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HomeMy WebLinkAboutRS- TIRTECHNICAL INFORMATION REPORT FOR Office Remodel Swanson Gardner Meyers CITY OF RENTON IN KING COUNTY, WASHINGTON Prepared by: First Submittal: Revised: Core No.: Sheri Murata, P.E. June 5, 2019 18242 6/5/19 VESTED TO 2017 CITY OF RENTON SURFACE WATER DESIGN MANUAL Core Design, Inc. Office Remodel Swanson Gardner Meyers i Office Remodel Swanson Gardner Meyers Table of Contents 1 PROJECT OVERVIEW ..................................................................................................................... 1 Figure 1-1: Vicinity Map ..................................................................................................... 2 2 CONDITIONS AND REQUIREMENTS SUMMARY ........................................................................... 3 2.1 Core Requirements ............................................................................................................... 4 2.1.1 Core Requirement #1: Discharge at the Natural Location ............................................ 4 2.1.2 Core Requirement #2: Offsite Analysis .......................................................................... 4 2.1.3 Core Requirement #3: Flow Control .............................................................................. 4 2.1.4 Core Requirement #4: Conveyance System .................................................................. 4 2.1.5 Core Requirements #5: Erosion and Sediment Control ................................................. 4 2.1.6 Core Requirement #6: Maintenance and Operations ................................................... 4 2.1.7 Core Requirement #7: Financial Guarantees and Liability ............................................ 4 2.1.8 Core Requirement #8: Water Quality ............................................................................ 4 2.2 Special Requirement #1: Other Adopted Area-Specific Requirements ................................ 4 2.2.1 Critical Drainage Areas ................................................................................................... 4 2.2.2 Master Drainage Plan .................................................................................................... 4 2.2.3 Basin Plans ..................................................................................................................... 5 2.2.4 Salmon Conservation Plans (SCPs) ................................................................................. 5 2.2.5 Stormwater Compliance Plans (SWCPs) ........................................................................ 5 2.2.6 Lake Management Plans (LMPs) .................................................................................... 5 2.2.7 Flood Hazard Reduction Plan Updates (FHRPs) ............................................................. 5 2.2.8 Shared Facility Drainage Plans (SFDPs) .......................................................................... 5 2.3 Special Requirement #2: Floodplain / Floodway Delineation ............................................... 5 2.4 Special Requirement #3: Flood Protection Facilities ............................................................ 5 2.5 Special Requirement #4: Source Controls ............................................................................. 5 2.6 Special Requirement #5: Oil Control ..................................................................................... 5 3 OFFSITE ANALYSIS ......................................................................................................................... 6 TASK 1 Study Area Definition and Maps ..................................................................................... 6 TASK 2 Resource Review ............................................................................................................. 6 Core Design, Inc. Office Remodel Swanson Gardner Meyers ii TASK 3 Field Investigation ........................................................................................................... 6 Figure 3-1: Downstream Drainage Exhibit......................................................................... 8 TASK 4 Drainage System Description and Problem Description ................................................. 9 TASK 5 Mitigation of Existing and Potential Problems ................................................................ 9 4 FLOW CONTROL AND WATER QUALITY DESIGN ........................................................................ 12 4.1 Predeveloped Site Hydrology .............................................................................................. 12 4.2 Developed Site Hydrology ................................................................................................... 12 4.3 Performance Standards....................................................................................................... 13 Sheet C1.02: Existing Conditions ..................................................................................... 14 Sheet C1.03: Site and Composite Plan ............................................................................ 15 4.4 Flow Control System ........................................................................................................... 16 5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN .......................................................................... 18 6 SPECIAL REPORTS AND STUDIES ................................................................................................. 19 7 OTHER PERMITS .......................................................................................................................... 20 8 ESC ANALYSIS AND DESIGN ........................................................................................................ 21 9 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT ...................... 22 9.1 Bond Quantities .................................................................................................................. 22 9.2 Facility Summaries .............................................................................................................. 22 9.3 Declaration of Covenant ..................................................................................................... 22 10 OPERATIONS AND MAINTENANCE ........................................................................................... 23 Core Design, Inc. Office Remodel Swanson Gardner Meyers iii Appendix A – Parcel & Basin Information King County Parcel Report Flow Control Map Appendix B – Resource Review & Off-site Analysis Documentation Aquifer Protection Zone FIRM Map Coal Mine Hazard Map Erosion Hazard Map Slide Hazard Map Steep Slopes Map Drainage Complaints Exhibit Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 1 1 PROJECT OVERVIEW The project site is located at 4512 Talbot Road, on the east side of Talbot Road, near S 45th Place in the City of Renton, King County in the northeast quarter of the northwest quarter of Section 31, Township 23 North, Range 5 East, W.M. It lies in the Black River drainage basin. The site is bordered by Talbot Center to the north, the proposed Weatherly Development to the east and south and Talbot Road to the west. The King County tax parcel ID numbers for the existing parcel is shown in Table 1 below (refer to the King County Parcel Reports included in Appendix A). Table 1: Parcel Information KC Parcel # Site Address Site Area (SF) 3123059069 4512 Talbot Rd 26,294 The total project site is 0.60 acres in size with the existing building and parking lot on the north half of the site. The site drains to the west at an average slope of 6 percent. There is minimal upstream flow from the property to the east which is currently forested but planned for development in which all of the stormwater will be managed on site. Proposed development of the property will include an office expansion to the south and frontage improvements which will include removing the existing 5-foot sidewalk and replacing it with an 8-foot wide sidewalk on the east side of Talbot Road. See Figure 1-1: Vicinity Map, provided below. The project will be designed using the guidelines and requirements established in the 2017 City of Renton Surface Water Design Manual (2017 RSWDM). The project adds less than 5,000 square feet of new or replaced impervious surface, so flow control or water quality treatment is required. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 2 Figure 1-1: Vicinity Map Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 3 2 CONDITIONS AND REQUIREMENTS SUMMARY Commercial Project Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 4 The proposed project is classified as requiring “Full Drainage Review” per the 2017 RSWDM. Therefore, all eight core requirements and five special requirements will be addressed per Section 1.1 of the 2017 ROWDY. 2.1 Core Requirements 2.1.1 Core Requirement #1: Discharge at the Natural Location The project will maintain the natural discharge location on the west side of the parcel to the storm drain system in Talbot Avenue. 2.1.2 Core Requirement #2: Offsite Analysis This core requirement is addressed in Section 3 of this report. 2.1.3 Core Requirement #3: Flow Control This project qualifies for the basic exemption because it meets the following criteria: 1. Less than 5,000 square feet of new plus replaced impervious surface will be created, AND 2. Less than ¾ acres of new pervious surface will be added. 2.1.4 Core Requirement #4: Conveyance System Conveyance calculations are not required because the only storm system proposed is a private system for a portion of the proposed roof area. 2.1.5 Core Requirements #5: Erosion and Sediment Control Erosion and sediment control will be provided through catch basin protection, temporary cover measures, silt fencing and a construction access entrance. 2.1.6 Core Requirement #6: Maintenance and Operations An Operation and Maintenance Manual has been provided in Section 10. 2.1.7 Core Requirement #7: Financial Guarantees and Liability A bond quantities worksheet will be provided in Section 9 as part of the second review of the Civil Construction Permit. 2.1.8 Core Requirement #8: Water Quality The project does not add more than 5,000 square feet of new or replaced pollution generating impervious surface. 2.2 Special Requirement #1: Other Adopted Area-Specific Requirements 2.2.1 Critical Drainage Areas Per the City’s Aquifer Protection Zone map, the project is not in an aquifer protection zone. 2.2.2 Master Drainage Plan Not applicable. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 5 2.2.3 Basin Plans There are no basin plans for this project. 2.2.4 Salmon Conservation Plans (SCPs) There is no salmon conservation plan for this project. 2.2.5 Stormwater Compliance Plans (SWCPs) Not applicable. 2.2.6 Lake Management Plans (LMPs) Not applicable. 2.2.7 Flood Hazard Reduction Plan Updates (FHRPs) This project is not within a floodplain (see FEMA map included in Appendix B) and is not within an area with an applicable Flood Hazard Reduction Plan. Therefore, additional requirements from a Flood Hazard Reduction Plan do not apply. 2.2.8 Shared Facility Drainage Plans (SFDPs) Not applicable. 2.3 Special Requirement #2: Floodplain / Floodway Delineation This project is not located within the 100-year floodplain (see FEMA Map included in Appendix B). 2.4 Special Requirement #3: Flood Protection Facilities As this project is not located within a 100-year floodplain there are no levees, revetments or berms within the project. 2.5 Special Requirement #4: Source Controls The project is classified as a commercial project. Applicable water quality source controls will be applied in accordance with the King County Pollution Prevention Manual and Renton Municipal Code, Title IV. A designated area for refuse and recycling located on the south end of the building. 2.6 Special Requirement #5: Oil Control This requirement does not apply because the project is not expected to have more than 15,000 vehicles per day. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 6 3 OFFSITE ANALYSIS TASK 1 Study Area Definition and Maps The proposed project contains parcel number 3123059069. A map of the downstream can be found in Figure 3-1 Downstream Drainage Exhibit. TASK 2 Resource Review Basin Reconnaissance Summary Reports: No Basin Reconnaissance Summary Reports appear to be available for the area that is within one mile of this project site. FEMA Maps: Per the City’s Effective FEMA Flood Insurance Rate Map, the project site is not in the 100-year floodplain. The FEMA Map is included in Appendix B. Sensitive Areas Folio: Per the City of Renton Sensitive Areas Maps, this project not located in any sensitive areas. Soils The Geotechnical Report was completed by Nelson Geotechnical Associates, Inc. dated January 3, 2019. The following was encountered at each test pit “approximately 0.8 to 3.0 feet of loose to medium dense, silty sand with varying amounts of roots, gravel, organics, which [was] interpreted as undocumented fill soils. Underlying fill soils [was] orange-brown to gray-brown, relatively granular silty fine to medium sand with varying amounts of gravel and iron-oxide staining, which [was] interpreted as native ground marine deposits type soils.” Downstream Drainage Complaints Drainage complaints were researched within the study area. There were no drainage complaints downstream of the site within a quarter mile. See the Drainage Complaint Exhibit in Appendix B. Restrictive Well Covenant There is no existing well onsite. TASK 3 Field Investigation Upstream Tributary Area There is minimal upstream drainage area from fully vegetated parcel to the east that has plans for development in which all of their storm water will be captured and detained. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 7 Downstream Analysis The site drains west to the 12-inch storm drain system in Talbot Road that drains north for about 690 feet until S 43rd Street where it heads west for 550 feet and north for 150 feet through the parking lot of Valley Medical Center. The storm system in Valley Medical Center drains around the south and west sides of the property for about 1,200 feet before discharging into an open channel flowing north to Panther Creek. 4,514752 Figure 3-1 Downstream Drainage This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. WGS_1984_Web_Mercator_Auxiliary_Sphere Notes Sheet 1 of 2 4/30/2019 Legend 512 256 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet512 Information Technology - GIS 0 RentonMapSupport@Rentonwa.gov City and County Boundary Addresses Parcels Water Service Areas Wastewater Service Areas Network Structures Inlet Manhole Utility Vault Unknown Structure Control Structures Pump Stations Discharge Points Water Quality Detention Facilities Pond Tank Vault Wetland Stormwater Mains Culverts Open Drains Facility Outlines Private Network Structures Inlet Manhole Utility Vault Unknown Structure Private Control Structures Private Pump Stations Private Discharge Points Private Water Quality Private Detention Facilities Pond Tank Vault Wetland Private Pipes Private Culverts Private Open Drains Private Facility Outlines Fences Special Assessment Districts Streets Points of Interest Parks Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 9 TASK 4 Drainage System Description and Problem Description See the Drainage Complaints Map and drainage complaint request in Appendix B. TASK 5 Mitigation of Existing and Potential Problems Downstream Drainage Problems Requiring Special Attention Type 1 – Conveyance System Nuisance Problems There are no known, reported or observed current downstream conveyance nuisance problems. Type 2 – Severe Erosion Problems There are no known, reported or observed current downstream severe erosion problems. Type 3-Severe Flooding Problems There are no known, reported or observed current downstream severe flooding problems. Downstream Water Quality Problems Requiring Special Attention Type 1 – Bacteria Problems There are no known or reported downstream bacteria problems. Type 2 – Dissolved Oxygen (DO) Problems There are no known or reported downstream dissolved oxygen problems. Type 3 – Temperature Problems Panther Creek is a Category 4 for Temperature. See listing information on the next page. Type 4 – Metals Problems There are no known or reported downstream metals problems. Type 5 – Phosphorous Problems There are no known or reported downstream phosphorous problems. Type 6 – Turbidity Problems There are no known or reported downstream turbidity problems. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 10 Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 11 Type 7 – High pH Problems There are no known or reported downstream high pH problems. Bioassessment Panther Creek is a Category 5 for bioassessment. Drainage Adjustments There are no proposed drainage adjustments. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 12 4 FLOW CONTROL AND WATER QUALITY DESIGN 4.1 Predeveloped Site Hydrology The total project area is 27,644 square feet or 0.63 acres which includes the area of the proposed sidewalk in the ROW. There is an existing building and parking and rockery on the east property line. All of the trees are on the south side of existing building and the site drains to the west at an average grade of 6 percent. There is minimal upstream drainage area from fully vegetated parcel to the east that is currently in plans for development in which all of the project’s stormwater will be detained and treated onsite. Since flow control is not required, existing site conditions are assumed and summarized in Table 4-1 below and Sheet C1.02 Existing Conditions. Figure 4-1 Existing Conditions Areas Land Use Area (sf) Area (ac) Till-Grass 14,944 0.31 Onsite 13,594 Disturbed Area in ROW 1,350 Impervious 12,700 0.29 Building 5,032 0.12 Parking 7,668 0.18 Total Project 27,644 0.63 4.2 Developed Site Hydrology In the developed condition, the existing building, parking lot and rockery will remain and a new addition to the existing building will be constructed. Some of the existing walkway will be replaced and a garage/recycle dumpster will be provided on the south end of the parking lot. Proposed utility work includes a fire line (installed by the Weatherly Development), a splash block and a perforated roof connection tying into the existing storm drain system in Talbot Road. The existing sewer service and domestic water meter will also remain the same as the existing condition. See Table 4-2 below and Sheet C1.03 Site and Composite Utility Plan. Figure 4-2 Developed Conditions Areas Land Use Area (sf) Area (ac) Till-Grass 10,014 0.23 Total Impervious 17,630 0.40 Existing Impervious 12,700 0.29 Building 5,032 0.12 Parking 7,668 0.18 Total New/Replace Impervious 4,930 0.11 Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 13 New Building w/Roof 3,059 0.07 Replaced Walkway 441 0.01 New Garbage Area 80 0.00 New Sidewalk (ROW) 1,350 0.03 Total Project 27,644 0.63 4.3 Performance Standards Flow Control: Conservation Flow Control Standard The project is adding a total of 4,930 square feet of new plus replaced impervious so the project is exempt from flow control. Water Quality: Basic Water Quality Menu This project will not add any pollution generating hard surface so no water quality treatment is required. IN COMPLIANCE WITH CITY OF RENTON STANDARDS IN COMPLIANCE WITH CITY OF RENTON STANDARDS Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 16 4.4 Flow Control System Large Lot BMP Requirements If the proposed project is on a site/lot larger than 22,000 square feet, then flow control BMPs must be applied as specified in the requirements below or the project must demonstrate compliance with the LID Performance Standard (described in Section 1.2.9.1.B, p. 1-83) using an approved continuous runoff model. This project is not in compliance with the LID performance standard and has evaluated the following BMPs in order of precedence: 1. Full Dispersion – A native flowpath of 100 feet and no steeper than 20% per the requirements of Appendix C, Section C2.1.1 cannot be met so full dispersion is infeasible. 2. Full Infiltration of Roof Runoff – Per the Geotech report the long-term design infiltration rate is 0.1 inches per hour and therefore infeasible for this project. 3. All target surfaces not mitigated by requirements 1 and 2 above, must be mitigated to the maximum extent feasible using one or more of the BMPs from the following list: • Full Infiltration, Limited Infiltration have been considered infeasible due to the long term infiltration rate of 0.1 inches per hour. • Bioretention and Permeable Pavement were considered only marginally feasible per the geotechnical investigation and require overflow systems to the storm drain system. There is no pavement proposed on site and there is no space for a bioretention facility due to the trees we are retaining in the southwest corner and the existing 20 foot access easement along the south property line. 4. All target surfaces not mitigated by requirements 1, 2 and 3 above, must be mitigated to the maximum extent feasible using basic dispersion. Two splash blocks are proposed, one on the south west corner of the proposed addition and the other in the south east corner. 5. BMPs must be implemented, at a minimum for an impervious area defined as follows: • For projects that will result in an impervious surface coverage 45-65% on the buildable portion of the site/lot, on-site BMPs must be applied to 50% of target impervious surfaces reduced by 1.5% for each 1% of impervious surface coverage above 45% (e.g., impervious coverage of 55% results in a requirement of on-site BMPs applied to 35% of target impervious surfaces). This project will result in 62% impervious area so the project must provide the following onsite BMPs: Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 17 62% - 45% = 17% 17 * 1.5 = 25.5  Therefore, BMPs are required for 50% – 25.5% = 24.5% Target Impervious Surface = Building + Replaced Walkway + Garbage Area = 3,059 sf + 441 sf + 80 sf = 3,580 sf Required BMPs = 3,580 sf x 0.245 = 877 sf Two splash blocks are proposed that can take up to 1,400 square feet off impervious area so the BMP requirement has been met. • Reduced Impervious Surface Credit – This project will not take a reduced impervious surface credit. • Native Grown Protection Credit – This project will not take a native growth protection credit. 6. The soil moisture capacity of new pervious surfaces must be protected in accordance with the City’s standards. The soil moisture capacity of the developed pervious surfaces will be protected per the City’s standards. 7. Any proposed connection of roof downspouts to the local drainage system must be via a perforated pipe connection. A Perforated pipe connection has been provided. Small Road Improvement and Urban Road Improvement Projects BMP Requirements If the proposed project is a road improvement project that is within the UGA or is on a site/parcel less than five acres in size, then flow control BMPs must be applied as specified in Section 1.2.9.3 however there are no road improvements associated with this project so the road improvement BMP requirements do not apply. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 18 5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN Conveyance calculations are not required for this project since the only storm drain system proposed is a perforated pipe connection on private property. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 19 6 SPECIAL REPORTS AND STUDIES  Geotechnical Report Nelson Geotechnical Associates, Inc. 17311 135th Avenue NE, A-500 Woodinville, WA 98072 Prepared by: Khaled Shawish, P.E. Dated: January 3, 2019  Arborist Report American Forest Management 11415 NE 128th Street, Suite 110 Kirkland, WA 98034 Prepared by: Bob Layton Dated: January 2, 2019 Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 20 7 OTHER PERMITS  Utilities Permit  Building Permits  ROW Use Permit Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 21 8 ESC ANALYSIS AND DESIGN The site will utilize Appendix D of the 2017 RSWDM for the erosion and sedimentation control design to reduce the discharge of sediment-laden runoff from the site. Clearing limits will be established prior to any earthwork on the project site. Perimeter protection will be provided by silt fencing as shown on the erosion control plans to limit the downstream transport of sediment to neighboring properties. A temporary construction entrance will be used to reduce the amount of sediment transported onto paved roads by construction vehicles and, if required dust control will be provided by a water truck. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 22 9 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 9.1 Bond Quantities A Site Improvement Bond Quantity Worksheet will be provided with the second review. 9.2 Facility Summaries Not applicable. 9.3 Declaration of Covenant Not applicable. Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 23 10 OPERATIONS AND MAINTENANCE The operations and maintenance information will be provided with the Utilities Permit through select portions from Appendix A of the 2017 RSWDM and Utility Permit plan set. CITY OF RENTON SURFACE WATER DESIGN MANUAL 2017 City of Renton Surface Water Design Manual 12/12/2016 A-1 APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS This appendix contains the maintenance requirements for the following typical stormwater flow control and water quality facilities and on-site BMPs (ctrl/click the title to follow the link): No. 1 – Detention Ponds No. 2 – Infiltration Facilities No. 3 – Detention Tanks and Vaults No. 4 – Control Structure/Flow Restrictor No. 5 – Catch Basins and Manholes No. 6 – Conveyance Pipes and Ditches No. 7 – Debris Barriers (e.g., trash racks) No. 8 – Energy Dissipaters No. 9 – Fencing No. 10 – Gates/Bollards/Access Barriers No. 11 – Grounds (landscaping) No. 12 – Access Roads No. 13 – Basic Bioswale (grass) No. 14 – Wet Bioswale No. 15 – Filter Strip No. 16 – Wetpond No. 17 – Wetvault No. 18 – Stormwater Wetland No. 19 – Sand Filter Pond No. 20 – Sand Filter Vault No. 21 – Proprietary Facility Cartridge Filter Systems No. 22 – Baffle Oil/Water Separator No. 23 – Coalescing Plate Oil/Water Separator APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS 12/12/2016 2017 City of Renton Surface Water Design Manual A-2 No. 24 – Catch Basin Insert (not allowed in the city for oil control) No. 25 – Drywell BMP No. 26 – Gravel Filled Infiltration Trench BMP No. 27 – Gravel Filled Dispersion Trench BMP No. 28 – Native Vegetated Surface/Native Vegetated Landscape BMP No. 29 – Perforated Pipe Connections BMP No. 30 – Permeable Pavement BMP No. 31 – Bioretention BMP No. 32 – RainWater Harvesting BMP No. 33 – Rock Pad BMP No. 34 – Sheet Flow BMP No. 35 – Splash Block BMP No. 36 – Vegetated Roof BMP No. 37 – Rain Garden BMP No. 38 – Soil Amendment BMP No. 39 – Retained Trees No. 40 – Filterra System No. 41 – Compost Amended Vegetated Filter Strip (CAVFS) No. 42 – Media Filter Drain (MFD) No. 43 – Compost-Amended Biofiltration Swale APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS 12/12/2016 2017 City of Renton Surface Water Design Manual A-10 NO. 5 – CATCH BASINS AND MANHOLES MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITION WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Structure Sediment accumulation Sediment exceeds 60% of the depth from the bottom of the catch basin to the invert of the lowest pipe into or out of the catch basin or is within 6 inches of the invert of the lowest pipe into or out of the catch basin. Sump of catch basin contains no sediment. Trash and debris Trash or debris of more than ½ cubic foot which is located immediately in front of the catch basin opening or is blocking capacity of the catch basin by more than 10%. No Trash or debris blocking or potentially blocking entrance to catch basin. Trash or debris in the catch basin that exceeds 1/3 the depth from the bottom of basin to invert the lowest pipe into or out of the basin. No trash or debris in the catch basin. Dead animals or vegetation that could generate odors that could cause complaints or dangerous gases (e.g., methane). No dead animals or vegetation present within catch basin. Deposits of garbage exceeding 1 cubic foot in volume. No condition present which would attract or support the breeding of insects or rodents. Damage to frame and/or top slab Corner of frame extends more than ¾ inch past curb face into the street (If applicable). Frame is even with curb. Top slab has holes larger than 2 square inches or cracks wider than ¼ inch. Top slab is free of holes and cracks. Frame not sitting flush on top slab, i.e., separation of more than ¾ inch of the frame from the top slab. Frame is sitting flush on top slab. Cracks in walls or bottom Cracks wider than ½ inch and longer than 3 feet, any evidence of soil particles entering catch basin through cracks, or maintenance person judges that catch basin is unsound. Catch basin is sealed and is structurally sound. Cracks wider than ½ inch and longer than 1 foot at the joint of any inlet/outlet pipe or any evidence of soil particles entering catch basin through cracks. No cracks more than 1/4 inch wide at the joint of inlet/outlet pipe. Settlement/ misalignment Catch basin has settled more than 1 inch or has rotated more than 2 inches out of alignment. Basin replaced or repaired to design standards. Damaged pipe joints Cracks wider than ½-inch at the joint of the inlet/outlet pipes or any evidence of soil entering the catch basin at the joint of the inlet/outlet pipes. No cracks more than ¼-inch wide at the joint of inlet/outlet pipes. Contaminants and pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Inlet/Outlet Pipe Sediment accumulation Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. Trash and debris Trash and debris accumulated in inlet/outlet pipes (includes floatables and non-floatables). No trash or debris in pipes. APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS 2017 City of Renton Surface Water Design Manual 12/12/2016 A-11 NO. 5 – CATCH BASINS AND MANHOLES MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITION WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Inlet/Outlet Pipe (cont.) Damaged inlet/outlet pipe Cracks wider than ½-inch at the joint of the inlet/outlet pipes or any evidence of soil entering at the joints of the inlet/outlet pipes. No cracks more than ¼-inch wide at the joint of the inlet/outlet pipe. Metal Grates (Catch Basins) Unsafe grate opening Grate with opening wider than 7/8 inch. Grate opening meets design standards. Trash and debris Trash and debris that is blocking more than 20% of grate surface. Grate free of trash and debris. footnote to guidelines for disposal Damaged or missing grate Grate missing or broken member(s) of the grate. Any open structure requires urgent maintenance. Grate is in place and meets design standards. Manhole Cover/Lid Cover/lid not in place Cover/lid is missing or only partially in place. Any open structure requires urgent maintenance. Cover/lid protects opening to structure. Locking mechanism not working Mechanism cannot be opened by one maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Mechanism opens with proper tools. Cover/lid difficult to remove One maintenance person cannot remove cover/lid after applying 80 lbs. of lift. Cover/lid can be removed and reinstalled by one maintenance person. APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS 12/12/2016 2017 City of Renton Surface Water Design Manual A-12 NO. 6 – CONVEYANCE PIPES AND DITCHES MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITIONS WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Pipes Sediment & debris accumulation Accumulated sediment or debris that exceeds 20% of the diameter of the pipe. Water flows freely through pipes. Vegetation/root growth in pipe Vegetation/roots that reduce free movement of water through pipes. Water flows freely through pipes. Contaminants and pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Damage to protective coating or corrosion Protective coating is damaged; rust or corrosion is weakening the structural integrity of any part of pipe. Pipe repaired or replaced. Damaged pipes Any dent that decreases the cross section area of pipe by more than 20% or is determined to have weakened structural integrity of the pipe. Pipe repaired or replaced. Ditches Trash and debris Trash and debris exceeds 1 cubic foot per 1,000 square feet of ditch and slopes. Trash and debris cleared from ditches. Sediment accumulation Accumulated sediment that exceeds 20% of the design depth. Ditch cleaned/flushed of all sediment and debris so that it matches design. Noxious weeds Any noxious or nuisance vegetation which may constitute a hazard to City personnel or the public. Noxious and nuisance vegetation removed according to applicable regulations. No danger of noxious vegetation where City personnel or the public might normally be. Contaminants and pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries or paint. Materials removed and disposed of according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Excessive vegetation growth Vegetation that reduces free movement of water through ditches. Water flows freely through ditches. Erosion damage to slopes Any erosion observed on a ditch slope. Slopes are not eroding. Rock lining out of place or missing (If applicable) One layer or less of rock exists above native soil area 5 square feet or more, any exposed native soil. Replace rocks to design standards. APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS 2017 City of Renton Surface Water Design Manual 12/12/2016 A-37 NO. 24 – CATCH BASIN INSERT (NOT ALLOWED IN THE CITY FOR OIL CONTROL) APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS 12/12/2016 2017 City of Renton Surface Water Design Manual A-40 NO. 28 – NATIVE VEGETATED SURFACE/NATIVE VEGETATED LANDSCAPE BMP MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITION WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Site Trash and debris Trash and debris accumulated on the native vegetated surface/native vegetated landscape site. Native vegetated surface site free of any trash or debris. Vegetation Insufficient vegetation Less than two species each of native trees, shrubs, and groundcover occur in the design area. A minimum of two species each of native trees, shrubs, and groundcover is established and healthy. Poor vegetation coverage Less than 90% if the required vegetated area has healthy growth. A minimum of 90% of the required vegetated area has healthy growth. Undesirable vegetation present Weeds, blackberry, and other undesirable plants are invading more than 10% of vegetated area. Less than 10% undesirable vegetation occurs in the required native vegetated surface area. Vegetated Area Soil compaction Soil in the native vegetation area compacted. Less than 8% of native vegetation area is compacted. Insufficient vegetation Less than 3.5 square feet of native vegetation area for every 1 square foot of impervious surface. A minimum of 3.5 square feet of native vegetation area for every 1 square foot of impervious surface. Excess slope Slope of native vegetation area greater than 15%. Slope of native growth area does not exceed 15%. NO. 29 – PERFORATED PIPE CONNECTIONS BMP MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITIONS WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Preventive Blocking, obstructions Debris or trash limiting flow into perforated pipe system or outfall of BMP is plugged or otherwise nonfunctioning. Outfall of BMP is receiving designed flows from perforated pipe connection. Inflow Inflow impeded Inflow into the perforated pipe is partially or fully blocked or altered to prevent flow from getting into the pipe. Inflow to the perforated pipe is unimpeded. Pipe Trench Area Surface compacted Ground surface over the perforated pipe trench is compacted or covered with impermeable material. Ground surface over the perforated pipe is not compacted and free of any impervious cover. Outflow Outflow impeded Outflow from the perforated pipe into the public drainage system is blocked. Outflow to the public drainage system is unimpeded. Outfall Area Erosion or landslides Existence of the perforated pipe is causing or exasperating erosion or landslides. Perforated pipe system is sealed off and an alternative BMP is implemented. APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS 2017 City of Renton Surface Water Design Manual 12/12/2016 A-43 NO. 32 – RAINWATER HARVESTING BMP MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITIONS WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Preventive Insufficient storage volume No rain water in storage unit at the beginning of the rain season. Maximum storage available at the beginning of the rain season (Oct. 1). Collection Area Trash and debris Trash of debris on collection area may plug filter system Collection area clear of trash and debris. Filter Restricted or plugged filter Filter is partially or fully plugged preventing water from getting in to the storage unit. Filter is allowing collection water into storage unit. NO. 33 – ROCK PAD BMP MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITIONS WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Site Trash and debris Trash and debris accumulated on rock pad site. Rock pad site free of any trash or debris. Rock Pad Area Insufficient rock pad size Rock pad is not 2 feet by 3 feet by 6 inches thick or as designed. Rock pad is 2 feet by 3 feet by 6 inches thick or as designed. Vegetation growth Vegetation is seen growing in or through rock pad. No vegetation within rock pad area. Rock Exposed soil Soil can be seen through the rock pad. Full thickness of the rock pad is in place, no soil visible through rock pad. NO. 34 – SHEET FLOW BMP MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITIONS WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Site Trash and debris Trash and debris accumulated on the sheet flow site. Sheet flow site free of any trash or debris. Sheet flow area Erosion Soil erosion occurring in sheet flow zone. Soil erosion is not occurring and rills and channels have been repaired. Concentrated flow Sheet flow is not occurring in the sheet flow zone. Sheet flow area is regraded to provide sheet flow. NO. 35 – SPLASH BLOCK BMP MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITIONS WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Site Trash and debris Trash and debris accumulated on the splash block. Splash block site free of any trash or debris. Splash Block Dislodged splash block Splash block moved from outlet of downspout. Splash block correctly positioned to catch discharge from downspout. Channeling Water coming off the splash block causing erosion. No erosion occurs from the splash block. Downspout water misdirected Water coming from the downspout is not discharging to the dispersal area. Water is discharging normally to the dispersal area. APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS 2017 City of Renton Surface Water Design Manual 12/12/2016 A-47 NO. 38 – SOIL AMENDMENT BMP MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITIONS WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Soil Media Unhealthy vegetation Vegetation not fully covering ground surface or vegetation health is poor. Yellowing: possible Nitrogen (N) deficiency. Poor growth: possible Phosphorous (P) deficiency. Poor flowering, spotting or curled leaves, or weak roots or stems: possible