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Home My WebLink AboutERC_DNSM_Applicant_Letter_180831.pdf August 31, 2018 Brian Ludwig Innova Architects, Inc. 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION 601 Monster Road SW Building, LUA18-000237 Dear Mr. Ludwig: 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 Non - Significance-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 September 14, 2018, 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 regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. If you have any questions or desire clarification of the above, please call me at (425) 430-6598. For the Environmental Review Committee, Jill Ding Senior Planner Enclosure cc: Ben Brodsky, PROLOGIS / Owner(s) Tom Bean, KC Water & Land Resources Division /Party of Record DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Date Rick M. Marshall, Administrator Renton Regional Fire Authority Date Kelly Beymer, Administrator Community Services Department Date C.E. Vincent, Administrator Date Department Of Community & Economic Development ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) PROJECT NUMBER: LUA18-000237, ECF, SA-A, MOD APPLICANT: Brian Ludwig, INNOVA Architects, Inc., 950 Pacific Ave, Ste. 450, Tacoma, WA 98402 PROJECT NAME: 601 Monster Road SW Building PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan approval, Environmental (SEPA) Review, and a street modification for the construction of 161,320 sq. ft. industrial building on an existing 418,768 sq. ft. (9.61 acre) site located within the Medium Industrial (IM) zone. The proposed building would be a 32-foot interior clear height tilt-up warehouse. The site and building site would be designed to implement a 4-foot deep truck well along the east dock face of the building. Surface parking with a total of 145 parking spaces is proposed. The completed building would create a speculative warehouse shell, with future tenant improvements to be constructed by specific lease holders. A street modification has been requested to relocate the required 8-foot landscape strip between the curb and sidewalk to the back of sidewalk. Access to the site is currently provided via 3 driveway curb cuts off of Monster Rd SW and one driveway access via the property to the west. The proposal would retain all existing access points. The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. Offsite wetland areas have been identified to the southwest of the project site. PROJECT LOCATION: 601 Monster Road SW Building 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 September 14, 2018. 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. PUBLICATION DATE: August 31, 2018 DATE OF DECISION: August 27, 2018 DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 8/27/2018 | 3:26 PM PDT 8/27/2018 | 3:22 PM PDT 8/27/2018 | 3:34 PM PDT 8/27/2018 | 3:03 PM PDT DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC_Report_601 Monster_180827 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: August 27, 2018 PART ONE: PROJECT BACKGROUND Project Name: 601 Monster Rd Project Number: LUA18-000237, ECF, SA-A, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: DCT Monster Road, LLC, 701 5th Ave, Ste. 2830, Seattle, WA 98104 Contact: Brian Ludwig, Innova Architects, Inc., 950 Pacific Avenue, Suite 450, Tacoma, WA 98402 Project Location: 601 Monster Road SW (Parcel No. 242304-9008) Project Summary: The applicant is requesting Administrative Site Plan approval, Environmental (SEPA) Review, and a street modification for the construction of 161,320 sq. ft. industrial building on an existing 418,768 sq. ft. (9.61 acre) site located within the Medium Industrial (IM) zone. The proposed building would be a 32-foot interior clear height tilt-up warehouse. The site and building site would be designed to implement a 4-foot deep truck well along the east dock face of the building. Surface parking with a total of 145 parking spaces is proposed. The completed building would create a speculative warehouse shell, with future tenant improvements to be constructed by specific lease holders. A street modification has been requested to relocate the required 8-foot landscape strip between the curb and sidewalk to the back of sidewalk. Access to the site is currently provided via three driveway curb cuts off of Monster Rd SW and one driveway access via the property to the west. The proposal would retain all existing access points. The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. Offsite wetland areas have been identified to the southwest of the project site. Exist. Bldg. Area SF: 146,762 sq. ft. Proposed New Bldg. Area: 161,320 sq. ft. Site Area: 9.61 acres STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance-Mitigated (DNS-M). DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C City of Renton Department of Community & Economic Development Environmental Review Committee Report 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 2 of 6 SR_ERC_Report_601 Monster_180827 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 comply with the recommendations found in the submitted Geotechnical report prepared by Terra Associates, Inc., dated September 26, 2017. 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 engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report. 3. Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for this site, the applicant shall provide 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. C. Exhibits Exhibit 1 Environmental Review Committee (ERC) Report Exhibit 2 Building Rendering Exhibit 3 Architectural Elevations Exhibit 4 Site Plan Exhibit 5 Landscape and Tree Retention Plan Exhibit 6 Arborist Report prepared by Sound Urban Forestry, LLC, dated February 8, 2018 Exhibit 7 Geotechnical Report prepared by Terra Associates, Inc., dated September 26, 2017 Exhibit 8 Cleanup Action Plan memo prepared by Floyd/Snider, dated July 3, 2018 Exhibit 9 Preliminary Technical Information Report prepared by Innova Architects Inc., dated May 22, 2018 Exhibit 10 Report & Analysis of the Shared Facility Drainage Plan for the Regional Storm Pond Near Monster Road SW Renton WA prepared by Innova Architects, Inc., dated May 22, 2018 Exhibit 11 Traffic Scoping Memo prepared by Transportation Engineering Northwest, dated December 11, 2017 Exhibit 12 Transportation Concurrency Exhibit 13 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 proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C City of Renton Department of Community & Economic Development Environmental Review Committee Report 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 3 of 6 SR_ERC_Report_601 Monster_180827 1. Earth Impacts: A Geotechnical Report prepared by Terra Associates, Inc., dated September 26, 2017 (Exhibit 7) was submitted with the project application materials. The majority of the site is relatively flat but sits lower than the adjacent south parcel and right-of-way to the east. Adjacent property grades fall onto the project site from slight slopes to as great as 40%. No development is proposed within the projected slope areas. The City’s adopted Critical Areas Regulations require that any protected slope areas be protected within a Native Growth Protection Area tract. Subsurface conditions were explored through the advancement of 10 test borings on the project site. The subsurface conditions observed to the north of the existing building generally consisted of up to 4 inches of asphalt pavement overlying 4 to 7 feet of loose to medium dense fill. Below the fill soils, 4 to 14 feet of soft to medium dense interbedded alluvial soils consisting of silt, clay, and sand/gravel mixtures were observed. Underlying these upper sediments, the test borings encountered medium dense to very dense weathered sandstone bedrock. In Test Boring B-10, a 6-foot thick layer of medium stiff to stiff residual sandstone soil between the upper alluvial soils and deeper sandstone layer was observed. Test borings located within the existing building indicated that the existing concrete floor slab ranges in thickness from 4 to 8.5 inches and rests atop a 2 to 4-inch thick layer of crushed rock. Below the slab structure 4.5 feet of medium dense to very dense fill material overlying 7.5 to 23.5 feet of soft to dense interbedded alluvial soils consisting of silt, clay, and sand/gravel mixtures were observed. Underlying these upper alluvial soils the test borings encountered 3.5 to 18 feet of medium dense to very dense residual soils, sandstone, siltstone, claystone, and coal to the terminus of the test borings. Wet soils were observed at 8 of the 10 borings at depths ranging from 7.5 to 20 feet. The submitted Geotechnical Report concludes that the project site could accommodate the proposed development from a geotechnical standpoint. A surcharge/preload program is recommended to reduce potential post construction settlement. The report includes recommendation for site preparation and grading, surcharge, excavations, foundation support, floor slab-on-grade, lateral earth pressure for wall design, infiltration, drainage, utilities, and pavement. A Cleanup Action Plan memo prepared by Floyd/Snider, dated July 3, 2018 (Exhibit 8) was submitted with the project application materials. The Cleanup Action Plan memo identifies ground water monitoring locations as well as areas where the monitoring identifies locations where soil clean up would be required. The project site is being cleaned up under the Washington Model Toxics Control Act (MTCA) through the Voluntary Cleanup Program (VCP) overseen by the Department of Ecology (Ecology). A cleanup action in the VCP program meets regular MTCA cleanup standards but is done independently, and a Cleanup Action Plan (CAP) is not required. Instead, the required documentation for the cleanup is submitted as a package for review, typically after the cleanup takes place, and Ecology issues an opinion about the site status. There are low levels of toxic chemicals in the soils and ground water proposed for removal. The chemicals include volatile organic compounds (VOCs), petroleum hydrocarbons, and related chemicals. There is no risk of fire or explosion from these chemicals as they are located in wet soils and water, and are generally nonflammable in nature, and at insufficient concentrations to cause a fire or explosion hazard. The chemicals are present in insufficient quantities to be designated as hazardous waste. The applicant indicates that approximately 3,000 cubic yards of soil would be excavated for the cleanup of the project site. It is estimated that 2,000 cubic yards of the excavated soils would be contaminated and would be removed from the project site for proper disposal. The remaining 1,000 cubic yards would be considered non- contaminated and would be reused on the project site. Approximately 2,000 to 3,000 cubic yards of common burrow and quarry spalls would be imported as backfill for the excavation. DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C City of Renton Department of Community & Economic Development Environmental Review Committee Report 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 4 of 6 SR_ERC_Report_601 Monster_180827 To mitigate for potential impacts that the project proposal could have on the project site resulting from the project construction, staff recommends the following SEPA mitigation measures: 1. Project construction shall comply with the recommendations found in the submitted Geotechnical report prepared by Terra Associates, Inc., dated September 26, 2017. 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 engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report. 3. Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for this site, the applicant shall provide 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. Mitigation Measure: 1. Project construction shall comply with the recommendations found in the submitted Geotechnical report prepared by Terra Associates, Inc., dated September 26, 2017. 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 engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report. 3. Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for this site, the applicant shall provide 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 Regulations, RCW 70.150D Hazardous Waste Cleanup – Model Toxics Control Act 2. Water a. Stormwater Impacts: A Preliminary Technical Information Report prepared by Innova Architects Inc., dated May 22, 2018 (Exhibit 9) and a Report & Analysis of the Shared Facility Drainage Plan for the Regional Storm Pond Near Monster Road SW Renton WA prepared by Innova Architects, Inc., dated May 22, 2018 (Exhibit 10) were submitted with the project application materials. Existing impervious surfaces total approximately 117,600 square feet. The project proposal would result in an expansion of the existing building footprint by approximately 15,000 square feet and would increase the pollution generating impervious surfaces by approximately 48,000 square feet. The existing stormwater collection system collects stormwater around the project site and discharges it at three locations. The existing north parking area directs flow directly to Monster Road SW. There is one catch basin at the northeast corner of the site that picks up a small amount of flow and directs it to the existing conveyance system along Monster Road SW along the eastern portion of the project site. The remaining impervious surfaces (parking, driveways, and roof area) are collected in a conveyance system that first flows south from the building’s northeastern corner then west along the south side of the site and on to an existing offsite conveyance system which directs flows to the existing regional stormwater system about 200 feet west of the project site. The proposed method of stormwater management would be to provide three main stormwater collection systems that would all merge at the existing regional stormwater facility located about 200 feet west of the project site. One proposed system would collect surface water runoff from surface parking areas, another DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C City of Renton Department of Community & Economic Development Environmental Review Committee Report 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 5 of 6 SR_ERC_Report_601 Monster_180827 would collect surface water runoff from heavy truck use areas and the third would collect runoff from the roof. Any pollution-generating impervious surfaces would be directed to a water quality filter vault at the southwest corner of the site to treat the water before discharging into the regional stormwater facility. The project proposal would be subject to full drainage review under the 2017 City of Renton Surface Water Design Manual. All surface water improvements would be subject to the requirements of this manual. 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. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3. Plants Impacts: A Conceptual Landscape and Tree Retention Plan (Exhibit 5) was submitted with the project application materials. According to the submitted plan, the project site has a total of 135 significant trees on the project site. Of these, 27 have been identified as dangerous by a certified arborist (Exhibit 6) and 2 are located within areas of public right-of-way dedication, resulting in a total of 106 protected trees onsite. No trees were identified as being located within critical areas. However, based on the tree retention plan provided, it appears that a number of trees are located on the protected slope areas. The applicant is proposing to retain a total of 55 trees on the project site. It is anticipated that the City’s adopted Tree Retention and Land Clearing Regulations would mitigate for any impact resulting from tree removal. Therefore, no further mitigation is recommended. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4. Recreation Impacts: The driveway access located at the northeast corner of the project site accesses Monster Road SW via a triangular shaped piece of property owner by the City’s Community Services Department (parcel no. 9188000130), which is part of the Black River Riparian area. The applicant does not currently have an easement for access over this property. In exchange for granting an easement for access over this parcel, the City’s Community Services Department has determined that a minimum of 5 parking spaces designated for parks use as well as landscaping and pedestrian walkway improvements would be required. It is not anticipated that any adverse environmental impacts would be generated as a result of this project proposal. Therefore, no further mitigation is recommended at this time. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable 5. Transportation Impacts: The applicant submitted a Traffic Scoping Memo prepared by Transportation Engineering Northwest, dated December 11, 2017 (Exhibit 11). According to the submitted traffic memo, the project is anticipated to generate a total of 84 net new daily trips with 7 net new trips occurring to the AM peak hour and 5 net new trips occurring during the PM peak hour. As the proposal would generate less than 20 net new trips during the weekday AM or PM peak hour, no additional traffic analysis is required. A Transportation Concurrency Memo, dated June 20, 2018 (Exhibit 12), was completed and demonstrates that DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C City of Renton Department of Community & Economic Development Environmental Review Committee Report 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 6 of 6 SR_ERC_Report_601 Monster_180827 the project proposal would pass the transportation concurrency test. No information regarding truck trips or haul routes was submitted with the project application materials. Traffic impacts are anticipated to be mitigated through the payment of code required Transportation Impact Fees at the applicable rate in effect at the time of building permit issuance. Therefore, no further mitigation is recommended. Mitigation Measures: No further mitigation recommended. 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 “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 September 14, 2018. 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 – 7th Floor, (425) 430-6510. DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C RECEIVED 03/30/2018 jding PLANNING DIVISION EXHIBIT 2 DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C RECEIVED 03/30/2018 jding PLANNING DIVISION EXHIBIT 3 DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C ABC1A0.212A0.2SECTION AT MONSTER (EAST), COLLECTOR (STA:10+92.05)CBASECTION AT MONSTER (EAST), COLLECTOR (STA:13+51.24)SECTION AT MONSTER (NORTH), PRINCIPALProposedSite PlanA0.111Project InformationNSite Area = 9.61 Acres (418,768 SF)Parcel(s) = 242304-9008Zoning = IM, Industrial MediumSite Address:601 Monster Road SWRenton, WASetbacks:Street Front Required= 20' (Principal Art.)Street Front Provided 1RUWKStreet Side Required= 20' (Principal Art.)Street Side Provided (DVWSide Int/Rear Required= 0'Side Int/Rear Provided PLQExisting Building Footprint Area= 143,862 SFProposed Building Footprint Area = 164,480 SFProposed Building Area Increase= 18,688 SF (12.99%)Future Office Area Allowance = 8,000 SF (5%)Warehouse Area = 156,480 SFType of Construction = 5BFire Protection = Sprinklers ThroughoutExisting Impervious= 102,549 SFExisting Building Areas= 146,617 SFTotal Existing Impervious 6)Proposed Impervious= 150,793 SFProposed Building Areas (Footprint)= 161,330 SFTotal Proposed Impervious 6)Proposed Site Landscape Area 6)Proposed Building Site Coverage= 38.82 %Parking RequirementsOffice Area (Main Floor)MINMAX8,000 SFat 2.0:1,000 SF (MIN)= 16at 4.5:1,000 SF (MAX)= 36Warehouse Area (Main Floor)156,480 SFat 1:1500 SF (MIN and MAX= 104=105Minimum Stalls Required = 120Maximum Stalls Allowed=141Stalls Provided =141(41 Provided as compact= 29.1%, Max 30%)Bike Stalls Required (120 x 10%) = 12Trailer Stalls Provided= 24Primary Building EntranceAt-Grade Overhead DoorDock Door (48" Depth)Site Feature LegendRetaining WallCompact Parking Stall, Min 8.5' x 16'Standard Stalls, Min 9' x 20'Scale: 1" = 40'RECEIVED08/02/2018 jdingPLANNING DIVISIONEXHIBIT 4DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C RECEIVED08/02/2018 jdingPLANNING DIVISIONEXHIBIT 5DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C SUF S O U N D U R B A N F O R E S T R Y, LLC ________________________________________________________________________ Appraisals ~ Site Planning ~ Urban Landscape Design and Management Environmental Education ~ Environmental Restoration ~ Risk Assessments 2/8/18 INNOVA Architects C/o: Brian Ludwig, Director of Industrial Development 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 RE: 601 Monster Rd SW Arborist Report Mr. Ludwig: Upon your request, I have developed the following Arborist Report as specified by the City of Renton submittal requirements as part of the site plan review for 601 Monster Rd SW. RECEIVED 03/29/2018 jding PLANNING DIVISION EXHIBIT 6 DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 2 I. Inventory of Trees Table 1 presents all trees identified during my site visit on January 15, 2018. The majority of the trees were previously surveyed and identified on the site plan I was provided although several trees were added and species and diameter corrected. This information has been shared with the landscape architect and should be updated on the current plans. Each tree has been numbered, starting at the northern portion of the property. Those marked with an asterisk I believe to be located off site. Condition ratings are defined by Poor, Fair, and Good; the following guidelines are used: ~ Trees rated as ‘Poor’ are showing signs of decline, stress, poor structure such as co-dominant stems, rot, or decay. The ‘Poor’ rated trees are not typically recommended for retention. ~ Trees rated as ‘Fair’ are showing signs of stress, poor structure but not of concern; overall not having vigorous growth. The ‘fair’ rated trees may be considered for retention. It is a judgment call. ~ Trees rated as ‘Good’ are showing signs of vigorous growth, no decay or rot and good structure. Trees rated as ‘Good’ are strong candidates for retention. ID# Species Diameter (inches @ 4.5’) Condition 1 Kwanzan Cherry 14 Poor 2 Kwanzan Cherry 12 Poor 3 Holly 8 Good 4 Hawthorn 14 Poor 5 Pine 8 Fair 6 Pine 20 Poor 7 Oak 16 Fair 8 Oak 24 Good 9 Oak 16 Good 10 Oak 21 Good 11 Oak 16 Good 12 Crabapple 8 Poor 13 Cherry 12 Poor 14 Cherry 10 Fair 15 Cherry 7 Fair 16 Oak 9 Fair 17 Madrone 9 Good 18 Kwanzan Cherry 10 Poor *19 Madrone 8 Good *20 Madrone 10 Good 21 Birch 11 Good 22 Birch 7 Good 23 Big Leaf Maple 6 Good 24 Douglas Fir 7 Good DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 3 ID# Species Diameter (inches @ 4.5’) Condition 25 Oak 10 Poor 26 Oak 6 Good 27 Douglas Fir 7 Good 28 Madrone 7 Good 29 Red Oak 15 Fair 30 Madrone 12 Good 31 Birch 10 Fair 32 Kwanzan Cherry 8 Good 33 Kwanzan Cherry 12 Fair 34 Birch 18 Good 35 Birch 6 Good 36 Birch 7 Good 37 Birch 9 Good 38 Alder 9 Good 39 Birch 13 Good 40 Maple 12 Good 41 Willow 8 Good 42 Birch 8 Good 43 Cottonwood 7 Poor 44 Birch 13 Good 45 Birch 20 Good 46 Madrone 8 Good 47 Madrone 7 Good 48 Cottonwood 20 Good 49 Birch 6 Good 50 Cottonwood 6 Good 51 Alder 8 Good 52 Cottonwood 9 Good 53 Birch 11 Good 54 Birch 23 Good 55 Birch 12 Good 56 Birch 7 Good 57 Birch 11 Good 58 Birch 8 Good 59 Birch 9 Poor 60 Birch 7 Poor 61 Birch 7 Poor 62 Birch 6 Poor 63 Birch 11 Poor 64 Birch 10 Poor 65 Birch 7 Poor 66 Birch 7 Good 67 Birch 7 Good 68 Birch 8 Good 69 Willow 14 Poor 70 Birch 7 Poor 71 Birch 6 Poor 72 Birch 6 Poor 73 Willow 6 Poor 74 Willow 5 Poor 75 Big Leaf Maple 6 Good DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 4 ID# Species Diameter (inches @ 4.5’) Condition 76 Birch 8 Good 77 Birch 9 Good 78 Birch 8 Good 79 Birch 6 Good 80 Black Locust 8 Poor 81 Black Locust 6 Poor 82 Black Locust 8 Poor 83 Black Locust 6 Poor 84 Black Locust 13 Good 85 Black Locust 12 Good 86 Black Locust 8 Good 87 Black Locust 10 Poor 88 Black Locust 9 Poor 89 Black Locust 9 Poor 90 Black Locust 9 Good 91 Black Locust 6 Good 92 Black Locust 6 Good 93 Black Locust 10 Good 94 Black Locust 7 Good 95 Black Locust 6 Good 96 Black Locust 8 Good 97 Black Locust 9 Good 98 Black Locust 7 Good 99 Black Locust 8 Good 100 Black Locust 10 Good 101 Black Locust 10 Good 102 Black Locust 17 Good 103 Black Locust 6 Poor 104 Black Locust 6 Poor 105 Black Locust 6 Good 106 Black Locust 6 Good 107 Black Locust 10 Poor 108 Black Locust 7 Poor 109 Big Leaf Maple 8 Poor 110 Black Locust 7 Good 111 Birch 7 Good 112 Madrone 8 Good 113 Black Locust 9 Good 114 Black Locust 11 Good 115 Black Locust 16 Good 116 Black Locust 13 Good 117 Madrone 7 Good 118 Black Locust 7 Good 119 Black Locust 22 Good 120 Birch 8 Fair 121 Black Locust 8 Good 122 Madrone 8 Good 123 Fir 7 Good 124 Madrone 10 Good 125 Fir 14 Good 126 Fir 13 Good DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 5 ID# Species Diameter (inches @ 4.5’) Condition 127 Fir 12 Good 128 Black Locust 9 Good 129 Madrone 12 Good 130 Black Locust 8 Good 131 Black Locust 7 Good 132 Black Locust 7 Good 133 Black Locust 19 Good 134 Birch 18 Poor 135 Big Leaf Maple 13 Good 136 Big Leaf Maple 14 Good Proposed Tree Removals I would recommend that any tree identified as in poor condition in Table 1 be removed. These trees are diseased, dying, considered hazardous or a combination of these factors. Off Site Trees I do not believe that the proposed project will have any impacts on trees adjacent to the property. Tree Protection Tree protection fencing is recommended for the trees to be retained. Fencing should be placed along the driplines of individual trees or the outer edges of the driplines of groups of trees to be retained. Professionally Submitted, Kevin M. McFarland, Principal Consulting Urban Forester ISA Certified Arborist PN-0373 & ISA Tree Risk Assessment Qualified Sound Urban