HomeMy WebLinkAboutSR_ERC_Report_LUA-05-155•
STAFF City of Rel,lton
REPORT
Department of Planning / Building / Public Works
ENVIRONMENTAL REVIEW COMMITTEE
A. BACKGROUND
ERe MEETING DATE February 14,2006
Project Name: Rainier Station
-
Owners/Applicants: JDA Group, LLC, 95 South Tobin St. Renton, WA 98055
Contact: Meredith Everist, Baylis Architects, 10801 Main St., Ste. 110, Bellevue, WA 98004
File Number: LUA05-155, SA-H, V-H, LLA, ECF Project Manager: Keri Weaver
Project Description: The applicant is requesting Environmental (SEPA) Review and Site Development Plan
review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage,
on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE.
Existing buildings on the site will be removed. (cont. next page)
Project Location: Southeast of NW 6th Street, west of Renton Municipal Airport
Site Area: 3.3 acres (144,975 sq ft)
RECOMMENDA TlON Staff recommends that the Environmental Review Committee issue a Determination of ,
Non-Significance -Mitigated (DNS-M)
Project Location Map ERe Rpt Rainier Station
City of Renton PIBIPW Department ~
RAINIER STATION SITE DEVELOPM~ PLAN
ERG REPORT of February 14, 2006
PROJECT DESCRIPTION CONTINUED:
EnVirc4Jntal Review Committee Staff Report
LUA05-155, SA-H, V-H, LLA, ECF
Page 20f6
The project site is located within the Rainier Commercial Corridor, and currently contains three auto repair and sales
centers which will be removed prior to development of the proposed project. The project will consist of three
buildings with heights from one to three stories and building footprints ranging from 7,600 sq ft to 12,000 sq ft.
Proposed building heights are approximately 38 ft for Buildings One and Two, and 45 ft for Building Three, which is
consistent with the height restriction of 45 ft required for the neighboring Renton Municipal Airport. Vehicular access
will be provided by two main driveways along Rainier Ave. N, as well as a third loading-only driveway that will serve
Building Three. A two-level parking garage will be located in the northwest corner of the site. The proposal also
includes the construction of shoring walls and retaining walls and rockeries as recommended in the Geotechnical
Report.
Grading and excavation work includes the stripping of topsoils and unsuitable materials and cuts/fills, particularly
along the western property line, resulting in a net export of approximately 4,400 cu yd of material. Off-site
improvements will include a new frontage sidewalk and landscaping along Rainier Ave. N, landscaping of the interior
and parking lots, and sewer/water improvements that will serve the site and adjacent properties. The subject
project includes portions of two parcels (to be referred to as the South Parcel and the North Parcel).
No critical areas are located on the project site. The applicant is requesting a 25 ft buffer reduction from an offsite
Class II wetland for the subject project, through the Rainier Mixed Use South Parking Lot (Chang's Parking Lot)
application (LUA04-093 and LUA05-133) that is currently scheduled for a public hearing on March 7, 2006.
Adjacent development includes:
East: Rainier Ave. NE and Renton Municipal Airport
West: Single-family residential and undeveloped property (R-8 zoning)
North: Single-family residential and undeveloped property (R-8 zoning).
South: Chang's Mongolian Grill restaurant.
The site is zoned Commercial Arterial (CA) as designated on the City's zoning map, and Employment Area -
Commercial (EA-C) on the City's Comprehensive Plan.
B. RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials
make the following Environmental Determination:
DETERMINATION OF
NON-SIGNIFICANCE
Issue DNS with 14 day Appeal Period.
C. MITIGATION MEASURES
DETERMINATION OF
NON -SIGNIFICANCE -MITIGA TED.
xx Issue DNS-M with 14 day Appeal Period.
Issue DNS-M with 15 day Comment Period
followed by a 14 day Appeal Period.
1. The project shall be required to be designed and comply with the Department of Ecology's (DOE)
Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Storm water
Management Manual.
2. The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared
by The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and
protect the subject property and adjacent properties from adverse impacts that may result from
alteration of onsite steep slopes or nearby areas.
ERG Rpt Rainier Station
•:--.
City of Renton PIB/PW Department / EnViroental Review Committee Staff Report
LUA05-155, SA-H, V-H, LLA, ECF RAINIER STATION SITE DEVELOPMENT PLAN
ERG REPORT of February 14, 2006 Page 30f6
3. Approval of the Rainier Station development proposal is subject to approval of a reduction of the
required 50 ft buffer from an offsite Class II wetland to 25 ft, as part of the site development and
variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04-
093 and LUA05-133. If the buffer reduction is not approved as part of that development proposal,
the applicant shall be required to submit a request for the buffer reduction as part of the site
development plan for the Rainier Station application.
