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LUA02-004
• RENTON EMPORIUM/LUA02-004 PARTIES OF RECORD Ramin Pazooki Washington State Department of Transportation M I C RO F 1 L'v'J�E 1 Northwest Region 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 Last printed 02/27/02 12:43 PM • RENTON EMPORIUM LLC CONSTRUCTION NOTES: PRE—APP Ot—XX R M E !" ` PART OF THE N.E. 1/4 OF THE S.W. 1/4 OF SECTION 18, TOWNSHIP 23N, RANGE 5E, W.M. 0 CONSTRICT IT CONCRETE APPROACH SEE O a W TETAL r.'Cr. Ery 1' \ CQISIRUOT 24'CONCRETE APPROACH SEE bry-\ SETAL ON WT.'Cr -\ - O CONTR 1C1 REINING WALLS WALLS WAIL BE BURT N ACCORDANCE WTI THE LETALS 910'YI ON \ 9EET'CIS"AND THE RECOIENDAIONS 1E THE � \ \ 'A*., OEOTECINGL RIMERS WAIL 01ER 4'REOUEE A LI W d 1D• ' \ ...Art -\ .z... O ASPHALT PAWN NNW CLASS 9'.PAWN j N4 w ® '_\ S W (, SECTION AS PER OETAL ON WT.'Cr gm m P O 0 20 40 \ La O CONSRILCT mom w10EE ORB AS O ¢ ..iw 4.,,,:,,STON PER DECAL CN SIT.'CI' o a ? BASIS OF BEARINGS. - - \ / - ROAD A CO INATRN CURB t SLEW SEE a Z 3 nos zamom.no.m. \ „;.:,.: • Q \ O ARCHITECTURAL CRAVINGS FOR DYN901S �q{• O REFER TO ARCHITECTURAL CRAWS FCR PAVC11NT Z H Or �1 1' - _ Lam, :: WAgNfS STALL 0LEN90N5&LAYOUT. OF W W C 5 N.C.DATUM \ '• CAPON ENS IN \ W 3, Z /x ¢Ev .. pivo `T ,\ •' / A ,a,_y.m ..... O COISIRUCTIr.l2•d•CONCRETE,RAW ETAI.OSIR SLAB. K F ¢ .,�K°OwG .J I..W ivbl /% ` "i ...,IR' 2 E,Y.ay._N. -.\ c, ss Day.raam-arr a - • /�\'/ •�/ oT,-\ �. O MOVE POE!PORR BOX 10 CLEAR MORAY!S#WAD(. NFur rP.e WONT.ourFow IRE / / ••,// � v _ \ gLV��\ xrgffC1 of°Li. .NO00.ESr N4 R xn C.R. MM..-�- wo f9 q w:s \ ",EMS SOON -- yL \ / EQiIIEI MID FOR BIS 91RET: •' hAI _ ....... 'd MKmAI¢1S m! ,r M'lUY /V'�O j� \` \ \ \ \`�w°\io~ \. a CF9ON.CpIMEA.r5 r3 0 t/U«°soll OO FORM.I M..C....-,w-.... /� ,j--- ;< '/.. \` `\ ,� E., I .xE SYMBOL LEGENDAS / 0+K __ \ �° Wis B ws nimm -v-,_\/, :•© \ Mu� iE SE."rv. .-ea °�M.,z•A••boA UP: ?I o ascr .aw. -� / / 0 / '; .3831 v ,...nc_ MP E SW la,C.COR.,.-.C«,C. AS 3.7 a.m NoLE ,I - \\:46 w...lAnm wow Remwm 01 mi/� '''' ``> � ° Esrr :$n v,er ETEERIOE R 1 . � - , , I EW q NM WIEN RUBOR CRAM LAW fleet moo we!MA R E IF c .mac �`" i' \�� �\ •"" �>--------7-- 4 DRAINAGE CONSTRUCTOR NOTES: E iF ®� A/-._ ,T v l I a © 10 CO SOUCT TYPE 1 CATCH BASI1/I,RN=::: =50.00 CO t11Si G1RY= =4L/J QUANTITIES: a W —•— �"^n RIMER / 'O 4 ,��� 'i� war N N., 17 COISTINCT 1251f Ir0 PVC 035.52S SITE ADDRESS: t �', 0"1qN ` 111rO A- itt '/Y LOT SIZE: ,45 ACRE• Ip,E ° A //` M i / 14 COSTRICT VET/DETENTION COCETE EXISTING INRERV.: 13,595 S.F. RENTON EMPORIUM LLC x �' - `I , • �'' O VAULT PER DETAILS ON NIT•C9• t \ 1 Q ;' ® ,, „u.�„ BUILD.FOOTPRINT: 4,411 S.F. S.W.SUNSET BLVD. E N-45,50,E OUT.4250 RENTON,WA 98055 3 -- "�i,`, 4. ,iuW: � ,,,j �' 15 CONSTRICT AID STRUCTURE t 5 LF 1YA PVc CONCRETE WALKS: 2,724 S.F. ..P . ®, NUT PPE LAND FLAT.SEE OETAL ON SIEET'CT ASPHALT PAVING: 9,151 S.F. `S II I 16 CONSTRICT 2.3 IF IYI PVC•G50R W � f, ..'1 * ' SNP. O CUT: ARCHITECT: A i /i�c 0 IT CONSTRUCT TEE 1 CATCH BASH p W/SUE LB N FILL: FALL ARCHITECTURAL S STATE BRAT-OF-WAY.RN-51.SB,E.4SA • K., �y /t1 IMPERV.AREA: 16,286 S.F. 9607 391h AVE.S.W. v.E � Y, c. O COISIRUCT 150 LA 171 PVC•MN \i LOT AREA ONLY SEATTLE,WA 98136 / Ore SRI COIICT TYPE 1 CATCH BASHµ W/SOD ID IN ..NOT FOR BIDDING PURPOSES (206)935-2240 e.� •O STAID RIGHT-OF-WAY.iAY,RN-14.77,E-41.3/ OCONSTRUCT YS.xs if Ira Dr•O.5S DEVELOPER: ENGINEER: / , /'.• .7 O RENOE COSTING IIFT t COST RICT TYPE 1 CATCH BASIN 15, RN=4T18,E NEW-41.20,RECONECT OER pew TIES KEITH&ANNETTE DEMPS JOHAN OYE P.E. /' /5 ?`��r Y+�"�"(s O REYOE CAMEE'A DP 8 REPLACE WIN IS IF in 0P I I.01 2308 N.E.24th STREET 12202 PACIFIC AVE S E•COST CB=41.10 RENTON,WA 98056 TACOMA,WA 98444 .«,«•:a 3 CR Y TO C01151RUCT STORM SEVER ass k(Koss OE SEE AS (425)226-6632 (253)537-8128 / ON MEET'Cr • CALL BEFORE CHECKED FOR COMPLIANCE RECOMMENDED TO CITY STANDARDS FOR APPROVAL • YOU DIG Date BY ,�� g GRADING & DRAINAGE PLAN 1-800-424-5555 Date - BY_ Iie �E'�` 9..�: I'_e0• d C3 T 4 RENTON EMPORIUM LLC PRE-APP 01-XX R By�. �` \'PART OF THE N.E. 1/4 OF THE S.W. 1/4 OF SECTION 18, TOWNSHIP 23N, RANGE 5E, W.M. DROP INLET MTH GRATE B��II 4 III - STAKE \ ` `` _\ ryLM I 4 .__ •II gill ST/J(ES i1L1ER FABRC l \` Sly I ?C' \FI [1/yG j WASHED CRAWL rMB®wK Z im 'yo,�-.-- R �? RUNOFF WATER I <, g ppi�pp' �zo p _ \_ \ X_ OAO SEDIMENT u1c 2mp a 0 40 �7— \_-\,fie' Iz `\ Jr`\, 12. ,tR:. a0 ''// \ ce L cc BASIS OF BEARINGS: d1 Vr ',� \ I a.-'�'R Z 3 O ROD 1o0a0R0ep0ma, .- � ,/ ,%tr -_\ NOIEc, FILTER FABRIC BRED ELITE e, W - \ I• %� / ® W W,r.CORt:>.m 1.E%RTD TIE FAIR ENCORE TE91 KWID 11E MET OPBMM AT LEAST If ON Nt ZO 2 O _�F/ / \ _ (••f.i/ \v ' • ' \ \�e / =4'4, 2%ACE 3/4.TO r NMFI O.TIE FLO FAIREC/WEE WM 11E EOM OF FAANL FILTER FABRIC W W 5 VERTCAL DATUM / /� 'tl \`` BE AT MAST 1r OMER 11E ENT RE MET GOMD Z 3 Ore? pIn `.A ----MAW \ `I F MIER WOES DATED NM 4IDENT.TIE MIA'.l MST BE ISAIED ADOPTED Fa. CC_ CC LTLV..RW(NAMASO MOM _ M i -En `\ IRW TALI AM CLEANED a REPLACED.u1 MiDMAn,E APPROACH MULE BE �r o W 3 it2.TIveRAS i•ore EC WORN W�• / // , , BB'- \- M USE 111E DOGGED GRAWLAS IL RID RUT MEN DRAWL AROUND RE I.T. DWG.NAME-BR-22A N POVEN ALL!FN.VAULT elm ON TIE SOWN .A ....• :.�,1 ` \--\ Wmi4cNw<sA.E,.4`saiTNMFT.V.R°fAMIP % -- T/�!//. _ Y1•--_Q,_ / \`` --\--\ \_ �O WSW BnmB FOP MS MTh .,; <• / -—\ NINON_ A20NEY_TS PP _ l jI ��-,V/ NW WO .. ,—� a' ram IN RAC va-,xFaoa , M:r R000 Flx¢ `�' - -ar_-- ` SIT ME .Pvc .x.M IC sW,B a nxc. BRA ,/ CI NI sw ...z E FORMINRAC.IL1.H1%A J1 ., ,. --, N...PK...M FWD VAIN MOO R OW G r.IRA . C p y >ws SYMBOL LEGEND SET �'-� / "� A_ /• t - e lOn. R S le.cwc-Ram \\t 3479 jj a RareMT IAwMNT _�CAP / ,/. oIE SR IR,CONE fg w6 SWIM� ��.F /l WNW / F '..`-,� /MO�E � r— - /� T IN n ®o sAM,..>m s.aPnr MEMO(MIR WNW LINN MICE 'QP 1.4 e-mCOMLIc-:nm-��� ilk l \ / 5 T ,I`� PRIVATE NN 4v n •�`' APP q hir am me /f',F,I �'\ `�;� '` Reel M. IIPMTRR A '-'-'11:11141‘>_.........../.....L / t:1 BG M11[WUMI IIn / 44* / AHLIER FABRIC MATERIAL 60•MK RGLS tl9IIS.1 tea-a..w ro¢ ', , �/ / /� USE STAPLES OR MIRE RINGS TO ATTACH 1.FED BEET RUNOFi ON FOLLOMNG GSCHARCF Rn1N A FABRIC TO MIRE. SEDIMENT TRAP OR P.D. �o-RCM MILE / 41.fr /, �' /. ; ;�� r BY r 11 GA ERRE—R— -.I�f\ / �A/ ••Mv. 0j� ( ., au dM 64fABMC dR EGl1v. I.UNE IS :1. S1fFPNE55 PERPDIDCULNt 10 FFMCE LAMY SEEP PR -,��� /,. I I LINE I511N �1� sr ,, .� cap II I x MA%MY BEET OR DEMAND OW PA H EMGM TOSITE ADDRESS• Z•-0• THE FENCE EET IOO R.E1 � Tim E SOS a LESS G THE 01 a WE aT IS FM PARTICLES RENTON EMPORIUM LLC IR f.'d! ` ' A ,l .'—/ :.,MI\ / "Q• BET'Da ILL BURY BOTTOM G FABRIC F SOS 1XN11K THE SIAIOAIq SERE IS ION RE EES V '' •,,. `1 MENANAI M r BY Ir TRDIGI SHOULD BE ECU&TO OR SMALLER MAN THE SIEVE SIZE S.W.SUNSET BLVD. R/b g3 "tP ` y •_ /% 2 B THAT BM OF ME SOIL CAN PASS THROUGH. RENTON,WA 98055 EASING BRCOND "i -4- S*S I B•MAR I 5.THE TRENCH SI1NL BE BAIXMlm MTN 3/A'L IB 1 Lbyy IMiIAB Wai e, • �,` L7R BTE.� ALTER FABRIC MATERIAL DIAMETER WASHED GRAVEL.S MALL BE IRMO‘INSI MY RAW ARCHITECT: r 88 RIl • In... ` S�• e' S.SERVED FUER AMFRF➢4NL PURPOSE.BUT NOT BEFORE RE �� � CONSTRUCTION SEQUENCE ]'BY r BY 11 GA.YAM UPSLOPE AREA HAS KEN PERMANENTLY STAMM. FALL ARCHITECTURAL n=� Ernie-u\ v ✓ FABRIC OF EN.. /I. war Raw.DE uu 1 BC0-424-ssss me eu.mmm B.FILTER FABRIC FENCES MAIL K INSPECTED MEDIATE, 9607 39M AVE.S.W. E)OSTT O GROUND ! <� Y Z•-O' AFTER EACH RAINFALL AND AT LEAST DULY DURING SEATTLE,WA 98136 100•MIN. ' _. / z '1,7 uNr:,m,w:.e PROLONGED RAINFALL.ANY REPAIRS SHALL K MADE (206)935-2240 �' i'/ 5'-0' IMMEDIATELY. (MAY BE REDUCED TO 50•YM x Oo Foram CmiN memnn,Sit Imo et.. PROVIDE 3/a'-1.5' tr FOR SITES MIN LESS MAN 1 WASHED GRAVEL BACKFILL ACRE OF EXPOSED SOIL) R.]51M // /" 1, pm,p 0w OOmnS.O.Otm: IN TRENCH AND W BOTH SIDES MT OF RL,ER FE.1GE FABRIO ON B•MIN. DEVELOPER: ENGINEER: �'' a E,avdm ma H,a aWgme:(CUT AND DLL) THE SURFACE. u•w '�' a FAD a""easN ai0"'"'""as Lem r BY r WOOD POST FLIER FABRIC FENCE DETAIL KEITH d ANNETTE DEMPS JOHAN OYE P.E. A .. .._.I - g T Rae and! pact GaOI Rase Class•B to prop.NOE. ALT:STEEL FENCE POSTS. ��® 2308 N.E.241h STREET 12202 PACIFIC AVE S gEnsnRle DRIER a Rae asE unlace Lem.sn Rap w,<10 prop..A Rd BRUSH BARRIER 1m Is arrow TEN Iva. RENTON,WA 98056 TACO(253)5,WA 98444 RAMP OR 91E ACCESS a Rao ONE compact ASAAI Concrete Surfacing. ',TS DWG.NUPE:BRz1 sP PAGE:Inge (425)226-6632 (253)537-8128 NTSROAD slopes.eta e,I . ant..p s... �. IIM.'TII B' ,pd,a aI F DAB Ta MiFBB5 w d�a,n. ,O Seed , we as u v aaea.1EN•Roes' L R«eP able. CHECKED FOR STANDARDSIANCE RECOMMENDED C TN 1a0'as�:awn Mny1A WON IH ITRIMM e,na�WY IA Ho. NDTE: TO CITY FOR APPROVAL matnid ISnOT1.001.E iOTA a WBD O Wt-Of-BO THE O.EMBM WTS.THE PROPERTY LK Date BY . 'tlf* EROSION CONTROL PLAN Date - BY _ +.. GEET ma• Z ABS.NAME BR23 SP PFEE'.'9066 Scale: I'u20• I�'.' e4 E6 • • - 1 ApN1R/Yr rU fNer/Y.1 74y77tt7'F►LL we ,,'ul'f PNLH eel "' �y`o'•�Yji�./w�[A�{, .F►�. _ . RESIDENTIAL(R-B)ZONE / /a . •V p, car- .o\fYieR4A ctiCrI 61' tl�N v 11I '�II�? /, 04Pe t g9i,Iwv 4, �'r, :ac�vc..°wL:.nwM..R. Ben.t��..�.�..ei AiMa.,s::ia tee �I ,'L,.k f. ;..-°Dcc 6cw{•»lo,e*..r. �,\,�a r-A 1/ MI 1.RE Architect w 'afI R .y, T ADO _._ _\ :. .,:r 1 I �w t''+ w w� - I Viol r--= EXISTING NOOSE / efr ' tO,� /. CONIFER TREE PLAN77NG DETAIL ���1 'jJ Y I��� =,0/,4.„, !/ b['G h.7GD OME• RIPR.-au_ •.I,,,,,, y dN L ) •r I"°""" til ��ri 1. ♦07®Y,�3 yak- I�.�'�P...-:D,- l2 +�711 °i- -,.. �111i -.I_ �.1j11 let- 6:*111' .1I wD uw` u++r+Tnu V - ,�, r {I {.v.0i�1I�v ecisawAirea•Afr t' f'r Y ' ;' • O." wp►� o MIXED USE o'' BUILDING for ►g4�D�1 r4U1 r _� o m .F P��.,-r S SKM RMNT kL ., r, w REM II 0 rl ���� I 4 h�•Ls.l - ISWLL -Otil6 .,/A'I' I P.O.Bo:2552 rG�rII �� �",.`Avfs I�r,,/ v -PPorest-{ LiJc 11E✓ce.lck e/'� Realm IMhiEgton HPX1 '. ZI.V'��\ �� � _ PiplNlr1.1.. Atimieh.Rn�i+NlNq u.- owe. � Iu !Y1�I I �lwm►I�Im/iIIIRIiIIAI�!Ilnl110dellply -II Ala ll impoop,,411�1ir!IraiL,k�rllRlN '4 •, \ "• \ __ COMMLk CAA O` Oft* I ,raorJRK .1FCK6 T[. (CA;/ONt I 7�=-- ' �yI.I :1.+.r++sr"/l ;1.�. SCHEMATIC PLANT MATERIAL LEGEND I,.. I j�'`„ry,,�,+ r �4r _ N. � DRAWINGS �� � .O • i .0 VLY,19 .---,,--- Me �.. "> �'];YLF DESIGN • �Y "\\ j4- /am �f. '=� 12/l4/O1 \ -'. 5• .7.—————�.-- - - ....-� ••••••• /er nP WRFDlurnalr i \ "'�' .- a.r, ERRUE PLANTING DETAIL .`1�/Ii iim A111�IdFlll�lllrAl/1(n~ •., .. O O O «.«. h I„or..l ee✓Hw SIGN\ \`\ nII+✓,I\ . i�k,` v.....�.-�'.W .. . • ..„4�' •r \ �� , CROUNDCOYF:N PLANTING DETAILI 'rye • 14 4: SCHEMATIC LANDSCAPE DESIGN", GENERAL CONSTRUCTION NOTES 4 _ Sri — ` :��\�� / c_ zr .a Aro W�" "'"r""�.�.+ �. ........ �... 7'.^r"` 64(f`q '\ I SOU t IC h' :!❑❑_.aw • 'PO u+.r.+ +�r�. .�r..r.r. ....... .....r a..... r .�w.w-w �' r.r 5101WUS TREE PLANTING DETAIL. is - 71�'I' 'N[YLFOR CONSTRUCTION/FOR SUDhp'A-fAL.4➢@� LANGSTON a� 4� � .;; , '� - wiz—Tr' HARDIE I S �n .o. .it,_ " — ik_ _._�� ���R _ VENUE -„,,— ROAD KEEMIN r�l l��b'LS'_ Rl � fi'({�i���`—y,' ►AMGL=ri:C�s-- ° —;2TrT4 sril 1trANI, ,,f7/iiptAil . •j , , ..%-zi . kt:•,- ----;;....; 2.,;,, 1 4.' -''I 00 b �'!/ � � HARD % r � • BETDULL USE r BUILDING a �� ®� �Q , � D s • v .. 88417. .110C t A '-,,i .4, ,e.,..)‘ '1, 6 .1 c , .,AV." o' ,-- t.-., . \.. ,. w` j j , 4 . r/I, idr: c__,1 ,,,;, \ 0\\\ tiliyeCz:illt: 5 y�� `: '' 6JI I DESIGN r `NfNM'N IN AIM i�1 5 n.;" 7 '\` st, \\.= H• [ ;ABM: /n :l +ter 10, - r \7-q 1 %- '• ` �S D ' �� /' 's PW north SUNSET z'\ s ‘ \ `cRAINIERl BOULEVARD Rkioa-7to4. -.7 4 iO3-;,,(,);‘,:•i0e. \:': ' ; AVENUE NEIGHBORHOOD DETAIL MAP s°ACE : - '°°' 0 100' 200 400 r'THITTI MICROFILMED, i &11LDIN6 15'-O" EASEMENT / SIDE YARD/ SIDE YARD/ o N SETBACK Nlb°ID'46"E 95.01' RESIDENTIAL(R D)ZONE �¢ _ 1 -L ��++++ --+----+----'*----a + + + +X' +-E'••`•,, s2Ot'las Fl t it m K + 4-_i -----�s -•+ -_ _f—t_�,-,:--_- 66 -/`1 I Q TYPICA nPE AREA, 1 g r - - ®n }+ EXISTING ENCROACHING - _-_ _ - -. _ __ -- n -I FALL ARCHITECTURAL T .+I • SHED{STAIRSa.v. ratan Fri NW* � � =� 75 G +ez+ � � PROVIDE SOLID 5' �� DO PP, BARRIERALLLONG J w 'ev j j" LNR. �j�j_ + I� THE COMMERCIAL SIDE z .. P . � ��+ + �� OF THE PROPERTY LINEhJ a �r+ SECOM1D F oOR+6a.00' +t Y�OI����%� �_IEXG BUFFER PRROVIDE A EXISTING HOUSE 9607 99W Inoue SouWEeet z y3 v_� %�� /ij + -I I ADJACENT TO THEI Seattle,►uGmslnB 96196 o5-wz C 19.+ :+ + / EXISTING RESIDENTIAL / NZ " N+ // / / + + • '� STRI.IGTURE 5'-6" EXISTING HEDGE ^N mar �w WALL A� t. ' , �jj� - I •'� 1BUFFER d 0L AT ` P F6REfi5 PATH f / �� -, '%/��// . + , + -, + + + + +•. -_-! j li nf/ //' 7,„,, . : ,.,%A.; , /,. _ .,,,, 4, + + + + + ,;F 77:\ _ -y•\ +/\-...-7\7\.,:4,---/*, ..1741VN+ --+, \ MD(ED USE c.z iyE G%H7 ,,"/////H///H////H//%/H////////////////////////IO%//////////////////////// .EIS ' — — Q�. - BUILDING 6 /y%//%/////////////HH/H//////.%////////////////////////r/,'A/////////////H/////////% COMP c. /1%j (or. U 0.'' ge BUILDING 1 .". __ �•5ep + + / » - LO73 ts. . • / '4 EafroN SOH LW E SETBACK +. + + ` ONE - - � l{ '. OH�WA / N 1 ."i IZ5 2 E C- m + c /...9 155/12'DUMPSTER WAY, ( DRIVE A- •�, / S P.O.Boz 2552 (� E TIC + P1. / T1 ENCLOSLRE _ 25-0"r WI - 7`_� a l _ B®I041tAEio�to0 98056 ❑WI ri o o ETA pARy ;� ® 11 01� I + I` 6i n2* II L LOT 29 ... 4 --_.-__ _-_ __- _ S -� G1 _ _ SI_H°Ib'09'W 95A5' 1 V+� /3, 7 / �--,LiB- �+ i + , TYPICAL - 2 CONC.RETAINAIN6KAL . / i V. TTis1 4�WE /15'-0" — ' 1 44 i o + c di'P¢r 6 `� hd P Oil SITE STATISTICS / LEGAL DESCRIPTION DESIGN DRAWINGS a \ I SITE AMA: LOPS Er,IB,la: 11.29E Se 5�u^-�t5: 1�3�02 /\ - iT� \ �' Q LOT o<TDMtO COUNTRY CLUB BUNGALOW sms.xEcawm IN /y, STANDAR� yp ;, �-a' aTsr PLATS PATE 21,RECORDS a Nlxc COUNTY.WASHING NOT FOR CONSTRUCTION /, TOTAL: f1,>(>9P v + /\ LOT COVERAGE AREA: VOLUME N IN 1xU DSO xc'71 18 E R +\ - / Z BUILDING FOOTPRINT: 1,1I6 SF B65B50-0035; a \ �+} }\ A� , DUYPSTER ENCLOSURE ial SF LOTS 27,2B AND 29 OF TOWN AND COUNTRY CLUB BUNGALOW SIZES, U �� IF \ ,/ \ SICK a RF RECORDEDZONE 19 OF FUR.PALE 11.RECORDS OF KING s + + + \T\ + - - \+ + + + ,X TOTAL: .,6I9 SP ACCESSIBLE ROUTE -ti + + + \+\ + - + --- T TIO (Iswx) ALL SBWTED IN THE arc a RENTON,STATE a WASHINGTON OF TRAVEL ENTRY / \ - + .+.,I: ..+ -I- / rrrasnoos COVERAGE AREA: POINT FROM/TO •+ + + -It\ _ *.__4.....+ + +_. ,T6. BUILDING: 1,Ie5 SP THE PUBLIC WAY N. . + + +N-,;-'"+ + �\ + + PARKING: E,528 SP TAX ACCOUNT NUMBER.••-,....,+ + �- - + + +\ + + J ,ILaILS: I.OI SP SIGN(MAX 40'HI Y'+ le- \�i, + + +s> + 1 I + TOTAL: 11,391 SP 20'WIDE SIGN ON _ _\\ + + I LANDSCAPE AREA, (>l.210 �BJ50-Oo15 a eeea50-o1M north 10'WIDE POST BASE \ _ \ ' I . / LANDSCAPING: 5,359 SF BUILDING HEIGHT t + / \+ /+ / TYPIc° PARKING • +\+ +N / DETENTION VAULT 1 MAIN FLOOR COMMERCIAL(RETAIL)ARIA: .,.aa SP l STOWS y,y. \ - + + + 111 I CONTROL STRUCTURE (�)STALLS/r000 sr n.>srecrs(MIN) \ PER CIVIL SECOND FLOOR RESIDENTIAL UNITS: J �� \-' _ .. ' +5l+ + •N I I /f->Sl STALLS/UNIT. Lys SPACES/IIIN! SHEET INDEX + + TOTAL: 22.95 SPACES(MIN.) �� + + ARCHITECTURAL SIZE PUN; IEGK OESCRIP11011; PROJECT STAI5TIC5 N'C01.11.5 \ \+ PROPOSED PIRONG AWN FLOOR PUN; OCCUPANCY I PLUMBING FIXTURE TAMS MA em RL'W. n ma eel 711 ACCESSIBLE STALLS: IAD SECOND FLOOR P. } 1 I STANDARD STALLS: I6 GUIDING ELEVATIONS(NOftIH S USi) f •\ `V' . LOrPICT SWIM Y BUILDING ELEVATIONS(SOUTH A WEST). TRASH ENCLOSURE DEO. Q A ftlTAL: IJ cl (NOT uSEO) g •\ o BUILDING FLOOR AREAS oo G°reer R e v soo Pu",GmOH SITE PLAN —— ..... CS EROSION Rem `�" IIIINO•I I.0 sP n NOTES LIMEY R'"' Sf+d9.6 I'•10' \� % TOTAL .SKr y DETAILS 22232(BILCONIdS) 551 SP C> GSA.INOOTEESS D MTN. '\ WEi/OETFNiNIx VAULT LAGSTQN4:;:. � :fl4 T.L}t,;tL: I, iu /� l7 T1TT.'sj e � 'r ` 1 ll RI IE ztc¢ "'I ��' .• rc 90 • ROAD ����/' a ; }' L —�0.35A[ rr sS _ _ _ _ VENUE '� ` Os. - .'AY�`7—__ .L� � r�314 0.37' 4 ❑❑...... la ,i�=� r>� �$ ir r.<.roc _ 3 S zeas - //.s.46 3) �'[XP.jRSEC Na: .•sesca.p .rim' T - • m �q ysz .t Tr , . R GO ' S] (3) :.a.t73�y `o`4'- , 1 B Iw sa w n�s�n.� 11 T 1 s5 ,A-E. .,.�'', Sable,I�n(Wo 7AI96 "111#14.1. O zL rT+3®uz33 SW. B�2N0�. a fft- 2.f[7'cre ri°m It. 6.8711 : Q,',Jim 1.82 Ac. ''a. assa y�! .51( c4 rG`YI /� 8 .�ke" ryi o � �u i Q 4 n 17a z�ea 0 ` . Rz / it R i / 2 "`'+. ! ... f 1,1.1 �.42 ALQ71AG. —_—_ 41,eiliblir."-'7 ", ( u �` ", lr-� t ►tea FL. —�tom.Z, � s ? ;, i t, HARES s o5„a Sf• r .� MIXED USE �' r � it; • sW � ��. `;;_:° �; BUILDING t ' \` b 'tza t49 ' St? \ POMP EMU UP P.O.Box 2662 lot"Taiiilla NON '� ''AP. .. !€ '�' ® ®c , n,_ g0° ., r: sus O' I - / d '�� e„..,-____p_ �} .„ \� a 4,46 a „, is = . , ,,,,,4, \ , , • '8 k� 1 /� e? 4:' .- `p� ow , ,.._/ wo '� 60 ',it 4i 4T�;�i�1/,' V O• 4n? �C � V, !�4 Q . it:7 1 Get, Oa i - e \ '•7mod' IL34 1A 4 v 1/3/02 At PI ,yfe 4Ns I•; HENRY N /N AIM Ar \ NOT FOR CONSTRUCTION �e ` ` osE�s S SUNSE % 1. �; 0s,, ,,e,...* ,fr. . ,rr" a5 `, o .'° �s ` , ti. .. ..-044(0. -wg ' 4 T1.ito ///JJ���� • ��,��~ _, 8;w north SUNSET1.0,4 ._r ro2�, �Qg 18 tA\ 3 y , �.L : , SNo . S�o a RAINIER --,....,--it .fix E4�" ,. \ 1 ( yD9L. i a \N \� a.zmp azn �� \ ❑❑ ►3 a�,' i j ` I •'F' �` \ sBOTJLEV1kRD : • � � a g, n _ \ . ,_. % .„ AVENUE INEI GHB ORHO OD DETAIL MAP SCALE : - IYMi.INII 1 — 0 100' 200' 400' FT 1 • - RENTON EMPORIUM LLC PRE—APP O1—XX �4 I" " PART OF THE N.E. 1/4 OF THE S.W. 1/4 OF SECTION 18, TOWNSHIP 23N, RANGE 5E, W.M. o TON L° BASIS OF BEARINGS: - �, \ti• ...." 'QOAD ELz3 ? .Oa 2000020.903001 ` �1 oT�i1z II \ `� `ar``' -- \ ,w wr. I, VERI1CAL DA OF RINTEN B "- ' 7 _ \,` Ce II rn a sADi NE�vsAs TA�•aTr 6 RENTONrr \, /�\\' / ' oT, N UMT KAM VAULT RS VAULT LOCATED as DC SOU% �' \�... \ xm,iCna aP%MET rSU SET SLW ST NOEST R xm y \ AVRAc swm '-k \ SCE E8WI M®FOR 86 IRO " \"A .\/ \, \- Y // /\isSSEATMEETSSORE�: A MIDI , \,,00 / / /1jt ''Y SYMBOL LEGEND G� \ ' W " � / / \ • , . To� A e, � / vUP 'a€ ,cu,.w - v tip.. ..-•_` ` �E 0 °q m sriw ally mmiaz \ �� / M / \ �� N 1 71 a dtl.nrA �� W_, __ yy �6Ti E3 o r,rr or num.�sruwr - // , i /' 3II MR T arr Lr wla /1P MP1/uq/� ,/J\` ,� (al me / 4 y i:1 LI SIM 0....CATOI BM . 411:7 i Nir) ;7:141111S1114.%'. -- ..........'...:.s ''''::::::'' �';' �itIM. „��' s> �r ,.RINMOW CONSTRUCTION NOTES: 1 ® Q wirm OSITE ADDRESS: �� '� '• L r«MR a I CONSTRUCT SANITARY SEVER tlEVJ-OUt RNA-55.14 A u� / i E-5200,SEE oEfa a vrr.'la'. RENTON EMPORIUM LLC -�''I1 �` ti, /' / -`�A •. nu a aa.w Q COIISIAVCT 6Y PVC SANITARY SEVER IK S.W.SUNSET BLVD. _1'" '�' \/,•\� •ZO>:W. RENTON,WA 98055 " '- �• ^" �J CONSTRUCT SANITARY g1ER CIFAN-WT.AY.5580. F , `L / E.51.36,SEE OCTAL ON SIM'CC. e a ' 1'-,'v �� 0 'o .4). 10 Q+ roT:,' r sxcSEVER UEroLauEANo ARCHITECT: 3 $ , -. ,' Q�' PER C urtx,L soc seat co�cna .ry '� :� S� PER CITY STANDARDS FALL ARCHITECTURAL U "� • !ti\K. /J� O5 OINSTRUCT WATER YAM TAP,VALAE& 9607 391h AVE.S.W. oa.m.,LT �,�\,, 5 �.S MUST BLOCK SEATTLE,WA 98136 ��� S. +, COY 6IE SHEET TF PARK PER DIG (206)935-2240 O NR-D SEE 9EEf'Cr' _ / 0 II BOOM S F RENTON WATR'E'IR L DEVELOPER: ENGINEER: / 0 KEITH&ANNETTE DEMPS JOHAN OYE P.E. /'/ • ,.~•e"A�.�s, 2308 N.E.241h STREET 12202 PACIFIC AVE S /'- a MIN a RENTl 50N,WA 226-663256 TACOMA,WA 98444 ( ) (253)537-8128 / CALL BEFORE CHECKED FOR COMPLIANCE RECOMMENDED TO CITY STANDARDS FOR APPROVAL • YOU DIG Date BY 2 SEWER & UTILITY PLAN 1-800-424-5555 Date BY �� �.�: _�• M;�E� C5 F. 11 A PROPERTY LINE s fin« x.-0 x. x•'4' PALL ARCHITECTURAL W. DE of•i Lli DE . moZ 11011. ill — lilt- E-NZ2 Ll :i�h u:SO 3o Z OFFICE 0/LET TOILET OFFICE 07 d/ OFFICE a / Iy y. K6U OaNRgiRG a !; KR K 6B WNu W/ ;! MIXED USE 5 W 50%wEENo�rzNruwn,w0�'sP MAW.WALL - - Eyl C. ;E Io ii "` • I oI BUILDING F w as I a RETAIL — A • RETAIL — B RETAIL — C C I r� a a= B@lfOB WORM LW viE E I - - P.O.Boo 2552 11 O 0 r Saba l o5io61B4 EOM ..a q 4 h3 mVamDlr, - - - nva,Mrrz 4 'I 1 EBarEcrm c4urnes . $ f1l M \M s •a 9i6 OWED WAIL W/ BRICK WAINSCOT C IX,ERPR B9 --' ------ § ------ --- 4 DESIGN (�1a! _ / DRAWING EXIT I EXIT TO RA2NM0— � 1/S/02 NOT POR CONSTRUCTION uN a xPwRrKUEr aIX,ERgR WALL AI34+E n O 18 RETAIL OCCUPANCY I I I MAIN FLOOR'r OCCUPANCY USES: 1,196 SE l RETAIL(LOAD FACTOR-30): 3.616 SP/120.E I RFAvr cuKOE RAIx,EO OFFICE(LOAD FACTOR 100): 972 SF/3.7 `LONOOTR,'NPOIORECMSRe 1PLLIT(LOAD FACTOR-100, 147 SF/1.E AWNINGS .___._mi; i: TOTAL OCCUPANTS r.T L Allio): 126 north 10✓6.mfs r+WDW Pu r TYPICAL STOREFRONT TOTAL OCCUPANTS(1 Of 3 RETAIL ARIAS): 42 SrsTEK MVOs Pn fist I. �rlL OCCUPANTS OF 3 R TML AREAS} ew• !EXIT I -- v— 'EXIT' OD RETAIL PLUMBING FIXTURES �� E ' {}I�- ❑❑ MAIN FLOOR'rn OCCUPANCY USES: 1,196 SF f K.[ ersees WATER CLOSETS(LOAD FACTOR-200): I W I alga A �' TOTAL OCCUPANTS(RETAIL OMIT GAUR/11,C)OW YI ` , = BOIK.VIIKWM•� TOTAL OCCUPANTS(I Of 3 RETAIL AREAS): IS APAINDIS CZ 7 r m.r URA a0srr MONA,nr A: u.11 - - A. B TOTAL OCCUPANTS(2 OF 3 RETAILS S)5): lI A-'T (� 'Arm aosrr upon=nr A: elf.11 - p...-- A' 12 K•-0• T-1ck• 6'-B' 17'-146• 6'-n• ir-104. C-OT MAIN FLOOR PLAN �Rr ERI SCALE.V4••I.-0. • , PROPERTY LINE —1 i-ill I 7S-0. ...e ie — i t i . „ FAIL ARCHITECTURAL PORCH STEPS.TM.- • —CONC.SPUMY— E.. DE 3 ,7ig,,_ LME Or FOUNDARCOI MU. 3 ------- 3 I 3 David/.ka, Architect II 960?31/1 benne Southwest POR ;. re POC.I 4. -,-,- PORCH Seattle,Washington 98138 __,- BEDROOM t '® BEDROOM la1.1 BEtrDxRO-3OV M rT.,1-.-.... TRY S--,-.• BEDROOM ii BATH 0 --0.-w..9-9, El - El • BATH [-] ,,4•Z 41 11 9-4,A6' 944'441' NI MIXED USE = a .....0 E IP .4'. BUILDING o r 0 ___ti-- !? 1-111#4- 0 T , Q.,1 for RENTON WORM LLC :M.-4f:40-1 -4-H--4-- ---4-1,1- i 1 r Ni.tr, tie S,S, BA9H BAT BATHI-1 j P.O.Box 2552 Won,fullington 910511 DEN —IerTr's ,...,„ \___, a-w..s• I i A B E D R 0 I 1 I I_BEDROOM tTYT ' L,7 4 a.sh I I-4i s1044'W, I I___. -s,s ) I ^ ‹.—>— , KITCHEN 0, KITCHEN dip 4 KITCHEN 't rEE, e 8-2/ezIO-V 8 3. -2/3'.10-1/5' 11270 8-2/3's10-1/3' L.1331 ET] t 0 :: 01 10 gl CD' TM '21 e r .., I 7/ , 7117,, % !( I 1 L .1 . .1' ,, , 1 eh 1 * , E‘ tcH70 L.,,,,k, , ...-' # .. ' 01*. 0 Liv,,sic-, „N , VAULTED COOK ABOVE\9/0 0 0 0.‘•,c) -4,Flift4b 11,4' .,/ a, = Lij171a '7-_- irk CI " t- DESIGN DRAWINGS 1 3/02 / t2kl644 ' ,. ' It x 15,4,- 1 4r11113re ,' 477Wire 4---# r RASED HYDRAPRESSED ', mo,PAVER21.....ES OYEZ, NOT FOR CONSTRUCTION clits1 it RodsR.E ASSEMBLY 1 ^ mon. -1 -El IIN BA I.( \l- BALC1NY BALCON1 north ''. / EIE 101=1 .4. A ....—:ETAL,F=OvER . . g PARAPET/G4UAR'•OZ V SECOND FLOOR PLAN 46 METAL CAP F.... SCuPPER&cOuDoCTOR ' WALE.I/4*•1.-0. ow To DowNspour• A 3 ROOF DECK DRAB. 2,-... 2...-.1. . . . . 1 RENTON EMPORIUM LLC PRE—APP 01—XX N sn.6.u°,�1..[An I w, I g SOU.CE k.POST. PART OF THE N.E. 1/4 OF THE S.W. 1/4 OF SECTION 18, TOWNSHIP 23N, RANGE 5E, W.M. YON NORM OF INTN7. PD.,Rw / �+ -_3 ,8 _ ate 187177.-_. ... gRvu > ' Of=per I I I /"� Ira.. mma PER 906 WRZOK ,A E) 4/2 I 59M,4 Oo U /W � JOB SITE xre STREET m� y tr \ w"sEr eLw I F I I I w N z ;"' \ \ arxy.00NZ \- \ \` - Sw 13 18 y�' 18 17 T I 4 auL eq R;,NGSTON ROAD z4,19 s zo D ] ^ �` A _\ VICINITY MAP 5 BASIS OF BEARINGS: � / ..- """" _ ,/ i- Sa Oz of NOS R /( E41f raw(D wi,ePEs � rnle \� \�y ``���\ E. 3$ L H z VERTICAL DATUM/ // Oux /.. ', ....w4i.~ `` �\ \ `\ �� ],/]'BRASS DISK 5un°i voMER M�"9 up>B ' \ m'E C,rs, e.vwcT',0?, T"[swm / / f / ar wxs,m rmw .tit INTERSECTIONSUNSETa� 'TM nµd Cr �° \-r a IF SW "'l . EQUIPMENT anulm TOR 1116 91FVD': J p •;'9B835D-Do,5 ; '; _ NE..PVC.42.66 R SW,x.wxe_]aT5 • \ $ r°FCrnTMSYMBOL LEGEND ION RECOREMENIS" \a / \ Na..anlas f ,•-�'wa i - a iE E,r.CONC..xx Ei ww ww*m Aww 1 / I 1gt� o ra.aaaR .w»r s �=RERAN A CAPy A. . / ea,a NCOME = , CHEVRON( as,°NCq,C_30.03 SON x — m ,�g..NNn arw« ww. . � � _ . STATION °N_.an °" VURESSO w�q]aNR "' Y ,'\ RDRN.wa /moo E,.s _., QUANTITIES: " • Cl SITE ADDRESS: °' �"�` L. ]r71 / 1 ND,N•. LOT SIZE: .45 ACRE gg gg @g qq ...OE '_ j %• /93. EXISTING INRERV.: 13,595 S.F. RENTON EMPORIUM LLC 9E 9�f°S 4 ON Mm aN' s'.IHO"5P1"L'(OLD) r��s`\8 JJ z/ BUILD.FOOTPRINT: 4,411 S.F. S.W.SUNSET BLVD. 060 / ��a CONCRETE WALKS: 2,724 S.F. RENTON,WA 98055 O R'n°° / / 886350-0135 '•1/ TM°.o 4 (au : EmTM°ASPH ALT DEW)V� � ASPHALT PAVING: 9,151 S.F. uaa� ;; " • I CUT: 50 C/Y ARCHITECT: 3 ___ a"a cE-aRe /;'••• �',, - ,� •f' ,PNq.g SEWN sa FILL: 150 C/Y ®aa1 i LA... IMPERV.AREA: 16,266 S.F. FALL ARCHITECTURAL ' z sua/ 9607 39fh AVE.S.W. -��awNr Rxa t ,. RugmND,. ' ° LOT AREA ONLY SEATTLE,WA 98136 _o—o— ,r.'j \�� �q'y / *"NOT FOR BIDDING PURPOSES (206)935-2240 'p• b" '�'. 0�� DEVELOPER: ENGINEER: w mom PARCEL NUMBER: �S 1 're' KEITH&ANNETTE OEMPS JOHAN OYE P.E. anssa-aonsmesso-mn \ • g/SJ - - 2308 N.E.24ih STREET 12202 PACIFIC AVE S d �. CHECKED FOR COMPLIANCE RECOMMENDED BENIGN,WA 98056 TACOMA,WA 98444 z INDEX � � ' S• TO CITY STANDARDS FOR APPROVAL PROPERTY DESCRIPTION: STOW `` s/ (425)226-6632 (253)537-8128 eanuu-um5 Cl - Nor USED gw_sse Date BY CO - SURVEY& EXISTING CONDITION E 'I Date BY LOT 3 OF TON AND COMM CLID ewcALOW'SITES RECORDED a ,r.A RIME 19 a RAM PAGE Dt RECORDS Of ONG COwtt, CO - GRADING & PAVING PLAN RAvaGrw. / -Date BY p 1 1 P/Ney C4 - EROSION CONTROL PLAN 83350-0133 C5 - UTILITY PLAN /' z UMWw.R""'"` Lars n,za AN za OR Tow AND wxwr auR aooj.ow CO - NOTES & DETAILS / E Ina,:447111 1 7 .0 S.W. SUNSET BLVD.m2• TOPOGRAPHIC MAP °L9 YEY 1 NIS STIES.REGORGED w wuuE 1a a. .PAGE...Mr°s a C7 - GENERAL NOTES & DETAILS / Sake r-n .'a.0.em xis,N].N 10166 a Rx rtr16° esoa sam.Ave.E. MG COwtt waNxcrax. CB - GENERAL NOTES -4• SURVEY 8c EXISTING CONDITION �.°n'B N.•.rogNNPaa.ti DEr_R.a P"° '"'"'"''w" 98J1 a�NPR. O aa,W.amm�,C per ArR.. l�vNas-ao.e /�/� Z Al MIMED a on OF R011O"'ST"h 6'M9NG1M. Sl - WET/DETENTION VAULT ,/ Seale: 1'=20' N TIE RE 1/1 OF RE SAE 1/4 Of SEC 14T.236 R.s..N0a,MG COUNTY,WA Ott Cr REARM SI 2 ' V COTwoslaON Slit. 19/IaI• f ems ROVING1� _. - _- CIXNCNINS YETIS CUTTER 0.2 NB FASCIA le a — —__ _; ARCHITBCf UlfAl e / ❑~ E MAC ma E EOM ❑❑ moz ; - Tex' _.. - -�---- -- ---- ---_ - - �, � MIL Val. *edited W 3,N¢e b CORNER W87 JDIh Irmoe SooWwM _I Sattle.I n 9B1J8 z 3 w a I II . - . _ _ _________--_--. —r PORCH RECESS BEYOND Ilhu�a / o'wz t1 - 1 lz- 1.1 a �I n.©R-_/ L—— J L .��YEru w EusNIMs �..o —-I— — '— .-- • - - 1 {1 I 11I1 I 4 11I I II II 11 11,11 I1)1,11 11 11 11 N.1.1 I Jill! !a 1 r,I u J ' - � I -�SF P o CRO � MIXED 1 MAkE°o2I � SURFACE �� BUILDING W. ING w as .s1.Ne _ ---- '--- -;r2 r .1 _.u._. J-ia J N. E for. � WORM J!C x a GRAWE J xt o,IaohE'oo ton 558 11 IF SIDE ELEVATION (north) SCALE.I/4'•1'-0' AO/' Cm OSIDO SINGLE RIDGE f .I.E18 SO' ROOFING MR COMO 12/Id 4 f q xwr 0SWN a w/ N: _ _ - -- ON GEINGE NF.Rik ORIONT `!1 it _ `I \ —:•-i _•. -•: /I•, DESIGN 9 �hI I — —�",E_ r I ,-- 1 DRAWINGS 1/3/02 g NOT FOR CONSTRUCTION § I.a RANK / il i / i ! 4 E u$TM""Hnvo c°s T t I J /, /. f Chen Ear:"�787 IE 3 PRE-E192G0Ea METAL b —' W n aYamsE • .AWNING SYSTEM t LI tl III J - -�rsNnm_ — — L—f_....,, ------ ------J� -f --- - ---- - 1 -- - ---- ---- --- bter � .__ _� Jul 1 ow %.. -- — ■ " . •...,.,,,..,,zr..... �r.-,,,.,,,,,.,,,,,.....�. ..W ire■ -Nmr vlau 1mp=5; 9m rW m1 1 NI' rm s sI 6'JINN 9q' asim '/ Y wow/ 1�.' li 11 y .a p will ❑❑ ININIE INNINI INM� 1..2II /NINII ss am: —JMMx� � �� « -.2....„Yr �_::'�+i'__sl�� ..:.'ate'c�:nAvA ifigeria, l=,__ass S el ! ,;+fL- °"smNc°uuE e.x.N' CKL a r M.M. 4M. FRONT ELEVATION (east) SCALE,I/4'•1'-0' o VB.umur No 0•1 9016 MI cavAaort .a.MRABIOx Ie22 C e ro u eraa IR - i' !ee P A MINOT �.sr unDSGww 9042 - -_ ._._ -._ . - i� • IN GIVER ORx ae Esa, —___ __ —_— _._ _ — - __ _. - ww__._ -- -._ a .., !I'.hunt elevation wxn.ue % } i R'4x6b LOxPxu0u5 —Ad6_e.COMML J �19BELO EOOPNG a MIN. LEYIHG PROFILE BEYOND .. _ - _.. J 18'BELOW FINISH GRADE _.. ._.. _. ...., .��` 1 ❑❑� • mOi ! , \ __ ._r-- .�- - -�,... __ _- -_.� _._ - __. Z.�-• _ -n.>� -- M1 per' W rcWtZF i N. yy -_--_--_ = 11 - A •`+a• is m MOM 1191,TWA Id W=NQ ' X ' Q ;- } _ IT� b m t�� Southwest ZXN c� Z. /\ J/- ' MN RECESS eEroxo- i._- M — — -_ � 1,! 1 o wz z 1-- I —..__.Ncxoxm m __ • Nam �ki�r :-nunER.WALL .!`- - 1 Et>� } vxgBn.�w•.wVac LB.00 OR COMPOSITE / FENCE BOARDS wi TOP cur txmxG wa - m 4 Rows I. 1----------------- _, un nun I u 1' �� }Y1:'.1 11N1 MOMS / h 4_.• • MD�D USE 00 ii IINOSCIPING 1._ � .a , ,--� • r,4 T _ BUILDING BRICK MATCH BUILDING L I,--r-r-r-r-r,--r—r •s ,--r, - ---- �.x.m• tor. W da etde etruatim. mm.c PROFILE `,J _ RHi7'ON�OBIUY llt: v x a 4 DUMPSTER SCREEN L C- `� SOLE INo.� 7m1o4 BoxP.O. 52 € Iil 411 II SIDE ELEVATION (south) i 0 WALE,1/4'.1'-0' • 4 940.E ROOFING • Q 'I II IR OMER OVER 29 FASCIA - ---- . --- -- WM PROFILE BLmxG - - - • .•etw 9OING IN/kn ��(� .- ._. - ---�� - -- - -- -- ____ _._.. .-- -- CORNER TYPICAL aeR m DRAWING S 1/3/02 i rte-== , NOT FOR CONSTRUCTION "M=111 /// t !i SS DRAWNOS ARE Foe iimmwe I1 a= p 1L J L. _. A• 5 REAR ELEVATION (west) SCALE,1/4'•1'-0' 0 © CITY OF RENTON 1 r>(-. 'EAT T� #F ea Planning/Building/Public Works ."CC J ��^ w � JAN30'0 �'� 1 � Q � 2 � • 1055 South Grady Way - Renton Washington 98055 H ri cc cc66/� • APIs— > SERVICE REQUESTED Q a \.....t...t." fQME1ER + 1213i96 U.S. POSTAGE tl .11l iti51''•1' `�t?t i ic 1k x 182305-9100 Cooks Enterprises 60 SW Sunset Blvd Renton, WA 98055 {,00- ZO .I' i;, RN WRITER ...„___ .ur � ! s1.:1 10 A nRESSL F Wd n �.ri `r V h v A }�-�S I•J�J i 3 ( l???!{ihiS!i!? 'itl ft i!}I!Iil?nlli I! I ii ii l}it f!f{!ft i!i!if4/ -- - -t 3 1 Ly�� „ p CITY OF RENTON Y t-t”- -�ri Igo. , *, Planning/Building/Public Works rc i",A x 1055 South Grady Way - Renton Washington 98055 w N ,111N 3 0'0 2 s ` Q ,3 2 2 ADDRESS SERVICE REQUESTED PRSRT F #RST-CLAES SEA VAS 1. R ". 7213196. U.S. acSTtC * r)� + ' y�/�QiyC,y 182305-9089 r` e 'h�''_b F First Baptist Church ' °' ,',e c 4, �'_+ 606 SW Langston RD �, OQ 't,,,c4s r4\ �'1 Renton, WA 98055 tom"`, �2- • `fi�'4 \.1, CP v , , ( •1 7, 3 :.7 ! \`? ?-1,\ ^ Pa$G::J:./' 19 111111I1.1/hIIII111111II/I,.1l/ .,i11Ilfl/IIIIIII1,111It+ i11I1III 4 019Ts aasei siagei ssaippy ®AU]AY 184720-0090 Paul F. Mackay Jr. 214 SW Langston RD Renton, WA 98055 184720-0095 866350-0005 Imre Gyarmati James V & Beverly Cooks 218 SW Langston RD 150 SW Sunset Blvd Renton, WA 98055 Renton, WA 98055 866350-0015 866350-0020 Keith and Annette Demps Lawrence K&Judith Crim 2308 NE 24th 211 SW Langston RD Renton, WA 98056 Renton, WA 98055 866350-0025 866350-0035 Ganesh & Sakuntla D Prasad Lois C. Ord 217 SW Langston RD 221 SW Langston RD Renton, WA 98055 Renton, WA 98055 866350-0135 866350-0130 Keith and Annette Demps Ganesh & Sakuntla D. Prasad 2308 NE 24th 217 SW Langston RD Renton, WA 98056 Renton, WA 98055 866350-0115 Karl J.Jansen 303 SW Langston RD Renton, WA 98055 182305-9100 182305-9089 Cooks Enterprises First Baptist Church 60 SW Sunset Blvd 606 SW Langston RD Renton, WA 98055 Renton, WA 98055 182305-9209 Dale W Y Wong 8632 S 134th St DEVELOPMENT PLANNING Seattle, WA 98178 CITY OF PENTON JAN 1 k 2002 EWER ®i9is aoj aleidwal asB Wls1aaLS paa: ypaws Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton,WA 98055 2003 1 110002377 CITY OF RENTON BS 20.00 PAGE001 OF 002 11/10/2003 19:42 KING COUNTY, WA BILL OF SALE Property Tax Parcel Number: e Rio 350_st0jf Prc jest File#:--303 1 Street Intersection: Address: ;2 Z � �„ ,� ,%Er ,.-34,4, ZO/•�i 5/'J5ET BLJI)��A/JI,STow Re:rerence Number(s)of Documents assigned or released:Additional reference numbers are on page . Grantor(s): Grantee(s): 1. „I N • 1. City of Renton,a Municipal Corporation 2. .JE-A--4 Th1°Grantor,as named above,for,and in consideration of mutual benefits,hereby grants,bargains,sells and delivers to the Grantee,as named above,the following described personal property: WATER TER SYSTEM: Length Size Type 20 0 L.F.of 13 " I3xP Water Main L.F.of " Water Main L.F.of " Water Main each of g " Gate Valves ,Z each of 8 c " Gate Valves each of Fire Hydrant Assemblies SANITARY SEWER SYSTEM: Length Size Type L.F.of " se g Sewer Main L.F.of Sewer Main L.F.of Sewer Main each of " Diameter Manholes each of " Diameter Manholes each of " Diameter Manholes STORM DRAINAGE SYSTEM: Length Size Type 4.0 L.F.of j Z " cc e 2 Pk' Storm Line L.F.of " Storm Line L.F.of Storm Line each of Storm Inlet/Outlet each of 3 " z Storm Catch Basin each of Manhole STREET IMPROVEMENTS: (Including Curb,Gutter,Sidewalk,Asphalt Pavement) Curb,Gutter,Sidewalk /o o L.F. Asphalt Pavement: SY or /,,,ro L.F.of Width STREET LIGHTING: #of Poles By this conveyance,Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the heirs,executors, administrators and assigns forever. p?bt>,�-OlD 4ae H:\FILE.SYS\FRM\84HNDOVIIBILLSALE.DOC\MAB Page 1 Form 84 0001/bh IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. �.rum• �..� !J ci__rv1(l___.) 7:-- (/ Ali o e 44-e D. rr-f S ,ems,T</ b i--s INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss MARILYN KAMCHEFF COUNTY OF KING ) MARTYRY PUBLICHI certify that I know or have satisfactory evidence that ,4 n A _)--en f)s STATE OF WASHINGTON signed this instrument and COMMISSION EXPIRES acknowledged it to be his/her/their free and voluntary act for the uses and purposes DUNE 29, 2003 mentioned in the instrument Y- )((-U C�/-11 l Q. i- Notary Public ' and for the State of W. Uri gton Notary(Print) MARILYN KAMCHEFF My appointment expieiPPOINTMENT EXPIRES: 6-29-03 Dated: u,-r,Q., I , c,a.00 3 REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument,on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) On this day of ,19 ,before me personally appeared to me known to be of the corporation that executed the within instrument,and acknowledge the said instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein mentioned,and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: Page 2 Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 20031110002376 CITY OF RENTON EAS 22.00 PAGE001 OF 004 11/10/2003 19:42 KING COUNTY, UA Title: UTILITIES EASEMENT Property Tax Parcel Number: 866350-0015&-0135 Project File II: Renton Emporium — 3p31 Street Intersection or Project Name: Langston Reference Number(s)of Documents assigned or released: Additional reference numbers are on page . Grantors): Grantee(s): 1. Prestigious Properties LLC 1. City of Renton,a Municipal Corporation 2. The Grantor,as named above,for or and in consideration of mutual benefits,hereby grants,bargains,sells and delivers to the above named Grantee,the following described personal property now located at: Additional legal is on page 4 of document. (Abbreviated legal description MUST go here) LEGAL DESCRIPTION: "A utility easement over a portion of Lots 3, 27,28 & 29 of Town and Country Club Bungalow Sites. Situate in the Southwest Quarter of Section 18, Township 23 North,Range 5 East,W.M. in the City of Renton King County, Washington." EXCISE TA XNOT REQUIRED t i •� Deputy aoo -oiO3 That said Grantor(s),for and in consideration of mutual benefits,do by these presents,grant,bargain,sell, convey,and warrants unto the said Grantee,its successors and assigns,an easement for public utilities (including water,wastewater,and surface water)with necessary appurtenances over,under,through,across and upon the following described property(the right-of-way)in King County,Washington,more particularly described on page 1. (or if full legal is not on page 1--Exhibit A.) For the purpose of constructing,reconstructing,installing,repairing,replacing,enlarging,operating and maintaining utilities and utility pipelines,including,but not limited to,water,sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: 1. The Grantee shall,upon completion of any work within the property covered by the easement,restore the surface of the easement,and any private improvements disturbed or destroyed during execution of the work,as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not,however,have the right to: a. Erect or maintain any buildings or structures within the easement;or b. Plant trees,shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee;or c. Develop,landscape,or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein. d. Dig,tunnel or perform other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way,or endanger the lateral support facilities. e. Blast within fifteen(15)feet of the right-of-way. This easement shall run with the land described herein,and shall be binding upon the parties,their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance,Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the heirs,executors,administrators and assigns forever. IN WITNESS WHEREOF,said Grantor has caused this instrument to be executed this day of 20 . INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )SS •��`������ COUNTY OF KING ) \ SQ��•R;,�,L4F L t 1I I certify that I know or have satisfactory evidence that /`eG7-rl 0.nce Q�.• • si0a i.•.. 4,O`t Gi flfl fte Veai- s signed this instrument and i O •4 / acknowledged it to be his/her/their free and voluntary act for the uses and purposes i Q:O NOTggy 13•• 73 U m•• i mentioned in the instrument PUBLIC (�a tI ....... Notary Notary Public in and for the State of Washington Op `‘ WAS Notary(Print) Acfria, i 7 Lte%Ghe(e-r My appointment expires: 3-/ -o(o Dated: I:\Project Closeout\EASEMENT2003.DOC\ Page 2 FORM 03 0000/bh/CA2-06-2003 EXHIBIT"A" LEGAL DESCRIPTION (Must be stamped by a P.E.or L.S.) EXd-U&r'A LEGAL DESCRIPTION WATER EASEMENT DESCRIPTION THAT PORTION OF LOT 3 OF TOWN AND COUNTRY CLUB BUNGALOW SITES, RECORDED IN VOLUME 19 OF PLATS, PAGE 21, RECORDS OF KING COUNTY, WASHINGTON. LYING WITHIN A 15'STRIP OF LAND, BEING 7.5'ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE: COMMENCING AT THE NORTHEASTERLY CORNER OF SAID LOT 3; THENCE N70'1T51"W 17.96'ALONG THE NORTHERLY LINE THEREOF TO THE TRUE POINT OF BEGINNING FOR THIS CENTERLINE DESCRIPTION;THENCE , THENCE S1714'23'W 47.79'TO A POINT ON THE SOUTHERLY LINE OF SAID LOT 3 AND THE TERMINUS OF THIS LINE DESCRIPTION. THE SIDELINES THEREOF BEING SHORTENED OR LENGTHENED TO THE ENDLINES THEREOF. TOGETHER WITH THAT PORTION OF LOTS 27,28 AND 29 OF TOWN AND COUNTRY CLUB BUNGALOW SITES. RECORDED IN VOLUME 19 OF PLATS. PAGE 21, RECORDS OF KING COUNTY, WASHINGTON. LYING VVITHIN A 15'STRIP OF LAND. BEING 7.5'ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE: COMMENCING AT THE NORTHEASTERLY CORNER OF SAID LOT 28; THENCE N70'18'10-W 8.98'ALONG THE NORTHERLY UNE THEREOF TO THE TRUE POINT OF BEGINNING FOR THIS CENTERLINE DESCRIPTION; THENCE S29'2912-E 27.25; THENCE S12'13'16"W 44.14'; THENCE S28'1921 E 20.74'; THENCE S39'05'58'E 2.3T TO A POINT A'; THENCE CONTINUE S39'0518'E 3.69' TO A POINT ON THE SOUTHEASTERLY UNE OF SAID LOT 29 AND THE TERMINUS OF THIS LINE DESCRIPTION. ALSO BEGINNING AT SAID POINT A'; THENCE S55'4573'W 13.51' TO THE TERMINUS OF THIS LINE DESCRIPTION. THE SIDELINES THEREOF BEING SHORTENED OR LENGTHENED TO THE ENDUNES THEREOF. ALL SITUATED IN CITY OF RENTON,COUNTY OF KING,STATE OF WASHINGTON. All situated in the Southwest Quarter of Section 18,Township 23 North, Range 5 East,W.M.in the City of Renton King County,Washington. I:\Project Closeout\EASEMENT2003.DOC\ Page 4 FORM 03 0000/bh/CA2-06-2003 Map Exhibit (Must be stamped by a P.E.or L.S.) EXHIBIT "B' 1 t rA / y / t.fi, I j 1 ~ inI ! :;. -s-, .. /....., 1 I 1 4I ,l I I / , 1 * /s/4 : , t i I I 1-/ l 1 IS"iw2F7t L ' - � t 1 e"gtr'B •-J` *14, ,ram- 1 4 l : 1 ✓• orr a 866350- 0135 � 9 .1. I`` c 4 ■/ + ! ^� s i k ! I - S A Y at PS 74 1Sss+s2rf uIsr \ \ >r'' '� 11 wr c; asr t" : 30' BASIS Of BEARINGS: iiiiTi '- r■�r----t NOS 20:0201110GON 0 15 X 60 Alb#3i75 ,.." -.r-....4 i i JP.147.40 .1,0:,,,i1; ogillitIIIIIIIII DAL sispoo3 59t Ihuln t. ¶' '4.171.8506 59tb. A►�► E. :six.1st a!,`—+ ,. Puyanup, WA 98371 dam!rr.c 3175USE • urke (253)845-0048 rum fe* 405.419 a.+� 4-ri-2ao4 I Sheet 1 of 1 I:\Project Closeout\EASEMENT2003.DOC\ Page 5 FORM 03 0000/bh/CA2-06-2003 WHEN RECORDED RETURN TG, Office of the City Clerk 20020808000865 Renton City Hall CITY OF RENTON COV 23.00 1055 South Grady Way PAGE 001 OF 005 rierifo f WA MO 08/08/2002 10:05 KING COUNTY, WA J WASHINGTON STATE RECORDER'S COVER SHEET (RCW 65.04) Document Title(s): Restrictive Covenant L CZ) Number(s) of Documents Referenced: None co Gragtor(s) (Last name first, then first name and initials): co Dmps, Keith D. Demps, Annette B., husband and wife C, .� Grantee(s) (Last name first, then first name and initials): City of Renton, Washington Legal description (abbreviated: i.e. lot,block,plat or section, township, range): Lots 3, 27, 28 and 29, Town and Country Club Bungalow Sites, according to the Plat thereof recorded in Volume 19 of Plats, page 21, records of King County,WA. Asse$sor's Property Tax ParceUAccount Number 866350-0015-03 866350-0135-08 RESTRICTIVE COVENANT -1 12415\Restricthe Cov.wpd RESTRICTIVE COVENANT This Restrictive Covenant is granted by Keith B.Demps and Annette B.Demps,husband and wife, ("Grantor"). The City of Renton, Washington is the Grantee hereunder. RECITALS Grantor owns real property located in the 200 block of SW Sunset Boulevard, Renton WA and legally described as: Lots 3, 27, 28 and 29, Town and Country Club Bungalow Sites, according to the Plat ther of recorded in Volume 19 of Plats, page 21, records of King County,Washington situate in t Southwest quarter of Section 18, Township 23 North, Range 5 East, W.M., in the City moo_ of R nton, King County, Washington. a Lot thereof(hereafter the "Northern Lot") is located North of and across an alley from lots o 27, 28 and 29. Lots 27, 28 and 29 are adjacent to each other and are hereafter referred to as the "Southern Lot". Grantor expects to be granted a building permit for the Southern Lot by the City of Renton. r= `"k4 In order to provide additional parking for the Southern Lot, the City of Renton has requested that Grantor restrict the alienation of the Northern Lot as provided below. NO THEREFORE, Grantor declares as follows: AGREEMENT 1. i Adjustment of Easement Area Boundaries. Grantor hereby grants and declares that the Northern Lot shall not be sold except together with the Southern Lot so long as the Southern Lot does not independently meet the parking requirements of the City of Renton then in effect as the Southern Lot is then used. 2. Amendments of this Restrictive Covenant. Grantor shall not amend or terminate this Restrictive Covenant except in writing and with the written consent of the City of RE'TRICTIVE COVENANT -2 1241 'estricti\e Cov.wpd Renton. Upon request by Grantor,the City of Renton shall be entitled to withhold amendment or termination of this Restrictive Covenant only if and to the extent that the Southern Lot does not independently meet the parking requirements of the City of Renton then in effect as the Southern Lot is then used. 3. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties, their respective successors,personal representatives, and assigns. It is the intention of the parties that the rights and duties under this Restrictive ' Covenant shall run with the land. IN WI I S WHEREOF, the parties hereto have executed this Agreement as of this O day of F.,- / 002. GRAIIkTOR: o Keith D. Demps CNI c. Annette B. Demps cst GRANTEE: CITY OF RENTON, WASHINGTON c31;41444.."....0" Jer Tanner, Mayor Authorized Officer Attest. 671v 1-te ' G(/G'ft-oh"-• Bonnie 1 Walton.City Clerk RESTRICTIVE COVENANT -3 1241 s\Rcstrictixe Cov.wpd ST• TE OF WASHINGTON ) ) ss CO TY OF KING ) On this day personally appeared before me Keith D. Demps, to me known to be the ind' idual, or individuals described in and who executed the within and foregoing instrument, and acknowledged that he signed the same as his free and voluntary act and deed, for the uses and purposes therein mentioned. Dated: (111 42✓ t.. TAyt h1 y3„ s.oN.. ..rs4,..,„......1e",k ��` Signature) .4t• i ;ct NOTAR m%• i r i o j 'in A . 1 Ac lc ' (Print name) r r AUSUC s r� NOT Y PUBLI in and for the State CO rr 1• • `A 9-a6 _ e of A , residing at __ c- , � w��,�, My Commission Expires 339 O(p . cp STATE OF WASHINGTON ) 00 a ) ss COUNTY OF KING ) On this day personally appeared before me Annette B. Demps, to me known to be the ind vidual, or individuals described in and who executed the within and foregoing instrument, an acknowledged that she signed the same as her free and voluntary act and deed, for the uses an purposes therein mentioned. Dated: /2JloL . 7 ;7 4 % � lrl. * (Signature) • :c0i NOTARY m? %' r` `Im L• /A /br (Print name) i •1 P.ABUC �'� , NOTARY PUBLIC in and f the State rri ,3 9_� of VGA , residing at • .' IAAiyy" My Commission Expires 3 RESTRICTIVE COVENANT -4 12415\Restrictive Cov.wpd STATE OF WASHINGTON ) ) ss COUNTY OF KING ) On this day of ,2002, before me personally appeared. Sc l` M pr to me known to be the r o (authorized G� officer or ,lhA. agent, as the case may be) of the City ofRenton, Washington that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed df said City, for the uses and purposed therein mentioned, and oh oath stated that(s)) was authorized to execute said instrument. ors In Witness Whereof I have hereunto set my hand and affixed my official seal the day Q and year first above written. a�a b ,D.A.o' 11A 4'`°�' -74°• gyp D. (Signature) oartInft : 4 Sc.(z cIAn A kaa r10(Print name) r 09 '••.,;o w, .•'` °a NOTARY PUBLIC in and for the State OF of/aS hi - ,kresiding at.Sjc_ . My Comm' Sion Expires glglo. . RESTRICTIVE COVENANT -5 12415\Restrictive Cov.wpd • DOCUMENTS FOR RECORDING KING COUNTY RECORDS &ELECTIONS DIVISION TO: CITY CLERK'S OFFICE DATE: 62 C) FROM: iA-G00 jor,aotAi / (.�� ,. S�'r ‘I/ (�J (Name,division,and extension) II BILLING ACCOUNT NUMBER OC'O/00 7. 5(-1 o,OOEc, q, 0000/ / ( c/x cxx.x x.xxxx.xxxx.xx.xQooc): IS REAL ESTATE EXCISE TAX FORM REQUIRED? No aces ❑ (Attach form) (Account will be charged$2.00 filing fee)) INDEXING NOTES: I\u;)ton) OM o21 Ln., SA-fi, /Pk). L6fACUB 0 0 Lil e: �rN�� �e Ln�,.,ps 67(4.tiecs� SPECIAL RECORDING INSTRUCTIONS: 0/- DATE ACQUIRED: GRANTOR: PURPOSE: k1v:1htem (ANNA 6e o,n• u-ilyvekJ I — COMMON DESCRIPTION: P51• ,�., (-20V eNI & ADDRESS: 100 'Sick.) vF . SVN Elv0, P.I.D. -or $ S-T-R: CROSS STREETS: /J/A CURRENT USE: VAC.A l/ MANAGING DEPARTMENT: DEPT.FILE#. RECORDING# • Rev Date 7/97 TS/REC_DOC.DOT/bh Return Address City of Renton Planning Department 1055 Grady Way Renton, WA 980 WASHINGTON STATE RECORDER'S COVER SHEET (RCW 65.04) Document Title(s): Restrictive Covenant Number(s) of Documents Referenced: None Grantor(s) (Last name first, then first name and initials): Demps, Keith D. Demps, Annette B., husband and wife Grantee(s) (Last name first, then first name and initials): City of Renton, Washington Legal description (abbreviated: i.e. lot,block,plat or section, township,range): Lots 3, 27, 28 and 29, Town and Country Club Bungalow Sites, according to the Plat thereof recorded in Volume 19 of Plats,page 21, records of King County, WA. Assessor's Property Tax Parcel/Account Number 866350-0015-03 866350-0135-08 RESTRICTIVE COVENANT -1 12415\Restricti,e Cov.wpd RESTRICTIVE COVENANT This Restrictive Covenant is granted by Keith B.Demps and Annette B.Demps,husband and wife, ("Grantor"). The City of Renton, Washington is the Grantee hereunder. RECITALS Grantor owns real property located in the 200 block of SW Sunset Boulevard, Renton WA and legally described as: Lots 3, 27, 28 and 29, Town and Country Club Bungalow Sites, according to the Plat thereof recorded in Volume 19 of Plats,page 21, records of King County, Washington situate in the Southwest quarter of Section 18, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. Lot 3 thereof(hereafter the"Northern Lot") is located North of and across an alley from lots 27, 28 and 29. Lots 27, 28 and 29 are adjacent to each other and are hereafter referred to as the"Southern Lot". Grantor expects to be granted a building permit for the Southern Lot by the City of Renton. In order to provide additional parking for the Southern Lot, the City of Renton has requested that Grantor restrict the alienation of the Northern Lot as provided below. NOW THEREFORE, Grantor declares as follows: AGREEMENT 1. Adjustment of Easement Area Boundaries. Grantor hereby grants and declares that the Northern Lot shall not be sold except together with the Southern Lot so long as the Southern Lot does not independently meet the parking requirements of the City of Renton then in effect as the Southern Lot is then used. 2. Amendments of this Restrictive Covenant. Grantor shall not amend or terminate this Restrictive Covenant except in writing and with the written consent of the City of RESTRICTIVE COVENANT -2 12415\Restricthe Cov.wpd Renton. Upon request by Grantor,the City of Renton shall be entitled to withhold amendment or termination of this Restrictive Covenant only if and to the extent that the Southern Lot does not independently meet the parking requirements of the City of Renton then in effect as the Southern Lot is then used. 3. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties, their respective successors,personal representatives, and assigns. It is the intention of the parties that the rights and duties under this Restrictive Covenant shall run with the land. IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of this day of June, 2002. GRANTOR: //i .�..�. ' Keith D. Demps Annette B. Demps GRANTEE: CITY OF RENTON, WASHINGTON Authorized Officer RESTRICTIVE COVENANT -3 12415\RestrictiNe Cov.wpd STATE OF WASHINGTON ) ) ss COUNTY OF KING ) On this day personally appeared before me Keith D. Demps, to me known to be the individual, or individuals described in and who executed the within and foregoing instrument, and acknowledged that he signed the same as his free and voluntary act and deed, for the uses and purposes therein mentioned. Dated: (X 46; L.TA}.z "%1 'E`. sioiy'• 'P t�� Signature) +s `gyp'•, -7 i p r10TAffy$'; l i •° i • A l� (Print name) PUBLIC i ��� •,. NOTAgy PUBLI in and for the State '• 3.... of , residing at '4 I. hiwFw My Commission Expires 3 f 9 b(p STATE OF WASHINGTON ) ) ss COUNTY OF KING ) On this day personally appeared before me Annette B. Demps, to me known to be the individual, or individuals described in and who executed the within and foregoing instrument, and acknowledged that she signed the same as her free and voluntary act and deed, for the uses and purposes therein mentioned. Dated: 4 2i/ 6 L ... . 4 I X (Signature) ..... .... ;) to• S $q ' ;o NOSY r,• gr. 4.• /AQ `br (Print name) i 'tax 5 NOTARY PUBLIC in and f r the State /ot� �• of WA residing at k t, �ry`; � My Commission Expires .3 9 D RESTRICTIVE COVENANT -4 12415\Restrictile Cov.wpd STATE OF WASHINGTON ) ) ss COUNTY OF KING ) On this day of , 2002,before me personally appeared to me known to be the (authorized officer or agent, as the case may be) of the City of Renton, Washington that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said City, for the uses and purposed therein mentioned, and oh oath stated that(s)he was authorized to execute said instrument. In Witness Whereof I have hereunto set my hand and affixed my official seal the day and year first above written. (Signature) (Print name) NOTARY PUBLIC in and for the State of , residing at My Commission Expires RESTRICTIVE COVENANT -5 1241Wtestricthe Cov.wpd 4, CITN JF RENTON Office of the City Attorney Jesse Tanner,Mayor Lawrence J.Warren DEVELOPMENT SERVICES CITY OF RENTON MEMORANDUM JUL 0 2 2002 To: Neil Watts RECEIVED From: Lawrence J. Warren, City Attorney Date: June 28, 2002 Subject: Demps Covenant One of the planners called me and asked that I provide them with a memo approving the Demps Covenant for execution. Unfortunately I lost my note about the contact and so I am directing this memo to you. The Demps Covenant is approved as to legal form. I believe the Covenant should be executed by the Mayor, even though his signature is not necessary to make a binding covenant. There is benefit in the Mayor signing the Covenant, however, because I don't believe a title company would permit the release of the Covenant without the City eing contacted and authorizing the release. Lawrence J. Warren LJW:tmj cc: Jay Covington T10.35:43 Post Office Box 626-Renton,Washington 98057-(425)255-8678/FAX(425)255-5474 RENTON ®This paper contains 50%recycled material,30%post consumer AHEAD OF THE CURVE c_jc,cour & vUr uLciLy) May 16,2002 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION om =S.:P APPLICANT: David Fall O m Fall Architectural m 9607 39th Avenue South Seattle, WA 98136 z Renton Emporium File No.: LUA-02-004,SA-H,ECF LOCATION: The project is located at the 200 Block of SW Sunset Boulevard. SUMMARY OF REQUEST: Site plan approval for the construction of a 7,880 square foot mixed-use retail and multi-family residential building. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on April 9, 2002. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the April 16, 2002 hearing. The legal record is recorded on tape. The hearing opened on Tuesday, April 16, 2002, at 9:23 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Site Plan application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Neighborhood Detail Map Exhibit No. 4: North &East Elevations Exhibit No. 5: South & West Elevations Exhibit No. 6: Landscaping Plan Exhibit No. 7: Zoning Map Exhibit No. 8: Title Along Alley Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 2 Exhibit No. 9: Zoning Map—Clean Copy The hearing opened with a presentation of the staff report by Jason Jordan,Associate Planner, Development Serv.ces,City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located in the Corn mercial Arterial Zone(CA)off of SW Sunset Boulevard. The project is also located in the Employment Area Commercial (EAC)Comprehensive Land Use Plan Designation. The site is currently vacant and unimproved. There are some old asphalted areas on the site. The first parcel immediately west at the southern end of the development is also zoned CA. The parcel immediately north,which is the subject parking area, is actually adjacent to Residential—8 (R-8)zoning. Across SW Langston to the north there is R-8 and R-10 zoning. To the south it is zoned CA. The subject site area is .45 acres or 19,747 square feet in size. The applicant is proposing a 7,880 square foot mixed used retail and multi family residential building. The first floor of the structure would accommodate approximately 4,400 square feet of retail space while the second floor is proposed to include three multi-family residential units at 1,160 square feet each. There will be a total of 23- onsite parking stalls provided with this proposal. Ingress to the site is proposed from SW Sunset Boulevard and egres is proposed to SW Langston. The nvironmental Review Committee issued a Determination of Non-Significance Mitigated (DNS-M),which included five mitigation measures. No appeals of the determination were filed. The mitigation measures include; the applicant follow the recommendations in the geotech report, a temporary erosion control plan to be installed and maintained to the satisfaction of the Development Services Division,payment of the appropriate traffic mitigation fee,payment of the appropriate fire mitigation fee and payment of the appropriate parks mitigation fee for the residential units. The si e is designated Employment Area Commercial (EAC)on the Comprehensive Plan Land Use Map. The EAC i intended to provide for commercial uses requiring large amounts of land and/or high visibility and acces to large volumes of automobile traffic in areas outside of downtown. This proposed project would be a mixed use building with retail on the ground floor and multi-family above. The retail component is expected to be a c mmercial use requiring visibility and higher vehicular traffic access patterns thereby fulfilling the goal of the E ployment Area Commercial Comprehensive Plan designation. The piloject would be located on a site that has access to major arterials. SW Sunset Boulevard is classified as a major arterial. The subject site is located in the Commercial Arterial(CA)zone on the City's zoning g map. Mixed use buildings with a residential component and a retail component are a permitted use in the CA zone provided that mixed-use building provides retail on the first floor as this proposal does. Densi in the CA zone is such that there is no minimum density but there is a maximum density of 20 dwelling units p r acre. This proposal,with three multi-family units equates to a density of 8.8 dwelling units per acre, which s within the allowed range. Lot co erage in the CA zone is allowed to be 65 percent of the total area. In this case lot coverage is 29 percent, which s within the range allowed. The proposal also meets all setback requirements. The northwest corner is adjace t to a residential property so there is a requirement for a 15-foot setback from the northern property line of the ain parcel in the northwest section,which the applicant is meeting. Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 3 In response to questioning from the Examiner, Mr.Jordan stated that there is a 10-foot alley between the two parcels of property. It is a 10-foot public alley that does show up on the City's Streets and Alleys Map. It does separate the properties. Within the CA development standards,the landscaping requirements are such that when a property is abutting a residential zone it is required to provide a 15 foot sight obscuring landscaping strip; however,the development standards do allow the decision maker to modify the landscaping requirements and that is essentially what the applicant has requested. Along the western property boundary on the main portion of the property the applicant has proposed to reduce the width of the landscaping to 10 feet extending it north to the northern parking lot which also requires a 15 foot sight obscuring landscape strip. In doing that the applicant has proposed to incorporate existing vegetation. The applicant has also proposed to incorporate a five-foot barrier wall that will extend north along the main property then east along the main property's north boundary up to the parking area. The five-foot sight-obscuring fence would extend north where there is an existing hedge that screens the existing residence from the proposed site. The applicant has proposed to extend the sight-obscuring wall approximately six feet to the east which would be on the inside of the landscaping hedge. Essentially,the applicant has proposed landscaping within the landscaping setback and in addition to the landscaping the applicant has proposed to incorporate a five-foot sight-obscuring wall that will take in a hedge that is currently screening the property on the northern portion of the lot. In the parking lot portion of the site they are asking for a reduction from the 15 feet required to maintain the required amount of backing distance for the parking stalls. Parking stalls can go into setbacks but they cannot go into the 15-foot landscaping setback. In this case there is still a 15-foot setback but there would not be a 15-foot landscape setback. In addition the applicant has designed the landscaping to augment any existing vegetation. In response to questioning from the Examiner,Mr. Jordan stated because portions of the alley have been vacated in the past and because it is an alley, staff did not believe that it was subject to a street setback. In addition, the applicant could petition Council at any time to vacate the alley. In addition, the applicant has also requested to reduce the required 15 foot landscaping strip on the northern property boundary of the parking lot.from 15 feet to 10 feet to accommodate one additional parking stall. The applicant is not proposing a sight-obscuring wall but they are proposing to put in several deciduous and conifer trees six feet in height along the northern property boundary. There are some existing cedar trees that screen what would be the northwestern most corner of the parking lot. The proposed vegetation is intended to augment what is already in place. The house that is immediately west of the north parking lot is one foot off of the property line. There is an existing hedge,on the applicant's property that the applicant plans to leave undisturbed and is proposing to put a wall on the outside of it. This is a neighborly thing to do in terms of screening the parking lot from that existing residence. The proposed structure is 34 feet in height,which is below the maximum allowed in the CA zone. Staff has worked a lot with the applicant on the design of this building. Staff is very happy with the look of the proposed structure. In regard to pedestrian access,the applicant has proposed a pedestrian connection that would connect SW Sunset Boulevard to the storefront of the property,which is also a requirement of the CA zone designation. With respect to parking,the parking regulations require retail spaces to provide a minimum of four to a maximum of five parking spaces per every 1,000 square feet of dedicated use. For the multi-family the parking regulations require 1.75 parking stalls per unit. In this case the retail space required 17.6 spaces and the residential space required 5.25 stalls for a total of 23 parking stalls. The applicant has proposed to provide 23 parking stalls of which one would be ADA accessible, 15 would be standard and seven are proposed to be compact spaces. Of the 23 parking stalls, 11 are located directly north of the main property. Currently both lots Rent m n Emporium File o. LUA-02-004,SA-H,ECF May !6,2002 Page are i common ownership; however, in order to insure that the northern lot does not get sold off in the future staff.oes recommend as a condition of project approval requiring the applicant to place a restrictive covenant on th northern property which would not allow the applicant to sell off that lot without selling the main lot with it. The .1.plicant would be required to designate one parking stall as a loading or delivery stall. This stall is not indic ted in the current plans; therefore,staff would recommend making this a condition of approval. Staff reco mends that it be located somewhere near the first floor of the commercial building in order to acco modate deliveries. Staff also recommends that the language for that condition be such that during the day it wo Id be a designated loading stall but in the evening it could be for residential use. With espect to mitigation of impacts to surrounding properties and uses, staff does expect potential short-term noise impacts from traffic and the initial construction of the project. The applicant would be required to comply with .xisting code provisions that establish allowed hours of construction for the project within 300 feet of resid tial uses. After he completion of the project minimal impacts to adjacent residential properties from typical retail and reside tial activities generated from the development are anticipated. As required by code the development of the sit- must appropriately landscape and buffer the site from the abutting residential uses. As proposed staff antici Hated the landscaping buffer would adequately mitigate any potential impacts due to the development. Staff,nticipates that the proposed mixed-use building would enhance what is currently a vacant and unimpi oved site. The project is expected to conserve and in staff's opinion potentially enhance area wide prope values with the addition of the building,associated parking and landscaping improvements. Ingres. to the site is proposed from SW Sunset Boulevard and egress is proposed to SW Langston. In res.onse to questioning from the Examiner,Mr.Jordan replied that he believes that it is the applicant's intent that v:i icles wishing to exit onto SW Sunset Boulevard may do that. It is anticipated that those wishing to make : left hand turn will not want to but they are not proposing to limit the driveway approach onto SW Sunset Boule ard. Staff b-lieves that the proposal would provide for safe vehicular and pedestrian access. The Fi e Department and Police Department have both indicated existing facilities are adequate to accommodate the su.�ect proposal subject to the applicant's payment of the appropriate mitigation fees. The E ironmental Review Committee required the applicant to pay the Fire, Park and Traffic Mitigation fees prior t. the issuance of building permits. Adequ:to sanitary sewer,water service and other utilities are available and would be extended as necessary to the bui dings by the applicant. Staff r.- ommends approval of the project subject to conditions. David all,Fall Architectural, 9607 NE 24th Street,Renton, WA 98136 stated that concerning the alley, it current y serves as a sewer easement. He is unsure of what the record shows in terms of that right-of-way. The re..on for proposing a reduced landscape buffer along the main lot is for circulation to the apartments on the upp r floor. Pedestrian access to the three apartment units is on the north side of the building and wraps Renton Emporium File No. LUA-02-004,SA-H,ECF May 16,2002 Page 5 around to the west. This enables the residents to be separate from the retail portion of the building and to avoid conflict between users. The other solution would be to access the residential units from the front of the building, which would be difficult. In respect to parking,in the parking lot portion they are proposing a reduced landscape buffer in order to achieve the required parking count to make the proposed building size feasible. This allows them to maximize the parking spaces in that area. With respect to the barrier wall,the Code directly calls for a six-foot barrier wall that is placed in the center of the landscape strip. Their proposal deviates slightly from this by going to a five-foot wall. They felt that with the residential use adjacent to the proposed site this makes a good transition. Aesthetically,a higher wall would not serve the residential use. What is being screened is not much different in character, it is not as abrupt as maybe the gas station would be. The dumpster enclosure is placed closer to a residential lot then the 50 foot buffer required. Placing it anywhere else would be problematic considering the geometry of the site. They have tried to minimize the traffic exiting to SW Sunset Boulevard by making the parking portion of the site a one-way drive. This allows some of the commercial traffic,which will probably dominate the main lot,to enter and exit at Sunset Boulevard. His hope is that the residential users will occupy the upper north lot. The alley will be graded minimally. They have tried to keep grading to a minimum. The most severe grade is in the parking area and in order to accommodate parking slopes there will be some grading. The Examiner voiced a concern regarding putting a barrier wall across the alleyway if there is no vacation and asked for some clarification. Mr. Jordan replied that he does not believe the applicant is proposing the five foot sight-obscuring fence in the alley way. Mr. Fall stated that they had indicated a wall across the alleyway but have since decided against it. Keith Demos,2308 NE 24'h Street,Renton,WA 98056 stated that with the house that is adjacent to the alley there are some ecology blocks and a shed. He has spoken with the owner who has is shed in the alley area. Further up the alley there is a fence that blocks the alley. The alley is not being used as an alley. Kayren Kittrick,Development Services, 1055 S. Grady Way,Renton, WA 98055 in reply to questions from the Examiner,stated that staff did put forward a strong recommendation of a right in/right out driveway but did not outright condition it. The State actually has control over the ingress/egress at this site because Sunset Boulevard is a State route,and they did not put any conditions on it either. The 10-foot alley way is an old subdivision. She would have to go way back to the original plat to determine what the intent of this 10-foot alley was. In regard to slopes on the site between the lot with the building and the parking area,there is a 12-foot raise between the sites. The juncture between the main building lot and the parking area will not be a great issue. There will be some grading that will need to be done and they will have to conform to the Fire Department's request,who will probably require less then eight percent grade. Anything between eight and 15 percent they will have to go to the Board of Public Works for clearance. They will probably also have to go to the Board of Public Works for the landscaping section to keep them legal. Paving within the 10 feet is not an issue; it would Renton Emporium File o.LUA-02-004,SA-H,ECF May 6,2002 Page just whether they block anyone. There will have to be some research done to determine what the intent of 10 feet actually is to decide if it is a common access point. Mr. Jordan stated that in respect to the dumpster, in the Commercial Arterial zone there are two requirements. The rst requirement is that the dumpster be fully enclosed. The applicant has proposed to fully enclose the dum ter on all four sides and incorporate it into the landscaping setback. The second requirement is that if they cann t be located more then 50 feet away from any residential property. The applicant has convinced staff that the p posed location of the dumpster is actually the best location. One option was to put it in the northeast porti n of the main lot;however,with the setbacks and circulation and the way the parking is proposed,to get a garba e truck in and out of that area without taking away from parking would be difficult. Annette Demps,2308 NE 24th Street,Renton, WA 98056 clarified her understanding regarding the 10-foot alley space, She has been working with the title company who did several extensive researches and has provided a copy i,f the plat,which shows it as being designated as a 10-foot alley. She also further clarified access for lot 26,th• lot abutting the building lot of the proposed site,there is access to that lot from a street approximately 20 feet ide that is currently being used. That road is currently being used for the apartments further up the road. The aminer called for further testimony regarding this project. There was no one else wishing to speak, and no fu er comments from staff. The hearing closed at 10:32 a.m. FIND I GS CONCLUSIONS&DECISION Havin: reviewed the record in this matter,the Examiner now makes and enters the following: FIND GS: 1. 1 e applicant,David Fall,filed a request for approval of a Site Plan for a mixed used retail and multiple f. ily building. 2. e yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and o er pertinent materials was entered into the record as Exhibit#1. 3. e Environmental Review Committee(ERC),the City's responsible official,issued a Determination of en-Significance-Mitigated(DNS-M)for the subject proposal. 4. e subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 200 block of SW Sunset Boulevard. The subject site is located between SW Sunset Boulevard on the south,Langston Road on the north and is just west of Hardie Avenue SW. 6. The subject site consists of two parcels that straddle an alley or right-of-way. The parcel on SW Sunset Boulevard is trapezoidal while the north parcel with access to Langston Road is rectangular. 7. The subject site is 19,747 square feet or 0.45 acres. The property is approximately 180 feet deep(north to south)and varies from 70 feet wide to 190 feet wide. 8. T e subject site is zoned CA(Commercial Arterial). 9. T e map element of the Comprehensive Plan designates the area in which the subject site is located as su'table for the development of employment generating use,but does not mandate such development Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 7 without consideration of other policies of the Plan. 10. The subject site was annexed to the City with the adoption of Ordinance 910 enacted in August 1931. 11. The subject site is vacant. 13. The site slopes upward toward the west and north approximately 20 feet. 14. The applicant proposes constructing a 7,880 square foot,two-story mixed use building. The first floor would contain approximately 4,400 square feet of retail space. The second story would contain approximately 3,480 square feet of residential space divided into three,approximately 1,160 square foot apartments. 15. The building will be set into the slope at the western edge of the subject site. The front of the building will be at the grade level of SW Sunset Boulevard near Hardie Avenue and will present a two-story facade. The rear of the building will be only one-story high. The rear will provide a ground level entry into the proposed residential units. Mixed-use buildings are permitted as long as the retail is on the first floor as it is in this case. 16. The building will be approximately 33 feet tall. 17. The lot coverage of the building footprint will be 29 percent whereas 65 percent is permitted with surface parking and 75 percent with structured parking. 18. The applicant proposed retaining the perimeter landscaping. The shrubs and grasses in the middle of the site will be removed for the development. 19. The CA Zone requires 10-foot setbacks from streets and 15 feet from rear and side yards if abutting or adjacent to residentially zoned property. There is residentially zoned property north and west of the subject site and the applicant has provided the required 15-foot setbacks. They also provide the street side setbacks required. 20. The CA zone also requires that the 15-foot setback be planted with sight-obscuring landscaping but it may be modified with Hearing Examiner approval if there is a more creative design solution. The applicant proposes using an established,mature suite of landscaping and a 5-foot high barrier wall meeting the existing hedge. The wall would then continue after a jog. The applicant also has requested the buffer be reduced along the northwestern boundary to accommodate an additional parking stall. Staff suggested approval since no building would be located in that location. The noise of vehicles could be an issue in this location,as it would be used for parking. 21. The applicant will provide a pedestrian link to the street from the building. 22. The applicant proposed providing 23 parking stalls. Code requires between four and five stalls for each 1,000 square feet of retail space. The 4,400 square foot retail use would,therefore,require at least 17.6 stalls. The residential use requires 1.75 stalls per unit or 5.25 stalls for the three units. That meets the total of 23 proposed. The applicant proposes providing 12 stalls on the lot with the building and 11 stalls on the north lot across the alley. Staff recommended that there be covenants tying the two lots together to make sure that the north lot is not sold leaving insufficient parking for the mixed-use building. 23. Staff noted that code requires a designated loading space and suggested one stall be appropriately setup for Renton Emporium File o.LUA-02-004,SA-H,ECF May 6,2002 Page oading. 24. I he applicant proposes two-way circulation to the parcel with the building but only allowing exiting from he northern lot with one-way circulation. 25. here was uncertainly about the status of the "alley"that divides the lots. It serves as a sewer easement. e applicant had some documents that showed it designated officially as an alley. Another right-of-way as also noted serving some interior parcels west of the subject site. COls LUSIONS: 1. I e site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are enerally represented in part by the following enumeration: Conformance with the Comprehensive Plan; . Conformance with the Building and Zoning Codes; •. Mitigation of impacts on surrounding properties and uses; e. Mitigation of the impacts of the proposal on the subject site itself; e Conservation of property values; f Provision for safe and efficient vehicle and pedestrian circulation; g Provision of adequate light and air; h Adequacy of public services to accommodate the proposed use; I` e proposed use satisfies these and other particulars of the ordinance. 2. e Comprehensive Plan suggests uses that generate new employment. The retail portion of the building 'ill potentially meet that objective. The residential component is permitted by the Zoning Code,which a lows mixed-use buildings,that is commercial and residential uses in one building,in the CA zone. I 3. e proposed building and its mixed uses are permitted by the CA zoning. The building appears to meet a I bulk requirements of the CA zone for a building adjacent to residential uses. It is setback both from the st eet and its property lines shared with residential uses the appropriate distances, 10 feet and 15 feet, respectively. 4. The applicant has proposed a mix of existing landscaping,new landscaping and barrier walls in place of the required sight-obscuring 15 feet of landscaping the CA zone requires. Staff has agreed with the request. This office is concerned that parking lots can be more intrusive than buildings. The plans showing the walls and hedges are not quite clear. But it would appear that a solid wall should provide effective sc eening. Therefore, except where the alley intervenes,the applicant shall provide a barrier wall in all ar as where it shares a common property line with residentially zoned properties. 5. A proposed and conditioned, it appears that the proposed use should not have an untoward impact on su ounding properties. The building is not much larger than a single family home although there will be Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 9 more traffic. The property is entitled to be developed for commercial uses so the proposed use seems an appropriately scaled compromise. 6. The applicant has managed to fill the lot,maybe to the point of overcrowding it in order to accommodate parking,building and dumpster locations as well as circulation patterns. 7. The development of the subject site should not have an adverse impact on property values. 8. Staff and the traffic staff have reviewed the proposed use and its traffic impacts on SW Sunset Boulevard and found it is acceptable. 9. The two-story complex appears to be designed in a reasonable manner and should not impeded significantly light and air from reaching the site or surrounding uses. 10. The subject site has access to the appropriate utility infrastructure. 11. In conclusion,the proposed site plan provides a reasonable opportunity to develop an underutilized site with good commercial exposure. DECISION: The site plan is approved subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. In order to ensure that the northern property could not be sold-off separately from the remaining portions of the proposed mixed-use development,the applicant shall be required to record a restrictive covenant on the northern lot. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 3. The applicant shall be required to revise the proposed site plan to include a loading parking space. This requirement shall be met to the satisfaction of the Development Services Division prior to building permit issuance. 4. The applicant shall provide the tallest barrier wall permitted by code in all areas where it shares a common property line with residentially zoned properties except where the alley intervenes. ORDERED THIS 16th day of May,2002. FRED J. KAUF N HEARING EXA INER Rent in Emporium File o. LUA-02-004,SA-H,ECF May 16,2002 Page 10 ' • SMITTED THIS 16'h day of May,2002 to the parties of record: Jaso Jordan David Fall Ramin Pazooki 105' S Grady Way Fall Architectural Washington State Dept. of Transportation Ren in, WA 98055 9607 39th Avenue SW Northwest Region Seattle, WA 98136 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 Kayren Kittrick Keith&Annette Demps 1055 IS Grady Way 2308 NE 24'h Street Renton, WA 98055 Renton, WA 98056 TRANSMITTED THIS 16'h day of May, 2002 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude, Fire Marshal Alex Pietsch, Econ.Dev.Administrator Lawrence J. Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Pursuant to Title IV,Chapter 8, Section 100G of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,May 30,2002. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure,errors of law or fact,error in judgment,or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may,after review of the record take further action as he deems proper. An appeal to the City Council is governed by Title IV,Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the)examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 11 The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. LAGSTON - \ I gyp+ at„�, N HAF15IE n'...,. . �j_� n_ k ,t xo6 B ,eq CO �[ 1�t` i L '� ,,,,„ L, I ROAD _� 1 •... ..._ . . _ ,. _ nxsAc I'rte:_EMIoF_�__ �_ •_ i��, _ �,� .R AVENUE ' oo�� 4 '� '�� _"y MR Go Lit u� —• t•1701 �,u S (3) ■ • ins ��� 1 �� 0. ®ice" W. B YND� • • '�"7 7• O • R S 2. C e ..r. 1 .' s wtos-n. :n) % '�' �. 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MITI _ _ � • .«'�„r..+++ STRIGNR!EXISTINO RESIDENTIAL /' mrit ,,ro • '/�/ i %/i�iij�jj/ �: sa j:: Fat't • LAa r / lxronr+s Nlve!d 4.d ( %/ �j/ / �f + •T._+:+++ ++s .. + %%JJ1%s/%/%f/J�J%i��r���r��/////////f�I% .... I .r)i� ''y�j/yA/3i �j/��j� 4;•. . ;i,t --- + / — .� O F / 0o I /.%%//zK�j / � s � sal?'.d O + < / $� / ., b .. s:.:; Do �.:-� �•. -:.:.: a:.:'.:� I4tz MIXED USE f /ir/ Y/ , 4 ..DWLGI I a D o ..... .� "/ ..: '`� :• •• • Y W ii -.:;:ma; �.:,ri '_::: <.'; ::pg,>, •, ..--,;:':' ba ., BUILDING c,a r. ;' ?" 'Y11 :_•.:;.De' a..+ :% LOTD ab.' i / I Ira DET9AGK •- _ v WON tsaozml(!LC t .sr _ . .. � `, • • / 1.4 TI r .Q' + �7'.::.,:GGLO%RF. 23� �': : .y' •I.j 't DNV��1 ,. //. b I Z r.oy la:z66z cp h d • S. ♦♦ it T I;:;:;a c4.• - +/I .,i.. :> .;4 �.' ,sY,.�.i#�Aim��,-' •, 1. .. `.1 ''f/ s I �� I.}'1. .• --•-.' tali]� ...... •Ie'oe'r1 1so7' ---^ 2'GONG.RlTAMAIND 9 SI!! • - +k ;§ .•..., : .........:•••••••••;':•-•..'''', : . ‘, ' /15'-0' s. \,/ • i ^. •-•'•'• 2'COW,NlTAIN4INe I,�, ��h \hdA "` s: MALL SIT1s^ STATISTICS /" DESIGN /\ / c - b I I LEGAL DESCRIPTION nx �I ycs .ITS MIY SIPS PI.MIM Ma.I/ M4uo-aoll; I/9/�Z •'••• ..`,... ..+ ��TT1 4f Mr../slags, NrZ /Af•I.I pH,"MI[SI.ALCMS W M Maar. POT MR NMR10L7/0.1 ! .,\ /./�•+ +\�;. - `:I ll '/ io""rr'I`ii.r°°Iwcwuu ~i:i ii w�e►w'� e.. �'X� `` �[ I' ! lane a.N II-n.l,w RUM'au We.0 MI ���� y ♦ + + \+C + - -\\t + + + 4 .Y' 7.�N y� al; mono N must.I a lUR Mn II.MP.of ue j 'pmaf x'--;L , •y_ + + + M + - + y + + + YI 1 !.� TOt� 4U awry,yuylq, rMNt f•n014?O '• `t- •`+ 4 + \+l\ -....+•••••f 4 + f ....... 1 Oal11TO/q/.JYM SAW ( Ml/1wY M M On W.ATM O Mrlw M RBL1G MAY411p, + 4 ♦\\�:'+ + + 4 IvfufN0. 4.I N M ` I•'PAA .,.. TAX ACCOUNT NUMBER O' D�SIDN ON +��Ip+� Y \\ + + + + tots4 flat.a •y4yp.ypu•.M•YO-OIL I. . M5T SAX `P`,•• , - t\+ + 1. LN07CN!MIAsn�^l1 ' aLe �-•- + �:4+ TYPICAL PARINGaho&JOS S• BUILDING HEIGHT north \ 16 \ 4aF_+\+ + a� SWUM.Aul� w'pI.re rrw.�.../.�o l • e_ Y vnnmoN wit+I SfY1I 1'7� +\+ + PER CIVIL STNJCiM! f.1 SUN ISM too*lnu lug)WM l /tip /am.j .I stems./ry 1� ❑❑ r#k •\ +++ v I PER c1vIL 1ne szLuzpjlrmenr+.c WMu.....N... S SHEET INDEX �'f• • \ .. .{`� + + rot.• 4M IlLCII( 4 ❑❑ �• \ + + YI tlenenwr.w[Nw Ida ODIIIIs• Mot n tills t• .�. A 1 , \ 11 + ' I saw Ix .fJ~ r Al MOO 11CA MIOaOML1.Nlrt nIRR OtA rmi A e t a \.-+ l 1- ItJNA4l1C IJI44 f/ M ram OtMll4lt QIntIN.f/1' N. NJgost.e1 lf�e•v 2 M M..ammo(num•MR llwl D4iK KM A 1Vu{I AS CI (IaI Nm) \ BUILDING FLOOR AREAS n MM.•DM.COMM SITE PLAN tI P.• ^I•+ut!mT•/l•tl 4vI p P.m OMII1411/M till $01131•DMA I.MI Y Min I.1 0 .OQK NTO.�I \ - •/ 14/OQIId/Ide/l III/ MOA N= • • • A `��.J w J• ,- i RCSIDEN➢AL(N-E 2U.0 I � !ipill.�Gf4YlhL' +'�• �4�FtitQiWlli�s���y+O,r�. • _. —._._ ��II .. ra •• ".�V OO7 °O�A�']�'I S/ ��► ,C �7 LauoAMel R. 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R o �a IOIMK WO M Ilt V a jf� ` i i�gli i Y i"N' ' • ZG•IWM�y�,l+t. -moron uJr' -�� � r1� J I �►�.tulortss MI eccpae alL 'Mg 4 I I 1\ i • • I ,i, . • • -'1,fPZ Mr',1 y '/ A.h!, 4 V ( _, • , SCHIfitATTC PLANT MATERIAL LEGEND Ir. _, i . `'O/,,Y . / i 'ram.{ s e....,•..... .•. i 1 't• " i .: ��/�' .e'er/ I .r' r".T 'r'=:.1:. :.: f.cafAgl_; .,.�eTJ DdSICN GS N. \ f �,1 i 'ti e,VrurrmO.ErAa �t 4:../ ' i01 w,�,I ► 1.., T •1i � ea m .' ysinwRnurgiugnii� • . .N. ir...,..•.'N........:•.'...•.'.S::.:^77\110/1 .."117.' ...- i'IM" ......•••••••=••••........k...n.ea •••••z• • ��, t C �` cRomecoYER M:CNRh°DCtADJS �� s �, '6CREMATIC LANDSCAPE DESICII GENkRAL CONr17IDCTON Name ISIVI Wifizt eiANivio bErRC ••• tM• nF,R • 1 1 >fltflKM.5..71 .2•4:.j*IyWlR II art.00• �'1+X!C7be' 'y'"ft!ae.-tr N,Y.!!.-ne4� '-Yt••ice^-pr No S:./.... ore: ftraw VA I�h .'.A'+\'•A4'M._: . . .� ,•:%.1riW. G:.•:::t: . ' :.' :.: -ii ii:.:: . _. _ay..Mo.— _ 'v1..% s-.+.-.e:•. r.ar!-r.'.+elviv.•.•,:x.-:...+r+er.:-,s..= ci-+crzPrrr...+.ara'- -4P...Fe'.vresR•tT,.... _is:: 00 — 00 2 4x,, _JBAK— — — -✓r- - IMI OA laid A 2 )1 ---- -_ —- - - - - -- --- - --— • ' ' ' N•a NtO MOOuw dJylrI>t i_IiillhIImni �: a ;:N , 1 .....IN __, Y,S. _.N....N...Me VI •- .. . 1 • .. �• •111•t♦WM -.' fi ' MIXED USE ox q =_=====- - 1�.'a'Vim. r�.- = - i I � .MO BUILDING �• N.r�__a w ..w mot=-___C—z=.___. r�a�arsvwat j 1 44. _ he Ua N.( I� .♦.Nnt mrroe Dff I=1 DNpA•I Box °I 1 w ! SIDE ELEVATION (north) anal — _>. - Ice Iowa wa , _...._,._,YeM .:=10, -;:•.i r:JSIV!rt.•i .. TII1,030 mN•./Iall"Ai . .ri'.Yt..' ..: tin,.:'i•1y'y'.0.'..''•d'.:§.:�.'4r.l.YNo.'il iy L...y.e§:'.:%..I.:§y NJ. 1.4 ..tt:kt.M"M.i:.:'s•.n,..NcK4_1...21ade•.•4t:tib acti.'d!'-•:'.21..-.•..::...a'v.:!6'.,_0.'.xt. i a MIX .a• i � .�.a. �r v::r_..,.A:ar.v- .�[.• �.•�i - - ..:. .....� mw�.� -- ' Fx rinra •ram'-n.:s se'rao a:' i' .- xs a _ mid DR/II/ CS i 1/3/02 l.S:,,k 1: -3aF�° ! '{ ;iA %� P1Ak afa:1'1 a jdi`f' 1�—�� kS,:iG I /% �vji,r fy �., r Pa 4'jti/ .. l.iR4 /'x w-1���Xr,tlr . b4 '?. '3� � sl �: JN':" .b�Y>r•f%iSl�=I7/�.v{,', a >j i/F 3. ff<GVN4 o:7r:"LaV44k NIJ..N.N tR !tlrliuhllliiliilunill, . - - 2.2 iirom igyifila�■��������i■��■rim 4 ri ter ti. r_ . ra ran _J.".".--1_ rMrgleli�rr.1 t.O _� moo., worprt N„,„,.., L—•--fr•r.N.� 0�•uu•SIMMER 'I YY •'> h r a. OM1 Au1 ' - s, 1\1lll...r F rr.l.rrr, Inm lorl f., iie' or tat i•rl r t ■■.■■r:: .- ti .§F I 1tt ■�1■rl "- • i. ONE iuu' ,.r 1.4 k a, J ,. FIRM IMMIfr, , 1 ' s• , / , •.AIL i ,....„'Il��1i.1r1$, li: r c r • NMI IMMC: < T ° f 1��1 1=11 i. r.}s �.r£2MMII' N�.�. 6 1 a f'3 .m :> k' t 1 I• tNNNN.♦..MN♦ r x r y 1r S le g . ❑❑ t�.� 1 rrr _ i ,l ?'{ . �k .fir -=-_�;�T i E{� A: 9�'.r -se✓�Ss , p.,: 0.;.: kl. WLL-.1' ni,L ,i�/ � '3 • gym, y it u� „ r L r. vt o., _.ON.OOi-= = .. rwvl}Yf, 1 ,if-a .=_• '..,fir• , , s c,�* 's — =r � -r: "1'4�r . -`...... — -- .---Naac..oc C mon MS MILS FRONT ELEVATION (east) A.4 ii �,J[,LaJUI ' v C)f cxur May 16,2002 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPLICANT: David Fall o Fall Architectural m e-.� - 9607 39th Avenue South G `" rrH�-c' Seattle, WA 98136 rn rt`. O� ® z Renton Emporium File No.: LUA-02-004,SA-H,ECF LOCATION: The project is located at the 200 Block of SW Sunset z Boulevard. SUMMARY OF REQUEST: Site plan approval for the construction of a 7,880 square foot mixed-use retail and multi-family residential building. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on April 9, 2002. PUBLIC HEARING: After reviewing the Development Services Report,examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the April 16,2002 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,April 16,2002,at 9:23 a.m. in the Council Chambers on the seventh floor of the Renton(City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Site Plan application proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Neighborhood Detail Map Exhibit No. 4: North&East Elevations Exhibit No.5: South&West Elevations Exhibit No.6: Landscaping Plan Exhibit No 7: Zoning Map Exhibit No.8: Title Along Alley Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 2 Exhibit No. 9: Zoning Map—Clean Copy The hearing opened with a presentation of the staff report by Jason Jordan,Associate Planner,Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located in the Commercial Arterial Zone(CA)off of SW Sunset Boulevard. The project is also located in the Employment Area Commercial(EAC)Comprehensive Land Use Plan Designation. The site is currently vacant and unim roved. There are some old asphalted areas on the site. The rst parcel immediately west at the southern end of the development is also zoned CA. The parcel imme iately north,which is the subject parking area, is actually adjacent to Residential—8 (R-8)zoning. Acro SW Langston to the north there is R-8 and R-10 zoning. To the south it is zoned CA. The s bject site area is .45 acres or 19,747 square feet in size. The applicant is proposing a 7,880 square foot mixed used retail and multi family residential building. The first floor of the structure would accommodate approximately 4,400 square feet of retail space while the second floor is proposed to include three multi-family residential units at 1,160 square feet each. There will be a total of 23- onsite parking stalls provided with this proposal. Ingress to the site is proposed from SW Sunset Boulevard and egress is proposed to SW Langston. The Environmental Review Committee issued a Determination of Non-Significance Mitigated(DNS-M),which included five mitigation measures. No appeals of the determination were filed. The mitigation measures include; the applicant follow the recommendations in the geotech report,a temporary erosion control plan to be install d and maintained to the satisfaction of the Development Services Division,payment of the appropriate traffic mitigation fee,payment of the appropriate fire mitigation fee and payment of the appropriate parks mitig tion fee for the residential units. The si e is designated Employment Area Commercial (EAC)on the Comprehensive Plan Land Use Map. The EAC I intended to provide for commercial uses requiring large amounts of land and/or high visibility and acces to large volumes of automobile traffic in areas outside of downtown. This proposed project would be a mixe use building with retail on the ground floor and multi-family above. The retail component is expected to be a c mmercial use requiring visibility and higher vehicular traffic access patterns thereby fulfilling the goal of the E ployment Area Commercial Comprehensive Plan designation. The p oject would be located on a site that has access to major arterials. SW Sunset Boulevard is classified as a major arterial. The subject site is located in the Commercial Arterial(CA)zone on the City's zoning map. Mixed use buildings with a residential component and a retail component are a permitted use in the CA zone provided that mixed-use building provides retail on the first floor as this proposal does. Densitly in the CA zone is such that there is no minimum density but there is a maximum density of 20 dwelling units per acre. This proposal,with three multi-family units equates to a density of 8.8 dwelling units per acre, which is within the allowed range. Lot coverage in the CA zone is allowed to be 65 percent of the total area. In this case lot coverage is 29 percent, which is within the range allowed. The proposal also meets all setback requirements. The northwest corner is adjacent to a residential property so there is a requirement for a 15-foot setback from the northern property line of the main parcel in the northwest section,which the applicant is meeting. Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 3 In response to questioning from the Examiner,Mr. Jordan stated that there is a 10-foot alley between the two parcels of property. It is a 10-foot public alley that does show up on the City's Streets and Alleys Map. It does separate the properties. Within the CA development standards,the landscaping requirements are such that when a property is abutting a residential zone it is required to provide a 15 foot sight obscuring landscaping strip; however,the development standards do allow the decision maker to modify the landscaping requirements and that is essentially what the applicant has requested. Along the western property boundary on the main portion of the property the applicant has proposed to reduce the width of the landscaping to 10 feet extending it north to the northern parking lot which also requires a 15 foot sight obscuring landscape strip. In doing that the applicant has proposed to incorporate existing vegetation. The applicant has also proposed to incorporate a five-foot barrier wall that will extend north along the main property then east along the main property's north boundary up to the parking area. The five-foot sight-obscuring fence would extend north where there is an existing hedge that screens the existing residence from the proposed site. The applicant has proposed to extend the sight-obscuring wall approximately six feet to the east which would be on the inside of the landscaping hedge. Essentially,the applicant has proposed landscaping within the landscaping setback and in addition to the landscaping the applicant has proposed to incorporate a five-foot sight-obscuring wall that will take in a hedge that is currently screening the property on the northern portion of the lot. In the parking lot portion of the site they are asking for a reduction from the 15 feet required to maintain the required amount of backing distance for the parking stalls. Parking stalls can go into setbacks but they cannot go into the 15-foot landscaping setback. In this case there is still a 15-foot setback but there would not be a 15-foot landscape setback. In addition the applicant has designed the landscaping to augment any existing vegetation. In response to questioning from the Examiner,Mr. Jordan stated because portions of the alley have been vacated in the past and because it is an alley, staff did not believe that it was subject to a street setback. In addition,the applicant could petition Council at any time to vacate the alley. In addition,the applicant has also requested to reduce the required 15 foot landscaping strip on the northern property boundary of the parking lot from 15 feet to 10 feet to accommodate one additional parking stall. The applicant is not proposing a sight-obscuring wall but they are proposing to put in several deciduous and conifer trees six feet in height along the northern property boundary. There are some existing cedar trees that screen what would be the northwestern most corner of the parking lot. The proposed vegetation is intended to augment what is already in place. The house that is immediately west of the north parking lot is one foot off of the property line. There is an existing hedge,on the applicant's property that the applicant plans to leave undisturbed and is proposing to put a wall on the outside of it. This is a neighborly thing to do in terms of screening the parking lot from that existing residence. The proposed structure is 34 feet in height,which is below the maximum allowed in the CA zone. Staff has worked a lot with the applicant on the design of this building. Staff is very happy with the look of the proposed structure. In regard to pedestrian access,the applicant has proposed a pedestrian connection that would connect SW Sunset Boulevard to the storefront of the property,which is also a requirement of the CA zone designation. With respect to parking,the parking regulations require retail spaces to provide a minimum of four to a maximum of five parking spaces per every 1,000 square feet of dedicated use. For the multi-family the parking regulations require 1.75 parking stalls per unit. In this case the retail space required 17.6 spaces and the residential space required 5.25 stalls for a total of 23 parking stalls. The applicant has proposed to provide 23 parking stalls of which one would be ADA accessible, 15 would be standard and seven are proposed to be compact spaces. Of the 23 parking stalls, 11 are located directly north of the main property. Currently both lots Rent Emporium File N .LUA-02-004,SA-H,ECF May 1 ,2002 Page are in common ownership; however, in order to insure that the northern lot does not get sold off in the future staff oes recommend as a condition of project approval requiring the applicant to place a restrictive covenant on th northern property which would not allow the applicant to sell off that lot without selling the main lot with it. The applicant would be required to designate one parking stall as a loading or delivery stall. This stall is not indica ed in the current plans; therefore,staff would recommend making this a condition of approval. Staff recom ends that it be located somewhere near the first floor of the commercial building in order to acco modate deliveries. Staff also recommends that the language for that condition be such that during the day it would be a designated loading stall but in the evening it could be for residential use. With 1-spect to mitigation of impacts to surrounding properties and uses, staff does expect potential short-term noise rmpacts from traffic and the initial construction of the project. The applicant would be required to comply with isting code provisions that establish allowed hours of construction for the project within 300 feet of reside tial uses. IAfter ii e completion of the project minimal impacts to adjacent residential properties from typical retail and reside tial activities generated from the development are anticipated. As required by code the development of the sit. must appropriately landscape and buffer the site from the abutting residential uses. As proposed staff antici ated the landscaping buffer would adequately mitigate any potential impacts due to the development. Staff ticipates that the proposed mixed-use building would enhance what is currently a vacant and unim oved site. The project is expected to conserve and in staffs opinion potentially enhance area wide prope values with the addition of the building,associated parking and landscaping improvements. Ingres to the site is proposed from SW Sunset Boulevard and egress is proposed to SW Langston. In res nse to questioning from the Examiner,Mr.Jordan replied that he believes that it is the applicant's intent that ve ides wishing to exit onto SW Sunset Boulevard may do that. It is anticipated that those wishing to make left hand turn will not want to but they are not proposing to limit the driveway approach onto SW Sunset Boulevard. Staff believes that the proposal would provide for safe vehicular and pedestrian access. I The Fi e Department and Police Department have both indicated existing facilities are adequate to accommodate the su. ect proposal subject to the applicant's payment of the appropriate mitigation fees. 1 The Ell ironmental Review Committee required the applicant to pay the Fire,Park and Traffic Mitigation fees prior t4, the issuance of building permits. Adequ ite sanitary sewer,water service and other utilities are available and would be extended as necessary to the bui sings by the applicant. Staff r:. ommends approval of the project subject to conditions. David :all,Fall Architectural, 9607 NE 24"'Street,Renton, WA 98136 stated that concerning the alley, it curren y serves as a sewer easement. He is unsure of what the record shows in terms of that right-of-way. The re..on for proposing a reduced landscape buffer along the main lot is for circulation to the apartments on the up.-r floor. Pedestrian access to the three apartment units is on the north side of the building and wraps Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 5 around to the west. This enables the residents to be separate from the retail portion of the building and to avoid conflict between users. The other solution would be to access the residential units from the front of the building, which would be difficult. In respect to parking, in the parking lot portion they are proposing a reduced landscape buffer in order to achieve the required parking count to make the proposed building size feasible. This allows them to maximize the parking spaces in that area. With respect to the barrier wall,the Code directly calls for a six-foot barrier wall that is placed in the center of the landscape strip. Their proposal deviates slightly from this by going to a five-foot wall. They felt that with the residential use adjacent to the proposed site this makes a good transition. Aesthetically,a higher wall would not serve the residential use. What is being screened is not much different in character, it is not as abrupt as maybe the gas station would be. The dumpster enclosure is placed closer to a residential lot then the 50 foot buffer required. Placing it anywhere else would be problematic considering the geometry of the site. They have tried to minimize the traffic exiting to SW Sunset Boulevard by making the parking portion of the site a one-way drive. This allows some of the commercial traffic,which will probably dominate the main lot,to enter and exit at Sunset Boulevard. His hope is that the residential users will occupy the upper north lot. The alley will be graded minimally. They have tried to keep grading to a minimum. The most severe grade is in the parking area and in order to accommodate parking slopes there will be some grading. The Examiner voiced a concern regarding putting a barrier wall across the alleyway if there is no vacation and asked for some clarification. Mr.Jordan replied that he does not believe the applicant is proposing the five foot sight-obscuring fence in the alley way. Mr. Fall stated that they had indicated a wall across the alleyway but have since decided against it. Keith Demps,2308 NE 24`h Street,Renton, WA 98056 stated that with the house that is adjacent to the alley there are some ecology blocks and a shed. He has spoken with the owner who has is shed in the alley area. Further up the alley there is a fence that blocks the alley. The alley is not being used as an alley. Kayren Kittrick,Development Services, 1055 S.Grady Way,Renton, WA 98055 in reply to questions from the Examiner,stated that staff did put forward a strong recommendation of a right in/right out driveway but did not outright condition it. The State actually has control over the ingress/egress at this site because Sunset Boulevard is a State route,and they did not put any conditions on it either. The 10-foot alley way is an old subdivision. She would have to go way back to the original plat to determine what the intent of this 10-foot alley was. In regard to slopes on the site between the lot with the building and the parking area,there is a 12-foot raise between the sites. The juncture between the main building lot and the parking area will not be a great issue. There will be some grading that will need to be done and they will have to conform to the Fire Department's request,who will probably require less then eight percent grade. Anything between eight and 15 percent they will have to go to the Board of Public Works for clearance. They will probably also have to go to the Board of Public Works for the landscaping section to keep them legal. Paving within the 10 feet is not an issue; it would Rento M Emporium • File N..LUA-02-004,SA-H,ECF May 1 2002 Page 6 just b=whether they block anyone. There will have to be some research done to determine what the intent of 10 feet a ually is to decide if it is a common access point. Mr. Jo dan stated that in respect to the dumpster, in the Commercial Arterial zone there are two requirements. The fi ist requirement is that the dumpster be fully enclosed. The applicant has proposed to fully enclose the dump- er on all four sides and incorporate it into the landscaping setback. The second requirement is that if they canno be located more then 50 feet away from any residential property. The applicant has convinced staff that the proposed location of the dumpster is actually the best location. One option was to put it in the northeast portio of the main lot;however,with the setbacks and circulation and the way the parking is proposed,to get a garba;.- truck in and out of that area without taking away from parking would be difficult. Anne Dem I s,2308 NE 24th Street,Renton, WA 98056 clarified her understanding regarding the 10-foot alley space. She has been working with the title company who did several extensive researches and has provided a copy of the plat,which shows it as being designated as a 10-foot alley. She also further clarified access for lot 26,the lot abutting the building lot of the proposed site,there is access to that lot from a street approximately 20 feet w'.e that is currently being used. That road is currently being used for the apartments further up the road. The E aminer called for further testimony regarding this project. There was no one else wishing to speak, and no fu er comments from staff. The hearing closed at 10:32 a.m. FIND II GS CONCLUSIONS&DECISION Havin reviewed the record in this matter,the Examiner now makes and enters the following: FIND II GS: 1. e applicant, David Fall, filed a request for approval of a Site Plan for a mixed used retail and multiple f. ily building. 2. e yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and of er pertinent materials was entered into the record as Exhibit#1. 3. a Environmental Review Committee(ERC),the City's responsible official, issued a Determination of n-Significance-Mitigated(DNS-M)for the subject proposal. 4. e subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 200 block of SW Sunset Boulevard. The subject site is located between SW Sunset Boulevard on the south,Langston Road on the north and is just west of Hardie Avenue SW. 6. e subject site consists of two parcels that straddle an alley or right-of-way. The parcel on SW Sunset B bulevard is trapezoidal while the north parcel with access to Langston Road is rectangular. 7. T e.subject site is 19,747 square feet or 0.45 acres. The property is approximately 180 feet deep(north to so th)and varies from 70 feet wide to 190 feet wide. 8. e subject site is zoned CA(Commercial Arterial). 9. e map element of the Comprehensive Plan designates the area in which the subject site is located as su table for the development of employment generating use,but does not mandate such development Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 7 without consideration of other policies of the Plan. 10. The subject site was annexed to the City with the adoption of Ordinance 910 enacted in August 1931. 11. The subject site is vacant. 13. The site slopes upward toward the west and north approximately 20 feet. 14. The applicant proposes constructing a 7,880 square foot,two-story mixed use building. The first floor would contain approximately 4,400 square feet of retail space. The second story would contain approximately 3,480 square feet of residential space divided into three,approximately 1,160 square foot apartments. 15. The building will be set into the slope at the western edge of the subject site. The front of the building will be at the grade level of SW Sunset Boulevard near Hardie Avenue and will present a two-story facade. The rear of the building will be only one-story high. The rear will provide a ground level entry into the proposed residential units. Mixed-use buildings are permitted as long as the retail is on the first floor as it is in this case. 16. The building will be approximately 33 feet tall. 17. The lot coverage of the building footprint will be 29 percent whereas 65 percent is permitted with surface parking and 75 percent with structured parking. 18. The applicant proposed retaining the perimeter landscaping. The shrubs and grasses in the middle of the site will be removed for the development. 19. The CA Zone requires 10-foot setbacks from streets and 15 feet from rear and side yards if abutting or adjacent to residentially zoned property. There is residentially zoned property north and west of the subject site and the applicant has provided the required 15-foot setbacks. They also provide the street side setbacks required. 20. The CA zone also requires that the 15-foot setback be planted with sight-obscuring landscaping but it may be modified with Hearing Examiner approval if there is a more creative design solution. The applicant proposes using an established,mature suite of landscaping and a 5-foot high barrier wall meeting the existing hedge. The wall would then continue after a jog. The applicant also has requested the buffer be reduced along the northwestern boundary to accommodate an additional parking stall. Staff suggested approval since no building would be located in that location. The noise of vehicles could be an issue in this location,as it would be used for parking. 