Forestry, LLC 1910 E. 4th Ave., PMB 97 Olympia, WA 98506 DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C RECEIVED 03/29/2018 jding PLANNING DIVISION EXHIBIT 7 Entire Document Available in Laserfiche Submittals Folder DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C Two Union Square 601 Union Street, Suite 600 Seattle, WA 98101 tel: 206.292.2078 fax: 206.682.7867 N:\DCT Renton\08 Task 2 AOC4 Remediation and Constr Support\City of Renton\Monster Rd Renton CAP Request 2018_0703.docx Page 1 of 2 Memorandum To: Jill Ding, City of Renton Copies: Ben Brodsky and Justin Kirk, DCT Industrial; Brian Ludwig and Steve Nelson, Innova Architects From: Brett Beaulieu Date: July 3, 2018 Re: Request for Cleanup Action Plan Second “On Hold” Notice 601 Monster Rd / LUA18-000237 SA-A, ECF, MOD, MOD This memorandum is intended to respond to a request made by the City of Renton in a June 27, 2018, letter for additional information concerning the master application for the 601 Monster Road project. In item #1, the City of Renton requested “a Cleanup Action Plan regarding the soil contamination undergoing cleanup on the project site.” The Monster Road site is being cleaned up under the Washington Model Toxics Control Act (MTCA) through the Voluntary Cleanup Program (VCP) overseen by the Department of Ecology (Ecology). A cleanup action in the VCP program meets regular MTCA cleanup standards but is done independently, and a Cleanup Action Plan (CAP) is not required. Instead, the required documentation for the cleanup is submitted as a package for review, typically after the cleanup takes place, and Ecology issues an opinion about the site status. In November, 2017, DCT Industrial (DCT) with Floyd|Snider as its consultant met with the VCP Program Supervisor, Louise Bardy, and discussed DCT’s proposed approach to cleaning up the site through the VCP. Ecology voiced its support for this approach, which is based on prior data collection from investigation and cleanup work on areas of concern (AOCs) on the west portion of the site, referred to as AOC1 and AOC2; and on more recent data collected since 2014 that included identification of a new area of contamination at the northwest corner of the existing building, referred to as AOC4. These areas are shown on the figure included as Attachment 1. AOC1 AND AOC2 The approach for AOC1 and AOC2, which are not expected to be disturbed during redevelopment construction, consists of regular groundwater monitoring and soil borings if necessary to confirm compliance with cleanup levels. The site was listed on the Confirmed or Suspected Contaminated Sites List database in 1998 for groundwater contamination in this area of the site, and was also RECEIVED 08/02/2018 jding PLANNING DIVISION EXHIBIT 8 Entire Document Available in Laserfiche Submittals Folder DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C PRELIMINARY TECHNICAL INFORMATION REPORT DCT Monster Road PARCEL NO: 242304-9008 601 Monster Road SW Renton, WA PREPARED FOR: DCT Industrial 701 Fifth Avenue, Suite 2830 Seattle, WA 98104 May 22, 2018 (Our Job No.: 17-045) Prepared by: Stuart Scheuerman, Project Manager Reviewed by: Paul B. McCormick, PE, SE INNOVA Architects 950 Pacific Ave., Suite 450 Tacoma, WA 98402 RECEIVED 05/31/2018 jding PLANNING DIVISION Entire Document Available in Laserfiche Submittals Folder EXHIBIT 9 DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C REPORT & ANALYSIS OF THE SHARED FACILITY DRAINAGE PLAN FOR THE REGIONAL STORM POND NEAR MONSTER ROAD S.W. RENTON WA INNOVA’s Project Name: DCT Monster Road PARCEL NO: 242304-9008 601 Monster Road SW Renton, WA PREPARED FOR: DCT Industrial 701 Fifth Avenue, Suite 2830 Seattle, WA 98104 May 22, 2018 (Our Job No.: 17-045) Prepared by: Stuart Scheuerman, Project Manager Jason Hein, Cvil Engineering Reviewed by: Paul B. McCormick, PE, SE INNOVA Architects Inc. 950 Pacific Ave., Suite 450 Tacoma, WA 98402 (253) 572-4903 RECEIVED 05/31/2018 jding PLANNING DIVISION EXHIBIT 10 Entire Document Available in Laserfiche Submittals Folder DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C TENW Transportation Engineering NorthWest Transportation Planning | Design | Traffic Impact & Operations 11400 SE 8th Street, Suite 200, Bellevue, WA 98004 | Office (425) 889-6747 MEMORANDUM DATE: December 11, 2017 TO: Rohini Nair City of Renton FROM: Jeff Schramm / Amy Wasserman TENW SUBJECT: Traffic Scoping Memo for DCT Industrial at Monster Rd PRE17-000418 TENW Project No. 5585 This memorandum summarizes the preliminary traffic information for the proposed DCT Industrial Monster Road project located at 601 Monster Road SW in Renton, WA for the purpose of establishing a scope of work for the traffic study. This memo includes a project description, project trip generation estimate, preliminary project trip distribution, and trip assignment estimates. We are requesting your approval of this information and confirmation that a traffic impact analysis will not be required for this project. Project Description The proposed project is located at 601 Monster Road SW in Renton, WA as shown in the Attachment A vicinity map. The proposed project would consist of up to 166,000 square foot (SF) of building area for light industrial use. The existing site includes a 143,862 SF light industrial building that would be removed with the proposed project. Vehicular access to the site would be provided via three full-access driveways on Monster Road SW and also via a full-access driveway on the shared access road on the western edge of the project site. A preliminary site plan is included in Attachment B. Trip Generation The trip generation estimate for the proposed DCT Industrial Monster Road project was based on methodology documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual 10th edition for LUC 110 (Light Industrial). The net new trip generation was calculated by subtracting the trips from the light industrial building to be removed from the trips generated by the proposed DCT Monster Road project. The resulting net new weekday daily, AM peak hour, and PM peak hour trip generation estimates for the proposed project are summarized in Table 1. Detailed trip generation calculations are included in Attachment C. Table 1. Trip Generation Summary Net New Trips Generated Time Period In Out Total Weekday Daily 42 42 84 Weekday AM Peak Hour 6 1 7 Weekday PM Peak Hour 1 4 5 RECEIVED 03/29/2018 jding PLANNING DIVISION EXHIBIT 11 DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C Traffic Scoping Memo DCT Industrial Monster Road TENW December 11, 2017 Page 2 As shown in Table 1, the proposed DCT Industrial Monster Road light industrial building is estimated to generate 84 net new weekday daily trips with 7 net new trips occurring during the weekday AM peak hour (6 in, 1 out) and 5 net new trips occurring during the weekday PM peak hour (1 in, 4 out). Next Steps The proposed DCT Monster Road project would generate less than 20 net new trips during the weekday AM and PM peak hours. Therefore, based on the CityÊs guidelines, no additional traffic analysis is required for this development. We look forward to your approval of our trip generation estimates and consensus that no additional traffic analysis is necessary. If you have any questions regarding the information presented in this memo, please call Jeff Schramm at (425) 250-0581 or schramm@tenw.com. cc: Ben Brodsky, DCT Industrial Attachments: A. Project Site Vicinity B. Preliminary Site Plan C. Trip Generation Calculation DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C Traffic Scoping Memo DCT Industrial Monster Road ATTACHMENT A Vicinity Map DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C Traffic Scoping Memo DCT Industrial Monster Road ATTACHMENT B Preliminary Site Plan DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C Traffic Scoping Memo DCT Industrial Monster Road ATTACHMENT C Detailed Trip Generation Calculations ITE Land Use Units 1 LUC 2 In Out Trip Rate In Out Total DAILY Proposed Use: Light Industrial 166,000 GFA 110 50%50%EQN 344 343 687 Less Existing Use: Light Industrial 143,862 GFA 110 50%50%EQN -302 -301 -603 Net New Daily Trips = 42 42 84 AM PEAK HOUR Proposed Use: Light Industrial 166,000 GFA 110 88%12%EQN 57 8 65 Less Existing Use: Light Industrial 143,862 GFA 110 88%12%EQN -51 -7 -58 Net New AM Peak Hour Trips = 6 1 7 PM PEAK HOUR Proposed Use: Light Industrial 166,000 GFA 110 13%87%EQN 7 45 52 Less Existing Use: Light Industrial 143,862 GFA 110 13%87%EQN -6 -41 -47 Net New PM Peak Hour Trips = 1 4 5 Notes: 2. Land Use Code and trip rate equations based on ITE Trip Generation Manual, 10th Edition, 2017. 1. GFA = Gross Floor Area. DCT Monster Road Trip Generation Summary Directional Distribution Trips Generated DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 20, 2018 TO:Jill Ding, Senior Planner FROM:Brianne Bannwarth, Development Engineering Manager SUBJECT:Traffic Concurrency Test – 601 Monster Road; LUA18-000237 The applicant is requesting Administrative Site Plan approval, Environmental (SEPA) Review, and street and parking modifications for the construction of 164,480 square foot industrial building on an existing 418,768 sq. ft. (9.61 acre) site located within the Medium Industrial (IM) zone. The proposed building would be a 32 foot interior clear height tilt-up warehouse. The site and building site would be designed to implement a 4 foot deep truck well along the east dock face of the building. Surface parking with a total of 145 parking spaces is proposed. The completed building would create a speculative warehouse shell, with future tenant improvements to be constructed by specific lease holders. A parking modification has been requested to allow the existing surface parking on the east side of the proposed building to remain in its current configuration without retrofitting the parking area for compliance with the parking lot landscaping requirements. A street modification has been requested to relocate the required 8- foot landscape strip between the curb and sidewalk to the back of sidewalk. Access to the site is currently provided via 3 driveway curb cuts off of Monster Rd SW and one driveway access via the property to the west. The proposal would retain all existing access points. The proposed development would generate approximately 84 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 7 net new trips (6 inbound and 1 outbound). During the weekday PM peak hour, the project would generate approximately 5 net new trips (1 inbound and 4 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: EXHIBIT 12 DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C Transportation Concurrency Test – 601 Monster Road Page 2 of 3 June 21, 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 2018 is 1,891 trips, which provides sufficient capacity to accommodate 5 additional trips from this project. A resulting 1,886 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 with 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. DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C Transportation Concurrency Test – 601 Monster Road Page 3 of 3 June 21, 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. DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA18-000237 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, 425-430-6598, jding@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 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. 5. 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. 6. 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. Development Engineering: (Contact: Name, 425-430-7298, rnair@rentonwa.gov) 1. See Attached Development Engineering Memo dated August 20, 2018 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. Fire impact fees are applicable at the rate of $ 0.15 per square foot for warehouse and $0.26 for office the addition. Credit is given for the areas that are demolished. This fee is paid at time of building permit issuance. 2. The preliminary fire flow is 4,000 gpm. A minimum of four (4) fire hydrants are required. One within 150-feet and all 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 a EXHIBIT 13 DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA18-000237 maximum of 300-feet on center. There are private hydrants on the property. A new public water system shall be extended to the site of this new building with adequate fire flow and fire hydrant protection as required by the Renton Regional Fire Authority. 3. Fire impact fees are applicable at the rate of $ 0.12 per square foot for warehouse and $0.21 for office the addition. Credit is given for the areas that are demolished. This fee is paid at time of building permit issuance. 4. Approved fire sprinkler and fire alarm systems are required throughout the building. 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. The fire alarm requirement is for the entire building both the new and the existing areas. Separate plans and permits required by the fire department. 5. 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. 