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HomeMy WebLinkAboutSR_Walker Subaru ERC Report_wExhibits_180727.pdfCity of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 4 of 8 ERC REPORT 18-000305 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineering shall submit a sealed letter stating that he/she’s has reviewed the construction and buildings permit plans and in their opinion the plans and specifications meet the intent of the report. Additional mitigation measures related to Earth are noted below under Environmental Heath, as contaminated have been identified on the site. Mitigation Measures: 1. Project construction shall comply with the recommendations found in the submitted Geotechnical report prepared by Migizi Group, dated April 17, 2018, or an updated report. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineering shall submit a sealed letter stating that he/she’s has reviewed the construction and buildings permit plans and in their opinion the plans and specifications meet the intent of the report. Nexus: SEPA Environmental Review, RMC 4-4-060 Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and building construction required to complete the proposed project at this site. Project development impacts during construction activities may include dust as a result of the excavation and removal of contaminated soils and the construction of the new building and associated parking, as well as exhaust from construction vehicles, equipment and/or machinery. These emissions would be temporary and are anticipated to rapidly dissipate. Dust control would be mitigated through the use of temporary erosion control measures, watering or other best management practices as identified in the construction mitigation memo provided by the applicant (see Exhibit 11). No further site specific mitigation is recommended for the identified impacts from typical vehicle and construction exhaust. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Wetlands Impacts: A wetlands area is located just east of the subject site near Hwy 167. The wetlands is mostly located in the WSDOT Hwy 167 right-of-way (ROW) with a small section (0.06 acres) located on the project site. In October of 2017, a contractor hired by the property owner to clear vegetation at the east edge of the site inadvertently continued clearing into the ROW and caused significant damage to the wetlands. The wetlands was cleared of tree and shrubs and filled the wetlands was filled with wood chips due to the downed trees being chipped in place. WSDOT opened a code case against the property owner in November of 2017 and the two parties entered into an agreement for the restoration in December of 2017. Restoration of the area will commence in late summer or early fall of 2018. Per the submitted plans, the wetlands will be restored to match the function and classification of the wetlands prior to clearing. The wetlands restoration would also include the small portion located outside of the ROW on the project site. The report prepared by PBS was prepared in April of 2018 and is based on data gathered during a field visit that took place on December 13, 2017. The wetland was delineated and classified by Katharine Lee, a licensed Professional Wetland Scientist. Due to the disturbed nature of the wetlands caused by the illegal clearing, the consultant supplemented the site visit with historic aerial photography in order to identify City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 5 of 8 ERC REPORT 18-000305 vegetation types found within the wetlands prior to disturbance. The report identified the wetlands as a Palustrine Forested/Scrub-Shrub Category III wetlands with a habitat score of 5. Per RMC 4-3-050, the buffer required for a wetlands with this classification and habitat score is 100 feet with a 15-foot setback. The applicant has proposed a reduced buffer of 75 feet. RMC 4-3-050 gives the administrator the ability to authorize a 25% reduction in the wetlands buffer if the certain conditions are met. The wetlands report includes a mitigation plan identifying the number and types of species proposed for planting in the buffer. Proposed plantings in the buffer include variety of shrubs and trees with a wetland seed mix to be spread across approximately 30,000 sq. ft. of the site (all within the 75-foot buffer). The report notes that goal of the mitigation plan is to provide a buffer that protects and enhances the wetland functions through planting and control of invasive species. The report concludes that the buffer would be a significant environmental improvement when compared to the junk cars and lack of vegetation previously present on the site. Due to the degraded condition of the wetland buffer prior to the clearing violation and the anticipated environmental lift proposed with the re-planting plan, staff is supportive of the buffer reduction, provided the restoration work is completed in accordance with the provided mitigation plan. Mitigation Measures: All construction or restoration work related to the wetlands and wetlands buffer shall be in accordance with the mitigation plan prepared by PBS, dated April of 2018, and submitted by the applicant. Nexus: SEPA Environmental Review, RMC 4-3-050 Critical Areas b. Stormwater Impacts: The applicant submitted a Technical Information Report (TIR) prepared by AHBL, dated May of 2018 (Exhibit 13) Based on the TIR, the project contains greater than 2,000 sq. ft. of replaced impervious surface and therefore Full Drainage Review is required pursuant to the 2017 City of Renton Surface Water Design Manual (RSWDW). Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard matching Existing Site Conditions. The project site is located within the Black River Drainage basin. A Full Drainage Review was included in the report. All nine core requirements and the six special requirements were discussed in the report. According to the TIR, the project does not propose a flow control facility because the increase of peak flow rate during a potential 100-year rain event is less than 0.15 cfs. Based on criteria in the RSWDW, the existing ground surface is classified as an existing non-effective impervious area. As such, the applicant needs to provide an updated Western Washington Hydrology Model (WWHM) demonstrating compliance with the exception criteria outlined in Section 1.2.3.1.A at civil construction permit application. The project is required to provide enhanced basic water quality treatment prior to discharge. The applicant has proposed the use of a bio-retention cell for water in the east natural discharge basin that would discharge to the wetlands, and a proprietary water quality filter system for the west natural discharge basin that would connect to the existing 12-inch concrete stormwater main within East Valley Rd. The drainage report does not identify any potential downstream flooding or erosion issues. On-site BMPs will be required to help mitigate the new runoff created by the proposed improvements. A preliminary drainage plan, including the application of on-site BMPs, was submitted by the applicant and identifies the use of basic dispersion to mitigate the impervious roof area. The final drainage plan and drainage report must be submitted with the civil construction permit application. A Construction Stormwater General Permit from Department of Ecology is required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. All work proposed outside of the applicant’s property will require a p ermanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. It is anticipated that the City’s currently adopted 2017 City of Renton Surface Water Design Manual would mitigate for any potential surface water impacts that could be generated by the project proposal, therefore no further mitigation is recommended at this time. City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 6 of 8 ERC REPORT 18-000305 Mitigation Measures: No further mitigation required. Nexus: Not applicable 3. Trees and Vegetation Impacts: The project site is primarily comprised of impervious, non-vegetated surface. Existing vegetation in the Hwy 167 right-of-way adjacent to the project site, as well as a small portion of on the project site, was illegally removed by a contractor prior to land use application. According to the SEPA checklist submitted by the applicant, no additional trees or vegetation is proposed for removal as a result of the project. The applicant submitted a conceptual landscape plan and wetlands mitigation plan proposing the installation of 42 new 2” caliper trees and a variety of native shrubs and groundcover across the site. The applicant has proposed a reduced wetland buffer of 75 feet on the eastern portion of the site. Mitigation Measures: No further mitigation required. Nexus: Not applicable 4. Transportation Impacts: The applicant submitted a parking and traffic analysis prepared by Heath & Associates, Inc. