests would need to be determined at the time the contractor and installation method are chosen. GEOTECH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 JN 14175 Page 5 As a minimum, Schedule 40 pipe should be used. The site soils should not be highly corrosive. Considering this, it is our opinion that standard "black" pipe can be used, and corrosion protection, such as galvanizing, is not necessary for the pipe piles. We recommend a minimum pile length of 1 O feet to achieve embedment into dense native soils. This is simply a minimum length needed to develop sufficient capacity. Our experience with installation of small-diameter pipe piles indicates that it is likely that they will be longer than this minimum length to reach refusal. Pile caps and grade beams should be used to transmit loads to the piles. Isolated pile caps should include a minimum of two piles to reduce the potential for eccentric loads being applied to the piles. Subsequent sections of pipe can be connected with slip or threaded couplers, or they can be welded together. If slip couplers are used, they should fit snugly into the pipe sections. This may require that shims be used or that beads of welding flux be applied to the outside of the coupler. Lateral loads due to wind or seismic forces may be resisted by passive earth pressure acting on the vertical, embedded portions of the foundation. For this condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level compacted fill. We recommend using a passive earth pressure of 300 pounds per cubic foot (pcf) for this resistance. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate passive value. As discussed above in the General section, if lateral resistance from fill placed against the foundations is required for this project, the structural engineer should indicate this requirement on the plans for the general and earthwork contractor's information. Compacted fill placed against the foundations can consist of on-site or imported soil that is tamped into place using the backhoe or is compacted using a jumping jack compactor. It is necessary for the fill to be compacted to a firm condition, but it does not need to reach even 90 percent relative compaction to develop the passive resistance recommended above. Due to their small diameter, the lateral capacity of vertical pipe piles is relatively small. However, if lateral resistance in addition to passive soil resistance is required, we recommend driving battered piles in the same direction as the applied lateral load. The lateral capacity of a battered pile is equal to one-half of the lateral component of the allowable compressive load, with a maximum allowable lateral capacity of 1,000 pounds. The allowable vertical capacity of battered piles does not need to be reduced if the piles are battered steeper than 1 :5 (Horizontal:Vertical). GEOTECH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 FOUNDATION AND RETAINING WALLS JN 14175 Page 6 Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: Passive Earth Pressure 300 pcf Soil Unit Weight 130 pcf Where: (i) pcf is pounds per cubic foot, and (ii) active and passive earth pressures are computed using the equivalent fluid pressures. * For a restrained wall that cannot deflect at least 0.002 times its height, a uniform lateral pressure equal to 10 psf times the height of the wall should be added to the above active equivalent fluid pressure. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The values given above are to be used to design only pelmanent foundation and retaining walls that are to be backfilled, such as conventional walls constructed of reinforced concrete or masonry. It is not appropriate to use the above earth pressures and soil unit weight to back-calculate soil strength parameters for design of other types of retaining walls, such as soldier pile, reinforced earth, modular or soil nail walls. We can assist with design of these types of walls, if desired. The passive pressure given is appropriate only for a shear key poured directly against undisturbed native soil, or for the depth of level, well-compacted fill placed in front of a retaining or foundation wall. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a corner. Wall Pressures Due to Seismic Forces The surcharge wall loads that could be imposed by the design earthquake can be modeled by adding a uniform lateral pressure to the above-recommended active pressure. The recommended surcharge pressure is 7H pounds per square foot (psi), where H is the GEOTECH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 JN 14175 Page 7 design retention height of the wall. Using this increased pressure, the safety factor against sliding and overturning can be reduced to 1.2 for the seismic analysis. Retaining Wall Backfill and Waterproofing Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. The later section entitled Drainage Considerations should also be reviewed for recommendations related to subsurface drainage behind foundation and retaining walls. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. Also, subsurface drainage systems are not intended to handle large volumes of water from surface runoff. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. Water percolating through pervious surfaces (pavers, gravel, permeable pavement, eel.) must also be prevented from flowing toward walls or into the backfill zone. The compacted subgrade below pervious surfaces and any associated drainage layer should therefore be sloped away. Alternatively, a membrane and subsurface collection system could be provided below a pervious surface. It is critical that the wall backfill be placed in lifts and be properly compacted, in order for the above-recommended design earth pressures to be appropriate. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. The section entitled General Earthwork and Structural Fill contains additional recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls, or to prevent the formation of mold, mildew or fungi in interior spaces. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. There are a variety of different waterproofing materials and systems, which should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. We recommend that you contact an experienced envelope consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. GEOTECH CONSULTANTS, INC. Renton Mini LL C May 29, 2014 JN 14175 Page 8 The General, Slabs-On-Grade, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. SLABS-ON-GRADE The building floors can be constructed as slabs-on-grade atop the existing fill soils, or on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. This can affect moisture-sensitive flooring, cause imperfections or damage to the slab, or simply allow excessive water vapor into the space above the slab. All interior slabs-on-grade should be underlain by a capillary break drainage layer consisting of a minimum 4-inch thickness of clean gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No. 4 sieve) of no more than 10 percent. Pea gravel or crushed rock are typically used for this layer. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders such as 6-mil plastic sheeting have been used in the past, but are now recommending a minimum 10-mil thickness for better durability and long term performance. A vapor retarder is defined as a material with a permeance of less than 0.3 perms, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where vapor retarders are used under slabs, their edges should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.01 perms when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. In the recent past, ACI (Section 4.1.5) recommended that a minimum of 4 inches of well-graded compactable granular material, such as a 5/8-inch-minus crushed rock pavement base, be placed over the vapor retarder or barrier for their protection, and as a "blotter" to aid in the curing of the concrete slab. Sand was not recommended by ACI for this purpose. However, the use of material over the vapor retarder is controversial as noted in current ACI literature because of the potential that the protection/blotter material can become wet between the time of its placement and the installation of the slab. If the material is wet prior to slab placement, which is always possible in the Puget Sound area, it could cause vapor transmission to occur up through the slab in the future, essentially destroying the purpose of the vapor barrier/retarder. Therefore, if there is a potential that the protection/blotter material will become wet before the slab is Installed, ACI now recommends that no protection/blotter material be used. However, ACI then recommends that, because there is a potential for slab curl due to the loss of the blotter material, joint spacing in the slab be reduced, a low shrinkage concrete mixture be used, and "other measures" (steel reinforcing, etc.) be used. ASTM E-1643-98 "Standard Practice for Installation of Water Vapor GEOTECH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 JN 14175 Page 9 Retarders Used in Contact with Earth or Granular Fill Under Concrete Slabs" generally agrees with the recent ACI literature. We recommend that the contractor, the project materials engineer, and the owner discuss these issues and review recent ACI literature and ASTM E-1643 for installation guidelines and guidance on the use of the protection/blotter material. The General, Permanent Foundation and Retaining Walls, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. We recommend placing concrete slabs over at least 1 foot of structural fill to provide more uniform support for the slab where the subgrade is soft or settles more rapidly than the surrounding ground. Isolation joints should be provided where the slabs intersect columns and walls. Control and expansion joints should also be used to control cracking from expansion and contraction. Saw cuts or preformed strip joints used to control shrinkage cracking should extend through the upper one- fourth of the slab. The spacing of control or expansion joints depends on the slab shape and the amount of steel placed in it. Reducing the water-to-cement ratio of the concrete and curing the concrete, by preventing the evaporation of free water until cement hydration occurs, will also reduce shrinkage cracking. We recommend proof-rolling slab areas with a heavy truck or a large piece of construction equipment prior to slab construction. Any soft areas encountered during proof-rolling should be excavated and replaced with select, imported structural fill. EXCAVATIONS AND SLOPES No excavated slopes are anticipated other than for utility trenches. Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as Type B. Therefore, temporary cut slopes greater than 4 feet in height should not be excavated at an inclination steeper than 1:1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. The above-recommended temporary slope inclination is based on the conditions exposed in our explorations, and on what has been successful at other sites with similar soil conditions. It is possible that variations in soil and groundwater conditions will require modifications to the inclination at which temporary slopes can stand. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. It is also important that surface runoff be directed away from the top of temporary slope cuts. Cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sand or loose soil can cave suddenly and without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger. These recommendations may need to be modified if the area near the potential cuts has been disturbed in the past by utility installation, or if settlement-sensitive utilities are located nearby. GEOTEGH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 JN 14175 Page 10 All permanent cuts into the existing fill soil should be inclined no steeper than 2:1 (H:V). The surface of any permanent cuts should be compacted to a firm condition. Compacted fill slopes should not be constructed with an inclination greater than 2:1 (H:V). To reduce the potential for shallow sloughing, fill must be compacted to the face of these slopes. This can be accomplished by overbuilding the compacted fill and then trimming it back to its final inclination. Adequate compaction of the slope face is important for long-term stability and is necessary to prevent excessive settlement of patios, slabs, foundations, or other improvements that may be placed near the edge of the slope. Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. DRAINAGE CONSIDERATIONS Footing drains should be used where (1) crawl spaces or basements will be below a structure, (2) a slab is below the outside grade, or (3) the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock that is encircled with non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space. The discharge pipe for subsurface drains should be sloped for flow to the outlet point. Roof and surface water drains must not discharge into the foundation drain system. A typical drain detail is attached to this report as Plate 9. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. If the structure includes an elevator, it may be necessary to provide special drainage or waterproofing measures for the elevator pit. If no seepage into the elevator pit is acceptable, it will be necessary to provide a footing drain and free-draining wall backfill, and the walls should be waterproofed. If the footing drain will be too low to connect to the storm drainage system, then it will likely be necessary to install a pumped sump to discharge the collected water. Alternatively, the elevator pit could be designed to be entirely waterproof; this would include designing the pit structure to resist hydrostatic uplift pressures. As a minimum, a vapor retarder, as defined in the Slabs-On-Grade section, should be provided in any crawl spaoe area to limit the transmission of water vapor from the underlying soils. Crawl space grades are sometimes left near the elevation of the bottom of the footings. As a result, an outlet drain is recommended for all crawl spaces to prevent an accumulation of any water that may bypass the footing drains. Providing even a few inches of free draining gravel underneath the vapor retarder limits the potential for seepage to build up on top of the vapor retarder. Groundwater was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. Surface drains should be provided GEOTECH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 JN 14175 Page 11 where necessary to prevent ponding of water behind foundation or retaining walls. A discussion of grading and drainage related to pervious surfaces near walls and structures is contained in the Foundation and Retaining Walls section. PAVEMENT AREAS The pavement section may be supported on the existing fill or on structural fill compacted to a 95 percent density. In addition, the pavement subgrade must be in a stable, non-yielding condition at the time of paving. Granular structural fill or geotextile fabric may be needed