Potassium (K) deficiency. Plants are healthy and appropriate for site conditions Inadequate soil nutrients and structure In the fall, return leaf fall and shredded woody materials from the landscape to the site when possible Soil providing plant nutrients and structure Excessive vegetation growth Grass becomes excessively tall (greater than 10 inches); nuisance weeds and other vegetation start to take over. Healthy turf- “grasscycle” (mulch-mow or leave the clippings) to build turf health Weeds Preventive maintenance Avoid use of pesticides (bug and weed killers), like “weed & feed,” which damage the soil Fertilizer needed Where fertilization is needed (mainly turf and annual flower beds), a moderate fertilization program should be used which relies on compost, natural fertilizers or slow-release synthetic balanced fertilizers Integrated Pest Management (IPM) protocols for fertilization followed Bare spots Bare spots on soil No bare spots, area covered with vegetation or mulch mixed into the underlying soil. Compaction Poor infiltration due to soil compaction • To remediate compaction, aerate soil, till to at least 8-inch depth, or further amend soil with compost and re-till • If areas are turf, aerate compacted areas and top dress them with 1/4 to 1/2 inch of compost to renovate them • If drainage is still slow, consider investigating alternative causes (e.g., high wet season groundwater levels, low permeability soils) • Also consider site use and protection from compacting activities No soil compaction Poor infiltration Soils become waterlogged, do not appear to be infiltrating. Facility infiltrating properly Erosion/Scouring Erosion Areas of potential erosion are visible Causes of erosion (e.g., concentrate flow entering area, channelization of runoff) identified and damaged area stabilized (regrade, rock, vegetation, erosion control matting).For deep channels or cuts (over 3 inches in ponding depth), temporary erosion control measures in place until permanent repairs can be made Grass/Vegetation Unhealthy vegetation Less than 75% of planted vegetation is healthy with a generally good appearance. Healthy vegetation. Unhealthy plants removed/replaced. Appropriate vegetation planted in terms of exposure, soil and soil moisture. Noxious Weeds Noxious weeds Listed noxious vegetation is present (refer to current County noxious weed list). No noxious weeds present. APPENDIX A MAINTENANCE REQUIREMENTS FOR STORMWATER FACILITIES AND ON-SITE BMPS 12/12/2016 2017 City of Renton Surface Water Design Manual A-48 NO. 39 – RETAINED TREES MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITIONS WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED Tree Dead or declining Dead, damaged, or declining Tree replaced per planting plan or acceptable substitute NO. 40 – FILTERRA SYSTEM MAINTENANCE COMPONENT DEFECT OR PROBLEM CONDITION WHEN MAINTENANCE IS NEEDED RESULTS EXPECTED WHEN MAINTENANCE IS PERFORMED In addition to the specific maintenance criteria provided below, all manufacturer’s requirements shall be followed. Facility – General Requirements Life cycle Once per year, except mulch and trash removal twice per year Facility is re-inspected and any needed maintenance performed Contaminants and pollution Any evidence of contaminants or pollution such as oil, gasoline, concrete slurries, or paint Materials removed and disposed of according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Inlet Excessive sediment or trash accumulation Accumulated sediments or trash impair free flow of water into system Inlet should be free of obstructions allowing free distributed flow of water into system Mulch Cover Trash and floatable debris accumulation Excessive trash and/or debris accumulation Minimal trash or other debris on mulch cover. Mulch cover raked level. “Ponding” of water on mulch cover “Ponding” in unit could be indicative of clogging due to excessive fine sediment accumulation or spill of petroleum oils Stormwater should drain freely and evenly through mulch cover Proprietary Filter Media/ Vegetation Substrate “Ponding” of water on mulch cover after mulch cover has been maintained Excessive fine sediment passes the mulch cover and clogs the filter media/vegetative substrate Stormwater should drain freely and evenly through mulch cover. Replace substrate and vegetation when needed Vegetation Plants not growing or in poor condition Soil/mulch too wet, evidence of spill, incorrect plant selection, pest infestation, and/or vandalism to plants Plants should be healthy and pest free Media/mulch too dry Irrigation is required Plants absent Plants absent Appropriate plants are present Excessive plant growth Excessive plant growth inhibits facility function or becomes a hazard for pedestrian and vehicular circulation and safety Pruning and/or thinning vegetation maintains proper plant density. Appropriate plants are present. Structure Structure has visible cracks Cracks wider than ½ inch Evidence of soil particles entering the structure through the cracks Structure is sealed and structurally sound Core Design, Inc. Office Remodel Swanson Gardner Meyers Page 24 Add from the 201 Renton Stormwater Manual: • No. 5 • 6 • 24 • 29 • 35 • 38 • 39 Appendix A Fair, Equitable, and Understandable Property Valuations You're in: Assessor >> Look up Property Info >> eReal Property Department ofAssessments 500 FourthAvenue,Suite ADM-AS-0708,Seattle, WA98104 Office Hours:Mon - Fri 8:30 a.m. to4:30 p.m. TEL: 206-296-7300FAX: 206-296-5107TTY: 206-296-7888 Send usmail ADVERTISEMENT New SearchProperty Tax BillMap This PropertyGlossary of Terms Area Report Print Property Detail PARCEL DATA Parcel 312305-9069 Name GARDNER TODD W+POLLYE Site Address 4512 TALBOT RD S 98055 Geo Area 75-65 Spec Area Property Name ATTORNEYS OFFICE Jurisdiction RENTON Levy Code 2100 Property Type C Plat Block / Building Number Plat Lot / Unit Number Quarter-Section-Township-Range NE-31-23-5 Legal Description W 1/2 OF N 5.50 AC OF S 20 AC OF SE 1/4 OF NE 1/4 LESS CO RD LESS POR RNG S 00-21-10 W FRM PT 481 FTW OF NE COR PLat Block: Plat Lot: LAND DATA Highest & Best Use As If Vacant COMMERCIALSERVICE Highest & Best Use AsImproved PRESENT USE Present Use Office Building Land SqFt 27,212 Acres 0.62 Percentage Unusable Unbuildable NO Restrictive Size Shape NO Zoning CO Water WATER DISTRICT Sewer/Septic PUBLIC Road Access PUBLIC Parking ADEQUATE Street Surface PAVED Views Waterfront Rainier Territorial Olympics Cascades Seattle Skyline Puget Sound Lake Washington Lake Sammamish Lake/River/Creek Other View Waterfront Location Waterfront Footage 0 Lot Depth Factor 0 Waterfront Bank Tide/Shore Waterfront Restricted Access Waterfront Access Rights NO Poor Quality NO Proximity Influence NO Designations Nuisances Historic Site Current Use (none) Nbr Bldg Sites Adjacent to Golf Fairway NO Adjacent to Greenbelt NO Other Designation NO Deed Restrictions NO Development Rights Purchased NO Easements NO Native Growth ProtectionEasement NO DNR Lease NO Topography YES Traffic Noise Airport Noise Power Lines NO Other Nuisances NO Problems Water Problems NO Transportation Concurrency NO Other Problems NO Environmental Environmental NO BUILDING Building Number 1 Building Description LAW OFFICE Number Of Buildings Aggregated 1 Predominant Use OFFICE BUILDING (344) Shape Rect or Slight Irreg Construction Class WOOD FRAME Building Quality AVERAGE Stories 1 Building Gross Sq Ft 3,606 Building Net Sq Ft 2,880 Picture of Building 1 ADVERTISEMENT ReferenceLinks: King County Tax Links Property Tax Advisor Washington StateDepartment ofRevenue (Externallink) Washington StateBoard of TaxAppeals (External link) Board ofAppeals/Equalization Districts Report iMap Recorder's Office Scanned images ofsurveys and othermap documents Search Kingcounty.gov Home How do I... Services About King County Departments King County Department of Assessments Year Built 1988 Eff. Year 1993 Percentage Complete 100 Heating System HEAT PUMP Sprinklers