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided, the proposed development would average 974 new daily vehicle trips. Weekday peak hour AM trips would generate 66 new vehicle trips, with 18 vehicles leaving and 48 vehicles entering the site. Weekday peak hour PM trips would generate 85 new vehicle trips, with 34 vehicles entering and 51 vehicles exiting the site. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The closest intersection to the project site is the intersection of East Valley Rd and SW 34th St, which according to the study has an existing level of services of A and B depending on the direction of travel. The report does not anticipate a change in level of service for that intersection or any others in the vicinity after completion of the proposed project. Staff has determined that increased traffic created by the development would be adequately mitigated by payment of transportation impact fees. Staff has determined that the development will have met City of Renton concurrency requirements when complete (Exhibit 14). Within the scope of work for the contamination clean up, the applicant indicates that contaminated soils would stockpiled on the site for eventual removal via dump truck. According to the applicant, the contaminated waste would be transported to one of two potential locations in Seattle. In order to ensure that trucks do impact residential uses in the area, staff recommends as a mitigation measure that the applicant be required to provide a truck route for the contaminated soils at the time of construction permit submittal. Mitigation Measures: The applicant shall submit a plan showing the proposed hauling route for trucks transporting contaminated soil between the site and disposal facility. The plan shall be submitted with the Civil Construction Permit application and subject to approval by the Current Planning Project Manager. Nexus: SEPA Environmental Review. 5. Environmental Health Impacts: Due to the site’s previous use as an auto junk yard, contaminated soils are present on the site and the adjacent wetland. Environmental cleanup of the site will be overseen by Stemen Environmental and will require coordination with multiple agencies including the Army Corps of Engineers, the Washington Department of Ecology (DOE), WSDOT, and the City of Renton. The applicant submitted various documents prepared by Stemen Environmental including Scope of Work, Site Assessment, and a Hazardous Materials City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 7 of 8 ERC REPORT 18-000305 Survey Report (Exhibit 10). In order to expedite approval for the cleanup process, the applicant has elected to enroll in the Department of Ecology’s Voluntary Cleanup Program (VCP) under the Washington Model Toxics Control Act (MTCA). Under the VCP, the applicant would complete the cleanup per DOE’s “Guidelines for Property Clean-Up under the Voluntary Cleanup Program” (Publication No. 08-09-044). After the cleanup of the site is complete, the applicant would be required to submit documentation of the cleanup to DOE in order to obtain an opinion letter. During the investigative stage prior to the start of cleanup, Stemen Environmental conducted a number of soil and water-quality tests. Between March 2017 and April 2018, a total of 48 soil borings were dug across the site at depths ranging from one to ten feet. In addition, eight (8) ground groundwater monitoring wells were installed throughout the property using a rotary auger drill rig. Both soil and water samples found the presence of petroleum hydrocarbons and volatile organic compounds at depths of zero to two feet below ground surface. Contaminated plume hot-spots extending to greater depths (up to 10 feet) below ground surface were found at a few locations on the site. Conventional construction equipment such as excavators, dump trucks, and bull dozers would be used to conduct the site cleanup. After the two existing structures are demolished, the excavation and removal of all contaminated surface and subsurface soils would be removed and temporarily stockpiled on-site. The stockpiled soils would be tarped as necessary. Contaminated soils would be loaded into dump trucks and taken to either the Waste Management Duwamish Reload Facility (Seattle, WA) or Republic Service’s waste disposal facility (Seattle, WA). The applicant anticipates the removal and disposal of approximately 8,500 cubic yards of contaminated soil. All removed soils would be continuously sampled at a laboratory, width the results sent back to Stemen Environmental within 48-hours to allow for corrective actions if other contaminants are discovered. All on-site cleanup activities would be documented in order to provide to DOE as required under the VCP guidelines. Upon completion of the proposed cleanup, the site would entered in the VCP for the purpose of receiving a No Further Action (NFA) letter from DOE. Staff anticipates that there could be potential impacts to public health during construction and after construction for site occupancy if the cleanup is not completed per the DOE MTCA standards. In order to mitigate these potential impacts, staff recommends as a mitigation measure that the applicant shall provide the Current Planning Project Manager a No Further Action (or equivalent) letter from the voluntary cleanup program of the Washington Department of Ecology (WDOE) prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for the site Mitigation Measures: Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for the site, the applicant shall provide the Current Planning Project Manager a No Further Action (or equivalent) letter from the voluntary cleanup program of the Washington Department of Ecology (WDOE) confirming compliance with the Model Toxics Control Act and any other applicable cleanup law. Nexus: SEPA Environmental Review, RCW 70.150D Hazardous Waste Cleanup – Model Toxics Control Act 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 “Plan Review Comments 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 August 17th, 2018. RMC 4-8-110 governs appeals to the Hearing Examiner and additional City of Renton Department of Community & Economic Development Environmental Review Committee Report WALKER SUBARU LUA18-000305, ECF, SPR-A Report of July 30, 2018 Page 8 of 8 ERC REPORT 18-000305 information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Walker Subaru Dealership Project Number: PR18-000212 Date of Meeting July 30, 2018 Staff Contact Alex Morganroth, Associate Planner Project Contact/Applicant Matt Weber, AHBL 2215 N 30th St Suite 300 Tacoma, WA 98508 Project Location 3400 East Valley Road Renton, WA 98057 The following exhibits are included with the ERC Report: Exhibit 1 Environmental Review Committee Report Exhibit 2 Neighborhood Detail Map Exhibit 3 Site Plan Exhibit 4 Elevations Exhibit 5 Conceptual Landscape Plan Exhibit 6 Drainage Plan Exhibit 7 Utilities Plan Exhibit 8 Traffic Study prepared by Heath & Associates, Inc (dated April of 2018) Exhibit 9 Wetlands Assessment prepared by PBS (dated April of 2018) Exhibit 10 Voluntary Clean-up Scope of Work prepared by Stemen Environmental (dated April 23, 2018) Exhibit 11 Construction Mitigation Description Exhibit 12 