6. Building must comply with the Emergency Responder Radio Coverage requirement per ICC Section 510 and local amended ordinance. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. Existing Access to Monster Road SW – recorded documentation for the access will be required. Based on the title report submitted and City records, there does not appear to be a recorded easement for the access across City owned property. This matter was previously discussed with the owner/seller and the City Attorney’s Office to layout the steps to clear up the access easement. Please request this information if the desire remains to continue to use that access point and we can work on starting the process with the new property owner. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. None at this time. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. None at this time. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. None at this time. DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 20, 2018 TO:Jill Ding, Planning FROM:Rohini Nair, Development Engineering SUBJECT:Utility and Transportation Comments for 601 Monster Road 601 Monster Road SW LUA 18-000237 I have reviewed the application for the 601 Monster Road project at 601 Monster Road SW (Parcel Number 2423049008) and have the following review comments: Review Comments: EXISTING CONDITIONS The site is approximately 9.6 acres in size and has an existing building which will be demolished. Water Water service is provided by the City of Renton The site is in the Valley service area in the 196 hydraulic pressure zone. There is existing 12-inch water main in Monster Road SW (Principal Arterial) and in Monster Road SW (collector street), that can deliver a maximum flowrate of 4,000 gpm. (see Water plan no. W-1998). The approximate static water pressure is 70 psi at the elevation of 26 feet. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton There is an existing 12-inch PVC gravity wastewater main located in Monster Road SW (see City plan no. S-1998). Storm There is an existing storm drainage system in Monster Road SW (see City plan no. R- 1998). The existing property has their existing stormwater flow control requirements met by a private shared stormwater facility in the property 555 Monster Road SW.. There are stormwater mains located in Monster Road SW (Principal Arterial) and in Monster Road SW (collector street). Streets Monster Road SW to the north of the site is a Principal Arterial (varying right of way width with minimum width of 70 feet) and Monster Road SW to the east of the site is a collector street (right of way width of 60 feet). . CODE REQUIREMENTS DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 601 Monster Road – LUA18-000237 Page 2 of 6 WATER 1. The conceptual water plan submitted with the land use application showed a 12-inch water main looped around the building. The 12-inch size water main is acceptable. A minimum 15 feet wide easement is required for new water main located outside public right of way. The minimum separation of the water main from the building is 10 feet. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 4.000 gpm which is available from the existing water system. a. Installation of fire hydrants as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. b. 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. c. Installation of a domestic water meter with a double check valve assembly (DCVA) behind the meter. d. Location of backflow assemblies inside the building is strongly encouraged. All vault and meter lids in the sidewalk shall conform to the City’s Downtown Streetscape Design Standards and Guidelines. e. The Fire Department connection FDC shall be located within 50 feet of the fire hydrant assembly. 2. 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. 3. 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. 4. 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. 5. 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. 6. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 7. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1-inch domestic water service is $3,727.00. The fee that is current at time of construction permit issuance will be applicable and payment is due at construction permit issuance. 8. Water service installation charges for each proposed 1-inch water service is $2,850.00 per 1-inch meter. This is payable at permit issuance. DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 601 Monster Road – LUA18-000237 Page 3 of 6 9. Drop-in meter fee is $460.00 per 1-inch meter. This is payable at issuance of the building permit. 10. 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. The conceptual sewer plan submitted for the land use application proposes gravity sewer service to the new building. The proposed building encroaches on the existing sewer manhole. The impacted existing sewer manhole and the portion of sewer main within 10 feet of the proposed building will be demolished and new sewer manhole will be provided at minimum distance of 10 feet from the building. The building will obtain sewer service by individual side sewer. 2. 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. The fee that is current at time of construction permit issuance will be applicable and payment is due at issuance of construction permit. SURFACE WATER 1. A geotechnical report, dated September 26, 2017, completed by Terra Associates, Inc. has been provided for the site. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. The soils are classified as sandy loam and not suitable for infiltration. Geotechnical recommendations presented need to be address within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated May 22, 2018, was submitted by Innova Architects with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Standard Existing Peak. Full Drainage Review is required in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements are required in the Technical Information Report. Flow control and enhanced basic water quality are required from the proposed commercial project. An existing shared private stromwater facility located in the adjacent parcel 555 Monster Road SW is proposed to meet the flow control requirements of this project. The following stormwater improvements are required and shall be discussed within the TIR: a.Core requirement #9 as per 2017 RSWDM requires BMPs applied to 20% of the target impervious surfaces or to an impervious area equal to at least 10% of the site for projects that result in an impervious surface coverage greater than 65% on the buildable portion of the site. Since the geotech report does not recommend infiltration, the BMPs that rely on infiltration were not proposed for the site. The TIR submitted with the construction permit should have a detailed discussion of the dispersion related BMPS and other types of on-site BMPs as applicable to the site with reference to the criteria mentioned in the 2017 RSWDM. On-site BMP’s should be provided as applicable to the site. b. Enhanced Basic water quality treatment is required for commercial projects. Since the project is a commercial project, the water quality facility will treat DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 601 Monster Road – LUA18-000237 Page 4 of 6 runoff from more than 50% of commercial land use. The TIR and plans submitted with the construction permit should describe and include the enhanced basic water quality feature that will be provided for the project. c. Applicant shall provide details on how the roof drains will be connected into the storm drain system. Such connections shall be in accordance with City of Renton standards. 3. 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 Monster Road SW (Principal Arterial) on the north property line and Monster Road SW (collector street) on the west property line. 2. Applicant has submitted a modification request to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d. The modification request for Monster Road SW (Principal Arterial) – the applicant requested that the existing curb line be allowed to remain at the current location, and to allow the existing sidewalk to remain followed by a 5.5 feet wide planter. Staff can support the existing curb line to remain at the current location based on Public Works Transportation section recommendation that the existing pavement width is adequate. However, staff cannot support the change from RMC 4-6-060 required 8 feet planter strip between the curb and the 8 feet sidewalk. It is staff’s opinion that the reduced sidewalk width is not sufficient to provide appropriate pedestrian safety and meaningful connectivity with the surrounding public trails. The applicant showed a right of way (ROW) dedication of 1 feet. ROW dedication should be provided to ensure that all the street frontage improvements are included within the ROW. Monster Road SW (collector street) – the applicant requested a half street section consisting of 1-11 foot wide travel lane and 1- 5 foot wide bike lane, 0.5 feet wide curb, 5 feet wide sidewalk, 8 feet wide planter back of sidewalk, and additional 1 feet within the ROW line. Staff can support on the half street width a section consisting of a 1-11 feet wide travel lane and 1- 5 feet wide bike lane width from the existing westernmost buttons in the street. At locations where there is grade concern, a 6 feet wide sidewalk can be located back of the 0.5 feet wide curb, with the 8 feet wide planter behind the sidewalk. Where there is no grade concern, the planter strip should be provided between the curb and sidewalk. ROW dedication will be required to ensure that all the street elements including the planter and sidewalk are located within the ROW. The following are conditions of the modification approval: The street cross sections shall be as mentioned above. Cross sections showing the stations in the respective street sections, and showing and labeling the street frontage elements, the separation of the existing street buttons and the centerline of ROW should be correctly shown in the construction permit plans. The 8 feet wide planter should be located within the ROW. ROW dedication will be required to provide all the required street DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 601 Monster Road – LUA18-000237 Page 5 of 6 frontage elements within the ROW. Street section with the station information should be included in the construction permit plan set. 3. Retaining walls are to be located outside the ROW. 4. Street lighting meeting current city standards is also a required frontage improvement. Information regarding the street lighting should be provided with the construction permit submittal. If the current City standards are not met, then street lighting meeting city standards are required to be provided by the project 5. 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. The proposed project should meet all ADA requirements. 6. The site proposes to gain vehicular access from Monster Road SW (Principal Arterial) by means of two driveways and from Monster Road SW (collector) by means of a driveway access in an easement through the adjacent parks department parcel located northwest of the subject development site. The driveways should be designed to serve the largest vehicle that will be using the site. 7. A traffic memo dated December 11, 2017, was provided by Transportation Engineering Northwest (TENW). The memo included the information that the redevelopment project would be generating less than 20 new peak hour trips, therefore a detailed traffic impact analysis was not required. 8. 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%. 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10. 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. The current transportation impact fee rate is available from the City of Renton Fee Schedule. 11. Concurrency under separate cover. 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. Separate building permit is required for any stormwater vault or any retaining wall 4 feet or taller. 4. 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. DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C 601 Monster Road – LUA18-000237 Page 6 of 6 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. 5. 