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HomeMy WebLinkAboutSR_ERC_Report_4th_Dimension_Building_With_Exhibits_v2DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC_Report_4th_Dimension_Building_v2 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: October 28, 2019 Project File Number: PR19-000295 Project Name: 4th Dimension Building Land Use File Number: LUA19-000153, SA-H, ECF, V-H Project Manager: Clark H. Close, Senior Planner Owner: 4th Creek Meadows, LLC, 12505 Bel Red Road, Suite 212, Bellevue, WA 98005 Applicant: Hari Ghadia, 12505 Bel Red Road, Suite 212, Bellevue, WA 98005 Contact: Martin Reimers, Concept Architecture, 2615 West Casino Road, Suite 1A, Everett, WA 98204 Project Location: 4502 NE 4th St, Renton, WA 98059 (APN 102305-9068) Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and a Reasonable Use Variance for the construction of a 4-story mixed use building located at 4502 NE 4th St. The 23,170 SF parcel is zoned CA and is located in the Urban Design District D. The applicant is proposing to build a 55-foot tall structure that would include 51 parking spaces within the building, up to 6,450 SF of commercial space, and 24 apartments units. The residential levels would include eight (8) two-bedroom living units for a proposed net density of 54 du/ac. The existing vacant single-family structure would be demolished. Access to the site would be at the rear of the property from Bremerton Ave NE. New street frontage improvements would be completed on Bremerton Ave NE and NE 4th St. The proposed new building is proposed to form to the topography of the site. The parcel contains a piped stream channel and regulated slopes. The applicant is requesting a reasonable use variance to construct an open space under the building to accommodate the new stream channel and to provide additional storage during storm events. In addition, a stormwater detention vault would be constructed below the lowest parking level and discharge to the storm system that exists on the site. Exist. Bldg. Area SF: 2,060 Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 12,137 SF 55,301 SF Site Area: 23,170 SF (0.55 acres) Total Building Area GSF: 55,301 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). Bremerton Ave NE Duvall Ave NE NE 4th St City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 2 of 11 SR_ERC_Report_4th_Dimension_Building_v2 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and a Reasonable Use Variance for the construction of a 55,301 square foot four-story mixed use building located at 4502 NE 4th St (APN 1023059068). The subject parcel is 23,170 square feet in size and is located on the rectangular parcel at the northeast corner NE 4th St and Bremerton Ave NE in the Commercial Arterial (CA) zone and the Urban Design District ‘D’ (Exhibits 2 and 3). The applicant is proposing to construct an approximately 55-foot tall building that includes 34 structured basement parking spaces, 17 covered ground level parking spaces, up to 6,450 square feet of commercial space, and 24 apartments units on levels two, three and four (Exhibits 11, 12, and 13). Each of the three (3) residential levels would include eight (8) two bedroom living units for a proposed density of 54 dwelling unit per net acre. The majority of the site is currently undeveloped and dominated by a dense thicket of Himalayan blackberry (Rubus armeniacus, FAC) and Japanese knotweed (Polygonum cuspidatum, FACU). Several large trees, approximately 18 to 20 (dbh) inch balsam poplar (Populus balsamifera, FAC), are located in the public right-of-way (ROW) along the west parcel boundary (Exhibit 4). The site contains an ecology block retaining wall which is located at the west side of the lot or at the adjacent west ROW which has an estimated height of around 12 feet and retains Bremerton Ave NE. The existing vacant single-family structure would be demolished. The site topography includes a relative depression at the north-central portion of the lot with moderate to steep relatively minor slopes at the north and south sides of the lot. The proposed new building is proposed to form to the topography of the site. Vehicle access to the parking structure would be at the north end of the property via Bremerton Ave NE and pedestrian access would be from NE 4th St and Bremerton Ave NE. New public improvements include half-street frontage improvements on Bremerton Ave NE and NE 4th St. The soils consist of ablation till overlying lodgement till and the site contains a piped stream channel and regulated slopes. The City of Renton (COR) Maps database shows an off-site stream located 80 feet to the east of the project site and a wetland also associated with the stream channel approximately 230 feet east of the site. The stream is also mapped as originating from an off-site wetland complex located approximately 180 feet further to the east. The off-site stream channel enters an approximately 24-inch diameter plastic pipe that extends underneath the central portion of the project site. The applicant is requesting a reasonable use variance to allow the piped stream to be redirected to a new surface channel that would be constructed in the central portion of the site (Exhibit 24). The new building is proposed to be constructed with an open space under the building to accommodate the new stream channel and to provide additional storage during storm events. The new building would also provide access under the structure for maintenance and cleanout, and pumping access per City specifications. In addition, a stormwater detention vault would be constructed below the lowest parking level and discharge to the storm system that exists on the site. There are no significant trees onsite after the required 14.5 feet of ROW dedication on Bremerton Ave NE. Construction is expected to begin as soon as possible (Exhibit 26). The applicant has submitted Geotechnical Report with Infiltration Evaluation, a Preliminary Technical Information Report, and a Stream and Wetland Reconnaissance. 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. City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 3 of 11 SR_ERC_Report_4th_Dimension_Building_v2 B. Mitigation Measures 1. The project construction shall comply with the recommendations found in the submitted Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo Group Northwest, Inc., dated May 14, 2018, and future addenda. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). 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(s). 3. The geotechnical and structural design of the 4th Dimension Building and the portion of the building providing compensatory storage must be prepared in a way that will prevent damage to the subject building and surrounding properties from seepage of water into the subbase material and potential settlement and erosion that might result. Possible means of accomplishing this include providing a watertight concrete base slab and/or a waterproof liner beneath the open channel and compensatory storage area to prevent infiltration of water into the into the subbase material. The project's geotechnical and structural engineers must provide the City with a correspondence bearing a professional engineering stamp stating that in their opinion the project as designed will not result in property damage caused by settlement or erosion of the subbase material. 4. A prorated share of the traffic signal costs shall be collected from the proposed project based upon the ratio of number of peak trips that would be added by the project to the number of future baseline trips at the NE 4th St at Bremerton Ave NE intersection. The fee would be based on (new PM peak-hour trips) / (total vehicle PM peak-hour trips for the signal) x (cost of new signal and improvements). The prorated share of the traffic signal is $8,432.54 ((34/3,024) x 750,000 = $8,432.54). The fee shall be paid prior to temporary certificate of occupancy. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Landscape Plans (Tree Retention, Land Clearing and Irrigation) Exhibit 5: Topographic Survey Exhibit 6: Preliminary Technical Information Report, prepared by Harmsen & Associates, Inc., dated June 11, 2019 (revised September 11, 2019) Exhibit 7: Civil Construction Drawings (Sewer & Water Plan, Conceptual Drainage Plan, Conceptual Grading & Paving, and Grading Sections) prepared by Harmsen & Associates, Inc., dated July 27, 2018 Exhibit 8: Geotechnical Report with Infiltration Evaluation Proposed Development, prepared by Geo Group Northwest, Inc., dated May 14, 2018 Exhibit 9: Stream and Wetland Reconnaissance, prepared by Raedeke Associates, Inc., dated July 2019 Exhibit 10: Traffic Impact Analysis, prepared by Gibson Traffic Consultants, Inc., dated July 2019 Exhibit 11: Architectural Building Elevations Exhibit 12: Architectural Floor Plans City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 4 of 11 SR_ERC_Report_4th_Dimension_Building_v2 Exhibit 13: Color Maps for Display (Site Plan, Landscaping, Elevations, 3D Views) Exhibit 14: Public Comment Email from Rubin, dated July 19, 2019 Exhibit 15: Staff Response to Public Comment, dated July 22, 2019 Exhibit 16: Comment from Puget Sound Clean Air Agency, dated July 18, 2019 Exhibit 17: Comment from Muckleshoot Indian Tribe Fisheries Division, dated July 31, 2019 Exhibit 18: Staff Response to Muckleshoot Indian Tribe Fisheries Division, dated August 7, 2019 Exhibit 19: On Hold Letter, dated August 7, 2019 Exhibit 20: Staff Response to Muckleshoot Indian Tribe Fisheries Division (2) with enclosures, dated September 20, 2019 Exhibit 21: Upstream Flow/Water Routing Question Response Exhibit 22: Off Hold Letter, dated October 3, 2019 Exhibit 23: Environmental (SEPA) Checklist, dated July 17, 2018 (revised May 2019) Exhibit 24: Variance Request Justification Exhibit 25: Traffic Concurrency Test Memorandum, prepared by City of Renton Development Engineering Manager, dated September 16, 2019 Exhibit 26: Construction Mitigation Description Exhibit 27: Advisory Notes 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: 1. Earth Impacts: According to the applicant’s Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo Group Northwest, Inc., dated May 14, 2018 (Exhibit 8) the site is suitable for the proposed development. The geotechnical engineer explored the soil and groundwater conditions at the subject parcel by excavating five (5) test pits by mini-excavator at depths of up to nine feet eight inches (9’-8”) below ground surface (bgs). Soils observed at the test pits generally consisted of variable density silty soils and fills which include brick, wood, organic material, concrete and asphalt debris overlying apparent dense and competent till and gravelly sand and sandy gravel. The depth of fills ranged from two and one-half feet (2 ½’) at the test pit TP-5 to around nine feet (9’) at the test pit TP-3. According to Geo Group Northwest, the observed underlying soils match the USDA SCS soil description for Alderwood gravelly sandy loam (AgC) at the uplands and Everett very gravelly sandy loam (EvB) at the depression. Groundwater seepage was not encountered by Geo Group Northwest at the test pits TP- 1 through TP-3. However, significant groundwater seepage was encountered at a depth of seven feet (7’) bgs at the test pit TP-4 and five feet (5’) bgs at the test pit TP-5. According to Geo Group Northwest, the site’s silty soils are relatively impermeable in the uplands and the soils observed at the depression (lowland) portion of the site may have relatively high permeability, however, the groundwater level at this area is also relatively high, thereby reducing the effectiveness for an infiltration system. Due to the presence of silty soils overlying much of the site and the relatively high groundwater conditions, the geotechnical engineer does not recommend attempting to infiltrate stormwater at the subject site. City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 5 of 11 SR_ERC_Report_4th_Dimension_Building_v2 Based upon Geo Group Northwest’s subsurface investigation the project site has Site Class D soil (Stiff Soil) per the IBC based upon the observed subsurface soil conditions and provided that the buildings are constructed to bear on the competent soils. The primary geotechnical concern with regard to the design for the proposed building is the presence of loose and unacceptable fill soils which present risks of damage due to soil settlement, if not properly over-excavated and filled with compacted structural fill. These risks can be mitigated by constructing the building on top of an augercast pile foundation. It may also be an option for a portion of the building to be supported on a spread footing foundation, such as at the south side of the property, with the remainder of the building supported on a pile foundation at a depth of around 10 feet (10’) bgs and provided that competent soils are encountered at the foundation subgrades at the proposed spread footing areas. According to Geo Group Northwest, concrete grade beams should be used to connect the pile foundations and distribute the building loads. A structural concrete slab may be designed and constructed to support the slab loads and transfer these loads to the piling. Based upon the depth to competent soils at the test pits, pile lengths may be approximately 20- feet with 10-foot (10’) embedment into the competent dense soil and a minimum diameter of 14 inches (14”). Geo Group Northwest concludes that the performance of piles