No Elevators Section(s) Of Building Number: 1 Section Number Section Use Description Stories Height Floor Number Gross Sq Ft Net Sq Ft 1 OFFICE BUILDING (344)1 8 2,880 2,880 2 GARAGE, STORAGE (326)PARKING 1 8 726 0 TAX ROLL HISTORY Account ValuedYear TaxYear OmitYear LevyCode AppraisedLandValue ($) AppraisedImpsValue ($) AppraisedTotalValue ($) NewDollars($) TaxableLandValue($) TaxableImpsValue($) TaxableTotalValue($) TaxValueReason 312305906900 2018 2019 2100 489,800 343,700 833,500 0 489,800 343,700 833,500 312305906900 2017 2018 2100 476,200 313,200 789,400 0 476,200 313,200 789,400 312305906900 2016 2017 2100 476,200 273,900 750,100 0 476,200 273,900 750,100 312305906900 2015 2016 2100 476,200 263,400 739,600 0 476,200 263,400 739,600 312305906900 2014 2015 2100 462,600 253,400 716,000 0 462,600 253,400 716,000 312305906900 2013 2014 2100 462,600 228,900 691,500 0 462,600 228,900 691,500 312305906900 2012 2013 2100 462,600 248,200 710,800 0 462,600 248,200 710,800 312305906900 2011 2012 2100 462,600 248,200 710,800 0 462,600 248,200 710,800 312305906900 2010 2011 2100 462,600 283,900 746,500 0 462,600 283,900 746,500 312305906900 2009 2010 2100 462,600 387,500 850,100 0 462,600 387,500 850,100 312305906900 2008 2009 2100 462,600 423,800 886,400 0 462,600 423,800 886,400 312305906900 2007 2008 2110 408,100 372,600 780,700 0 408,100 372,600 780,700 312305906900 2006 2007 2110 299,300 259,300 558,600 0 299,300 259,300 558,600 312305906900 2005 2006 2110 272,100 211,600 483,700 0 272,100 211,600 483,700 312305906900 2004 2005 2110 244,900 253,200 498,100 0 244,900 253,200 498,100 312305906900 2003 2004 2110 244,900 233,100 478,000 0 244,900 233,100 478,000 312305906900 2002 2003 2110 244,900 138,300 383,200 0 244,900 138,300 383,200 312305906900 2001 2002 2110 244,900 138,300 383,200 0 244,900 138,300 383,200 312305906900 2000 2001 2110 244,900 70,400 315,300 0 244,900 70,400 315,300 312305906900 1999 2000 2127 244,900 70,400 315,300 0 244,900 70,400 315,300 312305906900 1998 1999 2127 136,100 173,600 309,700 0 136,100 173,600 309,700 312305906900 1997 1998 2127 0 0 0 0 136,100 173,600 309,700 312305906900 1996 1997 2127 0 0 0 0 136,100 173,600 309,700 312305906900 1994 1995 2127 0 0 0 0 136,100 173,600 309,700 312305906900 1992 1993 2127 0 0 0 0 136,000 150,400 286,400 312305906900 1990 1991 2127 0 0 0 0 88,400 196,600 285,000 312305906900 1988 1989 2127 0 0 0 0 88,400 196,600 285,000 312305906900 1986 1987 2128 0 0 0 0 90,500 39,200 129,700 312305906900 1984 1985 2128 0 0 0 0 81,600 35,400 117,000 312305906900 1982 1983 2128 0 0 0 0 74,800 37,400 112,200 SALES HISTORY Excise Number Recording Number Document Date Sale Price Seller Name Buyer Name Instrument Sale Reason 2099508 20050201001308 1/31/2005 $400,000.00 SWANSONARTHUR D GARDNER TODDW+POLLY E StatutoryWarranty Deed None REVIEW HISTORY PERMIT HISTORY HOME IMPROVEMENT EXEMPTION New SearchProperty Tax BillMap This PropertyGlossary of TermsArea ReportPrint Property Detail ADVERTISEMENT Updated: Jan. 29, 2019  Share  Tweet  Email Information for... 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View King County social media © King County, WA 2019 Privacy Accessibility Terms of use Information for...Do more online Get help Appendix B k k k k k k k k k k k k k k k k k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k k HoquiamAveNEE Valley Hwy84thAveSNEParkDr SW 7th St SE 128th St SE 192nd StLind Ave SWMainAveSS 132nd St Factory PlN Tal bot Rd SN 3rd St RainierAveS 164thAveSETukwilaPkwy SPugetDr NE 4th St S 3rd St S 1 2 9 th S t68thAveSSWSunsetBlvd SW 16th St 116thAveSEN 4th St In t e r u r b a n A v e S WilliamsAveNBronsonWa y N NE7thSt 124thAveSES 7th St SERento n IssaquahRd Rai ni er AveNNewcastle Way CoalCre ek PkwySESW 41st St Ta y l o r P l NW NESunsetBlvdWellsAveNUnionAveNENE 3rd St Hardie Av eSWS180th St Maple V a l l e y H w y 140thAveSES G ra d y W ayS 2 1 s tSt BensonRdSRento n AveS87thAveS128thAveSE148thAveSESW 43rd St SEC arrRd SE 168thSt Beacon Ave S 68thAveSLoganAveN108thAveSEForestDrSE S2ndSt 141s t AveSERainierAveS 156thAveSES E 183rdStBe n s on D r S S124th StS 43rd St Airport Way S W G ra dyW a y SE J o n es RdSunsetBlvdN Puget Dr SESE 204th Way SW 34th StMo n sterRdSW SE 142nd Pl WestValleyHwySSEMayValleyRd SunsetBlvdNS Carr RdHouserWayNNewcastleGolfClubRd S 133rd St WilliamsAveSWellsAveSEMercerWay154thPlSEDuvallAveNELoganAveSMonroeAveNESunsetBlvdNEEdmondsAveNEStevens AveNWRaini er AveSTalbotRdSOakesdaleAveSWTaylorAveNW164thAveSERainierAveSWestVall eyHwyWestValleyHwyParkAveN108thAveSE6 6th A v e S WM ercerWayWMercer W ay LakemontBl vdSE132ndAve SELakeWashingtonBlvdNE140thWaySE East Valley Rd68thAveS³City of Renton Sensitive Areas 0 0.5 10.25 Miles Information Technology - GISmapsupport@rentonwa.govPrinted on: 11/12/2014 Data Sources: City of Renton, King County This document is a graphic representation, not guaranteedto survey accuracy, and is based on the best informationavailable as of the date shown. This map is intended forCity display purposes only. Renton City Limits k Education Fire Station K Valley Medical Center Aquifer Protection Zone 1 Zone 1 Modified Zone 2 Coordinate System: NAD 1983 HARN StatePlane Washington North FIPS 4601 FeetProjection: Lambert Conformal ConicDatum: North American 1983 HARN RentonKent Newcastle King CountyTukwilaMercer Island Bellevu e Lake Washington Lake Youngs Panther Lake Lake Boren Cedar RiverBlack River May Creek Springbrook Creek Cougar MountainCougar Mountain Coal Creek ParkCoal Creek Park Cedar River Natural ZoneCedar River Natural Zone May Creek ParkMay Creek Park Soos Creek Park and TrailSoos Creek Park and Trail Black River Riparian ForestBlack River Riparian Forest McGarvey Open SpaceMcGarvey Open Space Maplewood Community ParkMaplewood Community Park ValleyValley BensonBenson HighlandsHighlands West HillWest Hill East PlateauEast Plateau SE 192ND STTALBOT RD S140TH AVE SERAI N I E R A V E S EAST VALLEY RDSE 168TH ST RENTON A V E S116TH AVE SENE 12TH STE M ERCER WAY148TH AVE SENE 7TH S T84TH AVE SHOQUIAM AVE NENEWCASTLE WAY W M E RCER WAY S 128TH ST SW 41ST ST PARK AVE N128TH AVE SESE JONES R D E VALLEY HWYSE 72ND ST SE 164TH ST NILE AVE NEN 10TH S T SE 183RD S TUNION AVE NE156TH AVE SEUNION AVE SENE 2ND ST 148TH AVE SESE 164TH STLIND AVE SWUNION AVE NE116TH AVE SESW 7TH ST N 8TH ST EDMONDS AVE NEPUGET DR S E NE 27TH ST 156TH AVE SERENTON AVE S BENSON RD SMONROE AVE NE116TH AVE SENE 4TH ST SR 515 SUNS E T B LV D N E PARK AVE NMAPLE VALLEY HWY SW 43RD ST NE 3RD STLOGAN AVE NSW SU NSET BLVD SW GRADY W A Y N 3RD STRAINIER AVE N 140TH WAY SESR 167108TH AVE SEN 6TH ST S 2ND ST 108TH AVE SESR 515[^405 [^405 Effective FEMA Flood Insurance Rate Map µ Legend Renton City Limits Zone AE, A, AH, AO - Regulatory Zone X - Non Regulatory 0 0.5 10.25 Miles Public Works - Surface Water UtilityPrint Date: 11/05/2012 Data Sources: City of Renton, FEMA FIRM revised May 16, 1995.Cedar River flood hazard area updated with FEMA Cedar RiverLOMR (Case No. 06-10-B569P) approved December 4, 2006. This document is a graphic representation, not guaranteedto survey accuracy, and is based on the best informationavailable as of the date shown. This map is intended forCity display purposes only. k k k k k k k k k k k k k k k k k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k k HoquiamAveNEE Valley Hwy84thAveSNEParkDr SW 7th St SE 128th St SE 192nd StLind Ave SWMainAveSS 132nd St Factory PlN Tal bot Rd SN 3rd St RainierAveS 164thAveSETukwilaPkwy SPugetDr NE 4th St S 3rd St S 1 2 9 th S t68thAveSSWSunsetBlvd SW 16th St 116thAveSEN 4th St In t e r u r b a n A v e S WilliamsAveNBronsonWa y N NE7thSt 124thAveSES 7th St SERento n IssaquahRd Rai ni er AveNNewcastle Way CoalCre ek PkwySESW 41st St Ta y l o r P l NW NESunsetBlvdWellsAveNUnionAveNENE 3rd St Hardie Av eSWS180th St Maple V a l l e y H w y 140thAveSES G ra d y W ayS 2 1 s tSt BensonRdSRento n AveS87thAveS128thAveSE148thAveSESW 43rd St SEC arrRd SE 168thSt Beacon Ave S 