4. The applicant shall pay a Transportation Mitigation Fee of $75.00 for each new average daily trip, to
mitigate for the proposed 1,154 new average daily trips that will be generated by the proposed
development. Credit will be given for the existing business operations. Fees are payable prior to
the issuance of a building permit.
5. The applicant shall pay a Fire Mitigation Fee of $0.52 per square foot, for a current estimated total
of $7,852 for Building One, $8,320 for Building Two, and $10,920 for Building Three. Fees are
payable prior to the issuance of building permits for each building.
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.
Planning
1. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to
the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work
shall be permitted on Sundays.
2. Prior to receiving building permits, the applicant shall provide an avigation easement to the City of Renton due to
the overflights and noise which may occur from the Renton Municipal Airport, consistent with the requirements of
RMC 4-3-020.
3. Prior to receiving building permits, the applicant shall coordinate with Metro Transit to determine if there are any
public transportation impacts that will need to be addressed and/or improvements that will be required. Contact:
Patt Comstock, Facilities Planner, (206) 684-1523.
Building
1. Parking stalls must meet ADA requirements.
2. Building permit required for retaining walls greater or equal to four feet (4 ft.) in height.
Construction Services
1. Prior to receiving building permits, the applicant shall be required to update the geotechnical and soils analysis to
the requirements of the 2003 International Building Code (IBC), for determinations of site class, seismic design
category, and soil stress increase.
Fire Department
1. Preliminary fire flow is 2750 GPM for Buildings One and Three, and 3500 GPM for Building Two. One hydrant is
required within 150 ft of each structure. Two additional hydrants for Buildings One and Two, and three additional
hydrants of Building Three, shall be required within 300 ft of each structure. (Also see Plan Review-Water
comments regarding this issue.)
2. Separate plans and permits are required for the installation of sprinkler systems.
3. Fire Department access roads are required be within 150 ft of all portions of the building exteriors. Roadways
shall be a minimum 20 ft in width, with a turning radius of 25 ft inside and 45 ft outside.
4. Fire Department dead end access roadways over 150 ft in length are required to have an approved turnaround.
5. For final plat review, the applicant shall provide a list of all flammable, combustible liquids or hazardous chemicals
that are proposed to be used and/or stored onsite.
Parks
~ is recommended that the applicant use street trees of the species "Little Leaf Linden" for the required
landscaping along Rainier Ave N.
3. The property owner(s) shall be responsible for maintenance of landscaping that is installed in the right-of-way.
Transportation
1. It is strongly recommended that the applicant provide standards driveway aprons at the three access points
serving the proposed development on Rainier Ave. N. If the applicant decides to use curb returns at these
access points, however, then it is recommended to use a 25-foot curb return radius in order to expedite the right-
turn vehicle movement to and from Rainier Ave. N.
ERC Rpt Rainier Station
City of Renton PIB/PW Department •
RAINIER STATION SITE DEVELOPMENT PLAN
ERG REPORT of February 14, 2006
Envir04!lntal Review Committee Staff Report
LUA05-155, SA-H, V-H, LLA, ECF
Page 40f6
2. The Washington State Department of Transportation has requested to review the Transportation Impact Analysis
to determine if the proposed development will have any impacts on the State Highway System, particularly SR
167 and SR 900. If it is determined that impacts will result, mitigation may be required. Contact: Felix Palisoc,
WSDOT Developer Services, (206) 440-4713.
Plan Review -General
1. All plans shall conform to the Renton Drafting Standards.
2. A construction permit is required. The permit requires three copies of the drawings, two copies of the drainage
report, a construction estimate, application and appropriate fee (this may be submitted at the sixth floor customer
service counter).
Plan Review -Surface Water
1. Application for commercial building permits will trigger a separate review of surface water and storm drainage
design.
2. If the proposed parking garage will have floor drains, they must be connected into the sanitary sewer main. Prior
to receiving building permits, the drainage plan shall be revised to reflect this requirement.
3. Final location of the storm drainage lines will be determined during review of the civil engineering plans to be
submitted after preliminary approval.
4. The Surface Water System Development Charge is $0.265 per sq ft (but not less than $759) of new impervious
area. This fee shall be paid prior to issuance of construction permits.