depends on how and to what bearing stratum the piles are installed and judgement and experience must be used as a basis for determining the embedment length and acceptability of a pile. Geo Group Northwest recommends that a geotechnical engineer be retained to monitor the pile installation operation, collect and interpret installation data and verify suitable bearing stratum. In addition, the geotechnical engineer recommends that the contractor’s equipment and installation procedure be reviewed by Geo Group Northwest prior to pile installation to help mitigate problems that may delay work progress. According to the SEPA Environmental Checklist, the applicant is proposing approximately 1,500 cubic yards of cut and approximately 3,500 cubic yards of fill. In addition, approximately 2,000 cubic yards of existing fill would need to be removed and replaced with structural material in order to prepare the site for improvements (Exhibit 23). The project would result in roughly 89 percent (89%) impervious surfaces after project construction. Grading, erosion and sediment control standards of RMC 4-4-060 would mitigate dust, slope, and runoff impacts. The geotechnical report provided discussion and recommendations for infiltration evaluation, site preparation and earthwork, building pad improvement, spread footing foundations, conventional retaining walls and basement walls, slab-on- grade concrete floors, subsurface drainage, and augercast concrete pile foundations. Due to the geotechnical recommendations included in the provided report and supplemental letter and to mitigate for potential impacts the project proposal could have on the site resulting from project construction, staff recommends as a mitigation measure that the project construction comply with the recommendations found in the submitted Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo Group Northwest, Inc., dated May 14, 2018, and future addenda. Two (2) additional SEPA mitigation measures are recommended that would ensure the geotechnical and structural engineers review the construction and building plans to verify the recommendations and specifications are consistent with the geotechnical report and the geotechnical and structural design of the 4th Dimension Building provides compensatory storage in a way that would prevent damage to the subject building and surrounding properties from seepage of water into the subbase material and potential settlement and erosion that might result. Possible means of accomplishing this include providing a watertight concrete base slab and/or a waterproof liner beneath the open channel and compensatory storage area to prevent infiltration of water into the into the subbase material. The project's geotechnical and structural engineers must provide the City with a correspondence bearing a professional engineering stamp stating that in their opinion the project as designed will not result in property damage caused by settlement or erosion of the subbase material. City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 6 of 11 SR_ERC_Report_4th_Dimension_Building_v2 Mitigation Measures: a. The project construction shall comply with the recommendations found in the submitted Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo Group Northwest, Inc., dated May 14, 2018, and future addenda. b. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter to the Current Planning Project Manager stating that he/she has reviewed the construction and building permit plans submitted to the City and in their opinion the plans and specifications meet the intent of the report(s). c. The geotechnical and structural design of the 4th Dimension Building and the portion of the building providing compensatory storage must be prepared in a way that will prevent damage to the subject building and surrounding properties from seepage of water into the subbase material and potential settlement and erosion that might result. Possible means of accomplishing this include providing a watertight concrete base slab and/or a waterproof liner beneath the open channel and compensatory storage area to prevent infiltration of water into the into the subbase material. The project's geotechnical and structural engineers must provide the City with a correspondence bearing a professional engineering stamp stating that in their opinion the project as designed will not result in property damage caused by settlement or erosion of the subbase material. Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations and RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Air Impacts: It is anticipated that some short-term air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust as a result of grading and exhaust from construction vehicles and equipment. Dust control would be mitigated through the use of temporary erosion control measures or other common dust control measures to remediate impacts as needed. Long-term impacts would result from vehicular related traffic. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 3. Water a. Wetland, Streams, Lakes Impacts: The applicant submitted a Technical Memorandum for Stream and Wetland Reconnaissance, prepared by Raedeke Associates, Inc. (Raedeke), dated June 25, 2019 (Exhibit 9) with the project application. On June 4, 2019, Raedeke conducted a site investigation of the project to document the existing piped stream channel and to document any off-site streams or wetlands within the immediate vicinity. Raedeke observed a four-foot (4’) wide off-site stream channel approximately 80 feet east of the project site. The stream channel was not flowing at the time of their investigation and was found to be associated with an off-site wetland complex approximately 180 feet east of the project site. The wetland contains a palustrine, forested (PFO) vegetation community and is considered by Raedeke to be a seasonal pond with a wetland rating of a Category III because it scored a total of 17 points (4 points for habitat function) on the wetland rating form. As a result, Raedeke determined that the off-site wetland buffer does not extend onto the project site. According to Raedeke, the off-site stream appears to meet the criteria of a Type Ns (non-fish bearing, seasonal) stream. The off-site stream channel enters an approximately 24-inch diameter plastic pipe that extends underneath the central portion of the project site. The flow continues City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 7 of 11 SR_ERC_Report_4th_Dimension_Building_v2 through a series of drainage pipes before discharging to Maplewood Creek, approximately 850 feet west of the site. Based on Raedeke’s review of historic aerial imagery, the onsite portion of the stream appears to have been piped sometime between the late 1960s and early 1980s as part of site development. Aerial imagery available from the Historic Aerials (2019) website also suggests that the stream historically flowed through the central portion of the project site and continued off-site further to the west. The applicant is requesting a variance to allow the piped stream to be redirected to a new surface channel that would be constructed in the central portion of the site (Exhibit 24). The new stream channel would be spanned by the new building that would be constructed over the open top of the channel (Exhibit 7). According to Raedeke, the existing 24-inch diameter culvert and pipe servicing the property are not adequate to accommodate water from the stream during heavy storm events. This results in water overtopping the culvert and ponding in the central portion of the site. The proposed building would be constructed with an open space under the building footprint to accommodate the new stream channel and provide additional storage during storm events. The open channel below the building would be required to be privately maintained. The new building would have access routes/hatches above the open channel and adjacent to the Bremerton Avenue NE to access and maintain the bottom of the channel. Clearance of 10 feet vertically (from highest elevation within horizontal clearance) and 15 foot horizontally, centered over the channel would be required by the City. In addition, an easement would be required to be provided to the City to allow the City to access the stream channel in an emergency. In addition, Raedeke Associates, Inc. conducted a site meeting on August 16, 2019 with the City of Renton Staff, Mr. Larry Fisher of Washington Department of Fish and Wildlife, and Ms. Karen Walter of Muckleshoot Indian Tribe Fisheries Division in order to confirm the stream classification. As a result of the on-site meeting, the stream classification was confirmed to be classified as a Type Ns (non-fish bearing) stream (Exhibit 20). According to the Preliminary Technical Information Report, prepared by Harmsen & Associates, Inc., dated June 11, 2019 (revised September 11, 2019; Exhibit 6) the current volumes and water quality standards would be maintained as part of the proposed project. In addition, new stormwater generated from the construction of the new building would be detained and treated onsite before being released to the stormwater system downstream of the project site. As such, no adverse impacts to water storage, volume, or water quality are anticipated as part of the proposed site development application. According Raedeke, the overall project is anticipated to improve the flow of drainage across the site, and reduce potential impacts from flooding on neighboring properties. In addition, the applicant concluded that the TIR numbers generated for backwater and flood storage were suitable for the flow calculations (Exhibit 21). Finally, Mr. Larry Fisher (WDFW) determined that the project would require a Hydraulic Permit Application (HPA) for removal of the piped stream segment and construction of an open channel located under the proposed building. The project would need to apply for an HPA after completing the Environmental (SEPA) process. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. b. Storm Water Impacts: The applicant submitted a Preliminary Technical Information Report, prepared by Harmsen & Associates, Inc., dated June 11, 2019 (revised September 11, 2019; Exhibit 6) with the project application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard Area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 8 of 11 SR_ERC_Report_4th_Dimension_Building_v2 Renton Surface Water Design Manual (RSWDM). All nine Core Requirements and the six Special Requirements were discussed in the Preliminary Technical Information Report. The site topography includes a relative depression at the north-central portion of the lot with moderate to steep relatively minor slopes at the north and south sides of the lot (Exhibit 5). The topography of the site shows that most of the rainfall that falls on the site flows to a catch basin located centrally along the western edge of the site. According the TIR, the site and surrounding properties are developed and do not contribute significant surface runoff to the site. The entire site drains to the north and is within one drainage basin. Runoff currently leaves the site in the 24” storm system that flows through the site. After development, that the 24” storm system pipe would be removed and a new extension made to the storm system in Bremerton Ave NE using 30” pipe. As previously discussed, an open channel would be extended under the building. Site runoff, after it is detained and treated, would flow to a new 30” pipe to replace the existing 24” storm system. The applicant would be required to provide a conveyance analysis for all proposed storm drainage conveyance systems including the concrete channel proposed below the building. The TIR Report analyzed existing conditions and proposed surface water collection and distribution. The geotechnical analysis of site soils found that the conditions onsite are not compatible with stormwater infiltration and recommended that the project not utilize infiltration, therefore, the project proposes to implement a storm detention vault (15’ wide x 58’ long x 6.1’ deep) to meet the Flow Control Duration – Forested Condition Area requirements. The site is located within a Basic Water Quality Treatment Area. Though being a commercial project it is required to meet the Enhanced Basic Water Quality standard. A Filterra Treatment System, with a 4’x6’ filter bed, has been chosen to meet the runoff treatment requirements for the site runoff. The Filterra Facility would provide treatment of 92.3% of the treatment basin runoff. This would exceed the required treatment level of 91% of the total runoff record. The facility would be located in the northwest corner of the site near the access drive and would drain to the detention vault. The treatment basin includes the roadway, planters and sidewalks as well as the rain garden runoff. A localized floodplain has been identified on-site due to the infrastructure constraints downstream. The project TIR notes that the infrastructure induced floodplain elevation is 394.87. The project would be required to maintain the compensatory storage volume on-site at a one-to-one ratio. As previously discussed, the project has proposed to place the building on top of a pile foundation system in order raise the building high enough to provide the required compensatory storage. An emergency overflow spillway, or similar system, would be required that, in the event all discharge tight line systems are full or plugged, directs storm water into the roadway surface as opposed to the proposed building or upstream properties. Appropriate on-site BMPs would be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report would be submitted with the civil construction permit application. It is anticipated that the City’s currently adopted 2017 RSWDM would mitigate for any other 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 is recommended. Nexus: Not applicable. 