21. The applicant will provide a pedestrian link to the street from the building. 22. The applicant proposed providing 23 parking stalls. Code requires between four and five stalls for each 1,000 square feet of retail space. The 4,400 square foot retail use would,therefore,require at least 17.6 stalls. The residential use requires 1.75 stalls per unit or 5.25 stalls for the three units. That meets the total of 23 proposed. The applicant proposes providing 12 stalls on the lot with the building and 11 stalls on the north lot across the alley. Staff recommended that there be covenants tying the two lots together to make sure that the north lot is not sold leaving insufficient parking for the mixed-use building. 23. Staff noted that code requires a designated loading space and suggested one stall be appropriately setup for Rento Emporium File N .LUA-02-004,SA-H,ECF May 1 ,2002 Page 8 I ading. 24. e applicant proposes two-way circulation to the parcel with the building but only allowing exiting from t e northern lot with one-way circulation. 25. I ere was uncertainly about the status of the "alley"that divides the lots. It serves as a sewer easement. I e applicant had some documents that showed it designated officially as an alley. Another right-of-way as also noted serving some interior parcels west of the subject site. CON I LUSIONS: 1. e site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are g-nerally represented in part by the following enumeration: a Conformance with the Comprehensive Plan; b Conformance with the Building and Zoning Codes; c. Mitigation of impacts on surrounding properties and uses; d. Mitigation of the impacts of the proposal on the subject site itself; e. Conservation of property values; f. Provision for safe and efficient vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; e proposed use satisfies these and other particulars of the ordinance. 2. le Comprehensive Plan suggests uses that generate new employment. The retail portion of the building 11 potentially meet that objective. The residential component is permitted by the Zoning Code,which a)I ows mixed-use buildings,that is commercial and residential uses in one building, in the CA zone. 3. T e proposed building and its mixed uses are permitted by the CA zoning. The building appears to meet a bulk requirements of the CA zone for a building adjacent to residential uses. It is setback both from the st eet and its property lines shared with residential uses the appropriate distances, 10 feet and 15 feet, re.pectively. 4. e applicant has proposed a mix of existing landscaping,new landscaping and barrier walls in place of the re,uired sight-obscuring 15 feet of landscaping the CA zone requires. Staff has agreed with the request. is office is concerned that parking lots can be more intrusive than buildings. The plans showing the lls and hedges are not quite clear. But it would appear that a solid wall should provide effective sc eening. Therefore,except where the alley intervenes,the applicant shall provide a barrier wall in all ar as where it shares a common property line with residentially zoned properties. 5. A proposed and conditioned, it appears that the proposed use should not have an untoward impact on su ounding properties. The building is not much larger than a single family home although there will be Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 9 more traffic. The property is entitled to be developed for commercial uses so the proposed use seems an appropriately scaled compromise. 6. The applicant has managed to fill the lot,maybe to the point of overcrowding it in order to accommodate parking,building and dumpster locations as well as circulation patterns. 7. The development of the subject site should not have an adverse impact on property values. 8. Staff and the traffic staff have reviewed the proposed use and its traffic impacts on SW Sunset Boulevard and found it is acceptable. 9. The two-story complex appears to be designed in a reasonable manner and should not impeded significantly light and air from reaching the site or surrounding uses. 10. The subject site has access to the appropriate utility infrastructure. 11. In conclusion,the proposed site plan provides a reasonable opportunity to develop an underutilized site with good commercial exposure. DECISION: The site plan is approved subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. In order to ensure that the northern property could not be sold-off separately from the remaining portions of the proposed mixed-use development,the applicant shall be required to record a restrictive covenant on the northern lot. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 3. The applicant shall be required to revise the proposed site plan to include a loading parking space. This requirement shall be met to the satisfaction of the Development Services Division prior to building permit issuance. 4. The applicant shall provide the tallest barrier wall permitted by code in all areas where it shares a common property line with residentially zoned properties except where the alley intervenes. ORDERED THIS 16th day of May,2002. FRED J.KAUF N HEARING EXA _INER Rent. Emporium File N$.LUA-02-004,SA-H,ECF May 1.,2002 Page 10 TRA 'SMI 1-1"hD THIS 16'h day of May,2002 to the parties of record: Jason ordan David Fall Ramin Pazooki 1055 Grady Way Fall Architectural Washington State Dept. of Transportation Rento , WA 98055 9607 39th Avenue SW Northwest Region Seattle,WA 98136 15700 Dayton Avenue North PO Box 330310 Seattle,WA 98133-9710 Kayre Kittrick Keith&Annette Demps 1055 ' Grady Way 2308 NE 24'h Street Rento , WA 98055 Renton, WA 98056 TRA SMITTED THIS 16'h day of May,2002 to the following: Mayo Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Memb-rs,Renton Planning Commission Neil Watts, Development Services Director Larry ude, Fire Marshal Alex Pietsch,Econ.Dev.Administrator Lawre ce J. Warren,City Attorney Larry Meckling,Building Official Trans$ortation Systems Division Jay Covington,Chief Administrative Officer Utiliti':s System Division Councilperson Kathy Keolker-Wheeler South ounty Journal Pursu.' t to Title IV,Chapter 8, Section 100G of the City's Code, request for reconsideration must be filed in writin' on or before 5:00 p.m.,May 30,2002. Any aggrieved person feeling that the decision of the Examiner is amb guous or based on erroneous procedure,errors of law or fact,error in judgment, or the discovery of new eviden e which could not be reasonably available at the prior hearing may make a written request for a review by the i xaminer within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the sp..cific ambiguities or errors discovered by such appellant,and the Examiner may,after review of the record,take further action as he deems proper. An ap'cal to the City Council is governed by Title IV,Chapter 8, Section 110,which requires that such appeal be file with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements. Copieq of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the xaminer's Recommendation or Decision contains the requirement for Restrictive Covenants,the execu!•d Covenants will be required prior to approval by City Council or final processing of the file. You may c i ntact this office for information on formatting covenants. The A'pearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur conce ing pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the He ring Examiner and members of the City Council. All co munications concerning the proposal must be made in public. This public communication permits all intere ed parties to know the contents of the communication and would allow them to openly rebut the eviden e. Any violation of this doctrine would result in the invalidation of the request by the Court. Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 1 l The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • LAGSTONbkrt.rr,}it. �,— i �c/a .LLa.,�, � �, ► .r.� , [to �� W [L I.r iwar r - �t.-. x __.. :ri ill (2, AVENUE ROAD • ... 71.1 i - ��_ �,r _ _�� � .4 _ 4 1 ue4Lha. Marl at 1(Zi' r Qk a % r".M !Rl ,:.*. ,i1[J`�! 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Jorl►fe✓ et CITA_ 3F RENTON ..LL Office of the City Attorney Jesse Tanner,Mayor Lawrence J.Warren DEVELOPMENT SERVICES CITY OF RENTON MEMORANDUM JUL 02 2002 To: Neil Watts RECEIVED From: Lawrence J. Warren, City Attorney Date: June 28, 2002 Subject: Demps Covenant One of the planners called me and asked that I provide them with a memo approving the Demps Covenant for execution. Unfortunately I lost my note about the contact and so I am directing this memo to you. The Demps Covenant is approved as to legal form. I believe the Covenant should be executed by the Mayor, even though his signature is not necessary to make a binding covenant. There is benefit in the Mayor signing the Covenant, however, because I don't believe a title company would permit the release of the Covenant without the City eing contacted and authorizing the release. Lawrence J. Warren LJW:tmj cc: Jay Covington T10.35:43 Post Office Box 626-Renton,Washington 98057-(425)255-8678/FAX(425)255-5474 RENTON AHEAD OF THE CURVE CIThis paper contains 50%recycled material,30%post consumer 4 CITE )F RENTON aril Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman June 11, 2002 David Fall Fall,Architectural 9607 39th Avenue SW Seattle, WA 98136 Re: Renton Emporium File No.: LUA-02-004,SA-H,ECF De*Applicant: The Examiner's Report and on the above referenced matter,which was issued on May 16, 2002, was not appealed within the 14-day period established by ordinance. Therefore,this matter is considered final by this office and the file on your application is being transmitted to the City Clerk as of this date. Please feel free to contact this office if further assistance or information is required. Sincterely, Fred J. Kaufman Hearing Examiner FJK/kw cc: Jason Jordan,Development Services Andree DeBauw,Development Services 1055 South Grady Way-Renton,Washington 98055-(425)430-6515 RENTON �� AHEAD OF THE CURVE t: This paper contains 50%recycled material,30%post consumer AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Kelly Williams being first duly sworn, upon oath, deposes and states: That on the 16th day of May, 2002 affiant deposited in the mail of the United States a sealed envelope(s)containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: V60,40SQ)1.0LPAS SUBSCI IT 1 SWORN to before me this/av day of /� , 2002. i t% ab p*mil g �° n /7),./r-,..9 t k PiEUG / i / ; No ublic ' and for State of Washington, �'•.., ,.aNis Residing at ,therein. Application, Petition, or Case No.: Renton Emporium LUA-02-004,SA-H,ECF The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT May 16,2002 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPLICANT: David Fall Fall Architectural 9607 39th Avenue South Seattle,WA 98136 Renton Emporium File No.: LUA-02-004,SA-H,ECF LOCATION: The project is located at the 200 Block of SW Sunset Boulevard. SUMMARY OF REQUEST: Site plan approval for the construction of a 7,880 square foot mixed-use retail and multi-family residential building. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on April 9,2002. PUBLIC FEARING: After reviewing the Development Services Report,examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the April 16, 2002 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,April 16,2002,at 9:23 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Site Plan application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Neighborhood Detail Map Exhibit No.4: North&East Elevations Exhibit N . 5: South&West Elevations Exhibit No.6: Landscaping Plan Exhibit No.7: Zoning Map Exhibit No.8: Title Along Alley Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 2 Exhibit No,9: Zoning Map—Clean Copy The hearing opened with a presentation of the staff report by Jason Jordan,Associate Planner,Development Services,City of Renton, 1055 S Grady Way,Renton,Washington 98055. The project is located in the Commercial Arterial Zone(CA)off of SW Sunset Boulevard. The project is also located in the Employment Area Commercial(EAC)Comprehensive Land Use Plan Designation. The site is currently vacant and unimproved. There are some old asphalted areas on the site. The first parcel immediately west at the southern end of the development is also zoned CA. The parcel immediately north,which is the subject parking area, is actually adjacent to Residential—8 (R-8)zoning. Across SW Langston to the north there is R-8 and R-10 zoning. To the south it is zoned CA. The subject site area is .45 acres or 19,747 square feet in size. The applicant is proposing a 7,880 square foot mixed used retail and multi family residential building. The first floor of the structure would accommodate approximately 4,400 square feet of retail space while the second floor is proposed to include three multi-family residential units at 1,160 square feet each. There will be a total of 23- onsite parking stalls provided with this proposal. Ingress to the site is proposed from SW Sunset Boulevard and egress is proposed to SW Langston. The Environmental Review Committee issued a Determination of Non-Significance Mitigated(DNS-M),which included five mitigation measures. No appeals of the determination were filed. The mitigation measures include;the applicant follow the recommendations in the geotech report,a temporary erosion control plan to be installed and maintained to the satisfaction of the Development Services Division,payment of the appropriate traffic mitigation fee,payment of the appropriate fire mitigation fee and payment of the appropriate parks mitigation fee for the residential units. The site is designated Employment Area Commercial(EAC)on the Comprehensive Plan Land Use Map. The EAC is intended to provide for commercial uses requiring large amounts of land and/or high visibility and access to large volumes of automobile traffic in areas outside of downtown. This proposed project would be a mixed-use building with retail on the ground floor and multi-family above. The retail component is expected to be a commercial use requiring visibility and higher vehicular traffic access patterns thereby fulfilling the goal of the Employment Area Commercial Comprehensive Plan designation. The project would be located on a site that has access to major arterials. SW Sunset Boulevard is classified as a major arterial. The subject site is located in the Commercial Arterial(CA)zone on the City's zoning map. Mixed use buildings with a residential component and a retail component are a permitted use in the CA zone provided that mixed-use building provides retail on the first floor as this proposal does. Density in the CA zone is such that there is no minimum density but there is a maximum density of 20 dwelling units per acre. This proposal, with three multi-family units equates to a density of 8.8 dwelling units per acre, which is within the allowed range. Lot coverage in the CA zone is allowed to be 65 percent of the total area. In this case lot coverage is 29 percent, which is within the range allowed. The proposal also meets all setback requirements. The northwest corner is adjacent to a residential property so there is a requirement for a 15-foot setback from the northern property line of the main parcel in the northwest section,which the applicant is meeting. Renton Emporium File No.LLIA-02-004,SA-H,ECF May 16,2002 Page 3 In response to questioning from the Examiner,Mr.Jordan stated that there is a 10-foot alley between the two parcels of property. It is a 10-foot public alley that does show up on the City's Streets and Alleys Map. It does separate the properties. Within the CA development standards,the landscaping requirements are such that when a property is abutting a residential zone it is required to provide a 15 foot sight obscuring landscaping strip; however,the development standards do allow the decision maker to modify the landscaping requirements and that is essentially what the applicant has requested. Along the western property boundary on the main portion of the property the applicant has proposed to reduce the width of the landscaping to 10 feet extending it north to the northern parking lot which also requires a 15 foot sight obscuring landscape strip. In doing that the applicant has proposed to incorporate existing vegetation. The applicant has also proposed to incorporate a five-foot barrier wall that will extend north along the main property then east along the main property's north boundary up to the parking area. The five-foot sight-obscuring fence would extend north where there is an existing hedge that screens the existing residence from the proposed site. The applicant has proposed to extend the sight-obscuring wall approximately six feet to the east which would be on the inside of the landscaping hedge. Essentially,the applicant has proposed landscaping within the landscaping setback and in addition to the landscaping the applicant has proposed to incorporate a five-foot sight-obscuring wall that will take in a hedge that is currently screening the property on the northern portion of the lot. In the parking lot portion of the site they are asking for a reduction from the 15 feet required to maintain the required amount of backing distance for the parking stalls. Parking stalls can go into setbacks but they cannot go into the 15-foot landscaping setback. In this case there is still a 15-foot setback but there would not be a 15-foot landscape setback. In addition the applicant has designed the landscaping to augment any existing vegetation. In response to questioning from the Examiner,Mr.Jordan stated because portions of the alley have been vacated in the past and because it is an alley, staff did not believe that it was subject to a street setback. In addition,the applicant could petition Council at any time to vacate the alley. In addition,the applicant has also requested to reduce the required 15 foot landscaping strip on the northern property boundary of the parking lot from 15 feet to 10 feet to accommodate one additional parking stall. The applicant is not proposing a sight-obscuring wall but they are proposing to put in several deciduous and conifer trees six feet in height along the northern property boundary. There are some existing cedar trees that screen what would be the northwestern most corner of the parking lot. The proposed vegetation is intended to augment what is already in place. The house that is immediately west of the north parking lot is one foot off of the property line. There is an existing hedge, on the applicant's property that the applicant plans to leave undisturbed and is proposing to put a wall on the outside of it. This is a neighborly thing to do in terms of screening the parking lot from that existing residence. The proposed structure is 34 feet in height,which is below the maximum allowed in the CA zone. Staff has worked a lot with the applicant on the design of this building. Staff is very happy with the look of the proposed structure. In regard to pedestrian access,the applicant has proposed a pedestrian connection that would connect SW Sunset Boulevard to the storefront of the property,which is also a requirement of the CA zone designation. With respect to parking,the parking regulations require retail spaces to provide a minimum of four to a maximum of five parking spaces per every 1,000 square feet of dedicated use. For the multi-family the parking regulations require 1.75 parking stalls per unit. In this case the retail space required 17.6 spaces and the residential space required 5.25 stalls for a total of 23 parking stalls. The applicant has proposed to provide 23 parking stalls of which one would be ADA accessible, 15 would be standard and seven are proposed to be compact spaces. Of the 23 parking stalls, 11 are located directly north of the main property. Currently both lots Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 4 are in common ownership;however, in order to insure that the northern lot does not get sold off in the future staff does recommend as a condition of project approval requiring the applicant to place a restrictive covenant on the northern property which would not allow the applicant to sell off that lot without selling the main lot with it. The applicant would be required to designate one parking stall as a loading or delivery stall. This stall is not indicated in the current plans;therefore,staff would recommend making this a condition of approval. Staff recommends that it be located somewhere near the first floor of the commercial building in order to accommodate deliveries. Staff also recommends that the language for that condition be such that during the day it would be a designated loading stall but in the evening it could be for residential use. With respect to mitigation of impacts to surrounding properties and uses, staff does expect potential short-term noise impacts from traffic and the initial construction of the project. The applicant would be required to comply with existing code provisions that establish allowed hours of construction for the project within 300 feet of residential uses. After the completion of the project minimal impacts to adjacent residential properties from typical retail and residential activities generated from the development are anticipated. As required by code the development of the site must appropriately landscape and buffer the site from the abutting residential uses. As proposed staff anticipated the landscaping buffer would adequately mitigate any potential impacts due to the development. Staff anticipates that the proposed mixed-use building would enhance what is currently a vacant and unimproved site. The project is expected to conserve and in staffs opinion potentially enhance area wide property values with the addition of the building, associated parking and landscaping improvements. Ingress to the site is proposed from SW Sunset Boulevard and egress is proposed to SW Langston. In response to questioning from the Examiner,Mr.Jordan replied that he believes that it is the applicant's intent that vehicles wishing to exit onto SW Sunset Boulevard may do that. It is anticipated that those wishing to make a left hand turn will not want to but they are not proposing to limit the driveway approach onto SW Sunset Boulevard. Staff believes that the proposal would provide for safe vehicular and pedestrian access. The Fire Department and Police Department have both indicated existing facilities are adequate to accommodate the subject proposal subject to the applicant's payment of the appropriate mitigation fees. The Environmental Review Committee required the applicant to pay the Fire,Park and Traffic Mitigation fees prior to the issuance of building permits. Adequate sanitary sewer,water service and other utilities are available and would be extended as necessary to the buildings by the applicant. Staff recommends approval of the project subject to conditions. David Fall,Fall Architectural,9607 NE 24th Street,Renton,WA 98136 stated that concerning the alley, it currently serves as a sewer easement. He is unsure of what the record shows in terms of that right-of-way. The reason for proposing a reduced landscape buffer along the main lot is for circulation to the apartments on the upper floor. Pedestrian access to the three apartment units is on the north side of the building and wraps Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 5 around to the west. This enables the residents to be separate from the retail portion of the building and to avoid conflict between users. The other solution would be to access the residential units from the front of the building, which would be difficult. In respect to parking,in the parking lot portion they are proposing a reduced landscape buffer in order to achieve the required parking count to make the proposed building size feasible. This allows them to maximize the parking spaces in that area. With respect to the barrier wall,the Code directly calls for a six-foot barrier wall that is placed in the center of the landscape strip. Their proposal deviates slightly from this by going to a five-foot wall. They felt that with the residential use adjacent to the proposed site this makes a good transition. Aesthetically, a higher wall would not serve the residential use. What is being screened is not much different in character, it is not as abrupt as maybe the gas station would be. The dumpster enclosure is placed closer to a residential lot then the 50 foot buffer required. Placing it anywhere else would be problematic considering the geometry of the site. They have tried to minimize the traffic exiting to SW Sunset Boulevard by making the parking portion of the site a one-way drive. This allows some of the commercial traffic,which will probably dominate the main lot,to enter and exit at Sunset Boulevard. His hope is that the residential users will occupy the upper north lot. The alley will be graded minimally. They have tried to keep grading to a minimum. The most severe grade is in the parking area and in order to accommodate parking slopes there will be some grading. The Examiner voiced a concern regarding putting a barrier wall across the alleyway if there is no vacation and asked for some clarification. Mr. Jordan replied that he does not believe the applicant is proposing the five foot sight-obscuring fence in the alley way. Mr.Fall stated that they had indicated a wall across the alleyway but have since decided against it. Keith Demps,2308 NE 24th Street,Renton,WA 98056 stated that with the house that is adjacent to the alley there are some ecology blocks and a shed. He has spoken with the owner who has is shed in the alley area. Further up the alley there is a fence that blocks the alley. The alley is not being used as an alley. Kayren Kijtrick,Development Services, 1055 S.Grady Way,Renton, WA 98055 in reply to questions from the Examiner, stated that staff did put forward a strong recommendation of a right in/right out driveway but did not outright condition it. The State actually has control over the ingress/egress at this site because Sunset Boulevard is a State route, and they did not put any conditions on it either. The 10-foot alley way is an old subdivision. She would have to go way back to the original plat to determine what the intent of this 10-foot alley was. In regard to slopes on the site between the lot with the building and the parking area,there is a 12-foot raise between the sites. The juncture between the main building lot and the parking area will not be a great issue. There will be some grading that will need to be done and they will have to conform to the Fire Department's request,who will probably require less then eight percent grade. Anything between eight and 15 percent they will have to go to the Board of Public Works for clearance. They will probably also have to go to the Board of Public Works for the landscaping section to keep them legal. Paving within the 10 feet is not an issue; it would Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 6 just be whether they block anyone. There will have to be some research done to determine what the intent of 10 feet actually is to decide if it is a common access point. Mr. Jordan stated that in respect to the dumpster, in the Commercial Arterial zone there are two requirements. The first requirement is that the dumpster be fully enclosed. The applicant has proposed to fully enclose the dumpster on all four sides and incorporate it into the landscaping setback. The second requirement is that if they cannot be located more then 50 feet away from any residential property. The applicant has convinced staff that the proposed location of the dumpster is actually the best location. One option was to put it in the northeast portion of the main lot; however,with the setbacks and circulation and the way the parking is proposed,to get a garbage truck in and out of that area without taking away from parking would be difficult. Annette Demps,2308 NE 24th Street,Renton,WA 98056 clarified her understanding regarding the 10-foot alley space. She has been working with the title company who did several extensive researches and has provided a copy of the plat,which shows it as being designated as a 10-foot alley. She also further clarified access for lot 26,the lot abutting the building lot of the proposed site,there is access to that lot from a street approximately 20 feet wide that is currently being used. That road is currently being used for the apartments further up the road. The Examiner called for further testimony regarding this project. There was no one else wishing to speak,and no further comments from staff. The hearing closed at 10:32 a.m. FINDINGS,CONCLUSIONS&DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,David Fall, filed a request for approval of a Site Plan for a mixed used retail and multiple family building. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Determination of Non-Significance-Mitigated(DNS-M)for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 200 block of SW Sunset Boulevard. The subject site is located between SW Sunset Boulevard on the south,Langston Road on the north and is just west of Hardie Avenue SW. 6. The subject site consists of two parcels that straddle an alley or right-of-way. The parcel on SW Sunset Boulevard is trapezoidal while the north parcel with access to Langston Road is rectangular. 7. The subject site is 19,747 square feet or 0.45 acres. The property is approximately 180 feet deep(north to south)and varies from 70 feet wide to 190 feet wide. 8. The subject site is zoned CA(Commercial Arterial). 9. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of employment generating use,but does not mandate such development Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 7 without consideration of other policies of the Plan. 10. The subject site was annexed to the City with the adoption of Ordinance 910 enacted in August 1931. 11. The subject site is vacant. 13. The site slopes upward toward the west and north approximately 20 feet. 14. The applicant proposes constructing a 7,880 square foot,two-story mixed use building. The first floor would contain approximately 4,400 square feet of retail space. The second story would contain approximately 3,480 square feet of residential space divided into three, approximately 1,160 square foot apartments. 15. The building will be set into the slope at the western edge of the subject site. The front of the building will be at the grade level of SW Sunset Boulevard near Hardie Avenue and will present a two-story facade. The rear of the building will be only one-story high. The rear will provide a ground level entry into the proposed residential units. Mixed-use buildings are permitted as long as the retail is on the first floor as it is in this case. 16. The building will be approximately 33 feet tall. 17. The lot coverage of the building footprint will be 29 percent whereas 65 percent is permitted with surface parking and 75 percent with structured parking. 18. The applicant proposed retaining the perimeter landscaping. The shrubs and grasses in the middle of the site will be removed for the development. 19. The CA Zone requires 10-foot setbacks from streets and 15 feet from rear and side yards if abutting or adjacent to residentially zoned property. There is residentially zoned property north and west of the subject site and the applicant has provided the required 15-foot setbacks. They also provide the street side setbacks required. 20. The CA zone also requires that the 15-foot setback be planted with sight-obscuring landscaping but it may be modified with Hearing Examiner approval if there is a more creative design solution. The applicant proposes using an established,mature suite of landscaping and a 5-foot high barrier wall meeting the existing hedge. The wall would then continue after a jog. The applicant also has requested the buffer be reduced along the northwestern boundary to accommodate an additional parking stall. Staff suggested approval since no building would be located in that location. The noise of vehicles could be an issue in this location,as it would be used for parking. 21. The applicant will provide a pedestrian link to the street from the building. 22. The applicant proposed providing 23 parking stalls. Code requires between four and five stalls for each 1,000 square feet of retail space. The 4,400 square foot retail use would,therefore,require at least 17.6 stalls. The residential use requires 1.75 stalls per unit or 5.25 stalls for the three units. That meets the total of 23 proposed. The applicant proposes providing 12 stalls on the lot with the building and 11 stalls on the north lot across the alley. Staff recommended that there be covenants tying the two lots together to make sure that the north lot is not sold leaving insufficient parking for the mixed-use building. 23. Staff noted that code requires a designated loading space and suggested one stall be appropriately setup for Renton Emporium File No. LUA-02-004,SA-H,ECF May 16,2002 Page 8 loading. 24. The applicant proposes two-way circulation to the parcel with the building but only allowing exiting from the northern lot with one-way circulation. 25. There was uncertainly about the status of the "alley"that divides the lots. It serves as a sewer easement. The applicant had some documents that showed it designated officially as an alley. Another right-of-way was also noted serving some interior parcels west of the subject site. CONCLUSIONS: 1. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are generally represented in part by the following enumeration: a. Conformance with the Comprehensive Plan; b. Conformance with the Building and Zoning Codes; c. Mitigation of impacts on surrounding properties and uses; d. Mitigation of the impacts of the proposal on the subject site itself; e. Conservation of property values; f. Provision for safe and efficient vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; The proposed use satisfies these and other particulars of the ordinance. 2. The Comprehensive Plan suggests uses that generate new employment. The retail portion of the building will potentially meet that objective. The residential component is permitted by the Zoning Code,which allows mixed-use buildings,that is commercial and residential uses in one building, in the CA zone. 3. The proposed building and its mixed uses are permitted by the CA zoning. The building appears to meet all bulk requirements of the CA zone for a building adjacent to residential uses. It is setback both from the street and its property lines shared with residential uses the appropriate distances, 10 feet and 15 feet, respectively. 4. The applicant has proposed a mix of existing landscaping,new landscaping and barrier walls in place of the required sight-obscuring 15 feet of landscaping the CA zone requires. Staff has agreed with the request. This office is concerned that parking lots can be more intrusive than buildings. The plans showing the walls and hedges are not quite clear. But it would appear that a solid wall should provide effective screening. Therefore,except where the alley intervenes,the applicant shall provide a barrier wall in all areas where it shares a common property line with residentially zoned properties. 5. As proposed and conditioned, it appears that the proposed use should not have an untoward impact on surrounding properties. The building is not much larger than a single family home although there will be Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 9 more traffic. The property is entitled to be developed for commercial uses so the proposed use seems an appropriately scaled compromise. 6. The applicant has managed to fill the lot,maybe to the point of overcrowding it in order to accommodate parking,building and dumpster locations as well as circulation patterns. 7. The development of the subject site should not have an adverse impact on property values. 8. Staff and the traffic staff have reviewed the proposed use and its traffic impacts on SW Sunset Boulevard and found it is acceptable. 9. The two-story complex appears to be designed in a reasonable manner and should not impeded significantly light and air from reaching the site or surrounding uses. 10. The subject site has access to the appropriate utility infrastructure. 11. In conclusion,the proposed site plan provides a reasonable opportunity to develop an underutilized site with good commercial exposure. DECISION: The site plan is approved subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. In order to ensure that the northern property could not be sold-off separately from the remaining portions of the proposed mixed-use development,the applicant shall be required to record a restrictive covenant on the northern lot. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 3. The applicant shall be required to revise the proposed site plan to include a loading parking space. This requirement shall be met to the satisfaction of the Development Services Division prior to building permit issuance. 4. The applicant shall provide the tallest barrier wall permitted by code in all areas where it shares a common property line with residentially zoned properties except where the alley intervenes. ORDERED THIS 16th day of May,2002. FRED J. KAUF N HEARING EXA ER Renton Emporium File No.LUA-02-004,SA-H,ECF May 16,2002 Page 10 TRANSMITTED THIS 16`h day of May,2002 to the parties of record: Jason Jordan David Fall Ramin Pazooki 1055 S Grady Way Fall Architectural Washington State Dept. of Transportation Renton, WA 98055 9607 39th Avenue SW Northwest Region Seattle, WA 98136 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 Kayren Kittrick Keith&Annette Demps 1055 S Grady Way 2308 NE 24th Street Renton, WA 98055 Renton, WA 98056 TRANSMITTED THIS 16th day of May,2002 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members, Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Alex Pietsch,Econ. Dev.Administrator Lawrence J. Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Pursuant to Title IV, Chapter 8, Section 100G of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,May 30,2002. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure,errors of law or fact,error in judgment,or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV,Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. Renton Emporium File No.Lt A-02-004,SA-H,ECF May 16,2002 Page 11 The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • LANGsrrom. -mL.,:011 ; ' \ �v µ-_,. . • • HARDIE _ ___ .___ • ,i ji ,,l17 d� �..a �TrQ 205 6 .. ti II �� K a 1f ? ' AVENUE o� �__ �� it _; ! r ® Niia T \I � —Qr rat t n4 raeaa u `f o. �E_t Da-� •_l.7'. Yf ' h W\bbli Go orzPill - LJ (�T IZ •., '.i:-- . .T 1A07 71111�� �Q� l Mg& O ie ®ru35'; SW ( 2ND . f", a (.1;• a 2.rem c L'ill e'i'�Xy " sdwe ter MIX • 1 , `G� L4�GSTO 111• o g"°14 C�yy���MAN IBZAc. >s� wYea .. z�..` �:a. nn '"6.rrY', L° 1 )I'�m/ .- /:7, 4, 8 ':+ ' R"t5 .. 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',, d% l;1 i A _, ,PN jaf�fifiS�/.//10 i y%i%%`%� ;'j'.,,. _ DRAA s _ I/3/02 1_ NOT IOR COR.4T11OCTlON rilti f i r i r MS a fir,.k tcl_LI I 1 L _I - 4-Iii I� } —it -1 k -'' —J E-✓ _•.�m.. �M_ao 5 ".. s s.■■■ a�■■ s I■■■■I I■■■■1 1 ■■■• rfu 11■■1 / '■■ •� ';rl■■i I■■1 FrVI pry % 1 %.■ ■�L■■1 7■ .� i IiMi11M1 ant ` r t r-i $ I 5MI p ace:' ir.-- mmn _ rwmysl -norm n-gm i r 'F I• S • y 1 rx .� DO ir En .,.:ova — L .ice ��/'q • "s _ w x,• 11 -- _ err..,..x3.. -4 y . y -55' _' _y. .:s..,�`. _ a......'` :i•..;,. fttep.,, -- oan.— .,� A _am eoa - 0,— • ODOR OW MVO FRONT ELEVATION (east) 4 /GALL.V4••1.0. 1 I AFFIDAVIT OF PUBLICATION NOTICE OF ENVIRONMENTAL Barbara Alther, first duly sworn on oath states that he/she is the Legal Clerk of the DETERMINATION ENVIRONMENTAL REVIEW SOUTH COUNTY JOURNAL COMMITTEE RENTON,WASHINGTON 600 S. Washington Avenue,Kent, Washington 98032 The Environmental Review Committee has issued a Determination a daily newspaper published seven (7)times a week. Said newspaper is a legal newspaper of of Non-Significance-Mitigated for the general publication and is now and has been for more than six months prior to the date of following project under the authority of the Renton Municipal Code. publication, referred to, printed and published in the English language continually as a daily RENTON EMPORIUM newspaper in Kent, King County, Washington. The South County Journal has been approved as a LUA-02-004,SA-H,ECF legal newspaper by order of the Superior Court of the State of Washington for King County. Environmental review for The notice in the exact form attached, was published in the South County Journal (and construction of a new 7.880 sq. ft. not in supplemental form)which was regularly distributed to the subscribers during the below mixed-use retail and multi-family stated period. The annexed notice, a residential building. Location: 200 Block of SW Sunset Blvd. Renton Emporium Appeals of the environmental determination must be filed in writing on: 3/18/02 on or before 5:00 PM April 1, 2002. as publishedAppeals must be filed in writing together with the required $75.00 The full amount of the fee charged for said foregoing publication is the sum of$76.88, charged to application fee with: Hearing Examiner, Acct. No. 8051067. City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to The cost above includes a $6.00 fee for the printing of the affidavits. the Examiner are governed by City of Renton Municipal Code Section 4-8- Legal Number 10145 110.B.Additional information regarding 4,& /„/i� G . the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. Legal Clerk, South County Journal A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers,City Hall,on March Subscribed and sworn before me on this day of 2002 26. 2002 at 9:00 AM to consider the 4to EroposedSitePlan. ifthe00, 111t1,/,,/' ��/ /^ Environmental Determination s ``‘�0t1• Pt '',i c appealed, the appeal will be heard as � �, r ti ��i Nota Public of the State of Washin ton part of this public hearing. Interested ```.,, •••.-, tiC:!f/gin!�'... rY g parties are invited to attend the public `Q•`� residing in Renton hearing. 17 co King County, Washington Published in the South County �: C Y • Journal March 18,2002. 10145 —o_ • — V',�1J. C? 6 2p .�0a,• • • City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: April 16, 2002 Project Name: Renton Emporium Applicant/Contact David Fall Address: Fall Architectural 9607 39th Avenue SW Seattle,WA 98136 Owner/ Keith &Annette Demps Address: 2308 NE 24th Street _ Renton,WA 98056 File Number: LUA-02-004, SA-H, ECF Project Manager: Jason E. Jordan • Project Description: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed from SW Langston Road. Project Location: 200 Block of SW Sunset Boulevard LAN GSTON84, G \ �� y° HARDIE t r 411 "LF Part- u a �Q ' NM ~ y hiI �r jy ,4'9� J t RED USE IQ 4t{ V!li s C� sr. H.= �'j .. ' BUILDING rf�3 '4\ O t aoy, ..} �.% s/ pite ..-A,0 Ajas- .ri,.. ia-,,tiev,, or • ;,/ , 4",:' p. K 0, 1110100_ 5 e ‘. et 4t4r?' !'.!tf'‘. : •fid'' (\\ \ VOOV ' 1011, Sir. -v 1' i‘.. t` 1rit1 ?4 ;4 `!�s,E y$' '`' /�'^.\+p , 0S ` no th ---(.vl ,t SUNSET • �, '"£N V.A " BRAINIER BOULEVARD \ ,AVENUE r-----] (NEIGHBORHOOD DETAIL MAP R 0 100'200 ' r TT rl ITI • City of Renton P/B/PW Department •eliminaly Report to the Hearing Examiner RENTON EMPORIUM LUA-02-004,SA-H, ECF PUBLIC HEARING DATE:APRIL 16,2002 Page 2 of 7 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Site Plan (dated 1/25/02) Exhibit 3: Neighborhood Detail Map (dated 1/14/02) Exhibit 4: North & East Elevations (dated 1/14/02) Exhibit 5: South &West Elevations (dated 1/14/02) Exhibit 6: Landscaping Plan (dated 1/14/02) Exhibit 7: Zoning Map (dated 2/01) C. GENERAL INFORMATION: 1. Owner of Record: Keith &Annette Demps 2308 NE 24th Street Renton, WA 98056 2. Zoning Designation: Commercial Arterial (CA) 3. Comprehensive Plan Employment Area Commercial (EAC) Land Use Designation: 4. Existing Site Use: The site is currently vacant and undeveloped. 5. Neighborhood Characteristics: North: Single family residential (R-8 zoning) West: Commercial (CA zoning); Single family residential (R-8 zoning) South: Commercial (CA zoning); East: Commercial (CA zoning); 6 Access: SW Sunset Boulevard 7 Site Area: 0.45-acres (19,747 square feet) 8 Project Data: area Comments Existing Building Area: N/A N/A New Building Area: 7,880 sf 4,400 sf of retail space;3,480 sf of residential space Total Building Area: 7,880 sf N/A D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 910 08/04/1931 Comprehensive Plan N/A 4498 02/20/1995 Zoning N/A 4404 06/07/1993 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts HEXRPT.doc City of Renton P/B/PW Department .Jliminary Report to the Hearing Examiner RENTON EMPORIUM LUA-02-004,SA-H, ECF PUBLIC HEARING DATE:APRIL 16,2002 Page 3 of 7 Section 4-2-070: Zoning Use Table Section 4-2-110: Commercial Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 9 Procedures and Review Criteria 4. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Convenience Commercial (CC) objectives and policies. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed from SW Langston Road. The proposal would be located on the northwest side of the SW Sunset Boulevard / Hardie Avenue SW intersection and abutting Langston Road SW. The proposed mixed-use building would be two stories and approximately 33 feet in height. The site does not contain any structures; however, is vegetated with field grass, small shrubs, and extensive perimeter landscaping. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid May of this year and is expected to be completed by the Mid October of 2002. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended) on October 9, 2001, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Renton Emporium project. The DNS-M included 5 mitigation measures. A 14-day appeal period commenced on March 18, 2002 and ended on April 1, 2002. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee issued the following mitigation measures with the Determination of Non-Significance— Mitigated: 1. The applicant shall comply with all recommendations contained within the Geotechnical Report dated November 26, 2001 prepared by Earth Consultants, Inc. with regard to site preparation, project construction and design. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. HEXRPT.doc City of Renton P/B/PW Department aliminary Report to the Hearing Examiner RENTON EMPORIUM LUA-02-004, SA-H, ECF PUBLIC HEARING DATE:APRIL 16,2002 Page 4 of 7 2. A temporary Erosion Control Plan shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 per net new average trip generated by the project prior to the issuance of building permits. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new non-residential building area and $388 per new multi-family unit prior to the issuance of building permits. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $388 per new multi-family unit prior to the recording of the final plat. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH SITE PLAN CRITERIA: Pursuant to RMC 4-9-200.E, "The Reviewing Official shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation." The site plan review criteria include, but are not limited to, the following: (a) Conformance with the Comprehensive Plan, its elements & policies. The subject site is designated Employment Area Commercial (EAC) on the Comprehensive Plan Land Use map. The EAC designation is intended to provide for commercial uses requiring large amounts of land and/or high visibility and access to large volumes of automobile traffic in areas outside of the downtown. The proposed project would be a mixed-use building with retail on the ground floor and multi-family residential on the second floor. The retail component is expected to be a commercial use requiring visibility and vehicular access; thereby fulfilling the goal of this objective. The proposed mixed use structure would also be consistent with the following EAC policies: Policy LU-168. Employment Area — Commercial designations should only be located on, and have access to, streets classified as major arterials or above. The proposed mixed-use development would be located directly adjacent to SW Sunset Boulevard, which is classified as a Principal Arterial on the City's Street Designation Map. Policy LU-178. Retail and/or service uses should comprise a majority of the total development within the Employment Area — Commercial designations. The proposed mixed use building would provide approximately 4,400 square feet of new commercial/retail space; thereby meeting the objective of this policy. (b) Conformance with Land Use Regulations. The subject site is zoned Commercial Arterial (CA) on the City's Zoning Map. Mixed use buildings with a residential and retail component are outright permitted uses in this zone; however, the retail component is required to be located on the ground floor. In this case, the applicant has proposed to construct a 4,400 square foot retail space on the ground floor of the mixed-use building. Density— There is no minimum density requirement within the CA zone. The maximum density allowed within the CA zone is 20 dwelling units per acre (du/a). The three residential units proposed as part of the mixed-use building would generate 8.8 du/a, which is within the allowed CA range. HEXRPT.doc City of Renton P/B/PW Department ?Iiminary Report to the Hearing Examiner RENTON EMPORIUM LUA-02-004,SA-H, ECF PUBLIC HEARING DATE:APRIL 16,2002 Page 5 of 7 Lot Coverage - The CA zone allows building coverage at a maximum of 65% of the lot area for projects not providing structured parking, or 75% if parking is provided within the building. The proposed footprint of the mixed-use building is 4,400 square feet, which results in a building lot coverage of approximately 29%. Setbacks —The CA zone requires a minimum setback of 10 feet from all street frontages. The CA zone also requires a minimum rear and side yard setback of 15 feet if abutting or adjacent to a residentially zoned property. In this case, the western and northern property boundaries are abutting or adjacent to property designated R-8 on the City's Zoning Map. The proposal establishes a 10-foot wide setback from SW Sunset Boulevard (front yard setback) and a 15-foot wide setback along the subject site's western and northern property boundary (side and rear yard setback) as required by code. Landscaping — The western property boundary is abutting a residentially zoned (R-8) property and the northern property boundary is adjacent to a residentially zoned (R-8) property, of which both require a 15-foot wide site-obscuring landscape buffer. However, the development standards within the CA zone allow the Hearing Examiner to modify the landscape requirements, if it applicant can demonstrate a better result would occur because of creative design solutions. Therefore, the applicant has elected to provide a 10-foot wide site-obscuring landscape strip along both the western and northern property boundaries, which, if approved, would incorporate existing perimeter vegetation that has already been established. This would ensure that the proposed landscaping buffer would remain regardless of the successful establishment of new landscaping within the 10-foot landscaping buffer. Specifically, the applicant's landscape drawing (SD-1 received 1/14/02) proposes to incorporate an existing mature hedge that already screens the existing single-family residence directly west of the subject site, which would be located within the western landscape buffer. In addition, the plan incorporates a solid 5-foot high barrier wall along the entire western property line. The barrier wall would be located at the property line up to the existing hedge. At the southern end of the existing hedge, the barrier wall would then extend inward (east) approximately 6 feet, which would place the wall directly east of the hedge up to the northern property boundary. This would provide an additional screen beyond the existing vegetation (hedge). The landscape plan calls for several deciduous and conifer trees approximately 6 feet in height and numerous medium- sized Evergreen flowering shrubs within the 10-foot landscape buffer along the site's western boundary. As indicated above, the applicant has also requested to reduce the 15-foot wide landscaping buffer along the subject site's northern property boundary. In order to accomplish this buffer reduction, the applicant has proposed to maximize the 10-foot wide landscaping area with several deciduous and conifer trees approximately 6 feet in height. The trees would be situated within the buffer area to augment the existing Red Cedar trees located at the property's northwestern boundary. Furthermore, the applicant has proposed to locate several Evergreen flowering shrubs and lawn within the 10-foot wide landscape buffer. It should be noted that this buffer reduction is necessary in order to locate one additional parking stall within the planned parking area. There are no buildings planned near this part of the subject site. As proposed, staff recommends approval of the buffer reduction requests and the landscaping plan. Height — The CA zone permits a maximum building height of 50 feet. Based on the building elevations submitted with the application, the proposed building height would be approximately 34 feet from grade, which is below the maximum allowed. Pedestrian Access—A pedestrian connection is required to be provided from the public entrances of the buildings to the street frontages. The site plan includes a paved pedestrian access way from SW Sunset Boulevard to the front of the proposed structure, which complies with this requirement. Parking/Circulation — The parking regulations require a specific number of spaces based on the amount of square footage dedicated to certain uses. For retail shops, a minimum of 4 to a maximum of 5 parking spaces would be required for every 1,000 square feet dedicated to that use. For the multi-family units proposed to be located above the retail shops, the applicant would be required to provide 1.75 spaces per unit. Therefore the retail area (4,440 square feet) would HEXRPT.doc City of Renton P/B/PW Department aliminary Report to the Hearing Examiner RENTON EMPORIUM LUA-02-004,SA-H, ECF PUBLIC HEARING DATE:APRIL 16,2002 Page 6 of 7 require 17.6 parking spaces and the three residential units would require 5.25 parking stalls for a total of 23 parking stalls. The applicant has proposed to provide 23 parking stalls, of which 1 would be ADA accessible, 15 are standard and 7 are proposed to be compact. Of the 23 parking stalls, 11 stalls are proposed to be located on an abutting lot located directly north of the lot with the proposed mixed-use building. Currently, both lots are in common ownership. However; in order to ensure the northern lot containing the 11 parking stalls is not sold-off at a future date without the remaining portions of the proposed development, staff recommends a project condition of approval requiring the applicant to record a restrictive covenant on the subject northern lot. The restrictive covenant would ensure that the property owner does not sell the northern property separately from the remaining development. The parking regulations specify standard stall dimensions of 9 feet by 20 feet and compact stall dimensions of 81/2 feet by 16 feet. Compact spaces are not allowed to exceed 30% of the required spaces and must be marked. An aisle width of 24 feet is required for 90 degree parking stalls, 20 feet is required for 60 degree parking stalls and 12 feet is required for 45 degree parking stalls. Stall lengths may also be reduced by 2 feet provided there is sufficient area to safely allow the overhang of a vehicle without protruding into required landscape areas. As proposed, the project would comply with the required number of on-site spaces for the established uses of the property. In addition, the project would comply with the minimum stall and aisle dimensions and amount of ADA and compact parking stalls requirements specified by the Parking Regulations. However, pursuant to the City's development regulations, the applicant would be required to designate one parking stall as a loading space for delivery and pick-ups to and from the mixed use development. Therefore, staff recommends a project condition requiring the applicant to revise the site plan to include a loading stall. The stall could be designated for loading during normal business hours and for the residential use at all other times. (c) Mitigation of impacts to surrounding properties and uses. Potential short-term noise and traffic impacts would result from the initial construction of the project to adjacent properties. The applicant would be required to comply with existing code provisions that establish the allowed hours of construction activities for projects within 300 feet of residential uses to weekdays between the hours of 7:00 am and 8:00 pm. Construction activities are not permitted prior to 9:00 am on Saturdays and no work is permitted on Sundays. After the completion of the project, minimal impacts to adjacent residential properties from typical retail and residential activities generated from the development are anticipated. As required by code, the development of the site must appropriately landscape and buffer the site from the abutting residential uses. As proposed, staff anticipates that the landscaping buffer would adequately mitigate any potential impacts due to the proximity of the mixed-use development to the adjacent single family homes. (d) Mitigation of impacts of the proposed site plan to the site. The proposal is not expected to adversely impact the site. There are no significant natural or sensitive features on the property that would be impacted by the proposal. Construction activities related to the initial development of the project would be required to utilize best management practices through code requirements for an approved Temporary Erosion and Sedimentation Control Plan (TESCP). (e) Conservation of area-wide property values. The proposed mixed use building and improvements would enhance what is a currently a vacant and unimproved site. The project is expected to conserve and potentially enhance area-wide property values, with the addition of the 7,880 square foot mixed use building and associated parking and landscaping improvements. (f) Safety and efficiency of vehicle and pedestrian circulation. Ingress to the site is proposed from SW Sunset Boulevard, while egress is proposed to SW Langston Road. In addition, the applicant has clearly denoted a pedestrian connection from SW Sunset Boulevard and the adjacent parking area, which would ensure safe and efficient vehicular and pedestrian access to the site. Furthermore, the proposed layout of the parking area does comply with the minimum stall and aisle dimensions required by the Parking Regulations. As discussed in the parking section of this report, staff recommends a condition requiring the applicant to provide a loading space prior to the issuance of building permits. The condition would ensure that vehicles making HEXRPT.doc City of Renton P/B/PW Department rliminary Report to the Hearing Examiner RENTON EMPORIUM LUA-02-004, SA-H,ECF PUBLIC HEARING DATE:APRIL 16,2002 Page 7 of 7 deliveries and/or pick-ups to and from the subject site would not interfere with other vehicular and pedestrian circulation. (g) Provision of adequate light and air. The proposed front building façade (facing east) would contain large retail display windows along the first floor building façade. The residential units above would also have large sliding glass door openings facing east, which would provide adequate lighting and air circulation throughout the structure. The building facades have been designed with multiple window openings that would also provide adequate natural light and air circulation throughout the remaining portions of the building. Finally, the building is limited to two stories in height (approximately 34 feet) and is not expected to cast expansive shadows on any adjacent or abutting properties. (h) Mitigation of noise, odors and other harmful or unhealthy conditions. It is anticipated that noise and air quality (dust) impacts consistent with typical construction practices would result from the initial construction of the site. These short-term impacts would be mitigated by the applicant's construction mitigation plan. The proposed development would not generate any harmful or unhealthy conditions. Noise impacts associated with increased traffic and activities resulting from the completed project would not increase significantly above existing conditions in the area. (i) Availability of public services and facilities to accommodate the proposed use. Fire Department and Police staff have indicated existing facilities are adequate to accommodate the subject proposal, subject to the applicant's payment of necessary impact fees. As imposed by the Environmental Review Committee, the applicant will be required to pay Fire, Park and Traffic mitigation fees prior to the issuance of building permits. Adequate sanitary sewer, water service and other utilities are available and would be extended as necessary to the buildings by the applicant. (j) Prevention of neighborhood deterioration and blight: The proposal would redevelop an existing vacant site. The development would include the construction of a new 7,880 square foot mixed use building with associated parking and landscaping improvements. The improvements planned with this project are expected to increase property values; therefore, staff does not anticipate neighborhood deterioration or blight to occur as a result of this proposal. H. RECOMMENDATION: Staff recommends approval of the Renton Emporium project, File No. LUA-02-004 SA-H, ECF subject to the following conditions: 1. In order to ensure that the northern property could not be sold-off separately from the remaining portions of the proposed mixed-use development, the applicant shall be required to record a restrictive covenant on the northern lot. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. The applicant shall be required to revise the proposed site plan to include a loading parking space. This requirement shall be me to the satisfaction of the Development Services Division prior to building permit issuance. EXPIRATION PERIODS: Site Plan: Site Plan approval shall expire within two(2)years from the date of approval. HEX RPT.doc ' o -5,0. /5,-1. SIDEI5'-°YARDEASEMINT A t SIDE YARD/ 1, evILDIN.5 RESIDENTIAL(R-5.)ZONE SETBAGK _NIS•15•46E 413.04f t C.., i< .- -., \ _. -• +_4. + + + - + + + _..t,....+---* -• •04.1541' +.: I i , - ..4,•-•rEpTiite--E,A.Siserf,- -------------- .•..4.----+-4I---+- ---- -4-••••iy; + + f EU11..DINfir i 5206745 i 1 t2...1. -......i.---±--------21.--- +__Is-- '‘, .,7 +'...;... ,IMMIMUipanitaztarifitiliiitilia.6.*. +.• I in ' 1 trU:r-Til ci EXIST1NS EWA/JAG...NS P1...9”.15.PerRr/PPT SFED 1 STAIRS I twIt maam 9,1 El n ...+.+. It, PROVIDE SOLID 5' I 00 - .8z BARRIER PALL ALONE, / NIL hi. ktlitet Ill I S VA /I+ + .....". ......-... ... _. _EXCEPT PROVIDE A EXISTINS KUM 3'aQ ci. , AD-IACENT TO THE I - - Mr eizt..414,31 .Q ' O.+ , , '/ EXISTINS RESIDENTIAL 7. -.0? ...... / : k4 1 1\'„ i • ”Wr.• •'FAM RETAININS '• l' 1 EbRES5 PATH ...../7 , /.7 7"''' ' • ' `IL + `I t---+ * 1 + + + -F" - s 7 •- ->W- , .. , 4, " „, , .... Kr . _':-+---------------- + + .--.T.... •7-/77-/)- .' ,., .. ,///, .. --t----- , -...- I- +- A .• /rit '' i rA ,,, ,. .., , „ z• /, , ,,,,,......,.....,':''''''lL c++,+.L+ + /.-..- \.Y \ 1\ / ' :'2/,, ..'.. ./V; i-. \ s'• \ k v 1 r- / 0 i I r I / , .,:,•41.:9?' , :• +1: * / % .,,4 "7."':i',.....:t....1tT ti ,. „I. ", ,i ..' '''... '"-",;" - -'• '' ...,-10>.••'•-..•'-'11.'-.1 '‘Mi-` •• .. ' .11' MIXED USE 4 Ar.',-:.•'•iii.:-;•t•••••?••'...4;::',1.!•, 1 -- u• /''.....:"' -0•• • ''-•.*•. .... i•....- '''-`:.... ••••'-•V .W.. '''• --/... i BUIVING C-. -___...,,:' •' /7.,/:" /7 Z.W/11, /f• / // / /''''/// W/ // Oka" '1 ..'•f •:•6";;'" ' -- 0 / ' r'.' ' -ca4P• ‘ • • • •'••' '••i . '•. •.‘ ' /••• i z 1.4 ,...J.4 66. 5.-°. ' ' '•..t.7.,..D,S...x1"..L.,:j;:1. ' - • . . . •/ ,::OP,A*J......,,,... . / . L)I'd li SETBACK ,jr•i•:•:•:•:'.•• -- -- • / q 2114 tr 12 2.-= •..,‘„? 4 $ P.O.Bar 2552 b Iola,lulgoites E051 1- 1.- . . .. . . , . , . . ,....... . 11;11 I 0 r t IkNks.:...° - .: •:• ...,..„, ....,:-: ••.."... ••,...;+ .1 $.x......._.,., ,• ..,..,.-......:... -, • . ....: .".,....„: „.-,.. _, .......'iti ......, •.•••.i....... 6 ' 4 I icQ11.15., ft 11 •-10,Nip . • •.- 141.200 ...,__ ..•-• ,. •. • , . . • - - • '• - - • -E01 I - / ' ---------------- ...sup.,4t4N way • 9 4 ---- 4 . 1-----.--- * +, „...,. ..,... . •,-.:-.......i.• ..m....-: . ,... -. 1 2'CONC.RETAINAINO HALL , •. •. N . . . . . . . . 1'ft 01 .'''''N 1, I+ ..':::.::••••t••• .,. '.....2....•....:'',;.•''.- '..... ... ''' •.:,••••• T:''...1 : . ....., \„ ... . .. ,1:1111 IF • • 1 il 4406. WOG: FatrEzaRgAL.. I • • • • .`. ... •. ' •. • .: ,..,.,..-H4'-17--- • .•• / 0 HALL - DESIGN / LEGAL DESCRIPTION DRAWINGS ! eh i /N •44,s,t, , 4)/41 ••••':•, .c) • ..‘, .. •••,•-• ..,•,. • , 1 i SITE STATISTICS BITS AILS. .TS If 611,1. I:11Zi fl; 896150-1991• LOY 3 OF TOW NO COMM CW9 MR.LO•WES,RECON109 IR 1/3/02 "- VOLUPC 19 OF RAM PM 21.=ORM Of gm caw SOF FRS GONSTRUITION TOTAL. ICUS SP 1 LOT OOTRAGS 6... vo•D.GION BUILDING POOTPIUNP 6.616 SF 899.150-0935. COP"LIVZ71R'YFOE 5 N. Nt. /'-' '-'4• 4•` P - ..0 ram DUMP..INCLOSURS MG. ISO SP LOTS 27.2.•APO 29 OF TOM APO COWTRY COM 909.9.09 WM RECORDED Si VOCUUE 19 Of PLAYS.PATE 21.FECORDS Of IMO u9S0 FOR ANY 011. PURPC. COMM*ASNIMGION s 4 + ACCESSaf IROW:ENN 1.,k4. / + + + `.....f. + - i". ..SOW.Pi NE 097 OF RENTOP,SUM OF VIA0•47001 g 4,THT.A459-A0r0* •. •+ + + ••••4.,--, - ..+---,0 ++++4--ir-------. DIPIRTIOUS COMA.A... BUILDING: 6.4.SI . PARSING: ..560 SP TAX ACCOUNT NUMBER 0 .... + .,...., + + +.. ... + • ZALIZAZ. I 49 1'SP TOTAL 14.111 SI 596350-0115•866150-0113 (mos) north 20'ruDE 61.511 ON • / - - t\+ +N,. LANDSCAPE AREA, LINDSGIPING: SASS SP BUILDING HEIGHT 10'HIDE POST EASE ...., IC j90.99••v../•••••1 •.„,.. 1; N. 4164_.*.i''',+t+ .PUTASS PARKIN. ...... DETENTION VAULT• MAIN FLOOR GOMMIRCIAL WT..1.111. 1..6 SF ZA2M5612 1 .4:4411.3 • ••••• nt•NR +No i...... + CONTROL STRUCTURE PER CIVIL (1)orou.s/r000 S. •'muss/se-e. OE SSGON0 FLOOR RASIOSSTIAL UNITS,'"MC"(MU'S) ... +t+++t•Is / ft 7.st STALLS/II.. Ali SPIESS/BM 1 SHEET INDEX DO N".1......... • N.. ........ .}...,....+ + I . TOTAL, SIM SP..OIL.) Al ARCHTECTIRAL Alt PLAN LEGA.SESCRIP1109 19911ECT SWIMS .0%YE -K41,.., ••, N. + + : N.,....:s 4..1,ii...), PROPOS.PARIIN. .ICCIISSIBLS STALL. STANDARD STALL. I IS A2 PM FLOOR PAC CCCUPPMCF•PLUIONO MORE TAWS AI SECOMO FWOR PLAN It> ••,,,, --... NJ I: 43 A TOTAL: Z IS IS WRONG ELEVATONS(WWII St 99.911 TRASH ENCLOSURE OEWL on (MOT usoa) C2 SURVEY t MONO COMMON : .41 BUILDING FLOOR AREAS 0 GRAMS It WIC Pl. ...., N. gstAIL II,S1110. ADIS SP CA MOO.CCOPROL PLAN A 1 .SITE PLAN . •N• APAArilliff.11211111113/11 SAILS! cs MIR KAN CS OM•DEOLS „ 90,•.g., 7,111 Sl C7 (111.1.19310•CELLS '''..", ApAlsB.I.lluLD0101... 6.SP CS GENERAL WOES . N. , Ai ''N 21 PET/2000001 WU . ...Z. .. 1 - • • • •. , . ", \ _ ... aJ4ARDIE LANGSTON =��,)r� w; rE,- �� ROAD • t.�: _. _� IN 1•1 _97Ac_u.n•,,— .AVENUE NI o0 Of =' ��-- ��:z�s 3N Ep .Q97 � 11-h41 oa ,1�A �_ ��7�I'�I r�[ � ® FCNc . [`�! `(`'�r<.ar�_�� -Ip.K ! �SEC Ei -, -,,,. � �Q I� s.#T\ 1181147 G_o I'il (3) ,t2Q7,"(21 R ,'` r: .. 1=_IT 1' �1��la'i ,c •ice O u" :4 Q. sW. B 2ND' Tip 2 ra7?r.C e •`rcz„1• -� Z. N z<ztr:w ,; , ; S P W 209-78. a:(1) 4 (}- / 3o..N3 _—_ 1 (�1. A�G`+ , ''' Z.a -*-'.� T.L.AJ Ll l! r, b'� �Z .SAT ke1 I I�.`..�.n.•.'''.44.. . 4 V r 15:—u) ) LBZ ( ' , mike ,Lu 265" `, . I�C<s, ,t . • L.• -•..�•�I aI AI/ � /�O d° ,. \ \ yI r Z4U� erg[(� SiifitSW* "Illti !.)1.- R, , 61 p6ogHARRIs�� :,60..� U VPit •� MIXED USE �, 1:47,;74; ' , hr S.W ;� ,� BUILDING , E; ' for � s# -- Y�17011 ilaoe1o11 LW P.O.Box 2562 , ' SM!1 { Wm.Iola& 104 ' 1 ii ,,iiiii . ii----i ' , lid • bralit_a., '' .o � ... . Ott 114114:44-.4r... N N n • - .4".---"r Oti`Y4.\-11, 000!;,-0\1\,( i, L,,,. st,c), ‘- , ' $ mi 1� e �\ ��If'''. t,,,5 .`�G ,� • ` ".� `' .,-;cii //� o fi, RES o ea vcc VII V�Prop ''° S' -,;("st V'� U\ r�N.' Ztal J' jj ‘41 ,I.:,t'‘,.t . 1 \ \ \ \ \ A .' i. '� u //(�r' , Qo. ' ® OA AFa./ /$�;• ''' \` �c \\\ O \\'\`- '�• �i�zME DESIGN DRIaINCS Q��*•,..�It!/ �•D r� \\ it... ,\' t y. 7/3/02 •X? ..4E .1.1..r , P 7 iL34 � - 1 NENAY N OB/N •• • A/H J1 \ • NOT l0e aoxsrxoa�Ex \ /,v.�/�/ c ': .. .\ nub, ua ron '�-.- S�'T e `.� 1 4 V ' \• a 1 - r\ o-s \ .0 e , \ •\ ai\l+vzn_'lartc " SUN 6 p s -r,,.r'- ,., •rs' ' • . • „pz9 ,t : ,. •O\ a r..ttf • /' TTa\ \ EE'' ie IpLS. +/I�' :(., ' \\ •./�Y\ SOU'�'• _ Of HE • 1. ,�.,vz�,� ��� N�2\ 1 8 A� 3 , k , north SUNSET fire x E =�\ \ �NoQs0. 5 "s RAINIER DE �:r IE % N \ . :_.: .fG . a AVENUE . A 'NEIGHBORHOOD DETAIL MAP rleimmmi SCALE : 1" = 100' 0 100' 200' 400' I , 1 1 .. .,��,.,....: ...,...,-.c. .......,.. alma o.aarua i I — - �-�:. :z k, ,,,...g .x .,,,.. .e..r.e.- .ea MONO.M0 P I �RCH'fBCNP,CL ` _Mort credos— — *,- .r - .:'y�...i.— ... •? ,k -..^e - - muc..ms croo ❑.- - �_. . - 0 rp W N_QQy ❑1❑It_-I 1 I WO 7Nh beau Swth.nt w W N. I - r r rmi�.—. Sealy IuAioQa./t71 Lcr' g 2. _EWE..0:18_4 -...—I— — 1 -T .....1 i i MX tt,f RAM it 14.4., r• I.. `,u�■u■■u■ • .. .I -. -- MMEINIMI u.v.e.eule•eoeneeue.eee • ' q — .,'.': •• =f- -I MIXED USE oz ===__= - l'}=: ;• .; I �. _ BUILDING z h sa.� `m"`C.�C __„y ram__—r I oo� a�mx I�aoatu�uc U�' \ P.O.Po:2552 kW*Ie6o/lo MU ,t gi SIDE ELEVATION (north) ����''I����/ SGALE,I/4.•I'-0• }I,,{'//�f ls — w..ore WI a .. ._.. -. • F 111 wr.om�saws i./ _ .. •+ t 1j a RCMs 1 I - COO VELA KVA aMakIVY EOM MOYLE KM. Ilhi'll r MIL N../w. fif- /// �/ f A. ad.,'iPe'i-.Pj — - O/// d / ,%�L\ Y g__V:r..,/_A4::ig/VEf i.-,:1',r'.:/%i �ra DESIGN ci __Mra— _ 1 �;,..,.,.,, _ 1 ... 41 S 1/3/02 - /�-� %N � _/ r _ s NOT FOR CONSTROPCTTIEON yerr W MLn4—� ,i �. • tiC a -ram — _ - 1H1-H4 .. .� fL-�11L,I- i 1 .7 -- i `5— — . . Iiiiii- I _ _ . I. __ ] rer lull -'w°°.am'°�1'�.���.f, i¢■■i■■ ■■■■$ ! ,1■■■■1 I■■■■1 ; pummel 7■■1 1�i�Lilwstr-.; , •■■I■■; .,_.. • rM 0■■I i■■i- i fir.[ aV■■1$! 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M�• W W yz Q i a•oi+r a. m.GC1e, I'__ ti 7yrirt 1nre6i,Wr'�'s i»5 Z I tt I1 -- 4 trtlfr,�e�W{Ir 11171 W W.- l,.l ` , M.RECESS rNe IM1• , I i N Oi Z /'xxrAs wnaan ro1C I/ ,nr w ruswc I DO EO ari o.g CC _ I ■ L — ISM— sc.=m . .i�—,Y.,Y w,sa•— ,-=_r - I� ■ 'T 1 II , I J 4 gic 24 roa•Nan I l iI 1 1 I Oe��a•„mM °`w`w o b i /� *_-=_=___ r: �s� MIXED USE oz � swot•ra.dIe I -- i . a.a,�: . :a BUILDING -- — �a� =� [�-� MCI TO•.rox euwe L 1 ,., �.um tar. '� il ` R&PfON Flan I1C W /ide ekvyj{pn romea never—_ Va __7 6"de �DUMPSTER SCREEN P.O.Boxo 2552 Jrrn wo.t_ Wax,t.o 11451 71 if SIDE ELEVATION (south) SCALE.I/4'•1'-0' It 4aROCMC q 11:1 �-IS !1 aMa a a, FARE. oavc rwu acme • - - — fttva me•/X.. ! ! .. -_ �!' ear,ae•.rm..— DESIGN - DRAWINGS /%/ NOT ROA CONSTRUCTION 1 ,,� = / ./y /=' 1 n E xwo OBE F1 a,r5 T — rJ — — I aulA K,•isi I L J . � L .) • REAR ELEVATION (west) • SCAM V4••1'-0' • A L MGM M 111,! .i11.44 444 /JU; I d "4,41" tom."1.4 -..0. •.- 11 ja) im, • cec '�j,�� �� �J�' AL LauCtiµR. 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Ii� .. ,.- ,d . -3 36 a l 1 R5E 3 E.R' . �3N • '793N�- 6 f�.- 35 T23N • 1 i 6U 'oie +60•, i i _� c� 833 s I • ...•....... .... � 1 �� 4111 Y Ni j'• i N ,,rye 22N R4E 1 T NR4 6 T22N ft5E `i N,F�SE r i rr , 3 T2 ";� 4 2 T22N R5E :.. tiC r i KROLL I RC I Resource Conservation CC Convenience Commercial (P) Publicly Owned PAG E# Residential 1 du/ac CN Center Neighborhood* Renton City Limits LR-S I Residential 5 du/ac CS Center Suburban• "-"' Adjacent City limits SECfrt0W loRANGf I R-8 I Residential 8 du/ac CD Center Downtown* [ *" I (Grey Text) Prezones I1 Residential Manufactured Homes COR Center Office Residential I•:•:•a Automall District A 11R-10 I Residential 10 du/ac CA Commercial Arterial SS Automall District B I=1 Residential 14 du/ac CO Commercial Office • For additional regulations in overlay districts 1=1 Residential Multi-Family win IN Industrial - Heavy not shown on this map, please see RMC 4-3. = Residential Multi-Family Neighborhood Center IN Industrial - Medium PAGE „IMM Residential Multi-Family Suburban Center IC Industrial - Light INDEX ii IRM-14 Residential Multi-Family Urban Center" P-1 Public Use NOTJaZ ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION RENTON EMPORIUM LUA-02-004,SA-H,ECF The applicant is requesting Environmental(SEPA)Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and mac-family residential building.The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space.The second floor Is proposed to include three residential units,which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard,while egress Is proposed on to SW Langston Road.The project includes associated Improvements such as,parking areas,landscaping,and utilities and when completed the proposal would generate a 73%Impervious surface area coverage. All stone water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002.Location: 200 Block of SW Sunset Blvd. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 PM AprII 1,2002.Appeals must be filed In writing together with the required 575.00 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. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting In the Council Chambers on the 7th floor of City Hail,1055 South Grady Way,Renton,Washington,an MARCH 26.2002 at 9;00 AM to consider the proposed site Plan. If the Environmental Determination Is appealed,the appeal will be heard as part of this public hearing. LAN GS TON� 7 AilLLY � r 4 HARDIE11 �ae. .z\ • I , -.... c. .. ,.� [ s EN E W`M��,- i 'Itadmtpttz1I. mow : l&um j r•! rp GMItw�4DRf 6 , cAtiltr``7b''d..� fir:00 'Ma s s !ro. ' .fier.f,-.- ----:-.;.-4,.- .." ,,',,',,* 7----*- ,.. �/NSET.Y ' � tt 1'� 911 �I ttiv k,''.t'4 .. '1,"- , -.;54L-4-.:;..1 .-- . 6.4 BOULEVARD °"' , * 'V ' �: ,.\\` AVENUE I WEICHBORH00D DETAIL MAP 00' I I PYL...■ -- o iar mo .00 CIIIlTfI FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION IPlease Include the project NUMBER when calling for proper file identification. IV,A:Pi'.�YN t'VAMOHEFF CERTIFICATION NOTARY PUBLIC ASTATE OF WASHINGTON COMMISSION EXPIRES 1 ((��,,,, 11 - JUNE 29, 2003 I, Ek,l01 OI,. IIhereby certify that copies of the above document were posted by in conspicuous places on or nearby the described property on V-1 I70 `r • Signed:' )fit Ju ,. yam 1 �Gt ATTEST:Subscribed and sworn before me,a Notary Public,in and for the state of D� Washington residing in�9 wky. ,on the 3 AA day of at,JLr i e3©O a. MARILYN KAMCHEFF MY APPOINTMENT EXPIRES:6-29-03 t CITY OF RIJNTON .� ` >� Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator March 28, 2002 Ramin Pazooki Wash DOT Northwest Region 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 SUBJECT: Renton Emporium Project No. LUA-02-004, ECF SA-H Dear Mr. Pazooki: Thank you for your letter dated March 26, 2002 regarding additional information requested for the above-mentioned project. The comment period has expired and the environmental review has been conducted for this proposal. The City of Renton is not requesting any additional information from the applicant and will not be able to provide you with any additional analysis, per your request. The storm drainage system will be required to meet the City's minimum requirements prior to the issuance of any construction or building permits.` In the event you would like to review the information on-hand, which is kept in the project's official land use file, please feel free to visit the 6th floor, of the Renton City Hall Building during normal business hours. We are located at 1055 South Grady Way, Renton, Washington. Please contact me at (425) 430-7219 if you have any questions or comments regarding the letter. Sincerely, ason E. Jordan, Associate Planner cc: Project File Hold letter R E N T O N 1055 South Graa Way-Renton,Washington 98055 AHEAD OF THE CURVE 44.15 This paper contains 50%recycled material,30%post consumer 1171 Washington State Northwest Region VI/ Department of Transportation 15700 Dayton Avenue North Douglas B. MacDonald P.O.Box 330310 Secretary of Transportation Seattle,WA 98133-9710 206-440-4000 TTY: 1-800-833-6388 March 26,2002 www.wsdot.wa.gov Jason Jordan,Associate Planner City of Renton, Development Services Division DEVELOPMENT PLANNING 1055 South Grady Way CITY OF RENTON Renton, WA 98055 MAR 2 7 2002 RE: SR 900 MP 9.76 Vic. Renton Emporium RECEIVED File No. LUA-02-004, SA-H, ECF Downstream Analysis Comments Dear Mr. Jordan, Thank you for giving us the opportunity to review and comment on the Level 1 Downstream Analysis you sent to us on February 18, 2002. Unfortunately, the package that you submitted did not have the necessary information for us to determine potential impacts and additional runoff to WSDOT's right of way and drainage facilities in the area and to ensure that drainage impacts are adequately mitigated. Please provide the following additional information: • Storm sewer design calculations for outfall pipes • Provide details and methods for erosion control for cutting back slope and sidewalk for connection of pipes • Provide plans for sidewalk section to be replaced. If you have any further questions,please contact Phil Segami at 206-440-4326 or Vicki Wegner at 206-440-4323 of my King County Area Developer Services team. Sincerely in P ooki King Area Planning Manager RP:vw Cc: Kevin Hall MS 138 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the I LI 1-1^ day of MAY l>Zt✓cA , 2002, I deposited in the mails of the United State , a sealed envelope containing F i L 9.�-1-rivmtnc&'(1 D{ documents. This information was sent to: Name Representing_ (Signature of Sender) (j71/,., STATE OF WASHINGTON SS COUNTY OF KING ) ,, ��{{ I certify that I know or have satisfactory evidence thatAuto'e I. a3aaCJ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. D.te•: G�zt 7�Qom MARILYN KAMCHEFF Notary Public i nd for the State of Was ton NOTARY PUBLIC Notary(Print) MARILYN KAMCHEFF STATE OF WASHINGTON Notary appointments COMMISSION EXPIRES JUNE 29, 2003 Project Name: Project Number: L 14 p 6 2-OO y, 54 -H, ECF NOTARY.DOC AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology Larry Fisher Mr. Rod Malcom, Fisheries Environmental Review Section WA Dpt. Of Fish &Wildlife Muckleshoot Indian Tribe PO Box 47703 C/o Dept. of Ecology 39015— 172"d Avenue SE Olympia, WA 98504-7703 3190— 160th Ave. SE Auburn, WA 98092 Bellevue, WA 98008 WSD'DT Northwest Region Duwamish Tribal Office Mr. David Dietzman King :\rea Dev. Serv., MS-240 14235 Ambaum Blvd. SW— Front A Dept. of Natural Resources PO Box 330310 Burien, WA 98166 PO Box 47015 Seattle, WA 98133-9710 Olympia, WA 98504-7015 US Army Corp. of Engineers Ms. Shirley Marroquin Eric Swennson Seattle District Office Environmental Planning Supervisor Seattle Public Utilities PO Box C-3755 KC Wastewater Treatment Division 710—2nd Avenue, 10th Floor Seattle,WA 98124 201 South Jackson St, MS KSC-NR-050 Seattle, WA 98104 Attn: SEPA Reviewer Seattle, WA 98104-3855 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton,WA 98055-1219 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Gary Kriedt Joe Jainga Metro Environmental Planning PSE— Municipal Land Planner KSC-TR-0431 PO Box 90868 201 South Jackson Street Ms: XRD-01W Seattle,WA 98104 Bellevue, WA 98009-0868 Last printed 11/19/01 11:34 AM 14 )1[11_ ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION RENTON EMPORIUM LUA-02-004,SA-H,EC F The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building.The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as,parking areas,landscaping,and utilities and when completed the proposal would generate a 73%impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002. Location: 200 Block of SW Sunset Blvd. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM April 1,2002. 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.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting In the Council Chambers on the 7th floor of City Hall,1055 South Grady Way,Renton,Washington,on MARCH 26,2002 at 9:00 AM to considerri GU(la the proposed site Plan. If the Environmental Determination is appealed,the appeal will be heard as part of this public hearing. 3)((1 Io 2. D• 'LANGSTON ,= \ -� � �u . :- HARDIE a u R•AD _-w��=- y--- -i t�M 111 3"Ml. ,VENUE = $ � µ 'ar7iF" . �+1L`R9 1QH�� - 71 't Ao paSW B2N4 r41S at fit #, ' ..k.' !!,,, ,:it.. ,, ,.# , ,,,t,4 .-c.--1--7,----4,1-: 1 ... -..1 . wyir pL. "d F� I. 4 i,- ` � ^l ARp19_vor ',,,r,, „h 1010ED USE �Pa rz. • a ,a. e,:, 1 —— ,- BUILDUIG OM=MU , .„4 .4 il r(—\'c'n ••*"..- . 4--afito- lif.,..‘1 %, „,.., s‘,. ,,,,,/ IX i. „i,-;,,,,,A,4,,,I;:r-' ,:‘- .,1.1( (s-, C \\ \\ lorevic • ' xtl p 4. UNSET '"'� 1 c,m� c * �, \ kpALi: SUNSET P14 '"-\ z�' � t,\-RAINIER north sei , !look'°� ,.`,`.�\,p \ ` BOULEVARD', ��: - _ v Z�:_:_ -` \ AVENUE '- NEIGHBORHOOD DETAIL MAP scALE = 100' N 0 100 200 400' I . 1 1 1 I 1 I 1 FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. RENTON EMPORIUM LUA-02-004,SA-H,ECF Environmental review for construction of a new 7,880 sq.ft. mixed-use retail and multi- family residential building. Location: 200 Block of SW Sunset Blvd. Appeals of the environmental determination must be filed in writing on or before 5:00 PM April 1, 2002. 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.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on March 26, 2002 at 9:00 AM to consider the proposed Site Plan. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: March 18, 2002 Account No. 51067 dnsmpub.dot A 4y t1 _►F RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator March 13, 2002 Washington State Department of Ecology ' Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on March 12, 2002: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED RENTON EMPORIUM LUA-02-004,SA-H,ECF The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002. Location: 200 Block of SW Sunset Blvd. Appeals of the environmental determination must be filed in writing on or before 5:00 PM April 1, 2002. 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.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, Jason E.Jordan Associate Planner cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) US Army Corp. of Engineers Enclosure AgencyLetter\ 1055 South Grady Way-Renton, Washington 98055 C. This paper contains 50%recycled material,20%post consumer ti CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-004, ECF, SA-H APPLICANT: David Fall, Fall Architectural PROJECT NAME: Renton Emporium DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002. LOCATION OF PROPOSAL: 200 Block of SW Sunset Boulev MITIGATION MEASURES: 1. The applicant shall comply with all recommendations contained within the Geotechnical Report dated November 26, 2001 prepared by Earth Consultants, Inc. with regard to site preparation, project construction and design. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. A temporary Erosion Control Plan shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 per net new average trip generated by the project prior to the issuance of building permits. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new non-residential building area and $388 per new multi-family unit prior to the issuance of building permits. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $388 per new multi-family unit prior to the issuance of building permits. mitme.sures CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-004, ECF, SA-H APPLICANT: David Fall, Fall Architectural PROJECT NAME: Renton Emporium DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002. LOCATION OF PROPOSAL: 200 Block of SW Sunset Boulevard 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. Fire Prevention 1. The preliminary fire flow is 3,000 gpm, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. Plan Review—Water 1. The Water System Development Charge is estimated at $3,041.04. The rate is $0.154 x total square footage of the property. This fee is payable with the construction permit. 2. Preliminary fire flow is 3,000 gpm. Available fire flow available is 1,250 gpm. To meet the fire flow required to serve this site, the applicant will need to provide a looped water main system from Langston Ave SW through the site to SW Sunset Blvd and change the construction type or add a sprinkler system to reduce the fire flow per the Fire Marshall. A looped system will provide 2,000 gpm. One hydrant is required to be within 150 feet of the building and additional hydrants must be within 300 feet of the building. Existing hydrants counted as fire protection will be required to be retrofitted with Stortz"quick disconnect"fittings if not already installed. 3. A water main extension and looping of the system is required to serve the site. 4. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler systems. 5. If the building exceeds 30 feet in height a backflow device will be required to be installed on the domestic water meter. Renton Emporium LUA-02-004,Sa-H,ECF Advisory Notes (continued) Page 2 Plan Review—Sanitary Sewer 1. The Sewer System Development Charge is estimated at$2,093.187. The rate is $0.106 x the total square footage of the property. This fee is payable with the construction permit. 2. If food preparation facilities are proposed, a grease trap or grease interceptor will be required to be installed. Plan Review—Surface Water 1. No Surface Water System Development Charges are owed on this site. Plan Review—Transportation 1. The traffic mitigation fee is estimated at $5,032.50. This fee is payable prior to the issuance of building permits. 2. Sidewalk, curb and gutter, storm and street lighting will be required if not already in place. 3. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted to the Development Services Division for approval prior to any permit being issued. Construction Services 1. Van accessible parking is required. 2. Den requires access to natural light and ventilation. 3. Follow recommendations of soils report. 4. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the plan: Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." Planning 1. The site is located within the Commercial Arterial (CA) zone and the Employment Area — Commercial (EAC) designation of the Comprehensive Plan Land Use Map. 2. Mixed-use buildings are permitted in the CA zone. 3. 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. advisorynotes r V Renton Emporium LUA-02-004,Sa-H,ECF Advisory Notes (continued) Page 3 3. 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. 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. 5. 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 advisorynotes CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-02-004,ECF, SA-H APPLICANT: David Fall, Fall Architectural PROJECT NAME: Renton Emporium DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on- site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002. LOCATION OF PROPOSAL: 200 Block of SW Sunset Boulev LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM April 1, 2002. 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.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: March 18, 2002 DATE OF DECISION: March 12, 2002 SIGNATURES: Gr gg Zim e a Administracur DATE Departme PI nning/Building/Public Works Jim She hers ` i D76` �- /J p , Adm" istra�tor DAT / community Services Fa� ,) 2- i/e,' Lee Wheeler, Fire ief DATE Renton Fire Department dnsmsignature • 4y CITY _oF RENTON ..Il Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator March 13, 2002 Mr. David Fall Fali Architectural 9607—39th Avenue SW Seattle, WA 98136 SUBJECT: Renton Emporium Project No. LUA-02-004,SA-H,ECF Dear Mr. Fall: This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM April 1, 2002. 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.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on March 26, 2002, at 9:00 AM to consider the proposed Site Plan. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425)430-7219. For the Environmental Review Committee, ason E. Jordan Associate Planner cc: Mr. & Mrs. Keith Demps/Owners Enclosure dnsmletter 1055 South Grady Way-Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer 4 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-004, ECF, SA-H APPLICANT: David Fall, Fall Architectural PROJECT NAME: Renton Emporium DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002. LOCATION OF PROPOSAL: 200 Block of SW Sunset Boulev MITIGATION MEASURES: 1. The applicant shall comply with all recommendations contained within the Geotechnical Report dated November 26, 2001 prepared by Earth Consultants, Inc. with regard to site preparation, project construction and design. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. A temporary Erosion Control Plan shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 per net new average trip generated by the project prior to the issuance of building permits. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new non-residential building area and $388 per new multi-family unit prior to the issuance of building permits. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $388 per new multi-family unit prior to the issuance of building permits. mitmeasures CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-004, ECF, SA-H APPLICANT: David Fall, Fall Architectural PROJECT NAME: Renton Emporium DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002. LOCATION OF PROPOSAL: 200 Block of SW Sunset Boulevard 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. Fire Prevention 1. The preliminary fire flow is 3,000 gpm, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. Plan Review—Water 1. The Water System Development Charge is estimated at $3,041.04. The rate is $0.154 x total square footage of the property.This fee is payable with the construction permit. 2. Preliminary fire flow is 3,000 gpm. Available fire flow available is 1,250 gpm. To meet the fire flow required to serve this site, the applicant will need to provide a looped water main system from Langston Ave SW through the site to SW Sunset Blvd and change the construction type or add a sprinkler system to reduce the fire flow per the Fire Marshall. A looped system will provide 2,000 gpm. One hydrant is required to be within 150 feet of the building and additional hydrants must be within 300 feet of the building. Existing hydrants counted as fire protection will be required to be retrofitted with Stortz"quick disconnect"fittings if not already installed. 3. A water main extension and looping of the system is required to serve the site. 4. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler systems. 5. If the building exceeds 30 feet in height a backflow device will be required to be installed on the domestic water meter. r Renton Emporium LUA-02-004,Sa-H,ECF Advisory Notes (continued) Page 2 Plan Review—Sanitary Sewer 1. The Sewer System Development Charge is estimated at$2,093.187. The rate is $0.106 x the total square footage of the property. This fee is payable with the construction permit. 2. If food preparation facilities are proposed, a grease trap or grease interceptor will be required to be installed. Plan Review—Surface Water 1. No Surface Water System Development Charges are owed on this site. Plan Review—Transportation 1. The traffic mitigation fee is estimated at $5,032.50. This fee is payable prior to the issuance of building permits. 2. Sidewalk, curb and gutter, storm and street lighting will be required if not already in place. 3. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted to the Development Services Division for approval prior to any permit being issued. Construction Services 1. Van accessible parking is required. 2. Den requires access to natural light and ventilation. 3. Follow recommendations of soils report. 4. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the plan: Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." Planning 1. The site is located within the Commercial Arterial (CA) zone and the Employment Area — Commercial (EAC) designation of the Comprehensive Plan Land Use Map. 2. Mixed-use buildings are permitted in the CA zone. 3. 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. advisorynotes e Renton Emporium LUA-02-004,Sa-H,ECF Advisory Notes (continued) Page 3 4. 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. 5. 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 advisorynotes CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-02-004,ECF, SA-H APPLICANT: David Fall, Fall Architectural PROJECT NAME: Renton Emporium DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on- site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002. LOCATION OF PROPOSAL: 200 Block of SW Sunset Boulev LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM April 1, 2002. 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.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: March 18, 2002 DATE OF DECISION: March 12, 2002 SIGNATURES: e 11/h ffr 3 J/ 210 2- Gr gg Zim e a Ad mis ra r DATE Departme PI nning/Building/Public Works chi' -too3 a 2 '` (Q im She her Admfistrator DAT / ommunity Services Lee Wheeler, Fire ief DATE Renton Fire Department dnsmsignature CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-004, ECF, SA-H APPLICANT: David Fall, Fall Architectural PROJECT NAME: Renton Emporium DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid-October of 2002. LOCATION OF PROPOSAL: 200 Block of SW Sunset Boulev MITIGATION MEASURES: 1. The applicant shall comply with all recommendations contained within the Geotechnical Report dated November 26, 2001 prepared by Earth Consultants, Inc. with regard to site preparation, project construction and design. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. A temporary Erosion Control Plan shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 per net new average trip generated by the project prior to the issuance of building permits. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new non-residential building area and $388 per new multi-family unit prior to the issuance of building permits. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $388 per new multi-family unit prior to the issuance of building permits. mitmeasures CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APF LIGATION NO(S): LUA-02-004, ECF, SA-H APF LICANT: David Fall, Fall Architectural PROJECT NAME: Renton Emporium DE,CRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Hea ring Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and mul i-family residential building. The first floor of the proposed structure would accommodate app oximately 4,400 square feet of retail space. The second floor is proposed to include three residential unit which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be pro\ ided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The project includes associated improvements such as, parking are<<s, landscaping, and utilities and when completed the proposal would generate a 73% impervious surf ace area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to b.) completed by the mid-October of 2002. LOCATION OF PROPOSAL: 200 Block of SW Sunset Boulevard Advisory Notes to Applicant: The, following notes are supplemental information provided in conjunction with the environmental det 3rmination. Because these notes are provided as information only, they are not subject to the apt eal process for environmental determinations. Fire Prevention 1. The preliminary fire flow is 3,000 gpm, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. Plan Review—Water ThE Water System Development Charge is estimated at $3,041.04. The rate is $0.154 x total square footage of the property. This fee is payable with the construction permit. 2. Preliminary fire flow is 3,000 gpm. Available fire flow available is 1,250 gpm. To meet the fire flow required to serve this site, the applicant will need to provide a looped water main system from Langston Ave SW through the site to SW Sunset Blvd and change the construction type or add a sprinkler system to reduce the fire flow per the Fire Marshall. A looped system will provide 2,000 gpm. One hydrant is required to be within 150 feet of the building and additional hydrants must be within 300 feet of the building. Existing hydrants counted as fire protection will be required to be retrofitted with Stortz"quick disconnect"fittings if not already installed. 3. A water main extension and looping of the system is required to serve the site. 4. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler systems. 5. If the building exceeds 30 feet in height a backflow device will be required to be installed on the domestic water meter. Renton Emporium LUA-02-004,Sa-H,ECF Advisory Notes (continued) Page 2 Plan Review—Sanitary Sewer 1. The Sewer System Development Charge is estimated at$2,093.187. The rate is $0.106 x the total square footage of the property. This fee is payable with the construction permit. 2. If food preparation facilities are proposed, a grease trap or grease interceptor will be required to be installed. Plan Review—Surface Water 1. No Surface Water System Development Charges are owed on this site. Plan Review—Transportation 1. The traffic mitigation fee is estimated at $5,032.50. This fee is payable prior to the issuance of building permits. 2. Sidewalk, curb and gutter, storm and street lighting will be required if not already in place. 3. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted to the Development Services Division for approval prior to any permit being issued. Construction Services 1. Van accessible parking is required. 2. Den requires access to natural light and ventilation. 3. Follow recommendations of soils report. 4. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the plan: Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." Planning 1. The site is located within the Commercial Arterial (CA) zone and the Employment Area — Commercial (EAC) designation of the Comprehensive Plan Land Use Map. 2. Mixed-use buildings are permitted in the CA zone. advisorynotes • • Renton Emporium LUA-02-004,Sa-H,ECF Advisory Notes (continued) Page 3 3. 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. 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. 5. 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 advisorynotes ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE MARCH 12, 2002 AGENDA To: Gregg Zimmerman, Planning/Building/Public Works Administrator Jim Shepherd, Communities Services Director Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning Meeting Date: Tuesday, March 12, 2002 Time: 9:00 AM Location: Sixth Floor Conference Room #620 Agenda listed below. Renton Emporium (Jordan) LUA-02-004,ECF,SA-H The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units,which would be approximately 1,160 square feet each. Location: 200 Block of SW Sunset Boulevard. Cugini Joint Use Dock (Nishihira) LUA-01-015,ECF,SV The applicant is proposing a joint use dock intended for use by three adjacent properties located along the Lake Washington shoreline for moorage of boats and personal watercraft. Location: 4101 Lake Washington Boulevard North. Chateau at Valley Center (Nishihira) LUA-02-012,ECF,SA-H The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan approval for an assisted living retirement community. Location: Northeast Corner of Davis Avenue South & South 45th Street. Sunnybrook Preliminary Plat (Nishihira) LUA-01-127,ECF,SA-H The applicant has proposed subdivision of 35.02 acres of land by means of the Preliminary Plat process into 130 lots suitable for both single family and multi-family residential development. Location: Between Mill Ave S and Cedar Ave S (east) and S 35th St, S 37th St, and S 38th Ct (west). Boeing Longacres Binding Site Plan (Nishihira) LUA-02-022,ECF,BSP The applicant is requesting Environmental (SEPA) Review and Binding Site Plan approval for the subdivision of a 158-acre site into 35 lots, ranging in size from 2.11-acres to 5.4-acres and averaging 3.3-acres, as well as 5 tracts starting at 1.6- acres to 14.61-acres in size. The lots are intended for future commercial or office development and would require additional SEPA and Site Plan review at the time of individual, site specific development proposals. Location: Between Oakesdale Avenue SW & BNRR R-O-W; South of SW 16th Street& North of SW 29 h Street. cc: J.Tanner,Mayor J.Covington,Chief Administrative Officer S.Carlson,EDNSP Administrator A.Pietsch,EDNSP Director ® J.Gray,Fire Prevention N.Watts, P/B/PW Development Services Director ® F.Kaufman,Hearing Examiner L. Rude, Fire Prevention ® J.Medzegian/Council S.Meyer,P/B/PW Transportation Systems Director R.Lind,EDNSP L.Warren,City Attorney ® REPORT City of,- aton Department of Planning/Building/Public Works DECISION ENVIRONMENTAL REVIEW COMMITTEE DECISION DATE: March 12, 2002 Project Name: Renton Emporium Applicant: David Fall, Fall Architectural File Number: LUA-02-004, SA-H, ECF Project Manager: Jason E. Jordan Project Description: The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Approval for the construction of a new 7,880 square foot mixed-use retail and multi-family residential building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second floor is proposed to include three residential units, which would be approximately 1,160 square feet each. A total of 23 on-site parking stalls would be provided for the site. Ingress to the project is proposed from SW Sunset Boulevard, while egress is proposed on to SW Langston Road. The subject site is located on the northwest side of the SW Sunset Boulevard/ Hardie Avenue SW intersection and abutting Langston Road SW. The proposed mixed-use building would be two stories and approximately 33 feet in height. The site is presently vacant with no vegetation other than field grass, small shrubs and weeds. The project includes associated improvements such as, parking areas, landscaping, and utilities and when completed the proposal would generate a 73% impervious surface area coverage. All storm water runoff generated from the site would be directed into the City's existing storm drainage system. Project construction is planned for mid-May of this year and is expected to be completed by the mid- October of 2002. Project Location: 200 Block of SW Sunset Boulevard Exist. Bldg. Area SF: N/A Proposed New Bldg. Area 7,880 square feet SF: Site Area: 19,747 square feet Total Building Area SF: 7,880 square feet I TAIL — IE LANGSTON z�r �$, ' Wmil VENUE 4-11 ^' 114 r IMII" r Mir ee.,o AyeyCykIffir sty{ 1 idilifir t.:7 ,,,,, 4,1tivtak vra' ,., :1_,_, ...., , P,�(�r"'rese ''' r' . r ,. ar"11 I § :,:),',:frt-:. , rr k\\\ ,, f 1 WI' oli ■rmi at?' '1 � � ,U 4 IS orth SUN ET PL . .' , ,. ��.` ' ' I 1 .- i'4 ; ` O ,AVENUE BOULEVARD ; ` ='s \ \\`' Project Location Map ercrpt.doc • City of R6 nton P/B/PW Department Enviro ital Review Committee Staff Report RENTON EMPORIUM LUA-02-004, SA-H, ECF REPORT f ND DECISION OF MARCH 12,2002 Page 2 of 5 B. 17ECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE XX NON-SIGNIFICANCE- MITIGATED. Issue DNS with 14 day Appeal Period. XX Issue DNS-M with 14 day Appeal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. with Concurrent 14 day Appeal Period. C. MITIGATION MEASURES 1. "-he applicant shall comply with all recommendations contained within the Geotechnical Report dated I Jovember 26, 2001 prepared by Earth Consultants, Inc. with regard to site preparation, project construction design. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. A temporary Erosion Control Plan shall be installed and maintained to the satisfaction of the representative of lie Development Services Division for the duration of the project. 3. "-he applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 per net new average i ip generated by the project prior to the issuance of building permits. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new non-residential building area and $388 per new multi-family unit prior to the issuance of building permits. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $388 per new multi-family unit prior to the issuance of building permits. Advisc ry 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. Fire Pry vention 1. ThE preliminary fire flow is 3,000 gpm, one hydrant is required within 150 feet of the structure and two additional hyc rants are required within 300 feet of the structure. Plan Review—Water 1. Ti-e Water System Development Charge is estimated at$3,041.04. The rate is $0.154 x total square footage of tho property. This fee is payable with the construction permit. 2. Pr?liminary fire flow is 3,000 gpm. Available fire flow available is 1,250 gpm. To meet the fire flow required to serve this site, the applicant will need to provide a looped water main system from Langston Ave SW through the sit to SW Sunset Blvd and change the construction type or add a sprinkler system to reduce the fire flow per the Fire Marshall. A looped system will provide 2,000 gpm. One hydrant is required to be within 150 feet of the building and additional hydrants must be within 300 feet of the building. Existing hydrants counted as fire protection will be required to be retrofitted with Stortz"quick disconnect"fittings if not already installed. 3. A Nater main extension and looping of the system is required to serve the site. 4. A separate utility permit and separate plans will be required for the installation of the double detector check va ve assembly for fire sprinkler systems. 5. If 1 he building exceeds 30 feet in height a backflow device will be required to be installed on the domestic water muter. Plan Review—Sanitary Sewer 1. The Sewer System Development Charge is estimated at $2,093.187. The rate is $0.106 x the total square foi)tage of the property. This fee is payable with the construction permit. 2. If f pod preparation facilities are proposed, a grease trap or grease interceptor will be required to be installed. City of Renton P/B/PW Department Enviro ital Review Committee Staff Report RENTON EMPORIUM LUA-02-004,SA-H,ECF REPORT AND DECISION OF MARCH 12,2002 Page 3 of 5 Plan Review—Surface Water 1. No Surface Water System Development Charges are owed on this site. Plan Review—Transportation 1. The traffic mitigation fee is estimated at$5,032.50. This fee is payable prior to the issuance of building permits. 2. Sidewalk, curb and gutter, storm and street lighting will be required if not already in place. 3. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted to the Development Services Division for approval prior to any permit being issued. Construction Services 1. Van accessible parking is required. 2. Den requires access to natural light and ventilation. 3. Follow recommendations of soils report. 4. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the plan: "Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geo- technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." Planning 1. The site is located within the Commercial Arterial (CA) zone and the Employment Area — Commercial (EAC) designation of the Comprehensive Plan Land Use Map. 2. Mixed-use buildings are permitted in the CA zone. 3. 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. 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. 5. 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. 