Geotechnical Report prepared by Migizi Group, Inc (dated April 27, 2018) Exhibit 13 Technical Information Report (TIR) prepared by AHBL (dated May of 2018) Exhibit 14 Traffic Concurrency Memo from Brianne Bannwarth, Development Engineering Manager Exhibit 15 Advisory notes to Applicant 4,800 400 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. None 4/24/2018 Legend 2720136 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 272 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Boundary Parcels 300 ft PROJECT SITEEAST VALLEY ROADSW 34th St 3400 East Valley Road NEIGHBORHOOD DETAIL MAP 3330 East Valley Road 3100 East Valley Road 3051 East Valley Road 3351 East Valley Road 3401 East Valley Road 3412 East Valley Road 3600 East Valley Road 3211 Talbot Rd S Parcel 3023059062 (no address) Parcel 3023059026 (no address) Parcel 3023059124 (no address)SR 1671 INCH RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 2 T EAST VALLEY ROADS.R. 167SW 34TH ST 12%6%24 22 23 118 DISPLAY DISPLAY DISPLAY DISPLAYDISPLAY 2 44 SERVICE/EMPLOYEESERVICE/EMPLOYEE10 DISPLAY 14 DISPLAY DISPLAY 22 DISPLAY 20 DISPLAY 20 7 DISPLAY11 DISPLAY6 CUSTOMERSERVICE DRIVE CAR WASH 2 13 DISPLAY3 8CUSTOMERSIGN BIKERAMP UP6 3 DISPLAY SERVICE/EMPLOYEESERVICE/EMPLOYEESERVICE/EMPLOYEEFENCE TO BE REMOVED 25' 27' ROOF OVERHANG ROOF OVERHANG 30' 190' 5' 24' 24' 117.32' TRASH/RECYCLING ENCLOSURE PARCEL #3023059027CONNECT TO EXISTING WALK EXISTING UTILITY POLE EXISTING FIRE HYDRANT ARCHITECTURAL STRUCTURE ROOF OVERHANG 24' 95.5' 25' 18' DEALERSHIP SIGN REPLACE DRIVEWAY ACCESS EXISTING TRANSFORMER 6' SIDEWALK 8' PLANTER 22' LANDSCAPE EXISTING UTILITY POLE EXISTING FIRE HYDRANT 80.65' R.O.W. 24' 20' (TYP.) 9' (TYP.) EXISTING PAVEMENT TO BE REMOVED FENCE TO BE REMOVED ASPHALT PAVEMENT (TYP.) PARCEL #3023059090 9' (TYP.) 40' (TYP.) 9' (TYP.) 20' (TYP.) 24' 24'124.52' TRASH/RECYCLING ENCLOSURE DISPLAY TOWER EXISTING BUILDING TO BE DEMOLISHED PROPOSED BUILDING FOOTPRINT: 47,535 SF TOTAL: 64,935 SF (NOT INCLUDING ROOFTOP PARKING) 250' 24.33' WETLAND BUFFER WETLAND BOUNDARY 75' WETLAND BUFFER 137' 56.05' 24' 26' 50' 69.42' 150.3' PARCEL #3023059067 EXISTING SIDEWALK TO BE REMOVED EXISTING CURB TO REMAIN REPLACE DRIVEWAY ACCESS 30' CONNECT TO EXISTING SIDEWALK NEW DRIVEWAY ACCESS 30' BIKE RACK 41.37' HALF R.O.W. REPLACE RAMP REPLACE RAMP R.O.W1 2 3 4 TEL FAX www.ahbl.comWEBTELFAXwww.ahbl.comWEBTELFAXwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 3 STKMKWBEB MAY 2, 2018 SITE PLAN REVIEW 2180100.10 601 ST. HELENS AVENUE TACOMA, WA98402 ROGER HANSEN HHJ ARCHITECTS, PLLC WALKER AUTO DEALERSHIP A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M. CITY OF RENTON, KING COUNTY, WASHINGTON. WALKER AUTO DEALERSHIP DATE: April 27, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-COVR.dwg C0.1 1 SITEPLAN N GRAPHIC SCALE 0 30 60 1" = 30 FEET 15 SITE ADDRESS 3400 EAST VALLEY RD RENTON, WA 98057 PARCEL #3023059067 PARKING SUMMARY REQUIRED: 1 SPACE/5,000SF = 13 CUSTOMER SPACES PROVIDED: (REFER TO FLOOR PLAN FOR ROOFTOP PARKING) 14 CUSTOMER SPACES PROVIDED 55 SERVICE/EMPLOYEE SPACES PROVIDED 266 DISPLAY SPACES PROVIDED 335 TOTAL SPACES PROVIDED 05/01/2018 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 3 Exhibit 4 CRITICAL AREAS WITHIN WSDOT RIGHT OF WAY WILL BE MITIGATED PER WSDOT STANDARDS. PROPOSED BUILDING S.R.176 R.O.W.APPROXIMATE LOCATION OF S.R. 167 SOUND BARRIER WALL 1 2 3 4 TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 2 SSKGKG APRIL 30, 2018 SITE PLAN REVIEW 2180100.10 601 ST. HELENS AVENUE TACOMA, WA98402 ROGER HANSEN HHJ ARCHITECTS, PLLC WALKER AUTO DEALERSHIP A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M. CITY OF RENTON, KING COUNTY, WASHINGTON. WALKER AUTO DEALERSHIP DATE: April 26, 2018 FILENAME: Q:\2018\2180100\40_LAN\CAD\SITE PLAN REVIEW\2180100-SH-PLANTING.dwg L1.0 1 PRELIMINARY PLANTING PLANN GRAPHIC SCALE 0 30 60 1" = 30 FEET 15 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 5 TREES CODE BOTANICAL NAME COMMON NAME CONT QTY AC ACER CIRCINATUM VINE MAPLE 2 GAL 17 AR ALNUS RUBRA RED ALDER 2 GAL 24 CW CORYLUS CORNUTA WESTERN HAZELNUT 2 GAL 10 MP MALUS FUSCA OREGON CRAB APPLE 2 GAL 9 PE PRUNUS EMARGINATA BITTER CHERRY 2 GAL 9 PD PSEUDOTSUGA MENZIESII DOUGLAS FIR 2 GAL 12 SS SALIX SITCHENSIS SITKA WILLOW 2 GAL 9 TP THUJA PLICATA WESTERN RED CEDAR 5 GAL 12 SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY CR CORNUS SERICEA RED TWIG DOGWOOD 1 GAL 15 MN MAHONIA NERVOSA OREGON GRAPE 1 GAL 29 PM2 POLYSTICHUM MUNITUM WESTERN SWORD FERN 1 GAL 31 RN ROSA NUTKANA NOOTKA ROSE 1 GAL 41 RP ROSA PISOCARPA CLUSTERED WILD ROSE 1 GAL 24 SD SPIRAEA DOUGLASII WESTERN SPIREA 1 GAL 17 SA SYMPHORICARPOS ALBUS COMMON WHITE SNOWBERRY 1 GAL 41 SOD/SEED CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY WB WETLAND BUFFER SEED MIX BUFFER SEED MIX HYDROSEED 29,041 SF WW WETLAND SEED MIX WETLAND SEED MIX HYDROSEED 10,215 SF PLANT SCHEDULE RESTORATION TREES CODE BOTANICAL NAME COMMON NAME CONT QTY AB ACER RUBRUM `BOWHALL`BOWHALL MAPLE 2" CAL.13 AP AMELANCHIER X GRANDIFLORA `PRINCESS DIANA`PRINCESS DIANA SERVICEBERRY 2" CAL.10 LS LIQUIDAMBAR STYRACIFLUA `SLENDER SILHOUETTE`COLUMNAR SWEET GUM 2" CAL.19 SHRUBS CODE BOTANICAL NAME COMMON NAME CONT QTY CK CORNUS STOLONIFERA `KELSEYI`KELSEY DOGWOOD 2 GAL 99 RH RHODODENDRON X `HERBERT`HERBERT RHODODENDRON 2 GAL 24 TE THUJA OCCIDENTALIS `EMERALD`EMERALD ARBORVITAE 2 GAL 37 VO VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 3 GAL 136 VD VIBURNUM DAVIDII DAVID VIBURNUM 2 GAL 187 GROUND COVERS CODE BOTANICAL NAME COMMON NAME CONT SPACING QTY FL FRAGARIA CHILOENSIS `LIPSTICK`BEACH STRAWBERRY 1 GAL 24" o.c.979 LH LAWN MIX HYDROSEED HYDROSEED LAWN MIX HYDROSEED 11,471 SF PM PRUNUS LAUROCERASUS MT. VERNON MT. VERNON LAUREL 1 GAL 24" o.c.1,090 PLANT SCHEDULE ON SITE 1 2 3 4 TEL FAX www.ahbl.com WEBTELFAXwww.ahbl.com WEBTELFAXwww.ahbl.com WEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 2 SSKGKG APRIL 30, 2018 SITE PLAN REVIEW 2180100.10 601 ST. HELENS AVENUE TACOMA, WA98402 ROGER HANSEN HHJ ARCHITECTS, PLLC WALKER AUTO DEALERSHIP A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M. CITY OF RENTON, KING COUNTY, WASHINGTON. WALKER AUTO DEALERSHIP DATE: April 26, 2018 FILENAME: Q:\2018\2180100\40_LAN\CAD\SITE PLAN REVIEW\2180100-SH-PLANTING.dwg L1.1 2 PRELIMINARY PLANT SCHEDULE T EAST VALLEY ROADS.R. 167SW 34TH ST 12%6%24 22 23 118 DISPLAY DISPLAY DISPLAY DISPLAYDISPLAY 2 44 SERVICE/EMPLOYEESERVICE/EMPLOYEE10 DISPLAY 14 DISPLAY DISPLAY 22 DISPLAY 20 DISPLAY 20 7 DISPLAY11 DISPLAY6 CUSTOMERSERVICE DRIVE CAR WASH 2 13 DISPLAY3 8CUSTOMERSIGN BIKERAMP UP6 3 DISPLAY SERVICE/EMPLOYEESERVICE/EMPLOYEESERVICE/EMPLOYEE2020201819212121212020 20 21 2121222221 2 0 74 LF 1 2 " C P E P @ 0 . 5 0 % 113 LF 12" CPEP @ 0.49%108 LF 12" CPEP @ 0.49% 88 LF 12" CPEP @ 0.50% 87 LF 12" CPEP @ 0.50%60 LF 12" CPEP @ 1.45%116 LF 12" CPEP @ 0.49% 48 LF 12" CPEP @ 0.30% 97 LF 12" C P E P @ 0 . 