4. Environmental Health a. Noise City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 9 of 11 SR_ERC_Report_4th_Dimension_Building_v2 Impacts: Short-term construction activity-related noise impacts would primarily result from the preparation of the building site and improvements made to the existing building. Construction activity hours are 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. Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. All noise levels would be required to comply with City of Renton code (Chapter 7 Noise Level Regulations) and Washington State code (WAC 173-60-040). The anticipated temporary noise impacts would be those commonly associated with mixed-use construction. Therefore, typical noise levels are anticipated to result in a less-than-significant noise impact. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 5. Transportation Impacts: The applicant submitted a Traffic Impact Analysis, prepared by Gibson Traffic Consultants, Inc., dated July 2019 (Exhibit 10) with the project application. The submitted report indicated that at full build-out the proposed development would generate approximately 277 net new average weekday daily trips (ADT). During the weekday AM peak hour, the project would generate approximately 12 AM peak- hour vehicular trips (4 entering and 8 exiting) net new trips. During the weekday PM peak hour, the project would generate approximately 26 net new PM peak-hour vehicular trips (14 entering and 12 exiting). The 4th Dimension Building development is proposed to have one access to Bremerton Ave NE near the north edge of the property. The distribution of trips is based on existing count data and surrounding uses. It is anticipated that 70% of the development’s trips would travel to and from the west along NE 4th St. The remaining 30% of the development’s trips are anticipated to travel to and from the east along NE 4th St. It is possible that trips generated by the development could travel to and from the north along Bremerton Ave NE; however, the distribution represents the highest potential impact to the study intersections. As detailed in the report, the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The TIA included crash data for the intersection of NE 4th St at Bremerton Ave NE, including 500 feet along each leg. Data was obtained from WSDOT for the period from January 1, 2013 through the most recent data available (approx. 5.5 years). The crash data showed a total of 23 crashes in the study area, but only 12 occurred at the study intersection and only 11 were associated with the study intersection. The other 11 crashes occurred at adjacent driveways and were not associated with the study intersection. The one crash that occurred at the study intersection, but was not associated was due to vehicles queued back from the adjacent signalized intersection of NE 4th St at Duvall Ave NE. Of the 11 crashes that occurred at the intersection of NE 4th St at Bremerton Ave NE are all associated with left- turns, both from the major and minor approaches. The 11 crashes over 5.5 years resulted in a crash rate of two (2) per year and a crash rate of 0.19 per Million Entering Vehicles (MEV) based on 29,000 daily trips. The City’s NE 3rd – 4th Corridor Improvements Plan calls for a traffic signal at the intersection of NE 4th St at Bremerton Ave NE. Gibson Traffic Consultants completed a signal warrant analysis based on MUTCD guidelines. The signal warrant has been performed for Signal Warrant 1 and Signal Warrant 2, which are based on hourly volumes and are the most applicable for an existing intersection. The signal warrants concluded that the intersection of NE 4th St at Bremerton Ave NE does not currently meet the thresholds for Warrant 1 or Warrant 2 and is not anticipated to meet the thresholds under the 2024 baseline or 2024 future with City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 10 of 11 SR_ERC_Report_4th_Dimension_Building_v2 development conditions. Nevertheless, the TIA found that the 4th Dimension Building development would increase intersection delays, as shown in the level of service summary table found in the TIA: Table 3: Level of Service Summary (Exhibit 10) Intersection Approach 2018 Existing Conditions 2024 Baseline Conditions 2024 Future w Development Conditions LOS Delay LOS Delay LOS Delay 1. NE 4th Street at Bremerton Avenue Northbound F 388.2 sec F >500 sec F >500 sec Southbound F 91.1 sec F 262.4 sec F 425.6 sec 2. Site access at Bremerton Avenue Westbound --- ---- --- --- A 9.3 sec According to the TIA, site access at Bremerton Ave NE is anticipated to operate at acceptable LOS A under the 2024 future with development conditions. In addition, the analysis shows that the intersection of NE 4th St at Bremerton Ave NE currently operates at LOS F for both approaches and would remain at LOS F under the 2024 baseline and 2024 future with development conditions. The TIA listed a few options to improve operations of the NE 4th St at Bremerton Ave NE intersection, including:  Restricting the northbound and southbound approaches to right-turn only, while still allowing left-turns from NE 4th Street.  Restricting the intersection to right-turn only (i.e. restricting left-turns from NE 4th St). The traffic engineer concluded that both of these changes would also reduce the potential for the crash type that historically occurs at this intersection. On the other hand, restricting the northbound and southbound approaches to right-turn only would redirect traffic into neighborhood to the north and south of NE 4th St and would cause additional travel distances for motorists. In addition, restricting the northbound and southbound approaches to right-turn only could also contribute to motorists deciding to make U-turns on NE 4th St to go the direction that was prohibited at the intersection. This would increase the potential for additional crashes especially for the rear-end type, which can be mitigated for by signalization. Although Signal Warrants 1 & 2 were not met, 5 out 8 hours for Warrant 1 and 3 out of 4 hours for Warrant 2 were met. This is positive for the potential need for a traffic signal. Bremerton Ave NE is located between the signalized intersections of Whitman Ct NE and Duvall Ave NE equally spaced at 600'+/- to provide for good progression for a coordinated signal system to fit within the green band of the time/space diagram. Bremerton Ave NE provides access to large neighborhoods to the north and south of NE 4th St with businesses adjacent to the intersection. The project would affect intersection level of service by causing delays at the NE 4th St at Bremerton Ave NE intersection. New development would be responsible for paying for its fair share of cost for signal intersection improvements. According to the TIA, the development is anticipated to account for 34 PM peak-hour peak trips out of the 3,024 total vehicle peak trips for the signal. The 4th Dimension Building therefore would have a proportionate share impact to the intersection of NE 4th St at Bremerton Ave NE of 1.12% (34 PM peak-hour trips from the project / 3,024 total future average weekday PM peak-hour vehicle peak trips with project = 1.12 percent). The estimated cost of the signal and intersection improvements is $750,000. Therefore, staff recommends a mitigation measure requiring that a prorated share of the traffic signal costs shall be collected from the proposed project based upon the ratio of number of peak trips that would be added by the project to the number of future baseline trips at the NE 4th St at Bremerton Ave NE intersection. The fee would be based on (new PM peak-hour trips) / (total vehicle PM peak-hour trips for the signal) x City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 11 of 11 SR_ERC_Report_4th_Dimension_Building_v2 (cost of new signal and improvements). The fee shall be paid prior to temporary certificate of occupancy. When calculating the prorated share, the prorated share of the traffic signal costs is $8,432.54 ((34/3,024) x 750,000 = $8,432.54). In addition, the applicant would be required to connect the proposed sidewalk on the north side of the Bremerton Ave NE frontage to the existing sidewalk along the Vision House property. This would require, at minimum, a public access easement be obtained from the northern property owner. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 25), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and payment of applicable Transportation Impact Fees at the time of Building Permit issuance. Mitigation Measures: A prorated share of the traffic signal costs shall be collected from the proposed project based upon the ratio of number of peak trips that would be added by the project to the number of future baseline trips at the NE 4th St at Bremerton Ave NE intersection. The fee would be based on (new PM peak-hour trips) / (total vehicle PM peak-hour trips for the signal) x (cost of new signal and improvements). The prorated share of the traffic signal is $8,432.54 ((34/3,024) x 750,000 = $8,432.54). The fee shall be paid prior to temporary certificate of occupancy. Nexus: State Environmental Policy Act (SEPA) Environmental Review and RMC 4-6-060 Street Standards. 6. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development subject to the construction of code-required improvements and the payment of code-required impact fees (Exhibit 27). Mitigation Measures: No further mitigation is 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 (Exhibit 27).”  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 November 15, 2019. 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. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: 4th Dimension Building Land Use File Number: LUA19-000153, SA-H, ECF, V-H Date of Meeting October 28, 2019 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Martin Reimers Concept Architecture 2615 West Casino Road, Suite 1A, Everett, WA 98204 Project Location 4502 NE 4th St, Renton, WA 98059 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Landscape Plans (Tree Retention, Land Clearing and Irrigation) Exhibit 5: Topographic Survey Exhibit 6: Preliminary Technical Information Report, prepared by Harmsen & Associates, Inc., dated June 11, 2019 (revised September 11, 2019) Exhibit 7: Civil Construction Drawings (Sewer & Water Plan, Conceptual Drainage Plan, Conceptual Grading & Paving, and Grading Sections) prepared by Harmsen & Associates, Inc., dated July 27, 2018 Exhibit 8: Geotechnical Report with Infiltration Evaluation Proposed Development, prepared by Geo Group Northwest, Inc., dated May 14, 2018 Exhibit 9: Stream and Wetland Reconnaissance, prepared by Raedeke Associates, Inc., dated July 2019 Exhibit 10: Traffic Impact Analysis, prepared by Gibson Traffic Consultants, Inc., dated July 2019 Exhibit 11: Architectural Building Elevations Exhibit 12: Architectural Floor Plans Exhibit 13: Color Maps for Display (Site Plan, Landscaping, Elevations, 3D Views) Exhibit 14: Public Comment Email from Rubin, dated July 19, 2019 Exhibit 15: Staff Response to Public Comment, dated July 22, 2019 Exhibit 16: Comment from Puget Sound Clean Air Agency, dated July 18, 2019 Exhibit 17: Comment from Muckleshoot Indian Tribe Fisheries Division, dated July 31, 2019 Exhibit 18: Staff Response to Muckleshoot Indian Tribe Fisheries Division, dated August 7, 2019 Exhibit 19: On Hold Letter, dated August 7, 2019 Exhibit 20: Staff Response to Muckleshoot Indian Tribe Fisheries Division (2) with enclosures, dated September 20, 2019 City of Renton Department of Community & Economic Development 4th Dimension Building Staff Report to the Environmental Review Committee LUA19-000153, SA-H, ECF, V-H Report of October 28, 2019 Page 13 of 2 SR_ERC_Report_4th_Dimension_Building_v2 Exhibit 21: Upstream Flow/Water Routing Question Response Exhibit 22: Off Hold Letter, dated October 3, 2019 Exhibit 23: Environmental (SEPA) Checklist, dated July 17, 2018 (revised May 2019) Exhibit 24: Variance Request Justification Exhibit 25: Traffic Concurrency Test Memorandum, prepared by City of Renton Development Engineering Manager, dated September 16, 2019 Exhibit 26: Construction Mitigation Description Exhibit 27: Advisory Notes UPUPUP14"x2PPP14"P16"x2P14"x3P14"x214"P14"P24"P12"12"x212"x424"P14"PP14"PPTSJBSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDTTRTRT P M TPM EPMEPMSSSSSSSSSSSSSSSSSSSSS4083983963944083983983964084064044104104104084064044024024004004023943943933984003984044024 0 2 392394400400398396402402400406408404402SITE PLAN NOTESPROJECT SCOPE: MIXED USE -6,450 SF COMMERCIAL SPACE & 24 APARTMENTSOWNER: LUO YUHANPROPERTY ADDRESS: 4502 NE 4thST,RENTON, WA 98059APN: 102305-9068LEGAL DESCRIPTION:S 290.4 FT OF W 1/2 OF SW 1/4 OF SE 1/4 OF SW 1/4 LESS E 230 FT LESS CO RDZONING: CA / D1.THERE IS AN AVAILABLE PUBLIC WATER SYSTEM.2. THIS IS NOT A LEGAL SURVEY. PROPERTY DESCRIPTION INFORMATION ON THIS SHEET FOR GENERAL USE ONLY.3. PROVIDE POSITIVE DRAINAGE AWAY FROM PERIMETER OF BUILDING, MINIMUM SLOPE 2% FOR 10' MIN. AWAY FROM BLDG.4. SLOPE