Loading...
HomeMy WebLinkAboutD_Family_First_Community_Center_Short_Plat_Decision_20200908DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Family_First_Community_Center_Short_Plat_Decision_030620 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: March 6, 2020 Project File Number: PR18-000336 Project Name: Family First Community Center Short Plat Land Use File Number: LUA20-000024, SHPL-A Project Manager: Clark H. Close, Senior Planner Owner: Renton School District 403, 300 SW 7th St, Renton, WA 98057 Applicant: Russ Woodruff, City of Renton, 1055 S Grady Way, Renton, WA 98057 Contact: Steven Berg, North Peak Associates LLC, 17270 Woodinville Redmond Rd NE Ste 705, Woodinville, WA 98072 Project Location: 16022 116th Ave SE, Renton, WA 98058 (APN 2823059034) Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an existing 14.9-acre site into two (2) lots to construct a community center at 16022 116th Ave SE on the south portion of Renton School District’s property. The property is proposed to be divided as follows: Lot 1 – 128,508 sf (2.95 acres) and Lot 2 – 515,182 sf (11.83 acres) with a net density of 0.14 du/ac. The existing elementary school would remain on Lot 2 and the future community center would be constructed on Lot 1. The existing site is zoned Residential-6 (R-6) and is currently occupied by Cascade Elementary School, supplemental portable classrooms, and related play areas, parking, and mechanical equipment. Access to the new facility would be provided via an existing driveway at the south end of the property off 116th Ave SE and ingress and egress improvements would be completed on the next adjacent driveway to the north for two-way traffic plus a proposed Bus Only lane. Site improvements would also include 90 new onsite parking spaces and 29 shared parking spaces with the school in front of the proposed community center. A minimum 10-foot wide fully sight-obscuring landscape visual barrier would be provided along the south property line within the construction limits. No critical areas were identified on the site. The applicant is proposing to remove eight (8) significant trees. On December 6, 2019, the project received conditional use permit, site plan, height variance, street waiver, and driveway design modification to construct the Family First Community Center (LUA19-000212). Site Area: 14.9 acres SE 160th St SE 162nd St SE 22nd Pl 111th PL SE 113th Ave SE 114th Ave SE 116th Ave SE SE 160th St 119th Ave SE 120th Ave SE 121st Ave SE 122nd Ave SE SE 163rd St SE 161st St SE 162nd St DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 2 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Drawing Exhibit 3: Neighborhood Detail Map Exhibit 4: Topographic and Boundary Survey Exhibit 5: Overall Site Plan Exhibit 6: Site Plan Exhibit 7: Landscape Drawings Exhibit 8: Shadow Plat Map Exhibit 9: Technical Information Report, prepared by Coughlin Porter Lundeen, dated December 9, 2019 Exhibit 10: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated June 8, 2018 Exhibit 11: Arborist Report, prepared by City of Renton Urban Forestry & Natural Resources Manager, dated August 26, 2019 Exhibit 12: Traffic Impact Study, prepared by TENW, dated February 13, 2019 Exhibit 13: Construction Mitigation Description Exhibit 14: Family First Community Center Building Permit Set Exhibit 15: Site Photos Exhibit 16: Family First Community Center Staff Report to the Hearing Examiner (LUA19-000212) Exhibit 17: Family First Community Center Hearing Examiner Decision (LUA19-000212) Exhibit 18: Water Availability Certificate from Soos Creek Water and Sewer District Exhibit 19: Sewer Availability Certificate from Soos Creek Water and Sewer District Exhibit 20: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Renton School District 403, 300 SW 7th St, Renton, WA 98057 2. Zoning Classification: Residential-6 (R-6) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Educational Institution (Cascade Elementary School) 5. Critical Areas: Regulated Slopes (>15% & <=25%) 6. Neighborhood Characteristics: a. North: High pressure natural gas transmission pipelines operated by Williams – Northwest Pipeline and detached single-family residential dwellings. Residential Medium Density (MD) Comprehensive Plan Land Use Designation; Residential-6 (R-6). DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 3 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 b. East: Detached single-family residential dwellings. Residential Medium Density (MD) Comprehensive Plan Land Use Designation; Residential-6 (R-6). c. South: Detached single-family residential dwellings. Residential Medium Density (MD) Comprehensive Plan Land Use Designation; Residential-6 (R-6). d. West: Religious institutions and detached single-family residential dwellings. Residential Medium Density (MD) Comprehensive Plan Land Use Designation; Residential-6 (R-6). 7. Site Area: 14.9 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (Benson Hill) A-06-002 5327 03/01/2008 Family First Community Center LUA19-000212 N/A 12/06/2019 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by Soos Creek Water and Sewer District. b. Sewer: Wastewater service is provided by the Soos Creek Water and Sewer District. c. Surface/Storm Water: There is an existing storm drainage system in 116th Ave SE. Stormwater runoff from the existing site consists of surface, shallow, and piped flow to the existing biofiltration swale located on the south side of the site, which then discharges to the existing stormwater system at the southeast corner of the site as defined by the project Technical Information Report dated August 22, 2019 prepared by Coughlin Porter Lundeen. 2. Streets: 116th Ave SE is a Minor Arterial Street with an existing right-of-way (ROW) width of 60 feet as measured using the King County Assessor’s Map. The pavement width is 35 feet (two 11-foot lanes with a seven-foot (7’) shoulder on the west side of the roadway) with a one-half foot (0.5’) wide curb, six-foot (6’) planter strip, and a five-foot (5’) wide sidewalk on the east side of the roadway. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 4 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on January 29, 2020 and determined the application complete on February 4, 2020. The project complies with the 120-day review period. 2. The existing parcel is located at 16022 116th Ave SE, Renton, WA 98058 (APN 2823059034). The assigned address to the community center is 16200 116th Ave SE (Exhibit 3). 3. The project site is currently developed as Cascade Elementary School with supplemental portable classrooms, detached accessory building, playgrounds, and surface parking (Exhibit 15). 4. Access to the site would be provided via 116th Ave SE (Exhibits 5 and 6). Direct access to the new facility would be provided via an existing driveway at the south end of the property. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential-6 (R-6) zoning classification. 7. There are approximately 21 inventoried trees, within the immediate vicinity of the project site, the applicant is proposing to retain 12 trees (Exhibit 7). 8. No significant critical areas were identified on the site (Exhibits 16 and 17). 9. Approximately 4,200 cubic yards of export material is proposed in order to prepare the site for the community center improvements. 10. The applicant is proposing to begin construction in May 2020 and end in July 2021 (Exhibit 13). 11. Staff received no public or agency comments. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development (Exhibit 20). These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following development standards if all conditions of approval are met: DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 5 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 Compliance Comprehensive Plan Analysis  Policy L-2: Support compact urban development to improve health outcomes, support transit use, maximize land use efficiency, and maximize public investment in infrastructure and services.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design.  Policy L-50: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings.  Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods.  Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide for respite, recreation, and sun/shade.  Policy L-60: Improve the appearance of parking lots through landscaping and screening.  Policy L-61: Promote environmentally friendly, energy-efficient development, including building and infrastructure.  Policy L-62: Create a supportive environment for cultural activities and the arts.  Policy L-63: Collaborate with schools, businesses, and faith-based groups to promote healthy lifestyles through education, activity, and nutrition.  Policy L-64: Design buildings with provisions for evacuation in case of all types of emergency events. 14. Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City’s Zoning Map. Development in the R-6 zone is intended to be single-family residential at moderate density.The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-6 Zone Develop Standards and Analysis  Use: Pursuant to RMC 4-2-060, City government facilities (community center) require a Hearing Examiner Conditional Use Permit in all zones. Staff Comment: In 2019, the applicant received a Hearing Examiner Conditional Use Permit to construct a community center (Family First Community Center) under LUA19-000212 (Exhibits 16 and 17). The proposed new facility will consist of a one- story 21,164 square foot facility with 90 new onsite parking spaces and 29 shared parking spaces, stormwater systems, and site access and landscaping improvements. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 6 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 The new facility would be open to the general public and would offer services such as after school programs and activities, health care offices with labs, counseling services, childcare for facility users, community garden and demonstration kitchen, lunch room, locker rooms, gym, and fitness programs. The proposed new community center would support the goals of enhancing social equity and resiliency and fostering safe, healthy, cohesive neighborhoods that accommodate a diverse population. Additionally, the community center offers, employment opportunities, active recreation and would be a community resource that brings people together.  Density: The density range permitted in the R-6 zone is a minimum 3.0 up to a maximum of 6.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: The applicant completed a non-binding plan or “shadow plat” to show the possible future subdivision lines of both resulting lots (Exhibit 8). Lot 1 could be divided into 11 lots with a net density of 5.2 du/ac. Lot 2 could be developed into 35 lots with a net density of 3.8 du/ac. As shown in the shadow plat, the minimum and maximum density requirements of the R-6 zone could be achieved if the proposed lots were to redevelop into a residential subdivision.  Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot depth of 90 feet is required. The following table identifies the proposed approximate dimensions for Lots 1 and 2: Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 ± 128,508 236.60 495.86 Lot 2 ± 515,182 563.51 810.11 Staff Comment: All lots would comply with the lot dimension standards of the R-6 zone.  Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet, side yard is combined 15 feet with not less than 5 feet on either side, secondary front yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet. Staff Comment: The applicant is proposing to reconfigure the existing shared parking spaces along 116th Ave SE. In addition, the community center building is proposed to be located east of the existing shared parking and south of Cascade Elementary School. The proposed approximate building setbacks from the proposed property lines of Lot 1 would be as follows: approximately 159’-9” to the westernmost property line of Lot 1, 36’-6 ½” to the north property line, approx. 238’-3 ¼” to the east property line, and approx. 