4 1 % 14 LF 18" CPEP @ 0.25% DISCHARGE ADJACENT TO WETLAND 132 LF 12" CPEP @ 0.30%78 LF 12" CPEP @ 0.30%78 LF 12" CPEP @ 0 .30%80 LF 12" CPEP @ 0.30%41 LF 18" @ 0.25%400 LF BIORETENTION CELL 2' WIDTH 0.5' PONDING DEPTH WETLAND BOUNDARY WETLAND BUFFER 75.00' WETLAND BUFFER PROPOSED BUILDING FINISHED FLOOR: 22.0 PROPRIETARY TREATMENT UNIT FOR ENHANCED TREATMENT IE: 15.60 18" (E) IE: 12.59 18" (SW) CB #12 RIM: 20.84 IE: 17.79 12" (S) CB #4 RIM: 20.74 IE: 16.02 12" (NW) IE: 16.02 12" (SW) CB #6 RIM: 20.62 IE: 16.49 12" (N) IE: 16.49 12" (SW) CB #10 RIM: 20.58 IE: 18.53 12" (W) CB#1 48" TYPE 2 CB BIORETENTION OVERFLOW STRUCTURE RIM: 20.50 IE: 17.87 12" (E) CB #2 RIM: 20.48 IE: 15.63 12" (N) IE: 16.52 12" (E) IE: 15.63 18" (W) CB #9 RIM: 20.31 IE: 18.00 12" (W) IE: 18.00 12" (E) CB #8 RIM: 20.28 IE: 17.45 12" (E) IE: 17.45 12" (W) CB #14 RIM: 20.09 IE: 17.79 12" (W) CB #11 RIM: 19.81 IE: 16.92 12" (E) IE: 16.92 12" (N) IE: 16.92 12" (W) CB #13 RIM: 19.79 IE: 17.35 12" (E) IE: 17.35 12" (W) CB #3 RIM: 19.54 IE: 15.78 12" (NE) IE: 15.78 12" (S) CB #5 RIM: 19.43 IE: 16.25 12" (NE) IE: 16.25 12" (SE) CB #7 RIM: 18.93 IE: 16.88 12" (E) IE: 16.88 12" (S) OUTLET IE: 17.50 12" (W)R.O.W1 2 3 4 TEL FAX www.ahbl.comWEBTELFAXwww.ahbl.comWEBTELFAXwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 3 STKMKWBEB MAY 2, 2018 SITE PLAN REVIEW 2180100.10 601 ST. HELENS AVENUE TACOMA, WA98402 ROGER HANSEN HHJ ARCHITECTS, PLLC WALKER AUTO DEALERSHIP A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M. CITY OF RENTON, KING COUNTY, WASHINGTON. WALKER AUTO DEALERSHIP DATE: April 27, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-STRM-GRAD.dwg C1.1 4 GRADING AND DRAINAGE PLAN N GRAPHIC SCALE 0 30 60 1" = 30 FEET 15 1 - 1 NOT TO SCALE BIORETENTION CELL EARTHWORK QUANTITIES CUT:600 CY FILL:14,300 CY NET: 13,700 CY IMPORT NOTE: THE ABOVE QUANTITIES ARE ESTIMATES ONLY INTENDED FOR THE PERMITTING PROCESS. DO NOT USE FOR BID PURPOSES. THE QUANTITIES DO NOT HAVE STRIPPING, COMPACTION, OR CUT OR FILL ADJUSTMENT FACTORS APPLIED TO THEM. NOTE: FILL MATERIAL SHALL BE STRUCTURAL FILL PER GEOTECHNICAL ENGINEER'S RECOMMENDATIONS. UP TO 20,000 CY OF CONTAMINATED MATERIAL WILL BE REMOVED FROM THE SITE. REFER TO SEPARATE REMEDIATION PLAN. PROJECT AREAS PARCEL AREA: 247,713 SF (5.69 AC) DISTURBED AREA: 209,808 SF (4.82 AC) 8'2' 1 31' BOTTOM OF BIORETENTION CELL OVERFLOW ELEVATION WASHED ROCK PERFORATED UNDERDRAIN BIORETENTION SOIL MIX (BSM) 1.00 1.5' 1 3 CATCH BASIN OVERFLOW STRUCTURE 1 3 1' GRAVEL SECTION WHEELSTOP PARKING LOT 2' 05/01/2018 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 6 T EAST VALLEY ROADS.R. 167SW 34TH ST 12%6%PROPOSED BUILDING FINISHED FLOOR: 22.0 SSCO #1 RIM: 21.95 IE: 18.50 6" (W) SSCO #3 RIM: 21.95 IE: 18.50 6" (S) SSCO #2 RIM: 21.88 IE: 18.44 6" (E) IE: 18.44 6" (W) SSCO #4 RIM: 20.66 IE: 17.15 6" (E) IE: 17.15 6" (W) IE: 17.15 6" (N) SSCO #6 RIM: 21.25 IE: 13.36 6" (S) IE: 13.36 6" (NW) SSCO #5 RIM: 20.72 IE: 15.53 6" (E) IE: 15.53 6" (N) SSCO #7 RIM: 20.23 IE: 12.73 6" (SE) 2 LF 6" PVC @ 2.00% 2 LF 6" PVC @ 1.13% 105 LF 6" PVC @ 1.23% 131 LF 6" PVC @ 1.23% 176 LF 6" PVC @ 1.23% 47 LF 6" PVC @ 2.84% 50 LF 6" PVC @ 1.25% CONNECT TO EXISTING WALK EXISTING UTILITY POLE EXISTING FIRE HYDRANT 18' DEALERSHIP SIGN EXISTING TRANSFORMER 6.00' SIDEWALK 8' PLANTER 22' LANDSCAPE EXISTING UTILITY POLE EXISTING FIRE HYDRANT 80.65' R.O.W. EXISTING SIDEWALK TO BE REMOVED EXISTING CURB TO REMAIN REPAIR ROADWAY AS REQUIRED FOR UTILITY CONNECTION 30' CONNECT TO EXISTING SIDEWALK WATER METER FDC PIV WATER SERVICE CONNECTION FIRE SERVICE CONNECTION OIL/WATER SEPARATOR 15.00' WATER EASEMENT (TYP.) REPAIR ROADWAY AS REQUIRED FOR UTILITY CONNECTION DOMESTIC SIDE SEWER CONNECTION SEWER CONNECTION FOR CAR WASH AND SERVICE BAYS 10" DUCTILE IRON WATER MAIN (TYP.) STORMWATER BIO-RETENTION CELL CONNECT TO EXISTING SEWER STUB HYDRANT HYDRANT R.O.WHYDRANT HYDRANT 1 2 3 4 TEL FAX www.ahbl.comWEBTELFAXwww.ahbl.comWEBTELFAXwww.ahbl.comWEB 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB TACOMA SEATTLE SPOKANE TRI-CITIES Know what's below. before you dig.Call R 3 STKMKWBEB MAY 2, 2018 SITE PLAN REVIEW 2180100.10 601 ST. HELENS AVENUE TACOMA, WA98402 ROGER HANSEN HHJ ARCHITECTS, PLLC WALKER AUTO DEALERSHIP A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SEC. 30, TWN. 23 N., RGE. 05 E. W.M. CITY OF RENTON, KING COUNTY, WASHINGTON. WALKER AUTO DEALERSHIP DATE: April 27, 2018 FILENAME: Q:\2018\2180100\10_CIV\CAD\_Site Plan Review\2180100-SH-UTIL.dwg C1.0 3 UTILITY PLAN N GRAPHIC SCALE 0 30 60 1" = 30 FEET 15 SITE ADDRESS 3400 EAST VALLEY RD RENTON, WA 98057 PARCEL #3023059067 05/01/2018 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 7 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 8 Full document available in Laserfiche Submittals Folder 314 WEST 15TH STREET VANCOUVER, WA 98660 360.695.3488 MAIN 866.727.0140 FAX PBSUSA.COM Critical Areas Report for the Dale Walker Property 3400 East Valley Road Renton, WA 98057 June 2018 PBS Project No. 41482.000 RECEIVED 07/26/2018 amorganroth PLANNING DIVISION Exhibit 9 Full document available in Laserfiche Submittals Folder STEMEN ENVIRONMENTAL, INC. P.O. BOX 3644 LACEY, WASHINGTON 98509-3644 CONTR. LIC. #STEMEEI081J9 Telephone 360-438-9521 Fax 360-412-1225 April 23, 2018 RE: REMEDIAL AND CORRECTIVE ACTIONS PROJECT FOR THE COMMERCIAL PROPERTY LOCATED AT 3400 VALLEY ROAD, RENTON, WASHINGTON. TAX PARCEL #302305-906 A. OVERVIEW The subject property is composed of 5.65 acres (246,114 square feet) of commercially developed property located at 3400 East Valley Road, Renton, Washington. The King County Assessor’s Office lists the subject property as Tax Parcel #302305-9067. Based on the review of aerial photos, Polk Street Directories, knowledgeable individuals, and information obtained from the King County Assessor's Office, it appears that for approximately 64 years the subject property has been primarily occupied by an automotive wrecking yard and/or radiator shop. All automobile wrecking yard and/or radiator shop related operations have ceased on the subject property. All disabled vehicles, automotive parts, storage trailers and related equipment have been removed from the property. Currently the subject property and the on-site building are unoccupied. Recent environmental investigations of the surface and shallow subsurface soils on the subject property have confirmed the presence of total petroleum hydrocarbons, and/or volatile organic compounds at levels exceeding MTCA Method A Clean Up Levels for Industrial Properties. Primarily the adversely impacted soils are present at depths of 2 feet below ground surface (b.g.s.) or less on most of the property. The contaminated soils plume extends to greater depths on selected portions of the property. Initial groundwater samples obtained, using a truck mounted sampling probe, from selected locations on the subject property confirmed the presence of total petroleum hydrocarbons, volatile organic compounds and/or MTCA 5 Metals at MTCA Method A Clean Up Levels for Industrial Properties. A total of eight (8) groundwater monitoring wells were installed at selected locations throughout the subject property using a truck mounted rotary auger drill rig operated by Licensed Resource Protection Well Drillers. Discreet groundwater samples were obtained from the groundwater monitoring wells on two (2) seasonal groundwater monitoring events. Laboratory analyses results for the discreet groundwater samples report no presence of the contaminants of concern at levels exceeding MTCA Method A Clean Up Levels for Industrial Properties. RECEIVED 06/29/2018 amorganroth PLANNING DIVISION Exhibit 10 2 Based on groundwater elevation measurements obtained in the dryer season (lower groundwater elevations) the direction of groundwater flow is to the west, based on the elevations obtained during the wetter season (higher groundwater elevation) the direction of groundwater was to the northwest. Refer to Figures 1A and 1B for the Groundwater Elevation Maps. The purpose of the proposed remedial and corrective actions project is to excavate and remove all on-site soils that are adversely impacted by the contaminants of concern and to monitor the positive impacts of these actions on the groundwater and the environmental integrity of the subject property. Any solid waste debris encountered during the excavation and removal of petroleum and/or VOCs contaminated soils will be transported off-site to an appropriate off-site disposal facility. Summary of Work: B. REQUIRED PERMITS / APPROVALS  SEPA Issuance  NPDES Construction Stormwater General Permit  City of Renton Demolition Permit  City of Renton Civil Construction Permit (Clear and Grade & TESC Only) Prior to the commencement of activities on selected portions of the subject property/site, the above noted permits will be obtained. C. CLEANUP SEQUENCE / SCHEDULE 1. Anticipated Construction: Start July 2018 Complete October 2018 2. Contractor will post sign with name and phone number of ESC supervisor (May be consolidated with the required notice of construction sign). 3. Contractor will schedule a pre-construction meeting with the City of Renton Inspector and Engineer prior to any ground disturbing activity. 