to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in the section entitled General Earthwork and Structural Fill. The performance of site pavements Is directly related to the strength and stability of the underlying subgrade. The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRS) or 3 inches of asphalt-treated base {ATS). We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRS or 4 inches of ATS. Heavily loaded areas are typically main driveways, dumpster sites, or areas with truck traffic. Increased maintenance and more frequent repairs should be expected if thinner pavement sections are used. Water from planter areas and other sources should not be allowed to infiltrate into the pavement subgrade. The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. As with any pavements, some maintenance and repair of limited areas can be expected as the pavement ages. Cracks in the pavement should be sealed as soon as possible after they become evident, in order to reduce the potential for degradation of the subgrade from infiltration of surface water. For the same reason, it is also prudent to seal the surface of the pavement after it has been in use for several years. To provide for a design without the need for any maintenance or repair would be uneconomical. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. GEOTECH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 JN 14175 Page 12 The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: ' ' LOCATION OF FILL MINIMUW RELATIVE PLACEMENT COMPACTION ! or walkwavs g ' Filled slopes and behind 90% retainlna walls 95% for upper 12 inches of Beneath pavements subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as determined In accordance with ASTM Test Designation D 1557- 91 (Modified Proctor). Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Renton Mini LLC and its representatives for specific application to this project and site. Our conclusions and recommendations are professional opinions derived in accordance with our understanding of current local standards of practice, and within the scope of bur services. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services GEOTECH CONSULTANTS, INC. Renton Mini LLC May 29, 2014 JN14175 Page 13 also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives, Please be aware that we can only document site work we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The following plates are attached to complete this report: Plate 1 Plate 2 Plates 3 -8 Plate 9 Vicinity Map Site Exploration Plan Test Pit Logs Typical Footing Drain Detail GEOTECH CONSULTANTS, INC. Renton Mini LL C May 29, 2014 JN 14175 Page 14 We appreciate the opportunity to be of service on this project. Please contact us if you have any questions, or if we can be of further assistance. Attachments: Plates 1-9 TRC/DRW:at Respectfully submitted, GEOTECH CONSULTANTS, INC. Thor Christensen, P.E. Senior Engineer D. Robert Ward, P.E. Principal GEOTECH CONSULTANTS, INC. GEOTECH CONSUI:l'ANTS, INC. ;;=-----·· -·· -~ (Source: Microsoft Streets and Trips, 2004) VICINITY MAP 13839 Southeast 128th Street Renton, Washington I Job No: I Date: • 14175 lvlay 2014 Ce T'l'l'E 1 RIM-~!16.2~· : O' 'cl/P ~Egm.21 Legend: [;iii Test pit location NORTH ,..,,.-. -· ------ -·~l,.?-8 'r'P-10 '?~'Rr.:,~'.. \ [;iii ) \ ··-. .. ,..._w-,, ··, .•. // / -, .•. ( --/ \ .•. ,,.,./ .,.,tp~--·--' • TP-8" [;iii GEOTECH CONSULTANTS, INC. y=---. SITE EXPLORATION PLAN 13839 Southeast 128th Street Renton, Washington Job No: 14175 Date: Ma 2014 Plate: No Scale 2 - -- - 5 -y I-.. I-.. 10 - .. --- 5 -y - - - I- 10 - TEST PIT 1 Description 2 inches of asphalt over: Brown SAND with gravel, fine to coarse-grained, moist, medium-dense (FILL) FILL TOPSOIL -- Brown, silty SAND, fine to coarse-grained, moist to wet, loose t~j )~, ----------~-ic,_o a o~ Gray SAND, fine to coarse-grained, wet, medium-dense io .. /() 0 0°'o 0 o_e ·8 tJ onri ,\"f k, * Test Pit terminated at 8.0 feet on May 14, 2014 . * Groundwater seepage was observed at 5.0 feet during excavation. * Cavin g observed at 5.0 feet durin g excavation. TEST PIT 2 Description Gray-brown SAND with gravel, fine to coarse-grained, moist, medium-dense (FILL) FILL !;t! Brown, silty SAND, fine to coarse-grained, moist to wet, loose ]Ii}' 0 <> 0 c:, Gray SAND, fine to coarse-grained, wet, medium-dense io., ,,,°t! o o" b 0 e 0 ~ e;~wr • 0 to oOo:> .,~i': :~ * Test Pit terminated at 8.5 feet on May 14, 2014. * Groundwater seepage was observed at 5.0 feet during excavation. * Caving observed at 5.0 feet during excavation. GEOTECH CONSULTANTS, INC. TEST PIT LOG 13839 Southeast 128th Street Renton, Washington Job Date: Logged by: Plate: 14175 Ma 2014 TRC 3 - - - -... 5 - .... I- .... .... 10 '-- I-.. .... .. ~ 5 '--.. .... ... .... 10 L- TEST PIT 3 Description 2 inches of asphalt over: Gray-brown SAND with gravel, fine to coarse-grained, moist, medium-dense (FILL) FILL TOPSOIL F Brown, silty $AND, fine to coarse-grained, wet, loose . SM , \=,' so <I ~.,,-Gray SAND, fine to coarse-grained, wet, medium-dense 20 .. ,;?o 0, 0 ",} }o~~f 1~wl~ ,\gt~ :: ,, 0 0, "' ,; 0 g,' 0: * Test Pit terminated at 9.0 feet on May 14, 2014. * Groundwater seepage was observed at 4.5 feet during excavation. * Caving observed at 4.5 feet during excavation. TEST PIT 4 Description Gray-brown SAND with gravel, fine to coarse-grained, moist, medium-dense (FILL) FILL TOPSOIL 1:isMll1 Brown, silty SAND, fine to coarse-grained, moist, loose Gray SAND, fine to coarse-grained, wet, medium-dense o a1EJ' Q.,, * Test Pit terminated at 5.0 feet on May 14, 2014 . * Groundwater seepage was observed at 4.5 feet during excavation. * Caving observed at 4.5 feet during excavation . GEOTECH CONSULTANTS, INC. TEST PIT LOG 13839 Southeast 128th Street Renton, Washington Job Date: Logged by: Plate: 14175 May 2014 TRC 4 :1 ,0 ~i~ TEST PIT 5 ~ ,-,'-v ~ e' R>S' ~o' 0'-00 1',0~ ,0 0S Description <;,0 00 '\ ,if' \)'3 2 inches of asphalt over: ... FILL Gray, 5/8-inch crushed rock, moist, medium-dense (FILL) ... \_2_inches of asphalt Gray-brown SAND with gravel, fine to coarse-grained, wet, loose to medium-dense (FILL) - -.Y. FILL 5 - - - i-~SV{J; Gray SAND, fine to coarse-grained, wet, medium-dense .... 10 ..... • Test Pit terminated at 9.0 feet on May 14, 2014. • Groundwater seepage was observed at 4.0 feet during excavation. • Caving observed at 3.0 feet during excavation. ':'I ,re ~\~ TEST PIT 6 ~ . 'i>\v ~ r..e' R>S' ~o\ 0\0';, -t'o: ~0 0"' Description 90 00 '\ 'Ii \)'3 2 inches of asphalt over: .... Gray-brown SAND with gravel, fine to ccarse-gralned, moist, medium-dense (FILL) FILL i- .... i-.... --I/TOPSOIL }lsMfl Brown, silty SAND with gravel, fine to coarse-grained, wet, loose --- 5 ----•: •'. ~§ Gray SAND, fine to coarse-grained, wet, medium-dense ... I, . , ,_ 2, ~o~ t) ,_ * Test Pit terminated at 7.0 feet on May 14, 2014. • Groundwater seepage was observed at 4.5 feet during excavation. ... • Caving observed at 4.5 feet during excavation . 10 ..._ ' TEST PIT LOG ~ii GEOTECH 13839 Southeast 128th Street CONSULTANTS, INC. Renton, Washington , ,... Job I Date: I Logged by: I Plate: ',.. ~-14175 Mav 2014 TRC 5 '\ ,e o\~ TEST PIT 7 ~ .,}" ~"' 0' R,s. 0-o' ,:,'-'}' -f<,§, ~0 0s Description <:;0 cP -'... ,I? 0,S Grass over: -Gray-brown, silty SAND with gravel and pieces of concrete, fine to coarse-grained, moist, -FILL loose to medium-dense (FILL) - -- TOPSOIL 5 1-- i SM Brown, silty SAND, fine to coarse-grained, moist, loose .... 