Plan Review-Sanitarv Sewer
1. Application for commercial building permits will trigger a separate review of sanitary sewer design.
2. The applicant is required to coordinate the relocation and/or expansion of the water and sewer mains with the 6th
Street Short Plat (LUA04-139).
3. If any uses are proposed that will likely result in discharge of oil or grease, a grease removal system shall be
installed, of a design to be determined at the time of final plan review.
4. The Sanitary Sewer System Development Charge is $0.142 per sq ft. This fee is collected at the time a
construction permit is issued. Any parcel that currently has water and/or sewer service is eligible for a pro-rated
charge. The project will be reviewed at a later date to determine how much redevelopment credit applies to the
charge.
Plan Review -Water
1. A looped water line shall be installed around the proposed buildings or complex of buildings for fireflow demands
that exceed 2500 GPM. The minimum size for the interior loop shall be 10" diameter, with a maximum of three
new hydrants allowed on the interior line. Additional hydrants that are required shall be connected to the existing
12"/16" line in Rainier Ave. N.
2. Based on the general utility plan submitted with the project application, the conceptual layout of the proposed 10"
interior water line appears to meet code requirements; however, some adjustment of the line location may be
required during review of civil engineering plans to be submitted at a later date.
3. The Water System Development Charge is $0.273 per sq ft if not previously paid. The fee is collected at the
time a construction permit is issued. Any parcel that currently has water and/or sewer service is eligible for a pro-
rated-charge. The project will be reviewed at a later date to determine how much redevelopment credit applies to
the charge.
D. ENVIRONMENTAL IMPACTS
In compliance with RCW 43.21 C. 240, the following project environmental review addresses only
those project impacts that are not adequately addressed under existing development standards and
environmental regulations.
1. Earth
Impacts: Steep slopes are present on the west and north sides of the property. However, in a letter dated
April 12, 2004, the City of Renton issued a modification that allowed filling and grading to occur on
identified steep slopes in the northeastern portion of the site which were identified as man-made, per RMC
4-3-050.J5.bii. The modification did not approve development or construction on the identified slopes, and
remaining onsite slopes were not included in the exception.
The applicant submitted a Geotechnical Report prepared by The Riley Group, Inc., dated June 2, 2003 with
the land use application. The report addressed soils, groundwater, landslide hazards including historical
ERG Rpt Rainier Station
City of Renton PIB/PW Department •
RAINIER STATION SITE DEVELOPM~ PLAN
ERG REPORT of February 14, 2006
Envirc4llntat Review Committee Staff Report
LUA05-155, SA-H, V-H, LLA, ECF
Page 50f6
slide activity, foundation systems and site preparation. The report discussed conditions for multiple parcels
under the same owner, including conditions for the subject site.
The geotechnical report discussed the proposed commercial development along Rainier Ave. N. and
stated that potential impacts to the slopes would be at the toe. The geotechnical report stated that no
cutting into the toe of the slope should be done due to the steepness of the slope, which is prone to
surficial creep and ravelling over time. There is also evidence of surficial landslide activity in the past on
the northeastern slopes.
The applicant's proposal would meet the toes of the slopes with some grading, fill and retaining.
Additionally, underbrush would be removed on the toes of the slopes and landscaping would be added. In
order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties,
staff recommends additional mitigation, including a requirement that the project be designed and comply
with the recommendations of the Geotechnical Report, and with the Department of Ecology's (DOE)
Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management
Manual.
Mitigation Measures:
1. The project shall be required to be designed and comply with the Department of Ecology's (DOE)
Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater
Management Manual.
2. The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared by
The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the
subject property and adjacent properties from adverse impacts that may result from alteration of onsite
steep slopes or nearby areas.
Policy Nexus: SEPA Environmental Regulations.
2. Wetlands/Streams
Impacts: The applicant submitted a Wetland Delineation & Mitigation Report prepared by The Riley Group,
Inc.,dated July 22, 2004. The purpose of the study was to delineate wetlands, evaluate the functions and
values of wetlands and any streams, determine classification and buffers, determine impacts and present a
conceptual mitigation plan.