66’7” to the south property line. The community center would also include a minimum 60-foot separation distance from the southeast corner of the existing elementary school. In addition, the existing elementary school would have an approximate side yard setback of 25’- 4 ½” from the newly created south property line. Compliance with new building setback requirements would be verified at the time of building permit review. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 7 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 Compliance not yet demonstrated Building Standards: The R-6 zone has a maximum building coverage of 40% and a maximum impervious surface coverage of 55%. In the R-6 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The applicant is proposing an approximately 21,164 square foot structure on the proposed 2.95-acre parcel (Lot 1). According to King County Department of Assessments, the existing elementary school has a gross building area of 45,701 square feet. The parcel also includes three (3) portables (approx. 1,955 square feet) and a detached accessory building (approx. 6,865 square feet). The Family First Community Center would have a lot coverage of 16.5 percent (21,164 square feet / 128,508 square feet = 16.5%). The elementary school buildings would have a building coverage of approximately 11.3 percent (58,431 square feet / 515,182 square feet = 11.3%). The impervious surface coverage proposed for the community center is 55 percent (70,598 square feet + 158 square feet = 70,756 square feet / 128,508 square feet = 55%). The existing elementary school and accessory buildings would have an impervious surface area of the elementary school would be approximately 43 percent (221,310 square feet / 515,182 square feet = 43%). Following the division of the parcel, the existing elementary school and new community center would comply with the allowed building standards, namely maximum building coverage and maximum impervious surface coverage of the R-6 zone. The applicant received a height variance to the maximum building height of the R-6 under LUA19-000212. The extra roof height is needed for the basketball court. The roof height would be 33’-3”. The proposed one-story building would be similar in height to the adjacent Cascade Elementary School building. Building height, building coverage, and impervious surface coverage for the community center would be further verified at the time of building permit review.  Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 8 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 frontage, street trees are required in the front yard subject to approval of the Administrator. Staff Comment: The applicant submitted a conceptual landscape plans (Exhibit 7) with the project application. The landscape plan includes a planting plan which contains several different tree and shrub species, including but not limited to, October glory maple, sour gum, Austrian black pine, Douglas fir, Hogan cedar, vine maple, Persian parrotia, Japanese stewartia, aurea and Kelsey dogwood, Oregon grape, pacific wax myrtle, gulf stream heavenly bamboo, western sword fern, red flowering currant, nootka rose and common white snowberry. Groundcover would include kinnikinnick, gaultheria shallon salal, bioretention mix, and sedum for the green roof. In addition, the applicant has proposed raised planter beds for a community garden near the building entrance. Perimeter parking lot landscaping and interior parking lot landscaping are shown on the landscape plans and are consistent with RMC 4-4-070. Landscaping would be installed prior to final occupancy of the community center. The proposed paving plan includes a six-foot (6’) wide sidewalk from 116th Ave SE to the building entrances and exists. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 30 percent (30%) of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: The project area includes approximately 2.19 acres of grass fields and native vegetation. The development would decrease the amount of pervious area and landscape to approximately 1.02 acres. The applicant’s Arborist Report, prepared by Ian Gray, City of Renton Urban Forestry & Natural Resources Manager (dated August 26, 2019; Exhibit 11), inventoried 21 trees in the vicinity of the project site. The applicant is proposing to remove eight (8) significant trees (Linden and Paper Birch). Five (5) of the eight (8) trees to be removed were found to be dead. In addition, one of the poor damaged trees is located within the footprint of the proposed building. Pursuant to RMC 4-4-130.H, tree retention standards in a residential zone (specifically Residential-6 zone) require at least thirty percent (30%) significant tree retention DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 9 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 during and post development. The applicant is proposing to retain 12 of the project area’s significant trees. According to the Arborist Report, trees being retained would be required to have protective fencing placed at the dripline (as located by the longest extended branch scribed as a circle at that distance radially around the entire tree). Where driplines extend over existing hardscape, fencing would be placed at the edge of that hardscape. All driplines of trees on adjacent properties which may overhang the development parcel would be respected in the same manner and soil disturbance and root damage shall be avoided wherever possible. If roots are encountered they should be cut with a sharp tool cleanly back to the edge of the soil. No entrance into the tree protection zone (TPZ) would be allowed. Where trees are grouped, protective fencing shall be erected to encircle the whole group at the driplines. The City Arborist would be available to consult once the project is underway, particularly when tree protection zones need to be delineated in the field. In addition to tree protection, the applicant is proposing to enhance the existing landscaping onsite by planting 69 new trees, including deciduous trees (14-October glory maple, 12-sour gum), evergreen trees (3-Austrian black pine, 12 Douglas fir, 9- hogan cedar), and accent trees (11-vine maple, 2-Persian parrotia, and 6-Japanese stewartia). The proposed new trees would be planted and irrigated throughout the project site, as shown on the landscape drawings (Exhibit 7).  Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The RMC does not provide a specific parking calculation for Community Centers. When a parking standards is not identified for a specified use, per RMC 4-4-080.F.10.d, then staff shall determine which of the uses in the parking code is most similar based upon staff experience with various uses and information provided by the applicant. The applicant submitted a parking demand analysis with the Family First Community Center Traffic Impact Study (Exhibit 12). The parking impact analysis was conducted by TENW to evaluate the supply/demand generated by the proposed project. For the project, the Institute of Transportation Engineers Parking Generation, Fifth Edition, 2019, was used to determine parking demand for the proposed Family First Community Center project at Cascade Elementary School. Based upon Recreational Community Center and Clinic, direct application of published rates estimate the peak development parking demand at a total of 92 parking stalls (Recreational Community Center (ITE LUC 495) – 77 stalls and Clinic (ITE LUC 630) – 15 for the clinic). Onsite improvements would also include 90 new onsite parking spaces and 29 shared parking spaces with the elementary school. The shared parking spaces and contained parent drop-off/pick-up area would be maintained at its current location but contained to avoid conflict with the primary access for the proposed community center. During non- peak school periods, the driveway restrictions from the southern parking lot could be removed/opened by the School District and/or the Family First Community Center. As DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 10 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 needed, the school would be able to utilize the shared parking or community center parking lot. The applicant’s parking demand study, included in the Traffic Impact Study, indicated that the 90 new onsite parking spaces, combined with the 29 shared parking spaces with the school in front of the proposed community center would comply with the peak development parking demand and no parking spillover is anticipated. Based on the provided parking analysis, staff has determined the 90 new onsite parking spaces and the 29-shared parking spaced with Cascade Elementary School would be sufficient to meet the parking demand for this site and therefore the project is compliant with the parking regulations. If the parking followed the ‘other recreational’ uses with a minimum and maximum of 1 per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton, the parking demand would be far higher than 92 parking stalls designated by the ITE manual. The proposed parking conforms to the minimum requirements for compact stalls, drive aisle, standard parking stall, dimensions and the provision of ADA accessible parking stalls. According to the Hearing Examiner Decision, adequate parking will be provided (Exhibit 17). Based on the provided parking analysis, the 90 new onsite parking spaces and the 29-shared parking spaces with Cascade Elementary School would be sufficient to meet the parking demand for this site and therefore the project is compliant with the parking regulations.  Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Bicycle parking spaces shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For in-building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet (6') high, or be floor-to-ceiling. Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at 10 percent (10%) of the number of required off-street parking spaces. The project would be required to provide a minimum of nine (9) off-street bicycle parking stalls. In addition, bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather per RMC 4-4-080.F.11.c. Acceptable examples include bike lockers, bike check-in systems, in- building parking, and limited access fenced areas with weather protection. The applicant is proposing to provide nine (9) off-street bike lockers for secure extended use near the southeast corner of the building. The proposed bike lockers would comply with bicycle parking requirements.  Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 11 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 Staff Comment: No new fences or retaining walls are proposed for the project. 15. Design Standards: The parcel is not located in a Design District; therefore, design standards do not apply. 16. Critical Areas: Project sites, which contain critical areas, are required to comply with the Critical Areas Regulations (RMC 4-3-050). The site contains regulated slopes, shown as >15 percent to <25 percent in City of Renton (COR) Maps. The regulated slopes appear to be manmade with the designed grading of the site with the construction of the elementary school (Exhibit 4). A Geotechnical Engineering Report, prepared by The Riley Group, Inc. (RGI), dated June 8, 2018 (Exhibit 10), was submitted with the preliminary plat application materials. According to the submitted report, the site is suitable for the proposed construction from a geotechnical standpoint. See Hearing Examiner Staff Report with the SEPA Environmental Review Committee Report and exhibits for more critical areas analysis and review (Exhibit 16). 