'SW " Gray SAND with gravel, fine fo coarse-grained, wet, medium-dense .Y. .. O iii 0 'iMJ.t Gray, bedded SILT and SAND, non-plastic, fine to medium-grained, moist, dense m 5P + .. * Test Pit terminated at 8.0 feet on May 14, 2014 . .... * Groundwater seepage was observed at 7.0 feet during excavation. 10-* Caving observed at 7.0 feet during excavation. -:-, ,e ~I~ TEST PIT 8 ~ iv~ el R,s. i::i'\'-'?J' -f<'I>~ ~0 c,'o Description ()0 c,o -'... 'I> 0,S Grass over: .. Gray-brown to gray, silty SAND with gravel and pieces of concrete, fine to coarse-grained, .... moist, loose to medium-dense (FILL) FILL .... I- 5 '--TOPSOIL ---- I- SM ::: Brown, silty SAND with gravel, fine to coarse-grained, moist, loose .... .Y. fil ) Gray, bedded SAND with gravel and SILT, non-plastic, fine-to coarse-grained, moist, !~} dense I- .... * Test Pit terminated at 8.0 feet on May 14, 2014 . * Groundwater seepage was observed at 7.5 feet during excavation. 10 '--* No caving observed during excavation. ' TEST PIT LOG ~t, GEOTECH 13839 Southeast 128th Street CONSULTANTS, INC. Renton, Washington 1 ... Job I Date: I Logged by: I Plate: ~ ) 14175 Mav 2014 TRC 6 5 10 .. ,_ .. L- 5 --... ,_ L-.Y ,_ 10 '-- FILL TEST PIT 9 Description Grass over: Gray-brown to gray, silty SAND with gravel and pieces of asphalt and concrete, fine to coarse-grained, moist, loose (FILL) TOPSOIL and branches Brown, silty SAND, fine to coarse-grained, wet, loose Gray, bedded SAND and SILT, non-plastic, fine to medium-grained, moist, dense * Test Pit terminated at 8.5 feet on May 14, 2014. * Groundwater seepage was observed at 7.0 feet during excavation. * No caving observed during excavation. TEST PIT 10 Description Grass over: Gray-brown to gray, silty SAND with gravel and pieces of asphalt, concrete, and lumber, fine to coarse-grained, moist, loose to medium-dense (FILL) FILL TOPSOIL .... :, Brown, silty SAND, fine to coarse-grained, moist to wet, loose-SM -0 i sw"" o' . ' Gray SAND with silt, fine to coarse-grained, moist, dense * Test Pit terminated at 8.5 feet on May 14, 2014. * Groundwater seepage was observed at 8.0 feet during excavation. * No caving observed during excavation. GEOTECH CONSULTANTS, INC. TEST PIT LOG 13839 Southeast 128th Street Renton, Washington Job Date: Logged by: Plate: 14175 Ma 2014 TRC 7 '\ ,e o\~ TEST PIT 11 -~ t,.,-:i )..'-' \': '"' 0 ~e S RI$> 'li'o' 1c'-e ~0 ~e 0 Description <::f' c,O '\ e,'9 ,f3 Grass over: -Gray-brown to dark-brown, silty SAND with gravel, organics, and pieces of concrete, FILL asphalt, brick, and plastic, fine to coarse-grained, moist, loose to medium-dense (FILL) -- -TOPSOIL ,: :::••' Brown, silty SAND, fine to coarse-grained, moist to wet, loose 5 --~ ,, SM !"~.: -j~~J~ Gray SAND, fine to coarse-grained, wet, medium-dense .. T-.. l[SM : Gray, silty SAND, fine to medium-grained, moist, dense .. * Test Pit terminated at 8.5 feet on May 14, 2014 . 10-* Groundwater seepage was observed at 6.0 feet during excavation. * Caving observed at 6.0 feet during excavation . • TEST PIT LOG -~ GEOTECH 13839 Southeast 128th Street CONSULTANTS, INC. Renton, Washington • Job I Date: I Logged by: I Plate: -/ 14175 Mav 2014 TRC B Slope backfill away from foundation. Provide surface drains where necessary. Backfill (See text for requirements) Tightline Roof Drain (Do not connect to footing drain) Washed Rock (7/8" min. size) Nonwoven Geotextile Filter Fabric NOTES: ~-4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) Vapor Retarder/Barrier and Capillary Break/Drainage Layer (Refer to Report text) (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage, waterproofing, and slab considerations. GEOTECH CONSULTANTS, INC. FOOTING DRAIN DETAIL 13839 Southeast 128th Street Renton, Washington I Job No: I Date: I . 14175 May 2014 I Plate: ALTA COMMITMENT FO .. flTLE INSURANCE Commitment Number: CHICAGO TITLE 0012802-06 COMPANY OF WASHINGTON CHICAGO TITLE INSURANCE COMPANY, a Nebraska corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. IN WITNESS WHEREOF, CHICAGO TITLE INSURANCE COMPANY has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Countersigned By: Authorized Officer or Agent Copyright American Land Title Association. All rights reserved. Chicago Title Insurance Company By: President Attest: Secretary AMERICAN lAND TITLE A\~Ol l~llON The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Commibnent (06/17/2006) Page 1 of 15 Printed: 04.07.14@ 05:27PM WA-CT-FNSE-02150.622476-SPS-1-14-0012802-06 CHICAGO TITLE COMPANY 0 ASHINGTON COMMITMENT NO. 0012802-06 ISSUING OFFICE: FOR SETTLEMENT INQUIRIES, CONTACT: Title Officer: Commercial / Unit 6 Escrow Officer: Paula Adams Chicago Title Company of Washington Chicago Title Company of Washington 701 5th Avenue, Suite 2300 10500 NE 8th St., Suite 600 Seattle, WA 98104 Bellevue, WA 98004 Main Phone: (206)628-5610 Phone: (425)646-9882 Fax: (866)275-5010 Email: CTISeaTitleUnit6@ctt.com Main Phone: (425)455-4995 Email: Paula.Adams1n>ctt.com SCHEDULE A ORDER NO. 0012802-06 1. Effective Date: March 31, 2014 at 08:00AM 2. Policy or (Policies) to be issued: a. AL TA Owner's Policy 2006 Proposed Insured: Renton Mini LLC, a Washington Limited Liability Company Policy Amount: $495,000.00 Premium: Tax: Total: $ $ $ 1,918.00 182.21 2,100.21 3. The estate or interest in the land described or referred to in this Commitment is: Fee Simple 4. Title to the estate or interest in the land is at the Effective Date vested in: Robert A. Minkler and Pamella W. Minkler, Trustees of the Robert A. and Pamella W. Minkler Trust, and successors 5. The land referred to in this Commitment is described as follows: SEE EXHIBIT "A" ATIACHED HERETO AND MADE A PART HEREOF END OF SCHEDULE A Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ... MERlC.O.N lAND TITLE ~l~OCl~TION Al TA Commitment (06/17/2006) Page 2 of 15 Printed: 04.07 .14 @ 05:27PM WA-CT-FNSE-02150 .6224 76-SPS-1-14-0012802-06 Parcel A: EXHIBIT "A" Legal Description The East 230 feet of the North half of the Northeast quarter of the Northeast quarter of the Northwest quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the North 42 feet thereof conveyed to King County for S.E. 128th Street by deed recorded under recording no. 5849731. Parcel B: The East 330 feet of the North half of the Northeast quarter of the Northeast quarter of the Northwest quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the East 230 feet thereof; and Except the North 190 feet thereof. Copyright American Land Title Association. All rights reserved. AMERICAl'J UNQ_!_(!~E ~SSOCIHl()N The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Commitment (06/17/2006) Page 3 of 15 Printed: 04.07.14@ 05:27PM WA-CT-FNSE-02150.6224 76-SPS-1-14-0012802-06 CHICAGO TITLE COMPANY 01 ASHINGTON COMMITMENT NO. 0012802-06 SCHEDULE B Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims or title to water. K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. Copyright American Land Title Association. All rights reserved. AMERICAN LAND TlTlE A'>IOCIAl ION The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Al TA Commitment (06/17/2006) Page 4 of 15 Printed: 04.07.14@ 05:27PM WA-CT-FNSE-02150.6224 76-SPS-1-14-0012802-06 CHICAGO TITLE COMPANY 01 ASHINGTON COMMITMENT NO. 0012802-06 SCHEDULE B (continued) SPECIAL EXCEPTIONS 1. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Purpose: Recording Date: Recording No.: Affects: King County Drainage structures/ditches November 25, 1986 8611251008 The East 20 feet of the South 58 feet of the North 100 feet of Parcel A 2. Reservations and exceptions contained in the deed Grantor: Recording No.: Northern Pacific Railroad Company 192430 Reserving and excepting from said Lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for ground operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the land. Said reservations were modified by instrument recorded under recording no. 6629278. The Company makes no representations about the present ownership of these reserved and excepted interests. 3. Notice of Claim to Severed Minerals Interests Given by: Recording Date: Recording No.: Glacier Park Company December 9, 2008 20081209000690 4. Terms and conditions of City of Renton Ordinance No. 4612 Recording date: Recording No.: June 21, 1996 9606210966 Affects: charges Establishing an assessment district for sanitary sewer service and related connection 5. Latercomers Agreement Between: Centex Homes And: City of Renton Recording Date: April 20, 2000 Recording No.: 20000420000998 Regarding: Reimbursement of costs for installing certain wastewater systems and appurtenances thereto (see document for assessment amounts) Copyright American Land Title Association. All rights reseNed. AMF RICAN lAND TITU AS.\OC:IAflON The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06/17/2006) Page 5 of 15 Printed: 04.07.14 @05:27PM WA-CT-FNSE-02150. 6224 76-SPS-1-14-0012802-06 CHICAGO TITLE COMPANY 01 ASHINGTON COMMITMENT NO. 0012802-06 SCHEDULE B (continued) 6. Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed In favor of: Recording No.: Affects: King County 5849731 A Northerly portion of Parcel A, adjacent to S.E. 128th Street 7. Payment of the real estate excise tax, if required. The Land is situated within the boundaries of local taxing authority of City of Renton. Present rate of real estate excise tax as of the date herein is 1. 78 percent. Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit. The applicable excise tax must be paid and the affidavit approved at the time of the recording of the conveyance documents. An additional $5.00 Electronic Technology Fee must be included in all excise tax payments. If the transaction is exempt, an additional $5.00 Affidavit Processing Fee is required. 8. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2014 Tax Account No.: 152305-9002-00 Levy Code: 2146 Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: $533,100.00 $0.00 Billed: Paid: Unpaid: $7,603.93 $0.00 $7,603.93 Note: If the tax amount is not evenly divisible into two payments, King County will require the half payment be rounded up to the next cent. Failure to round up the half payment may result in rejection of the tax payment by the County. Affects: Parcel A Copyright American Land Title Association. All rights reserved. AMERICAN L'1ND TlTlE A.S.SOCIA.IION The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Commitment (06/17/2006) Page 6 of 15 Printed: 04.07.14@ 05:27PM WA-CT -FNSE-02150.6224 76-SPS-1-14-0012802-06 CHICAGO TITLE COMPANY 01 ASHINGTON COMMITMENT NO. 0012802-06 SCHEDULE B (continued) 9. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2014 Tax Account No.: 152305-9178-08 Levy Code: 2146 Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: Parcel B $125,400.00 $0.00 Billed: Paid: Unpaid: $1,793.84 $0.00 $1,793.84 10. Please be advised that our search did not disclose any open mortgages/deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 11. Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon the Land and rights of tenants to remove trade fixtures at the expiration of the terms. 12. Terms, powers, conditions, and limitations of the trust under which title is held. The Company will require a copy of the trust agreement and any amendments thereto for review. If the property which is the subject of this transaction constitutes more than 25 percent of the net fair market value of the trust principal, proof must be furnished to the Company that the trustee has complied with the 20 day notice to the beneficiaries of the nature and terms of the intended transaction as provided in RCW 11.100.140. The Company reserves the right to add additional items/exceptions or make further requirements after review of the requested documentation. 13. Title is to vest in Renton Mini LLC, and will then be subject to the following matters shown at paragraph(s) 14 and 15. 14. Terms and conditions of the limited liability company for Renton Mini LLC. 15. According to the Washington State Corporation Division's records dated April 4, 2014, the annual fees for Renton Mini LLC due on March 31, 2014 have not been paid and the company is subject to administrative dissolution. Evidence must be furnished that said company is in good standing prior to closing. 16. The names of the proposed insured were not furnished in the application for title insurance, and when disclosed, the commitment will be subject to such matters as may be found by a search of the records against said names. The company reserves the right to add additional items or make further requirements after review of the requested documentation. Copyright American Land Title Association. All rights reserved. AMERICAN !AN[) TIT!f ,\SSOCIAflON The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Al TA Commitment (06/17/2006) Page 7 of 15 Printed: 04.07.14 @05:27PM WA-CT-FNSE-02150 .6224 76-SPS-1-14-0012802--06 CHICAGO TITLE COMPANY 01 ASHINGTON COMMITMENT NO. 0012802-06 SCHEDULE B (continued) 17. To provide an extended coverage owner's policy, general exceptions A through D may be eliminated or limited after an inspection of the Land and/or review of the survey, if required, is completed. General exceptions E through J will remain in the owner's policy to be issued. If the anticipated closing date is less than 4 weeks from the date of this commitment, please contact your title officer immediately. 18. The Company will require an ALTA/ACSM LAND TITLE SURVEY. If the owner of the Land the subject of this transaction is in possession of a current AL TA/ACSM LAND TITLE SURVEY, the Company will require that said survey be submitted for review and approval; otherwise, a new survey, satisfactory to the Company, must be prepared by a licensed land surveyor and supplied to the Company prior to the close of escrow. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 19. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. END OF EXCEPTIONS NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Copyright American Land Tttle Association. All rights reserved. AMERICAN lANO_ !_1_1:!_! MSOCi~llON The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land TiUe Association. AL TA Commitment (06/17/2006) Page 8 of 15 Printed: 04.07.14@ 05:27PM WA-CT -FNSE-02150 .6224 76-SPS-1-14-0012802..06 CHICAGO TITLE COMPANY 0 ASHINGTON COMMITMENT NO. 0012802-06 Note A: Note B: Note C: Note D: SCHEDULE B (continued) NOTE: The premium for the Extended Coverage Owne~s Policy is itemized as follows: Standard Coverage: Sales tax: Extended coverage surcharge: Sales tax on surcharge: $1,421.00 $134.99 $497.00 $47.22 TOTAL PREMIUM, INCLUDING TAX: $2,100.21 Your invoice to follow, will include Inspection charge: $230.00 Sales tax: $21.85 TOTAL CHARGES, INCLUDING TAX: $2,352.06 In the event the owner's policy coverage is changed from extended to standard coverage a charge of $230.00, plus $21.85 sales tax, will be added to cover the costs relating to the extended coverage inspection. Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Portions of the Northeast quarter of the Northwest quarter of Section 15-23-5. Tax Account Nos.: 152305-9002-00 and 152305-9178-08 Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF NOTES END OF SCHEDULE B Copyright American Land Title Association. All rights reserved. AMERICAN L.1.ND TlTlE A,IIOC'IAl!ON The use of this Form is restricted to AL TA licensees and AL TA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AL TA Commitment (06/17/2006) Page9of15 Printed: 04.07.14@ 05:27PM WA-CT-FNSE-02150.622476-SPS-1-14-0012802-06 CHICAGO TITLE COMPANY 01 ASHINGTON COMMITMENT NO. 0012802-06 CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect. lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. END OF CONDITIONS Copyright American Land Title Association. All rights reseived. AMERICAN Ll,NOTITLf ~S~OCIHl<)N The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06/17/2006) Page 10 of 15 Printed: 04.07.14 @05:27PM WA-CT -FNSE-02150 .6224 76-SPS-1-14-0012802-06 RECORDING REQUIREMENTS Effective January 1, 1997, document format and content requirements have been imposed by Washington Law. Failure to comply with the following requirements may result in rejection of the document by the county recorder or imposition of a $50.00 surcharge. First page or cover sheet: 3" top margin containing nothing except the return address. 1" side and bottom margins containing no markings or seals. Title(s) of documents. Recording no. of any assigned, released or referenced document(s). Grantors names (and page no. where additional names can be found). Grantees names (and page no. where additional names can be found). Abbreviated legal description (Lot, Block, Plat Name or Section, Township, Range and Quarter, Quarter Section for unplatted). Said abbreviated legal description is not a substitute for a complete legal description which must also appear in the body of the document. Assessor's tax parcel number(s). Return address (in top 3" margin}. •• A cover sheet can be attached containing the above format and data if the first page does not contain all required data. Additional Pages: 1" top, side and bottom margins containing no markings or seals. All Pages: No stapled or taped attachments. Each attachment must be a separate page. All notary and other pressure seals must be smudged for visibility. Font size of 8 points or larger. Recording Requirements WA0000924.doc I Updated: 04.30.13 Page 11 Printed: 04.07.14 @05:27PM by BB WA-CT -FNSE--02150.624641-0012802--06 Order No.: 0012802-06--PA FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective: January 24, 2014 Fidelity National Financial, Inc. and its majority-owned subsidiary companies providing real estate-and loan-related services (collectively, "FNF", "our" or "we") respect and are committed to protecting your privacy. This Privacy Notice lets you know how and for what purposes your Personal Information (as defined herein) is being collected, processed and used by FNF. We pledge that we will take reasonable steps to ensure that your Personal Information will only be used in ways that are in compliance with this Privacy Notice. This Privacy Notice is only in effect for any generic information and Personal Information collected and/or owned by FNF, including collection through any FNF website and any online features, services and/or programs offered by FNF (collectively, the "Website"). This Privacy Notice is not applicable to any other web pages, mobile applications, social media sites, email lists, generic information or Personal Information collected and/or owned by any entity other than FNF. Collection and Use of Information The types of personal information FNF collects may include, among other things (collectively, "Personal Information"): (1) contact information (e.g., name, address, phone number, email address); (2) demographic information (e.g., date of birth, gender marital status); (3) Internet protocol (or IP) address or device 10/UDID; (4) social security number ($SN), student ID (SIN), driver's license, passport, and other government ID numbers; (5) financial account information; and (6) information related to offenses or criminal convictions. In the course of our business, we may collect Personal Information about you from the following sources: • Applications or other forms we receive from you or your authorized representative; • Information we receive from you through the Website; • Information about your transactions with or services perlormed by us, our affiliates, or others; and • From consumer or other reporting agencies and public records maintained by governmental entities that we either obtain directly from those entities, or from our affiliates or others. Information collected by FNF is used for three main purposes: • To provide products and services to you or one or more third party service providers (collectively, "Third Parties") who are obtaining services on your behalf or in connection with a transaction involving you. • To improve our products and services that we perform for you or for Third Parties. • To communicate with you and to inform you about FNF's, FNF's affiliates and third parties' products and services. Additional Ways Information Is Collected Through the Website Browser Log Files. Our servers automatically log each visitor to the Website and collect and record certain information about each visitor. This information may include IP address, browser language, browser type, operating system, domain names, browsing history (including time spent at a domain, time and date of your visit), referring/exit web pages and URLs, and number of clicks. The domain name and IP address reveal nothing personal about the user other than the IP address from which the user has accessed the Website. Cookies. From time to time, FNF or other third parties may send a "cookie" to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive and that can be re-sent to the serving website on subsequent visits. A cookie, by itself, cannot read other data from your hard disk or read other cookie files already on your computer. A cookie, by itself, does not damage your system. We, our advertisers and other third parties may use cookies to identify and keep track of, among other things, those areas of the Website and third party websites that you have visited in the past in order to enhance your next visit to the Website. You can choose whether or not to accept cookies by changing the settings of your Internet browser, but some functionality of the Website may be impaired or not function as intended. See the Third Party Opt Out section below. Web Beacons. Some of our web pages and electronic communications may contain images. which may or may not be visible to you, known as Web Beacons (sometimes referred to as "clear gifs"). Web Beacons collect only limited information that includes a cookie number; time and date of a page view; and a description of the page on which the Web Beacon resides. We may also carry Web Beacons placed by third party advertisers. These Web Beacons do not carry any Personal Information and are only used to track usage of the Website and activities associated with the Website. See the Third Party Opt Out section below. Unique Identifier. We may assign you a unique internal identifier to help keep track of your future visits. We may use this information to gather aggregate demographic information about our visitors, and we may use it to personalize the information you see on the Website and some of the electronic communications you receive from us. We keep this information for our internal use, and this information is not shared with others. Third Party Opt Out. Although we do not presently, in the future we may allow third-party companies to