68thAveSLoganAveN108thAveSEForestDrSE S2ndSt 141s t AveSERainierAveS 156thAveSES E 183rdStBe n s on D r S S124th StS 43rd St Airport Way S W G ra dyW a y SE J o n es RdSunsetBlvdN Puget Dr SESE 204th Way SW 34th StMo n sterRdSW SE 142nd Pl WestValleyHwySSEMayValleyRd SunsetBlvdNS Carr RdHouserWayNNewcastleGolfClubRd S 133rd St WilliamsAveSWellsAveSEMercerWay154thPlSEDuvallAveNELoganAveSMonroeAveNESunsetBlvdNEEdmondsAveNEStevens AveNWRaini er AveSTalbotRdSOakesdaleAveSWTaylorAveNW164thAveSERainierAveSWestVall eyHwyWestValleyHwyParkAveN108thAveSE6 6th A v e S WM ercerWayWMercer W ay LakemontBl vdSE132ndAve SELakeWashingtonBlvdNE140thWaySE East Valley Rd68thAveS³City of Renton Sensitive Areas 0 0.5 10.25 Miles Information Technology - GISmapsupport@rentonwa.govPrinted on: 11/12/2014 Data Sources: City of Renton, King County This document is a graphic representation, not guaranteedto survey accuracy, and is based on the best informationavailable as of the date shown. This map is intended forCity display purposes only. Renton City Limits k Education Fire Station K Valley Medical Center Coal Mine HazardsSeverity HIGH MODERATE UNCLASSIFIED Coordinate System: NAD 1983 HARN StatePlane Washington North FIPS 4601 FeetProjection: Lambert Conformal ConicDatum: North American 1983 HARN k k k k k k k k k k k k k k k k k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k k HoquiamAveNEE Valley Hwy84thAveSNEParkDr SW 7th St SE 128th St SE 192nd StLind Ave SWMainAveSS 132nd St Factory PlN Tal bot Rd SN 3rd St RainierAveS 164thAveSETukwilaPkwy SPugetDr NE 4th St S 3rd St S 1 2 9 th S t68thAveSSWSunsetBlvd SW 16th St 116thAveSEN 4th St In t e r u r b a n A v e S WilliamsAveNBronsonWa y N NE7thSt 124thAveSES 7th St SERento n IssaquahRd Rai ni er AveNNewcastle Way CoalCre ek PkwySESW 41st St Ta y l o r P l NW NESunsetBlvdWellsAveNUnionAveNENE 3rd St Hardie Av eSWS180th St Maple V a l l e y H w y 140thAveSES G ra d y W ayS 2 1 s tSt BensonRdSRento n AveS87thAveS128thAveSE148thAveSESW 43rd St SEC arrRd SE 168thSt Beacon Ave S 68thAveSLoganAveN108thAveSEForestDrSE S2ndSt 141s t AveSERainierAveS 156thAveSES E 183rdStBe n s on D r S S124th StS 43rd St Airport Way S W G ra dyW a y SE J o n es RdSunsetBlvdN Puget Dr SESE 204th Way SW 34th StMo n sterRdSW SE 142nd Pl WestValleyHwySSEMayValleyRd SunsetBlvdNS Carr RdHouserWayNNewcastleGolfClubRd S 133rd St WilliamsAveSWellsAveSEMercerWay154thPlSEDuvallAveNELoganAveSMonroeAveNESunsetBlvdNEEdmondsAveNEStevens AveNWRaini er AveSTalbotRdSOakesdaleAveSWTaylorAveNW164thAveSERainierAveSWestVall eyHwyWestValleyHwyParkAveN108thAveSE6 6th A v e S WM ercerWayWMercer W ay LakemontBl vdSE132ndAve SELakeWashingtonBlvdNE140thWaySE East Valley Rd68thAveS³City of Renton Sensitive Areas 0 0.5 10.25 Miles Information Technology - GISmapsupport@rentonwa.govPrinted on: 11/12/2014 Data Sources: City of Renton, King County This document is a graphic representation, not guaranteedto survey accuracy, and is based on the best informationavailable as of the date shown. This map is intended forCity display purposes only. Renton City Limits k Education Fire Station K Valley Medical Center Erosion HazardSeverity High Coordinate System: NAD 1983 HARN StatePlane Washington North FIPS 4601 FeetProjection: Lambert Conformal ConicDatum: North American 1983 HARN k k k k k k k k k k k k k k k k k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k k HoquiamAveNEE Valley Hwy84thAveSNEParkDr SW 7th St SE 128th St SE 192nd StLind Ave SWMainAveSS 132nd St Factory PlN Tal bot Rd SN 3rd St RainierAveS 164thAveSETukwilaPkwy SPugetDr NE 4th St S 3rd St S 1 2 9 th S t68thAveSSWSunsetBlvd SW 16th St 116thAveSEN 4th St In t e r u r b a n A v e S WilliamsAveNBronsonWa y N NE7thSt 124thAveSES 7th St SERento n IssaquahRd Rai ni er AveNNewcastle Way CoalCre ek PkwySESW 41st St Ta y l o r P l NW NESunsetBlvdWellsAveNUnionAveNENE 3rd St Hardie Av eSWS180th St Maple V a l l e y H w y 140thAveSES G ra d y W ayS 2 1 s tSt BensonRdSRento n AveS87thAveS128thAveSE148thAveSESW 43rd St SEC arrRd SE 168thSt Beacon Ave S 68thAveSLoganAveN108thAveSEForestDrSE S2ndSt 141s t AveSERainierAveS 156thAveSES E 183rdStBe n s on D r S S124th StS 43rd St Airport Way S W G ra dyW a y SE J o n es RdSunsetBlvdN Puget Dr SESE 204th Way SW 34th StMo n sterRdSW SE 142nd Pl WestValleyHwySSEMayValleyRd SunsetBlvdNS Carr RdHouserWayNNewcastleGolfClubRd S 133rd St WilliamsAveSWellsAveSEMercerWay154thPlSEDuvallAveNELoganAveSMonroeAveNESunsetBlvdNEEdmondsAveNEStevens AveNWRaini er AveSTalbotRdSOakesdaleAveSWTaylorAveNW164thAveSERainierAveSWestVall eyHwyWestValleyHwyParkAveN108thAveSE6 6th A v e S WM ercerWayWMercer W ay LakemontBl vdSE132ndAve SELakeWashingtonBlvdNE140thWaySE East Valley Rd68thAveS³City of Renton Sensitive Areas 0 0.5 10.25 Miles Information Technology - GISmapsupport@rentonwa.govPrinted on: 11/12/2014 Data Sources: City of Renton, King County This document is a graphic representation, not guaranteedto survey accuracy, and is based on the best informationavailable as of the date shown. This map is intended forCity display purposes only. Renton City Limits k Education Fire Station K Valley Medical Center Landslide Hazard Severity Very High High Moderate Unclassified Coordinate System: NAD 1983 HARN StatePlane Washington North FIPS 4601 FeetProjection: Lambert Conformal ConicDatum: North American 1983 HARN k k k k k k k k k k k k k k k k k k k k k k k k k k k kk k k k k k k k k k k k k k k k k k k k HoquiamAveNEE Valley Hwy84thAveSNEParkDr SW 7th St SE 128th St SE 192nd StLind Ave SWMainAveSS 132nd St Factory PlN Tal bot Rd SN 3rd St RainierAveS 164thAveSETukwilaPkwy SPugetDr NE 4th St S 3rd St S 1 2 9 th S t68thAveSSWSunsetBlvd SW 16th St 116thAveSEN 4th St In t e r u r b a n A v e S WilliamsAveNBronsonWa y N NE7thSt 124thAveSES 7th St SERento n IssaquahRd Rai ni er AveNNewcastle Way CoalCre ek PkwySESW 41st St Ta y l o r P l NW NESunsetBlvdWellsAveNUnionAveNENE 3rd St Hardie Av eSWS180th St Maple V a l l e y H w y 140thAveSES G ra d y W ayS 2 1 s tSt BensonRdSRento n AveS87thAveS128thAveSE148thAveSESW 43rd St SEC arrRd SE 168thSt Beacon Ave S 68thAveSLoganAveN108thAveSEForestDrSE S2ndSt 141s t AveSERainierAveS 156thAveSES E 183rdStBe n s on D r S S124th StS 43rd St Airport Way S W G ra dyW a y SE J o n es RdSunsetBlvdN Puget Dr SESE 204th Way SW 34th StMo n sterRdSW SE 142nd Pl WestValleyHwySSEMayValleyRd SunsetBlvdNS Carr RdHouserWayNNewcastleGolfClubRd S 133rd St WilliamsAveSWellsAveSEMercerWay154thPlSEDuvallAveNELoganAveSMonroeAveNESunsetBlvdNEEdmondsAveNEStevens AveNWRaini er AveSTalbotRdSOakesdaleAveSWTaylorAveNW164thAveSERainierAveSWestVall eyHwyWestValleyHwyParkAveN108thAveSE6 6th A v e S WM ercerWayWMercer W ay LakemontBl vdSE132ndAve SELakeWashingtonBlvdNE140thWaySE East Valley Rd68thAveS³City of Renton Sensitive Areas 0 0.5 10.25 Miles Information Technology - GISmapsupport@rentonwa.govPrinted on: 11/12/2014 Data Sources: City of Renton, King County This document is a graphic representation, not guaranteedto survey accuracy, and is based on the best informationavailable as of the date shown. This map is intended forCity display purposes only. Renton City Limits k Education Fire Station K Valley Medical Center Landslide Hazard Severity Very High High Moderate Unclassified Coordinate System: NAD 1983 HARN StatePlane Washington North FIPS 4601 FeetProjection: Lambert Conformal ConicDatum: North American 1983 HARN King County Drainage Complaints Date: 4/27/2019 Notes: The information included on this map has been compiled by King County staff from a variety of sources and is subject to changewithout notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness,or rights to the use of such information. This document is not intended for use as a survey product. King County shall not be liablefor any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profitsresulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map isprohibited except by written permission of King County.±