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis  Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to the site would be provided via 116th Ave SE (Exhibits 5 and 6). Direct access to the new facility would be provided via an existing driveway at the south end of the property. The development is expected to make improvements to access and circulation to and from the property through the re-using the existing driveway location and via driveway access improvements on a second adjacent driveway located on 116th Ave SE. The site provides vehicle and pedestrian access via an existing driveway at the south end of the property off 116th Ave SE and ingress and egress improvements would be completed on the next adjacent driveway to the north for two-way traffic plus a proposed bus only lane for improved access and circulation. Onsite improvements would also include a six-foot (6’) wide sidewalk from 116th Ave SE to the proposed building. In addition, onsite sidewalk improvement would be completed around the facility and to the elementary school to provide safe walking routes between the two (2) onsite uses. The only vehicular access to the parcel is from 116th Ave SE. Access to the new facility would be provided via an existing driveway at the south end of the property, from 116th Ave SE. Ingress and egress improvements would be completed along the property frontage at the existing driveway and the next adjacent driveway to the north for two- way traffic plus a proposed bus only lane. The applicant is proposing access and circulation improvements over existing conditions to promote safety and efficiency of the internal circulation system by making improvements to the southernmost driveways. Per the Traffic Impact Study, prepared by TENW (Exhibit 12), several recommendations related to the arrival and dismissal periods to help with circulation including: 1) restricting parent’s drop-off/pick-up operations on-site within the existing southern parking lots, 2) reconfiguring the parking DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 12 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 lot to provide more perpendicular parking and a “by-pass” lane to accommodate peak dismissal periods, and 3) consolidate the central drive providing a more elongated on- site queuing area. The frontage improvement design and construction is expected to improve parent drop-off/pick-up operations and bus access and circulation for Cascade Elementary School. The site plan includes internal drive aisles for improved access to designated parking spaces and circulation to and from the proposed community center and existing elementary school improvements. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration.  Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-6 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Staff Comment: As discussed under FOF 14 both lots meet the minimum lot dimensional requirements for the R-6 zone. Lot 1 is not rectangular; however, it is a large lot with 89.37 linear feet of frontage along the street and a determined lot width of 236.60 feet. Adequate developable area of the lot is demonstrated by the proposed building permit set of drawings for the Family First Community Center and proposed 90 new surface parking stalls (Exhibit 14). Lot 2 does not resemble a typical lot shape; however, it would still comply with requirements for minimum lot size, depth, and width. Both lots would be oriented to 116th Ave SE and future function would be improved based on the proposed frontage and access improvements. Compliant if conditions of approval are met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The applicant would retain access from 116th Ave SE and no additional street connections are proposed for the two (2) lot short plat. Installation of frontage improvements along 116th Ave SE would require the applicant to remove existing sidewalks and install a wider roadway by two and one-half feet (2 ½’), a two-foot (2’) wider planter strip along the property frontage, and reconstruct the sidewalk. The impacts of construction would have a negative impact on other properties and retaining the existing improvements would not have a negative impact on other properties. The applicant received a waiver from street frontage improvements along 116th Ave SE under LUA19-000212 with the condition that the applicant dedicate five and one-half feet (5 ½’) of right-of-way along 116th Ave SE so that when the City does secure the funding for the frontage improvements, the right-of-way is available to install improvements. Right-of-way dedication would be completed with short plat recording. In addition, the applicant would be required to bring the existing driveway curb ramps (6 total) along the project frontage up to current ADA standards. The ADA ramp improvements shall be included in the construction permit application for the proposed project and shall be completed prior to building final occupancy. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 13 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat would not change the existing nature of the subject property and remains compatible with surrounding uses. Any future use of the elementary school or community center would be required to meet current zoning use and development regulations. 18. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $2.36 per square foot of leisure facilities space. However, RRFA has indicated that they will use the non-profit rate of $0.15 per square foot, instead of the leisure facility rate of $2.36 per square foot for this project. This fee is paid at time of building permit issuance. The identified fee reflect the 2020 applicable fee. All fees assessed would be based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type.  Schools: Family First Community Center would be serving Cascade Elementary School and would not add new students to the Renton School District. There is a safe connection via new and proposed sidewalks for students to walk from the Family First Community Center to Cascade Elementary School and back.  Parks: No park impact fees would be required for Family First Community Center.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Technical Information Report (TIR), dated December 9, 2019 (Exhibit 9), was submitted by Coughlin Porter Lundeen with the Short Plat 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 Renton Surface Water Design Manual (RSWDM) and the applicant would be required to provide Enhanced Basic water quality treatment for this project. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. In addition, a Stormwater Pollution Prevention Plan (SWPPP) would be required for this site. The development is subject to a surface water system development charge (SDC) for stormwater. The 2020 SDC for stormwater is $0.76 per square foot of new impervious surface area, but not less than $1,900.00. This fee is payable prior to issuance of the construction permit.  Water: The applicant would be required to provide a minimum of three (3) fire hydrants. The location and number of fire hydrants would be determined by the Renton Regional Fire Authority based on the final fire flow demand and final site plan. A fire hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). A water availability certificate from Soos Creek Water and Sewer District was DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 14 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 provided with the construction permit submittal (Exhibit 18). Review of the water plans would be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to civil construction permit issuance.  Sanitary Sewer: A sewer availability certificate from Soos Creek Water and Sewer District was provided with the construction permit submittal (Exhibit 19). Review of the sewer plans would be conducted by Soos Creek Water and Sewer District. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to civil construction permit issuance. I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. 2. The subject site is located in the Residential-6 (R-6) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3. The proposed Short Plat complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 16. 4. The proposed Short Plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 5. The proposed Short Plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 6. There are adequate public services and facilities to accommodate the proposed Short Plat, see FOF 18. 7. Key features which are integral to this project include access and circulation improvements, a recreational community center, after-school programs and activities, Maker-Space studios for students, a community health clinic, and a gathering place for everyone – kids, adults, and seniors. J. DECISION: The Family First Community Center Short PlatShort Plat, File No. LUA20-000024, SHPL-A, as depicted in the Preliminary Short Plat Drawing (Exhibit 2), is approved and is subject to the following conditions: 1. The applicant shall comply with the conditions of the land use permit (LUA19-000212), dated December 6, 2019. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED on March 6, 2020 to the Owner/Applicant/Contact: DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 3/6/2020 | 2:37 PM PST City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 15 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 Owner: Applicant: Contact: Renton School District 403 300 SW 7th St Renton, WA 98057 Russ Woodruff City of Renton 1055 S Grady Way Renton, WA 98057 Steven Berg North Peak Associates LLC 17270 Woodinville Redmond Rd NE, Ste 705 Woodinville, WA 98072 TRANSMITTED on March 6, 2020 to the Parties of Record: Matt Feldmeyer Renton School District 403 7812 South 124th St Seattle, WA 98178 Meredith Everist Baylis Architects 10801 Main St, #110 Bellevue, WA 98004 A. Helmick 2104 Aberdeen Pl SE Renton, WA 98507 Joann Lee 555 S Renton Vlg. Pl, Ste. 770 Renton, WA 98057 Maureen Noonan 16130 119th Ave SE Renton, WA 98058 Clay R Gustaves 22909 NE Redmond Fall City Rd Redmond, WA 98053 Via Email: J. Binkley, V. Brokx, J. Carbajal, C. Cornwall, L. Cummings, M. Duncan, R. Edgar, E. Engelhardt, S. Iverson, T. Le, M. Maxwell, C. Meyer, V. O'Halloran, W. Osborne, K. Palosaari, R. Parker, W. Phillips, J. Seil, C. Seil, S. Schaewe, B. Spangler, P. Spangler, J. Thomas, M. Thompson, K. Thompson, L. Vu, and D. Woods TRANSMITTED on March 6, 2020 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property & Technical Services Manager Vanessa Dolbee, Current Planning Manager Anjela Barton, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on March 20, 2020. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 City of Renton Department of Community & Economic Development Family First Community Center Short Plat Administrative Report & Decision LUA20-000024, SHPL-A Report of March 6, 2020 Page 16 of 16 D_Family_First_Community_Center_Short_Plat_Decision_030620 THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Family First Community Center Short Plat Land Use File Number: LUA20-000024, SHPL-A Date of Report March 6, 2020 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Steven Berg North Peak Associates LLC 17270 Woodinville Redmond Rd NE Ste 705, Woodinville, WA 98072 Project Location 16022 116th Ave SE, Renton, WA 98058 The following exhibits are included with the Short Plat report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Drawing Exhibit 3: Neighborhood Detail Map Exhibit 4: Topographic and Boundary Survey Exhibit 5: Overall Site Plan Exhibit 6: Site Plan Exhibit 7: Landscape Drawings Exhibit 8: Shadow Plat Map Exhibit 9: Technical Information Report, prepared by Coughlin Porter Lundeen, dated December 9, 2019 Exhibit 10: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated June 8, 2018 Exhibit 11: Arborist Report, prepared by City of Renton Urban Forestry & Natural Resources Manager, dated August 26, 2019 Exhibit 12: Traffic Impact Study, prepared by TENW, dated February 13, 2019 Exhibit 13: Construction Mitigation Description Exhibit 14: Family First Community Center Building Permit Set Exhibit 15: Site Photos Exhibit 16: Family First Community Center Staff Report to the Hearing Examiner (LUA19-000212) Exhibit 17: Family First Community Center Hearing Examiner Decision (LUA19-000212) Exhibit 18: Water Availability Certificate from Soos Creek Water and Sewer District Exhibit 19: Sewer Availability Certificate from Soos Creek Water and Sewer District Exhibit 20: Advisory Notes DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 