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 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. Fees quoted in this document reflect the fees applicable in the year 2018 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 the City of Renton website for the current development fee schedule. DocuSign Envelope ID: 9B94DCF3-DDA0-45E4-B937-66694DEA4D2C DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map Report_Admin_601 Monster Rd_180830 A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: August 31, 2018 Project Name: 601 Monster Rd Owner/Applicant: Prologis, 12720 Gateway Dr., suite 110, Tukwila, WA 98168 Contact: Brian Ludwig, Innova Architects, Inc., 950 Pacific Avenue, Suite 450, Tacoma, WA 98402 Project File Number: PR18-000155 Land Use File Number: LUA18-000237, ECF, SA-A, MOD Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting Administrative Site Plan approval, Environmental (SEPA) Review, and a street modification for the construction of 161,320 square foot industrial building on an existing 418,768 square foot (9.61 acre) site located within the Medium Industrial (IM) zone. The proposed building would be a 32’ interior clear height tilt-up warehouse with an outdoor storage yard. The site and building site would be designed to implement a 4-foot deep truck well along the east dock face of the building. Surface parking with a total of 145 parking spaces is proposed. The completed building would create a speculative warehouse shell, with future tenant improvements to be constructed by specific lease holders. A street modification has been requested to relocate the required 8-foot landscape strip between the curb and sidewalk to the back of sidewalk. Access to the site is currently provided via two driveway curb cuts off of Monster Rd SW and one driveway access via the property to the west. The proposal would retain all existing access points. The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. Offsite wetland areas have been identified to the southwest of the project site. Project Location: 601 Monster Road SW Site Area: 9.61 acres DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 2 of 22 Report_Admin_601 Monster Rd_180830 B. EXHIBITS: Exhibits 1-13: ERC Report and Exhibits Exhibit 14: Comment email from Tom Bean Exhibit 15: Wetland Report prepared by Soundview Consultants, dated March 20, 2018 Exhibit 16: Preliminary Water and Sewer Plans Exhibit 17: Topographical Constraints Exhibit C. GENERAL INFORMATION: 1. Owner(s) of Record: Prologis 12720 Gateway Dr, Ste 110 Tukwila, WA 98168 2. Zoning Classification: IM 3. Comprehensive Plan Land Use Designation: EA 4. Existing Site Use: Existing 143,862 square foot concrete tilt up building previously occupied by Graphic Packaging as well as a 2,900 square foot shop building located to the south of the main building. SEPA for the separate demolition of these structures approved under LUA18-000357. 5. Critical Areas: The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. Offsite wetland areas have been identified to the southwest of the project site. 6. Neighborhood Characteristics: a. North: Black River Riparian Area and RC and CO zones b. East: Vacant land, IM zone c. South: Warehouse use, IM zone d. West: Seattle Pipe Trades and warehouse use, IM zone 7. Site Area: 9.61 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 4086 09/30/1987 601 Monster Rd Demo of existing structures LUA18-000357 N/A 06/18/2018 DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 3 of 22 Report_Admin_601 Monster Rd_180830 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. There is existing 12-inch water main in Monster Road SW (Principal Arterial) and in Monster Road SW (collector street), that can deliver a maximum flowrate of 4,000 gpm. The approximate static water pressure is 70 psi at the elevation of 26 feet. The site is located outside of an Aquifer Protection Area. b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 12-inch PVC gravity wastewater main located in Monster Road SW. c. Surface/Storm Water: There is an existing storm drainage system in Monster Road SW. The existing property has their existing stormwater flow control requirements met by a private shared stormwater facility in the property 555 Monster Road SW. There are stormwater mains located in Monster Road SW (Principal Arterial) and in Monster Road SW (collector street). 2. Streets: Monster Road SW to the north of the site is a Principal Arterial (right of way width varies, minimum width of 70 feet) and Monster Road SW to the east of the site is a collector street (right of way width of 60 feet). 3. Fire Protection: Renton Regional Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on March 29, 2018 and determined the application complete on April 5, 2018. The project review was placed on hold on May 2, 2018 and was taken off hold on June 5, 2018. The project review was placed on hold for DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 4 of 22 Report_Admin_601 Monster Rd_180830 a second time on June 27, 2018 and was taken off hold on August 2, 2018. The project complies with the 120-day review period. 2. The project site is located at 601 Monster Road SW. 3. A separate SEPA Determination of Non-Significance (DNS) was issued June 18, 2018 for the demotion of the 143,862 square foot concrete tilt up building previously occupied by Graphic Packaging as well as a 2,900 square foot shop building located to the south of the main building. 4. Access to the site is currently provided via three driveway curb cuts off of Monster Rd SW and one driveway access via the property to the west. The proposal would retain all existing access points. The existing access located at the northeast corner of the project site currently crosses a City owned (Parks Dept.) parcel (parcel no. 9188000130). 5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 6. The site is located within the IM zoning classification. 7. There are approximately 135 trees located onsite, of which the applicant is proposing to retain a total of 55 trees. 8. The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. Offsite wetland areas have been identified to the southwest of the project site. 9. Approximately 3,000 cubic yards of material would be cut onsite and approximately 2,000-3,000 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in Fall of 2018 and end in Spring of 2019. 11. Staff received one public comment letter(s) (Exhibit 14) requesting copies of the development proposal. However, no specific concerns or comments were raised. 12. No agency comments were received. 13. 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. 14. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. Employment Areas provide a significant economic development and employment base for the City. Maintain a variety and balance of uses through zoning that promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-35: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.  Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 5 of 22 Report_Admin_601 Monster Rd_180830  Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 15. Zoning Development Standard Compliance: The purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may c reate some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone-wide. Additionally, within the Employment Area designation, an even wider variety of commercial and service uses may be permitted. The proposal is compliant with the following development standards, as outlined in RMC 4-2-130A, if all conditions of approval are met: Compliance IM Zone Develop Standards and Analysis Compliance not yet demonstrated Use: The completed building would create a speculative warehouse shell, with future tenant improvements to be constructed by specific lease holders. Staff Comment: Any future uses of the proposed building would be evaluated to ensure the proposed use was permitted in accordance with the City’s adopted use tables (see RMC 4-2-060) for the IM zone. Warehouse and office uses are outright permitted uses within the IM zone.  Lot Dimensions: The minimum lot size required in the IM zone is 35,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The existing site is 9.61 acres, which exceeds the minimum lot size requirement. No subdivision of the project site is proposed. Compliant if condition of approval is met Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 50 feet. The minimum secondary front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 50 feet. There are no side or rear yard setback requirements, except 50 feet if abutting a lot zoned residential. Staff Comment: The project site is adjacent to residentially zoned (RC) property along the northwestern portion of the project site, facing Monster Rd SW. The portion of the project site, adjacent to the RC zoned property, would be required to maintain a 50- foot front yard setback. Monster Rd SW, fronting the project site to the north, is classified as a principal arterial, which would require a 20-foot front yard setback. Monster Rd SW, fronting the project site to the east, is classified as a collector arterial, and would be subject to a 15-foot secondary front yard setback. No other side or rear yard setbacks would be required. As shown on the submitted site plan (Exhibit 4), the proposed building would maintain a front yard setback ranging from 25 feet up to approximately 124 feet. It appears that all portions of the building adjacent to the RC zoned property would maintain the minimum 50-foot front yard setback. To ensure that all portions of the proposed building adjacent to the RC zoned property across Monster Rd SW maintain the required 50-foot minimum front yard setback, staff recommends, as a condition of approval, that a final site plan including setback dimensions shall be submitted at the DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 6 of 22 Report_Admin_601 Monster Rd_180830 time of Building Permit application for review and approval by the Current Planning Project Manager. A secondary front yard setback of 210 feet is proposed, a rear setback of 100 feet is proposed, and a side yard setback of 30 feet is proposed. All secondary front, side and rear setbacks proposed would comply with the setback requirements of the IM zone.  Building Standards: There are no maximum lot coverage requirements for buildings in the IM zone. There are no maximum building height requirements in the IM zone. Staff Comment: The proposed building would have a building footprint of 161,330 square feet, which result in a building coverage of 39 percent (39%) on the 418,768 square foot site. In addition, a total impervious area of 312,123 square feet is proposed, which results in an impervious surface coverage of 75 percent. A maximum building height of 39 feet 9 inches is proposed. The building coverage and maximum height proposed would comply with the requirements permitted in the IM zone. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 7 of 22 Report_Admin_601 Monster Rd_180830 b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Staff Comment: A Conceptual Landscape and Tree Retention Plan (Exhibit 5) was submitted with the project application materials. A minimum 10-foot wide onsite landscape strip is proposed along all street frontages. The proposed onsite landscape strip shown on the conceptual landscape plan appears to be less than 10 feet in width in some areas along the eastern portion of the project site. Therefore, staff recommends, as a condition of approval, that a detailed landscape plan showing the minimum required 10-foot onsite landscape strip along all street frontages be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. Where there are retaining walls separating the landscaped areas from the parking lot, the 10-foot landscape strip shall be measured from the back of the retaining wall. In addition, there appear to be some areas where the 10-foot onsite landscape strip is comprised of trees and lawn area, staff recommends that the detailed landscape plan include a mix of trees, shrubs, and groundcover within the 10-foot onsite landscape strip required along all street frontages. An 8-foot wide landscape strip is required between the curb and sidewalk within the public right-of-way. The 8-foot landscape strip shall include street trees and ground cover. The applicant has submitted a modification request to relocate the 8-foot landscape strip to the back of sidewalk along the project’s eastern property line where there are topographical constraints. The applicant has included an 8-foot wide landscape strip between the curb and sidewalk along the north property line. Notes are included on the plan stating: “cannot plant street trees near or on any underground utility”. Staff recommends, as a condition of approval, that this note be removed from the detailed landscape plan submitted as part of the Construction Permit review. Any proposal to vary from the street tree requirement would be required to go through a separate variance process as outlined in RMC 4-9-250B. The right-of-way landscaping proposed at the back of the sidewalk along the eastern portion of the project site does not include street trees. Staff recommends that the detailed landscape plan include street trees within the public right-of-way along the eastern portion of the project site. The proposal includes a total of 141 parking spaces, which would require a total of 4,935 square feet of interior parking lot landscaping. A Landscape Analysis demonstrating compliance with the parking lot landscaping requirements as outlined in RMC 4-4-070H.4&5 was not submitted with the project application materials; therefore staff was unable to verify compliance with the parking lot landscaping requirements. Staff recommends, as a condition of approval, that a Landscape Analysis demonstrating the project’s compliance with RMC 4-4-070H.4&5 be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager prior to construction permit issuance.