serve advertisements and/or collect certain anonymous information when you visit the Website. These companies may use non-personally identifiable information (e.g., click stream information, browser type, time and date, subject of advertisements clicked or scrolled over) during your visits to the Website in order to provide advertisements about products and services likely to be of greater interest to you. These companies typically use a cookie or third party Web Beacon to collect this information, as further described above. Through these technologies, the third party may have access to and use non-personalized information about your online usage activity. Privacy Statement WA0000924.doc/ Updated: 04.30.13 Page 12 Printed: 04.07.14@ 05:27PM by BB WA-CT -FNSE-02150.624641-0012802-06 PRIVACY NOTICE (continued) You can opt-out of online behavioral services through any one of the ways described below. After you opt-out, you may continue to receive advertisements, but those advertisements will no longer be as relevant to you. • You can opt-out via the Network Advertising Initiative industry opt-out at http://www.networkadvertisinq.org/. • You can opt-out via the Consumer Choice Page at www.aboutads.info. • For those in the U.K., you can opt-out via the IAB UK's industry opt-out at www.youronlinechoices.com. • You can configure your web browser (Chrome, Firefox, Internet Explorer, Safari, etc.) to delete and/or control the use of cookies. More information can be found in the Help system of your browser. Note: If you opt-out as described above, you should not delete your cookies. If you delete your cookies, you will need to opt-out again. When Information Is Disclosed By FNF We may provide your Personal Information (excluding information we receive from consumer or other credit reporting agencies) to various individuals and companies, as permitted by law, without obtaining your prior authorization. Such laws do not allow consumers to restrict these disclosures. Disclosures may include, without limitation, the following: • To agents, brokers, representatives, or others to provide you with services you have requested, and to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure in connection with an insurance transaction: • To third-party contractors or service providers who provide services or perform marketing services or other functions on our behalf; • To law enforcement or other governmental authority in connection with an invesltgation, or civil or criminal subpoenas or court orders; and/or • To lenders, lien holders, judgment creditors, or other parties claiming an encumbrance or an interest in title whose claim or interest must be determined, settled, paid or released prior to a title or escrow closing. In addition to the other times when we might disciose information about you, we might also disclose information when required by law or in the gooci.taith belief that such disclosure is necessary to: (1) comply with a legal process or applicable laws; (2) enforce this Privacy Notice; (3) respond to claims that any materials, documents, images, graphics, logos, designs, audio, video and any other information provided by you violates the rights of third parties; or (4) protect the rights, property or personal safety of FNF, its users or the public. We maintain reasonable safeguards to keep the Personal Information that is disclosed to us secure. We provide Personal Information and non-Personal Information to our subsidiaries, affiliated companies, and other businesses or persons for the purposes of processing such information on our behalf and promoting the services of our trusted business partners, some or all of which may store your information on servers outside of the United States. We require that these parties agree to process such information in compliance with our Privacy Notice or in a similar, industry-standard manner, and we use reasonable efforts to limit their use of such information and to use other appropriate confidentiality and security measures. The use of your information by one of our trusted business partners may be subject to that party's own Privacy Notice. We do not, however, disclose information we collect from consumer or credit reporting agencies with our affiliates or others without your consent, in conformity with applicable law, unless such disclosure is otherwise permitted by law. We also reserve the right to disclose Personal Information and/or non-Personal Information to take precautions against liability, investigate and defend against any third-party claims or allegations, assist government enforcement agencies, protect the security or integrity of the Website, and protect the rights, property, or personal safety of FNF, our users or others. We reserve the right to transfer your Personal Information, as well as any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets. We also cannot make any representations regarding the use or transfer of your Personal Information or other information that we may have in the event of our bankruptcy, reorganization, insolvency, receivership or an assignment for the benefit of creditors, and you expressly agree and consent to the use and/or transfer of your Personal Information or other information in connection with a sale or transfer of some or all of our assets in any of the above described proceedings. Furthermore, we cannot and will not be responsible for any breach of security by any third parties or for any actions of any third parties that receive any of the information that is disclosed to us. Information from Children We do not collect Personal Information from any person that we know to be under the age of thirteen (13). Specifically, the Website is not intended or designed to attract children under the age of thirteen (13). You affirm that you are either more than 18 years of age, or an emancipated minor, or possess legal parental or guardian consent, and are fully able and competent to enter into the terms, conditions, obligations, affirmations, representations, and warranties set forth in this Privacy Notice, and to abide by and comply with this Privacy Notice. In any case, you affirm that you are over the age of 13, as THE WEBSITE IS NOT INTENDED FOR CHILDREN UNDER 13 THAT ARE UNACCOMPANIED BY HIS OR HER PARENT OR LEGAL GUARDIAN. Parents should be aware that FNF's Privacy Notice will govern our use of Personal Information, but also that information that is voluntarily given by children -or others -in email exchanges, bulletin boards or the like may be used by other parties to generate unsolicited communications. FNF encourages all parents to instruct their children in the safe and responsible use of their Personal Information while using the Internet. Privacy Outside the Website The Website may contain various links to other websites, including links to various third party service providers. FNF is not and cannot be responsible for the privacy practices or the content of any of those other websites. Other than under agreements with certain reputable organizations and companies, and except for third party service providers whose services either we use or you voluntarily elect to utilize, we do not share any of the Personal Information thal you provide to us with any of the websites to which the Website links, although we may share aggregate, non-Personal Information with those other third parties. Please check with those websites in order to determine their privacy policies and your rights under them. Privacy Statement WA0000924.doc/ Updated: 