VICINITY MAP ACKNOWLEDGMENTS DEDICATION N/A SURVEYOR'S CERTIFICATERECORDER'S CERTIFICATE RECORDING NO. NORTH PEAK ASSOCIATES LLC PROFESSIONAL LAND SURVEYORS CITY OF RENTON SHORT PLAT 17270 WOODINVILLE REDMOND ROAD NE, SUITE 705 WOODINVILLE, WA 98072 (206) 601-4682 WWW.NORTHPEAKASSOCIATES.COM SCALE DEPARTMENT OF ASSESSMENTS PORTION OF VOL./PG.CITY OF RENTON FILE NO. _______________ NW 1/4 OF THE NW 1/4, SEC. 28, TWP. 23 N., RGE. 5 E., W.M. FAMILY FIRST COMMUNITY CENTER LAND RECORD NO. _______________ LEGAL DESCRIPTION RESTRICTIONS EASEMENT PROVISIONS MERIDIAN NOTES REFERENCES BASIS OF BEARINGS 01/29/2020 EXHIBIT 2 RECEIVED Clark Close 01/29/2020 PLANNING DIVISION DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 116TH AVENUE SESE 163RD STREET 119TH AVENUE SESE 162ND STREET CITY OF SEATTLE PIPELINE R/W RECORDING NO. NORTH PEAK ASSOCIATES LLC PROFESSIONAL LAND SURVEYORS CITY OF RENTON SHORT PLAT 17270 WOODINVILLE REDMOND ROAD NE, SUITE 705 WOODINVILLE, WA 98072 (206) 601-4682 WWW.NORTHPEAKASSOCIATES.COM SCALE PORTION OF VOL./PG. FILE NO. _______________ NW 1/4 OF THE NW 1/4, SEC. 28, TWP. 23 N., RGE. 5 E., W.M. FAMILY FIRST COMMUNITY CENTER LAND RECORD NO. _______________ 0100 50 100 1001 INCH = FT. SECTION BREAKDOWN LEGEND 01/29/2020 DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 116TH AVENUE SESE 163RD STREET 119TH AVENUE SESE 162ND STREET CITY OF SEATTLE PIPELINE R/W RECORDING NO. NORTH PEAK ASSOCIATES LLC PROFESSIONAL LAND SURVEYORS CITY OF RENTON SHORT PLAT 17270 WOODINVILLE REDMOND ROAD NE, SUITE 705 WOODINVILLE, WA 98072 (206) 601-4682 WWW.NORTHPEAKASSOCIATES.COM SCALE PORTION OF VOL./PG. FILE NO. _______________ NW 1/4 OF THE NW 1/4, SEC. 28, TWP. 23 N., RGE. 5 E., W.M. FAMILY FIRST COMMUNITY CENTER LAND RECORD NO. _______________ 0100 50 100 1001 INCH = FT. LEGEND 01/29/2020 DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 FAMILY FIRST COMMUNITY CENTER 116TH AVE SESE 163RD ST. SE 164TH ST.119TH AVE SE120TH AVE SE121ST AVE SESE 162ND ST. SE 164TH ST. SE 162RD ST. SE 22ND ST.114TH AVE SESE 161ST ST. 9/5/2019FAMILY FIRST COMMUNITY CENTER P1.01 NEIGHBORHOOD DETAIL MAP RENTON, WA 1" = 200'-0"1 Neighborhood Detail Map 10050 0 400200 1"=200'-0" EXHIBIT 3 16200 16022 RECEIVED Clark Close 01/29/2020 PLANNING DIVISION DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 TOPOGRAPHIC & BOUNDARY SURVEY TOPOGRAPHIC & BOUNDARY SURVEYBASIS OF BEARINGSLEGAL DESCRIPTIONVERTICAL DATUMSURVEYOR'S NOTESVICINITY MAPN.T.S.REFERENCESFAMILY FIRST COMMUNITY CENTERN.T.S.CONTROL MAPSCHEDULE B ITEMSEXHIBIT 4Entire DocumentAvailable in Laserfiche Submittals FolderClick HERE to access Digital Records LibraryRECEIVEDClark Close 09/11/2019PLANNING DIVISIONDocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 FAMILY FIRST COMMUNITY CENTER EXISTING SCHOOL SHARED EXISTING PARKING EXISTING PROPERTY LINE EXISTING BALL FIELD116TH AVEROW DEDICATION PROP LINE COMMUNITY CENTER ACCESS DRIVE COMMUNITY GARDEN PARKING PARKING MEREDITH EVERIST #8167 PROJECT NUMBER: PROJECT MANAGER: DRAWN BY: COPYRIGHT © 2019 BAYLIS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, IS THE PROPERTY OF BAYLIS ARCHITECTS INC., AND MAY NOT BE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTEN CONSENT OF BAYLIS ARCHITECTS INCORPORATED. REVISIONS: STATE OF WASHINGTON REGISTERED ARCHITECT 1/14/2020 2:36:34 PMA100.a OVERALL SITE PLAN 16-0996 Author CheckerFAMILY FIRST COMMUNITYCENTERRENTON, WABUILDING PERMIT01/15/20SET164 0 6432 1/32"=1'-0" 8 1/32" = 1'-0"1 SITE PLAN - SCHOOL NO. DESCRIPTION DATE RECEIVED Clark Close 01/29/2020 PLANNING DIVISION EXHIBIT 5 16022 DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 466.97 GPPP #3170055' -0"16' -2"19' -6"38' -0" (1/3 OF EXIT DISTANCE, SPRINKLERED)113' -11"11' -2" (1/3 OF EXIT DISTANCE, SPRINKLERED) 33' -5" T T VAN C C C C C C C C C C CC C C C C C C C C C CCCCCCCCCCC1 2 A B E F 11 FAMILY FIRST COMMUNITY CENTER N E W EXISTING SCHOOL DROP OFF ZONE ENTRYEXIT EXISTING PARKING 21 STALLS PROPOSED PROPERTY LINE PROPOSED PROPERTY LINE EXISTING PROPERTY LINEPROPOSED PROPERTY LINE EXISTING PROPERTY LINE PROPOSED PROPERTY LINEN89°10'39"W 495.86'N00°49'21"E 236.60'N89°10'39"W 24.43'N00°49'21"E 117.79'116TH AVEEXISTING BALL FIELD D R IV EW A Y 2 2 6 ' - 0 " BUS LANE TRANSFORMER PAD ROW DEDICATION 5' - 6" PROPOSED FRONTYARD SETBACK 25' - 0"PARKING OVERHANGR= 50.00' = 37°45'38" L = 32.95' ∆ COMMUNITY GARDEN R 6' - 0" T YP .R 6' - 0"6' - 0"6' - 0 15/16" CISTERN (BID ALTERNATE) CISTERN (BID ALTERNATE) EXIT EXIT 155'-2" A601 20 TYP.9'-0"TYP.8'-6"R 45' - 0"R 50' - 0"TYP. 9'-0" TYP. 5'-0"8'-0" TYP. 9'-0"9'-0"TYP. 9'-0"TYP.9'-0"6'-6"20'-0"40'-0"TYP.8'-6"14'-0" MIN. 40'-0"81'-2" LARGE VEHICLE PARKING 2'-0"R= 50.50' = 90°00'00" L = 79.33' ∆ N89°10'39"W 1.34'89.37'N89°10'39"W 810.11' 26'-6"33'-0"12'-6" 20'-0 1/2"13'-1" 54'-0 1/2"6'-0"6'-0"6'-0"12'-0"36'-6 1/2"16'-0"62'-0"4'-6 1/2"SETBACK, TYP.10'-0" SIDEYARD REARYARD SETBACK 25'-0"SIDEYARD SETBACK10'-0"SETBACK5'-0" SIDEYARDSIDEYARD SETBACK 10'-0" LIGHT POLE (REF. ELECTRICAL DRAWINGS) SITE LIGHT (REF. ELECTRICAL DRAWINGS) 7'-0"MIN.5'-0"461' - 6" 459' - 9 1/4" 458' - 9" 459' - 10" 461' - 6" 460' - 6" 1. REFER TO CIVIL & LANDSCAPE DRAWINGS FOR SITE DESIGN INFORMATION &DESIGN DETAILS. 2. REFER TO ELECTRICAL DRAWINGS FOR SITE LIGHT FIXTURE SPECIFICATIONS. 3. EXTERIOR LIGHT ENERGY CALCULATION BY ELECTRICAL CONSULTANT. 4. REFERENCE LANDSCAPE DRAWINGS FOR LANDSCAPE & HARDSCAPE AND COMMUNITY GARDEN INFO. 5. SEE LANDSCAPE DRAWINGS FOR BIKE LOCKERS, BENCHES, AND ALL SITE FURNISHINGS. MEREDITH EVERIST #8167 PROJECT NUMBER: PROJECT MANAGER: DRAWN BY: COPYRIGHT © 2019 BAYLIS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, IS THE PROPERTY OF BAYLIS ARCHITECTS INC., AND MAY NOT BE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTEN CONSENT OF BAYLIS ARCHITECTS INCORPORATED. REVISIONS: STATE OF WASHINGTON REGISTERED ARCHITECT 1/14/2020 2:36:36 PMA100.b SITE PLAN 16-0996 CL CheckerFAMILY FIRST COMMUNITYCENTERRENTON, WABUILDING PERMIT01/15/20SET1" = 20'-0"1 SITE PLAN 105 0 4020 1"=20'-0" SITE PLAN NOTES NO. DESCRIPTION DATE EXHIBIT 6 DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 EXHIBIT 7Entire DocumentAvailable in Laserfiche Submittals FolderClick HERE to access Digital Records LibraryRECEIVEDClark Close 01/29/2020PLANNING DIVISIONDocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 116TH AVENUE SECITY OF SEATTLE PIPELINE R/W NORTH PEAK ASSOCIATES LLC PROFESSIONAL LAND SURVEYORS 17270 WOODINVILLE REDMOND ROAD NE, SUITE 705 WOODINVILLE, WA 98072 (206) 601-4682 SHADOW PLAT FAMILY FIRST COMMUNITY CENTER SITE AREAS 01/29/2020EXHIBIT 8 RECEIVED Clark Close 01/29/2020 PLANNING DIVISION DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 ENGINEERING REPORT TECHNICAL INFORMATION REPORT FAMILY FIRST COMMUNITY CENTER RENTON, WA November 4, 2019 PREPARED FOR: City of Renton 1055 South Grady Way Renton, WA 98057 PREPARED THROUGH: City of Renton 1055 South Grady Way Renton, WA 98057 PREPARED BY: COUGHLIN PORTER LUNDEEN 801 Second Avenue, Suite 900 Seattle, WA 98104 P 206.343.0460 CONTACT / Keith Kruger, P.E. December 9, 2019 EXHIBIT 9 Entire Document Available in Laserfiche Submittals Folder Click HERE to access Digital Records Library RECEIVED Clark Close 09/11/2019 PLANNING DIVISION DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 Corporate Office 17522 Bothell Way Northeast Bothell, Washington 98011 Phone 425.415.0551 ♦ Fax 425.415.0311 www.riley-group.com GEOTECHNICAL ENGINEERING REPORT PREPARED BY: THE RILEY GROUP, INC. 17522 BOTHELL WAY NORTHEAST BOTHELL, WASHINGTON 98011 PREPARED FOR: MS. KELLY BEYMER ADMINISTRATOR OF COMMUNITY SERVICE DEPARTMENT CITY OF RENTON 1055 SOUTH GRADY WAY RENTON, WASHINGTON 98057 RGI PROJECT NO. 2018-130 FAMILY FIRST COMMUNITY CENTER 16022 116TH AVENUE SOUTHEAST RENTON, WASHINGTON 98058 JUNE 8, 2018 EXHIBIT 10 Entire Document Available in Laserfiche Submittals Folder Click HERE to access Digital Records Library RECEIVED Clark Close 09/11/2019 PLANNING DIVISION DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 08/26/2019Re.160221;6thAveFamilyfirstCommunityCenterLandUsePermit—TreeInventory&RetentionPlanHiRuss,Pleasefindattachedthetreeinventory&retentionworksheetfortheFamilyFirstCommunityCenterlandusepermitapplication.Fiveoftheeighttreestoberemovedaredead.IfReplacementtreeplantingisrequiredforthethreelivetreestoberemovedthereisspacefor2mediumstaturetreesneartree#7and1largestaturetreebetweentrees#1and#2.Treeprotectionnotesareincludedwiththetreeinventorytable.Iwouldbehappytoconsultoncetheprojectgetsunderwayandtreeprotectionzonesneedtobedelineated.Feelfreetocontactmewithanyotherquestionsinthemeantime.Kindregards,IanGrayUrbanForestry&NaturalResourcesManagerPhone:425-430-6601Email:IGrayRentonWA.govEXHIBIT 11Entire DocumentAvailable in Laserfiche Submittals FolderClick HERE to access Digital Records LibraryRECEIVEDClark Close 09/11/2019PLANNING DIVISIONDocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 TENW Transportation Engineering NorthWest Transportation Planning | Design | Traffic Impact & Operations PO Box 65254, Seattle, WA 98155 | Office (206) 361-7333 MEMORANDUM DATE: February 13, 2019 TO: Bob Mahn, Transportation Review Engineer Public Works Department - City of Renton CC: Russ Woodruff, Capital Project Coordinator – Facilities Community Services Department - City of Renton FROM: Michael J. Read, PE, Principal, TENW SUBJECT: Family First Community Center – Traffic Impact Study TENW Project No. 3612 This memorandum summarizes the results of a traffic impact analysis for a proposed development known as Family First Community Center, which would construct an approximate 22,000 square foot building with 18,300 square feet dedicated to a recreational community center and roughly 3,700 square feet dedicated to a community health clinic. Currently, approximately 133 new on-site parking stalls (112 are net new stalls) would be constructed at 16022 116th Avenue SE in Renton, WA. The project proposes to provide all access via two existing site access driveways onto 116th Avenue SE that would be shared with the adjacent Cascade Elementary School (CES) located north of the project site. Project Description The proposed development is located at 16022 116th Avenue SE in Renton, WA. A new 22,000 square foot recreational community center and 3,700 square feet community health clinic would be constructed with a total of 136 new on-site parking stalls with 112 net new stalls (21 existing parking stalls would be reconstructed as part of the development to provide 38 on-site parking stalls). The total size of the building would be approximately 22,000 square feet. Site access would be provided via two existing site access driveways (Center and South Driveways) onto 116th Avenue SE that would be shared with the adjacent Cascade Elementary School (CES) located north of the project site, but controlled by a gate during peak school arrival/dismissal periods. A loading area would be provided on the south side of the new community center building. A site vicinity map is provided in Figure 1 and a conceptual site plan is illustrated in Figure 2. Existing Transportation Conditions This section includes an inventory of existing roadway conditions, existing peak hour traffic volumes, intersection levels of service, Cascade Elementary School arrival-dismissal period observations, public transportation services, nonmotorized facilities and planned transportation improvements. EXHIBIT 12 Entire Document Available in Laserfiche Submittals Folder Click HERE to access Digital Records Library RECEIVED Clark Close 09/11/2019 PLANNING DIVISION DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 September 5, 2019 Family First Community Center PROPOSED CONSTRUCTION MITIGATION DESCRIPTION Proposed Construction Dates May 2020 – July 2021 Haul Routes A construction plan indicating haul routes and hours, construction hours, and a traffic control plan will be submitted to the Development Services Division for approval. Haul Hours 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. Permitted Work Hours in or Near Residential Areas Construction activities for the project shall be restricted to the following hours: b. 