The study delineated an approximately 16,600 sq. ft. Category 3 wetland within the ravine associated with
the Rainier Mixed Use South Parking Lot site (the South Wetland), and an approximately 21,700 sq ft
Category 2 wetland on the north parcel (the North Wetland). As part of the development proposal for the
parking lot, a portion of the South Wetland would be filled (3,591 sq ft of impact includes 2,017 sq ft of
wetland and 1,574 sq ft of buffer). Mitigation of these impacts is proposed to be off-site, to the North
Wetland, at a 1.5: 1 ratio resulting in 3,591 sq ft of creation and 1,800 sq. ft. of enhancement. The applicant
is requesting buffer averaging to the North Wetland to accommodate the development of Rainier Station.
The North Wetland is classified as a Category 2 wetland in that it lies within the headwaters of a
watercourse. This watercourse is piped to Lake Washington and has minimal stream function. Although the
eastern end of the wetland was historically filled, the wetland area shows little evidence of human related
physical alteration such as diking, ditching or channelization.
The wetland report indicates that the North Wetland's existing buffer area on the east side is nearly non-
functional since the area lying within 50 feet of the wetland edge contains fill, debris and blackberries and
would not support desirable native vegetation. The proposed increase to the buffer area on the south edge
of the North Wetland 100 ft wide at its widest point, with a total area of 5,028 sq ft.
On December 13, 2005, the City's wetland consultant, The Watershed Company, provided an analysis of
the wetland delineations, classifications, and proposed mitigation measures. This analysis indicated that
the South Wetland should be considered a Category 2 wetland as it is located at the headwaters of a
watercourse. As of the date of this report (February 14, 2006), the classification has not yet been resolved.
If the South Wetland is determined to meet the criteria for a Category 2 wetland, the required buffers and
ERG Rpt Rainier Station
City of Renton P/B/PW Department ..
RAINIER STATION SITE DEVELOPMEfff PLAN
ERG REPORT of February 14, 2006
Enviro.tal Review Committee Staff Report
. / LUA05-155, SA-H, V-H, LLA, ECF
Page 60f6
proposed mitigation measures will be increased according to code requirements (RMC 4-3-050), which may
affect the proposal for reduced beffers on theeNorth Wetland.
Mitigation Measures:
1. Approval of the Rainier Station development proposal is subject to approval of a reduction of the
required 50 ft buffer from an offsite Class II wetland to 25 ft, as part of the site development and
variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04-093
and LUA05-133. If the buffer reduction is not approved as part of that development proposal, the
applicant shall be required to submit a request for the buffer reduction as part of the site development
plan for the Rainier Station application.
Policy Nexus: SEPA Environmental Regulations
3. Transportation
Impacts: A Traffic Impact Analysis was prepared by Mirai Transportation Planning & Engineering, dated
November 14, 2005. The proposal would result in an increase in traffic trips to the City's street system;
therefore, the appropriate Traffic Mitigation Fee will be imposed. The Traffic Mitigation Fee is calculated at
a rate of $75.00 per additional generated average daily trip. The total average daily trips is estimated at
1,154.
Mitigation Measures: The applicant shall pay a Transportation Mitigation Fee of $75.00 for each new
average daily trip, to mitigate for the proposed 1,154 new average daily trips that will be generated by the
proposed development. Credit will be given for the existing business operations. Fees are payable prior to
the issuance of a building permit.
Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100,
Ordinance 4527.
4. Fire Protection
Impacts: Fire Prevention staff indicates that the applicant shall provide required improvements and fees to
offset the impacts associated with the new development upon the City's Fire Emergency Services. A Fire
Mitigation Fee of $0.52 per gross square foot of commercial area is required.
Mitigation Measures: The applicant shall pay a Fire Mitigation Fee of $0.52 per square foot, for a current
estimated total of $7,852 for Building One, $8,320 for Building Two, and $10,920 for Building Three. Fees
are payable prior to the issuance of building permits for each building.
Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527.
E. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where
applicable, these comments have been incorporated into the text of this report as Mitigation Measures
and/or Notes to Applicant.
~ Copies of all Review Comments are contained in the Official File.
__ Copies of all Review Comments are attached to this report.
Environmental Determination Appeal Process: Appeals of the environmental determination must
be filed in writing on or before 5:00 PM, March 10, 2006. If no appeals are filed by this date, the action will
become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by
City of Renton Municipal Code Section 4-8-110.E. Additional information regarding the appeal process may be
obtained from the Renton City Clerk's Office, (425) 430-6510.
ERC Rpt Rainier Station
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PbANDNC NOTES-
• Planting IOU for shrub./groundcoven sholl be deemed os new
topaoll/compost cultlwted into existing prepared aubgrode. T.-.n sholJ be pit
planted with prepared planting hoie, being 0 minimum twice 01 wide 01 the
rootboll and at leoat nine Inchea (9-) deeper.