04.30.13 Page 13 Printed: 04.07.14@ 05:27PM by BB WA-CT-FNSE-02150.624641-0012802-06 PRIVACY NOTICE (continued) European Union Users If you are a citizen of the European Union, please note that we may transfer your Personal Information outside the European Union for use for any of the purposes described in this Privacy Notice. By providing FNF with your Personal Information, you consent to both our collection and such transfer of your Personal Information in accordance with this Privacy Notice. Choices with Your Personal Information Whether you submit Personal Information to FNF is entirely up to you. You may decide not to submit Personal Information, in which case FNF may not be able to provide certain services or products to you. You may choose to prevent FNF from disclosing or using your Personal Information under certain circumstances ("opt out"). You may opt out of any disclosure or use of your Personal Information for purposes that are incompatible wiU, the purpose(s) for which it was originally collected or for which you subsequently gave authorization by notifying us by one of the methods at the end of this Privacy Notice. Furthermore, even where your Personal Information is to be disclosed and used in accordance with the stated purposes in Ulis Privacy Notice, you may elect to opt out of such disclosure to and use by a third party that is not acting as an agent of FNF. As described above, there are some uses from which you cannot opt-out. Please note that opting out of the disclosure and use of your Personal Information as a prospective employee may prevent you from being hired as an employee by FNF to the extent that provision of your Personal Information is required to apply for an open position. If FNF collects Personal Information from you, such information will not be disclosed or used by FNF for purposes that are incompatible with the purpose(s) for which it was originally collected or for which you subsequently gave authorization unless you affirmatively consent to such disclosure and use. You may opt out of online behavioral advertising by following the instructions set forth above under the above section ·Additional Ways That Information Is Collected Through the Website," subsection "Third Party Opt Out." Access and Correction To access your Personal Information in the possession of FNF and correct inaccuracies of that information in our records, please contact us in the manner specified at the end of this Privacy Notice. We ask individuals to identify themselves and the information requested to be accessed and amended before processing such requests, and we may decline to process requests in limited circumstances as permitted by applicable privacy legislation. Your California Privacy Rights Under California's "Shine the Light" law, California residents who provide certain personally identifiable information in connection with obtaining products or services for personal, family or household use are entitled to request and obtain from us once a calendar year information about the customer information we shared, if any, with other businesses for their own direct marketing uses. If applicable, this information would include the categories of customer information and the names and addresses of those businesses with which we shared customer information for the immediately prior calendar year (e.g., requests made in 2013 will receive information regarding 2012 sharing activities). To obtain this information on behalf of FNF, please send an email message to privacy@fnf.com with "Request for California Privacy Information" in the subject line and in the body of your message. We will provide the requested information to you at your email address in response. Please be aware that not all information sharing is covered by the "Shine the Light" requirements and only infom1ation on covered sharing wilt be included in our response. Additionally, because we may collect your Personal Information from time to time, California's Online Privacy Protection Act requires us to disclose how we respond to "do not track" requests and other similar mechanisms. Currently, our policy is that we do not recognize "do not track" requests from Internet browsers and similar devices. Your Consent to This Privacy Notice By submitting Personal Information to FNF, you consent to the collection and use of information by us as specified above or as we otherwise see fit, in compliance with this Privacy Notice, unless you inform us otherwise by means of the procedure identified below. If we decide to change this Privacy Notice, we will make an effort to post those changes on the Website. Each time we collect information from you following any amendment of this Privacy Notice wilt signify your assent to and acceptance of its revised terms for all previously collected information and information collected from you in the future. We may use comments, information or feedback that you may submit in any manner that we may choose without notice or compensation to you. If you have additional questions or comments, please let us know by sending your comments or requests to: Fidelity National Financial, Inc. 601 Riverside Avenue Jacksonville, Florida 32204 Attn: Chief Privacy Officer (888) 934-3354 privacy@fnf.com Copyright© 2014. Fidelity National Financial, Inc. All Rights Reserved. EFFECTIVE AS OF: JANUARY 24. 2014 / LAST UPDATED: JANUARY 24, 2014 Privacy Statement WA0000924.doc / Updated: 04.30.13 Page 14 Printed: 04.07.14@05:27PM by BB WA-CT -FNSE-02150.624641-0012802-06 Order No.: Property: SELLER($) CHICAGO TITLE COMPANY OF WASHINGTON 0012802-06 4815 N.E. 4th Street Renton, WA 98059 Robert A. & Pamela W. Minkler Trust BUYER/BORROWER($) Renton Mini, LLC and/or assigns LISTING AGENT Kidder Mathews 500 108th Ave NE, Suite 2400 Bellevue, WA 98004 Phone: (425)454-7040 Fax: SELLING AGENT Kidder Mathews 500 108th Ave NE, Suite 2400 Bellevue, WA 98004 Phone: (425)454-7040 Fax: ESCROW Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Phone: (425)455-4995 Fax: (425)646-9154 701 5th Avenue, Suite 2300 Seattle, WA 98104 Phone: (206)628-5610 / Fax: (206)628-9717 Main Contact: Eric Bissell Phone: (425)450-1121 Fax: (425)822-7440 Email: EBISSELL@kiddermathews.com Main Contact: Daran Davidson Phone: (425)450-1157 Email: ddavidson@gvakm.com Escrow Officer: Paula Adams Phone: (425)646-9882 Fax: (866)275-5010 Email: Paula.Adams@ctt.com Thank You for specifying Chicago Title Company of Washington Your transaction is important to us. Commitment Distribution Letter WAD000924.doc I Updated: 04.30.13 Page 15 Printed: 04.07.14 @05:27PM by BB WA-CT-FNSE-02150.624641-0012802-06 ) RENTON MINI II LLC 0002001 Cit V of Renton 12/19/2014 AMOUNT 12/19/20 B~ll 5,253.00 5,253.00 5,253.00 5,253.00 CATEGORY I MEMO I I TOTAL I US7525 I Land Use Pre-Screening I I s,2sJ.oo I ... RECEIPT EG00031971 B1LL1NG CONTACT Travis Ameche Urban Self Storage, Inc. 918 S HORTON ST, 1000 SEATILE, WA 98134 REFERENCE NUMBER FEE NAME LUA14--001641 PLAN -Environmental Review PLAN -HE Conditional Use PLAN -Modification PLAN -Site Plan Review -HEX Technology Fe€ Technology Fee Printed On: 12'2212014 Prepared By: Clark Close i....S Cityof, ~ __ _,_.----J t __., I l I D Jl ~ LUA14-001641 TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Fee Payment Fee Payment Fee Payment Transaction Date: December 22, 2014 PAYMENT METHOD Check #2001 Check #2001 Check #2001 Check#2001 Check #2001 Check #2001 SUB TOTAL TOTAL AMOUNT PAID $1,000.00 $2,000.00 $100.00 $2,000.00 $90.00 $63.00 $5,253.00 $5,253.00 Page 1 of 1