4. Contractor will flag or fence clearing limits and install perimeter erosion control measures including perimeter filter fabric fencing per approved grading plans. 5. Contractor will install stabilized construction entrances per approved grading plans. 6. The existing building will be demolished and associated services will be disconnected and abandoned under City Demolition Permit. a. Hazardous Materials Survey Report was completed by PBS Environmental on May 18, 2018. b. Hazardous Materials will be disposed of according to state regulations. c. All remaining demolition debris will be disposed at an approved disposal facility. 7. Cleanup sampling, excavation, disposal, and import of clean structural fill. a. Open Excavation work areas are intended to be between 5,000 -10,000 SF. b. Work areas will be excavated, sampled, and stockpiled. Samples will have a 48 hour turn-around. c. All contaminated soils (levels exceeding applicable cleanup levels) will be properly loaded and properly transported to either Waste Management’s Duwamish Reload Facility in Seattle or Republic Services facility in Seattle using 3 dump trucks. All soils will be transported under a properly issued manifest/waste disposal authorization. d. Once a work area is determined to be free of contamination the work area will be restored to existing grade to prevent re-contamination. Trucks will haul in clean structural material to fill the void. 8. The contractor will move sequentially through the entire property. 9. Paving materials that are encountered will be demolished and hauled to a local recycling facility. 10. The wetland buffer will be established with bioretention soil and hydroseeding to minimize growth of noxious weeds. 11. The contractor will enter the voluntary cleanup program. 12. No Further Action (NFA) letter will be requested. D. EQUIPMENT Conventional construction equipment will be used to conduct the site cleanup. An excavator and dump trucks are the primary equipment that will be used. It is anticipated that several trucks per day will be entering and exiting the site to haul off construction debris and import clean structural fill. Anticipate using the following: 2 – Case 160 (35000 lb) Excavators 1 – Case 580 K Excavator 1 – Midsize Dozer 1 – Front End Loader Dump Trucks with PUP trailers (Number depends on availability) Associated Water Pumps and Hoses Above Ground Temporary Water Storage Tank E. TOXICS CLEANUP PLAN 1. Demolition and removal of an approximately 4,000 square foot metal warehouse building. Prior to demolition an asbestos survey and/or abatement project will be performed on the building. All metal demolition debris will be transported to an appropriate off-site facility for recycling as scrap metal. 2. Excavation and removal of all reasonably accessible surface and subsurface soils containing total petroleum hydrocarbons (TPH), volatile organic compounds (VOCs) and/or MTCA 5 Metals at levels that exceed MTCA Method A Clean Up Levels for Industrial Properties. 3. All excavated soils will be temporarily stockpiled on-site. All stockpiled soils will be properly tarped as necessary. 4. All soils containing the contaminants of concern at levels exceeding applicable cleanup levels will be properly loaded and properly transported to either Waste Management’s Duwamish Reload Facility in Seattle or Republic Services facility in Seattle using dump trucks. All soils will be transported under a properly issued manifest/waste disposal authorization. 4 5. It is anticipated that 8,500 + cubic yards (11,900 + tons) of contaminates of concern contaminated soils will be excavated, removed, and transported to the designated off-site disposal facility. Currently, it is anticipated that the remedial excavation area will be extended to all of the perimeters of the subject property. 6. An appropriate number of confirmation soil samples will be obtained from the completed remedial excavation floor and sidewalls on a periodic and regular basis as per applicable guidelines. 7. All confirmation soil samples will be analyzed for the presence of gasoline range TPH using method NWTPH-Gx and VOCs using method 8260, diesel fuel and lube oil range TPH using method NWTPH-Dx/Dx Extended, and MTCA 5 Metals using EPA method 6020. 8. EPA Method 5035 sampling protocols will be followed when sampling soils to be analyzed for VOCs. NOTE: All laboratory analyses will be done on a 48-hour expedited turn around basis to facilitate prompt characterization of existing on-site conditions so that appropriate corrective and/or constructive actions can proceed immediately. 9. The excavation will be backfilled using suitable imported structural fill materials that will be mechanically compacted for stability. Compaction testing will be performed by the project’s Geotechnical Engineer. Backfill Materials Documents will be submitted to the City of Renton for review before any of the materials are transported on-site. 10. All groundwater monitoring wells located within the remedial excavation areas, that are in areas will be abandoned as per applicable regulations/guidelines. 11. Photographic documentation of all phases of the remediation project. 12. Potentially adversely impacted soils and/or waters present in the Washington Department of Transportation Wetland/Right of Way will not be excavated and/or removed as part of this remedial and/corrective actions project. 13. The results of these additional environmental investigations will determine if additional remedial and/or corrective actions are required. 14. Filing of any required permits and start cards. 15. Documentation of all on-site activities in a Department of Ecology required Remedial and Corrective Actions Report and Quarterly Groundwater Monitoring Reports. 16. A site safety plan will be developed and followed by all on-site workers. A copy of the Site Safety Plan will be on-site during all working hours. 17. Staff will have received a required minimum of 40 hours Hazmat Training. 5 18. The work area will be properly posted and secured with hazard notification signs barricades, orange hazard fencing, and/or chain link security fencing. 19. All on-site work will be performed under permits issued by the City of Renton and under the guidelines set forth in MTCA. 20. Upon the completion of the proposed remedial and corrective actions project, the site will be entered into Ecology’s Voluntary Clean Up Program for the purpose of receiving an, NFA (No Further Action) letter. F. CLOSURE Our intent is to enter into the Department of Ecology Voluntary Cleanup Program with the purpose of receiving a No Further Action (NFA) letter. This report has been prepared, in part, to address City of Renton SEPA comments. The planned cleanup will adhere to state and local requirements. This project, as planned, should not create any new problems within the downstream environment. This project will not noticeably aggravate any existing downstream problems due to either water quality or quantity. Paul W. Stemen Vice President Construction Mitigation Description Walker Auto Dealership 1 2180100.10 Walker Auto Dealership 3400 East Valley Road Renton, WA 98057 Construction Mitigation Description April 30, 2018 Project No. 2180100.10 The Walker Auto Dealership project site is a proposed commercial development project located at 3400 East Valley Road in the City of Renton, King County, Washington. The project site is comprised of parcel 3023059067. The size of these parcels is 5.65 acres. Site Grading, buffer remediation, and contamination remediation activities are scheduled to begin in June of 2018 and end in the Fall of 2018. Construction of the dealership building and associated site improvements will begin in the Spring of 2019 and end in the Fall of 2019. Construction activities will take place on weekdays from 7 am to 6 pm, or as otherwise permitted by Renton Municipal Code. These restricted construction hours will help minimize noise impacts from construction activities. Construction vehicles will access the site via East Valley Road. Construction vehicles traveling to the site from northbound State Route 167 will take the South 18th