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 The subject site is relatively flat, with minimal slopes from west to east, with a total relief of approximately 16 feet. The majority of the site ranges in slope from 1 to 8 percent. Currently, the property is vacant and undeveloped; however, the site does contain small asphalted areas, which were from a previous development and are proposed to be removed. The only vegetation on site is small shrubs and field grass, which would also be removed as part of this proposal. With the land use application, the applicant submitted a Geotechnical Engineering Report prepared by Earth Consultants, Inc. dated November 26, 2001. The Building Department has reviewed the contents of the report, including the conclusions and recommendations, and has found it to be acceptable. Field explorations on the site indicated the presence of generally dense soils at a depth of 2 to 3 feet. The report concludes that the proposed structure can be supported on shallow-spread footings provided that the recommendations included in the report are incorporated into the design and construction of the project. The recommendations include measures to be City of Renton P/B/PW Department Enviro ital Review Committee Staff Report RENTON EMPORIUM LUA-02-004, SA-H, ECF REPORT ND DECISION OF MARCH 12,2002 Page 4 of 5 impleme ited during site and fill placement, use of fill materials, and building foundations — all of which staff recommends the applicant be required to comply with as a mitigation measure. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the King County Surface Water Design Manual (KCSWDM) and a Construction Mitigation Plan prior to issuance of Construction Permits. The applicant's construction mitigation description indicates the use of best management practice: throughout the duration of the project. Mitiqatio Measures: The applicant shall comply with all recommendations contained within the Geotechnical Report dated Nc vember 26, 2001 prepared by Earth Consultants, Inc. with regard to site preparation, project construction and design. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. Nexus: SEPA Environmental Regulations and adopting ordinance. 2. Surface Water Impacts: There are no surface water bodies nor wetlands located on the site or in the immediate vicinity of the site. Upon co npletion of the project, approximately 73% of the site would be covered with impervious surfaces. According to the Drainage Report prepared by Johan Oye dated December 28, 2001 submitted with the land use application, on-site runoff drains to an existing public catch basin located in SW Sunset Boulevard. This catch basin is part of a conveyance system in SW Sunset Boulevard flowing easterly towards SW Langston Road. From SW Langston Road, the conveyance system crosses to the south side of SW Sunset Boulevard and enters a major conveyance system following Hardie Avenue SW to the south and west. Drainage from the proposed mixed-use facility would be directed into the existing storm water system, while ground surface i un-off will be directed to a separate basin with a high quality oil/water separator. Storm detention and water quality will be designed to meet minimum City requirements prior to the issuance of construction permits. The storm water ru i-off from the proposed development would be routed into a collection and conveyance system, located in Hardie Pvenue SW, which would ultimately discharge to the same 48-inch diameter culvert in Renton Avenue South that the site currently discharges to. The project would be subject to the 1990 King County, Washington Surface Water Design Manual, as modified by the City of Renton. The system will be sized to match the 100-year post- development 24-hour storm event through the detention system. Due to the small size of the project, adverse downstream impacts are not anticipated. Potentia erosion impacts could occur during project construction; therefore, a temporary erosion control plan should be installed and maintained to the satisfaction of the Development Services Division. This plan would adequately mitigate any potential erosion impacts associated with the project. The erosion control methodology would need to be in accordance with all City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP pursuant to the 1990 King County Surface Water Design Manual (KCSWDM) and an approved Construction Mitigatio i Plan prior to issuance of Construction Permits. Mitigatio] Measures: A temporary Erosion Control Plan shall be installed and maintained to the satisfaction of the represer tative of the Development Services Division for the duration of the project. Nexus: 4/A 3. ''transportation Impacts: Ingress to the site would be provided via SW Sunset Boulevard, while egress would be on to Langston Avenue SW. The project would result in a total of 23 on-site parking spaces, which would comply with code requirerr ents for a minimum of 23 spaces to a maximum of 29 spaces. A Traffic Impact Evaluation was conducted by Transpo tation Consulting Northwest, dated February 19, 2002. The evaluation concluded that 8 new PM peak hour trips wo old be generated by this development; therefore, no additional traffic mitigation above and beyond the required Traffic Impact Fee is necessary. The proposal would result in an increase in traffic trips to the City's street system; therefore, staff recommends a Traffic IV'itigation Fee be imposed on the project. The Traffic Mitigation Fee is calculated based on a rate of $75.00 per new average daily trip generated by the project. For the proposal, the fee is estimated at $5,032.50 ($75.00 x 67.10 nE t new daily trips =$5,032.50). The fee is payable prior to the issuance of building permits for the project. Mitigatio i Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 per net new ave'age trip generated by the project prior to the issuance of building permits. • City of Renton P/B/PW Department Enviro ita/Review Committee Staff Report RENTON EMPORIUM LUA-02-004,SA-H, ECF REPORT AND DECISION OF MARCH 12,2002 Page 5 of 5 Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 4. Fire Protection Impacts: Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements and fees. The proposal would add new construction to the City, which would potentially impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee estimated at $3,452.00 ($0.52 x 4,400 (non-residential) square feet + 3 (multi-family units) x 388 = $3,452.00) is required for the proposal. The payment of the fee is required prior to the issuance of building permits for the project. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new non-residential building area and $388 per multi-family unit prior to the issuance of building permits. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 5. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property (e.g., Earlington Park) and it is anticipated that the proposed development would generate future residents that would utilize existing City parks and recreational facilities and programs. Therefore, a Parks Mitigation Fee based on $388 per each new multi-family unit is required for the proposal. The fee is estimated at $1,164.00 (3 new units x $388 = $1,164.00) and is payable prior to the issuance of building permits for the project. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $388 per new multi-family unit prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, 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. _ X 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 April 1, 2002. 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.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. _.__ __ _ _ LAN ToN �I _ HARDIE „„ I I 0.35AL :,zz .� r. ROAD _�_.�: . - � Q� 7Ac., MA AVENUE P� Of� �� , ,.r�314 60 0.37 Milk' °.n ❑❑ :v ` wqY �'•�, --C- — ".r" ''�"—pis— ❑❑ I8g4 / fir'-Ns.,simatMaim , sOf N,�,eii\ � W l �� (3) (2J $ `rRYwf1: fMl R0.t�e8 ,;� 252 ' • + rs 273 L�� n r -,Aa a =t1 9 1/ 1( �Gr O zL ®zssn� SW. AJ2ND� •T� $ �4a3 b 2 (T'•C e t;jam ) &sme t yi ` $ IN209-78. 0.(l) R •27 ' ti 1I Sr Ow a►y{��7 Luc. tom.- SJS6 r.2.',t Lri,,. `~ °. Nei; � e I _ .l-re.sz ``2,,"41 ' '"� RO . f E.,- r,. _= . cs � cik ' fig- s �`` � egg/ ; MIXED USE o �� , �� �i 2 • . sW R ,�!! ' '` _ BUILDING ,� 1ii2.: \, It • - 88N29N WORM I1L L ®``" i :-r.,_ .... 1111&$ `,. �P.o.ak B}loz 2552 i Mai-';„iahrw d sws � � ItZ� 111. t� g 4q .: -.-,..,..,1---,4 s„,,,,‘,„ .o. .,.. ". . • �. WO';.:1`8I��� v r i<, �r���J fi �f[ /I 61F ���i % \` 1' u F,. .:SO REs US �e'�S FF j �%H I `O. o e '$ CJ cr. r '1 < t \:�• -� U< �i r4's9 Z 5. j • dr t•'. fill -70. ® /w \. rt.39 \ ``rI , _ .�� � � y err �V I a I^ 9 �� >` \ � `. ,,-ra. " ' ' DESIGN DRAWINGSV."N`y"?-'C I -a -sue rit • \ ' c1� f/3/02 S.P '-CV � ��� Ilk IL3'I 1• O• iv '' 14 • NOT FOR CONSTROLTTON NENRY N IN AMI -�J9 �f/N 5 '` `V. `k 'c' -.b -tr�`\ �p0.S \\ is. 1\1 nn�"r"o°i'r+r'.x°eC IrJt .. ' tl 5.,,,j,l�7< yrV t` r » \ v a 1'S9,., f ���� ��Z\ 8 A` s : k , s north SUNSET pMT L. o\ SN�p gNa . RAINIER fix >E 4 ` \\ \\ cit. \\:,K9� < ,��,s -A \y0 �' \\ \ sue\ ",. �30ULEVARD N AVENUEr . _ a .NEIGHBORHOOD DETAIL MAP SCALE 1" = 100' 0 100' 200' 400' 1 i ,t. _f- 3eO• �:_,. 15.-0. EASEI•EMT -T --- --- %, I SIDE YARD/ SIDE YARD_/�_REST AL��)Tat i EVILDIN6 e R SETBACK N18'1846T 415A9' _- _—._._ _—_—_____—._.—. _E. �E ;A - 1-- + + '+ + + -. + + + t...."+."".4 , I�4I' + WATER LINE EASENE,„„ \ ! I� A 11 , ?o�GB'+ +.-.►-....+..'}.._+_._+.`--+--N + + + + a)mDIR�+ I S�oai45 4> J t.±_++_ + • LANDSCAPE AREA, R. 111i - yEya f .—� .. � +,1}__H_.— I �•BBpm B7{ ..ti ... EXISTING ENCROACHING I I I �Wi—cruz L Od' - %i�� % /, �%�� �p,.. + SHED B STAIRS ❑Orr'". /j/�/ j/44 j�j;-� +u ( k PROVIDE SOLID 5' I I ❑❑ • 1 BARRIER WALL ALONG 1i Irth14AW 14k IDE • THE COMMERCIAL it .- SII Or+ / S+ + EXISTINS RESIDENTIAL y_ / //� .,,_ +♦ STRUCTURE s'�i' EX5nN6 HEDGE ui R a, � RETAIN]WALL ANSI + ,///�j/./-C / !0 ICE #�• y/ ate,,.. / I _ • EERESS PAIN �� % / /7;,-v / ////� .. `i ::�..+....'.. ....t....t-++...+"`'.. - , r— — 'B ft l/A,,,. /!�� , o' + p ® I ' MIXED USE wz ° 7; ar/� a5,, • i — o + 'wa I + ,1 BUILDING o F $• I �iHiiiiiiHHiiHiHii/Hiti uiHHHHHiHiiHHHHii/Jr/ HijO mwLDl _ cane /.. + b / I tR 5'-O• I. _ W € SESETBACK m � � .� � +++ + � olg7 vu• r //U Y.I 7Q1'toN HIPaRNIIf IJ,C 2 T.E I •NC 15k12' ST1SR 2 -O .Ii �.DRI�E.IJ- ,I s'�P/)O b Ws.tab&59EWA JJ S pY ' t F -((Z - : '' +/fir ._ • . sTfr RD`,• +. + B! ?gpr :Y T _LOT 4D -_ V • +. r�AIL 111 • LLL .+ i u y'�$ T r� lTf 1 __ ..- •�..--,- --�;` lAf 1� - ... 51G'lG'OE1v SOS' 9 • .. • I CONC. • /I5'-0• I T' ~$ 'r i O ' c�N° zaE / ! JI I• WALL conc.RETAINAIN6 I / I I ! / R•Q ;�l 5' - SITE STATISTICS / LEGAL DESCRIPTION DRAWINGS f ' ' /N'}1"•Cr/e5 ND . . I I rm.,uu: LOTS n.at. r »B aP 1�3�02 STAND LOT TOTAL: T...SL SP VOiw E19 a AND PATE 21.RE<DB vrD COW', NOT?OR CtlNSfltUCflON �' \ LOT COPJRICr IJE61: RAMC DRAMCS uE IM, < %i\ I BUILD!.POOTPAINP 5..r6 JP BR6150-p6U _ 3 a C. / •"+ +\ 9 7 .� ^ � D p3TlB fNCLOSURr I e SP LOTS WEIS J sP PEMRIfO 15 AND 29 OF TORN N`SLUE 9 OF]U13.YI<Dh 1r.ttS1WD5 DE NWG ,55,TMryrn�M�'o i0 K 9� + +\ + — , + + + + ;x TOTAL: +,ala aP uILRTr.ww+wTar P1mOZE ACCESSIBLE ROUTE 1, + + + \+\ + - + Na. + + + W T I (JtAc) y� RLL STWFD M M Orr O ROOM STNR O w9MGIM • POINT FROFVTENTRY\. �F .+ + + \-k \ -:.+•..•1L.••.}...•}.•..4 /-+..... / TDYPPBAOUS COT..AA.: .1Ja.rP UILDMG TIE PUBLIC WAY N . V' + + -P.\-:"'+ + + + ' ,+' + �'`- + + +\ + + ) • / ::"'�":. t0, TAX ACCOUNT NUMBER T + Y \\ice + + + + TOTAL: 154.SP BB6350-0015 5 MBXD-0135_'w north SIGH �HIDE1 0'ON \ - -`£ + + , , I CAPE AREA. (fa.r4) lo•HIDE POST BASE + //��`ll\+ /+ ! PARKING °'a°D d1 BUILDING HEIGHT ALLMAN •.N. Q' - If, #\\/+ ` / uW II=PIIEW S w'(Sr+If T°w- .W Amara ��++661PP� ill DETBmON vau.r B ..III Plooe c°rivwcua(oral)uv.: +.sa SI • \ ++•++ + CONTROL STRUCTLRE (5)STALLS/IWO Sr r>.f sP�rrs MN.) LIIIEOSU a afDARa/W. T `� PER CIVIL sernNn PLOOA usmrxrul umrs: a �O \ °a+ + *I I / fl 75I ST.r.s/ DAR SPIT.(DPI9 SHEET INDEX .61A TOTAL: ea.O5 SPArTS(W A) ❑❑ N + /11•6 + + Al ARC CTURN SCE PLAN: LEGAL DESCRIVIgN. PROJECT STATISTIC$ ve°vosen vlAana u rt<oR vox: acuvwrcr A Punewc MIRE ruL6 .0. \ \ I ICcr SIDID STALLS: M sE<ox0 RDDP PUN • STANDARD STIRS: la BNLOwG EIEVATOxS(NOROI 6 EAST) M.A.,SS.P.R' I Al BULOM<avows(sou.•REST); 1MSN ENCLOSURE DDN 1, TOTA4 sa <I pq1 OSED) • Y U• ' BUILDING FLOOR AREAS _ a ORACNJG 5 P:F PL,414A�' F. SITE PLAN r' C1 MIN `N°�N ik. 1<e :" SCAMP•I0• �. fen. f °ei WAILS • AINCII taEtCIIIIM au SI CT GEJNN N0TE5 a DETPAS -NN SI WET/OETOIBO,vAL6i c _ eR>de g <! !li 1 Kiu POP.DOWER BMW . .,I - 0 El MN 1 hi Irchalai Ill wVZ3 Q - -±'- ©®®. -- _ - - -Y 4•0F.fl 5905 r/w. m nw � - MP190161vmue ouWrnli -_—___ Poa xEcrss WOW 9lc fuhnOa 901� o0 a - _ - F _i�- rKUL GP RASING b 4 M IXED USE of � _ I ou LD for NGza x�e 1 tY i � ��- eafrom uca 2 IAOmuta hginx 225590056 4 71 SIDE ELEVATION (north) WALE,I/4'•Y-0• a a q tea»5 ROVNG w( SENT EON.r/Id sows OM RS 201 Mid IT 114 CU.nark amo / / ��ft" -- ,-k-,i_-_lr-l=.7;.'_g=a=_i—g:_:r:.-=.._-,-- I. i 1 I ! —_Bm` -- W',1,a.)r 6e'is e'6g'yIe 4.'0',,pi.' tl. y Ya1�9! s^ : s'�i6iLl' ;fx7"fdi. o"`>- DRAAfNCS g 1/3/02 & W . s. 14 / 1 14; n NOT FOR CONSTRUCTION t _ /MCSKIM Alt 1 r 11 111 N1 ��II UMII� 1�111 1i . ENr1uIInIm uIi i ° 1 NAP - iu EM 1l�J �nIL9�Jm1�111l-�LII< 11L� PI! 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FRONT ELEVATION (east) A WALE,1/4'•1'-e' o aT tMWT NO t•ER9CI6 MN Ca OR opo IiIIIIii = —___— _ _ _ _ ro%Ria•tt : 1 ROOK ci mane•1•uuN•n MMUS MIL pp i�coxnEtc mono•.w. wrc Wort[aeon -- `'�` = - "'�.` -'-=i' eual4wOYBi_ p111 6]O Z ! 11.: L•MOW mom WOE _ — F9Ll, ��rr, 2 \ •ara awc _ -- - — - _ _ __ _ __.— hog 1.K Yd11d• o r 1 � _. 17- u o N w I • - ._i— —___.._—___ _ . .. - — q PoO"Nth Imo SaaOrM w-3 ` ��wlaourcriolsn mh w� �_-.__1 __ --_— "'f' --1+- —__ _ U tuhiopau �1, Sol •r Porcx RECCE■YOIID K ��J I W40111M LL .,__, I-- +a W IEDI CO NvC L it.-.�t e. ,..,. +4--I� I 't pyyl _ OC m ` J 1.I Inn'PMSRA•iALL '—__:C �! I,- "t - -_ . �_ _ H!4 __ ? •. DOS . ARMED Nom ONCE MIX V/TOP CUT r F I I , �1 1im pp - ,t it'1 lil[ :I 1111 II lii „_I q d OWN MOOT /I .-2't r:'.I wz l _ MIXED USE OO woscwMc"' — ow.E Rsc rwsuv.,a•wua>Ea I '.x�..__-__. �--r F —OWN m wmn auwrs I _ BUILDING yg _ ..y. i .1. ,y, .__.__F%4MC GR. W da f�QQ Y�Ml6�bn �N m �CO111A FMOPoL J L � • ��'T"z r� - - { e.16.00' hr. �a 4 DUMPSTER SCREEN I. L——� - - r, /J SEAM No.- P.O.Box 2652 P ato.h11.NON tit \g J 5 SIDE ELEVATION (south) Mp SCALE,VW'•,�o• iaa ROOFING IR : , 1 IhIII I COMER OM TYPICAL DESIGN DRAWINGS c // r 1 - _ __ / g ., /I,%'n _/. r/ _-4 'NOT FOR/CONSTRUCTION I°41ZED PER MO CORER 1MESI CAR ems. ->�rs f ,_r .ill� fffif� I MOM OR. 1-- _ _ I 1 II EMm•c cwtt T1 II I 11 1 L , i 5 I REAR ELEVATION (west) • !GALE.I/4••r-o• I E3 • 7 T23N R5E W 1/ �"INhsf1RH] 1. , _ aj TK [- ,, m� y R 1 R.. ? -27 A h� i CE:13-78- R-g __ - -®132 t NW end; fit• 0 C — ii pr 1 CA t e "I. I S 1 ion 'z.- ---......____—\•-•. Ren ,e W ViL. eto iii -- cn D 6 W R-110 _ --\> CI a S 134t Mend S -- C_A Q, wOD / ; Q' a, h St. - ) 1` CA Nt' a 1, z i 1 '�8gypy 21 "`` 9 1 .�: 'M i . KU R-10 _ / (VI ---J 41:4R_,-8 Rey CA ; S 3r N \v„........ /0:/-- ,,i4/ ' /16/1 ..t.„....,,c) ' ti., ,c, et/ ir. -I / / ; �, SW th ct RM-I RM � .: E CO 'RM-I c§,- . 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" �y� ±} p NI ;-- 0 �mrma _ram VtiV1 Wires_ 35 4N R5E 316 I i•\`� :. 307 wxw_ p308 e . 4iI -. ." - _ r ' Lei a a 'Alt p a i' , lq 3 - ii.- ,rir f .01111 ld D 41: R - ul t _ ,, Yf . 4 '^ f • 3 3 2 T23N RSE e p _, ,,., : _ kk t 41C1-7.!i 111Z raTIM Wil l.9-1_ .1 1 ka ... 'y/ � f k- �c .7 { . Fj L 'r f V.11: •II'I? ..-.� 1= z {:i.' �40U45 l' :/. �I��°€1 •k I'41 7 10_ i ;I v+ 4EaV- f1E�r T tali' ,,! - !�'j M4. I inn ?_'I 3 Tel 2 lI 4 r434j . ! 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F. I-1 ResidenUal Multi-Family Suburban Center IL Industrial - tight INDEX n R• esidential Multi-Family Urban Center* P-1 Public Use Y City of R�,,,,,n Department of Planning/Building/Public .. ..'cs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ri/)p f/&1/vIws COMMENTS DUE: FEBRUARY�3U al APPLICATION NO: LUA-02-004,SA-H,ECF DATE CIRCULATED: JANUARY 3§1 042F I V E D APPLICANT: David Fall, Fall Architectural PROJECT MANAGER: Jason E.Jordei 7�02 JJHH PROJECT TITLE: Renton Emporium WORK ORDER NO: 78933 LOCATION: 200 Block of SW Sunset Blvd. BUILDING DIVISION SITE AREA: 19,747 SF I BUILDING AREA(gross): 8,435 SF SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner site plan approval to construct a two story,8,435 square foot mixed-use building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second story is proposed to include three residential units,which would be approximately 1,160 square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Recreation EC Glare /�'■ _ Plants Recreation �'+ ED Land/Shoreline Use Utilities Animals Transportation IAN Environmental Health Public Services J ZOU� Energy/ Historic/Cultural Natural Resources Preservation CI TyOF P 70 Airport Environment Oki fy SVS EMSN 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS je( ',,-,;4'-'_-,4 7 e--,tC ;7'' i-,,13'1,- -- We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. -?,Z-C , .2//Vo Z- Signature of ' c or or Authorized Representative Date Routing ,....../ Rev.10/93 City of Renton Department of Planning/Building/Public W� ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p(_cA-i COMMENTS DUE: FEBRUARY 13, 2002 APPLICATION NO: LUA-02-004,SA-H,ECF DATE CIRCULATED: JANUARY 30,2002 APPLICANT: David Fall, Fall Architectural PROJECT MANAGER: Jason E.Jordan grvor,PROJECT TITLE: Renton Emporium _ WORK ORDER NO: 78933 E(` /V oy LOCATION: 200 Block of SW Sunset Blvd. /AN 3 / D SITE AREA: 19,747 SF I BUILDING AREA(gross): 8,435 SF e, 2017? SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner site plan ap Stietp nstruct a two story, 8,435 square foot mixed-use building. The first floor of the proposed structure would accommodate approximatWp11,400 square feet of retail space. The second story is proposed to include three residential units,which would be approximately 1,160 square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS lor We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in ation is needed to properly assess this proposal. Signature of Director Authorized Representative Date Routing Rev.10/93 City of Renton Department of Planning/Building/Public WorKs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: $14 �E D k('aa tjee_51W)P >' COMMENTS DUE: FEBRUARY 1 , � APPLICATION NO: LUA-02-004,SA-H,ECF DATE CIRCULATED: JANUARY 30,2002 JAN APPLICANT: David Fall, Fall Architectural _ PROJECT MANAGER: Jason E. Jordaii ' 1,n1 PROJECT TITLE: Renton Emporium WORK ORDER NO: 78933 BUILDING DIVISION LOCATION: 200 Block of SW Sunset Blvd. SITE AREA: 19,747 SF I BUILDING AREA(gross): 8,435 SF SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner site plan approval to construct a two story,8,435 square foot mixed-use building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second story is proposed to include three residential units,which would be approximately 1,160 square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informatio •s needed to properly assess this proposal. ,__;y/ Signature of Director or Au ze Representative Date Routing Rev.10/93 City of Renton Department of Planning/Building/Public WorKs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1 vao pot �C hU01 COMMENTS DUE: FEBRUARY 13, 2002 APPLICATION NO: LUA-02-004,SA-H,ECF DATE CIRCULATED: JANUARY 30,2002 CITY OFRENTnN APPLICANT: David Fall, Fall Architectural PROJECT MANAGER: Jason E. Jordan RECEIVED PROJECT TITLE: Renton Emporium WORK ORDER NO: 78933 JAN 2002 LOCATION: 200 Block of SW Sunset Blvd. BUILDING UIVI5ION SITE AREA: 19,747 SF BUILDING AREA(gross): 8,435 SF SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner site plan approval to construct a two story,8,435 square foot mixed-use building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second story is proposed to include three residential units,which would be approximately 1,160 square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Directo Authorized Representative Date Routing Rev.10/93 CITY OF RENTON MEMORANDUM DATE: February 14, 2002 TO: Jason Jordan FROM: Jan Illian X7216 SUBJECT: RENTON EMPORIUM LUA 02-004 200 Block of SW Sunset Blvd I have reviewed the application for Renton Emporium located at 200 Block of SW Sunset Blvd and have the following comments: EXISTING CONDITIONS WATER 8-inch water main in SW Sunset Blvd and an 8-inch in SW Langston Road. The site is outside the Aquifer Protection Zone. Fire flow available (derated) 1,250 gpm. Static Pressure in the area is approximately 55 psi. Pressure Zone is 370. SEWER 10-inch sewer main in SW Sunset Blvd and a 6-inch sewer main located in an easement that runs through the site. STORM Storm facilities are in SW Sunset Blvd. STREETS There are street improvements fronting the property along SW Sunset Blvd. CODE REQUIREMENTS WATER 1. The Water System Development Charge shall be $ 3041.04. The rate is $0.154 x total square footage of the property. This fee is payable with the construction permit 2. Preliminary fire flow is 3,000 gpm. Available fire flow available is 1,250 gpm. To meet the fire flow required to serve this site, applicant will need to provide a looped water main system from Langston Ave SW through the site to SW Sunset Blvd and change construction type or add a sprinkler system to reduce the fire flow per the Fire Marshall. A looped system will provide 2,000 gpm. One hydrant is required to be within 150 feet of the building and additional hydrants must be within 300 feet of the building. Existing hydrants counted as fire protection will be required to be retrofitted with Stortz "quick disconnect" fittings if not already installed. 3. A water main extension and looping of the system is required to serve the site. Renton Emporium 4. A separate utility permit and separate plans will be required for the installation of the double cetector check valve assembly for fire sprinkler systems. 5. I the building exceeds 30 feet in height a backflow device will be required to be installed on c omestic water meter. SANITARY SEWER 1. 1 he Sewer System Development Charge shall be $2,093.187. The rate is $0.106 x the total square footage of the property. This fee is payable with the construction permit. 2. I food preparation facilities are proposed, a grease trap or grease interceptor will be required t) be installed. SURFACE WATER 1. No Surface Water System Development Charges are owed on this site. 2. A drainage report has been submitted and is currently being reviewed The drainage report proposes to use install an underground vault for detention and water quality. TRANSPORTATION 1. The traffic mitigation fees will be assessed at $5,032.00. See attached Mitigation Fee Report This is payable at time of building permit 2. :sidewalk, curb and gutter, storm and street lighting will be required if not already in place. PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards 2. 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. 3. Separate permits for side sewers, water meters and backflow device are required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 4. i1pplicant shall be responsible for securing all necessary easements for utilities and/or street i nprovements. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Renton Emporium 2. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities is required prior to Temporary Certificate of Occupancy. 3. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 4. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 5. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the plan: "Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." cc: Kayren Kittrick af 1.7 f iltil ;XVI `' 0,,,,,',,4;E?f^-,.:t ik ii: i,:n. . rio "��may, S''tiWY• S� . .�...x. v n:•.. .v r.n.:_ ...v .:v-:::•:...:.......xv:v::::vv-.v:::•..::::v:.::.q:.-...Si'C.x:}4\`5?.viiK fPilviifi..^:cY:Y:?"e":i:%�-'ri::: :.._:_..:---:'i':4n�:Y.j."Y'�i.Y:W":r:veii?vii?:• f.'4y• - �:1:.:•:!`.-:',...;:YR::r:..;.?gn;-:::r.:.-?...:-..,:;.;..:.:._....::-::,�-a?:•<-.:•rti as`C. ..y,...�: 2.. - r?'a'..:�x.. :yw:.-�innti Ycy::r.$-:<- 2Y 2-= -fv _ _ .�i+.;...<r:`:N � -_�'E:l J.�r=.� .: -_rt"tr �.�'�: -'Y:•. y_µ. (:•. KTr {�'+r(':i.' ZJ�(:a: :: }i )a�}`T,� �{.��I�1�'2 }}•��F «r -.'.nn ::.s.r /�.i- :<t „4„:,, �:_ cL+R-::_;.:>,;�:l i.%�•1S iV'F� � u�:- LL::;:�: S i. L.y?\?f.?�:-}?}?1Y:2�vrn:.r�?li:rh:iiN-:x r .......'. .:v::-C t:hi:v........==3::- h::\'.5:. :_a.S`n�h:C.`:..:Yt?':••-.�.:=:-�.x:?:.............. �4'4: �iM1v}r Project Name RRNTON etA OtZNt)r 1 Project Address 200 SW 500..5—T SLNlI . Contact Person Dm'D at Address - P L.L A` CA1 L'"1U'2-14L-- Phone Number 20lo - g155- aa`'\•O Permit Number LUP -02.-00 it Project Description MIX t.Se liivil,D‘t.)b) U.l (lik-100. K-C A\l. N..) "TiVe.66 S l of I s AM101 2t,5 tt ri lli_ UrJ vTS , 2.5% Ins1 �\rec�S VS \11 v5 Land Use Type: 1 . Method of Calculation: 64""` Ecitiio ( Residential CITE Trip Generation Manual cgw sHoPPit,As Ce^'ny- La/Retail ❑ Traffic Study rb 0 Non-retail ❑ Other L12 .2 PQ^' t 31 O Calculation: -4.,SSBy C��kr- (2240 �7kY S �a L�Z = (12)a 65 X .z.5 :: .41.2\ 4,.(4, 3 p.,,,,- oN,T--- 6-7. IO 116 -Mr X 14 AO = 19•vC1 (new = $5,O .SO 10�7,IO X d"1'S Transportation Mitigation Fee: `4 6)O D..50 Calculated by: .11t YtatJ Date: 1 31 a n Account Number: - Date of Payment )PERTY SERVICES FEE REVIEW #21 00 (' DEVELOPMENT APPLICATION REVIEW SHEET 0 PLAN REVIEW ROUTING SLIP 0 ENVIRONMENTAL CHECKLIST REVIEW SHEET 0 OTHER APPLICANT: �4 D ILL /Retst ,,ij RECEIVED FROM Tr JOB ADDRESS: 200 R[_oak WO# (date NATURE OF WORK: r►1)xc'Q Li(�F ,E2uiL.Dre6 GREEN# ■ SPECIAL ASSESSMENTS AND CONNECTION FEES APPLIED NEED MORE INFORMATION: ❑ LEGAL DESCRIPTION ❑ SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED 0 SQUARE FOOTAGE 0 VICINITY MAP ❑ NOT APPROVED FOR APPLICATION OF FEES 0 FRONT FOOTAGE 0 OTHER ❑ VESTED 0 NOT VESTED O This fee review supersedes and cancels fee review# dated 0 PARENT PID#(subject to change)_ SUBJECT PROPERTY PID# gt'ib 35-0 —DO/t5 Dias- ❑ King Co.Tax Acct#(new) It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The following quoted fees do NOT include inspection fees,side sewer permits,r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER Latecomer Agreement(pvt)WASTEWATER Latecomer Agreement(pvt)OTHER Special Assessment District/WATER Special Assessment District/WASTEWATER Joint Use Agreement(METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER #OF UNITS/ SDC FEE O Pd Prey. 0 Partially Pd (Ltd Exemption) Never Pd SQ. FTG. Single family residential $1,105/unit x Mobile home dwelling unit $885/unit in park Apartment, Condo$665/unit not in CD or COR zones x Commercial/Industrial, $0.154/sq. ft. of property(not less than$1105.00)X /q 7'/7 3 tj/ .b,/ Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER ❑ Pd Prey. 0 Partially Pd (Ltd Exemption) IR Never Pd Single family residential dwelling unit$760/unit x Mobile home dwelling unit $610/unit x 1 Apartment, Condo$455/unit not in CD or COR zones x Commercial/Industrial, $0.106/sq. ft. of property(not less than$760.00)x /'7'0 $2 09 3,/$ REDEVELOPMENT CREDIT: (New-Old Flow)/New Flow X Above Fees SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ❑ Pd Prey. 0 Partially Pd (Ltd Exemption) Ill Never Pd Single family residential and mobile home dwelling unit $525/unit x All other properties $0.183/sq ft of new impervious area of property x (not less than $525.00) yD tkie PRELIMINARY TOTAL $ 5, i 31-/• 2-7— �,J1s/L '9/Z80 Z o Signatur of Reviewing Au ity DATE M N *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. **The square footage figures used are taken from the King County Assessor's map and are approximate only. EFFECTIVE January 4,2001 N, 4 CITY 1 F RENTON NAL i ._. Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 26, 2002 David Fall Fall Architectural 9607 39th Avenue SW Seattle, WA 98136 SUBJECT: Renton Emporium Project No. LUA-02-004, ECF, SA-H Dear Mr. Fall: The Development Planning Section of the City of Renton has determined that you have submitted all required information pursuant to the Washington State Department of Transportation letter dated February 7, 2002. Therefore, your project will be taken off "hold." The next step in the land use permit process is to complete the environmental review portion of the project. The Environmental Review Committee is scheduled to meet March 12, 2002 to discuss your proposal. From there, staff has scheduled a public hearing with the City of Renton's Hearing Examiner Office for April 16, 2002. Please contact me, at (425) 430-7219, if you have any comments or questions regarding this matter. Otherwise, I look forward to meeting with you at the public hearing, which is scheduled for April 16, 2002. `7y, J on E. Jord Associate Planner cc: Keith and Annette Demps (owner) File Hold letter RENTON 1055 South Grady Way-Renton,Washington 98055 �� AHEAD OF THE CURVE _ This paper contains 50%recycled material,30%post consumer PROM : FAX NO. : 2069352240 -eb. 26 2002 02:54PM P1 • FALL ARCHITECTURAL STUDIO 2/26/2002 9607 39th Ave. S.W. Seattle,WA 98136 (206) 935-2240 (office/fax) email; falarc@cnw.com CITY OF RENTON 1055 South Grady Way (Renton, WA 98055 Attn. Jason Jordan RE: Renton Emporium Mixed Use Mr. Jordon, We (the owners and myself) have reviewed the fireflow concerns raised by the Fire Marshall as outlined in your letter dated February 14, 2002. We understand the improvements that will be required to provide adequate fireflow and we have considered the costs involved. We have found that we can incorporate these improvements into our project without any substantial change to what has been submitted under the Site Plan Review submittal that is currently being reviewed by yours and other departments or agencies. In our estimation this is still a feasible project. Please accept this statement as assurance that you can continue your review and please continue to do what you can to avoid any further delay in the review of our project.. Si r y, avid J. F II, chitect Istc, CITY _,F 12F,1®TT®lam ..LL Planning/Building/PublicWorks Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 26, 2002 Ramin Pazooki Washington State Department of Transportation Northwest Region 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 SUBJECT: Renton Emporium Project No. LUA-02-004, ECF, SA-H Dear Mr. Pazooki: Per item number one of your letter dated February 7, 2002, I have attached a copy of the Traffic Impact Analysis, prepared by Transportation Consulting Northwest, dated February 19, 2002. With respect to your letter both requested items have been prepared and submitted to your office for review. Therefore, the City of Renton's Development Services Division will be taking this project off-hold and continuing on in the land use process. The next step in the land use process is to complete the environmental review portion of the project. The Environmental Review Committee is expected to meet to discuss this proposal on March 12, 2002. In the event that you have additional comments, please provide those comments prior to the March 12, 2002 meeting. Please contact me, at (425) 430-7219, if you have any questions or comments regarding the attached information. Sincerely, . . ( Jason ordan Associate Planner cc: Project File Applicant/Owner Hold letter E N 'I' ® N 1055 South Grady Way-Renton,Washington 98055 AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer February 19, 2002 David Fall i Fall Architecture 9607 39th Ave. SW Seattle,WA 98136 RE: Traffic Impact Analysis—Renton Emporium Mixed Use Dear David: TRANS P 0 RTAT Per your request, Transportation Consulting Northwest is pleased to CONSULTING submit this traffic impact analysis (TIA) for the proposed Renton NORTH EST Emporium Mixed Use in Renton, WA. The project vicinity is shown in a division of TC ,Inc. Figure 1. According to the preliminary site plan, the new site consists of a single building with 4.4 KSF of specialty retail space on the first floor, and 3 1607 E. Main St apartment units on the second floor. Access is via Sunset Boulevard and Auburn, WA 98002 SW Langston Road with driveways onto each street. The site plan is shown in Figure 2. Traffic Impact Evaluation Requested WSDOT indicated in a letter dated February 7, 2002 that a traffic impact analysis was required for this project. They were particularly interested in the SR 900 (Sunset Blvd) corridor. The threshold for evaluation of state facilities is 10 or more PM peak hour trips. Trip Generation WSDOT had initially supposed the retail portion of the site would be developed as a Convenience Market. However the owners have committed to relocating their Fashion Queen Boutique to occupy 66% of the first floor as shown in Figure 3. In addition, the adjoining site to the east already has a Convenience Market. Finally, this site does not have enough parking to meet the City's requirements for a Convenience Market. These factors all combine to ensure the site will not be developed as a Convenience Market. To evaluate this project's impact on traffic, we first looked at trip generation. Trip generation for the project was computed using standard ITE data as published in Trip Generation, 6th Edition. The trip generation for the first floor is based on Specialty Retail (LUC 814),with 4.4 KSF. The second floor trip generation is based on Apartment (LUC 220), with 3 apartments. A copy of the relevant sheets from ITE Trip Generation is attached. The trip generation was computed for the PM Peak Hour using the average rate method as shown in Table 1. Ph (253) 931-0 06 Fax 206-664-1144 tmiller@tcninc.c m www.tcninc.com There will be 11 trips generated in the PM peak hour by Specialty Retail and 2 trips generated by Apartment. Of the 11 trips generated by Specialty Retail 50% will be considered pass-by trips (based on King County accepted factors, copy attached). Therefore Specialty Retail generates only 6 new trips. This makes a total of 8 new trips generated by the site as a whole. Of these 8 new trips 4 will be entering and 4 will be exiting. Conclusion Since no WSDOT facility will be affected by 10 new PM peak hour trips, no further ana ysis is required and no pro-rata share contributions toward any street improvement project are warranted for this development. Thank you for allowing us to serving you on this project. If you have any questions or if you need further information, please feel free to call me at your convenience at 253-931-0506. Sincerely, TRANSPORTATION CONSULTING NORTHWEST 6NY G. M/<< et` F wAs,y 19-\ Timothy Miller, PE �, Ago •'Ilh 0 Principal ti f1�``;eA r • iri13N J".ETC. . "krrt trur- LEXP1c 2/19,o 1- I Page 2 N 13, 3 2- I ?....1tit li , . r `-' ' � 3J �i ti1. , Nt 1 `iLLcu 1 x I \ ' t-1 '`I i i,'.C.i. !. 7y� (4�ryi't,, q'¢ •":w c . . ',l,q + •.. 'pi. ram, I-ll-. `I Ak �i i WI i t, r w,;, :, 4 J Al .r Ia 1., r 1:wT t" { I cn�' r • v a , 4Z J` i s f ' ''t 1 4-, r , r'i s,C''t-:- E----, w �4 y c T C r 4 1 I( '+1. ? �' j .._ -..+�`• ' s �r! !'vt: V f 1 L. 1 .,1 x` c,' ,.' __.� �_._..`_r I ai ._. ` .. i6 fi ` . 40 t t I �, I i Aki G r . ,J; f, r Y1 (V. 3,„,,,i � lI i3 3 I ,1 J I f �V_ i`� _ f it:Ill IN r5 A , , 5, ' *' fl 93 ., I fs R.1 `! .I , i /0 "h t . a',% i ,?.j 1 ;j r t ■ RCN1utl ..LLr,GC....P,.L .2 .,,,,,, ` t ` „ ,4:5, .405 5 j S ..�., „ 3 t i4`Y 3 I .1 _�vIII° 1 A •y f ,t '' rytii 1 �t �' x l r '_ .: I ,Ftt - �: TRANSPORTATION P11601 CONSULTING Figure 1 Fall Architecture Group N O R T H W E S T Site Vicinity Renton Emporium Mixed Use A 3nN3AV Na1C�JNYI 3NI1431N30 27-iG 12'-0' 10.-Y ♦ U'-0• \\$. SIDE YARD R D.-IS' R i\ 31,o b / \\ I I? r rBO% • - A, F I • I , d i I• n ' •p` • 4 e • I O • IDI A I I QjY L- $ F L0-.6 _ ii." R I I ; r w , . 'boo h ,..Xi 61___ 6 I L °. . . D,f •I I� .f�c am. '—7` 9 7 I mut s r idli I `'' -- -- I�j,;, �iIX __f > / N- f -III .,/ //y R/ I I I b g,C / � Bp 3 / // g 1 I l 0 3 / A 7 ' ,f 3EN gyp 21114I / ti SI I A 9 I .o-,fi / e . /D ,0L V 11 I -,��„ AfA)f111 f �fSLI ,7.M,YLb[ _ /. 114/ • 3 xx` ,0-,SI ♦ ROM3 O TRANSPORTATION Figure 2 Fall Architecture Group g NORTHWEST Site Plan Renton Emporium Mixed Use r l--- t e ' -C- II i _ b 4 qII klAi114 ..2 ? P I � b d d b e d b b A f 8 � ° III b ...a Nat fiat l�'B gib. 1 4 7-qf-1, � III V fro. 0 • r c-"I g .:_rt , :, -rn liul% b iF -</, • il / \ . . .- 7 11 f-1 ii —1-- . • . 6 - 70dEi 1 _ i g iiil .ii ii mg! .1) i .1 IN(I C, � in M r -' ` I 1 1--.?-1—__??,::, _ 1 04 a ....r z.-, , '.., efl 1 ' i m• l /I s „ T - -+ b 'T Y TRANSPORTATION NFi ure 3 Fall Architecture Group CONSULTING g NORTHWEST First Floor Layout Renton Emporium Mixed Use Specialty Retail Center (814) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Leasable Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 3 Average 1000 Sq. Feet GLA: 105 Directional Distribution: 43% entering, 57% exiting Trip Generation per 1000 Sq. Feet Gross Leasable Area Average Rate Range of Rates Standard Deviation 2.59 2.03 - 5.16 1.74 Data Plot and Equation Caution-Use Carefully-Small Sample Size 6/0 5/0 • c 400 w a U 300 cn • it .00 • H ' X 00 t r' 10 20 30 40 50 60 70 80 90 100 110 120 130 140 150 160 170 180 190 200 210 220 X= 1000 Sq. Feet Gross Leasable Area X Actual Data Points Average Rate Fitted Curve Equation: Not given R2=**** Trip Generation,6th Edition 1225 Institute of Transportation Engineers Apartment (220) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 78 Avg. Number of Dwelling Units: 232 Directional Distribution: 67% entering, 33% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.62 0.10 - 1.64 0.82 Data Plot and Equation 700 X 600 500 X W a 400 , _ m E X X N c� 300 •°+' X XX x II X X x • I— 2 X X 200 X X X X X X X X 100— - - - --X . j•X • X X X ,'X X )CX��• X x. .X X X. X 0 • I t 0 100 200 300 400 500 600 700 800 900 1000 1100 X=Number of Dwelling Units X Actual Data Points Fitted Curve - Average Rate Fitted Curve Equation: T=0.541(X)+18.743 R2=0.75 Trip Generation,6th Edition 302 Institute of Transportation Engineers King County Pass By & Diverted Trip Rates Sorted by ITE Land Use Code l ITE — ITE CODE LAND USE % CODE LAND USE % 10 Water __ 0% 710 General Office 15% 21 Commercial Airport 0% 714 Corp. HQ Building 15% 22 Gen.Aviation Airport 0% 720 Medical Office Bldg. 35% 30 Truck Terminal 0% 730 Govt. Office Bldg. 15% 90 Bus Park& Ride 100% 731 State Motor Veh. Dept. 35% 110 Gen. Light Industrial 0% R 732 U.S. Post Office 65% 120 Gen. Heavy Industrial 0% 740 Civic Center 15% 130 Industrial Park 0% 750 Office Park 15% 140 Manufacturing 0% 760 Research Center 15% 150 Warehousing 15% 770 Business Park 15% 151 Mini-Warehouse 15% R 812 Bldg. Materials/Lumber Store 50% 170 Utilities 15% R 815 Discount Store 50% 310 Hotel 30% 816 Hardware/Paint Store 50% 311 All Suites Hotel 30% R 817 Nursery (Garden Center) 50% 312 Business Hotel 30% 818 Nursery(Wholesale) 50% 320 Motel 30% R 820 Shopping Center *** 330 Resort Hotel 30% 823 Factory Outlet Center 50% 411 City Park 40% 831 Quality Restaurant 40% 412 `County Park 40% R 832 High-Turnover(Sit-Down) Restaurant 40% 413 State Park 40% R 833 Fast Food w/o Drive Thru 80% 414 Water Slide Park 10% R 834 Fast Food w/Drive Thru 80% 420 Marina 40% R 835 Drinking Place 50% 430 1Golf Course 15% 840 Automotive Care Center 65% 440 Live Theatre 15% 841 New Car Sales 15% 443 'Movie Theatre w/o Mat 15% R 844 Service Station 85% 444 M vie Theatre w/Mat 15% R 845 Serv. Sta. w/Conv. Mart 85% 452 Ho se Race Stadium 15% R 846 Carwash w/Gas Station 85% 491 Te nis Courts 50% R 847 Self-Serve Carwash 50% R 492 Ra quet Club 50% 848 Tire Store 40% 501 Mil tary Base 0% R 850 Supermarket 65% R 520 El mentary School 15% R 851 24-HR Convenience Store 85% R 530 Hi h School 15% R 853 Convenience Store W/Gas 85% 540 Jr. Comm. College 15% 860 Wholesale 40% 550 Un versity 15% R 870 Apparel Store 50% R 560 Ch rch/Synagogue 50% R 890 Furniture Store 50% R 565 Da Care Center 95% R 895 Video Arcade 50% 566 Cemetery 0% R 911 Walk-In Bank 50% R 590 Library 65% R 912 Drive-In Bank 50% 610 Hospital 30% R 913 Walk-In Savings & Loan 50% 620 Nu-sing Home 30% R 914 Drive-In Savings & Loan 50% 630 Clinic 30% R = Market Area Restriction = 10 Minute or less travel time from project site *** = Ln(Pb%)=0.34Ln(x)+5.376 Table 1 Renton Emporium Mixed Use Trip Generation PM Peak Hour of Adjacent Street Traffic Between 4 and 6 PM Total Enter Exit Land Use LUC Unit Rate Trips % Trips % Trips Specialty Retail Center* 814 4.4 2.59 11 43% 5 57% 6 Less Retail Pass-by of: 50% -6 -2 -3 Apartment 220 3 0.62 2 67% 1 33% 1 Net New PM Peak Hour Trip Generation 8 4 4 100% 49% 51% * ITE Trip Generation describes Specialty Retail Centers as: "... generally small strip shopping centers that contain a variety of retail shops and specialize in quality apparel; hard goods; and services such as real estate offices, dance studios,florists, and small restaurants." I * CITY t_,F RENTON LL "; PlanningBuilding/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 18, 2002 Ramin Pazooki Washington State Department of Transportation Northwest Region 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 SUBJECT: Renton Emporium Project No. LUA-02-004, ECF, SA-H Dear Mr. Pazooki: Per item number two of your letter dated February 7, 2002, I have attached a copy of the Level 1 Downstream Analysis and a copy of the Sewer and Utility Plan for the above-mentioned project. It is my understanding that the applicant has contacted a qualified transportation engineer to draft a traffic study per item number one of your letter. The traffic study should be forthcoming within the next couple of weeks. Please contact me, at (425) 430-7219, if you have any questions or comments regarding the attached information. Sincerely, /7.:1 Jaso E. Jordan Associate Planner cc: Project File Hold letter RENTON 1055 South Grady Way-Renton,Washington 98055 AHEAD OF THE CURVE :: This paper contains 50%recycled material,30%post consumer (c_DDEVELOPMENT SERVICES/PLAN REVIEW 1055 - S. Grady Way Renton, WA 98055 Phone:(425) 430-7216 Fax:(425) 430-7300 kaiL Fai1e11amitt1 TO: Johan Oye PE FROM: Jan Illian COMPANY: OYE ENGINEERING #OF PAGES: 1, including cover sheet FAX: 1 (253) 531- 1285 DATE: February 18,2002 RE: Renton Emporiumn CC: Corey Thomas,Jason Jordan ❑ Urgent b For Review 0 See Attached 0 Please Comment 0 Please Reply 0 F.Y.I. Johan Here are my comments after initial site plan review: 2/14/'02 Preliminary fire flow is 3,000 gpm. Available fire flow available is 1,250 gpm. To meet the fire flow required to serve this site, applicant will need to provide a looped water main system from Langston Ave SW through the site to SW Sunset Blvd and change construction type or add a sprinkler system to reduce the fire flow per the Fire Marshall A looped system will provide 2,000 gpm. One hydrant is required to be within 150 feet of the building and addil:ional hydrants must be within 300 feet of the building. Existing hydrants counted as fire protection will be required to be retrofitted with Stortz "quick disconnect" fittings if not already installed. A water main extension and looping of the system is required to serve the site 2/15/02 I had the water department run the model to determine what the exact fire flow would be. This is their findings: RE: Fire Flow at SW corner of SW Langston Road & SW Sunset Blvd Using an 8 inch diameter main connected to the existing 8 inch main on SW Langston Road and to the 8 inch main on SW Sunset Blvd the available fire flow is 1,950 gpm (limited by velocity in the new main; unbalanced feed to the area). Using a 10 inch diameter main connected to the existing 8 inch main on SW Langston Road and to the 8 inch main on SW Sunset Blvd the available fire flow is 2,295 gpm (limited by pressure drop at node #23348) PLEASE CALL ME AT(425)430-7216 IF YOU HAVE ANY QUESTIONS THANK YOU CITY RENTON Planning/Building/PublicWorks Department 1 e Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 14, 2002 David Fall Fall Architectural 9607 39th Avenue SW Seattle, WA 98136 SUBJECT: Renton Emporium Project No. LUA-02-004, ECF, SA-H Dear Mr. Fall: The Development Planning Section of the City of Renton has determined that the subject application will be required to be placed on hold until additional information is obtained. As you already know, the next step in the site plan review permit process is to complete the environmental review portion of the project. However, based on the information provided to us from the Washington State Department of Transportation (WASHDOT), staff has determined that additional transportation analysis will need to be provided to this office prior to meeting with the Environmental Review Committee (ERC). For your use and review, I have attached the comments generated from WASHDOT so that you may give it to your engineers, which should provide adequate direction regarding additional information required. I also wanted to take this opportunity to discuss one more issue that will need to be addressed prior to taking the project off hold. Specifically, the fire flow for the proposed structure is inadequate. Preliminary fire flow is 3,000 gpm. Available fire flow available is 1 ,250 gpm. To meet the fire flow required to serve this site, the applicant will need to provide a looped water main system from Langston Ave SW through the site to SW Sunset Blvd and change construction type or add a sprinkler system to reduce the fire flow per the Fire Marshall. A looped system will provide 2,000 gpm. One hydrant is required to be within 150 feet of the building and additional hydrants must be within 300 feet of the building. Existing hydrants counted as fire protection will be required to be retrofitted with Stortz "quick disconnect" fittings if not already installed. Hold letter RENTON 1055 South Grady Way-Renton,Washington 98055 N •R - - AHEAD OF THE CURVE C* This paper contains 50%recycled material.30%post consumer For the above-mentioned reasons, this project will be placed on hold until such time that the required information is submitted. Please contact me, at (425) 430-7219, if you have any questions. Otherwise, might I suggest that once you have had time to meet and discuss these items with your engineers, that we schedule a meeting to go over all of the issues. In any event, I look forward to reviewing the revised information as soon as possible. Sincerely, ` Jason E. Jordan Associate Planner cc: Keith and Annette Demps (owner) Jennifer Henning, Principal Planner hold letter.doc 1711117 Washington State Northwest Region �// Department of Transportation 15700 Dayton Avenue North Douglas B. MacDonald P.O.Box 330310 Secretary of Transportation Seattle,WA 98133-9710 206-440-4000 TTY: 1-800-833-6388 February 7,2002 www.wsdot.wa.gov ason Jordan,Associate Planner ity of Renton,Development Services Division 055 South Grady Way 'enton,WA 98055 : SR 900 MP 9.09 'enton Emporium ile No.LUA-02-004,SA-H,ECF otice of A i dilation and Pro I osed Determination of Non-Si l nificance ear Mr.Jordan, ank you for giving us the opportunity to review and comment on the Notice of Application d Proposed Determination of Non-Significance—Mitigated(DNS-M). The.45 acre site is ocated in the 200 block of SW Sunset Blvd. in Renton. It is our understanding that the :pplicant is proposing to build a mixed use development including 4,400 s.f.of retail(mini art)and three apartments on the second floor of the proposed building. :ased on our review of the above noted documents,we would like to provide you with the ollowing comments: . The proposed project will generate approximately 234 PM Peak Hour trips according to he Trip Generation Manual 6th Edition, Volume 2, Institute of Transportation Engineers. he calculations were based on Convenience Market—232 trips and Apartment(3)—2 trips. l ecause of these findings we require a Traffic Impact Study with emphasis on the SR 900 SW Sunset Blvd.). Attached you'll find a Traffic Impact Study checklist for the proponent's se. r. We would also like to review the stormwater and drainage plans and any other hydraulic data and calculations for the subject proposal,to determine the potential impacts and dditional runoff to WSDOT's right of way and drainage facilities in the area and to ensure at drainage impacts are adequately mitigated. f you have any further questions,please contact Phil Segami at 206-440-4326 or Vicki Wegner at 206-440-4323 of my King County Area Developer Services team. Sincerely, Ws.93.yv,_ by-v. Ramin Pazooki King Area Planning Manager RP:vw OEVELOP Cary OF A P ONNING FEu ti 8 2002 TRAFFIC IMPACT ANALYSIS CHECKLIST WSDOT NORTHWET REGION 432-C Contact: Developer Services (206) 440-4064' NOTE TO DESIGNER:ALL ELEMENTS SHOWN!INTHIS CHECKLIST!MUST BE INCLUDED INYOURICHANNEUZATION PLAN.' IF ANY ELEMENT IS MISSING THE PLAN WILL NOT BE REVIEWED AND WILL BE RETURNED WM o T ANY ACTION I. Project Description: ❑ Location (vicinity map and site plan). ❑ Horizon Year (year of completion& full occupancy). ❑ Type, Size, and Location(include highway and milepost) of Development ❑ Type of Access (Direct, Right-in/Right-out Only, etc.). II. Trip Generation: (ITE Trip Generation Manual, 6th Edition) ❑ AWDT, AM, PM Peak Hour Trips (include Noon Peak Hour Trips if appropriate). III. Trip Distribution: ❑ Show distribution percentages on vicinity map or diagram. Show lefts, rights and throughs. IV.Traffic Volumes: ❑ Existing AM and PM peak hour counts, must be less than two years old (show date). ❑ Future AWDT, AM, PM peak hour trips, (include Noon Pekk,Hour Trips if appropriate), with and without project. ❑ The annual growth rate factor(%) and its source. ❑ Include the trips from all pipeline developments (of the same or earlier horizon year.) V. Level of Service (LOS) Calculations: ❑ At all State highway intersections (US) impacted by 10 or more Peak Hour trips generated by the development. ❑ Signalized US (Based on the overall US LOS). ❑ Unsignalized US (Based on US LOS). ❑. LOS calculation sheets must be included. ❑ ALL assumptions should be noted for volume reductions, saturation flow rates, splits, etc. and their basis. VI. Accident Analysis: 0 At all proposed d t access points to State Highway. 0 At all US's where developer mitigation is proposed. 0 At High Accident Locations (HAL). An accident analysis shall consist of ❑ a listing of the US's 3-year accident history. LI a collision diagram illustrating the above. O a discussion of both of the above, including the predominant accident types and their locations, ❑ any accident patterns, an assessment of the development's traffic safety impact, and Cl mitigation for its safety impact. Accident information can be obtained by writing to: Washington State Department of Transportation --- _ ___ Attu. _I'aLFoley - 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 VII_ Road A roach Reviews/Access Permits: ❑ Include Investigation of All Possible Alternative Accesses Other than WSDOT Highways. O Sight Distance (measurement per AASHTO, with photos of access point). Cl Accident analysis per section VI above, 1/10 mi. on either side of proposed access point. VIII. Mitigation Recommendations Necessary to Help Relieve Impacts: • O To satisfy local agency guidelines/Interlocal guidelines. ❑ To correct any LOS deficiencies as per Interlocal guidelines. • ❑ Pro rata share contribution to all State projects receiving 10 or more devd:opment generated peak hour trips. • 0 Donation ofROW/frontage imptavenients. 0 Installation of a signal (Warrant analysis per MUTCD must be included.) ❑ Current/future State projects (Sunshine Report). CI Assessment of clear zone if widening State highway. ❑ Possible mitigation with others, if available. IBC. Miscellaneous: ❑ Two copies of Traffic Impact Analysis . ❑ Traffic Impact Analysis must be signed & stamped by a Professional Engineer. Prepared by: Date: roe....