ALL CONCRETE 1% UNLESS NOTED OTHERWISE.5. CONNECT UTILITY EXTENSIONS TO EXISTING UTILITIES. CONTRACTOR TO VERIFY LOCATIONS OF EXTENSIONS.6. LIMITS OF CONSTRUCTION, STORAGE AREA, & VEGETATION OF CONCERN TO BE COORDINATED W/OWNER OR ARCHITECT7. REFUSE/RECYCLING AREA LOCATED INSIDE UNDERGROUND GARAGE STRUCTURE. SEE FLOOR PLANS.8. FOR REMAINING SITE INFORMATION REFER TO CIVIL DRAWINGSN88^02'58" W93.57N88^02'58" W93.26'N0^03'50" W248.37'N0^08'06" W248.39'BREMERTON AVE. NENE 4TH ST.5' SIDEWALK5' SIDEWALKGARAGE STRUCT.RAMP DOWN6,450 SF COMMERCIALPAVED DRIVEWAY107' - 0"36' - 3"12345678910121311CCCCCCSETBACK20' - 0"1' - 6"7' - 0"30' - 3"5' - 0"40' - 5"16' - 0"40' - 3"15' - 3"24' - 0"12' - 0"NEW PROPERTY LINE5' - 0"NEW LANDSCAPING PER LANDSCAPE ARCH. PLANS10' - 0"EXIST. PROPERTY LINE21' - 1"8101213161514CCCCC201' - 0"68' - 6"RAMPELEV.DN.PROPERTY LINE, TYP.EXIST. LANDSCAPING TO BE REMOVEDEXIST. EDGE OF STREETPROPOSED CURB44' - 10"WALL LINE BELOWRELOCATED UTILITY POLEEXIST. FIRE HYDRANTEXIST. FIRE HYDRANT9' - 0"15' - 0"66' - 0"5' - 0"9' - 4"DEDICATION14' - 7"8'x8' TRANS.VAULT LID8'x8' TRANS.VAULT LIDSITE COVERAGESITE AREA 23,170 SF (0.55 AC)PROPOSED BUILDING FOOTPRINT12,137 SFTOTAL AREA 12,137SFTOTAL BUILDING COVERAGE12,137/23,170=52.38%IMPERVIOUS AREA: EXISTING IMP. AREA (HOUSE, FLAT WK.)1,760 SFPROPOSED BUILDING FOOTPRINT:12,137 SFPROPOSED DRIVEWAY/RAMP: 2,948 SFPROPOSED FLAT WORK: 2,801 SF TOTAL:17,886 SF 1,760 SFTOTAL IMPERVIOUS AREA (NEW MINUS EXIST.) = 16,126IMPERVIOUS AREA % = 16,126/23,170 = 69.58%PARKING REQ.PARKING REQUIREMENTS:RETAIL (75%): 4,796 SF2.5 SPACES/1,000 SF(NET)4,796 SF = 12 PARKING STALLS REQ.RESTAURANT (25%): 1,441 SF10 SPACES/1,000 SF (NET)1,441 SF = 15 PARKING STALLS REQ.APARTMENTS:1 SPACE/APARTMENT24 APARTMENTS = 24 PARKING STALLS REQ.CURRENT DESIGN:STANDARD PARKING SPACES (8'-4"x15'-0" MIN.): 24COMPACT PARKING SPACES (7'-6"x12'-0" MIN.): 24HANDICAP (8'-0"x15'-0") = 351 PARKING STALLS REQUIRED FOR RETAIL & RESTAURANT AND 24 APARTMENTS. COMPACT SPACES NOT TO EXCEED 50% FLOOR AREASAREAS BY FLOOR:UNDERGROUND PARKING AREAS (GROSS) S-2 GARAGE AREA9,924 SFELEV./STAIRS/MECH./MACH. 1,258 SFTOTAL AREA 11,182 SFLEVEL 1 BUILDING AREAS (GROSS)A-2/M - COMMERCIAL AREA 6,324 SFS-2 GARAGE AREA5,399 SFELEV./STAIRS/MECH./MACH. 646 SFTOTAL AREA 12,369 SFLEVEL 2 BUILDING AREAS (GROSS)R-2 APT. = 886 SF +70 SF BALCONY= 956 SF x 8 = 7,648 SFROOF DECK/WALKWAY 4,096 SFELEV./STAIRS/MECH./MACH. 488 SFTOTAL AREA 12,232 SFLEVEL 3 BUILDING AREAS (GROSS)R-2 APT. = 886 SF +70 SF BALCONY= 956 SF x 8 = 7,648 SFBALCONY CORRIDOR1,623 SFELEV./STAIRS/MECH./MACH. 488 SFTOTAL AREA 9,759 SFLEVEL 4 BUILDING AREAS (GROSS)R-2 APT. = 886 SF +70 SF BALCONY= 956 SF x 8 = 7,648 SFBALCONY CORRIDOR1,623 SFELEV./STAIRS/MECH./MACH. 488 SFTOTAL AREA 9,759 SFTOTAL SF (ALL LEVELS) 55,301 SFAREAS BY USE:S2 GARAGE AREAS 15,323 SFA2 RESTAURANT 1,487 SFM MERCANTILE (RETAIL) 4,837 SFR-2 APARTMENTS 21,264 SFAPT. BALCONIES1,680 SFBALCONY CORRIDORS/ROOF DECK 7,342 SFELEV./STAIRS/MECH./MACH. 3,368 SF TOTAL SF (ALL LEVELS) 55,301 SFDRAWNDATESHEETC 2019 BY CONCEPT ARCHITECTURE, LLCREVISIONSTHESE DRAWINGS ARE COPYRIGHTED AND ARE SUBJECT TO COPY RIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SECTION 102 OF THE COPYRIGHT ACT 17 U.S.C. AS AMENDED DECEMBER 1990AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. UNAUTHORIZED USE OR REPRODUCTION OF THESE DRAWINGS, WORK OR FORMS REPRESENTED IS PROHIBITED.CONCEPTARCHITECTURE, LLC1712 PACIFIC AVE. -SUITE 107 -EVERETT, WA 982011005 TERMINAL WAY -SUITE 245 -RENO , NV 89502WA -425-377-8786 NV -775-247-7889CONCEPTARCHITECTURE.COM5/23/2019 10:45:18 AMAuthorA1.04502 NE 4TH ST., RENTON, WA 980594th DIMENSION MIXED USENOT FOR CONSTRUCTIONNORTHVICINITY MAPNORTH1" = 20'-0"1SITE PLAN - PROPOSED N DRAWNDATESHEETC 2018 BY CONCEPT ARCHITECTURE, LLCREVISIONSTHESE DRAWINGS ARE COPYRIGHTED AND ARE SUBJECT TO COPY RIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SECTION 102 OF THE COPYRIGHT ACT 17 U.S.C. AS AMENDED DECEMBER 1990AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. UNAUTHORIZED USE OR REPRODUCTION OF THESE DRAWINGS, WORK OR FORMS REPRESENTED IS PROHIBITED.CONCEPTARCHITECTURE, LLC1712 PACIFIC AVE. -SUITE 107 -EVERETT, WA 982011005 TERMINAL WAY -SUITE 245 -RENO , NV 89502WA -425-377-8786 NV -775-247-7889CONCEPTARCHITECTURE.COM8/6/2018 1:05:09 PMAuthorA1.34502 NE 4TH ST., RENTON, WA 980594th DIMENSION MIXED USENOT FOR CONSTRUCTION1" = 100'-0"1 NEIGHBORHOOD MAP 0 200 300 400100 GRAPHIC SCALE SHEET NO: DATE:,7.;L-1APPLICANT:ODG PROJECT #: 18-214DRAWN BY: KLCHECKED BY: KLREVISIONS:DRAWING INFORMATIONORIGIN1031 185TH AVE NESNOHOMISH, WA 98290TEL: 425.346.19054TH DIMENSION MIXED USE DESIGN GROUPSTATE OFWASHINGTONLICENSEDLANDSCAPE ARCHITECTKRYSTAL LOWELICENCE NO. 1206# DESCRIPTION DATEOF 55'1(6*'595'%6+1061905*+20146*4#0)''#561(6*'9+..#/'66'/'4+&+#0DRAWING TITLE:64''4'6'06+10.#0&%.'#4+0)2.#0N8+%+0+6;/#25%#.'žNE 4TH STSITE BREMERTON AVE NE UNION AVE NE HOQUIAM AVE NE NE 5TH STNE 6TH STDUVALL AVE NE NE 7TH PLNE 2ND CTNE 7TH PLNE 5TH STNE 6TH ST12345678910111213':+56+0)64''+08'0614;':+56+0)64''#%%'55/'0613 existing Black Cottonwoods are located within the proposed expansion ofBremerton Avenue NE and are to be removed.4502 NE 4TH STREET, RENTON, WA 98059 1 SITE PLAN CHANGES 9/5/18 SNOHOMISH COUNTY 125 E Main Street, Suite 104 Monroe, Washington 98272 tel: 360. 794.7811 | fax: 360.805.9732 ISLAND COUNTY 840 SE 8th Avenue, Suite 102 Oak Harbor, Washington 98277 tel: 360. 675.5973 | fax: 360.675.7255 www.HarmsenInc.com SKAGIT COUNTY 603 South First Street Mount Vernon, Washington 98273 tel: 360. 336.9199 | fax: 360.982.2637 PRELIMINARY TECHNICAL INFORMATION REPORT FOR THE 4TH DIMENSION MIXED USE BUILDING RENTON, WASHINGTON JUNE 11, 2019 REV SEPTEMBER 11, 2019 9/11/19 FPW W W W W W W W W W W W W W W W W W W W W W W W W WWWWWW WWWWWWWWWWWWWWWWWWWUPUP4004004 1 0 3 9 2 392394 394396396398398402 40240240240240 2404 40440 4 4064064 0 8408FDC LOCATED ON OUTSIDE OF BUILDING 6" FIRE SERVICE. CAP & MARK 5' FROM BUILDING DOMESTIC WATER SERVICE. CAP & MARK 5' FROM BUILDING EXISTING WATER LINE EXISTING SEWER LINE EXISTING FIRE HYDRANT EXISTING FIRE HYDRANT FFE = 409.21 GFE = 399.21 BREMERTON AVE. NE NE 4TH ST.PAVEDDRIVEWAYSDSDSDSDSDSDSDSDSDSDSDSDSDSD SDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDRELOCATE UTILITY POLE MATCH EXISTING REMOVE EXISTING CURB SD SD SD SD SD SD SDSTORM DETENTION VAULTPROPOSED STORM DRAINAGE PROPOSED STORM DRAINAGE BYPASS ELEVATED RAMP DOWN REMOVE EXISTING STORM LINE390 400 4103923943963984024044064 0 8408 408SDSDSDSDSDSDSDSDSDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS D S D S D EXISTING 100 YEAR FLOOD PLAIN ELEV. 394.8 SEE TECHNICAL INFORMATION REPORT REVISIONS Know what's below. Call before you dig. C1.0 UNPUBLISHED WORK COPYRIGHT © 2019 BY HARMSEN & ASSOCIATES INC.P:\WORK\PROJECTS\2018\18-196 CONCEPT ARCH\CE\DWG\SHEETS\C1.0 SEWER WATER.DWG 6/26/2019 125 EAST MAIN STREET, SUITE 104(360) 794-7811P.O. BOX 516(206) 343-5903MONROE, WA 98272FAX: (360) 805-9732......SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.4TH DIMENSION MIXED USE4502 NE NE 4TH STREETRENTON, WA 98059SEWER & WATER PLANDATE: 7/27/18 JOB #: 18-196 LEGAL DESCRIPTION THAT PORTION OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY WASHINGTON, DESCRIBED AS FOLLOWS: THE SOUTH 290.4 FEET OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER. LESS THE EAST 230.00 FEET. LESS THE COUNTY ROAD. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. VERTICAL DATUM NAVD 88 LEGEND LC STORM DRAIN MANHOLE SIGN POST UTILITY/POWER POLE WATER VALVE SANITARY SEWER MANHOLE CATCH BASIN FIRE HYDRANT RIGHT OF WAY CENTERLINE FOUND CONCRETE MONUMENT AS NOTED EXISTING REBAR W/CAP, AS NOTED SET 1/2" X 24" REBAR W/CAP STAMPED "PCS 37536" POPLAR TREE EXISTING NAIL AND WASHER AS NOTED SET NAIL AND WASHER STAMPED "PCS 37536" S WATER METER TRAFFIC SIGNAL JUNCTION BOX FOUND 3" BRASS DISK & PUNCH AT SURFACE. CITY OF RENTON MONUMENT NUMBER 1851. ELEV. = 398.55' Feet 0 20 40 6/24 /1 919/6/18 REVISED STORM BACKGROUND FPW W W W W W W W W W W W W W W W W W W W W W W W W WWWWWW WWWWWWWWWWWWWWWWWWWUPUP4054104104014014024024034034044064074084 0 93953954004 0 0 4054 1 0 3 9 3 393394394396 3 9 63973 9 73983 9 83993 9 94014 0 1402 40 2403 4034044044064074084 0 9 390400 410392394396398402404406408STORM DETENTION VAULT18' WIDE X 58' LONG X 6.1' DEEPRAIN GARDEN 140 SF RAIN GARDEN 60 SF FFE = 409.21 BREMERTON AVE. NE NE 4TH ST.PAVEDDRIVEWAY21 LF 8" CPEP 28 LF 8" CPEP OVERFLOW #1 OVERFLOW #2 SDCO #1 SDCB #1 TYPE-1 4'x6' FILTERRATREATMENT SYSTEM 178 LF 8" CPEP 19 LF 12" CPEP 87 LF 12" CPEP 120 LF 12" CPE P SDCB #3 TYPE-1 SDCB #4 TYPE-1 SDCB #2 TYPE-1 41 LF 12" CPEP VAULT DISCHARGE RAMP DOWN SDCB #8 TYPE-1 23 LF 12" CPEP 8 LF 12" CPEP FLOW CONTROL RISER OUTFALL TO VAULT 408408410SDSDSDSDSDSDSDSDSDSDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDCUT PIPE AND REMOVE TO WEST CONSTRUCT CONCRETE CHANNEL WALL STRUCTURE PER INLET DETAIL SADDLE SDCB OVEREXISTING NEW 12" UPSTREAMBYPASS COMPENSATORY STORAGE WALL REMOVE EXISTING STRUCTURE & PIPE CALCULATED 100 YEAR BACKWATER IS 399.5. AS WATER RISES, IT WILL INUNDATE AROUND THE NORTH SIDE AND EVENTUALLY OVERFLOW BREMERTON AVE AT APPROXIMATE ELEVATION 401.0 FOUNDATION WALL 4' SQUARE OPENING 30" OUTLET PIPE 4' 6' LADDER ACCESS REMOVEABLE GRATED COVER PROPOSED GRADE 8" DEPTH OF BALLAST ROCK 2" MIN COMPACTED DEPTH CSTC, COMPACT TO 95% MAX DENSITY 4" MIN DEPTH CLASS 3000 CONCRETE 4' 2 1 2' 1'FLOWCONCRETE CHANNEL REVISIONS Know what's below. Call before you dig. C2.0 UNPUBLISHED WORK COPYRIGHT © 2019 BY HARMSEN & ASSOCIATES INC.P:\WORK\PROJECTS\2018\18-196 CONCEPT ARCH\CE\DWG\SHEETS\C2.0 STORM.DWG 6/26/2019 125 EAST MAIN STREET, SUITE 104(360) 794-7811P.O. BOX 516(206) 343-5903MONROE, WA 98272FAX: (360) 805-9732......SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.4TH DIMENSION MIXED USE4502 NE NE 4TH STREETRENTON, WA 98059CONCEPTUAL DRAINAGE PLANDATE: 7/27/18 JOB #: 18-196 Feet 0 20 40 VERTICAL DATUM NAVD 88 LEGEND LC STORM DRAIN MANHOLE SIGN POST UTILITY/POWER POLE WATER VALVE SANITARY SEWER MANHOLE CATCH BASIN FIRE HYDRANT RIGHT OF WAY CENTERLINE FOUND CONCRETE MONUMENT AS NOTED EXISTING REBAR W/CAP, AS NOTED SET 1/2" X 24" REBAR W/CAP STAMPED "PCS 37536" POPLAR TREE EXISTING NAIL AND WASHER AS NOTED SET NAIL AND WASHER STAMPED "PCS 37536" S WATER METER TRAFFIC SIGNAL JUNCTION BOX FOUND 3" BRASS DISK & PUNCH AT SURFACE. CITY OF RENTON MONUMENT NUMBER 1851. ELEV. = 398.55' 1. ROOF COLLECTOR LINES TO BE DESIGN-BUILD PER CONTRACTOR. REFERENCE ARCHITECT SITE PLAN FOR DOWNSPOUT CONNECTION POINTS. 2. PIPE RUNS SHALL HAVE MINIMUM POSITIVE SLOPE OF 1% AND 6" MIN DIAMETER SMOOTH WALL PIPE. 3. INSTALL CLEANOUTS AT TEES, BENDS 45° OR GREATER AND AT INTERVALS NO GREATER THAN 150 LF. 4. INSTALL YARD DRAINS IN PLANTER AREAS WHERE SIDEWALKS & RAMPS PREVENT SHEET FLOW FROM BUILDING. 5. FOOTING DRAINS OF THE DETENTION VAULT WILL CONNECT TO THE FIRST CATCHBASIN DOWNSTREAM OF THE FLOW CONTROL STRUCTURE. 6. BUILDING FOOTING DRAINS WILL CONNECT TO THE DETENTION VAULT. 7. SURFACE WATER POLLUTION PREVENTION MEASURES ARE DISCUSSED IN THE DRAFT TECHNICAL INFORMATION REPORT AND WILL BE IMPLEMENTED ON-SITE TO CONTROL CONSTRUCTION RUNOFF. DRAINAGE NOTES 6/24 /1 919-4-18 REVISED VAULT LOCATIONINLET DETAIL CONCRETE CHANNEL FPW W W W W W W W W W W W W W W W W W W W W W W W W WWWWWW WWWWWWWWWWWWWWWWWUPUP3953954004004054054 1 0 4103 9 2392393 39339439439639639739739839839939940140140140 1 40240240240 2 40340340340 3404 40440 4 4064064074074 0 8408 4094 0 9 FFE = 409.21GFE = 399.21 BREMERTON AVE. NE NE 4TH ST.RAMP DOWN PAVEDDRIVEWAYA A DDEE1.9%2.3%4.2%1.6%3.7%1.5%1.5%1.5%0.8%1.5% SIDEWALK SIDEWALK2.8%4.8%1.5%2.5%1.5%1.5% 0.9%1.5%14.5' DEEDEDR.O.W.1.5' DEEDED R.O.W. EXISTING HOUSE FFE = 408±390400 410410392394396398402404406408C C B B OPEN CHANNEL OPEN BELOW NEW 30"STORM PIPE BUILDING TO BEDEMOLISHED 46.3'33.2'22.5'SCALE: H: 1"=20' V: 1"=10' SECTION D-D 380 390 400 410 380 390 400 410 SCALE: H: 1"=20' V: 1"=10' SECTION E-E 380 390 400 410 380 390 400 410 STREET IMPROVEMENTS PLANTER SIDEWALK PLANTER PROPOSED BUILDING RAMP DOWN STREET IMPROVEMENTS PLANTER SIDEWALK WALKWAY PROPOSED BUILDING GFE = 399.21 FFE = 409.21 APPROXIMATE EXISTING GROUND FINISH GRADE APPROXIMATE EXISTING GROUND FINISH GRADE ⅊⅊ ⅊⅊ ⅊ 14.5' DEEDED R.O.W. 11' STREET IMPROVEMENTS PROPOSED 0.5' CURB & GUTTER ROWEXISTING R.O.W. WIDTH 84' 8' PLANTER 5' SIDEWALK SAWCUT 1' INTO EXISTING PAVEMENT PAVE PER CITY STANDARDS 1.5% EXISTING R.O.W. PAINTED ℄21.5' 5' PLANTER 5' STREET IMPROVEMENTS ⅊ROW1.5' DEEDED R.O.W. 5' SIDEWALK SAWCUT 1' INTO EXISTING PAVEMENT EXISTING R.O.W. TO ℄ 42' PAVE PER CITY STANDARDS 1.5% EXISTING R.O.W. WIDTH 84' REVISIONS Know what's below. Call before you dig. C3.0 UNPUBLISHED WORK COPYRIGHT © 2019 BY HARMSEN & ASSOCIATES INC.P:\WORK\PROJECTS\2018\18-196 CONCEPT ARCH\CE\DWG\SHEETS\C3.0 PAVING.DWG 6/26/2019 125 EAST MAIN STREET, SUITE 104(360) 794-7811P.O. BOX 516(206) 343-5903MONROE, WA 98272FAX: (360) 805-9732......SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.4TH DIMENSION MIXED USE4502 NE NE 4TH STREETRENTON, WA 98059CONCEPTUAL GRADING & PAVINGDATE: 7/27/18 JOB #: 18-196 SITE DATA LOT SIZE: 23,170 SF/0.53 AC LOT SIZE AFTER R/W DEEDING: 19,349 SF/0.44 AC AREA OF WORK: 27,360 SF/0.63 AC GRADING QUANTITIES: CUT 170 TONS / 100 C.Y. FILL 7,990 TONS / 4,700 C.Y. SOURCE OF FILL: SELECT ON-SITE MATERIAL OR IMPORTED STRUCTURAL MATERIAL DESTINATION OF EXCESS SOIL: APPROVED OFF-SITE LOCATION NOTES SITE SURVEY PROVIDED BY: PACIFIC COAST SURVEYS, INC LAND SURVEYING & MAPPING