Street/SW 43rd Street exit, turn left onto South 180th Street, turn right onto East Valle y Road, and travel north until reaching the project site. Construction vehicles traveling to the site from southbound State Route 167 will take the SW 43rd Street/ East Valley Road exit, turn right onto East Valley Road, and travel north until reaching th e project site. The source of fill material or the destination of construction waste material is not known at this point. Erosion control measures expected to be implemented include watering to control dust, a construction entrance to reduce transport of sediment, silt fence and inlet protection devices to prevent sediment from leaving the project site, and street sweeping to prevent tracking of sediment onto adjacent surfaces. Installation of the frontage sidewalk and any utility connections in the road way will require temporary traffic control. It is anticipated that a lane shift would be used for this work. A preliminary traffic control plan is included with this description. The contractor will provide a specific traffic control plan as required. Q:\2018\2180100\10_CIV\NON_CAD\REPORTS\Construction Mitigation\20180424 Constr Mitigation Descr.docx RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 11 Geotechnical Engineering Report Walker Renton Auto Dealership 3400 East Valley Road Renton, Washington P/N 302305-9067 April 27, 2018 prepared for: HHJ Architects, PLLC Attention: Roger Hansen 601 St Helens Tacoma Washington 98402 prepared by: Migizi Group, Inc. PO Box 44840 Tacoma, Washington 98448 (253) 537-9400 MGI Project P1238-T18 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 12 Full document available in Laserfiche Submittals Folder Civil Engineers ● Structural Engineers ● Landscape Architects ● Community Planners ● Land Surveyors Preliminary Technical Information Report PREPARED FOR: Roger Hansen HHJ Architects, PLLC 601 St. Helens Avenue Tacoma, WA 98402 PROJECT: Walker Auto Dealership 3400 East Valley Road Renton, WA 98057 2180100.10 PREPARED BY: Bart Brynestad, PE Senior Engineer REVIEWED BY: J. Matthew Weber, PE Principal DATE: May 2018 RECEIVED 05/02/2018 amorganroth PLANNING DIVISION Exhibit 13 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 11, 2018 TO: Alex Morganroth, Associate Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Walker Subaru; LUA18-000305 The applicant is requesting Site Plan and Environmental (SEPA) Review to construct a 64,935 square foot auto dealership on a site previously occupied by auto junk yard. The subject property is located at 3400 East Valley Road (APN 3023059067) near the int ersection of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area C Overlay District. Two existing buildings are presently located on the site and are proposed for demolition as part of the project. The previous use located on the property resulted in a significant amount of contaminated due to the decomposition of the junk vehicles. The applicant would be required to obtain a Voluntary Clean- up Approval from the Department of Ecology (DOE) as part of the Model Toxics Control Act. The restoration plan submitted DOE would also be evaluated under the SEPA process. The proposed new structure would include a showroom/sales area, parts sale and storage area, se rvice and shop, and various other support areas. Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic hazard. According to the applicant, a Category III wetlands is located within the SR 167 ROW directly east of the site. The proposed development would generate approximately 1808 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 1 net new trips (88 inbound and 33 outbound). During the weekday PM peak hour, the project would generate approximately 158 net new trips (63 inbound and 95 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Exhibit 14 Transportation Concurrency Test – Walker Subaru Page 2 of 3 July 27, 2018 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: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. 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 201 8 is 2,049 trips, which provides sufficient capacity to accommodate 158 additional trips from this project. A resulting 1,891 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 the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. 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: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency w ith the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. Transportation Concurrency Test – Walker Subaru Page 3 of 3 July 27, 2018 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 XI -65 of the Comprehensive Plan states the following: 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, development will have met City of Renton concurrency requirements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 9 LUA**-000*** ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Name, 425-430-7219, amorganroth@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 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 plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed bet ween 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. 5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance and moni toring surety device. 6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Name, 425-430-7382, afowler@rentonwa.gov) 1. See Attached Development Engineering Memo dated June 2, 2018 ADVISORY NOTES TO APPLICANT Page 2 of 9 LUA18-000305 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $ 1.25 per square foot. Credit is given for the demolished building. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 4,000 gpm. A minimum of Four (4) fire hydrants are required. One within 150-feet and others within 300-feet of the building. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. A looped water main is required for all buildings with fire flows exceeding 2,500 gpm Hydrant spacing on looped mains is required to be 300 feet on center maximum. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside access is required to the fire sprinkler riser rooms. The PIV, FDC and the water main piping cannot be run under the building. Fire alarm systems are 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. Roadways shall be modified to meet or exceed the fire code minimum in and around the proposed new building. Fire lanes are required to meet 20-feet width with 25-foot inside and 45-feet outside turning radius. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Fire Lane signage required for onsite roadways. Proposed front canopy shall be raised to a minimum of 13 -feet 6-inches of vehicle clearance for fire apparatus. 5. Emergency Responder Radio Coverage requirement per IFC Section 510 and local amended ordinance. 6. A parking structure on the second floor will require the installation of a standpipe. 7. Permits are required for above ground tanks. Separate plans and permits required by the fire department for all above and below ground tank installation. 8. HMIS information is required before the building permit is issued Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction trailer or storage area should be completely fenced-in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2” throw when bolted. Any construction material that contains cop per should be removed from the construction site at the end of each ADVISORY NOTES TO APPLICANT Page 3 of 9 LUA18-000305 working day. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. “No Trespassing” signs should be posted on the property during the construction phase. These signs will allow officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED FACILITY All exterior doors should be made of solid metal or metal over wood, with heavy -duty deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. All strikeplates should have 2-1/2 to 3” wood screws. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing or gates, as these areas could be vulnerable to crime due to the lack of natural surveillance by vehicle and/or pedestrian traffic. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee entrances should have coded access to prevent trespassing. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft of and from motor vehicle as well as provide safe pedestrian travel for customers utilizing the business. The structure should have a building number clearly posted with numbers at least 6” in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility – not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with conceal ment to commit crimes such as burglary and malicious mischief (property destruction). It is important for safety and security reasons to have appropriate lighting and signage. Use plenty of lights throughout your property, not just in the areas you thin k are most vulnerable. “No Trespassing” signs should be posted in conspicuous locations throughout the property, including entrances to the property and parking areas. Garbage and recycling dumpsters, according to plans, are placed in the farthest corne rs behind the property, bordering greenbelt area. Due to limited visibility of this area it is recommended dumpster areas be gated and locked during and after business hours to prevent loitering, illegal dumping and/or tampering. Additional lighting should also be placed around these areas for extra visibility. Most theft of vehicles from dealerships is the result of keys and key fob’s not properly secured. To prevent theft of automobiles and inventory at car dealerships, it is recommended to put in pla ce a high level of security around key management. Electronic key cabinets are one recommendation that come with audit tracking systems to secure keys and allow inventory control as well as require specific check-in/check-out monitoring. Key management is to include the service department when customer vehicles left on-site for overnight service have keys readily available to “grab & go”. ADVISORY NOTES TO APPLICANT Page 4 of 9 LUA18-000305 It is recommended that the dealership lot have proper barriers and fencing in place to prevent theft. Fencing with barbed wire is recommended to store surplus inventory. Gates are recommended at all entrances/exits and secured after hours to make it more difficult to drive vehicles off the lot due to theft. Bollards are recommended throughout the property to prevent theft of vehicle. In review of the plans it looks like there will be some bollards placed around the main building. When considering bollards as a deterrent to vehicle theft, note that bollards can be placed throughout several areas of the property as permanent, decorative, and/or moveable. Due to the high-dollar inventory at auto dealerships, hired security guards and video monitored surveillance is recommended. Guards can patrol major access points and minimized the threat of loss. The presence of guards patrolling a property can discourage criminals from targeting your dealership. An auxiliary security service could be used to patrol the property, preferably between the hours of 10:00 p.m. and 6:00 a.m. Video monitored surveillance for this type of inventory should be in “real time”. If an alarm is tripped and is being monitored, police can be dispatched immediately, increasing the chance of preventing the theft before it happens and possibly arrest of a suspect. If you choose to use security guards and/or surveillance, post signs throughout the property announcing that you do so. Let would-be criminals know you are watching. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed. ADVISORY NOTES TO APPLICANT Page 5 of 9 LUA18-000305 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 2, 2018 TO: Alex Morganroth, Planner FROM: Ann Fowler, Civil Engineer III, Plan Reviewer SUBJECT: Utility and Transportation Comments for Walker Subaru 3400 East Valley Road LUA 18-000305 I have reviewed the application for the Walker Subaru at 3400 East Valley Road (APN(‘s) 3023059067) and have the following comments: EXISTING CONDITIONS The site is approximately 5.65 acres in size and is square in shape. The existing site is mostly impervious gravel area which has been used as a vehicle storage lot. Site soils are generally contaminated with oils from the continued use of vehicular storage. Water Water service is provided by City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. There is an existing 12-inch City water main located in East Valley Road (see Water plan no. W-0304) that can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm). The approximate static water pressure is 75 psi at the elevation of 20 feet. The site is located outside of an Aquifer Protection Area. There is an existing 3/4-inch water meter serving the existing building on the property. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC wastewater main located in East Valley Road (see City plan no. S-0200). Storm There is an existing storm drainage system in East Valley Road (see City plan no. R-1999). There no existing on- site conveyance system or stormwater features. Surface run-off from the site appears to drain to the abutting wetlands as well as to the public drainage system in East Valley Road. Streets East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85 as measured using the King County Assessor’s Map. Current street frontage improvements include curb and gutter and a 6-ft sidewalk on both sides of the street. The site borders State Route 167 (SR 167) on the east property line. WSDOT has identified, in their long-range planning programs for I-405 and SR-167, a direct access connection to and from the south at SW 27th Street, which the City supports. Applicant should further coordinate with WSDOT at 425-456-8538 for further coordination and to verify any future impacts related to widening of the highway. CODE REQUIREMENTS WATER ADVISORY NOTES TO APPLICANT Page 6 of 9 LUA18-000305 1. Based on the information submitted with the land use application, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the development is 4,000 gpm. 2. The proposed water main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required looped 10-inch water main around the building and connecting to the existing 12-inch water main in East Valley Road since the fire flow demand is above 2,500 gpm. a. A 15-ft water easement is required for the looped water main. b. No buildings, structures or vaults shall be placed within the easement area or within 5 feet of the water main. c. A minimum of 10 feet horizontal separation shall be provided from the water main to the wetlands and buffer area. 3. Installation of fire hydrants shall be as required by Renton Fire Prevention will be required. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. 4. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building. 5. A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. 6. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3” or larger. 7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 8. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 9. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 11. The development is subject to a water system development charge (SDC) fee. This is payable at construction permit issuance. Proposed water meter sizes have not been noted on the preliminary utility plans. Typical water meter sizes and associated fees are noted as follows: a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $3,727.00 per meter, 1-1/2 inch meter is $18,635.00 and a 2-inch meter is $29,816.00. b. A water system redevelopment credit will apply for the existing domestic water meters if they are abandoned. c. The SDC fee for fire service is based on the size of the fire service line to serve the project. The current SDC fee for a 6-inch fire service line is $23,843.00. d. SDC fees are assessed and payable at construction permit issuance. 12. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch water service is $4,580.00* per service line and for $4,710.00* for each 2-inch water service line. This is payable at construction permit issuance. 13. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. 