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. Emergency Extensions to Permitted Work Hours The Development Services Division Director is authorized to grant an extension of working time during an emergency. An emergency shall include but is not limited to natural and manmade disasters. Temporary Erosion Control Temporary erosion control must be installed and maintained for the duration of the project. This work will comply with the Surface Water Design Manual and must be approved by the Renton Development Services Division. (Ord. 5526, 2-1-2010) Hydroseeding Required: a. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. b. Alternative measures to hydroseeding such as mulch, sodding, or plastic covering as specified in the Surface Water Design Manual may be proposed between the dates of October 1st and April 30th of each year. Plastic covering may be used for soil protection for soils that will be utilized as structural or fill materials only; provided, that soils that are to be reused for other purposes shall be covered for no more than fourteen (14) days. EXHIBIT 13 Entire Document Available in Laserfiche Submittals Folder Click HERE to access Digital Records Library RECEIVED Clark Close 01/29/2020 PLANNING DIVISION DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 Construction Sequence:1.BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY, A PRECONSTRUCTION MEETINGMUST BE HELD BETWEEN THE CITY OF RENTON, THE APPLICANT AND THE APPLICANTSCONSTRUCTION REPRESENTATIVE.2.VERIFY VERTICAL AND HORIZONTAL LOCATIONS OF ALL EXISTING UNDERGROUND UTILITIES.CONTACT ALL UTILITY COMPANIES THAT MAY BE EFFECTED BY THE PROPOSEDCONSTRUCTION. THE ONE CALL NUMBER IS 1-800-424-5555.3.MAINTAIN ALL EXISTING UTILITY SERVICES DURING CONSTRUCTION.4.VERIFY GRADES PRIOR TO CONSTRUCTION. FLAG CLEARING LIMITS.5.INSTALL FILTER FABRIC FENCING AND OTHER SEDIMENT CONTROL DEVICES PERDEMOLITION AND T.E.S.C PLAN, SHEET C-101.6.CLEAR AND GRUB AREA TO BE DISTURBED BY CONSTRUCTION.7.BACKFILL ROAD GRADE AND SURROUNDING AREAS.8.INSTALL ROADWAY UTILITIES AND ALL SURFACE IMPROVEMENTS.9.VEGETATE AND STABILIZE SITE.10.CLEAN SITE AND WORK AREA INCLUDING ALL STORM DRAINAGE SYSTEMS.11.REMOVE TESC MEASURES WHEN SITE IS STABILIZED AS AUTHORIZED BY CITY ENGINEER.12.CONTRACTOR TO COORDINATE WITH RENTON SCHOOL DISTRICT ON CONSTRUCTION OFNORTHERN DRIVEWAY AS TO NOT IMPACT SCHOOL FUNCTION. WORK AT THE NORTHERNDRIVEWAY TO BE COMPLETED DURING SUMMER AND FINISHED BY BEGINNING OF SCHOOLSESSION.SurveyorCivil EngineerCOUGHLIN PORTER LUNDEEN801 SECOND AVENUE, SUITE 900SEATTLE, WA 98104(206) 343-0460 CONTACT: AARON FJELSTAD, PETERRANE SURVEYING10801 MAIN STREET, SUITE 102BELLEVUE, WA 98004(425) 458-4488 CONTACT: EDWIN GREEN JR, PSSheet IndexC000COVER SHEETC100DEMOLITION & TESC PLANC110CITY OF RENTON DEMOLITION AND TESC DETAILSC111DEMOLITION & TESC DETAILC200GRADING & DRAINAGE PLANC210GRADING & DRAINAGE DETAILSC211GRADING & DRAINAGE DETAILSC212GRADING & DRAINAGE DETAILSC213GRADING & DRAINAGE DETAILSC214CITY OF RENTON GRADING & DRAINAGE DETAILSC220SITE SECTIONSC230RAMP GRADING DETAILSC240DRAINAGE PROFILESC300PAVING, CHANNELIZATION, HORIZONTAL CONTROL PLANC310PAVING DETAILSC311CITY OF RENTION PAVING DETAILSC400UTILITY PLANC410UTILITY DETAILSFamily First Community CenterRenton, Wa 98056Building PermitJanuary 8, 2020Vertical DatumHorizontal DatumNAD 83/91NAVD 88Basis of BearingsA BEARING OF N 01°46'57" E PER R1BenchmarkCITY OF RENTON BENCHMARK NO. 1640(LOCATION)ELEV ON DISC= 466.085'Site InformationSITE INFORMATIONTOTAL SITE AREA: 109,336 SF (2.51 AC)EXISTING CONDITIONSIMPERVIOUS AREA20,606 SF (0.47 AC)PERVIOUS AREA (LANDSCAPE)88,730 SF (1.02 AC)TOTAL109,336 SF (2.51 AC)DEVELOPED CONDITIONSIMPERVIOUS AREA88,427 SF (2.03 AC)PERVIOUS AREA (LANDSCAPE)20,909 SF (0.48 AC)TOTAL109,336 SF (2.51 AC)Vicinity MapNTSLegal Description(LEGAL DESCRIPTION PER R1)THE SOUTH 800 FEET OF THE NORTH 830 FEET OF THE WEST816.75 FEET OF THE NORTHWEST QUARTER OF SECTION 28,TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY,WASHINGTON; EXCEPT THE WEST 30 FEET THEREOFCONVEYED TO KING COUNTY FOR 116TH AVE SE BY DEEDRECORDED UNDER RECORDING NO. 5091695; TOGETHERWITH THAT PORTION OF THE SOUTH 800 FEET OF THENORTH 830 FEET OF THE NORTHWEST QUARTER OFSECTION 28, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., INKING COUNTY, WASHINGTON, LYING WESTERLY OF THE PLATOF CASCADE HILLS NO. 2, ACCORDING TO THE PLATTHEREOF RECORDED IN VOLUME 61 OF PLATS, PAGES 13AND 14, IN KING COUNTY WASHINGTON; EXCEPT THE WEST816.75 FEET THEREOF.Civil AbreviationsCBCATCH BASINCONCCONCRETECORCITY OF RENTONDEMODEMOLITIONELEC'LELECTRICALEXEXISTINGHHORIZAONTALIEINVERT ELEVATIONLLENGTHMAXMAXIMUMMIDMIDPOINTMINMINIMUMNTSNOT TO SCALEPCPOINT OF CURVEPIPOINT OF INTERSECTIONPSEPUGET SOUND ENERGYPTPOINT OF TRANSITIONRRADIUSSTASTATIONSTDSTANDARDTYPTYPICALVVERTICALVCVERTICAL CURVEWSDOTWASHINGTON STATE DEPARTMENTOF TRANSPORTATIONProject Notes1.THE CONTRACTOR SHALL TAKE REASONABLE PRECAUTIONS AND EXERCISE SOUND ENGINEERING ANDCONSTRUCTION PRACTICES IN CONDUCTING THE WORK. THE CONTRACTOR SHALL PROTECT EXISTINGPUBLIC AND PRIVATE UTILITIES FROM DAMAGE DURING CONSTRUCTION. IF EXISTING UTILITIES AREDAMAGED, THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER AND THE ENGINEER. THECONTRACTOR SHALL RESTORE THE UTILITY TO ITS EXISTING CONDITION. (WSDOT SEC. 1-07.17 APWASUPPLEMENT). THE CONTRACTOR IS RESPONSIBLE FOR THE MEANS AND THE METHODS OFCONSTRUCTION FOR DESIGNS SHOWN ON THESE PLANS.2.WHERE THE PLANS CALL FOR UTILITIES TO BE RELOCATED BY OTHERS, THE CONTRACTOR SHALL NOTIFYTHE UTILITY COMPANY AND COORDINATE HIS WORK SO AS TO AVOID CONFLICTS.3.ALL EXCAVATION, TRENCHING, SUBGRADE PREPARATION, FILL PLACEMENT, AND ALL SOIL WORK INGENERAL SHALL BE CONDUCTED IN COMPLIANCE WITH THE RECOMMENDATIONS OF THE PROJECT SOILENGINEER AND THE CURRENT GEOTECHNICAL ENGINEERING REPORT AS WELL AS SPECIFICATION DIVISION31 AND THE PROJECT PLANS.4.CONTRACTOR SHALL BE RESPONSIBLE FOR HIRING A PROFESSIONAL LAND SURVEYOR TO REFERENCEEXISTING MONUMENTS ON OR ADJOINING ESTABLISHED SAID POINTS AT PROJECT COMPLETION. THISREESTABLISHMENT SHALL BE DOCUMENTED BY RECORD OF SURVEY OR SITE PREVIOUS TO DEMOLITIONOR CONSTRUCTION AND TO RECORNER RECORD AS DESCRIBED IN W.A.C. 332-120.5.CONTRACTOR SHALL MAINTAIN A 3 FOOT MINIMUM HORIZONTAL CLEARANCE FROM THE WATER MAIN ANDOTHER UTILITIES (i.e. GAS, CABLE, POWER, ETC.). IF SAID CLEARANCE CANNOT BE MAINTAINED EXACTMEASUREMENTS TO THE UTILITY LINES MUST BE IDENTIFIED ON THE AS-BUILT DRAWINGS.6.SCHEDULE WITH CITY (72 HOURS MINIMUM NOTICE) FOR WATERMAIN SHUTDOWN.7.UNDERGROUND UTILITIES ARE SHOWN IN THE APPROXIMATE LOCATION. THERE IS NOT A GUARANTEE THATALL UTILITY LINES ARE SHOWN OR THAT THE LOCATION, SIZE, AND MATERIAL IS ACCURATE. THECONTRACTOR SHALL UNCOVER ALL INDICATED PIPING WHERE CROSSINGS, INTERFERENCE'S ORCONNECTIONS OCCUR PRIOR TO TRENCHING OR EXCAVATION FOR ANY PIPE OR STRUCTURES, TODETERMINE ACTUAL LOCATIONS, SIZE AND MATERIAL. THE CONTRACTOR SHALL MAKE THE APPROPRIATEPROVISION FOR PROTECTION OF SAID FACILITIES. THE CONTRACTOR SHALL NOTIFY ONE CALL AT1-800-424-5555 AND ARRANGE FOR FIELD LOCATION OF EXISTING FACILITIES BEFORE CONSTRUCTION.16022 116th Avenue SESurface Water Standard Plan NotesTHE FOLLOWING IS A LISTING OF GENERAL NOTES THAT SHALL BE INCORPORATED IN THE DRAINAGE PLAN SET. ALL THE NOTESON THE LIST MAY NOT PERTAIN TO EVERY PROJECT. THE APPLICANT OR OWNER, HEREBY REFERRED TO AS APPLICANT, MAYSTRIKE OUT IRRELEVANT NOTES IF NOT APPLICABLE TO THE PROJECT. HOWEVER, THE APPLICANT SHALL NOT RENUMBER NOREDIT THE REMAINING NOTES. IF ADDITIONAL NOTES ARE NEEDED FOR SPECIFIC ASPECTS, THEY SHALL BE ADDED AFTER THESURFACE WATER STANDARD PLAN NOTES.1.BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY OCCURS, A PRE-CONSTRUCTION MEETING SHALL BE HELD AMONG THECITY OF RENTON, HEREBY REFERRED TO AS THE CITY, THE APPLICANT, AND THE APPLICANT'S CONTRACTOR.2.THE APPLICANT SHALL BE RESPONSIBLE FOR SECURING ALL NECESSARY CITY, STATE, AND FEDERAL PERMITS PRIOR TOCONSTRUCTION.3.ALL STORM DRAINAGE IMPROVEMENTS SHALL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THE LATEST EDITION OFTHE CITY OF RENTON SURFACE WATER DESIGN MANUAL (RENTON SWDM), RENTON MUNICIPAL CODE (RMC), AND THE STANDARDSPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION PREPARED BY WSDOT AND THE AMERICAN PUBLIC WORKSASSOCIATION (APWA). IT SHALL BE THE SOLE RESPONSIBILITY OF THE APPLICANT TO CORRECT ANY ERROR, OMISSION ORVARIATION FROM THE ABOVE REQUIREMENTS FOUND IN THE PLANS. ALL CORRECTIONS SHALL BE AT NO ADDITIONAL COST TOTHE CITY.4.APPROVAL OF THE ROAD, GRADING, PARKING, BUILDING, AND DRAINAGE PLAN DOES NOT CONSTITUTE AS APPROVAL OF ANYOTHER CONSTRUCTION (E.G. WATER, SEWER, GAS, ELECTRICAL. ETC.). PLANS FOR STRUCTURES SUCH AS BRIDGES, VAULTS,AND RETAINING WALLS REQUIRE A SEPARATE REVIEW AND APPROVAL BY THE CITY PRIOR TO CONSTRUCTION. THE SURFACEWATER DRAINAGE SYSTEM SHALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS. ANY DEVIATION FROM THEAPPROVED PLANS WILL REQUIRE COORDINATION FOLLOWED BY WRITTEN APPROVAL FROM THE CITY.5.A COPY OF THE APPROVED PLANS SHALL BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS.6.THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN HEREON HAVE BEEN ESTABLISHED BY FIELD SURVEY OR OBTAINED FROMAVAILABLE RECORDS AND SHALL THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARILY COMPLETE. IT IS THESOLE RESPONSIBILITY OF THE APPLICANT AND THE APPLICANTS CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OFALL UTILITY LOCATIONS SHOWN, AND TO FURTHER DISCOVER AND AVOID ANY OTHER UTILITIES NOT SHOWN HEREON THAT MAYBE AFFECTED BY THE IMPLEMENTATION OF THIS PLAN. THE APPLICANT SHALL RECORD ON THE AS-BUILT DRAWINGS ALLUNDOCUMENTED UTILITIES DISCOVERED AND ANY CHANGES TO THE APPROVED PLANS. THE APPLICANT SHALL IMMEDIATELYNOTIFY THE ENGINEER OF RECORD IF A CONFLICT EXISTS.7.VERTICAL DATUM SHALL BE NAVD 88 AND HORIZONTAL DATUM SHALL BE NAD 83 (WA STATE PLANE, NORTH), UNLESS OTHERWISEAPPROVED BY THE CITY. REFERENCE BENCHMARK, DATUM, AND ELEVATIONS SHALL BE NOTED ON THE PLANS.8.ALL UTILITY TRENCH BACKFILL AND ROADWAY SUBGRADE SHALL BE COMPACTED TO 95% MAXIMUM DRY DENSITY PER SECTION2-03.3(14)D - COMPACTION AND MOISTURE CONTROL TESTS OF THE WSDOT STANDARD SPECIFICATIONS. IN PERMEABLEPAVEMENT AND OTHER INFILTRATION AREAS, ALL TRENCH BACKFILL SHALL BE FIRM AND UNYIELDING BUT IN NO CASE SHALL BECOMPACTED TO MORE THAN 92% OF MAXIMUM DRY DENSITY.9.OPEN CUTTING OF EXISTING ROADWAYS FOR STORM DRAINAGE WORK IS NOT ALLOWED UNLESS SPECIFICALLY APPROVED BYTHE CITY AND NOTED ON THESE APPROVED PLANS. ANY OPEN CUT SHALL BE RESTORED IN ACCORDANCE WITH THE CITYTRENCH RESTORATION STANDARDS.10.ALL PIPE AND STRUCTURES SHALL BE STAKED FOR SURVEY LINE AND GRADE PRIOR TO THE START OF CONSTRUCTION. WHERESHOWN ON THE PLANS OR WHERE DIRECTED BY THE CITY, THE EXISTING MANHOLES, CATCH BASINS, OR INLETS SHALL BEADJUSTED TO THE GRADE AS STAKED.11.ALL FLOW CONTROL FACILITIES SHALL BE INSTALLED AND IN OPERATION PRIOR TO, OR IN CONJUNCTION WITH, ANYCONSTRUCTION ACTIVITY UNLESS OTHERWISE APPROVED BY THE CITY.12.ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION IN ACCORDANCE WITH THE CURRENTSTATE OF WASHINGTON STANDARD SPECIFICATION FOR ROAD AND BRIDGE CONSTRUCTION. THIS SHALL INCLUDE NECESSARYLEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL, AS WELL AS PLACEMENT AND COMPACTION OFREQUIRED BEDDING MATERIAL TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON AUNIFORMLY DENSE, UNYIELDING BASE. ALL PIPE BEDDING AND BACKFILL SHALL BE AS SHOWN ON THE CITY STANDARD PLAN220.00, 220.10, AND 220.20.13.STEEL PIPE SHALL BE ALUMINIZED, OR GALVANIZED WITH ASPHALT TREATMENT 1, 2, OR 5 INSIDE AND OUTSIDE.14.ALL DRAINAGE STRUCTURES SUCH AS CATCH BASINS AND MANHOLES SHALL BE FITTED WITH DUCTILE IRON, BOLT-LOCKING LIDSPER THE CITY STANDARD PLAN 204.10, 204.20, 204.30, AND 204.50. STRUCTURES SHALL HAVE: • RECTANGULAR OR ROUND, SOLIDLIDS WHEN NOT COLLECTING RUNOFF, AND OUTSIDE OF THE ROADWAY. • ROUND, SOLID LIDS WHEN NOT COLLECTINGRUNOFF, AND LOCATED WITHIN THE ROADWAY, BUT OUTSIDE OF THE CURB/GUTTER LINE. • ROUND, SOLID LIDS DISPLAYING THECITY LOGO WHEN WITHIN THE PUBLIC RIGHT-OF-WAY OR IN AN EASEMENT TO THE CITY. PRIVATE STRUCTURE LIDS OUTSIDEPUBLIC RIGHT-OF-WAY AND EASEMENTS TO THE CITY SHALL NOT DISPLAY THE CITY LOGO.15.BUILDINGS AND OTHER STRUCTURES SHALL BE PLACED IN ACCORDANCE WITH TABLE 4.1 EASEMENT WIDTHS AND BUILDINGSETBACKS LINES OF THE RENTON SWDM.16.LIDS OF MANHOLES/CATCH BASINS WITHIN PUBLIC RIGHT-OF-WAY SHALL NOT BE ADJUSTED TO FINAL GRADE UNTIL AFTERPAVING. ALL MANHOLE/CATCH BASIN RIMS SHALL BE ADJUSTED TO BE FLUSH WITH FINAL FINISHED GRADES, UNLESS OTHERWISESHOWN.17.ALL DRIVEWAY CULVERTS LOCATED WITHIN CITY RIGHT-OF-WAY SHALL BE OF SUFFICIENT LENGTH TO PROVIDE A MINIMUM 3:1SLOPE FROM THE EDGE OF THE DRIVEWAY TO THE BOTTOM OF THE DITCH.18.ROCK FOR EROSION PROTECTION OF ROADSIDE DITCHES, WHERE REQUIRED, SHALL BE OF SOUND QUARRY ROCK PLACED TO AMINIMUM DEPTH OF ONE (1) FOOT AND SHALL MEET THE FOLLOWING SPECIFICATIONS: • 4 - 8 INCHROCK / 40 - 70% PASSING; • 2 - 4 INCH ROCK / 30 - 40% PASSING; AND • LESS THAN 2 INCH ROCK / 10 - 20% PASSING.19.FOOTING DRAINAGE SYSTEMS AND ROOF DOWNSPOUT SYSTEMS SHALL NOT BE INTERCONNECTED AND SHALL SEPARATELYCONVEY COLLECTED FLOWS TO THE CONVEYANCE SYSTEM OR FLOW CONTROL FACILITY ON THE SITE, UNLESS APPROVED BYTHE CITY. FOOTING DRAINS SHALL NOT BE CONNECTED TO ON-SITE BMPS.20.THE END OF EACH STORM DRAIN STUB SHALL BE CAPPED. A CLEANOUT TOPPED WITH A BOLT-LOCKING LID MARKED "STORM"SHALL BE LOCATED AT THE PROPERTY LINE OR AT THE POINT OF CONNECTION OF A PRIVATE STORM DRAINAGE CONVEYANCESYSTEM PER THE CITY STANDARD PLAN 227.00.21.ALL STORM SYSTEM EXTENSIONS SHALL BE STAKED FOR LINE AND GRADE BY A SURVEYOR LICENSED IN WASHINGTON STATE,AND CUT SHEETS SHALL BE PROVIDED TO THE CITY PRIOR TO CONSTRUCTION.22.ALL NEWLY-INSTALLED AND NEWLY-REHABILITATED (PUBLIC AND PRIVATE) STORM CONVEYANCE SYSTEMS SHALL BE INSPECTEDBY MEANS OF REMOTE CCTV ACCORDING TO THE CITY STANDARD PLAN 266.00. CCTV INSPECTIONS AND REPORTS SHALL BESUBMITTED TO THE CITY PRIOR TO RECEIVING APPROVAL TO INSTALL PROJECT CURBS, GUTTERS AND/OR PAVEMENT.23.ALL STORM SYSTEMS AND CONNECTIONS TO EXISTING MAINS SHALL BE TESTED IN ACCORDANCE WITH SECTION 7-04.3(1) OF THEWSDOT STANDARD SPECIFICATIONS AND IN THE PRESENCE OF A REPRESENTATIVE OF THE CITY. STORM DRAIN STUBS SHALL BETESTED FOR ACCEPTANCE AT THE SAME TIME THE MAIN STORM IS TESTED.24.FOR ALL DISTURBED PERVIOUS AREAS (COMPACTED, GRADED, LANDSCAPED, ETC.) OF THE DEVELOPMENT SITE, TO MAINTAINTHE MOISTURE CAPACITY OF THE SOIL EITHER STOCKPILE AND REDISTRIBUTE THE EXISTING DUFF LAYER AND NATIVE TOPSOILOR AMEND THE SOIL WITH COMPOST IN ACCORDANCE WITH STANDARD PLAN 264.00.25.ISSUANCE OF THE BUILDING OR CONSTRUCTION PERMITS BY THE CITY DOES NOT RELIEVE THE APPLICANT OF THE CONTINUINGLEGAL OBLIGATION AND/OR LIABILITY CONNECTED WITH STORMWATER DISPOSAL. THE CITY DOES NOT ACCEPT ANY OBLIGATIONFOR THE PROPER FUNCTIONING AND MAINTENANCE OF THE STORM SYSTEM PROVIDED DURING CONSTRUCTION.26.ADEQUATE SAFEGUARDS, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER ACTIONS NEEDED TOPROTECT THE LIFE, HEALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT PROPERTY IN CONNECTION WITH THEPERFORMANCE OF WORK SHALL BE PROVIDED. ANY WORK WITHIN THE TRAVELED RIGHT-OF-WAY THAT MAY INTERRUPT NORMALTRAFFIC FLOW SHALL REQUIRE A TRAFFIC CONTROL PLAN APPROVED BY THE CITY. ALL SECTIONS OF THE WSDOT STANDARDSPECIFICATIONS 1-10 TEMPORARY TRAFFIC CONTROL SHALL APPLY.27.PROJECTS LOCATED WITHIN THE CITY'S AQUIFER PROTECTION AREA (APA) SHALL COMPLY WITH SPECIAL REQUIREMENT #6 OFTHE RENTON SWDM AND AQUIFER PROTECTION REGULATIONS (RMC 4-3-050).28.PLACEMENT OF SURFACE APPURTENANCES (CATCH BASIN/MANHOLE LIDS, CLEANOUTS, INLETS, ETC.) IN THE STREET TRAVELLANE WHEEL PATH, INTERSECTIONS OF STREET TRAVEL LANES, BIKE LANES, SIDEWALKS, AND CROSSWALKS SHALL BE AVOIDEDWHENEVER POSSIBLE. ANY SURFACE APPURTENANCE PLACED IN A SIDEWALK OR CROSSWALK SHALL BE FITTED WITH ANON-SLIP OR NON-SKID LID PER ADA REQUIREMENTS.29.CLEARLY LABEL PUBLIC AND PRIVATE SYSTEMS ON THE PLANS. PRIVATE SYSTEMS SHALL BE MAINTAINED BY THE APPLICANT.30.MINIMUM COVER OVER STORM DRAINAGE PIPE SHALL CONFORM TO TABLE 4.2.1.A2 OF THE RENTON SWDM.31.CONSTRUCTED PERMEABLE PAVEMENT SHALL BE PERMEABLE ENOUGH TO ABSORB WATER AT A MINIMUM RATE OF 20 INCHESPER HOUR IMMEDIATELY AFTER THE PAVEMENT SURFACE HAS BEEN WETTED CONTINUOUSLY FOR AT LEAST 10 MINUTES.COMPLIANCE WITH THIS MINIMUM RATE SHALL BE CHECKED PRIOR TO CONSTRUCTION APPROVAL OF THE PAVEMENT.COMPLIANCE MAY BE CHECKED USING A SIMPLE BUCKET TEST IN WHICH 5 GALLONS OF WATER IS POURED ONTO THE PAVEMENTSURFACE ALL AT ONCE. IF ONLY A MINOR AMOUNT OF WATER PONDS OR RUNS OFF THE SURFACE, THEN THE PAVEMENT ISCONSIDERED TO MEET THE MINIMUM RATE OF ABSORPTION. AT LEAST ONE TEST SHALL BE CONDUCTED PER 1,000 SQUARE FEETOF PERMEABLE PAVEMENT. IF THIS TEST IS NOT CONCLUSIVE, THEN ANOTHER TEST PER ASTM C1701 SHALL BE CONDUCTED. FORLARGE AREAS (E.G., PARKING AREAS), TESTING OBSERVATION MAY BE ACCOMPLISHED WHILE WALKING BEHIND A SLOWLYMOVING WATER TRUCK DISCHARGING WATER AT A RATE SIMILAR TO THE BUCKET TEST. PERMEABLE PAVERS SHALL BE TESTEDUSING ASTM C1781.Erosion And Sediment Control (ESC) Standard Plan Notes THE FOLLOWING IS A LISTING OF GENERAL NOTES THAT SHALL BE INCORPORATED IN THE EROSION AND SEDIMENT CONTROL(ESC) PLAN SET. ALL THE NOTES ON THE LIST MAY NOT PERTAIN TO EVERY PROJECT. THE APPLICANT OR OWNER, HEREBYREFERRED TO AS APPLICANT, MAY STRIKE OUT IRRELEVANT NOTES IF NOT APPLICABLE TO THE PROJECT. HOWEVER, THEAPPLICANT SHALL NOT RENUMBER NOR EDIT THE REMAINING NOTES. IF ADDITIONAL NOTES ARE NEEDED FOR SPECIFICASPECTS, THEY SHALL BE ADDED AFTER THE ESC STANDARD PLAN NOTES.1.BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY OCCURS, A PRE-CONSTRUCTION MEETING SHALL BE HELD AMONGTHE CITY OF RENTON, HEREBY REFERRED TO AS THE CITY, THE APPLICANT, AND THE APPLICANT'S CONTRACTOR.2.THE APPLICANT IS RESPONSIBLE FOR OBTAINING THE WASHINGTON STATE DEPARTMENT OF ECOLOGY (ECOLOGY)CONSTRUCTION STORMWATER GENERAL PERMIT, IF IT IS REQUIRED FOR THE PROJECT. THE APPLICANT SHALL PROVIDE THECITY COPIES OF ALL MONITORING REPORTS PROVIDED TO ECOLOGY ASSOCIATED WITH THE CONSTRUCTION STORMWATERGENERAL PERMIT.3.THE ESC PLAN SET SHALL INCLUDE AN ESC CONSTRUCTION SEQUENCE DETAILING THE ORDERED STEPS THAT SHALL BEFOLLOWED FROM CONSTRUCTION COMMENCEMENT TO POST-PROJECT CLEANUP IN ORDER TO FULFILL PROJECT ESCREQUIREMENTS.4.THE BOUNDARIES OF THE CLEARING LIMITS, SENSITIVE AREAS AND THEIR BUFFERS, AND AREAS OF VEGETATIONPRESERVATION AND TREE RETENTION AS PRESCRIBED ON THE PLAN(S) SHALL BE CLEARLY DELINEATED BY FENCING ANDPROTECTED IN THE FIELD IN ACCORDANCE WITH APPENDIX D OF THE CITY OF RENTON SURFACE WATER DESIGN MANUAL(RENTON SWDM) PRIOR TO THE START OF CONSTRUCTION. DURING THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYONDTHE CLEARING LIMITS SHALL BE PERMITTED. THE CLEARING LIMITS SHALL BE MAINTAINED BY THE APPLICANT/ESC SUPERVISORFOR THE DURATION OF CONSTRUCTION.5.STABILIZED CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND MAINTAINED FORTHE DURATION OF THE PROJECT. ADDITIONAL MEASURES, SUCH AS CONSTRUCTED WHEEL WASH SYSTEMS OR WASH PADS,MAY BE REQUIRED TO ENSURE THAT ALL PAVED AREAS ARE KEPT CLEAN AND TRACK-OUT TO ROAD RIGHT OF WAY DOES NOTOCCUR FOR THE DURATION OF THE PROJECT. IF SEDIMENT IS TRACKED OFFSITE, PUBLIC ROADS SHALL BE CLEANEDTHOROUGHLY AT THE END OF EACH DAY, OR MORE FREQUENTLY DURING WET WEATHER, AS NECESSARY TO PREVENTSEDIMENT FROM ENTERING WATERS OF THE STATE.6.WASHOUT FROM CONCRETE TRUCKS SHALL BE PERFORMED OFF-SITE OR IN DESIGNATED CONCRETE WASHOUT AREAS ONLY.DO NOT WASH OUT CONCRETE TRUCKS ONTO THE GROUND, OR TO STORM DRAINS OR OPEN DITCHES. ON-SITE DUMPING OFEXCESS CONCRETE SHALL ONLY OCCUR IN DESIGNATED CONCRETE WASHOUT AREAS.7.ALL REQUIRED ESC BMPS SHALL BE CONSTRUCTED AND IN OPERATION PRIOR TO LAND CLEARING AND/OR CONSTRUCTION TOPREVENT TRANSPORTATION OF SEDIMENT TO SURFACE WATER, DRAINAGE SYSTEMS AND ADJACENT PROPERTIES. ALL ESCBMPS SHALL BE MAINTAINED IN A SATISFACTORY CONDITION UNTIL SUCH TIME THAT CLEARING AND/OR CONSTRUCTION ISCOMPLETE AND POTENTIAL FOR ON-SITE EROSION HAS PASSED. ALL ESC BMPS SHALL BE REMOVED AFTER CONSTRUCTION ISCOMPLETED AND THE SITE HAS BEEN STABILIZED TO ENSURE POTENTIAL FOR ON-SITE EROSION DOES NOT EXIST. THEIMPLEMENTATION, MAINTENANCE, REPLACEMENT, ENHANCEMENT, AND REMOVAL OF ESC BMPS SHALL BE THE RESPONSIBILITYOF THE APPLICANT.8.ANY HAZARDOUS MATERIALS OR LIQUID PRODUCTS THAT HAVE THE POTENTIAL TO POLLUTE RUNOFF SHALL BE DISPOSED OFPROPERLY.9.THE ESC BMPS DEPICTED ON THIS DRAWING ARE INTENDED TO BE MINIMUM REQUIREMENTS TO MEET ANTICIPATED SITECONDITIONS. AS CONSTRUCTION PROGRESSES AND UNEXPECTED OR SEASONAL CONDITIONS DICTATE, THE APPLICANT SHALLANTICIPATE THAT MORE ESC BMPS WILL BE NECESSARY TO ENSURE COMPLETE SILTATION CONTROL ON THE PROPOSED SITE.DURING THE COURSE OF CONSTRUCTION, IT SHALL BE THE OBLIGATION AND RESPONSIBILITY OF THE APPLICANT TO ADDRESSANY NEW CONDITIONS THAT MAY BE CREATED BY THE ACTIVITIES AND TO PROVIDE ADDITIONAL ESC BMPS, OVER AND ABOVEMINIMUM REQUIREMENTS, AS MAY BE NEEDED, TO PROTECT ADJACENT PROPERTIES AND WATER QUALITY OF THE RECEIVINGDRAINAGE SYSTEM.10.APPROVAL OF THIS PLAN IS FOR ESC ONLY. IT DOES NOT CONSTITUTE AN APPROVAL OF STORM DRAINAGE DESIGN, SIZE NORLOCATION OF PIPES, RESTRICTORS, CHANNELS, OR STORMWATER FACILITIES.11.ANY DEWATERING SYSTEM NECESSARY FOR THE CONSTRUCTION OF STORMWATER FACILITIES SHALL BE SUBMITTED TO THECITY FOR REVIEW AND APPROVAL.12.ANY AREAS OF EXPOSED SOILS, INCLUDING ROADWAY EMBANKMENTS, THAT WILL NOT BE DISTURBED FOR TWO DAYS DURINGTHE WET SEASON (OCTOBER 1ST THROUGH APRIL 30TH) OR SEVEN DAYS DURING THE DRY SEASON (MAY 1ST THROUGHSEPTEMBER 30TH) SHALL BE IMMEDIATELY STABILIZED WITH THE APPROVED ESC COVER METHODS (E.G., SEEDING, MULCHING,PLASTIC COVERING, ETC.) IN CONFORMANCE WITH APPENDIX D OF THE RENTON SWDM.13.WET SEASON ESC REQUIREMENTS APPLY TO ALL CONSTRUCTION SITES BETWEEN OCTOBER 1ST AND APRIL 30TH, UNLESSOTHERWISE APPROVED BY THE CITY.14.ANY AREA NEEDING ADDITIONAL ESC MEASURES, NOT REQUIRING IMMEDIATE ATTENTION, SHALL BE ADDRESSED WITHIN SEVEN(7) DAYS.15.THE ESC BMPS ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED AT A MINIMUM OF ONCE A MONTH OR WITHIN 24HOURS FOLLOWING A STORM EVENT. INSPECTION AND MAINTENANCE SHALL OCCUR MORE FREQUENTLY AS REQUIRED BY THECITY.16.BEFORE COMMENCEMENT OF ANY CONSTRUCTION ACTIVITY, CATCH BASIN INSERTS PER THE CITY STANDARD PLAN 216.30SHALL BE PROVIDED FOR ALL STORM DRAIN INLETS DOWNSLOPE AND WITHIN 500 FEET OF A DISTURBED OR CONSTRUCTIONAREA, UNLESS THE RUNOFF THAT ENTERS THE INLET WILL BE CONVEYED TO A SEDIMENT POND OR TRAP. ALL CATCH BASININSERTS SHALL BE PERIODICALLY INSPECTED AND REPLACED AS NECESSARY TO ENSURE FULLY FUNCTIONING CONDITION.17.AT NO TIME SHALL SEDIMENT ACCUMULATION EXCEED 2/3 OF THE CAPACITY OF THE CATCH BASIN SUMP. ALL CATCH BASINSAND CONVEYANCE LINES SHALL BE CLEANED PRIOR TO PAVING. THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT-LADENWATER INTO THE DOWNSTREAM SYSTEM.18.ANY PERMANENT STORMWATER FACILITY LOCATION USED AS A TEMPORARY SETTLING BASIN SHALL BE MODIFIED WITH THENECESSARY ESC BMPS AND SHALL PROVIDE ADEQUATE STORAGE CAPACITY. IF THE TEMPORARY FACILITY IS TO ULTIMATELYFUNCTION AS AN INFILTRATION SYSTEM IN ITS PERMANENT STATE, THE TEMPORARY FACILITY SHALL BE ROUGH GRADED SOTHAT THE BOTTOM AND SIDES ARE AT LEAST THREE FEET ABOVE THE FINAL GRADE OF THE PERMANENT FACILITY.19.AREAS DESIGNATED ON THE PLAN(S) CONTAINING EXISTING STORMWATER FACILITIES OR ON-SITE BMPS (AMENDED SOILS,BIORETENTION, PERMEABLE PAVEMENT, ETC.) SHALL BE CLEARLY FENCED AND PROTECTED USING ESC BMPS TO AVOIDSEDIMENTATION AND COMPACTION DURING CONSTRUCTION.20.PRIOR TO THE BEGINNING OF THE WET SEASON (OCTOBER 1ST), ALL DISTURBED AREAS SHALL BE INSPECTED TO IDENTIFYWHICH ONES SHALL BE SODDED OR SEEDED IN PREPARATION FOR THE WINTER RAINS. DISTURBED AREAS SHALL BE SODDEDOR SEEDED WITHIN ONE WEEK OF THE BEGINNING OF THE WET SEASON. AN EXHIBIT OF THOSE AREAS TO BE SODDED ORSEEDED AND THOSE AREAS TO REMAIN UNCOVERED SHALL BE SUBMITTED TO THE CITY FOR