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 8 of 22 Report_Admin_601 Monster Rd_180830 Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: A Conceptual Landscape and Tree Retention Plan (Exhibit 5) was submitted with the project application materials. A total of 135 significant trees have been identified on the project site. Of those 27 have been identified as diseased and 2 are within areas of public right-of-way dedication, which results in 106 remaining trees. Of the 106 trees, a total of 55, or 52 percent (52%), of trees would be retained on the project site, which exceeds the tree retention requirements for the IM zone. Compliant if condition of approval is met Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. When permitted by the underlying zone, outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming, and/or landscaping as determined by the Administrator to achieve adequate visual or acoustical screening. Staff Comment: A 6-foot high fence is proposed to screen the outdoor storage area from the surrounding properties. No information regarding surface or rooftop utility equipment was included with the submitted land use application materials. Staff recommends, as a condition of approval, that the detailed landscape plan submitted at the time of Construction Permit review include the locations of all surface mounted screening equipment as well as a screening detail. A roof plan and screening detail shall be provided at the time of Building Permit review outlining how any rooftop mechanical equipment will be screened from public view. Compliant if condition of approval is met Refuse and Recycling: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: The proposed building would be constructed with an anticipated office area of 8,000 square feet and 156,480 square feet of warehouse area for a total area of 164,480 square feet. A total of 329 square feet of recyclables deposit areas would be required and 658 square feet of refuse deposit areas would be required for a total DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 9 of 22 Report_Admin_601 Monster Rd_180830 service area of 987 square feet. An approximately 300 square foot service area is proposed to the southeast of the proposed building, which is less than the 987 square foot minimum requirement. The applicant may apply for a modification to this requirement in compliance with RMC 4-9-250D. Staff recommends, as a condition of approval, that a revised site plan showing the minimum 987 square foot service area be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager or that a modification to these standards be requested and receive approval in compliance with RMC 4-9-250D. Compliant if condition of approval is met Parking: Parking regulations require that office uses provide a minimum of 2.0 spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area, and warehouse uses provide a minimum and maximum of 1 space per 1,500 square feet of net floor area. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: The proposed building would be constructed with an anticipated office area of 8,000 square feet and a warehouse area of 156,480 square feet. Based on the proposed for 8,000 square feet of office uses, the project site would be required to provided 16-36 parking spaces. Based on the 156,480 square feet proposed for warehouse uses, the proposal would be required to provide 104 spaces. A total of 120- 140 spaces would be required on the project site. The applicant has proposed a total of 141 spaces, which exceeds the maximum 140 permitted by 1 space. A 25 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. The applicant did not provide a justification for the one additional parking space; therefore, staff recommends, as a condition of approval, that the number of proposed parking spaces be reduced by one space to comply with the maximum number of parking spaces permitted. Compliant if condition of approval is met Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: A 6-foot high chain link fence is proposed along the western boundary of the storage yard. There are three retaining walls proposed, one along the eastern boundary of the project site, one along the southern boundary of the project site, and one within the landscape strip separating the truck parking from the vehicular parking. None of the fences or retaining walls are proposed to exceed the 8-foot maximum height requirement. The retaining wall within the landscaped area separating the truck parking from the vehicle parking and the retaining wall along the eastern portion of the project site appear to be within required landscaped areas. Staff recommends, as a condition of approval, that a revised site and detailed landscape plan be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager relocating the retaining walls outside of required landscaped areas. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 10 of 22 Report_Admin_601 Monster Rd_180830 16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliant if condition of approval is met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. A Geotechnical Report prepared by Terra Associates, Inc., dated September 26, 2017 (Exhibit 7) was submitted with the project application materials. The majority of the site is relatively flat but sits lower than the adjacent south parcel and right-of-way to the east. Adjacent property grades fall onto the project site from slight slopes to as great as 40%. No development is proposed within the projected slope areas and the proposed building would comply with the required 15-foot building setback required from the edge of the protected slopes. The City’s adopted Critical Areas Regulations require that any protected slope areas be protected within a Native Growth Protection Area. Staff recommends, as a condition of approval that a Native Growth Protection easement be recorded over the protected slope areas. Draft easement documents shall be submitted at the time of Construction Permit review for review and approval by the Property Services section and Legal Department. The final easement shall be recorded prior to the issuance of a Temporary or Final Certificate of Occupancy. Subsurface conditions were explored through the advancement of 10 test borings on the project site. The subsurface conditions observed to the north of the existing building generally consisted of up to 4 inches of asphalt pavement overlying 4 to 7 feet of loose to medium dense fill. Below the fill soils, 4 to 14 feet of soft to medium dense interbedded alluvial soils consisting of silt, clay, and sand/gravel mixtures were observed. Underlying these upper sediments, the test borings encountered medium dense to very dense weathered sandstone bedrock. In Test Boring B-10, a 6-foot thick layer of medium stiff to stiff residual sandstone soil between the upper alluvial soils and deeper sandstone layer was observed. Test borings located within the existing building indicated that the existing concrete floor slab ranges in thickness from 4 to 8.5 inches and rests atop a 2 to 4-inch thick layer of crushed rock. Below the slab structure 4.5 feet of medium dense to very dense fill material overlying 7.5 to 23.5 feet of soft to dense interbedded alluvial soils consisting of silt, clay, and sand/gravel mixtures were observed. Underlying these upper alluvial soils the test borings encountered 3.5 to 18 feet of medium dense to very dense residual soils, sandstone, siltstone, claystone, and coal to the terminus of the test borings. Wet soils were observed at 8 of the 10 borings at depths ranging from 7.5 to 20 feet. The submitted Geotechnical Report concludes that the project site could accommodate the proposed development from a geotechnical standpoint. A surcharge/preload program is recommended to reduce potential post construction settlement. The report includes recommendation for site preparation and grading, surcharge, excavations, DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 11 of 22 Report_Admin_601 Monster Rd_180830 foundation support, floor slab-on-grade, lateral earth pressure for wall design, infiltration, drainage, utilities, and pavement. There is a small moderate coal mine hazard area on the southeastern corner of the project site, however this area is within the area of sensitive and/or protected slopes and is no development is proposed within this area. Therefore, the applicant was not required to provide additional coal mine hazard analysis of this area.  Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: Two offsite wetlands (Wetlands A and B) have been identified to the west of the project site. A Wetland Report, prepared by Soundview Consultants, dated March 20, 2018 (Exhibit 15 was submitted with the project application materials. According to the submitted wetland report, the offsite wetlands would be classified as Category III wetlands with a standard buffer of 75 feet. Both wetlands are located in excess of 200 feet from the project site with established impervious surfaces and structures between the wetlands and the project site, therefore no impacts to the wetland and/or wetland buffer would result from the proposed project. The wetlands also function as private managed stormwater facilities. The applicant submitted a Report and Analysis of the Shared Drainage Facility prepared by Innova Architects, Inc. dated May 22, 2018 (Exhibit 10) regarding the existing stormwater management within the wetland areas. In accordance with RMC 4-3-050C3.d.ii modifications to existing regional stormwater facilities located within wetlands are an exempt activity. The proposal would not increase the size of the facility. As part of the Construction Permit review process, the applicant would be required to demonstrate that the existing facility has the capacity to accommodate the surface water runoff from the impervious surfaces generated by the proposed facility. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 12 of 22 Report_Admin_601 Monster Rd_180830 17. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IM zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan review requests: Compliance Site Plan Criteria and Analysis Compliant if conditions of approval are met a. Comprehensive Plan Compliance and consistency. Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 15, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: Not applicable, the project site is not located within and Urban Design District. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Compliant if condition of approval is met e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The project proposal includes the construction of a 164,480 square foot industrial building. The proposed building would include a maximum height of 39 feet 9 inches. The proposed development would be constructed on a 9.61 acre site and would not be overscale for the site and would not include an overconcentration of development on a particular portion of the project site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The proposal includes pedestrian walkways, which would provide pedestrian linkages around the project site from building entrances to the two proposed surface parking areas as well as to the public sidewalk. The proposal includes a driveway access across parcel 9188000130, which is owned by the City’s Community Services Department and is associated with the Black River Riparian Area, located across the street to the north of the project site. In exchange for the easement required for this driveway access, the applicant would construct 6 parking spaces designated for users of the park and would include pedestrian walkways connecting to the public sidewalk and intersection along Monster Rd SW which would provide users direct access to the park. Staff recommends, as a condition of approval, that the applicant obtain an easement for access over parcel 9188000130. Draft easement documents shall be submitted at the time for Construction Permit application for review and approval by the City’s Property Services section, Community Services Department, and Legal Department. The approved easement shall be recorded prior to the issuance of a Construction Permit. The proposed DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 13 of 22 Report_Admin_601 Monster Rd_180830 improvements, parking lot, and signage specifying that those spaces are designated for park use, landscaping, and sidewalks, on the City’s park property shall be subject to approval by the City Community Services Department and a temporary construction easement may need to be granted prior to the issuance of the construction permit for the installation of these improvements. There are two separate surface parking lots proposed, one to the north of the proposed building and the other along the east and south portions of the project site. There is no vehicular connection between the two surface parking lots, which would be desirable. However, with the location of the building, there does not appear to be adequate area to provide the driveway connection between the parking lots while maintaining the required onsite landscaped buffer along the street frontage. A pedestrian walkway has been proposed to connect the surface parking areas. 