14. Final determination of applicable fees will be made after the water meter size has been determined. ADVISORY NOTES TO APPLICANT Page 7 of 9 LUA18-000305 15. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each building. 2. Any covered parking areas, if proposed, will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 3. If floor drains are required by the building department, drains are required to be connected to the sanitary sewer system. Flows shall be directed through the floor drains that are installed in accordance with the Uniform Plumbing Code to an interior or exterior oil/water separator. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,837.00 per meter, 1-1/2 inch meter is $14,185.00 and a 2-inch meter is $22,696.00. b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC fee for the size of the existing domestic water meter(s) will be applied to each of the existing meters if they are abandoned and capped at the main line. c. SDC fees are payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated April 27, 2018, completed by Migizi Group, Inc., for the site has been provided. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discounts the use of infiltration due to the high groundwater table present on the project site. Geotechnical recommendations presented need to be addressed within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated May 2018, was submitted by AHBL with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. 3. As discussed in the TIR, the applicant has determined that the redevelopment project is exempt from Core Requirement #3, Flow Control, since the proposed development will result in less than a 0.15 cfs increase in surface water run-off from the existing site conditions 100-year peak flow rate when modeled using the latest version of the Western Washington Hydrology Model (WWHM 2012), as outlined in Core Requirement #3. a. The redevelopment project is proposing to upgrade existing gravel and/or hard compacted dirt to asphalt. The existing ground surface is not currently serviced by an existing piped or channeled conveyance system. As such, while the existing ground surface is defined as an existing impervious area, it is classified as an existing non-effective impervious area for the purposes of continuous modeling land cover types per Section 3.2.2. b. As defined in Section 3.2.2, non-effective impervious area is assumed to have the same hydrologic response as the immediately surrounding pervious area. Therefore, the existing gravel/hard compacted dirt land cover shall be modeled as grass rather than impervious surface. c. The applicant will need to provide an updated WWHM model demonstrating compliance with the exception criteria outlined in Section 1.2.3.1.A as part of the civil construction permit application. If the exception criteria outlined in the RSWDM cannot be achieved, the applicant will be required to comply with all requirements of Core Requirement #3, which may include installation of a detention facility ADVISORY NOTES TO APPLICANT Page 8 of 9 LUA18-000305 which shall be designed in accordance with the RSWDM that is current at th e time of civil construction permit application. 4. The development is required to provide enhanced basic water quality treatment prior to discharge. Project water quality treatment will consist of two separate systems in order to maintain the two natural discharge locations. The east natural discharge basin will consist of conveyance to a bioretention cell prior to discharging into the existing wetland to the east. The west natural discharge basin will consist of conveyance to a proprietary water quality filter system prior to connection to the existing 12-inch concrete stormwater main located along East Valley Road. a. The applicant shall provide the GULD approval for the proposed water quality treatment filter system verifying that the system has been accepted by the Department of Ecology. b. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. 5. There are no potential downstream flooding or erosion issues identified in the drainage report. 6. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application, which identifies the use of basic dispersion to mitigate the impervious roof area. The final drainage plan and drainage report must be submitted with the civil construction permit application. a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed during civil construction permit review. The applicant may be required to apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. 7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 8. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 9. Surface water system development fee is $0.687 per square foot of new impervious surface, but not less than $1,718.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts East Valley Road along the west property lines. East Valley Road is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 85 feet. To meet the City’s complete street standards for collector arterial streets, minimum right of way width is 94 feet. Dedication of 4.5 feet of right of way would be required. The proposed development is subject to half-street frontage improvements which includes installation of paved travel width of 41 feet, with 8-ft wide parking on both sides, 0.5-ft wide curbs, 8-ft wide landscaped planters, 8-ft wide sidewalk, and 2 feet of clear width at back of sidewalk. a. The existing pavement width along East Valley Road is approximately 36 feet with a 0.5-foot curb/gutter and a 6-foot sidewalk on the east and west sides of roadway along the project frontage. The City’s Transportation section and Economic Development section reviewed East Valley Road and the surrounding area and have determined that a modified collector arterial street section along the east side of East Valley Road is more suitable for this location of East Valley Road. b. The modified collector arterial street section along the east side of East Valley Road will maintain the existing pavement width and curb-line. Applicant shall install a new 8-ft planter strip behind the existing curb-line and a new 6-ft sidewalk behind the new planter strip. No right-of-way dedication will be required to install the required frontage improvements. 2. The applicant has requested a street modification in order to match the modified the ROW width and street cross section to match the existing roadway section and street frontage improvements noted above. a. City staff is recommending approval of the applicant’s street modification request. Please see the Street Modification Criteria and Analysis for a complete summary of the request, staff analysis, and staff recommendation. 3. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 4. Parking lot construction shall be in accordance with City code 4-4-80G. ADVISORY NOTES TO APPLICANT Page 9 of 9 LUA18-000305 5. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. A traffic analysis dated April 30, 2018, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided, the proposed development would average 974 new daily vehicle trips. Weekday peak hour AM trips would generate 66 new vehicle trips, with 18 vehicles leaving and 48 vehicles entering the site. Weekday peak hour PM trips would generate 85 new vehicle trips, with 34 vehicles entering and 51 vehicles exiting the site. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 7. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30-feet. b. Driveways shall be located a minimum of 5-feet from property lines. c. Maximum driveway slope is 8%. d. Site accesses must be a minimum of 125-ft from the intersection. e. The maximum number of driveway cuts is two (2) driveways per 330-ft of street frontage. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The transportation impact fee that is current at the time of building permit application will be levied. 10. Concurrency under separate cover, if applicable. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. * An additional 3% technology fee will be added to each fee marked with an asterisk (*). 8. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department.