- .:. �. V, Washington State Northwest Region Department of Transportation 15700 Dayton Avenue North Douglas B. MacDonald P.O.Box 330310 Secretary of Transportation Seattle,WA 98133-9710 206-440-4000 February7 2002 TTY: 1-800-833-6388 www.wsdot.wa.gov Jason Jordan,Associate Planner City of Renton,Development Services Division 1055 South Grady Way Renton,WA 98055 RE: SR 900 MP 9.09 Renton Emporium File No.LUA-02-004,SA-H,ECF Notice of Application and Proposed Determination of Non-Significance Dear Mr.Jordan, Thank you for giving us the opportunity to review and comment on the Notice of Application and Proposed Determination of Non-Significance—Mitigated(DNS-M). The.45 acre site is located in the 200 block of SW Sunset Blvd. in Renton. It is our understanding that the applicant is proposing to build a mixed use development including 4,400 s.f.of retail(mini mart)and three apartments on the second floor of the proposed building. Based on our review of the above noted documents,we would like to provide you with the following comments: 1. The proposed project will generate approximately 234 PM Peak Hour trips according to the Trip Generation Manual 6th Edition, Volume 2, Institute of Transportation Engineers. The calculations were based on Convenience Market—232 trips and Apartment(3)—2 trips. Because of these fmdings we require a Traffic Impact Study with emphasis on the SR 900 (SW Sunset Blvd.). Attached you'll find a Traffic Impact Study checklist for the proponent's use. 2. We would also like to review the stormwater and drainage plans and any other hydraulic data and calculations for the subject proposal,to determine the potential impacts and additional runoff to WSDOT's right of way and drainage facilities in the area and to ensure that drainage impacts are adequately mitigated. If you have any further questions,please contact Phil Segami at 206-440-4326 or Vicki Wegner at 206-440-4323 of my King County Area Developer Services team. Sincerely, Ramin Pazooki King Area Planning Manager RP:vw DEV Cl r'"FM'pLANIWNG ON RECEIVED TRAFFIC; IMPACT ANALYSIS CHECKLIST WSDOT NORTHWET REGION 432-C Contact: Developer Services (206) 440-466* NOTE TO DESIGNER;ALL'ELEMENTS'SHOWN'_IN THIS CHECKLIST MUST BE CLUDEDH4 YOUR GHANNEuZATION PLAN.::IF ANY ELEMENT IS MISSING,THE PLAN WILL NOT BE REVIEWED AND:WIII LBERETURNED:WITHOUTANY ACTION I. Project Description: • ❑ Location (vicinity map and site plan). ❑ Horizon Year(year of completion& full occupancy). ❑ Type, Size, and Location(include highway and milepost) of Development ❑ Type of Access (Direct, Right-in/Right-out Only, etc.). II. Trip Generation: (ITE Trip Generation Manual, 6th Edition) ❑ AWDT, AM, PM Peak Hour Trips (include Noon Peak Hour Trips if appropriate). III. Trip Distribution: ❑ Show distribution percentages on vicinity map or diagram. Show lefts, rights and throughs. IV.Traffic Volumes: ❑ Existing AM and PM peak hour counts, must be less than two years old (show date). ❑ Future AWDT, AM, PM peak hour trips, (include Noon Pe.kHour Trips if appropriate), with and without project. U The annual growth rate factor(%) and its source. ❑ Include the trips from all pipeline developments (of the same or earlier horizon year.) V. Level of Service (LOS) Calculations: ❑ At all State highway intersections (US) impacted by 10 or more Peak Hour trips generated by the development. ❑ Signalized VS (Based on the overall US LOS). ❑ Unsignalized I/S (Based on VS LOS). U. LOS calculation sheets must be included. ❑ ALL assumptions should be noted for volume reductions, saturation flow rates, splits, etc. and their basis. VI. Accident Analysis: U At all proposed direct access points to State Highway. ❑ At all I/S's where developer mitigation is proposed. ❑ At High Accident Locations (HAL). An accident analysis shall consist of: ❑ a listing of the I/S's 3-year accident history. ❑ a collision diagram illustrating the above. ❑ a discussion of both of the above, including the predominant accident types and their locations, ❑ any accident patterns, an assessment of the development's traffic safety impact, and ❑ mitigation for its safety impact. • Accident information can be obtained by writing to: Washington State Department of Transportation Attn: Pat Foley 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 VII. Road Approach Reviews/Access Permits: ❑ Include Investigation of All Possible Alternative Accesses Other than WSDOT Highways. ❑ Sight Distance(measurement per AASHTO, with photos of access point). ❑ Accident analysis per section VI above, 1/10 mi. on either side of proposed access point. VIII. Mltiaation Recommendations Necessary to Help Relieve Impacts: ❑ To satisfy local agency guidelines/Interlocal guidelines. ❑ To correct any LOS deficiencies as per Interlocal guidelines. ❑ Pro rata share contribution to all State projects receiving 10 or more deve:opment generated peak hour trips. ❑ Donation of ROW/frontage improvements. ❑ Installation of a signal (Warrant analysis per MUTCD must be included.) ❑ Current/future State projects (Sunshine Report). ❑ Assessment of clear zone if widening State highway. ❑ Possible mitigation with others, if available. IX. Miscellaneous: ❑ Two copies of Traffic Impact Analysis . ❑ Traffic Impact Analysis must be signed & stamped by a Professional Engineer. Prepared by: Date: Proposed Mitigation Measures: I. The applicant will be required to paythe appropriate Fire Miti Mitigation Fee based on$0.52per square foot of new .SY PPI eq 9 9 U� O� construction. 2. The applicant will be required to pay the appropriate Traffic Mitigation Fee based on$75 per net new average daily trip ♦ C� ♦ associated with the project. 3. The applicant will be required to pay the appropriate Parks Mitigation Fee based of$354.51 per multi-family unit. 4. Temporary Erosion and Sedimentation Control Measures shall be installed and maintained to the satisfaction of the . j�I0 representative of the Development Services Division for the duration of the project. 5. The applicant will be required to follow the recommendations contained with the Geolechnical Engineering Study NOTICE OF APPLICATION prepared for this project with regard to the disturbance,preparation and construction of the site. AND PROPOSED DETERMINATION OF NON- Comments on the above application must be submitted In writing to Jason E.Jordan,Associate Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on February 13,2002.This matter is also SIGNIFICANCE—MITIGATED (DNS-M) scheduled for a public hearing on March 26,2001at9:00 AM,Council Chambers,Seventh Floor,Renton City Hall,1055 South Grady Way,Renton.If you are Interested in attending the hearing,please contact the Development Services Division,(425)430.7282,to ensure that the hearing has not been rescheduled.If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner.If you have questions about this proposal,or wish to be made a party of record and receive DATE: January 30,2002 additional information by mail,please contact the project manager.Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. LAND USE NUMBER: LUA-02-004,SA-H,ECF APPLICATION NAME: RENTON EMPORIUM CONTACT PERSON: JASON E.JORDAN (425)430-7219 PROJECT DESCRIPTION: The applicant Is requesting environmental review and Hearing Examiner PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION site plan approval to construct a two story,8,435 square foot mixed-use building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second story Is proposed to Include three residential units,which would be approximately 1,180 square feet In size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. PROJECT LOCATION: 200 Block of SW Sunset Boulevard . OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-1-4):As the Lead Agency,the City of LANGSTONIs h I Will HARDIE Renton has determined that significant environmental Impacts are unlikely to result from the proposed project.Therefore, i G y Oltev[ as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS-M process to give notice that a R1 . .• j �FM N VENUE DNS-M is likely to be issued.Comment periods for the project and the proposed DNS-M are Integrated into a single / • , a"y,-' L• 7.1s al��-r' 4 comment period.There will be no comment period following the issuance of the Threshold Determination of Non- �p s'w/1@a.iia �MR+i-+ .- - 1: Significance Mitigated(DNS-M).A 14-day appeal period will follow the issuance of the DNS-M. Bret I,M ly ,19tleMP I - N..- ,.,IT,rr,y, �� PERMIT APPLICATION DATE: January 14,2002 / A j r, _ Al r14�• A5/101h� z�' S F 4W 1.9 4T-''4 1y NOTICE OF COMPLETE APPLICATION: January 30,2002 t�Y�4.411 g etie 11U A! yv ,� r,, O aYr;. - Mr,eMa lr �ii'�. IOUS USE Permits/Review Requested: Environmental SEPA Review,Site Plan Review �� ry c • ge y Q MUSING Other Permits which may be required: Building,Construction,Fire Permits and Business Licenses ,a i_ •- ���r1"%\ O '�iRequested Studios: GeotecMical Review end Drainage Analysis r /,Rr - ♦ ;jj( �,r fe• r1%` ; �,�1 vim' Location where application may t Q.< 7/ ( "\, >f t 3�'S be reviewed: Planning/Building/Public Works Division,Development Services Department, "t 's• !/y \ \�1 I 1055 South Grady Way,Renton,WA 98055 p p 9 r e�/ �BV� ,/1� r/I w NSEr, PUBLIC HEARING: Public hearing scheduled for March 26,2002,before the Renton Hearin .*AO' r - , - Examiner In Renton Council Chambers.Hearings begin at 9:00 AM on the 7th IIhr Ar y'�' ,fT „ - I 2O Boor of the new Renton City Hall located at 1055 Grady Way South. SUN 7 N E— • y,<•r, ��'�"' �' •` 'r _ north JlJ1V ,�� � � � CONSISTENCY OVERVIEW: `` Land Use: The subject site is designated Employment Area-Commercial(PING)on the BOULEVARD�•Y , Z --\�� �� ``\\`1'AVENUE Citys Comprehensive Plan Land Use Map and Commercial Arterial(CA)or the (NEIGHBORHOOD DETAIL MAP g"r �N Citys Zoning Map.The proposed use of the site,as a mini-market and gasoline 1.6-__ service station with a car wash,is considered a primary permitted use in the CA --- a ha 200 •Dv =ED zone.The proposal Is consistent with both of the Comprehensive Plan and Zoning designations. If you would like to be made a party of record to receive further information on this proposed project,complete Environmental Documents that this form and return to:City of Renton,Development Planning,1055 So.Grady Way,Renton,WA 98055. Evaluate the Proposed Project: N/A File No./Name: LUA-02-004,SA-H,ECF/Renton Emporium Development Regulations Used For Project Mitigation. The project will be subject to the Citys SEPA Ordinance,Zoning Code,Public NAME: Works Standards,Uniform Building Code,Uniform Fire Code,and other applicable codes and regulations as appropriate. ADDRESS: • TELEPHONE NO.: NOTICE OF APPLICATION NOTICE OF APPLICATION • CERTIFICATION I, ,l , hereby certify that copies of the above document were posted b me in conspicuous places on or nearby the described property on V1 -0 I' 0 • Signed: ATTEST: Subscribed a sworn before me,a Notary Public,in and for the to of ,on the ! L-* day of 'Da-es— gWCZ • MARILYN KAMCHE F NOTARY PUBLIC 0, MARILYN KAMCHEFF STATE OF WASHINGTON MY APPOINTMENT EXPIRES: 6-29-03 7 COMMISSION EXPIRES JUNE 29, 2003_ a CITY''OF RENTON' DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: RENTON EMPORIUM APPLICATION NO: PRE—APP FILE NO. 01-073 ✓ L(AA 02 -DO 4, SA-HI E _1= The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER --- SEE ATTACHED LIST --- DEVELOPMENT PLANNING CITY OF RENTON t JAN 1 4 2002 7.;EIVED (Attach additional sheets, if necessary) • (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Applicant Certification I, ANNETTE DEMPS , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records ! K. ® Title Company Records , ° ;° o; rt�� ❑ King County Assessors Records ;� `•' �` '_co.., 0 4 -D ��. ' * % Signed �—��' Date 01-04-02 � puBuc• (Applicant) , _ NOTARY tt'�rr+•. .. • :°. ',� ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of"Washington, residing at ,Lssooilq t, InJA on the 41'1 day of Ja ar , 1 Signed — ��---- (Notary Public) I _For Clty of Renton Use CERTIFICATION OF M 44 RILY. CHEF I, t•• t? err , hereby certify that notices of the a RlPbl r ma►led to (City Employee) TAT > HINGT each listed property owner on 2 M ISS# a : PIRESw SI ned f • ..:.. Date: ATITEST` Su scribed'and sworn before me, a Notary Public,'in and'for the State of Washin ton residing at - �. on the L day of ' ,, �_ listprop.doc [/ REV 07/95 MARILYN KAMCHEFF MY APPOINTMENT EXPIRES:6-29-03 2 Smooth Feed SheetsTM Use template for 5161® 184720-0090 Paul F. Mackay Jr. 214 SW Langston RD Renton, WA 98055 184720-0095 866350-0005 Imre Gyarmati James V &Beverly Cooks 218 SW Langston RD 150 SW Sunset Blvd Renton, WA 98055 Renton, WA 98055 866350-0015 866350-0020 Keith and Annette Demps Lawrence K &Judith Crim 2308 NE 24th 211 SW Langston RD Renton, WA 98056 Renton, WA 98055 866350-0025 866350-0035 Ganesh & Sakuntla D Prasad Lois C. Ord 217 SW Langston RD 221 SW Langston RD Renton, WA 98055 Renton, WA 98055 866350-0135 866350-0130 Keith and Annette Demps Ganesh & Sakuntla D. Prasad 2308 NE 24th 217 SW Langston RD Renton, WA 98056 Renton, WA 98055 866350-0115 Karl J.Jansen 303 SW Langston RD Renton, WA 98055 182305-9100 182305-9089 Cooks Enterprises First Baptist Church 60 SW Sunset Blvd 606 SW Langston RD Renton, WA 98055 Renton, WA 98055 182305-9209 Dale W Y Wong 8632 S 134th St Seattle, WA 98178 /1p AVERY® Address Labels Laser 5161® CITY OF RENTON MEMORANDUM DATE: February 14, 2002 TO: Jason Jordan FROM: Jan Illian X7216 SUBJECT: RENTON EMPORIUM LUA 02-004 200 Block of SW Sunset Blvd I have reviewed the application for Renton Emporium located at 200 Block of SW Sunset Blvd and have the following comments: EXISTING CONDITIONS WATER 8-inch water main in SW Sunset Blvd and an 8-inch in SW Langston Road. The site is outside the Aquifer Protection Zone. Fire flow available (derated) 1,250 gpm. Static Pressure in the area is approximately 55 psi. Pressure Zone is 370. SEWER 10-inch sewer main in SW Sunset Blvd and a 6-inch sewer main located in an easement that runs through the site. STORM Storm facilities are in SW Sunset Blvd. STREETS There are street improvements fronting the property along SW Sunset Blvd. CODE REQUIREMENTS WATER 1. The Water System Development Charge shall be $ 3041.04. The rate is $0.154 x total square footage of the property. This fee is payable with the construction permit 2. Preliminary fire flow is 3,000 gpm. Available fire flow available is 1,250 gpm. To meet the fire flow required to serve this site, applicant will need to provide a looped water main system from Langston Ave SW through the site to SW Sunset Blvd and change construction type or add a sprinkler system to reduce the fire flow per the Fire Marshall. A looped system will provide 2,000 gpm. One hydrant is required to be within 150 feet of the building and additional hydrants must be within 300 feet of the building. Existing hydrants counted as fire protection will be required to be retrofitted with Stortz "quick disconnect" fittings if not already installed. 3. A water main extension and looping of the system is required to serve the site. Renton Emporium 4. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler systems. 5. If the building exceeds 30 feet in height a backflow device will be required to be installed on domestic water meter. SANITARY SEWER 1. The Sewer System Development Charge shall be $2,093.187. The rate is $0.106 x the total square footage of the property. This fee is payable with the construction permit. 2. If food preparation facilities are proposed, a grease trap or grease interceptor will be required to be installed. SURFACE WATER 1. No Surface Water System Development Charges are owed on this site. 2. A drainage report has been submitted and is currently being reviewed The drainage report proposes to use install an underground vault for detention and water quality. TRANSPORTATION 1. The traffic mitigation fees will be assessed at $5,032.00. See attached Mitigation Fee Report This is payable at time of building permit 2. Sidewalk, curb and gutter, storm and street lighting will be required if not already in place. PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards 2. 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. 3. Separate permits for side sewers, water meters and backflow device are required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 4. Applicant shall be responsible for securing all necessary easements for utilities and/or street improvements. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Renton Emporium 2. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities is required prior to Temporary Certificate of Occupancy. 3. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 4. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. .5✓Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the plan: "Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." cc: Kayren Kittrick CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS , AND STRATEGIC PLANNING MEMORANDUM DATE: February 12, 2002 TO: Jason Jordan FROM: Don Erickson SUBJECT: Renton Emporium,LUA-02-004, SA-H,ECF; PID 866350-0135 The subject 19,747 square foot site is located one block west of Rainier Avenue South on SE Sunset Boulevard near its intersection with Hardie Avenue SW and Langston Road. The site actually consists of two parcels separated by an unimproved alley right-of-way. It is unclear whether the applicants have requested vacation of the alley or this was previously done. Ingress would only be from SW Sunset Boulevard with egress occurring both on Sunset and Langston Road. The applicants are proposing a two story hipped roof building that would have 4,135 square feet of retail on the first floor and 3,471 square feet of residential on the second floor in three dwelling units. Access to the three units would be from the back of the building. The site is designated Employment Area—Commercial as shown on the Renton Comprehensive Plan Land Use Map. It is zoned Commercial Arterial which allows residential flats and townhouses provided that these are located within a structure containing retail and/or service uses on the ground floor. Residential is restricted to a maximum density of 20 units per net acre. The applicants are proposing a maximum density of 6.62 units per net acre. The eastern parcel fronting on Langston Road abuts a single-family house on its northern side. Both parcels abut an existing Chevron Station to the east,on the corner. Relevant Comprehensive Plan Land Use Policies Policy LU-169. Individual parcels should be encouraged to consolidate to maximize flexibility of site design and reduce access points. Policy LU-175. Landscape buffers, additional setbacks, reduced height, and other screening devices should be employed to reduce the impacts(e.g. visual,noise, odor, light) on adjacent, less intensive uses. Policy LU-177. Special design considerations (e.g. landscape, streetscape, signage, building design)should be encouraged for areas which are designated as gateways for the city. Policy LU-180. Public amenity features beyond those required for the mitigation of adverse environmental impacts should be encouraged as part of every development. Policy 181. Development should be designed to be compatible with adjacent, less intensive uses, e.g. lighting,fences,landscaping, setbacks should all be considered during site design. } Ren on Emporium commeli. 2 02/1 02 Sta believe a desirable amenity would be a delineated walkway from Langston Road through the ite to SW Sunset Boulevard. Rather than walking down to the corner and around the Chevron station,most residents will cut through this site. Such access would also be an important amenity for those walking and shopping at the new retail outlets. Arc itecturally the proposed structure is sensitive to the site, is compatible with an existing City "gat,way", and should fit well with the residential areas to the north, west and south. Consistent with Policy LU-177, signage for the new businesses should also be architecturally integrated into the •esign of the building facades. cc: Rebecca Lind H: SON_DEV\New H Drive Folders\Interdepartmental\Development Review\Green File\Comments\Renton Emporium on SW Sunse.doc\d • City of R,,..,.rn Department of Planning/Building/Public ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: i( v c ,v1(L 1..1,UPkif Ei'�� COMMENTS DUE: FEBRUARY 13, 2002 APPLICATION NO: LUA-02-004,SA-H,ECF DATE CIRCULATED: JANUARY 30,2002 APPLICANT: David Fall, Fall Architectural PROJECT MANAGER: Jason E.Jordan PROJECT TITLE: Renton Emporium WORK ORDER NO: 78933 _ :V LOCATION: 200 Block of SW Sunset Blvd. SITE AREA: 19,747 SF I BUILDING AREA(gross): 8,435 SF JAN 3 0 20n2 SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner sit• plaryppt ,py l to co_n§truct a two story,8,435 square foot mixed-use building. The first floor of the proposed structure would accom odate ap oxn ati4 , �00 square feet of retail space. The second story is proposed to include three residential units,which would ,_ =. ,; ew i:; :�`ING square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date Routing Rev.10/93 • City of I.,,.,.an Department of Planning/Building/Public, ...,rks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: FEBRUARY 13, 2002 APPLICATION NO: LUA-02-004,SA-H,ECF DATE CIRCULATED: JANUAR 2002 APPLICANT: David Fall, Fall Architectural PROJECT MANAGER: son E.Jordan 7-6 • PROJECT TITLE: Renton Emporium WORK ORDER NO: 7 33 LOCATION: 200 Block of SW Sunset Blvd. SITE AREA: 19,747 SF BUILDING AREA(gross): 8,435 SF SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner site plan approval to construct a two story, 8,435 square foot mixed-use building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second story is proposed to include three residential units,which would be approximately 1,160 square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet a , B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. CiPck) 2-'X'-C)Z Signature of Director or Authorized Representative Date Routing Rev.10/93 PROJECT LUA 02-004, SA-H, ECF Renton Emporium City of Renton Department of Planning/Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 4 Police Calls for Service Estimated Annually CONSTRUCTION PHASE To protect materials and equipment it is recommended that all materials and tools be loc ed up when not in use. The site will need security lighting and any construction trai er should be completely fenced in with portable chain-link fencing. The fence will pro ide both a physical and psychological barrier to any prospective thief and will de onstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1 2"throw when bolted. Glass windows in the trailer should be shatter-resistant. I al o recommend the business post the appropriate"No Trespassing" signs on the pro erty while it's under construction(flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing bui ding materials. The use of off-duty police officers or private security guards to patrol the ite during the hours of darkness is also recommended. C PLETED BUILDING It's important to have clear directions when you're combining private and public acc sses. All foot and vehicle traffic onto the property should be visible from each bui ding/location. Any entrance into the private living areas should be by key code entry only to prevent trespassing of individuals who have no authorization to enter private locations. All doors should be made of a solid core wood or metal with auxiliary locking devices with latch guards or pry-resistant cylinders around the locks. This particular area of Renton attracts a large amount of vehicle and pedestrian traffic, so maintaining the safety of apartments residents and customers of any future businesses should be priority. There should be consideration of a legend so visitors can be directed to the appropriate apartment unit in the building. It i recommended that both the apartment building and retail offices have monitored security alarms installed. All doors leading to the outside should have the words "Alarmed Door"in red lettering and at least 6"in height painted on the outside of each doer to deter any criminals from breaking in at these points of entry. PROJECT LUA 02-004, SA-H, ECF Renton Emporium City of Renton Department of Planning/Building/ Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) Pro iding access to apartments by way of elevator is expected,but it should be con idered by the developer to allow access only by a keycard or access code. Each ap ment unit should have their individual unit listed clearly with the numbers in a color that contrasts with the color of the building and preferably placed under or near a light. Landscaping around the exterior of the building should not be too dense or high. It is important to allow visibility. Too much landscaping will give the building the look of a fortress and possibly give a burglar sufficient coverage to break into the buildings, especially during the hours of darkness. An parking area should have appropriate lighting. This will assist in the deterrent of the from motor vehicle(which is one of the most frequent calls for service in the City of Re ton), as well as provide safe travel for those conducting business and/or living in this facility. Ke for a complex of this size is proper lighting and an abundance of signage. The public nee s to be made aware at all times of what space is private and what space is public. Pro er No Trespassing signs should be posted in conspicuous locations throughout the outside of the buildings (including parking areas) so enforcement action can be taken if needed. These signs need to have the proper verbiage, which contains the City of Renton Code (see attached.) Trespass USINES Enforcement WATCH • Quite often, business owners and managers are faced with crimes that occur on the property after the businesses are closed and the employees have gone home. Some of the crimes that occur are burglary, vandalism, graffiti, trespassing, drug dealing and robbery in the parking lots. There is a way for police and business owners to discourage these types of crimes from taking place on private property, and that is by enforcing the City of Renton's Municipal Trespass Code 6-18-10. In order for police to be able to make an arrest for Trespass, business owners or managers need to purchase signs and display them in conspicuous areas on the property. These signs need to include the following language: 1. Indicate that the subject property is privately owned and; 2. Uninvited presence on the specified property is not permitted during the hours the business is closed, and; 3. Violators will be subject to criminal sanctions pursuant to Renton City Code 6-18-10. MOST IMPORTANTLY -THE SIGNS SHOULD BE CONSPICUOUS FROM ALL POSSIBLE POINTS OF ENTRY TO THE PROPERTY, AND ALSO BE PLACED ON THE EXTERIOR OF THE BUILDINGS. This way when a suspect is arrested, he/she will not be able to claim as a defense that he/she did not know he or she was trespassing. EXAMPLES FOR TRESPASS SIGNS: NO TRESPASSING NO TRESPASSING This is private property. Persons without specific No Trespassing after business hours business are not authorized to be on the premises between (insert specific times). Anyone on the the hours of(insert the hours your business is closed). premises after business hours is subject to Violators are subject to arrest and/or citation for criminal arrest and/or citation for Criminal Trespass pursuant to Renton City Code #6-18-10.. Trespass and/or impoundment of vehicle. Per Renton City Code #6-18-10. By enforcing the Trespass Ordinance, business owners and police will be sending a message to criminals that they are not allowed to conduct criminal activity on the property. In making arrests for Trespass, police may be preventing the more serious crimes from taking place. r COURTESY OF RENTON POLICE DEPARTMENT I• 5R . CRIME PREVENTION UNIT -N ' 235 - 2571 City of 1.,,...on Department of Planning/Building/Public ....:ks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ida r 165 COMMENTS DUE: FEBRUARY 13, 2002 APPLICATION NO: LUA-02-004,SA-H,ECF DATE CIRCULATED: JANUARY 30, 2002 APPLICANT: David Fall, Fall Architectural PROJECT MANAGER: Jason E. Jo `A FIB/ED PROJECT TITLE: Renton Emporium WORK ORDER NO: 78933 LOCATION: 200 Block of SW Sunset Blvd. JAN 3 t, 2002 SITE AREA: 19,747 SF I BUILDING AREA(gross): 8,435 SF CI; \-TON S •CO '. SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner site pfarf boprV106Sistruct a two story,8,435 square foot mixed-use building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second story is proposed to include three residential units,which would be approximately 1,160 square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet • B. POLICY-RELATED COMMENTS 0/te- 71-tri4710,66th /1) 121/2 C. CODE-RELATED COMMENTS &AJZA.Q-C{Wc- ( -471 / /-1D1 We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ditional information is n ed to properly assess this proposal. (A/Signature of Director or Authorized Representative Date Routing Rev.10/93 A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new mu!+i family unit to address these potential impacts." City o: Department of Planning/Building/Pub,,., ./orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (DAS ,t,t(f IUVI ovul(PS COMMENTS DUE: FEBRUARY 13, 2002 CITY OF RENTON APPLICATION NO: LUA-02-004,SA-H,ECF DATE CIRCULATED: JANUARY 30,2002R E C E I V F D APPLICANT: David Fall, Fall Architectural PROJECT MANAGER: Jason E. Jordan PROJECT TITLE: Renton Emporium WORK ORDER NO: 78933 JAN a `1 2n") LOCATION: 200 Block of SW Sunset Blvd. BUILDING DIVISION SITE AREA: 19,747 SF I BUILDING AREA(gross): 8,435 SF SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner site plan approval to construct a two story,8,435 square foot mixed-use building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second story is proposed to include three residential units,which would be approximately 1,160 square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS v'/t-' 4-66 L'S S I Q[„(_ P/1-2 k I N Ca 0 iu le.e Q U I le�S "f-cc iv iv4+TT 'e2 4 1-tG (-lr /4-IvfD V -&inc-4rIa1c Foci-a(v 7"4o -c CIF SO c LS REtX kT We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additi.sal infor - ion needed to properly assess this proposal. 0 Signature of ni -ctor or A wy on "Representative Date Routing Rev.10/93 C.( . + 4 ..amo 1.1: •Y-:.t w,,,.x,0• -'yr~s :Y'v-:,.-co-:..iC-irv;:,•,:••,•-- -.<:=:' "-:k+'.: :.. _ ,.--r:- ' ~hic : \y.-•-...::.vry:'-\f-: :: \ -:}v-.vvai:i{_::{-i-w.:fc:v. :.-x.--•-van , ,-1e„s, r.,-..Yi .' ,p.,v nYn:::i-:�:-,.:'?S,l,v-...};.;ii;3,}i,: -r-x T t« ?�Q-if :TY itiro:---Tit l t:G Q. .< E_k: � v�wA:,<,. '�����•,-1�4F��S ,•"ikrowe::.:+ v.�a. :a^r:^:':?•:�o->is:-x t:i_�?Sao>.•-r+ ::a±t:v.{:c:::4.:r--s.:-.'-�c..,�.:FN.c.,-i::vtM:=xSii:.r!ai^.,....s;���.^..,...,azss i�..r--::-,,. Project Name Rs-mTD1.1 eM 0( \t)1-1 Project Address ZOO SW SvNS sue" 12,1.,\I b , Contact Person DPI ID ai-tl.-- Address -Vitt l.W FAA\1'[6L '2-tL- Phone Number ZOID - 15- aaAC Permit Number LUIk-o2-OO(4 Project Description MIXI t use '�3vtl,Dttib) U.1/ i1tioo. 12rr .. iN,1Jfl 61014.s . -0,M1t.,] 2t6t i1A,L, th►Jtif- , 2.5% he,‘13 atkyeA vs b1 c v\s> Land Use Type: , Method of Calculation: ln'A't Ecltno,..) avResidential EWITE Trip Generation Manual CBw� stA.0 ,iN6, 051u1-1,--yL U°Retail 0 Traffic Study tt3 ❑ Non-retail ❑ Other L/2./Z Pam" L4YW Calculation: -assay �,r- (220) /� IUtt�rtS y.L\ X LAa,45.1Z C12)8.65 X .2 , y,.2-0 (0.4 3 - - ��,�- 11(A. 8q - (o-7. iO N6 IR.\ps X t,, ,3 = 1q.v9 (1new) _�5,02..so t��.lo x ors Transportation Mitigation Fee: `.W 6)D •5O . Calculated by: '11 .1 111rt t..) Date: 1 3! a3v-7--- Account Number: • Date of Payment City of 1.—..on Department of Planning/Building/Public, ...,rks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pt/,e...Aj MVI COMMENTS DUE: FEBRUARY 13, 2002 APPLICATION NO: LUA-02-004,SA-H,ECF DATE CIRCULATED: JANUARY 30,2002 APPLICANT: David Fall, Fall Architectural PROJECT MANAGER: Jason E.Jordan PROJECT � 1 is L TITLE: LOCATION: 200 Block of SW Sunset Blvd. II!Renton Emporium ERN 7893 SITE AREA: 19,747 SF BUILDING AREA(gross): 8,435 SF % 3 O SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner site plan appron construct a two story,8,435 square foot mixed-use building. The first floor of the proposed structure would accdmmodate approximately 4,400 square feet of retail space. The second story is proposed to include three residential units,which woul&beapproximately 1,160 square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW li a ngsfon_Road.''L A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS AA)WI _ C. CODE-RELATED COMMENTS see We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this pr posal. O Signature of Director or Authorized Rep esentatiu� Date Routing Rev.10/93 TY CITY OF RENTON FIRE PREVENTION BUREAU ,Nrr, MEMORANDUM DATE: January 31, 2002 TO: Jason Jordan, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Comments for Renton Emporium MITIGATION ITEMS; 1. A fire mitigation fee of$3,452.00 is required based on $0.52 per square foot of retail area and $388 per residential unit. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow is 3,000, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. ;y • 0 CITA )F RENTON ..� Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman RE.,Administrator January 30, 2002 RS® 403 KECEIVED Fl FEB 0 4 2002 . , ` JAN3 1 '02 Superintendent's Office LL OFFICE OF- THE Renton School District#403 E C `- SUPERINTENDENT^ 300 SW 7th Street CAPITAL PPO J' TT Renton, WA 98055-2307 Subject: Renton Emporium Project No. LUA-02-004,SA-H,ECF The City of Renton Development Services Division has received an application for construction of a two story mixed-use building. The property is located at 200 block of SW Sunset Boulevard. Please refer to the enclosed Notice of Application for complete details of the proposed project. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Would you please fill in the appropriate schools on the list below and return this le er to my attention, Development Services Division, City of Renton, 1055 Sou Grady Way, Renton, Washi gton 98055. Elementary School: /f L/ Middle School: (--- es 4//1 /1 ei:te High School: i _fil (- Will the schools you have indicated be able to handle pact of the additional students estimated to come from the proposed development? Yes No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at(425)430-7219. Sincerel , IintPLOPMENT PLANNING (.;TY 11 F PENTON Jason . Jordan Associate Planner FEB 15 2001 Enclosure RECEIVED school/ /kac 1055 South Grady Way-Renton, Washington 98055 CO This paper contains 50%recycled material,20%post consumer ( Y O C> �4 • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE - MITIGATED (DNS-M) DATE: January 30,2002 LAND USE NUMBER: LUA-02-004,SA-H,ECF APPLICATION NAME: RENTON EMPORIUM PROJECT DESCRIPTION: The applicant is requesting environmental review and Hearing Examiner site plan approval to construct a two story,8,435 square foot mixed-use building. The first floor of the proposed structure would accommodate approximately 4,400 square feet of retail space. The second story is proposed to include three residential units,which would be approximately 1,160 square feet in size per unit. The applicant has proposed to create 23 on-site parking stalls for the mixed-use development. Ingress to the subject site is proposed from SW Sunset Boulevard,while egress is proposed from SW Langston Road. PROJECT LOCATION: 200 Block of SW Sunset Boulevard OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: January 14,2002 NOTICE OF COMPLETE APPLICATION: January 30,2002 Permits/Review Requested: Environmental(SEPA)Review,Site Plan Review Other Permits which may be required: Building,Construction,Fire Permits and Business Licenses Requested Studies: Geotechnical Review and Drainage Analysis Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: Public hearing scheduled for March 26,2002,before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 Grady Way South. CONSISTENCY OVERVIEW: Land Use: The subject site is designated Employment Area—Commercial(EAC)on the City's Comprehensive Plan Land Use Map and Commercial Arterial(CA)or the City's Zoning Map. The proposed use of the site,as a mini-market and gasoline service station with a car wash,is considered a primary permitted use in the CA zone. The proposal is consistent with both of the Comprehensive Plan and Zoning designations. Environmental Documents that Evaluate the Proposed Project: N/A Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Code,Public Works Standards,Uniform Building Code,Uniform Fire Code,and other applicable codes and regulations as appropriate. NOTICE OF APPLICATION r Proposed Mitigation Measures: 1. The applicant will be required to pay the appropriate Fire Mitigation Fee based on$0.52 per square foot of new construction. 2. The applicant will be required to pay the appropriate Traffic Mitigation Fee based on$75 per net new average daily trip associated with the project. 3. The applicant will be required to pay the appropriate Parks Mitigation Fee based of$354.51 per multi-family unit. 4. Temporary Erosion and Sedimentation Control Measures shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 5. The applicant will be required to follow the recommendations contained with the Geotechnical Engineering Study prepared for this project with regard to the disturbance,preparation and construction of the site. Comments on the above application must be submitted in writing to Jason E.Jordan,Associate Planner,Development Services Division, 1055 South Grady Way,Renton,WA 98055,by 5:00 PM on February 13,2002. This matter is also scheduled for a public hearing on March 26,2002,at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall,1055 South Grady Way,Renton. If you are interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: JASON E.JORDAN (425)430-7219 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION LANGSTOM1,--4" \ 7-., ;:t va'. ! HARDIE t.,...._ ._ ,"tS F��1 4 FM 4 2 a �,, ROAD . �k� _ ;_=== VENUE o0 a T III O14� m e. SIP d PNO� • #rADE TC - l' Emzrzt ',, 44 '1Viii■ W49, 904, kARANK 3 r n\�I -.19 it iii • •-1.4`10 .16,, . „i „§4,7111% -,x:17____!,,iv.., , .1- ikaap--"411114 Iri(/if'^t ra ��i\'*H'ARC��+ ,...,- ,,.••.a AO MIXED USE ��ti sW � -, BUILDING L ,,,t, *. a1,,1: IIr 1 A.. ®--')'O p y.. " 90D f,^ ,ore" /ate`.-., /�oy / 5 Y .„7/ � l "i K , ZA P" 5 .4/9 ; ,,' o Kip/ 111 Dr's a :t F'" '8 _ y�,, ., t mow°Ilk ` � SUNSET' 'V10±/�,' 1 'I0' • Mt�I "\� '' A p._p.�;; Adi SUNSET P• '�. � "A\ %. ,r ' RAINIER north 1/14 DO DO BOULEVARD- ' ,�:-. . " , _.� \�,AVENUE ;:\--- - I NEIGHBORHOOD DETAIL MAP SCALE : 1" = 100' ri' lilESIMMIN rr�1T 0 100' 200' 400' i, 1 I I 1 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton,WA 98055. File No./Name: LUA-02-004,SA-H,ECF/Renton Emporium NAME: ADDRESS: TELEPHONE NO.: NOTICE OF APPLICATION ;y CITY )F RENTON ..u. • Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 30, 2002 Superintendent's Office Renton School District#403 300 SW 7th Street Renton, WA 98055-2307 Subject: Renton Emporium Project No. LUA-02-004,SA-H,ECF The City of Renton Development Services Division has received an application for construction of a two story mixed-use building. The property is located at 200 block of SW Sunset Boulevard. Please refer to the enclosed Notice of Application for complete details of the proposed project. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Would you please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055. Elementary School: Middle School: High School: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at(425)430-7219. Sincerel , Jason . Jordan Associate Planner Enclosure school/ /kac 1055 South Grady Way-Renton, Washington 98055 60 This paper contains 50%recycled material,20%post consumer ri CITY ►F RENTON ..LL Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 30, 2002 Mr. David Fall Fall Architectural 9607—39th Avenue SW Seattle, WA 98136 SUBJECT: Renton Emporium Project No. LUA-02-004,SA-H,ECF Dear Mr. Fall: The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. The Environmental Review Committee tentatively schedules it for consideration on February 26, 2002. Prior to that review, you will be notified if any additional information is required to continue processing your application. The date of Tuesday, March 26, 2002, at 9:00 a.m., has been set for a public hearing to review the proposed Site Plan. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will be held in the Council Chambers on the seventh floor of Renton City Hall. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me, at(425)430-7219, if you have any questions. Sincerely, Jaso . Jordan Associate Planner cc: Mr. & Mrs. Keith Demps/Owners acceptance 1055 South Grady Way- Renton, Washington 98055 y) This paper contains 50%recycled material,20%post consumer Printing, ■ REMIT TO: INVOICE reprographics `� '� for the and supplies MAIN OFFICE MIDTOWN BRANCH EASTSIDE LOCATION EVERETT LOCATION professi al 1016 FIRST AVE. SO. 1205 SECOND AVE. 2789 152nd AVE. NE 2727 COLBY AVE. commury. REPROGRAPHICS SEATTLE,WA 98134 SEATTLE,WA 98101 BUILDING 7 EVERETT,WA 98201 (206)622-6000 (206)464-1010 REDMOND,WA 98052 (425)252-8506 TIME REQUIRED 0PlanWeII (425)882-0509 The plans are the project f HI_.L. ARCHITECTURAL l:.T.V OF RENT ON DATE REQUIRED BILL SHIP J.)55 SOUTH GF•ADY WAY TO F.t.l;' •-- :79TH AVENUE SW TO :E•#NITON Wit 980.55 TTL.E , WA 98176. INVOICE NUMBER DATE ORDER DATE PURCHASE ORDER NO. REQUESTED BY SHIPPED VIA JOB NUMBER J JOB NAME RENT(_N ENF'c)rj, I_it i ORDERED QUANTITY BACK DESCRIPTION ORIG. COPIES ORIG. TOTAL EXTENSION SHIPPED ORDERED SIZE SQ.FT. TT j „c - ' is E.'.INTS RECEOF IVED NN�N. JAN 2 4 2002 ESOP it cke BUILDING D'VISION o�� c N 1f��pc 1. .00 0 to BILLER SUBTOTAL SALES TAX INVOICE TOTAL I* TERMS:Net 30 days from date of invoice.All past due balances will be charged 1'/:%per month,$3.50 min. TOMER Notification of discrepancies must be made within 15 days of merchandise receipt.Written authorization must be obtained for merchandise returned or exchanged. A 15%restocking charge is made on all returns and exchanges except those due to our error. f. FALL ARCHITECTURAL STUDIO 1/23/2 9607 39th Ave. S.W. Seattle,WA 98136 (206) 935-2240 (office/fax) email; falarc@cnw.com CITY OF RENTON 1055 South Grady Way Renton, WA 98055 Attn. Jason Jordan RE: Renton Emporium Mr. Jordon, Enclosed find (12) replacement copies of sheet Al per your request. Note the added information. Also note that I have removed the stairs in the utility easement that we discussed. I hope this completes our application for Site Plan Review. Call if you need anything else. Sinc +�- , , // 1 / file David J. Fall, . ner LvkOz_u,,�- (1-1;) CITY OF RENTON DEVELOPMENT SERVICES DIVISION w LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION Note: If there is more than one legal owner,please attach an additions I notarized Master Application for each owner. PROJECT OR DEVELOPMENT NAME: NAME: RENTON EMPORIUM KEITH AND ANNETTE DEMPS PROJECT/ADD SS(S)/LOCATION and Zip Code: ADDRESS: 2308 NE 24TH ZCL� 8t.K.5Ui SET BLVD RENTON 98055 CITY: RENTON ZIP: 98056 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: 425-226-1444 866350-0135 & 866350-0015 APPLICANT (if other than owner) EXISTING LAND USE(S): RAW LAND NAME: DAV-D FALL PROPOSED LAND USE(S): TWO—STORY MIXED USE BLDG COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: FALL ARCHITECTURAL EAC ADDRESS: 9607 39th AVE SW PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N/A CITY: SEATTLE ZIP: 98136 EXISTING ZONING: CA TELEPHONE NUMBER 206--935-2240 OFF/206-909-3283 CELL PROPOSED ZONING(if applicable): N/A 8 ` SITE AREA (in square feet): 19,747 sf SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED NAME: FOR SUBDIVISIONS OR PRIVATE STREETS SERVING DAVID FALL OR ANNETTE DEMPS THREE LOTS OR MORE(if applicable): COMPANY(if applicable): N/A FALL ARCHITECTURAL PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ADDRESS: ACRE(if applicable): 6.6 9607 39th AVE SW NUMBER OF PROPOSED LOTS(if applicable): CITY: SEATTLE ZIP. 98136 N/A NUMBER OF NEW DWELLING UNITS(if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: 3 DAVID 206-935-2240 or 206-909-3283 ANNETTE 425-226-1444 or 206-498- NUMBER OF EXISTING DWELLING UNITS(if applicable): 1925 CelL N/A masterap.doc Revised April 2001 1 __JJECT INFORMATION (contit____d) - I SQUARE FOOTAGE OF PROPOSED RESIDENTIAL PROJECT VALUE: BUILDINGS (if applicable): 3,471 500.000, SQUARE FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF BUILDINGS TO REMAIN (if applicable): N/A ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL SQUARE FOOTAGE(if applicable): BUILDINGS (if applicable): 4,400 0 AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL ❑ AQUIFER PROTECTION AREA TWO BUILDINGS TO REMAIN (if applicable): N/A ❑ FLOOD HAZARD AREA sq.ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if ❑ GEOLOGIC HAZARD sq.ft. applicable): 4,035 ❑ HABITAT CONSERVATION sq.ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE ❑ SHORELINE STREAMS AND LAKES sq.ft. NEW PROJECT(if applicable): 5 ❑ WETLANDS sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach separate sheet if needed) SEE ATTACHED SHEET TYPE OF APPLICATION & FEES Check all application types that apply— City staff will determine fees. _ANNEXATION(A) $ SHORELINE REVIEWS _COMP PLAN AMENDMENT(CPA) $ _CONDITIONAL USE(SM-C) $ CONDITIONAL USE PERMIT(CU-A,CU-H) $ _EXEMPTION(SME) $ NO CHARGE .. ENVIRONMENTAL REVIEW(ECF) $ ,f.TO6) _SUBSTANTIAL DEVELOPMENT(SM) $ _GRADE&FILL.PERMIT(GF) $ _VARIANCE(SM-V) $ (No.Cu,Yds: ) $ _REZONE(R) $ SUBDIVISION _ROUTINE VEGETATION $ _BINDING SITE PLAN(BSP) $ MANAGEMENT PERMIT(RVMP) FINAL PLAT(FP) $ `,. SITE PLAN APPROVAL(SA-A,SA-H) $ _LOT LINE ADJUSTMENT(LLA) $ _SPECIAL PERMIT(SP) $ _PRELIMINARY PLAT(PP) $ _TEMPORARY PERMIT(TP) $ _SHORT PLAT(SHPL-A,SHPL-H) $ _VARIANCE(V-A,V-H,V-B) $ (from Section: ) $ Postage: $ �• -Z_ _WAIVER(W) $ - TOTAL FEE $ OTHER: $ r---- AFFIDAVIT OF OWNERSHIP I, (Print Name) ANNETTE AND KEITH DEMPS ,declare that I am(please check one) x the current owner of the propert involved in this application or the authorized representative to act for a corporation (please attach proof of authorization) and that the forego . . - • . - - - • •-r-nd the information herewith are in all respects true and correct to the best of my knowledge and belief.0 ANNETT; D.,-,'MPS Notary Public KEITH JEM Stale of Washington I certify that I know or have satisfactory evidence that ! KIMtM.>�.Washin''ACK signed this instrument and acknowledged it to be his/her/their free and voluntary act for ' the use and purposes mentioned in the instrument. My Appointment Expires Jul 7,217, 3 a ANNErI m-nErrt s -mvt .- ,ti 1i / . Wit- 4LS7i d&4- (Name of Owner/Representative) Notary Public in and for the Statejof Wathington C.1--`-.1/4--✓L-e_. '\ ,1/47.: i)(_,,,_. ; 4 Notary(Print) 4,in i/n . LAa�'1.t ) c-(e. (Signature of Owner/Representaf ) My appointment expires: Y masterap.doc Revised April 2001 ALTA OWNER'S POLICY EXHIBIT "A" LOTS 3, 27, 28 AND 29, TOWN AND COUNTRY CLUB BUNGALOW SITES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 19 OF PLATS, PAGE(S) 21, RECORDS OF KING COUNTY, WASHINGTON. Schedule A STEWART TITLE Policy No: 0-9993-2404510 Guaranty Company )EVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED REQUIREMENTS: BY: BY: COMMENTS Calculations, Survey, Density WOrksheet 4 .. Drainage Cont of Plan 2 Drainage Report 2 Elevations, Architectural 3 AND 4 Elevations, Gr<.ding 2 Existing Covenants (Recorded Copy)4 Existing',Easements.(Recorded Copy)4 ' . Flood Plain Map, if applicable 4 47/ ,Floor Plans 3AID Geotechnical F.eport 2 AND 3 Or Aoi PN ' lvb Gracimg Plan, Conceptual 2 Q '' Grading Plan, I)etailed 2 �+ King County A:,sessor's Map Indicating S1tea Landscaping Plan, Conceptual4 Legal Deseripti Dn 4 List of Surroun ling Property Owners 4 r---T ........ Matting 00e s for Property Owners 4 Map of Existinc. Site Conditions 4 Master Applica:ion Form 4 Monument Cards (one per monument). Parking, Lot Coverage & Landscap►ng Analysis 4 Plan Reductior s (PMTs)4 Postage 4 ; Preapplication Meeting Summary 4 Public Works.pproval Letter 2 Rehabilitation Plan 4 This requirement may be waived by: n -- 1. Property Services Section PROJECT NAME: ;P,v/Tpi 2. Public Works Plan Review Section 3. Building Ser;tion DATE: /D-6/c) 4. Developmei it Planning Section h:\division.s\develop.ser\dev.plan.ing\waiver.xls REVISED 5/17/00 DEVELOPMENT SERVICES DIVISIOI WAIVER OF SutiMITTAL REQUIREMEN-I FOR LAND USE AP,PUQATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Screening Detail 4 Street Profiles 2 Title Report or Plat Certificate 4 o a• . Map 5'contours 3 • TflP 9E �Y � ) • Traffic Study 2 Tree Cuttln Ne etattc0n Gleam Plan Urban Center Design Overlay District Report 4 Utilities Plat,•General± t12 Wetlands Delineation Map 4 • PlantingPlan Wetlands_ •.....:• Wetlands Study 4 Wireless: • Applicant A reement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement; Draft • Map of Existing Site,Conditions 2 AND 3 Map,of View Area 2 AND 3 • PI'tOtoshr ulatlonS 2 AND 3 a This requirement may be waived by: 1. Property Services Section PROJECT NAME: 2. Public Works Plan Review Section 3. Building Section DATE: 4. Development Planning Section h:\division.s\develop.ser\dev.plan.ing\waiver.xis REVISED 5/17/00 CLf OF REN t"ON SERVIC ES IVI DEVELCJPNI N R V RONM•ENTAL HE• CKLI T PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: Th is environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most pr)cise information known, or give the best description you can. Yau must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or"does not apply". Complete answers to the questions now may avoid unnecessary dE lays later. Same questions ask about governmental regulations, such as zoning, shoreline, and landmark dE signations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of tine or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to e)plain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, cqmplete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Fc r nonproject actions (actions involving decisions on policies, plans and programs), the references in th checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area,"respectively. DEVELOPMENT PLRPJIN(; O'RENTON JAN 14 20C2 RECEIWID Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: Q.r i t_C r1 F rY pc;r't u(Y'1 2. Name of applicant: Arlrlt 3. Address and phone number of applicant and contact person: wri 900ks e 4. Date checklist prepared: )4 f c1r E ss sa,Y 3�n t< c-Oz 5. Agency requesting checklist: a t.,l 0.c rti rc Y l tt2r) ice..)i<0 Ci (i r' C 6. Proposed timing or schedule (including phasing, if applicable): t. aco-Vr1 1, ZOO' L r t Ccr,vtt vek,o k"1 a.`1 l� Z crc c �rcl Ccx��tCue��Or 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Nv 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. C> e 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. tvo 10. List any governmental approvals or permits that will be needed for your proposal, if known. �CilrG 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. -{-vJo StOcl r.A,,(.ed— Lase 2'Id 1-}5b0 T i C)Tl bcfior 1 `. 3 C.)" Lop r'. L C' i d raw{ 2 Ernlronmental Checklist 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one);/fiat, rolling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope?) c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. rr xv r Q cc4 cam-- ye cloy , , cl d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. •e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. LL\ g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: IVt`r't 3 Environmental Checklist 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and lI give approximate quantities if known. Ivor1'c b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. kir c. Proposed measures to reduce or control emissions or other impacts to air, if any: Jtl 3. WATER a. Surface Water: 1) Is there anylsurface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. f 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose,and approximate quantities if known. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. v 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. oot E nvironmental Checldist f b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. w 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. ki 'ne. • c. Water Runoff(including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. tt i c, (A- t Cr- 10 r.rre 3 C1 el-1rAt.or-) . 2) Could waste material enter ground or surface waters? If so, generally describe. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: _ N; r,3`-r:� t. PLANTS a. Check or circle types of vegetation found on the site: ./ deciduous tree: alder,Ujaple,:aspen, other evergreen tree: fir, cedar, pine, other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants:water lily, eel grass, milfoil, other other types of vegetation b. _ What kind and amount of vegetation will be removed or altered? r; c. List threatened or endangered species known to be on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: 5 Environmental Cheddiat 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Al, 14 Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon,trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. f r1 r c. Is the site part of a migration route? If so, explain d. Proposed measures to preserve or enhance wildlife, if any: A.IA 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. ►�z3tUrdl CaS �c �. �iC_:>t,� l� b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. 1) Describe special emergency services that might be required. k �A 2) Proposed measures to reduce or control environmental health hazards, if any: KVA 6 Env-onmental Checklist b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. 3) Proposed measures to reduce or control noise impacts, if any: I-, ,r. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? exit u d b. Has the site been used for agriculture? If so, describe. Kt c. Describe any structures on the site. Nc:;'t d. Will any structures be demolished? If so,what? ti � e. What is the current zoning classification of the site? L' A f. What is the current comprehensive plan designation of the site? g. If applicable, what is the current shoreline master program e i gnation of the site? ►,, IA h. Has any part of the site been classified as an "environmentaII' sensitive" area? If so, specify. Approximately how many people would reside or work in the completed project? 7 Environmental Checklist j. Approximately how many people would the completed project displace? k. Proposed measures to avoid or reduce displacement impacts, if any: ,J fA Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: ?J I A 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 3 - b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. C'r"1C c. Proposed measures to reduce or control housing impacts, if any: .0. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. SC) 1-4-1 mot✓ c.d K1oo ci b. What views in the immediate vicinity would be altered or obstructed? r1 . c. Proposed measures to reduce or control aesthetic impacts, if any: U�7Q 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? b. Could light or glare from the finished project be a safety hazard or interfere with views? to. 8 Ern ronmental Checklist c. What existing off-site sources of light or glare may affect your proposal? d. Proposed measures to reduce or control light and glare impacts, if any: f) r. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? b. Would the proposed project displace any existing recreational uses? If so, describe. iv c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities-to be provided by the project or applicant, if any: 1,3. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. lU 0 b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: ti� F+ 1 4. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? c. How many parking spaces would the completed project have? How many would the project eliminate? 