REVIEW.21.PRIOR TO FINAL CONSTRUCTION ACCEPTANCE, THE PROJECT SITE SHALL BE STABILIZED TO PREVENT SEDIMENT-LADEN WATERFROM LEAVING THE PROJECT SITE, ALL ESC BMPS SHALL BE REMOVED, AND STORMWATER CONVEYANCE SYSTEMS, FACILITIES,AND ON-SITE BMPS SHALL BE RESTORED TO THEIR FULLY FUNCTIONING CONDITION. ALL DISTURBED AREAS OF THE PROJECTSITE SHALL BE VEGETATED OR OTHERWISE PERMANENTLY STABILIZED. AT A MINIMUM, DISTURBED AREAS SHALL BE SODDEDOR SEEDED AND MULCHED TO ENSURE THAT SUFFICIENT COVER WILL DEVELOP SHORTLY AFTER FINAL APPROVAL. MULCHWITHOUT SEEDING IS ADEQUATE FOR AREAS TO BE LANDSCAPED BEFORE OCTOBER 1ST.22.ROCKERIES ARE CONSIDERED TO BE A METHOD OF BANK STABILIZATION AND EROSION CONTROL. ROCKERIES SHALL NOT BECONSTRUCTED TO SERVE AS RETAINING WALLS. ALL ROCKERIES IN CITY ROAD RIGHTS-OF-WAY SHALL BE CONSTRUCTED INACCORDANCE WITH CITY STANDARDS. ROCKERIES OUTSIDE OF ROAD RIGHTS-OF-WAY SHALL BE CONSTRUCTED INACCORDANCE WITH THE INTERNATIONAL BUILDING CODE.C180040-01GCLAJF50441STA T E OF WASHINGTONREGISTEREDPROFESSIONALENGIN EER AA R ONJ.FJELSTADOUOUNRGDTHEELERINNCLP801 SECOND AVENUE, SUITE 900 (206) 343-0460 SEATTLE, WA 98104 www.cplinc.com Call Before You Dig. 8-1-1 or 1-800-424-5555 Underground Service (USA)PROJECT NUMBER:PROJECT MANAGER:DRAWN BY:COPYRIGHT © 2019BAYLIS ARCHITECTS INCORPORATEDALL RIGHTS RESERVEDTHIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATEDHEREIN, IS THE PROPERTY OF BAYLIS ARCHITECTS INC., AND MAYNOT BE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTENCONSENT OF BAYLIS ARCHITECTS INCORPORATED.REVISIONS:FAMILY FIRST COMMUNITY CENTER RENTON, WA BUILDING 01/15/20 SETNO.DESCRIPTIONDATEPERMITC000COVER SHEETFORREFERENCEONLYFOR REFERENCE ONLYEXHIBIT 14Entire DocumentAvailable in Laserfiche Submittals FolderClick HERE to access Digital Records LibraryRECEIVEDClark Close 01/29/2020PLANNING DIVISIONION DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 1 1 2 2 3 3 4 4 5 5 6 6 7 7 8 8 9/5/2019FAMILY FIRST COMMUNITY CENTER P1.04 SITE AERIAL VIEW RENTON, WA EXHIBIT 15 RECEIVED Clark Close 09/11/2019 PLANNING DIVISION DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Report_FFCC_191119_v1 A. REPORT TO THE HEARING EXAMINER Hearing Date: November 19, 2019 Project File Number: PR18-000336 Project Name: Family First Community Center Land Use File Number: LUA19-000212, SA-A, CU-H, ECF, V-A, MOD Project Manager: Clark H. Close, Senior Planner Owner: Renton School District, 300 SW 7th St, Renton, WA 98057 Applicant: Russ Woodruff, City of Renton, 1055 S Grady Way, Renton, WA 98057 Contact: Meredith Everist, Baylis Architects, 10801 Main St, #110, Bellevue, WA 98004 Project Location: 16022 116th Ave SE, Renton, WA 98056 Project Summary: The applicant is requesting Administrative Site Plan Review, Hearing Examiner Conditional Use Permit review, Height Variance, Street Waiver, Driveway Design Modification, and Environmental (SEPA) Review to construct a community center at 16022 116th Ave SE (APN 2823059034). The existing site is zoned Residential-6 (R-6) and is currently occupied by Cascade Elementary School and associated improvements. The proposed 21,110 square foot one-story community center would be open to the general public and would offer services such as after school programs and activities, health care offices with labs, counseling services, and childcare for facility users. Access to the new facility would be provided via an existing driveway at the south end of the property. Site improvements would also include 90 new onsite parking spaces and 29 shared parking spaces with the school. COR Maps identified regulated slopes on the site. Construction is expected to begin in May 2020 and end in July 2021. Site Area: 14.9 acres SE 162nd St SE 160th St 116th Ave SE 114th Ave SE SE 160th St 120th Ave SE 119th Ave SE SE 163rd St 121st Ave SE SE 161st St 122nd Ave SE SE 162th St EXHIBIT 16 Entire Document Available in Laserfiche Submittals Folder Click HERE to access Digital Records Library DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 1 2 3 4 5 6 7 8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON 9 10 RE: Family First Community Center Site Plan, Conditional Use Permit, FINDINGS OF FACT, CONCLUSIONS 11 Height Variance, Street Waiver, OF LAW AND FINAL DECISION 12 Driveway Design Modification 13 LUA19-000212, SA-A, CU-H, ECF, V-A, MOD 14 15 Summary 16 17 The Applicant has requested Administrative Site Plan review, Hearing Examiner Conditional Use Permit review, a Height Variance, a Street Waiver, a Driveway Design Modification and SEPA 18 Environmental Review to construct a community center at 16022 116th Avenue SE. The applications are approved subject to conditions. 19 20 Testimony City Staff 21 22 Clark Close, Renton Senior Planner, described the project. The COR maps were admitted into the exhibits (Ex. 33). Google aerial maps were added as Ex. 34.The PowerPoint was added as Exhibit 35. 23 Cascade Elementary school is a 14.98-acre, rectangular parcel. There are two pipeline easements to the north. The School District will provide a short plat application to create a 2.72-acre parcel for the 24 community center. The existing stormwater pond will be removed to accommodate the new development. The stormwater facility will be replaced on site. The Applicant is proposing a 25 community center open to the general public. A visual barrier will be provided. 26 CONDITIONAL USE, SITE PLAN AND VARIANCE 1 EXHIBIT 17 Entire Document Available in Laserfiche Submittals Folder Click HERE to access Digital Records Library DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 EXHIBIT 18 DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 EXHIBIT 19 DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA20-000024 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 H. 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 unless otherwise approved by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. 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: Michael Sippo, 425-430-7293, msippo@rentonwa.gov) 1. See Attached Development Engineering Memo dated February 18, 2020. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. No comments at this time. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) EXHIBIT 20 DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA20-000024 1. The Final Short Plat will need to be tied to the City of Renton control network and the dedication will be a separate recording as well. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. No comments at this time. 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. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 18, 2020 TO: Clark Close, Senior Planner FROM: Michael Sippo, Development Engineering Manager SUBJECT: Utility and Transportation Comments for the Family First Community Center 2-Lot Short Plat 16022 116th Avenue SE LUA20-000024 I have reviewed the application for the Family First Community Center 2-Lot Short Plat at 16022 116th Avenue SE (APN 2823059034). The project proposes preliminary short plat approval for the subdivision of an existing 14.88-acre site into two (2) lots to construct a community center. The community center would be constructed on Lot 1 and the existing elementary school would remain on Lot 2. The existing site is zoned Residential-6 (R-6) and is currently occupied by Cascade Elementary School, supplemental portable classrooms, and related play areas, parking, and mechanical equipment. The proposed 21,100 square foot one-story community center would be open to the general public and would offer services such as after school programs and activities, health care offices with labs, counseling services, childcare for facility users, community garden and demonstration kitchen, lunch room, locker rooms, gym, and fitness programs. Access to the new facility would be provided via an existing driveway at the south end of the property off 116th Ave SE and ingress and egress improvements would be completed on the next adjacent driveway to the north for two-way traffic plus a proposed Bus Only lane. Site improvements would also include 90 new onsite parking spaces and 29 shared parking spaces with the school in front of the proposed community center. A minimum 10 -foot wide fully sight- obscuring landscape visual barrier would be provided along the south property line within the construction limits. No critical areas were identified on the site. The applicant is proposing to remove eight (8) significant trees on the existing parcel. Construction of the Family First Community Center is expected to begin in May 2020 and end in July 2021. On December 6, 2019, the project received conditional use permit, site plan, height variance, street waiver, and driveway design modification to construct a community center under LUA19-000212. The applicant submitted a Geotechnical Engineering Report, a Technical Information Report and a Tree Inventory & Retention Plan with the application. The following are the civil review comments for the proposed project: EXISTING CONDITIONS The site is approximately 14.9 acres in size and is rectangular in shape. The existing parcel has an overall elevation drop of 13 feet from the northwest corner to the southeast corner of the site. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 Family First Community Center Short Plat Error! Reference source not found. – LUA20-000024 Page 2 of 7 February 18, 2020 Cascade Elementary School with associated parking lot resides on the west portion of existing property and the remaining portion is open fields with lawn. Water Water service is provided by the Soos Creek Water and Sewer District. Sewer Wastewater service is provided by the Soos Creek Water and Sewer District. Storm There is an existing storm drainage system in116th Ave SE. Stormwater runoff from the existing site consists of surface, shallow, and piped flow to the existing biofiltration swale located on the south side of the site, which then discharges to the existing stormwater system at the southeast corner of the site as defined by the project Technical Information Report dated December 9, 2019 prepared by Coughlin Porter Lundeen. Streets 116th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor’s Map. The pavement width is 35 feet (two 11-foot lanes with 7 foot shoulder on the west side of the roadway) with a 0.5- foot curb, 6-foot planter strip, and 5-foot sidewalk on the west side of the roadway. CODE REQUIREMENTS WATER 1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Please obtain a sewage availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the sewage plans will be conducted by Soos Creek Water and Sewer District. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SURFACE WATER 1. A geotechnical report, dated June 8, 2018, and a geologic risk analysis, dated September 11, 2019 completed by Riley Group, Inc. for the site has been provided. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including a very brief discussion regarding the infiltration potential and provide recommendations for project design and construction. The risk assessment has determined that due to the underlying soils that pervious concrete pavement is infeasible. The report notes that the site is underlain by up to 11 feet of fill material. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 Family First Community Center Short Plat Error! Reference source not found. – LUA20-000024 Page 3 of 7 February 18, 2020 a. Geotechnical recommendations presented need to be addressed within the project plans and during construction. b. Pervious concrete or pavement cannot be used to address stormwater. 