• SolI Preparation: Cultivat. shrub bed IUbQtOde to a minimum depth of ten
Inches (10·) and clean/rlImOWI all rocks. roots, debris over two Inch. In
diameter, Loy a two Inch (2-) depth of CompOlt over entire bed and tal 09cfn
to 0 minimum depth of ten Inch •• (10·) to Incorporat. CamPOIt thoroughly Into
grode. Then loy a two Inch 11ft or Compoet and til 0901n. .
• Fertilize 011 InataUed plants c1urfng boddlll operation. with 4-2-2 Aoro
Tranlplanter CIa recommended by Manufacturer.
• Sub,mullons or chang_ In material. and placement sholl b. mode only on
the written chan98 orden at agreed between Contractor, landscape Architect
and Own ...
• Mulch all bed, with a minimum 2 Inch (2") depth of approved 'mulch', Fnllh
grade of mulct! ahall be 1-below adjacent hard aurfcc .. and flush with lawn(s).
• Stake tr ... 01 directed by londacape Ardlltecl
• An new plantings wID be terYed by an automatic irrigation 'Y'tem.
• The landscape Architect retains the right to Inepect trees. thrubl and
groundcover for campllane. with requlraTIents for plant Ilze and quality at any
tim .. Thil Includes but It not limited to .Ize and condition of rootbolla, root
IY'taTI" Ionet .. latent In),tria and defect •. RaTIO'll!: rejected material
immediately from pro)ect ,Ite.
• Upon completion of the lnepocUon, the londlCilPo Archltoct thoU amend the
Contractor's nst of Items to be completed or corrected (Punch Lilt) and Indlcote
the time period for their completion or correction. Thl' thall conaUtute
Substantial Completion and Pro¥!.lonal Acceptance IhaII be granted at thl. time.
Tho Landscape Archltoc:t wHI make an Inepectlon fat Final Acceptance of the
Wont upon requat by tho Contractor. If dJ of the ItaTIl at the Punch Utt heM
not been completed to the IOtlafoctlon of the Landtcope Architect, addftlonal
Inepectlons wll be lCheduled ot the requ .. t of the Contractor. mal Acceptance
Ihall not be 9fOI'Ited untD all of tho Item. of tho Punch Utt have b ...
completed to the IOtfafoctlon of the landlCGpe ArchltecL At thlt time the
Landtcope Architect IhoII certify In writing the Rnal Acoeptance of the Wort.
• Replacement of Plantlnga: RaTlove from ,It. and rep!ace with new planting, at
Contracton expen ... any plant that II elth .. dead or In unaotillfoctory condition,
01 det.-mlned by l.oncIIcqM Archltoct 01 lOon 01 condlUons pennlt within
=t:!t~~~-::o"ptn:,r:=~I:'en~ :-_ ~~t'.d':nd take
whatever noc:eaory ,tepl to prevent almOat dlml .. of plant material ..
• Warranty: Thll Warranty thoD Indude rep!oclng and planting earno tire and
tpeeles of plant material Ihown on 0r0wIngt that II dalgnated to be nIf)Iaced
by the londlCOpe Archltoct. Except for loa cl.I, to Ixcealvely .....
~:=,:a~ec::=~2~n~th:-:'~~rchanOZ'J;!:,~II:::"~g':~~!t~
and untot1afactory growth, except for CONI of neglect/obull by o.n .. /athtrL
All plont. replaced shalt be reIn.toted unct. plant 9Uaronty condition ..
PLANT SCHEDULE
aty S)!JJ Botqn!egl/Cqmmgn Nom. $iulBcmcrtt;.
T R E E S!
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, .... gr10eum I PAP£R!IARk IIAPLE min. 2" .... ,. 0-_ o. 'Groc:IIlo" I HlNOKJ ClP1!ESS min. W'" .....
P)f\I' Co 'Copltd' / nOWERlNG PEAR min. 2-cal.
• Street Tree -01 apprG'i'MI by CIty
Thup 0. 'p)l'Oft'lldolfll' / AR8OR\'ITAE min. 8'0-hgt.