P.O. BOX 13619 MILL CREEK, WA 98082 PH. (425) 512-7099 VERTICAL DATUM NAVD 88 LEGEND LC STORM DRAIN MANHOLE SIGN POST UTILITY/POWER POLE WATER VALVE SANITARY SEWER MANHOLE CATCH BASIN FIRE HYDRANT RIGHT OF WAY CENTERLINE FOUND CONCRETE MONUMENT AS NOTED EXISTING REBAR W/CAP, AS NOTED SET 1/2" X 24" REBAR W/CAP STAMPED "PCS 37536" POPLAR TREE EXISTING NAIL AND WASHER AS NOTED SET NAIL AND WASHER STAMPED "PCS 37536" S WATER METER TRAFFIC SIGNAL JUNCTION BOX FOUND 3" BRASS DISK & PUNCH AT SURFACE. CITY OF RENTON MONUMENT NUMBER 1851. ELEV. = 398.55' Feet 0 20 40 ASPHALT PAVING CONCRETE WALKS PAVING LEGEND SCALE: BREMERTON AVE NE SECTION1NONE SCALE: NE 4TH STREET SECTION2NONE 19/6/18 REVISED STORM BACKGROUND6/24 /1 9 FLOODLINE ELEV 394.8EXISTING 216 SF EXISTING SECTION UNDERGROUND PARKING ELEV 400.5 380 390 400 410 420 430 380 390 400 410 420 430 APPROXIMATE EXISTING GROUND FLOODLINE ELEV 394.8 PROPOSED SECTION EXISTING 24" STORM TO BE REMOVED UNDERGROUND PARKING ELEV 400.5 400.5'-398.37'= 2.13' (BLDG RAISED TO THIS LEVEL) AVG. GRADE -7'-10" ELEV=398.37' (PREVIOUS FLOOR LEVEL) PROPOSED CUT LEVEL 1 ELEV=411.33' ELEV=400.5'ELEV=400.5' ASPHALT DRIVE PROPOSED BUILDING CONCRETE WALKWAY & PLANTER FRONTAGE IMPROVEMENTS ⅊⅊ PROPOSED OPEN CHANNEL SCALE: H: 1"=20' V: 1"=10' SECTION A-A SECTION A-A 380 390 400 410 420 430 380 390 400 410 420 430 ASPHALT DRIVE PROPOSED BUILDING CONCRETE WALKWAY & PLANTER FRONTAGE IMPROVEMENTS FFE = 411.33 ⅊⅊ EXISTING 24" STORM TO BE REMOVED APPROXIMATE EXISTING GROUND FLOODLINE ELEV 394.8 PROPOSED SECTION 400.5'-398.37'= 2.13' (BLDG RAISED TO THIS LEVEL) AVG. GRADE -7'-10" 398.37' (PREVIOUS FLOOR LEVEL) ELEV=400.5' PROPOSED CUT ELEV=400.5' LEVEL 1 ELEV=411.33' UNDERGROUND PARKING ELEV 400.5 PROPOSED OPEN CHANNEL SCALE: H: 1"=20' V: 1"=10' SECTION B-B FLOODLINE ELEV 394.8EXISTING 189 SF EXISTING SECTION UNDERGROUND PARKING ELEV 400.5 REVISIONS Know what's below. Call before you dig. C3.1 UNPUBLISHED WORK COPYRIGHT © 2019 BY HARMSEN & ASSOCIATES INC.P:\WORK\PROJECTS\2018\18-196 CONCEPT ARCH\CE\DWG\SHEETS\C3.0 PAVING.DWG 6/26/2019 125 EAST MAIN STREET, SUITE 104(360) 794-7811P.O. BOX 516(206) 343-5903MONROE, WA 98272FAX: (360) 805-9732......SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.4TH DIMENSION MIXED USE4502 NE NE 4TH STREETRENTON, WA 98059GRADING SECTIONSDATE: 7/27/18 JOB #: 18-19619/6/18 REVISED STORM BACKGROUNDON-SITE FLOOD VOLUMES EXISTING FLOOD VOLUME 2,485 CY PROPOSED FLOOD VOLUME 2,488 CY 6/24 /1 9 SECTION C-C 380 390 400 410 420 430 380 390 400 410 420 430 APPROXIMATE EXISTING GROUND FLOODLINE ELEV 394.8 PROPOSED SECTION EXISTING 24" STORM400.5'-398.37'= 2.13' (BLDG RAISED TO THIS LEVEL) AVG. GRADE -7'-10" 398.37' (PREVIOUS FLOOR LEVEL) PROPOSED CUT LEVEL 1 ELEV=411.33' ELEV=400.5'ELEV=400.5' PROPOSED RAMP UNDERGROUND PARKING ELEV 400.5 ASPHALT DRIVE PROPOSED BUILDING CONCRETE WALKWAY & PLANTER FRONTAGE IMPROVEMENTS ⅊⅊ PROPOSED OPEN CHANNEL FLOODLINE ELEV 394.8EXISTING 333 SF UNDERGROUND PARKING ELEV 400.5 EXISTING SECTION SCALE: H: 1"=20' V: 1"=10' SECTION C-C REVISIONS Know what's below. Call before you dig. C3.2 UNPUBLISHED WORK COPYRIGHT © 2019 BY HARMSEN & ASSOCIATES INC.P:\WORK\PROJECTS\2018\18-196 CONCEPT ARCH\CE\DWG\SHEETS\C3.0 PAVING.DWG 6/26/2019 125 EAST MAIN STREET, SUITE 104(360) 794-7811P.O. BOX 516(206) 343-5903MONROE, WA 98272FAX: (360) 805-9732......SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.4TH DIMENSION MIXED USE4502 NE NE 4TH STREETRENTON, WA 98059GRADING SECTIONSDATE: 7/27/18 JOB #: 18-19619/6/18 REVISED STORM BACKGROUND6/24 /1 9 13705 Bel-Red Rd – Bellevue, WA 98005 Phone: 425/649-8757 – Fax: 425/649-8758 GEO Geotechnical Engineers, Geologists, & Environmental Scientists Group Northwest, Inc. May 14, 2018 G-4661 Hari Ghadia 12505 Bel-Red Rd, Suite 212 Bellevue, WA 98005-2510 Send via: ghadia_hari@hotmail.com Subject: GEOTECHNICAL REPORT WITH INFILTRATION EVALUATION PROPOSED DEVELOPMENT 4502 NE 4TH ST RENTON, WASHINGTON Dear Hari Ghadia: In accordance with our March 8, 2018 contract with you we have investigated the soil and groundwater conditions at the subject property and prepared the following geotechnical report for the proposed commercial/residential development. SITE AND PROJECT DESCRIPTION The subject site consists of a developed parcel containing one building which is located at the south side of the lot as shown on the attached Plate 2 – Topographic Map. The existing building is a 1-story building with daylight basement which daylights toward the north. The property has an approximate area of 0.55 acres. There is an ecology block retaining wall which is located at the west side of the lot or at the adjacent west right-of-way which has an estimated height of around 12-feet and retains Bremerton Ave NE. The site topography includes a relative depression at the north-central portion of the lot with moderate to steep relatively minor slopes at the north and south sides of the lot. Based upon plans provided by Kaul Design Associates the subject site is proposed to be developed with a mixed-use building containing parking as shown on the attached Plate 2 – Site Plan. We understand that the development will consist of the following: Wetland & Aquatic Sciences Wildlife Ecology Landscape Architecture 2111 N. Northgate Way, Ste. 219 Seattle, WA 98133 206-525-8122 www.raedeke.com Associates, Inc. Raedeke TECHNICAL MEMORANDUM June 25, 2019 To: Mr. Martin Reimers Concept Architecture, LLC. 1712 Pacific Avenue, Suite 107 Everett, WA. 98201 From: Kolten T. Kosters, M.S., PWS Wetland Scientist Raedeke Associates, Inc. Bill Taylor, M.S. Aquatic Scientist Raedeke Associates, Inc. RE: 4th Dimension Renton Stream and Wetland Reconnaissance (RAI Project No. 2019-052-001) Per your request, Raedeke Associates, Inc. staff conducted a site investigation of the 4th Dimension project site located at 4502 NE 4th Street in the City of Renton, Washington. The purpose of our June 4, 2019 site investigation was to document the existing piped stream channel, and to document any off-site streams or wetlands within the immediate vicinity of the project site as part of the applicant’s request for a stream variance per City of Renton (2019a) code requirements. We caution that the discussion of regulatory implications, which represent our best professional interpretation and analysis, should not be construed as the final authority. Additional information may be obtained from agencies with jurisdictional responsibility for, or interest in, the site. PROPERTY LOCATION The 4th Dimension Renton project site consists of an approximately 0.55-acre parcel located at 4502 NE 4th Street in the City of Renton, Washington (Figure 1). The project site is identified as King County Tax Parcel No. 1023059068. This places the project site in a portion of Section 10, Township 23 North, Range 5 East, W.M. Parcel maps retrieved on-line from King County depict the property boundaries. GTC #18-102 Gibson Traffic Consultants, Inc. 2813 Rockefeller Avenue Suite B Everett, WA 98201 425.339.8266 4th Dimension Building Traffic Impact Analysis Jurisdiction: City of Renton July 2019 LEVEL 10' -0"LEVEL 216' -0"LEVEL 325' -11 5/8"ABCDEFGHILEVEL 435' -11"UNDERGROUND PARKING-9' -4"TOP PLATE 144' -10 7/8"JAVG. GRADE-7' -10"MAX. BLDG. HT.52' -2"CEMENTITIOUS SIDING, TYP.MTL. RAILING W/METAL SS MTL. PANELS, TYP.CEMENTITIOUS TRIM, TYP.EXPOSED MASONRY, TYP.METAL CANOPY, TYP.EXPOSED MASONRY, TYP.CEMENTITIOUS FASCIA, TYP.EXPOSED CONCRETE, TYP.PARKING BARRIER CABLE PER STRUCT., TYP.EXPOSED MASONRY, TYP.METAL SIDING, TYP.EXPOSED CONC. COL., TYP.EXPOSED METAL COL., TYP.EXPOSED CONC., TYP.SINGL-PLY ROOFING, TYP.METAL ROOFING, TYP.UPPER GAR. LEVEL4' -4"ELEV. = 411.33'ELEV. = 402'ELEV. = 463.49'LEVEL 10' -0"LEVEL 216' -0"LEVEL 325' -11 5/8"ABCDEFGHILEVEL 435' -11"UNDERGROUND PARKING-9' -4"TOP PLATE 144' -10 7/8"JAVG. GRADE-7' -10"MAX. BLDG. HT.52' -2"60' - 0"EXIST. GRADE LINEPROPOSED GRADE LINECEMENTITIOUS LAP SIDING, TYP.CEMENTITIOUS PANELS, TYP.STEEL COL. -WRAPPEDMTL. RAILING W/METAL SS MTL. PANELS, TYP.STOREFRONT, TYP.METAL SIDING, TYP.CEMENTITIOUS TRIM, TYP.METAL RAILING, TYP.EXPOSED MASONRY, TYP.METAL CANOPY, TYP.EXPOSED MASONRY, TYP.CEMENTITIOUS FASCIA, TYP.EXPOSED CONCRETE, TYP.METAL SIDING, TYP.PARKING BARRIER CABLE PER STRUCT., TYP.EXPOSED CONC. COL., TYP.MTL. RAILING W/METAL SS MTL. PANELS, TYP.CEMENTITIOUS LAP SIDING, TYP.EXPOSED CONCRETE, TYP.EXTERIOR LIGHTING, TYP.EXTERIOR LIGHTING, TYP.ELEV. = 411.33'ELEV. = 402'ELEV. = 463.49'DRAWNDATESHEETC 2019 BY CONCEPT ARCHITECTURE, LLCREVISIONSTHESE DRAWINGS ARE COPYRIGHTED AND ARE SUBJECT TO COPY RIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SECTION 102 OF THE COPYRIGHT ACT 17 U.S.C. AS AMENDED DECEMBER 1990AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. UNAUTHORIZED USE OR REPRODUCTION OF THESE DRAWINGS, WORK OR FORMS REPRESENTED IS PROHIBITED.CONCEPTARCHITECTURE, LLC1712 PACIFIC AVE. -SUITE 107 -EVERETT, WA 982011005 TERMINAL WAY -SUITE 245 -RENO , NV 89502WA -425-377-8786 NV -775-247-7889CONCEPTARCHITECTURE.COM5/23/2019 10:46:06 AMEMCA3.14502 NE 4TH ST., RENTON, WA 980594th DIMENSION MIXED USENOT FOR CONSTRUCTION1/8" = 1'-0"1EAST ELEVATION1/8" = 1'-0"2WEST ELEVATION (BREMERTON AVE.) UPUPUPUP3A4.21A4.2ABCDEFGHI123451A4.42A4.1UNDERGROUND PARKING35 PARKING STALLS; 17 COMPACT, 18 STANDARD; 6 MOTORCYCLE; 2 BICYCLE8' - 4"1' - 2"8' - 4"1' - 6"7' - 6"7' - 6"7' - 6"7' - 6"7' - 6"MOTORCYCLE567891214132521201817151' - 6"4' - 8"1011194A4.27' - 6"7' - 6"1' - 6"7' - 6"7' - 6"7' - 6"2223241' - 6"7' - 6"7' - 6"7' - 6"7' - 6"7' - 6"7' - 6"1' - 6"8' - 4"8' - 4"19' - 7"182.33 SFELEV./STAIRK51.96 SFMECH. 1M75.85 SFELEV. MACH. RM.L1A4.18' - 3"8' - 8"4"5A4.2J130.67 SFRES. STAIR 2J15' - 3"24' - 0"CCCC26271' - 6"8' - 4"8' - 4"5' - 10"81' - 9"9' - 4"80' - 4"17' - 4"12' - 0"8' - 7"2829CCC3031 CMOTORCYCLEMOTORCYCLE12348' - 4"8' - 4"5' - 10"8' - 4"8' - 4"5' - 10"1' - 6"1' - 6"8' - 4"8' - 4"5' - 10"1' - 6"8' - 4"8' - 4"5' - 10"1' - 6"2A4.251' - 11"14' - 6"25' - 6"10' - 6"18' - 0"24' - 0"24' - 0"24' - 0"24' - 0"24' - 0"24' - 0"24' - 0"24' - 0"8' - 8"200' - 8"8"6' - 8"12' - 0"24' - 0"9' - 9"4"RECYCLING/REFUSE AREA (273 SF)2A4.4ELEV.15' - 3"14' - 7"CC16SPRINKLER RISER RM.CCCCCCCC4' - 5"8"MOTORCYCLE32333435CUT5"21' - 0"4' - 0"8"RET. WALLS21' - 7"17' - 8"5' - 7"14' - 6"11' - 9"3' - 0"13' - 7"14' - 6"A2.142A5.112' - 3"1010101010' - 9"1' - 6"1' - 6"8' - 11"9' - 4"8' - 3"THYSSENKRUPP "ENDURA" 4000 BELOW GROUND HYDRAULIC ELEVATOR5' - 2"10' - 6"8' - 9"11' - 4"11' - 5"14' - 6"195.72 SFMECHANICAL24H150.50 SFELECTRICAL24I54.65 SFRES. STAIR 124J13' - 3"10101010101A4.58'-0" X 4'-0" ACCESS W/ STEEL PLATE COVER6' - 0"4' - 0"INLET2A4.5STORM DETENTION VAULT PER CIVILACCESSIBLE AREA FOR BACKHOE (12'-0" MIN. HT.)10755.24 SFSTORAGE17I16' - 8"15' - 4"END OF FLOOD LINEEND OF FLOOD LINEWALL LEGEND6" EXTERIOR STUDWALL -2X6@16"OC W/SIDING O/BUILDING WRAP O/ PLYW'D ON EXT. FACE, 5/8" GYP. BD. O/ VAPOR BARRIER AT INSIDE FACE AND R-21 BATTS BTWN, U.N.O.4" INTERIOR STUDWALL -2X4@16"OC W/ 5/8" GYP. BD. EA. SIDE AND SOUND BATT INSUL. BTWN. USE 2X6 WHERE NEC. FOR PLUMBING U.N.O.8" CONCRETE WALL U.N.O.8" CMU WALL6" EXTERIOR STUDWALL -2X6@16"OC W/MTL. SIDING O/BUILDING WRAP O/ PLYW'D ON EXT. FACE, 5/8" GYP. BD. O/ VAPOR BARRIER AT INSIDE FACE AND R-21 BATTS BTWN, U.N.O.PARKING REQ.UNDERGROUND PARKING AREAS (GROSS)GARAGE AREA9,924 SFELEV./STAIRS/MECH./MACH. 1,258 SFTOTAL AREA11,182 SFRECYCLING/REFUSE AREA (273 SF)MECH. VENTILATION FULL-HT. 6" CONC. WALLS A2.17A2.16A2.18A2.15CHAIN LINK GATE OR EQUAL (12'-0" MIN.)12' - 3"DRAWNDATESHEETC 2019 BY CONCEPT ARCHITECTURE, LLCREVISIONSTHESE DRAWINGS ARE COPYRIGHTED AND ARE SUBJECT TO COPY RIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SECTION 102 OF THE COPYRIGHT ACT 17 U.S.C. AS AMENDED DECEMBER 1990AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. UNAUTHORIZED USE OR REPRODUCTION OF THESE DRAWINGS, WORK OR FORMS REPRESENTED IS PROHIBITED.CONCEPTARCHITECTURE, LLC1712 PACIFIC AVE. -SUITE 107 -EVERETT, WA 982011005 TERMINAL WAY -SUITE 245 -RENO , NV 89502WA -425-377-8786 NV -775-247-7889CONCEPTARCHITECTURE.COM5/23/2019 10:45:30 AMEMCA2.14502 NE 4TH ST., RENTON, WA 980594th DIMENSION MIXED USENOT FOR CONSTRUCTIONNORTH1/8" = 1'-0"1UNDERGROUND PARKING1/4" = 1'-0"4REFUSE/RECYCLING PLAN1/4" = 1'-0"5INT. ELEV. - REF./REC. - N.1/4" = 1'-0"6INT. ELEV. - REF./REC. - S.1/4" = 1'-0"7INT. ELEV. - REF./REC. - E.1/4" = 1'-0"8INT. ELEV.