2. A Drainage Plan and Technical Information Report (TIR), dated December 9, 2019, was submitted by Coughlin Porter Lundeen with the Civil Construction Permit 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 Renton Surface Water Design Manual (RSWDM). All nine core requirements and five out of the six special requirements discussed in the Technical Information Report. a. Discharge at the Natural Location, RSWDM Core Requirement #1: The existing project site’s surface water discharges to an existing conveyance system located at the southeast portion of the site. The surface water is then directed to the storm drainage system within the adjacent residential neighborhood. i. Initial Civil Construction Permit review has determined that the project is meeting Core Requirement #1. b. Off-site Analysis, RSWDM Core Requirement #2: The project off-site analysis evaluated the upstream and downstream area. The analysis identified that there were no downstream concerns. i. Initial Civil Construction Permit review has determined that the project is meeting Core Requirement #2. c. Flow Control, RSWDM Core Requirement #3: The proposed detention system 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 system ensuring that system can withstand fire truck loading. Special inspection from the building department is required. The project proposes two proprietary detention Stormtech Chamber system (SC-310 and MC-3500) to address the flow control requirements. The following are items that will need to be addressed as part of the Civil Construction Permit Application: i. In accordance with the Flow Control Duration Standard Matching Forested Site Conditions, the developed mitigated 2-year and 10-year peak flow rates shall match the pre-developed (forested) 2-year and 10- year peak flow rates. Additionally, the developed mitigated flow duration extending from 50% of the 2-year to the full 50-year flow must match the pre-developed (forested) condition. ii. Targeted area not able to be routed to the detention vault shall be modeled as bypass area (i.e. unmitigated flow directed to the projects downstream point of compliance). This includes the slope area that is surrounding the parking lot on the east side of the development. iii. Lid and access panels for the detention vault shall be located outside of the ADA paths and stalls. iv. Applicant shall provide flow control model calculations to verify that the storage volume proposed can adequately mitigate existing and created flows. v. Initial Civil Construction Permit review has determined that the proj ect is meeting Core Requirement #3 with comments and the conditions stated above. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 Family First Community Center Short Plat Error! Reference source not found. – LUA20-000024 Page 4 of 7 February 18, 2020 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. i. Pipe connects into the proposed structures shall be evaluated for constructability as part of the Civil Construction Permit Applications. Details of structure connections shall be provided. ii. Initial Civil Construction Permit review has determined that the project is meeting Core Requirement #4 with comments and the condition stated above. e. Core Requirements #5 through #7: Core Requirements shall be fully addressed as part of the Civil Construction Permit Application. i. Initial Civil Construction Permit review has determined that the project is meeting Core Requirements #’s 5-7 with comments. f. 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 use two proprietary system to meet the water quality assessment. One of the system will replace the existing bioretention swale providing water quality for the existing site impervious area. The second will be downstream of the proposed detention system for the proposed improvements. i. Applicant shall provide model calculations showing the required volume to be treated by the water quality facilities, per Core Requirement 8. ii. Initial Civil Construction Permit review has determined that the project is meeting Core Requirement #8 with comments and the condition stated above. g. 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. Infiltration has been determined to be infeasible based on the fill material on site, therefore, the project proposes to implement non-infiltrative bioretention, soil quality preservation, and vegetated roof to meet this requirement. The final drainage plan and drainage report must be submitted with the civil construction permit application. i. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed during civil construction permit review. The applicant may be required to apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. ii. Non-infiltrative bioretention (bioretention with underdrain) does not meet the requirements of Core Requirement #9, unless approved via an adjustment per Section 1.4 of the RSWDM that, at minimum, addresses comparable hydraulic performance, water quality concerns, and maintainability. iii. Permeable pavement is deemed infeasible in the TIR, yet the design plans call out pervious concrete parking stalls. iv. Initial Civil Construction Permit review has determined that the project is meeting Core Requirement #9 with comments and the conditions stated above. Pervious pavement was removed from the plans. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 Family First Community Center Short Plat Error! Reference source not found. – LUA20-000024 Page 5 of 7 February 18, 2020 h. Aquifer Protection Area, RSWDM Special Requirement #6: i. The existing site is outside of the City’s Aquifer Protection Area, however, the Technical Information Report shall be revised as part of the Civil Construction Permit Application to address this requirement. ii. Initial Civil Construction Permit review has determined that the project is meeting Special Requirement #6 and the condition stated above. 3. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 4. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 5. Surface water system development fee is $0.760 per square foot of new impervious surface, but not less than $1,900.00. This is assessed based on the final approved civil construction plans and payable prior to issuance of the construction permit. TRANSPORTATION 1. The transportation impact fee that is current at the time of building permit application will be levied, payable at issuance of building permit. 2. The proposed development fronts along 116th Avenue SE, a Minor Arterial street. Existing right-of-way (ROW) width is approximately 60 feet. The City’s Transportation Division has established a corridor plan for this section of 116th Ave SE. The corridor determined by the City’s Transportation Division which supports recommendations in the Benson Hill Community Plan, requires a right-of-way width of 71-ft. The paved roadway section is 44- ft, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side of the roadway. Dedication of 5.5-ft of right-of-way would be required. a. The applicant submitted a waiver request as part of the land use application to maintain the existing roadway improvements fronting the subject property. Community and Economic Development Staff in conjunction with Pubic Works Transportation staff approved the street waiver request as a portion of LUA19- 000212. b. As a condition of approval to the modification request, the project is required to dedicate 5.5-feet of right of way along the entire street frontage of the school property to be subdivided. c. As a second condition of approval to the modification request, all of the existing driveway curb ramps along the west property line and entire school street frontage (6 total) are required to be upgraded to meet current ADA requirements. 3. Transportation Engineering NorthWest (TENW) provided a transportation memorandum dated February 13, 2019. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). The TIA evaluated traffic operations at seven intersections around the site. The intersections evaluated during the PM Peak Hour were: a. 116th Avenue SE / S Puget Drive / Royal Hills Drive SE b. 116th Avenue SE / SE 22nd Street c. 116th Avenue SE / SE 164th Street d. 116th Avenue SE / SE Petrovitsky Road DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 Family First Community Center Short Plat Error! Reference source not found. – LUA20-000024 Page 6 of 7 February 18, 2020 e. 116th Avenue SE / Project North Driveway (AM Peak Hour as well) f. 116th Avenue SE / Project Center Shared Site Driveway (AM Peak Hour as well) g. 116th Avenue SE / Project South Shared Site Driveway (AM Peak Hour as well) The intersections were evaluated using Level of Service (LOS) methodology under existing conditions, existing plus project conditions, and project opening year conditions. LOS evaluation was done in accordance with the industry standard 2010 Highway Capacity Manual (HCM). Study intersections were visited by Idax Data Solutions in May 2018 during the AM and PM Peak periods. Traffic counts were done between 7:00 AM and 9:00 AM and between 4:00 PM and 6:00 during the weekday. From this data, existing LOS was determined for each intersection. The report concludes that in the existing condition, each intersection operates at LOS D or better. It was noted that the circulation of pedestrians and vehicles during the peak arrival and dismissal periods are not operating efficiently. Project trip generation was completed using the 10th Edition of the Institute of Transportation Engineers (ITE) trip generation manual. The 10th Edition of the ITE manual is the industry and City standard for determining trip generation. The Recreational Community Center use (Code 495) and Clinic use (Code 630) were used for the proposed trip generation. The Family First Community Center is projected to generate approximately 46 AM net new AM peak hour trips, 54 PM peak hour trips, and 669 net new daily trips. New trip distribution was projected for the AM and PM peak hours. Trips were assigned to the existing City streets at the study intersections based on field observations by TENW and the proposed configuration of the parking lot and site circulation. City staff has reviewed the trip generation and trip assignment and found that the tables in the report do not match the tables referenced in the Attachments. Please reconcile values and provide updated impact fee calculations based on the actual trip values. Using the trip assignments, the LOS for the existing plus project conditions was determined for each intersection. The report concludes that in the existing plus project condition, the signalized, unsignalized intersection, and the minor street driveway approaches are projected to operate at acceptable LOS. The report identifies several recommendations related to the arrival and dismissal periods to help with circulation including:  Restricting parent’s drop-off/pick-up operations on-site within the existing southern parking lots,  Reconfiguring the parking lot to provide more perpendicular parking and “by- pass” lane to accommodate peak dismissal periods, and  Consolidate the central drive providing a more elongated on-site queuing area. City staff is in support of the recommendations identified in the Transportation Impact Analysis. Driveway sight distance was evaluated at the two existing site driveways (center and south driveways) are anticipated to meet minimum AASHTO entering and stopping sight distance requirements. DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37 Family First Community Center Short Plat Error! Reference source not found. – LUA20-000024 Page 7 of 7 February 18, 2020 a. Initial Civil Construction Permit review has determined that the project has reconfigured the parking lot and central drive meeting the intent of the recommendations. b. An updated report and fee calculation is required prior to building permit issuance. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. The document is available at https://edocs.rentonwa.gov/Documents/0/edoc/1074326/Trench%20Restoration%20a nd%20Street%20Overlay%20Requirements.pdf. 5. Parking lot construction shall be in accordance with City code 4-4-80G. GENERAL COMMENTS 1. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. A civil construction permit for the site, utility and street improvements will require a separate plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2020 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 6. * An additional 5% technology fee will be added to each fee marked with an asterisk (*). DocuSign Envelope ID: 7AEC37E7-711D-4F41-95AB-45BC21260F37