S H R.U B SIC R 0 UNO C a v E R S :
a Bums L 'Suffnltlcosa / DWARF BOXWOOD min. 1!~-apr. -compact
I!) Daphne b. 'Carol MCldde' / DAPKNE min. 1r apr. -compact
I!) Euon)mUI alatu. 'Compacta' / EUCWM.lS min. 24-1pI'., buthy
e .... """'. ~ 'Tondoso' I HIll.YW!lOO.IJH1P£R ..... , .... "V'
I!) Kalmia I. 'Qatbo Red/ Alba' / MOUNTAIN LAURELmil.. 24-epr.
I!) Pieri. jaf:Ionlco / ULY-OF-THE-VAU.£Y SHRUB min. 24-tpr.
I!) Rhododendron lip. / NCH min. 24-epr.
III ear.x m. 'Var\egata' / JAPANESE SEDGE
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McI'IonIa repen. / CRttANG MAH(HA
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Tcxu. b. 'Reponden.' / SPREAOtNG ENG. '1£W
DJ Naturalized Buffer.
Cornul Itdanlreta / REDTWlG OOGWOOO Gout""""""''' ISAIAI. Mohanla aqulfolknn / 0REen. CRAPE
..,nco dfamlca/ PACAC WAX MYRll£
, got. 024" o.C.
min. 5 conn at 24-each
, got. 024" o.c.
, got. 024" o.c. min. 38-hgt.
• Plant tlza en .-c!fIecI ptt Ute AmItIccrI Smdard fat Nurwy Stock, PvbncatJan-Moy 2. 198e __ by ""' ___ 'Ion of....,.,en. Inc.
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-• cr~ .• RENTON
• '. " 7:. . :'., .'
lSathy' Keolker: Wheeler, ' Mayor
. Plano ing/BuildingIPupli~ W~~~s,DepartmeDt '
Gregg Zimm,e~,m.aJl ~.~:~t\.llmhtistrator
April 12 .• 2~04
R'icharcii.. W~gner. Ptincipal
Baylis Architects,
'10801 Main-Street '
Bellevue, WA 98004
Subje~t:Protected Slopes Exception through Modification
',' .. :,
pear Mr. Wagner:
r," I .. "
, ..
As you have requested, I have evaluated the gt;lotechnical report that you submitted as well as the ,slope
evaluation from The Riley Group, 'Ine. dated October 29,2003 in order to determine whether ornot the slopes
on your site qualify for a.~ "exception through modifit~tion" per Renton Municipal Code Section 4-3-0S0J .5.
The Slope Evaluation submitted by The Riley Grolip, Inc. concludes:
• ... [111 is our conclusion that the northern and southern east-facing steE!p,s/opes, snd the top of the north-'
facing slope associated with the southern aa~t-facing slopes. wers man-mads by WSDOT and/or trye-
subsequent site owner, and that they w(;1re the result of na/ural resourc:e recovery activities. utility , '
installation, and/or public and private road improvements. This include!s the Iimited-heighf (typically about
10 feef tall) steep north-facing and south-facing slopes associated with the utility instal/ation that '
traversed the top of the steep s.outhern east-facing slope (e,asiof N.W. ffh Street).·
'Regarding the history of slopes not' C!ddressed above, the Slope Evaluation states:
. "The south-facing and the rer.naining north-facing 'slopes, direcl/y adjacent to the southern east-facing
slope, also may have been altered. ,However. lJas~d on, aerial photograp'hs from 1956 to 2002, the shape
of the level area at the toe of the slope andiJlong Rain!er Avenue remained.about the same, i'ldicating
that significant additional grading did not 'Occur. No' other anecdotal or recorded evidence was found
indicating additional work on these areas.-
. It is my determin~tion that the slopes. identified ,on Exhibit A qualify for exceptions through modification, per
Renton Munjcipal Code Section 4-'3-050,J5.bil. Therefore, filling and grading-could occur OR the, slopes ,
identified in Exhibit A, with the benefi of the app;icable permits~a{ld land use approv.als. Although the slopes
qualify for exqeptions ~hrqugh modification', grading permits and/or. afiU and grade IClnd use approval may still
be required. Please submit plans to the Development S~rvices Division for the appr.opriate permit processes
prior to beginning any work on site. Furthermore, th~ determinatiOn. that the slopes quality fo,r an exception
through modification does not mean that development or construction v..ill be allowed on the slop~s. RMC 4-3-
050.JS.bii aUows only filling and gr,ading on slope~ that qualify for the e):!=eption. Further geotechnical review
will be required as part i?f any proposed development on the subject ~it~!. .