-REF./REC. - W. UPUPUPUPRKYRKYRKY400.99400.83404.88MBMB410.59410.58FP409.57848SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDTTRTRT P M TPM EPMEPMSSSSSSSSSSSSSSSSSSSGPMGPM9639649918498504083983963944083983983964084064044104104104084064044024024004004023943983963944044024 0 2 392394400400398396402400406408404402N88^02'58" W93.57N88^02'58" W93.26'N0^03'50" W248.37'N0^08'06" W248.39'BREMERTON AVE. NENE 4TH ST.5' SIDEWALK5' SIDEWALKGARAGE STRUCT.RAMP DOWN6,450 SF COMMERCIALPAVED DRIVEWAY107' - 0"36' - 3"12345678910121311CCCCCCSETBACK20' - 0"1' - 6"30' - 3"5' - 0"9' - 4"5' - 0"89' - 11 1/2"40' - 6 1/2"16' - 0"40' - 3"15' - 3"24' - 0"12' - 0"NEW PROPERTY LINE5' - 0"NEW LANDSCAPING PER LANDSCAPE ARCH. PLANS8' - 0"5' - 0"10' - 0"EXIST. PROPERTY LINE21' - 1"8101213161514CCCCC201' - 0"68' - 6"RAMPELEV.DN.PROPERTY LINE, TYP.EXIST. LANDSCAPING TO BE REMOVEDEXIST. EDGE OF STREETPROPOSED CURB44' - 10"WALL LINE BELOWRELOCATED UTILITY POLEEXIST. FIRE HYDRANTEXIST. FIRE HYDRANTN PARKING REQ.PARKING REQUIREMENTS:RETAIL (75%): 4,796 SF2.5 SPACES/1,000 SF(NET)4,796 SF = 12 PARKING STALLS REQ.RESTAURANT (25%): 1,441 SF10 SPACES/1,000 SF (NET)1,441 SF = 15 PARKING STALLS REQ.APARTMENTS:1 SPACE/APARTMENT24 APARTMENTS = 24 PARKING STALLS REQ.CURRENT DESIGN:STANDARD PARKING SPACES (8'-4"x15'-0" MIN.): 24COMPACT PARKING SPACES (7'-6"x12'-0" MIN.): 24HANDICAP (8'-0"x15'-0") = 351 PARKING STALLS REQUIRED FOR RETAIL & RESTAURANT AND 24 APARTMENTS. COMPACT SPACES NOT TO EXCEED 50% SITE COVERAGESITE AREA 23,170 SF (0.55 AC)PROPOSED BUILDING FOOTPRINT12,137 SFTOTAL AREA 12,137SFTOTAL BUILDING COVERAGE12,137/23,170=52.38%IMPERVIOUS AREA: EXISTING IMP. AREA (HOUSE, FLAT WK.)1,760 SFPROPOSED BUILDING FOOTPRINT:12,137 SFPROPOSED DRIVEWAY/RAMP: 2,948 SFPROPOSED FLAT WORK: 2,801 SF TOTAL:17,886 SF 1,760 SFTOTAL IMPERVIOUS AREA (NEW MINUS EXIST.) = 16,126IMPERVIOUS AREA % = 16,126/23,170 = 69.58%SITE PLAN NOTESAPN: 00619900003903OWNER: SUSHIL VASUDEVAPROPERTY ADDRESS: 21220 58TH AVE. W., MOUNTLAKE TERRACE, WA 98043LEGAL DESCRIPTION:ZATTU VISTA HALL LAKE TRS BLK 000 D-03 -TR 39 EXC S 70 FT THOF & EXC W 140FT OFN 138FT THOF1.THERE IS AN AVAILABLE PUBLIC WATER SYSTEM.2. THIS IS NOT A LEGAL SURVEY. PROPERTY DESCRIPTION INFORMATION ON THIS SHEET FOR GENERAL USE ONLY.3. PROVIDE POSITIVE DRAINAGE AWAY FROM PERIMETER OF BUILDING, MINIMUM SLOPE 2% FOR 10' MIN. AWAY FROM BLDG.4. SLOPE ALL CONCRETE 1% UNLESS NOTED OTHERWISE.5. CONNECT UTILITY EXTENSIONS TO EXISTING UTILITIES. CONTRACTOR TO VERIFY LOCATIONS OF EXTENSIONS.6. LIMITS OF CONSTRUCTION, STORAGE AREA, & VEGETATION OF CONCERN TO BE COORDINATED W/OWNER OR ARCHITECT7. FOR REMAINING SITE INFORMATION REFER TO CIVIL DRAWINGSFLOOR AREASAREAS BY FLOOR:UNDERGROUND PARKING AREAS (GROSS) S-2 GARAGE AREA9,924 SFELEV./STAIRS/MECH./MACH. 1,258 SFTOTAL AREA 11,182 SFLEVEL 1 BUILDING AREAS (GROSS)A-2/M - COMMERCIAL AREA 6,324 SFS-2 GARAGE AREA5,399 SFELEV./STAIRS/MECH./MACH. 646 SFTOTAL AREA 12,369 SFLEVEL 2 BUILDING AREAS (GROSS)R-2 APT. = 886 SF +70 SF BALCONY= 956 SF x 8 = 7,648 SFROOF DECK/WALKWAY 4,096 SFELEV./STAIRS/MECH./MACH. 488 SFTOTAL AREA 12,232 SFLEVEL 3 BUILDING AREAS (GROSS)R-2 APT. = 886 SF +70 SF BALCONY= 956 SF x 8 = 7,648 SFBALCONY CORRIDOR1,623 SFELEV./STAIRS/MECH./MACH. 488 SFTOTAL AREA 9,759 SFLEVEL 4 BUILDING AREAS (GROSS)R-2 APT. = 886 SF +70 SF BALCONY= 956 SF x 8 = 7,648 SFBALCONY CORRIDOR1,623 SFELEV./STAIRS/MECH./MACH. 488 SFTOTAL AREA 9,759 SFTOTAL SF (ALL LEVELS) 55,301 SFAREAS BY USE:S2 GARAGE AREAS 15,323 SFA2 RESTAURANT 1,487 SFM MERCANTILE (RETAIL) 4,837 SFR-2 APARTMENTS 21,264 SFAPT. BALCONIES1,680 SFBALCONY CORRIDORS/ROOF DECK 7,342 SFELEV./STAIRS/MECH./MACH. 3,368 SF TOTAL SF (ALL LEVELS) 55,301 SFDRAWNDATESHEETC 2019 BY CONCEPT ARCHITECTURE, LLCREVISIONSTHESE DRAWINGS ARE COPYRIGHTED AND ARE SUBJECT TO COPY RIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SECTION 102 OF THE COPYRIGHT ACT 17 U.S.C. AS AMENDED DECEMBER 1990AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. UNAUTHORIZED USE OR REPRODUCTION OF THESE DRAWINGS, WORK OR FORMS REPRESENTED IS PROHIBITED.CONCEPTARCHITECTURE, LLC1712 PACIFIC AVE. -SUITE 107 -EVERETT, WA 982011005 TERMINAL WAY -SUITE 245 -RENO , NV 89502WA -425-377-8786 NV -775-247-7889CONCEPTARCHITECTURE.COM5/23/2019 10:45:21 AMAuthorA1.14502 NE 4TH ST., RENTON, WA 980594th DIMENSION MIXED USENOT FOR CONSTRUCTION1" = 20'-0"1Site PlanVICINITY MAP 1 Clark Close From:Chuck Rubin <eastsideinfo@comcast.net> Sent:Friday, July 19, 2019 12:19 PM To:Clark Close Subject:RE: Project number: PR19-000295 Thank you, Clark. Now I know a little more of the timeline. What they do will impact me as well, but for the positive. Chuck Rubin Eastside Insurance Services LLC 4508 NE 4th St #B Renton WA 98059 425-271-3101 888-271-5663 e-z-insurance.com From: Clark Close <CClose@Rentonwa.gov> Sent: Friday, July 19, 2019 11:59 AM To: 'Chuck Rubin' <eastsideinfo@comcast.net> Subject: RE: Project number: PR19-000295 Chuck, Thanks for reaching out regarding the accepted land use application for 4th Dimension Building (LUA19-000153). As indicated on the Notice of Application, the applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and a Reasonable Use Variance for the construction of a four-story mixed use building located at 4502 NE 4th St (APN 1023059068). The submittal items are available on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=1433943&dbid=0&repo=CityofRenton. Project construction is anticipated to begin after the land use entitlement. The preliminary estimate to achieve land use is about 12 weeks. Let me know if you have any further questions. Regards, Clark H. Close Senior Planner City of Renton 425-430-7289 From: Chuck Rubin [mailto:eastsideinfo@comcast.net] Sent: Friday, July 19, 2019 11:51 AM To: Clark Close <CClose@Rentonwa.gov> Subject: Project number: PR19-000295 Hi Clark, July 22, 2019 Chuck Rubin Eastside Insurance Services LLC 4508 NE 4th St #B Renton, WA 98059 SUBJECT: 4th Dimension Building Comment Response Letter LUA19-000153, SA-H, ECF, V-H Dear Mr. Rubin: Thank you for your comments related to 4th Dimension Building received on July 19, 2019. Your comments will be added to the public record for consideration by the reviewing official and you have been added as a party of record. The City will provide analysis of the proposal in three upcoming documents: the Environmental Review Committee Report, the Staff Recommendation to the Hearing Examiner and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence s. Thank you for your interest in this project and if you have any further questions please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner 1 Clark Close From:SEPA Review Notices <SEPA@pscleanair.org> Sent:Thursday, July 18, 2019 8:19 AM To:Clark Close Subject:RE: City of Renton LUA Acceptance: 4th Dimension Building, LUA19-000153 The Puget Sound Clean Air Agency is submitting the following public comment to this project: Any project where demolition of structure(s), earth moving and material handling, heavy equipment operations, and/or disposing of vegetative matter is to occur, is subject to Puget Sound Clean Air Agency regulations. The requirements may include, but are not limited to the following: Agency Regulation I: Article 8 – Outdoor Burning Article 9 – Emission Control Standards, Section(s) 9.03, 9.11, and 9.15 Agency Regulation III: Article 4 – Asbestos Control Standards Agency Regulations can be viewed in full on our website: http://www.pscleanair.org/219/PSCAA-Regulations 1 Clark Close From:Karen Walter <KWalter@muckleshoot.nsn.us> Sent:Wednesday, July 31, 2019 12:03 PM To:Clark Close Cc:Fisher, Larry D (DFW) Subject:FW: City of Renton LUA Acceptance: 4th Dimension Building, LUA19-000153, Notice of Application Attachments:ERC_NOA_DNSM_Project_Acceptance_Agencies_190716.pdf; Site Plan.pdf; ECF_ 4th_Dim_SEPA_190709_v1.pdf; West Fork Maplewood Creek Fish Survey.pdf Clark, We have reviewed the available information for the proposed 4th Dimension commercial building project referenced above. We have several questions about this project: Per the narrative, the proposed variance and the stream report, the applicant is seeking to relocate a portion of a piped stream section that ultimately flows into the west fork of Maplewood Creek. The project documents indicate that the applicant is proposing to remove the existing 24 inch piped section of stream and relocate it into a new open channel that will be under the new building. However, note that the Preliminary Technical Information Report (TIR) notes that this pipe will be relocated around the northern end of the building. A 24” pipe is likely undersized to handle flows from a 4 foot wide stream channel and stormwater inputs (described as collecting “significant upstream drainage basin” in the TIR) Stream classification The stream report (Raedeke 2019) notes the open channel section off-site to the east to be approximately 4 feet in width and receiving flow from an offsite wetland to the east. None of these features are currently mapped on State or Renton’s critical areas maps More data is needed to demonstrate that the stream does not meet the physical criteria from WAC 222-16-031 for presumed fish habitat. One of the two criteria may be met based on the upstream open channel section exceeding 2 feet in width. Streambed gradient is needed. Also, we are unaware of any definitive natural barriers downstream. They may exist and need to be established downstream (not culverts and not stormwater pipes) using WDFW’s barrier assessment manual (2019). Please note that intermittent or seasonal flow does not necessarily determine fish habitat. Coho salmon are known and documented to use intermittent streams. The Raedeke report did not consider the most recent survey of the West Fork of Maplewood Creek that we know of from Cedarock Consultants (see attached). This survey did not extend all the way to NE 4th or the project site and was completed in a single year when portions of the stream were dry so it has limitations. However, from the data collected, the West Fork Maplewood Creek has more stream habitat that is shown in any of the project documents or Renton’s 2016 stream map. In short, the stream needs to be correctly classified before the project continues with environmental review and design. With the correct classification, the project needs to provide design details for the relocated/open stream channel particularly if it is to be located under a new building. The project also needs to evaluate the potential project impacts to stream functions. The checklist doesn’t even acknowledge the existence of a piped stream onsite. Finally, the City should check with WDFW to see if the proposal can be permitted under the State’s Hydraulic Code. City CAO Mapping corrections The City also needs to update its critical areas maps showing the connectivity with the offsite wetland and the open/piped sections of the West Fork of Maplewood Creek. We appreciate the opportunity to review this proposal and will likely have comments once we have received information and data to address the questions above. August 7, 2019 Karen Walter Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015-A 172nd Ave SE Auburn, WA 98092 SUBJECT: 4th Dimension Building Comment Response Letter LUA19-000153, SA-H, ECF, V-H Dear Ms. Walter: Thank you for your initial comments related to 4th Dimension Building; received on July 31, 2019 wherein you raised concerns regarding the proposed project. Your letter has been included in the official project file and you have been made a party of record. The City of Renton has placed the project on hold and asked the applicant to provide information and data to address your comments and questions. Thank you for your interest in this project and if you have any further questions or comments moving forward please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner August 7, 2019 Martin Reimers Concept Architecture 1712 Pacific Ave, Suite #107 Everett, WA 98201 Subject: “On Hold” Notice 4th Dimension Building, LUA19-000153, SA-H, ECF, V-H Dear Mr. Reimers: The Planning Division of the City of Renton accepted the above master application for review on July 17, 2019. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before November 7, 2019 so that we may continue the review of the above subject application: On July 31, 2019, Karen Walter with the Muckleshoot Indian Tribe Fisheries Division provided agency comments and questions regarding the subject application. Please provide information and data to address these questions. A copy of the comments and the West Fork Maplewood Creek Survey are provided as an enclosure to this letter. At this time, your project has been placed “on hold” pending receipt of the requested information. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner Enclosure(s): Comments from Karen Walter with the Muckleshoot Indian Tribe Fisheries Division, including the West Fork Maplewood Creek Survey cc: 4th Creek Meadows LLC / Owner(s) Hari Ghadia /Applicant Rubin, Walter / Parties of Record September 30, 2019 Karen Walter Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015-A 172nd Ave SE Auburn, WA 98092 SUBJECT: 4th Dimension Building Comment Response Letter (2) LUA19-000153, SA-H, ECF, V-H Dear Ms. Walter: Thank you again for your initial comments related to 4th Dimension Building (received on July 31, 2019) wherein you raised concerns regarding the proposed project. Responses to your comments are enclosed. If you have any further questions or comments please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner Enclosure(s): Response to City Comments, prepared by Raedeke Associates, Inc., dated August 27, 2019 Revised SEPA Environmental Checklist, received September 12, 2019 Upstream Flow / Water Routing Question, received September 12, 2019 Revised Preliminary Technical Information Report, prepared by Harmsen & Associates, Inc., dated September 11, 2019 cc: Fisher / Party of Record CONCEPT ARCHITECTURE, LLC 1712 Pacific Avenue Suite 107, Everett, WA 98201 1005 Terminal Way Suite 245 Reno, NV 89502 ConceptArchitecture.com UPSTREAM FLOW / WATER ROUTING QUESTION Project: 4th Dimension Building Site Location: 4502 NE 4th Street, Renton, WA APN 1023059068 Item A – The upstream basin has been analyzed using the Renton GIS to determine tributary areas. The calculation of upstream flows was performed in accordance with standard practice and by direction provided by the City for modeling upstream detention systems. This is all documented in the TIR. We feel the numbers generated are suitable for the flow calculations performed for the TIR in regards to backwater and flood storage. We reviewed the site and its immediate vicinity for critical areas (wetlands, streams, and their associated buffers) per the City of Renton Code Requirements. We have also prepared a TIR analysis to model if anticipated development of the project site would significantly alter downstream flow regimes. As part of the TIR model, an assessment of land use cover was assessed for the watershed basin. It was determined that no adverse impacts to stream flows would result from the project. Additional stormwater generated from site development would be directed to stormwater facilities where it would be treated and discharged accordingly. Any additional study would seem to be informational only and not necessary to the analysis and design of the project from an engineering or wetland stand point. October 3, 2019 Martin Reimers Concept Architecture 1712 Pacific Ave, Suite #107 Everett, WA 98201 SUBJECT: "Off Hold" Notice 4th Dimension Building / LUA19-000153, SA-H, ECF, V-H Dear Mr. Reimers, Thank you for submitting the additional materials requested in the August 7, 2019 letter from the City. Your project has been taken off hold and the City will continue review of the 4th Dimension Building project. Your project has been rescheduled for Environmental (SEPA) Review on October 21, 2019 and is tentatively scheduled to go before the Hearing Examiner on November 12, 2019 at noon. If you have any questions, please contact me at (425) 430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner cc: 4th Creek Meadows LLC / Owner(s) Hari Ghadia /Applicant Fisher, Rubin, Walter / Parties of Record SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 1 of 14 SEPA ENVIRONMENTAL CHECKLIST Purpose of checklist: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use “not applicable” or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision- making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Instructions for Lead Agencies: Please adjust the format of this template as needed. Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. Use of checklist for nonproject proposals: For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non-projects) questions in Part B - Environmental Elements –that do not contribute meaningfully to the analysis of the proposal. A. Background [HELP] 1. Name of proposed project, if applicable: 4th Dimension Building 2. Name of applicant: 4th Creek Meadows, LLC 3. Address and phone number of applicant and contact person: CONCEPT ARCHITECTURE, LLC 1712 Pacific Avenue Suite 107, Everett, WA 98201 1005 Terminal Way Suite 245 Reno, NV 89502 ConceptArchitecture.com VARIANCE REQUEST JUSTIFICATION Project: 4th Dimension Building Site Location: 4502 NE 4th Street, Renton, WA APN 1023059068 Site Area: 23,170 SF The property in question is encumbered by an existing drainage pipe and during severe storm activity overflow storage of storm water on the site. The storm water stored is from upstream and neighboring properties. Because the property has a depressed area on the north end of the site water will naturally collect in this location if the drainage pipe is filled to capacity. Any changes to the topography of the site will impact the quantity of storm water which the site will hold. City regulations do not normally allow storm water pipes or storage under new structures because of potential difficulties in maintaining the structures. Under the current requirements, half the site will be unusable, or the storm water overflow storage would be modified in quantity with development of the site. The granting of this variance will not impact the public or any properties because the drainage system currently utilizing the site will not be diminished. On the contrary, the drainage system will be improved because the size of the system across our property and into Bremerton Ave will be increased in size and flow more freely. Approval of this variance would not constitute a special privilege because the situation is unusual in Renton. The use of a private property is not usually required to accommodate the storm water of neighboring and upstream properties, especially in this size and volume. Allowing the variance will enable us to maintain and even improve the storm drainage system without deeming our property unusable. The requested variance is the minimum needed in order to accommodate development of the site and simultaneously maintaining the drainage system. All other options including upsizing the entire system so the storage would not be needed, or constructing additional drainage structures on site or off site will all be more costly and destructive to the site and surroundings. Constructing over the storage area is the simplest solution with the smallest impacts on all concerned. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 16, 2019 TO: Clark Close, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – 4th Dimension Building; LUA19-000153 The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and a Reasonable Use Variance for the construction of a four-story mixed use building located at 4502 NE 4th St (APN 1023059068). The subject parcel is 23,170 square feet in size and is located on the rectangular parcel at the northeast corner NE 4th St and Bremerton Ave NE in the Commercial Arterial (CA) zone and the Urban Design District ‘D’. The applicant is proposing to construct an approximately 55-foot tall building that includes 34 structured basement parking spaces, 17 covered ground level parking spaces, up to 6,450 square feet of commercial space, and 24 apartments units on levels two, three and four. Each of the three (3) residential levels would include eight (8) two bedroom living units for a proposed density of 54 dwelling unit per net acre. The existing vacant single family structure would be demolished. Access to the site would be at the rear of the property from Bremerton Ave NE. New public improvements include half-street frontage improvements on Bremerton Ave NE and NE 4th St. The proposed new building is proposed to form to the topography of the site. The proposed development would generate approximately 277 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 12 net new trips. During the weekday PM peak hour, the project would generate approximately 26 net new trips. The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4 -6- 070.D as follows: CONCEPT ARCHITECTURE, LLC 1712 Pacific Avenue Suite 107, Everett, WA 98201 1005 Terminal Way Suite 245 Reno, NV 89502 ConceptArchitecture.com CONSTRUCTION MITIGATION DESCRIPTION Project: 4th Dimension Building Site Location: 4502 NE 4th Street, Renton, WA APN 1023059068 • Const. Dates: Begin 4/2019 – End 1/2020 or as soon as possible. • Hours of Operation: 7:00am – 5:00pm M-F or as per city requirements. • Hauling Routes: 405 to exit four to NE 4th Street to site. • Measures will be implemented to minimize dust, traffic, erosion, mud, noise and other noxious characteristics according to city standards. See civil drawings for civil related measures. Final measures will be refined and submitted when contractor is selected. • No known special hours are proposed at this time. • The contractor will prepare and submit a traffic control plan as soon as he is selected and he determines his construction methods and means. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA19-000153 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: Clark Close, 425-430-7289, cclose@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unles s 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 o r 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. 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. 5. 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. 6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov) 1. See Attached Development Engineering Memo dated September 30, 2019. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $964.53 per multifamily unit. Current rates for retail are $1.25 a square foot, office use is $0.26 a square foot and for restaurant it is $5.92 a square foot. These fees are paid at time of building permit issuance. No charges to covered parking garages. Credit granted for the removal of the existing structures. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA19-000153 Code Related Comments: 1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants is required. One within 150- feet and two 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 if fire flow exceeds 2,500 gpm. Existing hydrants may be counted toward the requirements as long as they meet current code. A minimum of one new fire hydrant is required. 2. Approved fire sprinkler and fire alarm systems are required throughout all of the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 -feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 4. All buildings are required to be equipped with elevators to meet the size requirements for a bariatric size stretcher to all areas of each building. Car size shall accommodate a minimum of a 40-inch by 84- inch stretcher. 5. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. No comments at this time. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov) 1. No comments at this time. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Land Use Files\2019\LUA19-000153\06 - Working Files DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 30, 2019 TO: Clark Close, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Utility and Transportation Comments for 4th Dimension Building 4502 NE 4th Street LUA19-000153 I have reviewed the application for the 4th Dimension Building at 4502 NE 4th Street (APN 1023059068). The applicant is proposing a mixed use commercial and 24-unit apartment building with parking garage. EXISTING CONDITIONS The site is approximately 0.55 acres in size and is rectangular in shape. The site is currently developed with one single family residential structure and associated driveway that will be removed. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing 8-inch City water main located in NE 4th Street (see Water plan no. W-0240) that can deliver a maximum total flow capacity of 2,500 gallons per minute (gpm). There is an existing 12-inch City water main located in Bremerton Avenue NE (see Water plan no. W-1910) that can deliver a maximum total flow capacity of 4,000 gallons per minute (gpm). The approximate static water pressure is 74 psi at the elevation of 394 feet. One ¾-inch domestic water meter provides water service to the property. The site is located within Zone 2 of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton. There is an existing 10-inch ductile iron wastewater main located in Bremerton Avenue NE (see City plan no. S- 1910). There is an existing 24-inch PVC wastewater main located in NE 4th Street (see City plan no. S-0503). Storm The existing property does not contain storm water detention/retention facilities. Runoff from the existing site drains to an existing private 24-inch diameter storm water pipe that runs from the east-west direction bisecting the middle of the site. This storm drainage system conveys a stream that drains a large upstream tributary area including wetlands. A localized floodplain has been identified on site. Offsite there are storm water mains located in NE 4th Street and Bremerton Avenue NE. 4th Dimension Building – LUA19-000153 Page 2 of 10 Streets NE 4th Avenue is a Principal Arterial Street with an existing right of way (ROW) width of 84 feet as measured using the King County Assessor’s Map. Bremerton Avenue NE is a Residential Street with an existing right of way (ROW) width of 25 feet as measured using the King County Assessor’s Map. There is an existing sidewalk along NE 4th Street property frontage. CODE REQUIREMENTS WATER 1. The proposed water main improvements are shown on the composite utility civil plan submitted with the Land Use Application. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,500 gpm. Adequate fire flow is available with the aforementioned water main extensions to meet the minimum fire flow requirements. 2. The following water improvements are required to provide water service for domestic use and fire protection for the development per City Code and Development standards (RMC 4-6-010B) including, but not limited to: a. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). Please see the following sketch identifying the water improvement comments. b. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2 The DCVA should be located on the Bremerton Ave NE side of the site. Please see the following sketch identifying the water improvement comments. 4th Dimension Building – LUA19-000153 Page 3 of 10 4th Dimension Building – LUA19-000153 Page 4 of 10 c. Installation of one commercial domestic water meter for the commercial use and a separate domestic water meter for the residential use for each building. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. d. Installation of a backflow prevention assembly on private property behind each domestic water meter. i. A double check valve assembly (DCVA) is required for water meters for residential water use for buildings with 3 or more floors. DCVA’s with size 2- inch or smaller shall be installed a meter box on private property and DCVA’s with size 3-inch and larger shall be installed in an exterior vault on private property per City standard plan 320.4. ii. A reduced-pressure principle backflow prevention assembly (RPBA) in a “Hot Box” is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure located on private property per City standard plan no. 350.2. e. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. f. The existing domestic water service should be cut and capped. g. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. 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. h. Adequate horizontal and vertical separations 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. i. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. j. The development is subject to System Development Charges (SDCs) for water and fire service. This fee is payable at construction permit issuance. Below is a list of current SDCs and meter installation fees for water and fire service. a. The 2019 SDC Fees for a: i. 2” water service is $32,400.00 per meter. ii. 3” water service is $64,800.00 per meter. The applicant pays for the meter and installs it. A $220.00 processing fee is due at the time of meter application. iii. 6” fire service is $12,956.00 per meter. The development is also subject to fees for water connections, meter installation, cut and caps, and purity tests. A complete list of current fees can be found in the 2019-2020 City of Renton Fee Schedule on the City’s website. Fees that are current at the time of construction permit issuance will be levied. b. Additional water system development charges and water meter charges will apply based on the final water service sizing and quantity. An additional water meter is required to provide separate service to the commercial and residential portions of the building. 4th Dimension Building – LUA19-000153 Page 5 of 10 c. A redevelopment credit of the water system development charges in the amount of $4,400.00 will be applied to each of the one (1) existing ¾-inch meters servicing the property(ies) if it is abandoned and capped at the main line. d. SDC fees are assessed and payable at construction permit issuance. k. Water service installation charges for each proposed 2-inch water service is $4,735* per meter. This is payable at construction permit issuance. The applicant must provide materials and install water meters larger than 2-inch. A water meter processing fee for meters over 2-inch is $220*. See City of Renton Fee Schedule for additional fees associated with water meters larger than 2-inch. l. Drop-in meter fee is $950.00* per 2-inch meter. This is payable at issuance of the building permit. m. Separate water service cut and cap permits are required. Cut and cap permit fee is $275* for each water service line. n. 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 COMMENTS 1. All new building side sewers shall be a minimum of 6” and shall run at a slope of at least 2% to the main. 2. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. 3. A grease trap/ grease interceptor is required for any commercial kitchen use if proposed in the development. 4. The development is subject to System Development Charges (SDCs) for sewer service. SDCs for sewer service are based on the size of the domestic water service. This fee is payable at construction permit issuance. Below is a list of current SDCs for sewer service. a. The 2019 SDC for sewer service with a 1” water service is $3,100.00. b. The 2019 SDC for sewer service with a 1-1/2” water service is $15,500.00. c. The 2019 SDC for sewer service with a 2” water service is $24,800.00. d. The 2019 SDC for sewer service with a 3” water service is $49,600.00. A complete list of current fees can be found in the 2019-2020 City of Renton Fee Schedule on the City’s website. Fees that are current at the time of construction permit issuance will be levied. 5. The East Renton Interceptor Commercial and Residential Special Assessment District (SAD) fee is applicable on the project. The SAD fee rate when it was established in 1996 and has reached is maximum assessment. The SAD fee rate is $316.80 per single family unit and $0.097 per square foot of commercial. Fees are due at the time of construction permit issuance. STORM DRAINAGE 1. A geotechnical report, dated May 14, 2018, completed by GEO Group Northwest, Inc., for the site has been provided. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations 4th Dimension Building – LUA19-000153 Page 6 of 10 for project design and construction. The geotechnical report notes that the existing soils have low permeability. Geotechnical recommendations presented need to be address within the project plans. 2. Harmsen & Associates, Inc. with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated June 11, 2019. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard Area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine Core Requirements and the six Special Requirements have been discussed in the Technical Information Report. a. General: The following general comments shall be addressed as part of the Civil Construction Permit Application: i. Substitute all references to the “2009 City of Renton Surface Water Design Manual” to “2016 City of Renton Surface Water Design Manual.” ii. TIR Section 4: Add Special Requirement #6 Aquifer Protection as part of Section 4 of the TIR. iii. TIR Section 9: All documents provided shall be prepared on City of Renton Templates including bond quantity worksheet, flow control and water quality facility summary sheets, Declaration of Covenant for Storm Drainage, Declaration of covenant for Leachable Materials. iv. Appendix A: Update Figure 3B to show the proposal to convey the upstream flows through an open channel below the building. v. Appendix B: Maps for COA, Shoreline, Landslide, Erosion, Seismic, Coal Mine, Channel Migration, and Critical Aquifer shall be updated to reflect City of Renton GIS system which can be accessed via COR Maps. b. Offsite Analysis, RSWDM Core Requirement #2: The downstream and upstream analysis were evaluated under a Level 2 offsite analysis due to the existing conveyance capacity issues downstream and the localized floodplain onsite. The Project TIR evaluates the downstream and upstream systems for backwater effects on the site caused by the downstream system. The project TIR appears to have sufficient evaluated the downstream and upstream basin in order to determine what is required for the proposed on site system. See comments related to conveyance systems noted in Comment 2.d below. c. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. The project proposes a detention vault to address the flow control requirements. d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. The project proposes to replace the existing 24-inch storm drainage pipe bisecting the site with a proposed concrete trapezoidal channel that will be constructed beneath the proposed building. The following shall be fully addressed as part of the Civil Construction Permit Application: 4th Dimension Building – LUA19-000153 Page 7 of 10 i. Conveyance analysis shall be provided for all proposed storm drainage conveyance systems including the concrete channel proposed below the building. e. Water Quality, RSWDM Core Requirement #8: Based on the commercial use of the project, Enhanced Basic Water Quality Treatment is required. The project proposes to us a Filterra Treatment System downstream of the detention vault in order to meet water quality requirements. i. A Leachable Material Covenant will be required to be submitted as part of the Civil Construction Permit Application in order to eliminate the roof material from as a source of PGIS. f. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report must be submitted with the civil construction permit application. The project proposes to utilize Rain Gardens, Soil Amendments, and Perforated Stubout Connection. g. Special Requirement #2 Flood Hazard Delineation: A localized floodplain has been identified on site due to the infrastructure constraints downstream. The project TIR notes that the infrastructure induced floodplain elevation is 394.87. The project will need to maintain the compensatory storage volume on site at a one to one ratio. The project has proposed to place the building on piles in order raise the building high enough to provide the required compensatory storage. The following shall be fully addressed as part of the Civil Construction Permit Application: i. An emergency overflow spillway, or similar system, shall be provided that, in the event all discharge tight line systems are full or plugged, directs storm water into the roadway surface as oppose to the proposed building or upstream properties. ii. The open channel below the building will be required to be privately maintained, however, an easement shall be provided to the City to allow the City to access and in an emergency maintain the facility. iii. Access routes/hatches above the open channel and adjacent to the Bremerton Avenue NE shall be provided to access and maintain the bottom of the channel. iv. A clearance of 10 feet vertically (from highest elevation within horizontal clearance) and 15 foot horizontally, centered over the channel shall be provided. 3. Surface water system development fee is $0.720 per square foot of new impervious surface, but not less than $1,800.00. This is assessed based on the final approved civil construction plans and payable prior to issuance of the construction permit. TRANSPORTATION/STREET 1. The 2019 transportation impact fees based on land use category is available in the Fee Schedule at the City of Renton website. Transportation impact fees that are current are payable at the time of building permit issuance. 4th Dimension Building – LUA19-000153 Page 8 of 10 2. Existing right-of-way width fronting the site in Bremerton Ave NE is 25 feet. Bremerton Ave NE is classified as a residential access road. To meet the City’s complete street standards, half street improvements including a 26-foot paved roadway, 0.5- foot wide curb, 8-foot planter strip and 5-foot sidewalk are required to be constructed in the right of way fronting the site per City code 4-6-060. Final right of way and dedication width shall be subject to survey. The proposed project provides the required street section. a. Staff recommends a condition of approval to connect the proposed sidewalk on the north side of the Bremerton Avenue NE frontage to the existing sidewalk. This will require, at minimum, a public access easement be obtained from the northern property owner. b. As part of the Civil Construction Permit Application, the existing lane line along Bremerton Avenue NE shall be identified for removal and installation of new lane lines and pavement markings shall be proposed. Please see provided sketch following Transportation Comment #3 showing striping/re-striping comments along the property frontage. 3. Existing right-of-way width in this section of NE 4th Street is 84 feet. NE 4th is classified as a Principal Arterial. There is the NE 4th Street corridor improvement plan. To meet the requirements, half street improvements including a 0.5-foot wide curb, 5-foot wide landscaped planter, 5-foot wide sidewalk, a 5- foot bike lane, a 22 foot paved roadway and 6 feet for a left turn lane will be required fronting the site per City code 4-6-060. Dedication of 1.5- foot of right of way will be required fronting the site. This will provide for a future 87-foot wide right of way in NE 4th Street. The proposed project provides the required street section. 4. ADA compliance is required for frontage improvements. a. As part of the Civil Construction Permit Application, two ADA ramps shall be installed at northeast corner of Bremerton Avenue NE and NE 4 th Street (one facing west and one facing south). Existing companion ramps on the northwest and southeast corners of the intersection shall be upgraded to current ADA standards. Please see provided sketch showing ADA improvement comments along the property frontage. 4th Dimension Building – LUA19-000153 Page 9 of 10 4th Dimension Building – LUA19-000153 Page 10 of 10 5. A traffic analysis dated July 2019, was provided by Gibson Traffic Consultants, Inc. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. Based on the calculations provided, the proposed development would average 277 new daily vehicle trips. Weekday peak hour AM trips would generate 12 new vehicle trips. Weekday peak hour PM trips would generate 26 new vehicle trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. a. The values provided in the table do not appear to match values generated based on the 10th edition of the ITE Manual and should be verified prior to submittal. 6. Transportation concurrency has been provided under separate cover. 7. Driveways shall follow requirements of RMC 4-4-080, RMC 4-6-060, and the requirements of the Renton Fire Authority. 8. Street lighting in accordance with City Standards is required along all public street frontages for commercial sites with commercial structures larger than 5,000 square feet. A street lighting plan and photometric analysis shall be submitted as part of the construction permit submittal. 9. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL 1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. All new utility lines (i.e. electrical, phone, and cable services, etc.) must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. A 15-foot utility easement will be required for any new public water main, hydrants and water meters within private property. 5. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 6. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 7. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 8. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information.