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 Comment: See FOF 15, Zoning Development Standard: Screening and Refuse and Recycling. The proposal includes a loading area with dock high doors for large trucks. The proposed loading area has been located on the east side of the proposed building. The proposed loading area would face Monster Rd SW. However, Monster Rd SW at this location is elevated above the project site and landscaping is proposed along the street frontage that would minimize views of the loading area from the public right-of-way. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The proposed building would replace an existing building on the project site and would have a maximum height of 39 feet 9 inches. On the east side of the project site, the building would sit lower than Monster Rd SW. It is not anticipated that any views would be impacted by the proposed development. 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: See discussion under FOF 15, Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore staff recommends, as a condition of approval, that a lighting plan be provided at the time of building permit review for review and approval by the Current Planning Project Manager.  f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed building has been situated towards the southwestern corner of the project site, away from the public rights-of-way, which would reduce DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 14 of 22 Report_Admin_601 Monster Rd_180830 the noise impacts from the public right-of-way to the project site and would also reduce any noise impacts generated onsite from the public right-of-way or the Black River Riparian area located across Monster Rd. SW. 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 building would replace an existing building and have a maximum height of 39 feet 9 inches, would be of an appropriate scale for the 9.61 acre project site, and adequate circulation would be provided to meet vehicular and pedestrian needs. It is anticipated that the scale of the proposed development would be appropriate and would not have an adverse impact on natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. 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: There is a small amount of sensitive and protected slopes located on the southern portion of the project site, which are proposed to be retained. 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: See FOF 15, Zoning Development Standard: Landscaping. Compliant if condition of approval is met 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: The project site currently has two existing curb cuts on the north side of the project site and one along the east side of the project site. As a result of the proposed development, the project site would maintain three curb cuts, with two along the north portion of the project site and one along the eastern side. 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: The proposed internal circulation system includes pedestrian walkways that would connect the building entries to the parking areas as well as the public sidewalk. There are two separate surface parking areas, which are not connected by a driveway access through the site; however, as previously discussed above, the configuration of the site combined with the required landscaping limits the area available for a driveway access at this point. The Renton Fire Authority has reviewed the proposal and has determined that the proposed meets the requirements for emergency access. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 15 of 22 Report_Admin_601 Monster Rd_180830 Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: See previous discussion above under loading and storage areas. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces. Based on the minimum of 120 parking spaces are required to be on the project site, a total of 12 bicycle spaces would be required. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in- building parking, and limited access fenced areas with weather protection. For in- building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet high, or be floor-to-ceiling. A bicycle parking detail was not provided with the land use application materials. Staff recommends, as a condition of approval, that bicycle parking be provided in accordance with RMC 4- 4-080F.11. A bicycle parking detail shall be provided at the time of building permit review to the Current Planning Project Manager for review and approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See previous discussion above under Circulation.  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 proposal includes a landscaped open space area between the front of the building and Monster Rd SW between the two surface parking areas, this area would include a pedestrian walkway that would connect the building entry to the public sidewalk where pedestrians could eventually connect with the Black River Riparian Area across the street.  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 structure would not block view corridors to shorelines or Mt. Rainier. The office space is identified along the north portion of the site, which would offer views of the Black River Riparian Forest, a shoreline area, located across the street from the development. The public access requirement is not applicable to the proposal, however the improvements provided on the parks property would increase the public access opportunities to the existing park across Monster Rd. SW.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: There are existing sensitive and protected slopes located along the south portion of the project site. These areas are not proposed to be impacted by the proposed development.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 16 of 22 Report_Admin_601 Monster Rd_180830 Police and Fire. Staff Comment: 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. A Fire Impact Fee, based on $0.26 per square foot of office area and $0.15 per square foot of warehouse area would be applicable to the proposal. Water and Sewer. Staff Comment: Water service is provided by the City of Renton. There is an existing 12-inch water main in Monster Road SW (Principal Arterial) and in Monster Road SW (collector street), that can deliver a maximum flowrate of 4,000 gpm. The conceptual water and sewer plan (Exhibit 16) submitted with the land use application showed a 12-inch water main looped around the building. A minimum 15-foot wide easement is required for new water mains located outside public right of way. The minimum separation of the water main from the building is 10 feet. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 4.000 gpm, which is available from the existing water system. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. The 2018 Water system development charges for each proposed 1-inch domestic water service is $3,727.00. The fee that is current at time of construction permit issuance will be applicable and payment is due at construction permit issuance. Wastewater service is provided by the City of Renton. There is an existing 12-inch PVC wastewater main located in Monster Road SW. The conceptual water and sewer plan (exhibit 16) submitted for the land use application proposes gravity sewer service to the new building. The proposed building encroaches on the existing sewer manhole. The impacted existing sewer manhole and the portion of sewer main within 10 feet of the proposed building will be demolished and a new sewer manhole will be provided at minimum distance of 10 feet from the building. The building will obtain sewer service by individual side sewer. The SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2018 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. The fee that is current at time of construction permit issuance will be applicable and payment is due at issuance of construction permit. Drainage. Staff Comment: There is an existing storm drainage system in Monster Road SW. The existing property currently drains to a private shared stormwater facility located within the wetland system on 555 Monster Road SW. A Technical Information Report (TIR), dated May 22, 2018, prepared by Innova Architects (Exhibit 9) was submitted with the land use application material. Based on the City of Renton’s flow control map, the site falls within the Flow Control Standard Existing Peak Conditions. The existing shared private stromwater facility located in the adjacent parcel 555 Monster Road SW is proposed to meet the flow control requirements of this project. The project would be 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 are required DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 17 of 22 Report_Admin_601 Monster Rd_180830 to be met. The proposal would be required to provide flow control and enhanced basic water quality in compliance with the 2017 RSWDM. The 2018 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. Staff Comment: The proposed development fronts Monster Road SW (Principal Arterial) on the north property line and Monster Road SW (collector street) on the west property line. Frontage improvements including paving, curb and gutter, an 8- foot wide planter strip with street trees, and an 8-foot wide sidewalk are required. The applicant has requested a modification of these requirements. See further discussion below under FOF 18 and 19: Modification. Street lighting meeting current city standards is also a required frontage improvement. Information regarding the street lighting should be provided with the construction permit submittal. If the current City standards are not met, then street lighting meeting city standards are required to be provided by the project. The site proposes to gain vehicular access from Monster Road SW (Principal Arterial) by means of two driveways and from Monster Road SW (collector) by means of a driveway access in an easement through the adjacent parks department parcel located northwest of the subject development site (see previous discussion above under Circulation). The proposed driveways shall comply with the driveway regulations outlined in RMC 4-4-080. The maximum driveway width permitted shall not exceed 30 feet. Increased traffic created by the development would be mitigated by payment of transportation impact fees. The 2018 fee is assessed at $7.29 per square foot of general office and $4.75 per square foot of light industrial. The applicable fee outlined in the ITE manual would be assessed. This fee increases each year and the applicable fee is paid at the time of building permit issuance. N/A l. Phasing: The applicant is not requesting any additional phasing.  m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: A geotechnical report, dated September 26, 2017, completed by Terra Associates, Inc. (Exhibit 7) has been provided for the site. According to the report the onsite soils are classified as sandy loam and would not be suitable for infiltration. 18. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, for Monster Rd SW along the norther portion of the project site where it is classified as a Principal Arterial. The applicant is requesting to leave the existing curb in its current location instead of moving the curb back and adding additional roadway paving. Compliance Street Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 18 of 22 Report_Admin_601 Monster Rd_180830 the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines.  b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Economic Development section have reviewed requested modification and have determined that the existing pavement width within Monster Rd SW along the project site’s northern boundary is adequate with regards to the function and safety of Monster Rd SW as well as the intent of the City’s adopted Street Standards, RMC 4-6-060.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The request to leave the existing curb in its current location would not be injurious to other properties in the vicinity.  d. Conforms to the intent and purpose of the Code. Staff Comment: See previous discussion under criterion ‘b’ above.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See previous discussion under criterion ‘b’ above.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See previous discussion under criterion ‘c’ above. 19. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, for Monster Rd SW along the eastern portion of the project site where it is classified as a Collector Arterial. The applicant has requested a half street section consisting of 1-11 foot wide travel lane and 1- 5 foot wide bike lane, 0.5 feet wide curb, 5 feet wide sidewalk, 8 feet wide planter back of sidewalk, and additional 1 feet within the ROW line due to topographical constraints. Compliance Street Modification Criteria and Analysis  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. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 19 of 22 Report_Admin_601 Monster Rd_180830 grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification would be consistent with these policies in the area where there are topographical constraints. Compliant if condition of approval is met b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Economic Development section have reviewed the requested half street section consisting of 1-11 foot wide travel lane and 1- 5 foot wide bike lane, 0.5 feet wide curb, 5 feet wide sidewalk, 8 feet wide planter back of sidewalk, and additional 1 feet within the ROW line. Staff is supportive of this modified street section at locations where there are topographical constrains between the right-of-way and the development site. Where there are no topographical constrains as you approach the intersection of Monster Road SW (collector arterial) and Monster Rd SW (principal arterial) the planter strip should be provided between the curb and sidewalk as required by code (see Exhibit 17). Providing the landscape strip is placed between the curb and the sidewalk to the maximum extent feasible the improvements would meet the objectives of function, appearance of the code and at the same time be based upon sound engineering judgment. ROW dedication will be required to ensure that all the street elements including the planter and sidewalk are located within the ROW. Staff recommends, as a condition of approval, that a revised street section be provided at the time of Construction Permit review showing all required street improvement elements within the public right-of-way and the 8-foot wide planter strip between the curb and sidewalk where there are no topographical constraints. The revised street section shall be reviewed and approved by the City’s Plan Reviewer and Current Planning Project Manager. Compliant if condition of approval is met c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The modified street section as conditioned above would not be injurious to other properties in the vicinicy. Compliant if condition of approval is met d. Conforms to the intent and purpose of the Code. Staff Comment: See discussion under criterion ‘b’ above. Compliant if condition of approval is met e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See discussion under criterion ‘b’ above. Compliant if condition of approval is met f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See discussion under criterion ‘c’ above. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 20 of 22 Report_Admin_601 Monster Rd_180830 I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Medium Industrial IM zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The proposed project complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed project complies with the site plan review criteria as established by City Code provided all advisory notes and conditions are complied with, see FOF 17. 5. The proposed project complies with the street standards as established by City Code, unless modified (see conclusion 7), provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 6. There are adequate public services and facilities to accommodate the proposed project, see FOF 17. 7. The requested modifications to the City’s street standards comply with the modification criteria as established by City code, provided the project complies with all advisory notes and conditions of approval, see FOF 18 and 19. J. DECISION: The 601 Monster Road Site Plan and Modifications, File No. LUA18-000237, as depicted in Exhibit 4, are approved and are subject to the following conditions: 1. A final site plan including setback dimensions shall be submitted at the time of Building Permit review for review and approval by the Current Planning Project Manager. 2. A detailed landscape plan including, but not limited to, the following shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager prior to permit issuance: a. A minimum 10-foot onsite landscape strip along all street frontages; b. Where there are retaining walls separating the landscaped areas from the parking lot, the 10- foot landscape strip shall be measured from the back of the retaining wall; c. The detailed landscape plan include a mix of trees, shrubs, and groundcover within the 10-foot onsite landscape strip required along all street frontages; d. Notes stating: “cannot plant street trees near or on any underground utility” shall be removed from the detailed landscape plan. Any proposal to vary from the street tree requirement would be required to go through a separate variance process as outlined in RMC 4-9-250B; e. Street trees shall be provided within an 8-foot wide planting strip proposed at the back of sidewalk, within the public right-of-way along the eastern portion of the project site; f. A Landscape Analysis demonstrating the project’s compliance with RMC 4-4-070H.4&5; and g. The locations of all surface mounted screening equipment as well as a screening detail. 3. A roof plan and screening detail shall be provided at the time of Building Permit review outlining how any rooftop mechanical equipment will be screened from public view. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 21 of 22 Report_Admin_601 Monster Rd_180830 4. A revised site plan showing the minimum 987 square foot service area shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager, unless a modification to the size standards is submitted an approved. 5. The number of proposed parking spaces shall be reduced by one space to comply with the maximum number of parking spaces permitted. 6. A revised site plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager relocating the retaining walls outside of required landscaped areas. 7. A Native Growth Protection easement shall be recorded over the protected slope areas. Draft easement documents shall be submitted at the time of Construction Permit review for review and approval by the Property Services section and Legal Department. The final easement shall be recorded prior to the issuance of a Temporary or Final Certificate of Occupancy. 8. The applicant shall obtain an easement for access over parcel 9188000130. Draft easement documents shall be submitted at the time for Construction Permit application for review and approval by the City’s Property Services section, Community Services Department, and Legal Department. The approved easement shall be recorded prior to the issuance of a Construction Permit. 9. The proposed improvements, parking lot, and signage specifying that those spaces are designated for park use, landscaping, and sidewalks, on the City’s park property shall be subject to approval by the City Community Services Department and a temporary construction easement may need to be granted prior to the issuance of the construction permit for the installation of these improvements. 10. A lighting plan shall be provided at the time of building permit review for review and approval by the Current Planning Project Manager prior to building permit issuance. 11. Bicycle parking shall be provided in accordance with RMC 4-4-080F.11. A bicycle parking detail shall be provided at the time of building permit review to the Current Planning Project Manager for review and approval prior to building permit issuance. 12. A revised street section shall be provided at the time of Construction Permit review showing all required street improvement elements within the public right-of-way and the 8-foot wide planter strip between the curb and sidewalk where there are no topographical constraints. The revised street section shall be reviewed and approved by the City’s Plan Reviewer and Current Planning Project Manager prior to construction permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this 31st day of August, 2018 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Prologis 12720 Gateway Dr., suite 110 Tukwila, WA 98168 Brian Ludwig Innova Architects, Inc. 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 8/30/2018 | 4:21 PM PDT City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 22 of 22 Report_Admin_601 Monster Rd_180830 TRANSMITTED this 31st day of August, 2018 to the Parties of Record: Tom Bean King County Water & Land Resources Division 201 S Jackson Street, Suite 600 Seattle, WA 98104 TRANSMITTED this 31st day of August, 2018 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on September 14, 2018. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 From: Bean, Tom <Tom.Bean@kingcounty.gov> Sent: Tuesday, April 17, 2018 11:00 AM To: Jill Ding Subject: LUA18-000237 To: Jill Ding, Senior Planner Department of Community & Economic Development City of Renton Ms. Ding, I am writing to express interest in a development proposal that has come to my attention. The project numbers are LUA18-000237 and PR18-000155. The site address is 601 Monster Road SW. The city notice lists you as the point of contact. I manage project activity at King County’s Black River Pump Station, opposite the project site at 550 Monster Road SW, and am interested as a neighbor of the proposed development. I request to receive project materials as a party of record. I do not have comments or concerns to raise, but I would like to be informed as development plans are set. I do not mean to cause extra expense for the applicant or the city. I’ll be happy to receive materials in electronic format without hard copies. Thank you for your help, Tom ______________________________ Tom Bean, P.E. Engineering Special Projects Lead River and Floodplain Management Section King County Water and Land Resources Division 201 S. Jackson Street, Suite 600 Seattle, WA 98104 Desk 206-477-4638, Mobile 206-979-8270 EXHIBIT 14 DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 Soundview Consultants LLC March 20, 2018 1190.0015 Monster Road – Wetland and Fish and Wildlife Habitat Assessment Page 1 of 25 2907 Harborview Drive, Suite D Gig Harbor, WA 98335 Technical Memorandum To: Jill Ding, City of Renton File Number: 1190.0015 From: Jon Pickett, Soundview Consultants LLC Date: March 20, 2018 Re: Wetland and Fish and Wildlife Habitat Assessment 601 Monster Road SW, Renton, Washington Dear Mrs. Ding, Soundview Consultants LLC (SVC) conducted a wetland and fish and wildlife habitat assessment of an approximately 9.62-acre property located at 601 Monster Road Southwest, in the City of Renton, Washington (Figure 1), for DCT Monster Road LLC (Applicant). The property consists of one parcel located in the Northwest ¼ of Section 24, Township 23 North, Range 4 East, W.M. (King County Tax Parcel Number 2423049008). This assessment was conducted to support the proposed industrial redevelopment of the subject property. SVC investigated the site to evaluate if any potentially- regulated wetlands, fish and wildlife habitat, or other critical areas are located on or adjacent to the subject property. This Technical Memorandum has been prepared to document the results of this wetlands, fish and wildlife habitat assessment. Figure 1. Subject Property Location. Subject Property Location EXHIBIT 15 RECEIVED 03/29/2018 jding PLANNING DIVISION DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 273'272'230'COMPACTVVCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMP A C T COMP A C T COMP A C T COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTKnow what'sbelow.before you dig.CallR0'50'25'1"=50'100'NDesigned by:Drawn by:Checked by:Sheet Number:of SheetsJ. EavesS. Scheuerman / J. HeinCP. McCormick601 Monster Road SWRenton, WA701 Fifth Avenue, Suite 2830Seattle, WA 98104206-753-090017-045Land Use Agency Review07-06-2018Project Title:Client:Job Number:Issue Set and Date:Sheet Title:Revisions:950 Pacific Avenue, Suite 450Tacoma, WA 98402253-572-4903REUSE OF DOCUMENTSDRAFT16WATER/SEWER/FIRE PLANC5.012GENERAL NOTES:EXHIBIT 16RECEIVED08/02/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 273'272'230'Know what'sbelow.before you dig.CallR0'50'25'1"=50'100'NGENERAL NOTES:Designed by:Drawn by:Checked by:Sheet Number:of SheetsJ. EavesS. Scheuerman / J. HeinCP. McCormick601 Monster Road SWRenton, WA701 Fifth Avenue, Suite 2830Seattle, WA 98104206-753-090017-045Land Use Agency Review07-06-2018Project Title:Client:Job Number:Issue Set and Date:Sheet Title:Revisions:950 Pacific Avenue, Suite 450Tacoma, WA 98402253-572-4903REUSE OF DOCUMENTSDRAFT16GRADING AND DRAINAGEC3.05STORM STRUCTURE TABLE:WALL HEIGHT TABLE:KEY NOTES: 1.EXHIBIT 17Topographicalconstraints end here,the planter should beplaced between thecurb and sidewalkstarting in this area.RECEIVED08/02/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37