This determination will be final Li~less' a written appeal of this administrative determlnatio'n is filed with the CitYs
Hearing Examiner within 14 days ofthe date of this letter. See Section 4-8-11 of lhe Renton MUl']icipal Code
for further information of the appeal process. -
Sincerely,
~~ea-% ~/1/I/14fejl!1~
Gregg zimlnJrm£'
Planning/Building/Public Works Administrator
DEVELOPMENT PLANNiNG
CITY OF RENTON .
DEC 072005
RECEIVED ~ -------------1-O-55-S-o-u-th-.-G-ra-d-v-W-a-v~--R-en-t-on-.-W-a-s-hi-n-gt-o-n-9-8-0-55---------~---~.~ ]\J 1l () ]\J
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Reference: Boundary & Topographic Survey "Rainier Avenue Mixed Use".
by Triad Associates, c;1ated 26 September 2002
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'II The Riley GroUIJ, Inc. I Ra'.'" Awn., MlUd U" P'"i<"
SEAmE,WASHINOTON9SIU 'TopographicSiteP/an·1 Figure J
Exh,b,-I--A,
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,J ..
DATE:
TO:
FROM:
SUBJECT:
•
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
January 19,2006
Keri Weaver
Arneta Henninger X7298
RAINIER STATION APPLICATION
LUA 05-155
601 RAINIER AVE N
I have completed my review on this application for a site development plan approval for
commercial space in 3 buildings with a parking garage located in Section 7, Township 23N,
Range 5E and have the following comments.
Existing
Water --There is an existing 12" watermain located in Rainier Ave S. There is an existing 12"
watermain located in NW 6th St. See City of Renton water drawing number W549 and W716 for
more information. This project site is located in the 196 Water Pressure Zone.
Sanitary --There is an existing 8" sanitary sewer main in Rainier Ave N. There is an existing 8"
sanitary sewer main that runs from the cul-de-sac in NW 6th St through the site and connects to
the main located in Rainier Ave N. .
Storm --There are storm drainage facilities in Rainier Ave S.
Aquifer --This project is not located in the Aquifer Protection Zone.
Reguirements:
WATER:
• Based on the fire flow analysis using the City's water system hydraulic model, the existing
12" to 16" water line in Rainier Ave N. can deliver 3,500 gpm, with a minimum of20 psi
residual pressure during a fire. Static pressure is about 60 psi at fmish floor elevation 50 feet.
• The existing system can deliver the required fire flow demand for the Rainier Station
development, which ranges from 2,750 gpm to 3,500 gpm based on the Fire Marshal's
calculations.
• Per City code, a looped water line must be installed around the proposed buildings or
complex of buildings ifthe.fireflow demand exceeds 2,500 gpm. The minimum size for the
Rainier Station Application
Rainier Ave S • •
interior looped shall be 10-inch diameter, with a maximum of 3 new hydrants on the interior
line. Additional hydrant(s), required by codes, need to be connected to the existing 12"/16"
line in Rainier Ave N.
• Based on the general utility plan submitted with the project application for environmental
review, the conceptual layout of the proposed 10" interior water line appears to meet Code
requirements, however some adjustment to the location of the line will be determined during
our review ofthe actual civil plans for the project to be submitted at a later date.
• Any new construction must have one fire hydrant capable of delivering a minimum of 1,000
GPM and shall be located within 150 feet of the structure and additional hydrants (also
capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This
distance is measured along the travel route. The number of additional hydrants required is
dependent on the calculated frreflow.
• Water System Development Charges of $0.273 per square foot gross area may be required if
not previously paid. The Development Charges are collected as part of the construction
permit. Please note that any parcel that currently has water and or sewer service is eligible
for a prorated system development charge. Your project will be reviewed to determine how
much redevelopment credit applies.
SANITARY SEWER:
• A commercial building permit will trigger a separate review.
• This project needs to have a close coordination with the relocation of the water and sewer
main and the 6th street short plat (LUA04-139).
• If the parking garage will have floor drains, then they need to be connected into the sanitary
sewermam.
• Any use in the building subject to oils or grease shall require the installation of a grease
removal system as determined at the time of plan review.
• System Development Charges (SDC) are $0.142 per square foot. These fees are collected at
the time a construction permit is issued. Please note that any parcel that currently has water
and or sewer service is eligible for a prorated system development charge. Your project will
be reviewed to determine how much redevelopment credit applies.
STREET IMPROVEMENTS:
• A commercial building permit will trigger a separate review.
• Street improvements to include curb, gutter and sidewalk may be required on this site(s).
I:\Projects\RAINIERSTAGF.doc\cor
Rainier Station Application
Rainier Ave S •
• All street lighting shall be per City of Renton standards and specifications if not existing.
• There is a concern regarding the design location of the northerly driveway approach. This
will be reviewed in greater detail once the civil engineering plans are submitted and the lot
lines and dimensions are shown.
• The Transportation Mitigation fees are $86,550. This is a SEPA condition.
TRANSPORTATION:
Review of the Traffic Impact Analysis (dated November 14,2005) and Site Plan (dated
November 21,2005) has resulted in the following comments.
Traffic Impact Analysis (TIA)
• Trip generation for the PM Peak Hour (Table 2) should be based on the ITE Trip Generation
Rate for Shopping Center (ITE 820), as was done for the AM Peak Hour trip generation.
However, the resulting increase in PM Peak Hour trips would not be significant enough to
warrant revising the TIA, including the conclusions and recommendations. Therefore, the
TIA is acceptable.
• Based on the new trips generated, the trip distribution, and trip assignment to the existing
street system included in the TIA, a level-of-service analysis, particularly at the Rainier
Avenue/Airport Way intersection, is not necessary.
• Also, a signal warrant analysis at one of the site driveways on Rainier Avenue is not
necessary.
Site Plan
• We strongly recommend standard driveway aprons at the three access points serving the
proposed development site on Rainier Avenue. If the decision is to use curb returns at these
access points, then we recommend a minimum 25-foot curb return radius in order to expedite
the right-turn vehicle movement to and from Rainier Avenue.
• As shown on the Site Plan, the available on-site queuing space between Rainier Avenue and
the entrance to the closest parking lot abutting Rainier Avenue is acceptable.
STORM DRAINAGE:
• A commercial building permit will trigger a separate review.
• A conceptual drainage report and plan were submitted and are in order.
• If the parking garage will have floor drains, then they need to be connected into the sanitary
sewer main. The drainage plan needs to be revised to reflect this.
I:\Projects\RAINIERSTAGF.doc\cor
Rainier Station Application
Rainier Ave S •
• Some adjustment to the location of the storm lines will be determined during our review of
the actual civil plans for the project to be submitted at a later date.
• The Surface Water SDC fees are $0.265 (but not less than $759) per square foot of new
impervious area. These fees are collected at the time a construction permit is issued.
GENERAL:
• All required utility, drainage and street improvements will require separate plan submittals
prepared according to City of Renton drafting standards by a licensed Civil Engineer.
• All civil engineering plans shall be tied into a minimum of two of the City of Renton current
Horizontal and Vertical Control network.
• Permit application must include an itemized cost estimate for these improvements. The fee
for review and inspection of these improvements is 5% of the first $100,000 of the estimated
construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything
over $200,000. Half of the fee must be paid upon application for building and construction
permits, and the remainder when the permits are issued. There may be additional fees for
water service related expenses. See Drafting Standards.
• Please note that the construction permit may not be issued until the Final Wetland and Stream
Mitigation plans have been approved.
cc: Kayren K.
I:\Projects\RAINIERST AGF.doc\cor
•
DATE:
TO:
FROM:
SUBJECT:
MITIGATION ITEMS:
FIRE DEPARTMENT
MEMORANDUM
January 9,2006
Keri Weaver, Senior Planner __ I!I-
James Gray, Assistant Fire Marshayro .
Rainier Station, 559-6001 Rainier Ave. N
1. A flre mitigation fee of$7,852.00 is required for Building # 1, $8,320.00 for Building
# 2, and $10,920.00 for building # 3 based on $.52 per square foot of the building square
footage.
FIRE CODE REQUIREMENTS:
1. The preliminary fire flow is 2750 GPM for Buildings # 1 and # 3 and 3500 GPM for
Building # 3. One hydrant is required with 150 feet of each structure and 2 additional
hydrants for Buildings # I & # 2 and 3 additional hydrants for Building # 3, are required
within 300 feet of each structure.
2. Separate plans and permits are required for the installation of systems.
3. Fire Department access roads are required to within 150 feet of all portions of the
building exterior. Roadways are a minimum 20 feet in width with a turning radius of 25
foot inside and 45 foot outside.
4. Fire Department dead end access roadways over 150 feet in length are required to have
an approved turnaround.
5. Provide a list of all flammable, combustible liquids or hazardous chemicals that are
used or stored on site.
Please feel free to contact me if you have any questions.
i;\rainierstationerc.doc