9 Environmental Checklist d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? 1.; D e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. g. Proposed measures to reduce or control transportation impacts, if any: /VU 1 r-IeIIC� 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools,other)? If so, generally describe. b. Proposed measures to reduce or control direct impacts on public services, if any. 4/A 16. UTILITIES a. Circle utilities—currently available at the site: lectricity,! atural gaswater ;refuse service, lephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. T �l1G C POILI E.7C, T QTIZ-C i q C. SIGNATURE uo C,J E,Ls} L' 0 LIS A-0 c-n OK) ti C + J I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non- significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: a Name Printed: Q e Date: n 400z--i 10 DEVELOPMENT P CITY Of: Pi Project Narrative for the Renton Emporium JAN The project; The proposed project is a two story mixed use building with 4,135 sf of retail floor area at the main floor and with three dwelling units totaling 3,471 sf at the second floor. The 19,747 sf property is fronting on the north side of Southwest Sunset Boulevard and also extends north behind a neighboring property to Langston Avenue. The property is zoned CA (commercial) with neighboring CA zoned properties to the north & south and with R-8 (residential) zoned properties to the west. The property is currently vacant with some abandoned concrete and paving from a previous development. The property will be shared by store owners and customers along with apartment residents. Twenty four parking stalls have been provided which meets minimum parking requirements for this type of development. Access is provided from Sunset Boulevard as we II as Langston Avenue. The existing street edge at both locations will be maintained along frontage lengths with curb cuts added as required. Lot coverage of the building totals 4,500 sf (or about 23%) of the site. The proposed project sanitary and storm sewer systems will be connected to existing public systems which have been found to be close by Project construction cost for building and site improvements is estimated at $500,000. The resulting fair market value will be approximately $750,000. Special provisions; We are requesting Hearing Examiner consideration for reduced landscape buffers along the west boundaries of the property where the property abuts existing residential (R-8) zoning pursuant to Development Standards section 4-2-120A. Given the unusual shape and small size of the property, we found that the reduced buffer allows a greater degree of project feasibility. As part of this condition we are proposing an alternative to the `solid 6' barrier' Condition #5 (sec. 4-2-120C). We suggest that a wall placed along the western property lines and then around an existing hedge adjacent to the neighboring house, without a maintenance agreement, would be simpler for both land owners that share the property lines in question. We also feel that a 5' height is more consistent with the scale of he adjacent residential property and that the lower height will be less dominant and more visually pleasing in combination with the sight-obscuring landscaping behind it from the point of view of the residential neighbor. The line I've described is consistent with existing grade and with existing fence lines thereby making it a straight forward solution. We are also requesting consideration regarding the 50 foot distance requirement (sec. 4- 2-120A) from residential zoning to the garbage and recycle enclosure location. Again, bel;ause of the constraints of the site, placement that complies with this requirement would be difficult and less desireable. The only portion of the site that allows for a fully compliant enclosure location is near the street frontage of Sunset Blvd. We feel this location is not visually desirable from the public point of view. Instead, our proposal includes an attractive "front yard" landscaped area without any solid structures to reduce the view to/fom the building. Functionally, with the enclosure located in this area on the site, the ability to design for adequate parking would be greatly reduced. The enclosure itself is designed for a soft appearance that is accentuated and further screened with landscaping. The site; The Renton Emporium site is mostly flat to moderately sloped with four to eight foot embankments against the western portion of the property. Native soils were found to be generally dense silty sand with gravel below six to twelve inches of organic soils. A Tree Cutting/Land Clearing Plan has not been provided as there are no trees on site greater than 6" caliper E>,cavation will displace debris, topsoil and sub-surface soils in the approximate amounts of 500 cubic yards (cu.yds.) at the building footprint and 350 cu.yds. at the parking areas. Overexcavation for the high foundation will amount to approximately 150 cu.yds. of similar materials. About 175 cu.yds. of graded free draining fill will be imported for sub slab and foundation wall backfill according to recommendations outlined in the soils report. 260 additional cu.yds. for structural backfill at the foundation wall and for sub paving material will come from materials excavated on site, and about 100 cu.yds. of topsoil from on site excavations will be used in the landscaping areas. The net effect should be an export of 640 cubic yards. Construction; Construction is scheduled to begin April 15th of this year and to be completed by Sept 15th of this year. Construction will be managed without a job trailer given the limited space available. Stockpiling will occur near the Sunset Boulevard frontage, and construction traffic will occur from Langston Avenue in order to keep activity away from busy public traffic. A graveled wash zone at the north end of lot 3 will be provided to allow for wheel washing to prevent dirt tracking beyond the construction site. Construction runoff will be milimized by scheduling site work during the dry months and by providing temporary erosion protection as required to protect adjacent public and private properties. - 2 VERIFY LAYOUT AND DIMENSIONS WITH COMPACTOR COMPANY PRIOR TO INSTALLATION Mir I!!l 5■ I1 , ,- 2x6 WOOD OR COMPOSITE ■ �I ■ FENCE BOARDS W/ TOP CUT •�� Ii"- '- I- i TO 32' RADIUS WALKWAYIII i 1 - LANDSCAPING OEVELOp JAN 14 2002 front elevation , 4,,- I Z-0" ri 12"Wx6"D CONTINUOUS --I,/ CONCRETE FOOTING @ MIN. 1. I 18" BELOW FINISH GRADE -I I II \ / I I o o I I / 8'HINGES WOOD FRAMEDANCHORED GATETO W/ I f MASONRY U - I � • 12"x12" PILASTER ® WALL —Z ENDS plan 2x6 WOOD OR COMPOSITE FENCE BOARDS W/ TOP CUT TO 24' RADIUS Iiii Xil ■mi NNE i iiim Co mmi mu on 1::: ;r) La',NDSCAPING IIIIIIIIIIIIIMill DRIVE AISL.6s (I _ BRICK TO MATCH BUILDING WAINSCOT side elevation ( -)DUMPSTER SCREEN SCALE: hloNE, It you want information about coverage of no ci asslbtaltce iu IL:solve culllpldllltb, pledbu t.dlt Uul tUll toe IIul11ue,, 1-0vv-,ca-tout. ,, yuu make a claim under your policy, you must furni" —ripen notice in accordance with Section 3 of ti" IThriditions end Stipulations. Visit our 5Oorld-Wide Web site at: http:lfwww.st_.._.t.com .v� Lo `� C �. _ -7 �l "' .., -j .emu, aim ,y C-`: .���,.yl� -, ,,a .7� - P a .R r' 4 •'r at"- h. ate�I di :#t4 rti!�Yt)IT . ID :1t=,ti 0I 4 r** �0=a.1f 41 \ F oia^ 4 G '.'.1Q, '' < K.. 9r- 3f.. F., Qom, 4� aR �i R. T r, ,: sue_ 4 .�: �; � '` POLICY OF TITLE INSURANCE ISSUED BY r` it 4 STEWART TITLE ttp 0,`1 GUARANTY COMPANY J i SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN r ti+ .: SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, STEWART TITLE GUARANTY COMPANY, a Texas , y -. a) corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not }:ro a 14, exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason of: I.,ii 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; iti�� 4 2. Any defect in or lien or encumbrance on the title; ((s,�tj)1, a d,T W �Y''� 3. Unmarketability of the title; ((, �A (� 4. Lack of a right of access to and from the land. ilik tieThe Company will also pay the costs, attorneys'fees and expenses incurred in defense of the title, as insured, but `%: 't only to the extent provided in the Conditions and Stipulations. s t-ajt= 4, •;1 IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused this policy to be signed and sealed by its (( +ttL' t 1 duly authorized officers as of the date of Policy shown in Schedule A. + 'I 111 El STEWART TITLE t . 0 W�) GUARANTY COMPANY 1 / Chairman of the Boar President + :+, , OPJ'/O ' 6 Counters gned: fl+ .j� 1•) It)„,frn k6. }�,}} o dam— �/1 0 ",c �!t''e1 1 t 425\6 AA° + > f� ;.s: :�� DEVCiTM OME REpLANNtNG (;i ry •fi • ot<rn % SON i ,r}I?, Authorized Signato .. .,,c, R4). y /� ��► �c �k. t o'.. 1 e o s ;.a, JAN 1 41 2 , 1gtt Company _ ,�: .*. ,.* \ l� i�f V sP n�2;(2, uie-. 4 Tex AS pii'I'� din: 1 ---�,,,,,,,,,tllt RECEIVED q itl 1.�' City,State �; }r +fir EXCLUSIONS FROM COVERAGE ;�� (all) The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys'fees or expenses ' ti %Z�� which arise by reason of: a +d_,, rif 1. (a) Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations)restricting,regulating, �( prohibiting or relating to(i)the occupancy,use,or enjoyment of the land;(ii)the character,dimensions or location of any improvement now or hereafter erected is on the land;(iii)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv)environmental + tr,!i! protection,or the effect of any violation of these laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a ,•s notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. ( (b) Any governmental police power not excluded by(a)above, except to the extent that a notice of the exercise thereof or a notice of a defect,lien or 1 0 „i), encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 1 4 3�,i ,,� 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding from coverage ',p-: 4 w, any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. :'}; �j) 3. Defects,liens,encumbrances,adverse claims or other matters: + ,� ' a created,suffered,assumed or agreed to by the insured claimant; , A 34 A ) (b) not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in writing to the 1 Com any by the insured claimant prior to the date the insured claimant became an insured under this policy; ,<{ t;t c resulting in no loss or damage to the insured claimant; n,p d attachin or created subsequent to Date of Policy;or e'r �( ar g. q y ,y .4!. • e resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. + '(1)-+)) 4. ny claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federalf fi. AiV�) bankruptcy,state insolvency,or similar creditors'rights laws,that is based on: 4. a the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer;or t i 3,44 (b the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results } a • from the failure: ,, i to record the instrument of transfer;or `,i1''' timely h) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. "g 1 ^ � � a�etof ,� *,,Kt'. :�. .. P.0F:y 0-9993- 2 4 0 4 510 `.:.`sata .a.r �1`+r =4 :- 4 ,. -— Serial No ALTA OWNERS POLICY-10-17-92 ALTA OWNER'S POLICY SCHEDULE A Order Number: 200122164 Policy No.: 0-9993-2404510 Date of Policy: December 3, 2001 at 10:19 AM Amount of Insurance: $220,000.00 Premium: $613.00 1. Name of Insured: KEITH D DEMPS AND ANNETTE B DEMPS, HUSBAND AND WIFE 2. The estate or interest in the land which is covered by this Policy is: FEE SIMPLE 3. Title to the estate or interest in the land is vested in: KEITH D DEMPS AND ANNETTE B DEMPS, HUSBAND AND WIFE 4. The land referred to herein is situated in the State of Washington, County of King described as follows: See Legal Description attached hereto as Exhibit "A" Schedule A Policy No: 0-9993-2404510 STEWART TITLE Guaranty Company ALTA OWNER'S POLICY EXHIBIT "A" LOTS 3, 27, 28 AND 29, TOWN AND COUNTRY CLUB BUNGALOW SITES, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 19 OF PLATS, PAGE(S) 21, RECORDS OF KING COUNTY, WASHINGTON. Schedule A Policy No; 0-9993-2404510 STEWART TITLE Guaranty Company ALTA OWNER'S POLICY SCHEDULE B Order Number: 200122164 Policy No: 0-9993-2404510 SPECIAL EXCEPTIONS: This policy does not insure against loss or damage (and the Company will not pay costs, attorney's fees or expenses) which arise by reason of: 1. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: DECEMBER 8, 1941 RECORDING NO.: 3208745 FOR: WATER PIPE AFFECTS: WESTERLY 3 FEET OF LOT 27 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: ELECTRIC TRANSMISSION LINES AREA AFFECTED: NORTHEASTERLY PORTION OF LOT 3 DISCLOSED BY: KING COUNTY TAX ROLLS AND KING COUNTY ASSESSORS MAP 3. DEED OF TRUST: GRANTOR: KEITH D. DEMPS AND ANNETTE B. DEMPS, HUSBAND AND WIFE TRUSTEE: STEWART TITLE BENEFICIARY: GEORGE T STARCEVICH AND JANET B STARCEVICH, HUSBAND AND WIFE AMOUNT: $215,000.00 DATED: NOVEMBER 19, 2001 RECORDED: DECEMBER 3, 2001 RECORDING NO.: 20011203001055 End of Exceptions Schedule B Policy No.: 0-9993-2404510 STEWART TITLE Guaranty Company Page 3 • ALTA OWNER'S POLICY SCHEDULE B Order Number: 200122164 Policy No: 0-9993-2404510 GENERAL EXCEPTIONS THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE (AND THE COMPANY WILL NOT PAY COSTS, ATTORNEYS' FEES OR EXPENSES)WHICH ARISE BY REASON OF THE FOLLOWING: A. TAXES OR ASSESSMENTS WHICH ARE NOT NOW PAYABLE OR WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OR ANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THE PUBLIC RECORDS; PROCEEDINGS BY A PUBLIC AGENCY WHICH MAY RESULT IN TAXES OR ASSESSMENTS, OR NOTICES OF SUCH PROCEEDINGS, WHETHER OR NOT SHOWN BY THE RECORDS OF SUCH AGENCY OR BY THE PUBLIC RECORDS. B. ANY FACTS, RIGHTS, INTEREST, OR CLAIMS WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS BUT WHICH COULD BE ASCERTAINED BY AN INSPECTION OF THE LAND OR WHICH MAY BE ASSERTED BY PARTIES IN POSSESSION, OR CLAIMING TO BE IN POSSESSION, THEREOF. C. EASEMENTS, LIENS OR ENCUMBRANCES, OR CLAIMS THEREOF, WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS. D. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER FACTS WHICH A CORRECT SURVEY WOULD DISCLOSE, AND WHICH ARE NOT SHOWN BY PUBLIC RECORDS. E. (A) UNPATENTED MINING CLAIMS, (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER; WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B) OR (C) ARE SHOWN BY THE PUBLIC RECORDS, (D) INDIAN TRIBAL CODES OR REGULATIONS, INDIAN TREATY OR ABORIGINAL RIGHTS, INCLUDING EASEMENTS OR EQUITABLE SERVITUDES. F. ANY LIEN, OR RIGHT TO A LIEN, FOR SERVICES, LABOR OR MATERIAL THERETOFORE OR HEREAFTER FURNISHED, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORDS. G. ANY SERVICE, INSTALLATION, CONNECTION, MAINTENANCE, CONSTRUCTION, TAP OR REIMBURSEMENT CHARGES/COSTS FOR SEWER, WATER, GARBAGE OR ELECTRICITY. H. RIGHT OF USE, CONTROL OR REGULATION BY THE UNITED STATES OF AMERICA IN THE EXERCISE OF POWERS OVER NAVIGATION; ANY PROHIBITION OR LIMITATION ON THE USE, OCCUPANCY OR IMPROVEMENT OF THE LAND RESULTING FROM THE RIGHTS OF THE PUBLIC OR RIPARIAN OWNERS TO USE ANY WATERS WHICH MAY COVER THE LAND OR TO USE ANY PORTION OF THE LAND WHICH IS NOW OR MAY FORMERLY HAVE BEEN COVERED BY WATER. END OF GENERAL EXCEPTIONS Schedule B Policy No.; 0-9993-2404510 STEWART TITLE Guaranty Company Page 2 IEW/9111111 ORDER NO. 7 0 l 2-- 7- ( C u41131 Section Township Range Sanctity of Contract Short Plat Rec. No. STEWART TITLE Volume 1 9 Page 4O. u� 7� ° r• � h , i 4.41,6 o wi y - . ` .. \ + ti r. e-r® I' I o " \ e3®^ z m� S W 2 ND\ tov o `. •' "<N --1-pcir, f-e—�� sc. c. 184720Cs 1354$,s ) °<o ^ r / 3 .D • i N ��1° °�1%° rd�'REN7EOd21ly 1 < p5yy ^p A : tiJ 9 P7Q1, r0 a,.\ ti l °� ti C .s \ V C tscas 2 _ y.� n.ar ../ --• %... \ • Lii • J l� 41).Tbe Q/ ?3 o eT n( 'L al O N 00 3 84 t. rr ^a, o ti \ t� p t eats �a GII _ ,I /o ,' " C 2 y�`` p 9 4•b Tp o� �° %c * . g 7O 99 • 9 \ J e� 1pQ110 d. T' I8a6 0 4i s'. C op :ip,, : Off; t 2'e I J 0 ' \'` �a �)1 0o d/ eeGS , e ?,r, ., e / di.+ (.7 1 ,, J 47-‘....-"'",.,/ A-. ,A1•___..,„ ,,,, . � �. tip+' p O �o h V7 '�• .,elles,. ) e+ . e. . 1� 0 r3` 4" / oalnbr S 0 �� ro �5 e,� ,a � 17 • f 1041) / i��0. ou- r.S 3is,_. O;fo4 \'•'..• �'7i A -7/°.' '..•• .,, c n: 0 0 .- ,/f;". x.,''',' Z.. sy •a ' 4 ''I'': fie �� / 4�. 9a ya�se, �.rsd- , rif o/ x / �* • e�Y� §0° G \� :/i/111 ( r,,,I, r° n'y a/1 � b ��, O �� ,dS yr • .0,- sT..... io, ..- !../ • , ;' / 4.6 to rj s• f. b a ♦ if v This sketch is provided without charge for your information. It is not intended to show all matters related to the property including, but not limited to area, dimensions, easements, encroachments or location of boundaries. It is not a part of, nor does it modify, the commitment or policy to which it is attached. The company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for f3.rther information. • c tiO4 ✓q, 9F,� 4otiti�� CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: July 26, 2001 (Revised August 16, 2001) TO: Pre-Application File No. 01-073 FROM: Jason Jordan, Associate Planner, x7219 SUBJECT: Revised Renton Emporium General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject site is located on the north side of SW Sunset Boulevard, South of SW Langston Road. The revised proposal is to construct an 8,000 square foot mixed use building, with approximately three living units above the commercial first floor. The residential units would have two bedrooms each. A total of 22 surface level parking stalls are proposed with the development, including 7 compact stalls, 1 ADA stall, and 14 standard stalls. Zoning: The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. The proposed mixed-use building would be considered a primary permitted use and a secondary use in this zone. Specifically, the retail component of the proposal would be considered a primary permitted use, and the residential component would be an allowed secondary use subject to the density limitations of the CA zone and being located in a building with retail and/or service uses on the ground floor. Development Standards: The proposal would need to comply with the CA zone development standards and the parking regulations as addressed below: Lot Coverage - The CA zone allows building coverage at a maximum of 65% of the lot area for projects not providing structured parking. Buildings containing structured parking are permitted to cover 75% of the lot area. The proposal would result in a building lot coverage of approximately 27% (4,000 square foot combined building footprint over the 14,978 square foot site). Setbacks/Landscaping — The CA zone requires a minimum landscaped setback of 10 feet from all street frontages, unless located adjacent to property designated with residential zoning. The east and north sides of Lot 3 abut or are adjacent to residential zoned properties within the City. Therefore, a minimum sight-obscuring landscaped setback of 15 feet would be necessary along Lot three's east and north property boundaries. The revised proposal appears to comply with the increased setback requirements. However, at the time of formal application submittal, a detailed Revised Renton Emporium Pre-Application Meeting File No.01-073 August 16,2001 Page 2 of 4 landscape plan indicating the location, sizes, and types of proposed plantings would be required for review. Staff recommends that the landscape plan be prepared by a registered landscape architect from the State of Washington. In addition, the parking regulations require a minimum of 5% of the parking area be landscaped in a manner that reduces the barren appearance of the lot. All landscape areas must be a minimum width of 5 feet and must include underground irrigation systems. Height—The CA zone allows a maximum building height of 50 feet. However, when located adjacent to property designated as residential, maximum building height is limited to 20 feet above the height limitation of that residential zone, or 50 feet, whichever is less. The abutting/adjacent properties are designated R-8 and R-10 and are limited to a maximum height of 30 feet. Therefore, a 50-foot maximum height would be applied to the proposed development. The proposal appears to comply with this height limitation. Density: The CA zone does not have a minimum density and the maximum density is 20 dwelling units per acre. The proposal for three (3) multi family dwelling units arrives at a density of 8.82 dwelling units per acre, which is within the allowed range for that zone (please see attached Density Calculation Worksheet). Screening/Outdoor Storage— Screening must be provided for all outside storage areas, as well as for surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-09007 with a fence or wall a minimum of 6 feet in height. Refuse areas shall not be located within required landscape or setback areas and must have a minimum gate opening of 12 feet in width with a minimum vertical clearance of 15 feet in height. The site plan application will need to include elevations and details on the proposed methods of screening. Approval of the proposed locations of dumpster areas by Rainier Waste Management is recommended prior to the submittal of the formal land use application. Pedestrian Connection — All development in the CA zone is required to provide a direct and clear pedestrian connection from sidewalks to building entrances. The proposal does appear to comply with this requirement in part. However, the site plan would need to be revised to include a pedestrian connection to the building's main entrances from the adjacent parking area (Lot 3). Parking—The parking regulations require a specific number of off-street parking stalls based on the amount of square footage dedicated to specific uses. For this project the following ratio would be applicable: • A minimum of 3 to a maximum of 4.5 spaces per 1,000 square feet of office floor area. • A minimum of 4 per 1,000 square feet of gross leasable area and not more than a maximum of 5 per each 1,000 square feet of gross leasable area. • A minimum and maximum of 1.75 parking spaces for each dwelling unit where tandem spaces are not provided. Based on the ratio listed above, a minimum of 22 spaces to a maximum of 26 spaces would be required for the development. The revised proposal currently indicates 22 parking stalls, which does comply with the parking requirements. A detailed parking analysis listing the number of required and provided parking, as well as number of compact and ADA accessible stalls, must be included on the site plan when submitted for formal review. The parking regulations specify standard stall dimensions of 9' x 20', 60-degree stalls 9' x 20' and compact dimensions of 81/2' x 16'. Compact spaces are not allowed to exceed 30% of the required spaces and are required to be marked. An aisle width of 24 feet is required for all one-way or two-way 90 degree parking stalls. An aisle width of 10' for one way travel parallel stalls and 18' for two way travel parallel stalls. An aisle width of 17' for one way travel 60-degree stalls and 20' for two way Pre01-073 CA mixed use revised.doc\ Revised Renton Emporium Pre-Application Meeting File No.01-073 August 16,2001 Page 3 of 4 travel 60-degree stalls is required. It appears the travel lane associated with Lot 3 and its 60- degree parking stalls does not meet the minimum lane width. Two options are available to alleviate this situation. First, you are allowed to reduce the 15-foot landscape requirement down to ten feet through the site plan review process if you will provide a ten-foot sight- obscuring landscape strip pursuant to RMC 4-2-120A. Or you can ask for a parking modification pursuant to the provisions in RMC4-4-080F.10.d. It should be noted that modifications are not automatic and the burden will solely be on the applicant to prove their case for the modification. City records indicate a 10-foot alley located between Lots 27-29 and Lot 3. The proposal indicates the use of this area for both parking and landscaping; therefore you will be required to vacate this property or revise your site plan to locate the proposed development outside of the alley. Signage: Only one freestanding business sign (pole, monument/ground, projecting or roof) is permitted per street frontage for each individual parcel. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face if a two face sign). Pole signs are limited to the maximum height specified in the zone, or a maximum of 40 feet, whichever is less and must comply with the setback requirements of the zone. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade to which it is applied is also permitted. Environmental Review/Sensitive Areas: While no critical areas were located on the site based on the City of Renton's Critical Areas maps, environmental review will be required because the structure is proposed to be over 4,000 square feet in size. Upon formal project submittal, a more exhaustive site investigation will be conducted. Lastly, it should be noted that steep slopes are documented on the north side of SW Langston Road, near the subject site. Permit Requirements: The proposal as is would require Environmental (SEPA) Review and Administrative Site Plan Approval. The review process would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,500.00, plus$0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of $388 per new multi family residential unit. cc: Jennifer Henning Pre01-073 CA mixed use revised.doc\ Renton Emporium Pre-Applica,„„ Meeting File No.01-073 July 26,2001 Page 4 of 4 Police: It should be noted that staff does not believe the Renton Police Department would support this proposal in its current form. Moreover, residential access to the second story is proposed from the rear of the building, which in turn screens the access points from the public view and may adversely impact normal police practices. Permit Requirements: The proposal as is would require Environmental (SEPA) Review, Administrative Site Plan Approval and a Board of Adjustment Variance. The review process would require a public hearing and would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,725.00, plus $0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of$388 per new multi family residential unit. cc: Jennifer Henning Pre01-073 CA mixed use.doc\ CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: July 26, 2001 (Revised August 16, 2001) TO: Pre-Application File No. 01-073 FROM: Jason Jordan, Associate Planner, x7219 SUBJECT: Revised Renton Emporium General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject site is located on the north side of SW Sunset Boulevard, South of SW Langston Road. The revised proposal is to construct an 8,000 square foot mixed use building, with approximately three living units above the commercial first floor. The residential units would have two bedrooms each. A total of 22 surface level parking stalls are proposed with the development, including 7 compact stalls, 1 ADA stall, and 14 standard stalls. Zoning: The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. The proposed mixed-use building would be considered a primary permitted use and a secondary use in this zone. Specifically, the retail component of the proposal would be considered a primary permitted use, and the residential component would be an allowed secondary use subject to the density limitations of the CA zone and being located in a building with retail and/or service uses on the ground floor. Development Standards: The proposal would need to comply with the CA zone development standards and the parking regulations as addressed below: Lot Coverage - The CA zone allows building coverage at a maximum of 65% of the lot area for projects not providing structured parking. Buildings containing structured parking are permitted to cover 75% of the lot area. The proposal would result in a building lot coverage of approximately 27% (4,000 square foot combined building footprint over the 14,978 square foot site). Setbacks/Landscapinq — The CA zone requires a minimum landscaped setback of 10 feet from all street frontages, unless located adjacent to property designated with residential zoning. The east and north sides of Lot 3 abut or are adjacent to residential zoned properties within the City. Therefore, a minimum sight-obscuring landscaped setback of 15 feet would be necessary along Lot three's east and north property boundaries. The revised proposal appears to comply with the increased setback requirements. However, at the time of formal application submittal, a detailed Revised Renton Emporium Pre-i pplication Meeting File No.01-073 August 16,2001 Page 2 of 4 landscape plan indicating the location, sizes, and types of proposed plantings would be required for review. Staff recommends that the landscape plan be prepared by a registered landscape architect from the State of Washington. In addition, the parking regulations require a minimum of 5% of the parking area be landscaped in a manner that reduces the barren appearance of the lot. All landscape areas must be a minimum width of 5 feet and must include underground irrigation systems. Height—The CA zone allows a maximum building height of 50 feet. However, when located adjacent to property designated as residential, maximum building height is limited to 20 feet above the height limitation of that residential zone, or 50 feet, whichever is less. The abutting/adjacent properties are designated R-8 and R-10 and are limited to a maximum height of 30 feet. Therefore, a 50-foot maximum height would be applied to the proposed development. The proposal appears to comply with this height limitation. Density: The CA zone does not have a minimum density and the maximum density is 20 dwelling units per acre. The proposal for three (3) multi family dwelling units arrives at a density of 8.82 dwelling units per acre, which is within the allowed range for that zone (please see attached Density Calculation Worksheet). Screening/Outdoor Storage— Screening must be provided for all outside storage areas, as well as for surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-09007 with a fence or wall a minimum of 6 feet in height. Refuse areas shall not be located within required landscape or setback areas and must have a minimum gate opening of 12 feet in width with a minimum vertical clearance of 15 feet in height. The site plan application will need to include elevations and details on the proposed methods of screening. Approval of the proposed locations of dumpster areas by Rainier Waste Management is recommended prior to the submittal of the formal land use application. Pedestrian Connection — All development in the CA zone is required to provide a direct and clear pedestrian connection from sidewalks to building entrances. The proposal does appear to comply with this requirement in part. However, the site plan would need to be revised to include a pedestrian connection to the building's main entrances from the adjacent parking area (Lot 3). Parking — The parking regulations require a specific number of off-street parking stalls based on the amount of square footage dedicated to specific uses. For this project the following ratio would be applicable: • A minimum of 3 to a maximum of 4.5 spaces per 1,000 square feet of office floor area. • A minimum of 4 per 1,000 square feet of gross leasable area and not more than a maximum of 5 per each 1,000 square feet of gross leasable area. • A minimum and maximum of 1.75 parking spaces for each dwelling unit where tandem spaces are not provided. Based on the ratio listed above, a minimum of 22 spaces to a maximum of 26 spaces would be required for the development. The revised proposal currently indicates 22 parking stalls, which does comply with the parking requirements. A detailed parking analysis listing the number of required and provided parking, as well as number of compact and ADA accessible stalls, must be included on the site plan when submitted for formal review. The parking regulations specify standard stall dimensions of 9' x 20', 60-degree stalls 9' x 20' and compact dimensions of 81/2' x 16'. Compact spaces are not allowed to exceed 30% of the required spaces and are required to be marked. An aisle width of 24 feet is required for all one-way or two-way 90 degree parking stalls. An aisle width of 10' for one way travel parallel stalls and 18' for two way travel parallel stalls. An aisle width of 17' for one way travel 60-degree stalls and 20' for two way Pre01-073 CA mixed use revised.doc\ Revised Renton Emporium Pre-Application Meeting File No. 01-073 August 16,2001 Page 3 of 4 travel 60-degree stalls is required. It appears the travel lane associated with Lot 3 and its 60- degree parking stalls does not meet the minimum lane width. Two options are available to alleviate this situation. First, you are allowed to reduce the 15-foot landscape requirement down to ten feet through the site plan review process if you will provide a ten-foot sight- obscuring landscape strip pursuant to RMC 4-2-120A. Or you can ask for a parking modification pursuant to the provisions in RMC4-4-080F.10.d. It should be noted that modifications are not automatic and the burden will solely be on the applicant to prove their case for the modification. City records indicate a 10-foot alley located between Lots 27-29 and Lot 3. The proposal indicates the use of this area for both parking and landscaping; therefore you will be required to vacate this property or revise your site plan to locate the proposed development outside of the alley. Signage: Only one freestanding business sign (pole, monument/ground, projecting or roof) is permitted per street frontage for each individual parcel. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face if a two face sign). Pole signs are limited to the maximum height specified in the zone, or a maximum of 40 feet, whichever is less and must comply with the setback requirements of the zone. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade to which it is applied is also permitted. Environmental Review/Sensitive Areas: While no critical areas were located on the site based on the City of Renton's Critical Areas maps, environmental review will be required because the structure is proposed to be over 4,000 square feet in size. Upon formal project submittal, a more exhaustive site investigation will be conducted. Lastly, it should be noted that steep slopes are documented on the north side of SW Langston Road, near the subject site. Permit Requirements: The proposal as is would require Environmental (SEPA) Review and Administrative Site Plan Approval. The review process would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,500.00, plus $0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of$388 per new multi family residential unit. cc: Jennifer Henning Pre01-073 CA mixed use revised.doc\ Renton Emporium Pre-Applica,,.,,, Meeting File No. 01-073 July 26, 2001 Page 4 of 4 Police: It should be noted that staff does not believe the Renton Police Department would support this proposal in its current form. Moreover, residential access to the second story is proposed from the rear of the building, which in turn screens the access points from the public view and may adversely impact normal police practices. Permit Requirements: The proposal as is would require Environmental (SEPA) Review, Administrative Site Plan Approval and a Board of Adjustment Variance. The review process would require a public hearing and would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,725.00, plus $0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of$388 per new multi family residential unit. cc: Jennifer Henning Pre01-073 CA mixed use.doc\ CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: July 26, 2001 (Revised August 16, 2001) TO: Pre-Application File No. 01-073 FROM: Jason Jordan, Associate Planner, x7219 SUBJECT: Revised Renton Emporium General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject site is located on the north side of SW Sunset Boulevard, South of SW Langston Road. The revised proposal is to construct an 8,000 square foot mixed use building, with approximately three living units above the commercial first floor. The residential units would have two bedrooms each. A total of 22 surface level parking stalls are proposed with the development, including 7 compact stalls, 1 ADA stall, and 14 standard stalls. Zoning: The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. The proposed mixed-use building would be considered a primary permitted use and a secondary use in this zone. Specifically, the retail component of the proposal would be considered a primary permitted use, and the residential component would be an allowed secondary use subject to the density limitations of the CA zone and being located in a building with retail and/or service uses on the ground floor. Development Standards: The proposal would need to comply with the CA zone development standards and the parking regulations as addressed below: Lot Coverage - The CA zone allows building coverage at a maximum of 65% of the lot area for projects not providing structured parking. Buildings containing structured parking are permitted to cover 75% of the lot area. The proposal would result in a building lot coverage of approximately 27% (4,000 square foot combined building footprint over the 14,978 square foot site). Setbacks/Landscaping — The CA zone requires a minimum landscaped setback of 10 feet from all street frontages, unless located adjacent to property designated with residential zoning. The east and north sides of Lot 3 abut or are adjacent to residential zoned properties within the City. Therefore, a minimum sight-obscuring landscaped setback of 15 feet would be necessary along Lot three's east and north property boundaries. The revised proposal appears to comply with the increased setback requirements. However, at the time of formal application submittal, a detailed Revised Renton Emporium Pre-/Application Meeting File No.01-073 • August 16,2001 Page 2 of 4 landscape plan indicating the location, sizes, and types of proposed plantings would be required for review. Staff recommends that the landscape plan be prepared by a registered landscape architect from the State of Washington. In addition, the parking regulations require a minimum of 5% of the parking area be landscaped in a manner that reduces the barren appearance of the lot. All landscape areas must be a minimum width of 5 feet and must include underground irrigation systems. Height—The CA zone allows a maximum building height of 50 feet. However, when located adjacent to property designated as residential, maximum building height is limited to 20 feet above the height limitation of that residential zone, or 50 feet, whichever is less. The abutting/adjacent properties are designated R-8 and R-10 and are limited to a maximum height of 30 feet. Therefore, a 50-foot maximum height would be applied to the proposed development. The proposal appears to comply with this height limitation. Density: The CA zone does not have a minimum density and the maximum density is 20 dwelling units per acre. The proposal for three (3) multi family dwelling units arrives at a density of 8.82 dwelling units per acre, which is within the allowed range for that zone (please see attached Density Calculation Worksheet). Screening/Outdoor Storage — Screening must be provided for all outside storage areas, as well as for surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-09007 with a fence or wall a minimum of 6 feet in height. Refuse areas shall not be located within required landscape or setback areas and must have a minimum gate opening of 12 feet in width with a minimum vertical clearance of 15 feet in height. The site plan application will need to include elevations and details on the proposed methods of screening. Approval of the proposed locations of dumpster areas by Rainier Waste Management is recommended prior to the submittal of the formal land use application. Pedestrian Connection — All development in the CA zone is required to provide a direct and clear pedestrian connection from sidewalks to building entrances. The proposal does appear to comply with this requirement in part. However, the site plan would need to be revised to include a pedestrian connection to the building's main entrances from the adjacent parking area (Lot 3). Parking — The parking regulations require a specific number of off-street parking stalls based on the amount of square footage dedicated to specific uses. For this project the following ratio would be applicable: • A minimum of 3 to a maximum of 4.5 spaces per 1,000 square feet of office floor area. • A minimum of 4 per 1,000 square feet of gross leasable area and not more than a maximum of 5 per each 1,000 square feet of gross leasable area. • A minimum and maximum of 1.75 parking spaces for each dwelling unit where tandem spaces are not provided. Based on the ratio listed above, a minimum of 22 spaces to a maximum of 26 spaces would be required for the development. The revised proposal currently indicates 22 parking stalls, which does comply with the parking requirements. A detailed parking analysis listing the number of required and provided parking, as well as number of compact and ADA accessible stalls, must be included on the site plan when submitted for formal review. The parking regulations specify standard stall dimensions of 9' x 20', 60-degree stalls 9' x 20' and compact dimensions of 81/2' x 16'. Compact spaces are not allowed to exceed 30% of the required spaces and are required to be marked. An aisle width of 24 feet is required for all one-way or two-way 90 degree parking stalls. An aisle width of 10' for one way travel parallel stalls and 18' for two way travel parallel stalls. An aisle width of 17' for one way travel 60-degree stalls and 20' for two way Pre01-073 CA mixed use revised.doc\ Revised Renton Emporium Pre-,,F,,lication Meeting File No.01-073 August 16,2001 Page 3 of 4 travel 60-degree stalls is required. It appears the travel lane associated with Lot 3 and its 60- degree parking stalls does not meet the minimum lane width. Two options are available to alleviate this situation. First, you are allowed to reduce the 15-foot landscape requirement down to ten feet through the site plan review process if you will provide a ten-foot sight- obscuring landscape strip pursuant to RMC 4-2-120A. Or you can ask for a parking modification pursuant to the provisions in RMC4-4-080F.10.d. It should be noted that modifications are not automatic and the burden will solely be on the applicant to prove their case for the modification. City records indicate a 10-foot alley located between Lots 27-29 and Lot 3. The proposal indicates the use of this area for both parking and landscaping; therefore you will be required to vacate this property or revise your site plan to locate the proposed development outside of the alley. Signage: Only one freestanding business sign (pole, monument/ground, projecting or roof) is permitted per street frontage for each individual parcel. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face if a two face sign). Pole signs are limited to the maximum height specified in the zone, or a maximum of 40 feet, whichever is less and must comply with the setback requirements of the zone. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade to which it is applied is also permitted. Environmental Review/Sensitive Areas: While no critical areas were located on the site based on the City of Renton's Critical Areas maps, environmental review will be required because the structure is proposed to be over 4,000 square feet in size. Upon formal project submittal, a more exhaustive site investigation will be conducted. Lastly, it should be noted that steep slopes are documented on the north side of SW Langston Road, near the subject site. Permit Requirements: The proposal as is would require Environmental (SEPA) Review and Administrative Site Plan Approval. The review process would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,500.00, plus$0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of$388 per new multi family residential unit. cc: Jennifer Henning Pre01-073 CA mixed use revised.doc\ Renton Emporium Pre-Applica,,,,,. Meeting File No. 01-073 July 26, 2001 Page 4 of 4 Police: It should be noted that staff does not believe the Renton Police Department would support this proposal in its current form. Moreover, residential access to the second story is proposed from the rear of the building, which in turn screens the access points from the public view and may adversely impact normal police practices. Permit Requirements: The proposal as is would require Environmental (SEPA) Review, Administrative Site Plan Approval and a Board of Adjustment Variance. The review process would require a public hearing and would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,725.00, plus $0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of$388 per new multi family residential unit. cc: Jennifer Henning PreOl-073 CA mixed use.doc\ CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: July 26, 2001 (Revised August 16, 2001) TO: Pre-Application File No. 01-073 FROM: Jason Jordan, Associate Planner, x7219 SUBJECT: Revised Renton Emporium General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject site is located on the north side of SW Sunset Boulevard, South of SW Langston Road. The revised proposal is to construct an 8,000 square foot mixed use building, with approximately three living units above the commercial first floor. The residential units would have two bedrooms each. A total of 22 surface level parking stalls are proposed with the development, including 7 compact stalls, 1 ADA stall, and 14 standard stalls. Zoning: The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. The proposed mixed-use building would be considered a primary permitted use and a secondary use in this zone. Specifically, the retail component of the proposal would be considered a primary permitted use, and the residential component would be an allowed secondary use subject to the density limitations of the CA zone and being located in a building with retail and/or service uses on the ground floor. Development Standards: The proposal would need to comply with the CA zone development standards and the parking regulations as addressed below: Lot Coverage - The CA zone allows building coverage at a maximum of 65% of the lot area for projects not providing structured parking. Buildings containing structured parking are permitted to cover 75% of the lot area. The proposal would result in a building lot coverage of approximately 27% (4,000 square foot combined building footprint over the 14,978 square foot site). Setbacks/Landscaping — The CA zone requires a minimum landscaped setback of 10 feet from all street frontages, unless located adjacent to property designated with residential zoning. The east and north sides of Lot 3 abut or are adjacent to residential zoned properties within the City. Therefore, a minimum sight-obscuring landscaped setback of 15 feet would be necessary along Lot three's east and north property boundaries. The revised proposal appears to comply with the increased setback requirements. However, at the time of formal application submittal, a detailed Revised Renton Emporium Pie-.,pplication Meeting File No.01-073 August 16,2001 Page 2 of 4 landscape plan indicating the location, sizes, and types of proposed plantings would be required for review. Staff recommends that the landscape plan be prepared by a registered landscape architect from the State of Washington. In addition, the parking regulations require a minimum of 5% of the parking area be landscaped in a manner that reduces the barren appearance of the lot. All landscape areas must be a minimum width of 5 feet and must include underground irrigation systems. Height—The CA zone allows a maximum building height of 50 feet. However, when located adjacent to property designated as residential, maximum building height is limited to 20 feet above the height limitation of that residential zone, or 50 feet, whichever is less. The abutting/adjacent properties are designated R-8 and R-10 and are limited to a maximum height of 30 feet. Therefore, a 50-foot maximum height would be applied to the proposed development. The proposal appears to comply with this height limitation. Density: The CA zone does not have a minimum density and the maximum density is 20 dwelling units per acre. The proposal for three (3) multi family dwelling units arrives at a density of 8.82 dwelling units per acre, which is within the allowed range for that zone (please see attached Density Calculation Worksheet). Screening/Outdoor Storage— Screening must be provided for all outside storage areas, as well as for surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-09007 with a fence or wall a minimum of 6 feet in height. Refuse areas shall not be located within required landscape or setback areas and must have a minimum gate opening of 12 feet in width with a minimum vertical clearance of 15 feet in height. The site plan application will need to include elevations and details on the proposed methods of screening. Approval of the proposed locations of dumpster areas by Rainier Waste Management is recommended prior to the submittal of the formal land use application. Pedestrian Connection — All development in the CA zone is required to provide a direct and clear pedestrian connection from sidewalks to building entrances. The proposal does appear to comply with this requirement in part. However, the site plan would need to be revised to include a pedestrian connection to the building's main entrances from the adjacent parking area (Lot 3). Parking — The parking regulations require a specific number of off-street parking stalls based on the amount of square footage dedicated to specific uses. For this project the following ratio would be applicable: • A minimum of 3 to a maximum of 4.5 spaces per 1,000 square feet of office floor area. • A minimum of 4 per 1,000 square feet of gross leasable area and not more than a maximum of 5 per each 1,000 square feet of gross leasable area. • A minimum and maximum of 1.75 parking spaces for each dwelling unit where tandem spaces are not provided. Based on the ratio listed above, a minimum of 22 spaces to a maximum of 26 spaces would be required for the development. The revised proposal currently indicates 22 parking stalls, which does comply with the parking requirements. A detailed parking analysis listing the number of required and provided parking, as well as number of compact and ADA accessible stalls, must be included on the site plan when submitted for formal review. The parking regulations specify standard stall dimensions of 9' x 20', 60-degree stalls 9' x 20' and compact dimensions of 81/2' x 16'. Compact spaces are not allowed to exceed 30% of the required spaces and are required to be marked. An aisle width of 24 feet is required for all one-way or two-way 90 degree parking stalls. An aisle width of 10' for one way travel parallel stalls and 18' for two way travel parallel stalls. An aisle width of 17' for one way travel 60-degree stalls and 20' for two way Pre01-073 CA mixed use revised.doc\ Revised Renton Emporium Pr_ . .rplication Meeting File No.01-073 August 16,2001 Page 3 of 4 travel 60-degree stalls is required. It appears the travel lane associated with Lot 3 and its 60- degree parking stalls does not meet the minimum lane width. Two options are available to alleviate this situation. First, you are allowed to reduce the 15-foot landscape requirement down to ten feet through the site plan review process if you will provide a ten-foot sight- obscuring landscape strip pursuant to RMC 4-2-120A. Or you can ask for a parking modification pursuant to the provisions in RMC4-4-080F.10.d. It should be noted that modifications are not automatic and the burden will solely be on the applicant to prove their case for the modification. City records indicate a 10-foot alley located between Lots 27-29 and Lot 3. The proposal indicates the use of this area for both parking and landscaping; therefore you will be required to vacate this property or revise your site plan to locate the proposed development outside of the alley. Signage: Only one freestanding business sign (pole, monument/ground, projecting or roof) is permitted per street frontage for each individual parcel. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face if a two face sign). Pole signs are limited to the maximum height specified in the zone, or a maximum of 40 feet, whichever is less and must comply with the setback requirements of the zone. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade to which it is applied is also permitted. Environmental Review/Sensitive Areas: While no critical areas were located on the site based on the City of Renton's Critical Areas maps, environmental review will be required because the structure is proposed to be over 4,000 square feet in size. Upon formal project submittal, a more exhaustive site investigation will be conducted. Lastly, it should be noted that steep slopes are documented on the north side of SW Langston Road, near the subject site. Permit Requirements: The proposal as is would require Environmental (SEPA) Review and Administrative Site Plan Approval. The review process would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,500.00, plus $0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of$388 per new multi family residential unit. cc: Jennifer Henning Pre01-073 CA mixed use revised.doc\ Renton Emporium Pre-Applicauu.. Meeting File No. 01-073 July 26,2001 Page 4 of 4 Police: It should be noted that staff does not believe the Renton Police Department would support this proposal in its current form. Moreover, residential access to the second story is proposed from the rear of the building, which in turn screens the access points from the public view and may adversely impact normal police practices. Permit Requirements: The proposal as is would require Environmental (SEPA) Review, Administrative Site Plan Approval and a Board of Adjustment Variance. The review process would require a public hearing and would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,725.00, plus $0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of$388 per new multi family residential unit. cc: Jennifer Henning Pre01-073 CA mixed use.doc\ CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: July 26, 2001 (Revised August 16, 2001) TO: Pre-Application File No. 01-073 FROM: Jason Jordan, Associate Planner, x7219 SUBJECT: Revised Renton Emporium General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject site is located on the north side of SW Sunset Boulevard, South of SW Langston Road. The revised proposal is to construct an 8,000 square foot mixed use building, with approximately three living units above the commercial first floor. The residential units would have two bedrooms each. A total of 22 surface level parking stalls are proposed with the development, including 7 compact stalls, 1 ADA stall, and 14 standard stalls. Zoning: The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. The proposed mixed-use building would be considered a primary permitted use and a secondary use in this zone. Specifically, the retail component of the proposal would be considered a primary permitted use, and the residential component would be an allowed secondary use subject to the density limitations of the CA zone and being located in a building with retail and/or service uses on the ground floor. Development Standards: The proposal would need to comply with the CA zone development standards and the parking regulations as addressed below: Lot Coverage - The CA zone allows building coverage at a maximum of 65% of the lot area for projects not providing structured parking. Buildings containing structured parking are permitted to cover 75% of the lot area. The proposal would result in a building lot coverage of approximately 27% (4,000 square foot combined building footprint over the 14,978 square foot site). Setbacks/Landscaping — The CA zone requires a minimum landscaped setback of 10 feet from all street frontages, unless located adjacent to property designated with residential zoning. The east and north sides of Lot 3 abut or are adjacent to residential zoned properties within the City. Therefore, a minimum sight-obscuring landscaped setback of 15 feet would be necessary along Lot three's east and north property boundaries. The revised proposal appears to comply with the increased setback requirements. However, at the time of formal application submittal, a detailed Revised Renton Emporium Pi.-,-,Nplication Meeting File No. 01-073 August 16,2001 Page 2 of 4 landscape plan indicating the location, sizes, and types of proposed plantings would be required for review. Staff recommends that the landscape plan be prepared by a registered landscape architect from the State of Washington. In addition, the parking regulations require a minimum of 5% of the parking area be landscaped in a manner that reduces the barren appearance of the lot. All landscape areas must be a minimum width of 5 feet and must include underground irrigation systems. Height—The CA zone allows a maximum building height of 50 feet. However, when located adjacent to property designated as residential, maximum building height is limited to 20 feet above the height limitation of that residential zone, or 50 feet, whichever is less. The abutting/adjacent properties are designated R-8 and R-10 and are limited to a maximum height of 30 feet. Therefore, a 50-foot maximum height would be applied to the proposed development. The proposal appears to comply with this height limitation. Density: The CA zone does not have a minimum density and the maximum density is 20 dwelling units per acre. The proposal for three (3) multi family dwelling units arrives at a density of 8.82 dwelling units per acre, which is within the allowed range for that zone (please see attached Density Calculation Worksheet). Screening/Outdoor Storage — Screening must be provided for all outside storage areas, as well as for surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-09007 with a fence or wall a minimum of 6 feet in height. Refuse areas shall not be located within required landscape or setback areas and must have a minimum gate opening of 12 feet in width with a minimum vertical clearance of 15 feet in height. The site plan application will need to include elevations and details on the proposed methods of screening. Approval of the proposed locations of dumpster areas by Rainier Waste Management is recommended prior to the submittal of the formal land use application. Pedestrian Connection — All development in the CA zone is required to provide a direct and clear pedestrian connection from sidewalks to building entrances. The proposal does appear to comply with this requirement in part. However, the site plan would need to be revised to include a pedestrian connection to the building's main entrances from the adjacent parking area(Lot 3). Parking — The parking regulations require a specific number of off-street parking stalls based on the amount of square footage dedicated to specific uses. For this project the following ratio would be applicable: • A minimum of 3 to a maximum of 4.5 spaces per 1,000 square feet of office floor area. • A minimum of 4 per 1,000 square feet of gross leasable area and not more than a maximum of 5 per each 1,000 square feet of gross leasable area. • A minimum and maximum of 1.75 parking spaces for each dwelling unit where tandem spaces are not provided. Based on the ratio listed above, a minimum of 22 spaces to a maximum of 26 spaces would be required for the development. The revised proposal currently indicates 22 parking stalls, which does comply with the parking requirements. A detailed parking analysis listing the number of required and provided parking, as well as number of compact and ADA accessible stalls, must be included on the site plan when submitted for formal review. The parking regulations specify standard stall dimensions of 9' x 20', 60-degree stalls 9' x 20' and compact dimensions of 8'/z' x 16'. Compact spaces are not allowed to exceed 30% of the required spaces and are required to be marked. An aisle width of 24 feet is required for all one-way or two-way 90 degree parking stalls. An aisle width of 10' for one way travel parallel stalls and 18' for two way travel parallel stalls. An aisle width of 17' for one way travel 60-degree stalls and 20' for two way Pre01-073 CA mixed use revised.doc\ Revised Renton Emporium Pr. . „lication Meeting File No.01-073 August 16,2001 Page 3 of 4 travel 60-degree stalls is required. It appears the travel lane associated with Lot 3 and its 60- degree parking stalls does not meet the minimum lane width. Two options are available to alleviate this situation. First, you are allowed to reduce the 15-foot landscape requirement down to ten feet through the site plan review process if you will provide a ten-foot sight- obscuring landscape strip pursuant to RMC 4-2-120A. Or you can ask for a parking modification pursuant to the provisions in RMC4-4-080F.10.d. It should be noted that modifications are not automatic and the burden will solely be on the applicant to prove their case for the modification. City records indicate a 10-foot alley located between Lots 27-29 and Lot 3. The proposal indicates the use of this area for both parking and landscaping; therefore you will be required to vacate this property or revise your site plan to locate the proposed development outside of the alley. Signage: Only one freestanding business sign (pole, monument/ground, projecting or roof) is permitted per street frontage for each individual parcel. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face if a two face sign). Pole signs are limited to the maximum height specified in the zone, or a maximum of 40 feet, whichever is less and must comply with the setback requirements of the zone. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade to which it is applied is also permitted. Environmental Review/Sensitive Areas: While no critical areas were located on the site based on the City of Renton's Critical Areas maps, environmental review will be required because the structure is proposed to be over 4,000 square feet in size. Upon formal project submittal, a more exhaustive site investigation will be conducted. Lastly, it should be noted that steep slopes are documented on the north side of SW Langston Road, near the subject site. Permit Requirements: The proposal as is would require Environmental (SEPA) Review and Administrative Site Plan Approval. The review process would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,500.00, plus $0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of$388 per new multi family residential unit. cc: Jennifer Henning j Pre01-073 CA mixed use revised.doc\ Renton Emporium Pre-Applica..„.. ,Meeting File No.01-073 July 26,2001 Page 4 of 4 Police: It should be noted that staff does not believe the Renton Police Department would support this proposal in its current form. Moreover, residential access to the second story is proposed from the rear of the building, which in turn screens the access points from the public view and may adversely impact normal police practices. Permit Requirements: The proposal as is would require Environmental (SEPA) Review, Administrative Site Plan Approval and a Board of Adjustment Variance. The review process would require a public hearing and would be completed in an estimated time frame of 8 to 12 weeks once a complete application is accepted. However, this timeframe is contingent upon the filing of any appeals, which would delay the project. The application fee would be $1,725.00, plus $0.34 per mailing label required for notification to all property owners within 300 feet of the project site. In addition to the required land use permits, separate construction, building, and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of the required appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee of $75 per new average daily trip attributable to the project; • A Fire Mitigation Fee of$0.52 per square foot of new construction; and, • A Parks Mitigation Fee of$388 per new multi family residential unit. cc: Jennifer Henning Pre01-073 CA mixed use.doc\ 41, GEOTECHNICAL ENGINEERING STUDY RENTON EMPORIUM 15X SOUTHWEST SUNSET BOULEVARD RENTON, WASHINGTON O<(` GF E-9942 O,�F ./174, / t O,G.ti4� November 26, 2001 ', PREPARED FOR A & D QUALITY CONSTRUCTION Kathryn C. Schalk Staff Geologist `,�1�av �asy`� fi� '; •'� m _,,gr z` 70 `✓ , r.. (iR. Kr7'�.��„ •:)'. P.E. Pro-- .. .pager /J z ../G/ EXPIRES 02-09-- 03 Earth Consultants, Inc. 1805 - 136th Place Northeast, Suite 201 Bellevue, Washington 98005 (425) 643-3780 Toll Free 1-888-739-6670 I] 'ORTANT INFORMATIO ABOUT YOUR GEOTECHNICAL ENGINEERING REPORT More construction problems are caused by site subsur- technical engineers who then render an opinion about face conditions than any other factor. As troublesome as overall subsurface conditions,their likely reaction to subsurface problems can be, their frequency and extent proposed construction activity,and appropriate founda- have been lessened considerably in recent years, due in tion design. Even under optimal circumstances actual large measure to programs and publications of ASFE/ conditions may differ from those inferred to exist, The Association of Engineering Firms Practicing in because no geotechnical engineer, no matter how the Geosciences. qualified, and no subsurface exploration program, no matter how comprehensive,can reveal what is hidden by The following suggestions and observations are offered to help you reduce the geotechnical-related delays, earth, rock and time. The actual interface between mate- cost-overruns and other costly headaches that can rials may be far more gradual or abrupt than a report occur during a construction project. indicates.Actual conditions in areas not sampled may differ from predictions. Nothing can be done to prevent the unanticipated, but steps can be taken to help minimize their A GEOTECHNICAL ENGINEERING impact. For this reason, most experienced owners retain their REPORT IS BASED ON A UNIQUE SET geotechnical consultants through the construction stage, to iden- tify variances,conduct additional tests which may be OF PROJECT-SPECIFIC FACTORS needed,and to recommend solutions to problems encountered on site. A geotechnical engineering report is based on a subsur- face exploration plan designed to incorporate a unique SUBSURFACE CONDITIONS set of project-specific factors. These typically include: the general nature of the structure involved, its size and CAN CHANGE configuration; the location of the structure on the site and its orientation; physical concomitants such as Subsurface conditions may be modified by constantly- access roads, parking lots, and underground utilities, changing natural forces. Because a geotechnical engi- and the level of additional risk which the client assumed neering report is based on conditions which existed at by virtue of limitations imposed upon the exploratory the time of subsurface exploration,construction decisions program. To help avoid costly problems, consult the should not be based on a geotechnical engineering report whose geotechnical engineer to determine how any factors adequacy may have been affected by time. Speak with the geo- which change subsequent to the date of the report may technical consultant to learn if additional tests are affect its recommendations. advisable before construction starts. Unless your consulting geotechnical engineer indicates Construction operations at or adjacent to the site and otherwise, your geotechnical engineering report should not natural events such as floods,earthquakes or ground- be used: water fluctuations may also affect subsurface conditions •When the nature of the proposed structure is and,thus,the continuing adequacy of a geotechnical changed, for example, if an office building will be report. The geotechnical engineer should be kept erected instead of a parking garage,or if a refriger- of any such events,and should be consulted to ated warehouse will be built instead of an unre- determine if additional tests are necessary. frigerated one; •when the size or configuration of the proposed GEOTECHNICAL SERVICES ARE structure is altered; PERFORMED FOR SPECIFIC PURPOSES •when the location or orientation of the proposed AND PERSONS structure is modified; •when there is a change of ownership, or Geotechnical engineers' reports are prepared to meet •for application to an adjacent site. the specific needs of specific individuals. A report pre- Geotechnical engineers cannot accept responsibility for problems pared for a consulting civil engineer may not be ade- which may develop if they are not consulted after factors consid- quate for a construction contractor,or even some other ered in their report's development have changed. consulting civil engineer. Unless indicated otherwise, this report was prepared expressly for the client involved and expressly for purposes indicated by the client. Use MOST GEOTECHNICAL "FINDINGS" by any other persons for any purpose,or by the dient ARE PROFESSIONAL ESTIMATES for a different purpose, may result in problems. No indi- vidual other than the client should apply this report for its Site exploration identifies actual subsurface conditions intended purpose without first conferring with the geotechnical only at those points where samples are taken,when engineer. No person should apply this report for any purpose they are taken. Data derived through sampling and sub- other than that originally contemplated without first conferring sequent laboratory testing are extrapolated by geo- with the geotechnical engineer. A GEOTECHNICAL ENGINEERING der the mistaken impression that simply disdaiming re- REPORT IS SUBJECT TO sponsibility for the accuracy of subsurface information MISINTERPRETATION always insulates them from attendant liability. Providing the best available information to contractors helps pre- Costly problems can occur when other design proles- vent costly construction problems and the adversarial sionals develop their plans based on misinterpretations attitudes which aggravate them to disproportionate of a geotechnical engineering report.lb help avoid scale. these problems,the geotechnical engineer should be READ RESPONSIBILITY retained to work with other appropriate design profes- READ RESPONSIBILITY sionals to explain relevant geotechnical findings and to CLAUSES CLOSELY review the adequacy of their plans and specifications relative to geotechnical issues. Because geotechnical engineering is based extensively on judgment and opinion,it is far less exact than other design disciplines. This situation has resulted in wholly unwarranted daims being lodged against geotechnical BORING LOGS SHOULD NOT BE consultants.lb help prevent this problem,geotechnical FROM THE engineers have developed model clauses for use in writ- SEPARATEDten transmittals. These are not exculpatory dauses ENGINEERING REPORT designed to foist geotechnical engineers' liabilities onto someone else. Rather, they are definitive dauses which Final boring logs are developed by geotechnical engi- identify where geotechnical engineers' responsibilities neers based upon their interpretation of field logs begin and end. Their use helps all parties involved rec- (assembled by site personnel)and laboratory evaluation ognize their individual responsibilities and take appro- of field samples.Only final boring logs customarily are priate action. Some of these definitive clauses are likely induded in geotechnical engineering reports.These logs to appear in your geotechnical engineering report,and should not under any circumstances be redrawn for indusion in you are encouraged to read them dosely. Your geo- architectural or other design drawings, because drafters technical engineer will be pleased to give full and frank may commit errors or omissions in the transfer process. answers to your questions. Although photographic reproduction eliminates this problem, it does nothing to minimize the possibility of OTHER STEPS YOU CAN TAKE TO contractors misinterpreting the logs during bid prepara- tion. When this occurs,delays,disputes and unantici- REDUCE RISK pated costs are the all-too-frequent result. Your consulting geotechnical engineer will be pleased to To minimize the likelihood of boring log misinterpreta- discuss other techniques which can be employed to mit- tion,give contractors ready access to the complete geotechnical igate risk. In addition, ASFE has developed a variety of engineering report prepared or authorized for their use. materials which may be beneficial. Contact ASFE for a Those who do not provide such access may proceed un- complimentary copy of its publications directory. Published by ASFE THE ASSOCIATION OF ENGINEERING FIRMS PRACTICING IN THE GEOSCIENCES 8811 Colesville Road/Suite G I06/Silver Spring, Maryland 20910/(301) 565-2733 0788/3M A; fic Earth Consultants Inc. friI t Geotechnical Engineers.Geologists&Environmental Scientists November 26, 2001 E-9942 A & D Quality Construction P.O. Box 2552 Kent, Washington 98056 Attention: Ms. Annette Demps Dear Ms. Demps: We are pleased to submit our report titled "Geotechnical Engineering Study, Proposed Renton Emporium, 15X Southwest Sunset Boulevard, Renton, Washington". This report presents the results of our field exploration, selective laboratory tests, and engineering analyses. The purpose of our study was to assess the soil and geologic conditions at the site and to identify conditions that might impact the proposed construction, and to make geotechnical recommendations based on these conditions. Based on the results of our study, it is our opinion the project can be constructed generally as planned. Building support may be provided using conventional spread and continuous foundation systems bearing on competent native soils or on structural fill used to modify site grades. Slab-on-grade floors may be similarly supported. We appreciate this opportunity to be of service to you. If you have any questions or if we can be of further assistance, please call. Respectfully submitted, EARTH CONSULTANTS, INC. Kristina M. Weller, P.E. Project Manager KMW/KRC/jrne 1805-136th Place N.E.,Suite 201,Bellevue,Washington 98005 Bellevue(425)643-3780 FAX(425)746-0860 Toll Free(888)739-6670 TABLE OF CONTENTS E-9942 PAGE INTRODUCTION 1 General 1 Project Description 1 SITE CONDITIONS 2 Surface 2 Subsurface 2 Groundwater 3 Laboratory Testing 3 DISCUSSION AND RECOMMENDATIONS 3 General 3 Site Preparation and General Earthwork 4 Foundations 6 Retaining and Foundation Walls 7 Slab-on-Grade Floors 7 Seismic Design Considerations 8 Excavations and Slopes 8 Site Drainage 9 Utility Support and Backfill 10 Pavement Areas 11 LIMITATIONS 11 Additional Services 12 TABLE OF CONTENTS, Continued E-9942 APPENDICES Appendix A Field Exploration Appendix B Laboratory Test Results IL LUSTRATIONS Plate 1 Vicinity Map Plate 2 Test Pit Location Plan Plate 3 Typical Footing Subdrain Detail Plate 4 Utility Trench Backfill Plate Al Legend Plates A2 through A5 Test Pit Logs Plate B1 Grain Size Analyses GEOTECHNICAL ENGINEERING STUDY RENTON EMPORIUM 15X SOUTHWEST SUNSET BOULEVARD RENTON, WASHINGTON E-9942 INTRODUCTION General This report presents the results of the geotechnical engineering study completed by Earth Consultants, Inc. (ECI) for the proposed Renton Emporium in Renton, Washington. The general location of the site is shown on the Vicinity Map, Plate 1 . The purpose of this study was to explore the subsurface conditions at the site and based on the conditions encountered to develop geotechnical recommendations for the proposed site development. Project Description We understand it is planned to develop the site with a two story commercial and residential building. At the time our study was performed, the site, proposed building locations, and our exploratory locations were approximately as shown on the Test Pit Location Plan, Plate 2. The proposed development will include asphalt-surfaced parking and driveway areas. We anticipate traffic will consist of passenger vehicles and occasional service and delivery trucks. I.. the above design criteria are incorrect or change, we should be consulted to review the recommendations contained in this report. In any case, ECI should be retained to perform E general review of the final design. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 2 SITE CONDITIONS Surface T ie subject site is located just west of 150 Southwest Sunset Boulevard, Renton, VVashington (see Plate 1 , Vicinity Map). The area of the building is rectangular in shape, extending about 75 feet in the north-south direction and 100 feet in the east-west direction. A triangular area of parking extends to Sunset Boulevard to the south and a rE ctangular parking area extends to Langston Avenue to the east. The site is bordered on the east by a Chevron gas station, on the west by an apartment entrance and on the southwest by Sunset Boulevard. The site topography is generally flat with a gentle slope at the east adjacent to Langston Avenue. At time of visit, the site contained an old parking lot and asphalt section at the south adjacent to Southwest Sunset Boulevard, and blackberries and tall grass at the north. S,Jbsurface Subsurface conditions were evaluated by excavating four test pits at the approximate locations shown on Plate 2. Please refer to the Test Pit Logs, Plates A2 through A5, for a more detailed description of the conditions encountered at each location explored. A description of the field exploration methods is included in Appendix A. The following is a generalized description of the subsurface conditions encountered. Our test pits indicate the site is immediately underlain by a six to twelve inch thick layer of topsoil and rootmass. This soil unit is characterized by its brown to black color and the presence of organic material. This soil layer is not considered suitable for use in support of foundations, slabs-on-grade, or pavements. In addition, it is not suitable for use as a structural fill, nor should it be mixed with material to be used as structural fill. Underlying a concrete slab in Test Pit TP-2, we encountered about six inches of pea gravel. The concrete slab should be removed. The native soils consisted of silty sand v�ith gravel (Unified Classification SM) to sandy silt (ML). The native soils were generally dense below two to three feet below the existing grade. Earth Consultants, Inc. (:;EOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 3 Groundwater Groundwater seepage was encountered in our test pits one foot below the existing grade. Groundwater seepage should be expected in all excavations. The contractor should be made aware that groundwater is not static. There will be f uctuations in the level depending on the season, amount of rainfall, surface water rinoff, and other factors. Generally, the water level is higher and seepage rate is greater in the wetter winter months (typically October through May). Laboratory Testing Laboratory tests were conducted on several representative soil samples to verify or modify the field soil classification and to evaluate the general physical properties and engineering characteristics of the soil encountered. Visual field classifications were supplemented by grain size analyses on representative soil samples. Moisture content tests were performed on all samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual boring logs or on a separate data sheet contained in Appendix B. It is important to note that these test results may not accurately represent the overall in-situ soil conditions. Our geotechnical recommendations are based on our interpretation of these test results and their use in guiding our engineering judgment. ECI cannot be responsible for the interpretation of these data by others. In accordance with our Standard Fee Schedule and General Conditions, the soil samples f:)r this project will be discarded after a period of fifteen days following completion of this r?port unless we are otherwise directed in writing. DISCUSSION AND RECOMMENDATIONS General Eased on the results of our study, it is our opinion the proposed development can be constructed generally as planned. Building support may be provided using conventional spread and continuous foundation systems bearing on competent native soils or on structural fill used to modify site grades. Slab-on-grade floors may be similarly supported. Earth Consultants, Inc. • GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 4 This report has been prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of the rofession currently practicing under similar conditions in this area for the exclusive use cf A & D Quality Construction and their representatives. No warranty, expressed or implied, is made. This report, in its entirety, should be included in the project contract documents for the information of the contractor. Site Preparation and General Earthwork Eased on the preliminary site plan, it appears site grading will consist of grading the site to provide a level building pad, installing underground utilities and grading the parking areas. 1 he building and pavement areas should be stripped and cleared of foundations, surface vegetation, organic matter, and other deleterious material. Existing utility pipes to be abandoned should be plugged or removed so that they do not provide a conduit for water and cause soil saturation and stability problems. Eased on the thickness of the topsoil layer, encountered at our test pit locations, we estimate a stripping depth of twelve inches. Stripped materials should not be mixed with materials to be used as structural fill. Following the stripping, the ground surface where structural fill, foundations, or slabs are to be placed should be observed by a representative of ECI. Proofrolling may be necessary in order to identify soft or unstable areas. Proofrolling should be performed under the observation of a representative of ECI. Soil in loose or soft areas, if recompacted and still yielding, should be overexcavated and replaced with structural fill to a depth that will provide a stable base beneath the general structural fill. The optional use of a geotextile fabric placed directly on the overexcavated surface may help to bridge unstable areas. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 5 The soils encountered during the site exploration are moisture sensitive due to their high fines content. As such, in an exposed condition, they will become disturbed from normal construction activity, especially when in a wet or saturated condition. Once disturbed, in a wet condition, they will be unsuitable for support of foundations, slabs, or pavements. Therefore, during construction where these soils are exposed and will support new structures, care must be exercised not to disturb their condition. Consideration should be given to placement of rock or other methods to protect exposed native, undisturbed soils that will support foundations or new structural fill. If disturbed conditions develop, the affected soils must be removed and replaced with structural fill. The depth of removal will be dependent on the level of disturbance developed during construction. Given the above, a summer earthwork schedule is recommended. Structural fill is defined as compacted fill placed under buildings, roadways, slabs, pavements, or other load-bearing areas. Structural fill under floor slabs and footings should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and compacted to a minimum of 90 percent of its laboratory maximum dry density determined in accordance with ASTM Test Designation D-1557-91 (Modified Proctor). The fill materials should be placed at or near their optimum moisture content. Fill under pavements and walks should also be placed in horizontal lifts and compacted to 90 percent of maximum density except for the top twelve (12) inches which should be compacted to 95 percent of maximum density. During dry weather, most soils which are compactible and non-organic can be used as structural fill. Based on the results of our laboratory tests, the site soils at the time of our exploration appear to be over the optimum moisture content and will require moisture conditioning (drying out) prior to their use as structural fill. Based on laboratory testing, the native soil has between 14 and 56 percent fines passing the No. 200 sieve. Soil with fines in this range will degrade if exposed to excessive moisture, and compaction and grading will be difficult if the soil moisture increases significantly above its optimum condition. If the native soil is cannot be moisture conditioned and compacted then it may be necessary to import a soil which can be compacted. During dry weather, most non- organic compactible soil with a maximum particle size of six inches can be used. Fill for use during wet weather should consist of a fairly well graded granular material having a maximum particle size of six inches and no more than 5 percent fines passing the No. 200 sieve based on the minus 3/4-inch fraction. A contingency in the earthwork budget should be included for this possibility. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 6 Foundations Based on the results of our study, it is our opinion the proposed building may be supported on a conventional spread and continuous footing foundation bearing on competent native soil or on structural fill used to modify site grades. For frost protection considerations, exterior foundation elements should be placed at a minimum depth of eighteen (18) inches below final exterior grade. Interior spread foundations can be placed at a minimum depth of twelve (12) inches below the top of slab, except in unheated areas, where interior foundation elements should be founded at a minimum depth of eighteen (18) inches. With foundation support obtained as described, for design, an allowable bearing capacity of two thousand five hundred (2,500) pounds per square foot (psf) for structural fill or competent native soil can be used. Continuous and individual spread footings should have minimum widths of eighteen (18) and twenty-four (24) inches, respectively. Loading of this magnitude would be provided with a theoretical factor-of-safety in excess of three against actual shear failure. For short-term dynamic loading conditions, a one- third increase in the above allowable bearing capacities can be used. With structural loading as expected, total settlement in the range of one inch is anticipated with differential movement of about one-half inch. Most of the anticipated settlements should occur during construction as dead loads are applied. Horizontal loads can be resisted by friction between the base of the foundation and the supporting soil and by passive soil pressure acting on the face of the buried portion of the foundation. For the latter, the foundation must be poured "neat" against the competent native soils or backfilled with structural fill. For frictional capacity, a coefficient of .35 can be used. For passive earth pressure, the available resistance can be computed using an equivalent fluid pressure of three hundred fifty (350) pounds per cubic foot (pcf). These lateral resistance values are allowable values, a factor-of-safety of 1 .5 has been included. As movement of the foundation element is required to mobilize full passive resistance, the passive resistance should be neglected if such movement is not acceptable. Footing excavations should be observed by a representative of ECI, prior to placing forms or rebar, to verify that conditions are as anticipated in this report. Earth Consultants, Inc. (3EOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 7 Retaining and Foundation Walls Retaining walls and foundation walls that act as retaining walls should be designed to resist lateral earth pressures imposed by the retained soils. Walls that are designed to yield can be designed to resist the lateral earth pressures imposed by an equivalent fluid with a unit weight of thirty-five (35) pcf. If walls are to be restrained at the top from free movement, the equivalent fluid weight should be increased to fifty (50) pcf. These values are based on horizontal backfill and that surcharges due to backfill slopes, hydrostatic pressures, traffic, structural loads or other surcharge loads will not act on the wall. If such surcharges are to apply, they should be added to the above design lateral pressure. The passive pressure and friction coefficients previously provided in the F oundations section are applicable to retaining walls. I' design against earthquake loading is desired, a rectangular pressure distribution equal to six times the wall height (6H) should be added to the above lateral earth pressure values. In order to reduce the potential for hydrostatic forces building up behind the walls, retaining walls should be backfilled with a suitable free-draining material extending at least eighteen (18) inches behind the wall. The remainder of the backfill should consist of structural fill. The free-draining backfill should conform to the WSDOT specification for gravel backfill for walls (WSDOT 9-03.12(2)). A perforated drainpipe should be placed at the base of the wall and should be surrounded by a minimum of one cubic foot per lineal foot with three-eighths inch pea gravel. Slab-on-Grade Floors Slab-on-grade floors may be supported on competent native soil subgrade or on structural fill. Disturbed subgrade soil must either be recompacted or replaced with structural fill. Concrete slabs resting on soil ultimately cause the moisture content of the underlying soils to rise. This results from continued capillary rise and the ending of normal evapotranspiration. As concrete is permeable, moisture will eventually penetrate the slab resulting in a condition commonly known as a "wet slab" and poor adhesion of floor coverings. "Therefore if slab moisture is a concern, the slab should be provided with a minimum of four inches of free-draining sand or gravel. In areas where slab moisture is undesirable, a vapor barrier such as a 6-mil plastic membrane may be placed beneath the slab. Two inches of damp sand may be placed over the membrane for protection during construction and to aid in curing of the concrete. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 8 Seismic Design Considerations The Puget Lowland is classified as a Seismic Zone 3 in the 1997 Uniform Building Code (UBC). Earthquakes occur in the Puget Lowland with regularity, however, the majority of these events are of such low magnitude they are not detected without instruments. Large earthquakes do occur, as indicated by the 1949, 7.1 magnitude earthquake in the Olympia area, the 1965, 6.5 magnitude earthquake in the Midway area, and the 7.8 magnitude earthquake of February 28, 2001, in the Olympia area. There are three potential geologic hazards associated with a strong motion seismic event at this site: ground rupture, liquefaction, and ground motion response. Ground Rupture: The strongest earthquakes in the Puget Lowland are widespread, subcrustal events, ranging in depth from thirty (30) to fifty-five (55) miles. Surface faulting from these deep events has not been documented to date. Therefore, it is our opinion, that the risk of ground rupture during a strong motion seismic event is negligible. Liquefaction: Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. Groundshaking of sufficient duration results in the loss of grain to grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid. To have a potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sands and silt); it must be loose to medium dense; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. The effects of liquefaction may be large total and/or differential settlement for structures founded in the liquefying soils. Based on the density of the site soils, it is our opinion the potential for liquefaction over the site during a seismic event is negligible. Ground Motion Response: In accordance with Table 16-J of the 1997 UBC, soil type Sc should be used in design. Excavations and Slopes The following information is provided solely as a service to our client. Under no circumstances should this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 9 In no case should excavation slopes be greater than the limits specified in local, state and Federal safety regulations. Based on the information obtained from our field exploration and laboratory testing, the medium dense native soils would be classified as Type B by OSHA. Temporary cuts greater than four feet in height in Type B soils should be sloped at an inclination of 1 H:1 V (Horizontal:Vertical). If slopes of this inclination, or flatter, cannot be constructed, temporary shoring may be necessary. Shoring will help protect against slope or excavation collapse, and will provide protection to workers in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria. Permanent cut and fill slopes should be inclined no steeper than 2H:1V. Cut slopes should be observed by ECI during excavation to verify that conditions are as anticipated. Supplementary recommendations can then be developed, if needed, to improve stability, including flattening of slopes or installation of surface or subsurface drains. In any case, water should not be allowed to flow uncontrolled over the top of slopes. Permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. Site Drainage Groundwater seepage was encountered in our test pits at one foot below the existing grade. Seepage should be expected in footing and utility excavations. Seepage encountered in foundation or grade beam excavations during construction should be controllable by sloping the bottom of the excavation to one or more shallow sump pits. The collected water can then be pumped from these pits to a positive and permanent discharge, such as a nearby storm drain. Depending on the magnitude of such seepage, it may also be necessary to interconnect the sump pits by a system of connector trenches. The appropriate locations of subsurface drains, if needed, should be established during grading operations by ECI's representative at which time the seepage areas, if present, may be more clearly defined. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 10 Curing construction, the site must be graded such that surface water is directed off the s te. Water must not be allowed to stand in areas where buildings, slabs, or pavements are to be constructed. Loose surfaces should be sealed at night by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades must allow for drainage away from the building foundations. The ground should be sloped at a gradient of 3 percent for a distance of at least ten feet away from the buildings, except in paved areas, which can be sloped at a gradient of 2 percent. FDoting drains should be installed around the building perimeters, at or just below the invert of the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate 3. Under no circumstances should roof downspout drain lines be connected to the footing drain system. Roof downspouts must be separately tightlined to discharge. Cleanouts should be installed at strategic locations to allow for periodic maintenance of the footing drain and downspout tightline systems. Utility Support and Backfill B3sed on the soil conditions encountered, the soils expected to be exposed by utility excavations should provide adequate support for utilities. Utility trench backfill is a primary concern in reducing the potential for settlement along utility alignments, particularly in pavement areas. It is important that each section of utility line be adequately supported in the bedding material. The material should be hand tamped to ensure support is provided around the pipe haunches. Fill should be carefully placed and hand tamped to about twelve inches above the crown of the pipe before heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts having a loose thickness of less than twelve inches. A typical trench backfill section and compaction requirements for load supporting and non-load supporting areas is presented on Plate 4. Earth Consultants, Inc. CEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 11 Pavement Areas The adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, the subgrade should be treated and prepared as described in the Site Preparation section of this report. This means at least the top twelve (12) inches of the subgrade should be compacted to 95 percent of the maximum dry density (per ASTM D-1557-91). It is possible that some localized areas of soft, wet or unstable subgrade may still exist after this process. Therefore, a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas. The following pavement section can be used for lightly-loaded areas (car traffic): • Two inches of asphalt concrete (AC) over four inches of crushed rock base (CRB) material, or • Two inches of AC over three inches of asphalt treated base (ATB) material. 1-eavier truck-traffic areas will require thicker sections depending upon site usage, pavement life and site traffic. We will be pleased to assist in developing appropriate pavement sections for heavy traffic zones, if needed. Pavement materials should conform to WSDOT specifications. The use of a Class B asphalt mix is suggested. LIMITATIONS Cur recommendations and conclusions are based on the site materials observed, selective lE boratory testing and engineering analyses, the design information provided us, and our e.<perience and engineering judgment. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar c:)nditions in this area. No warranty is expressed or implied. Earth Consultants, Inc. GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 12 The recommendations submitted in this report are based upon the data obtained from the test pits. Soil and groundwater conditions between test pits may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction. If variations do appear, ECI should be requested to reevaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with the construction. Additional Services As the geotechnical engineer of record, ECI should be retained to perform a general review of the final design and specifications to verify that the earthwork and foundation recommendations have been properly interpreted and implemented in the design and in the construction specifications. ECI should also be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications or recommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. We do not accept responsibility for the performance of the foundation or earthwork unless we are retained to review the construction drawings and specifications, and to provide construction observation and testing services. 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Z 05 W ITP-2 J - - — - - - - - — - - — - Landscape Buffer ! Q Trash Paved Parking Area ! 0 Enclosure I - -r. i r ITP-4 i \ Paved Parking Area 1Z 1- - TP-3I - - - - — - - — g i i • Existing S. Chevron Property Cl) .4# t LEGEND `s /� I TP-1—i—Approximate Location of s I ECI Test Pit, Proj. No. . 1 '9`�� v E-9942, Nov. 2001 e,` Subject Site Proposed Building Approximate Scale Mii 0 20 40 80ft. (;11�1,: \'d Earth Inc.(i1 �il rEngineers.Consultants,ists& l NOTE: This plate may contain areas of color. Test Pit Location Plan ECI cannot be responsible for any subsequent misinterpretation of the information resulting Renton Emporium from black&white reproductions of this plate. Renton, Washington Drvm. GLS Date Nov. 2001 ' Proj. No. 9942 Checked KMW Date 11/26/01 Plate 2 • __ Slope To Drain o ; oq . , ;°e •q 6 inch min. ° - o- a n': ° 18 inch min. 4 inch min. 'a e- •. e ° o: Diameter •4•• .;::. • -.. , e , 0 - e ° , o • ° Perforated Pipe • • ' -:;° . -e_° °° o• 0• e 'o° ;... •;:•• • -•o o 0 e0 0 e Wrapped in Drainage •�' 'e Fabric •_ 0.' e a ^°• ° -' " ° ° e i t } 2 inch min. 2 inch min. / 4 inch max. 12 inch — - min. SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING LEGEND } :'•-; Surface seal; native soil or other low permeability material. • Fine aggregate for Portland Cement Concrete; Section 9-03.1(2) of the =: WSDOT Specifications. O Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down;tight jointed;with a positive gradient. Do not use flexible corrugated plastic pipe. Do not tie building downspout drains into footing lines. Wrap with Mirafi 140 Filter Fabric or equivalent. Ao1; •En: 411\ TYPICAL FOOTING SUBDRAIN DETAIL 4111A,f �I`$,f Earth Consultants Inc. Renton Emporium / \�1�/ \1M`� '�'w �"" Renton, Washington Proj. No. 9942 I Drwn. GLS I Date Nov. '0 1 Checked KMW I Date 11/26/01 (Plate 3 Non-Load Supporting Floor Slab or Areas Roadway Areas o • ° ° Varies 0 0 ° ° ,o 0 r2;' 0 0 0 95 • - o 0 0 85� - A 95 1 Foot Minimum Backfill 80 90 Varies vo0^� %;` PIPE •o o° Op``'tc A gD'DOe. o • 04 o 'o•'�oo. °0�° qo aV•°.°o• o. °• o'. o•°Q •.O.. Bedding i,E,,o:i .C Varies • ',009 oo_.o. Qon•U�'o"O°�'.V.a oa�o-o�c, • LEGEND: , ;,.'^ , Asphalt or Concrete Pavement or Concrete Floor Slab , °•° coo. . o . •e o . Base Material or Base Rock . n ::. :- Backfill; Compacted On-Site Soil or Imported Select Fill Material as Described in the Site Preparation of the General • Earthwork Section of the Attached Report Text. Minimum Percentage of Maximum Laboratory Dry Density as 95 Determined by ASTM Test Method D 1557-91 (Modified Proctor), Unless Otherwise Specified in the Attached Report Text. o.o,,,°.,� Bedding Material; Material Type Depends on Type of Pipe and 'o:b py Laying Conditions. Bedding Should Conform to the Manufacturers Recommendations for the Type of Pipe Selected. �I,,., ,,�1: 441\ TYPICAL UTILITY TRENCH FILL kill `''�`/i� Earth Consultants Inc. Renton Emporium Gotectrnkal Engtrxxrs.Geologists•Firvironrnental sdentsts Renton, Washington .iii Proj. No. 9942 Iot. ut. . GLS I Date Nov. '01 Checked KMW I Date 11/26/01 IP1ate 4 APPENDIX A FIELD EXPLORATION E-9942 Our field exploration was performed on November 16, 2001 . Subsurface conditions at the site were explored by excavating four test pits to a maximum depth of six feet below the existing grade. The test pits were excavated by A & D Quality Construction, using a Deere trackhoe. Approximate test pit locations were determined by pacing from site features. The loca- tions of the test pits should be considered accurate only to the degree implied by the method used. These approximate locations are shown on the Test Pit Location Plan, Plate 2. The field exploration was continuously monitored by a geologist from our firm who classified the soils encountered, maintained a log of each test pit, obtained representative samples, measured groundwater levels, and observed pertinent site features. Samples were visually classified in accordance with the Unified Soil Classification System which is presented on Plate Al , Legend. Representative soil samples were placed in closed containers and returned to our laboratory for further examination and testing. Test Pit Logs are presented on Plates A2 through A5. The final logs represent our interpretations of the field logs and the results of the laboratory tests of field samples. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. The consistency of the soil shown on the logs was estimated based on the effort required to excavate the soil, the stability of the trench walls, and other factors. Earth Consultants, Inc. MAJOR DIVISIONS GRAPH LETTER TYPICAL DESCRIPTION SYMBOL SYMBOL a d d t GW Well-Graded Gravels,Gravel-Sand Gravel 1 e o e gW Mixtures, Little Or No Fines And Clean Gravels N n G n d n Gravelly (little or no fines) `, r 40 Coarse Soils 1 . GP Poorly Graded Gravels,Gravel- Grained I . . I gp Sand Mixtures, Little Or No Fines Soils More Than i 1i i1i GM Silty Gravels,Gravel-Sand- 50% Coarse Gravels With f gm Silt Mixtures Fraction Fines(appreciable Retained On amount of fines) A, t�i GC Clayey Gravels,Gravel-Sand- No.4 Sieve „ gc Clay Mixtures Sand , •a o e' SW Well-Graded Sands, Gravelly And Clean Sand o b 0 oQ SW Sands, Little Or No Fines Sandy (little or no fines) lt.,.:* ,;:?la.:;r.:. ,i •i i:iii?•;: SP Poorly Graded Sands, Gravelly More Than Soils �;:i;: Ai*d '•! S Sands, Little Or No Fines 50% Material p Larger Than More Than No.200 Sieve 50% Coarse Sands With SM SM Silty Sands, Sand Silt Mixtures Size Fraction Fines(appreciable '.:::. Passing No.4 amount of fines) ���,� SC Sieve SC Clayey Sands, Sand-Clay Mixtures 1 ML Inorganic Silts&Very Fine Sands,Rock Flour,Silty- l l> ml Clayey Fine Sands;Clayey Silts w/Slight Plasticity Silts Liquid Limit J �� CL Gravelly Clays Of Low To Medium Plasticity, Grained And Less Than 50 �I(/ CI Gravelly Clays, Sandy Clays, Silty Clays, Lean Soils Clays I I I OL Organic Silts And Organic I I II I II II OI Silty Clays Of Low Plasticity p • MH Inorganic Silts,Micaceous Or Diatomaceous Fire More Than mh Sand Or Silty Soils 50% Mateval Silts Liquid Limit Smaller Than And CH Inorganic Clays Of High No.200 Sieve Clays Greater Than 50 Ch Plasticity, Fat Clays. Size OH Organic Clays Of Medium To High / / , Oh Plasticity, Organic Silts -Ej PT Peat, Humus, Swamp Soils Highly Organic Soils L `‘r� `I r� \(I pt With High Organic Contents Topsoil /4,4/4/4/ Humus And Duff Layer •�•�•�•�•�• ♦♦♦♦♦♦� Highly Variable Constituents Fill ♦♦♦♦♦♦ The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. DUAL SYMBOLS are used to indicate borderline soil classification. C TORVANE READING,tsf I 2"O.D. SPLIT SPOON SAMPLER qu PENETROMETER READING,tsf W MOISTURE,%dry weight 11. 24"I.D. RING OR SHELBY TUBE SAMPLER P SAMPLER PUSHED * SAMPLE NOT RECOVERED i WATER OBSERVATION WELL pcf DRY DENSITY,lbs.per cubic ft. LL LIQUID LIMIT,% 2 DEPTH OF ENCOUNTERED GROUNDWATER PI PLASTIC INDEX DURING EXCAVATION Y SUBSEQUENT GROUNDWATER LEVEL W/DATE bi; -E,k• 44\ LEGEND AID; -: f Earth Consultants Inc. N1 (it.1,x I YINJI 1:11git rrs,(ieologlsis Y,I J1yth&N Iwo II.115[il'AIILSIS Proj. No. 9942 'Date Nov. 'O1 !Plate Al Test Pit Log Project\lame: Sheet of Renton Emporium 1 1 Job No Logged by: Date: Test Pit No.: 994:2 KS 11/16/01 TP-1 Excava ion Contactor: Ground Surface Elevation: A& D Quality Const. Notes: o L „ o Surface Conditions: Depth of Topsoil &Sod 12": pavement, old parking area, General W FoLE - G. ( E asphalt Noss (%) C7 cn in cn SM Brown silty SAND with gravel, medium dense, moist 2 -water seepage at 1' 3 -becomes dense at 2.5' -37%fines 4 18.1 5 22.2 6 Test pit terminated at 6.0 feet below existing grade. Groundwater seepage encountered at 1.0 feet during excavation. m a a a U w del'. �», -inky. Test Pit Log C7 1,i /I ,1, Earth Consultants Inc. Renton Emporium p \ it Avg�ap G,O ecimkal Fng1net GrnkoBsA&Fnvlmnn,rnrll ticlrnti F Renton, Washington Proj.No. 9942 own. GLS Date Nov. 2001 Checked KMW Date 11/26/01 Plate A2 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of inf.vnivlii,n nrnenn{al nn th. Lv, Test Pit Log Project Name: Sheet of Renton Emporium 1 1 Job No Logged by: Date: Test Pit No.: 9942 KS 11/16/01 TP-2 Excavation Contactor: Ground Surface Elevation: A&D Quality Const. Notes: o w Surface Conditions: Concrete Slab Ger eral W Q a Q a Notes (%) `` �, p " m c9 � IA 05 SM (6" Pea Gravel) Brown silty SAND with gravel, medium dense, moist 2 20.8 3 • Test pit terminated at 4.0 feet below existing grade. No groundwater encountered during excavation. 0 0 0 0 w 04 di'', pti.. 444 Test Pit Log �, Earth Consultants Inc. Renton Emporium p 11 lb1. (j/`it'w GrarchnI of Fnglneris,Gt logtslA&FnvImnnirnral tidrntt Renton, Washington a _ Proj.No. 9942 Dwn. GLS Date Nov. 2001 Checked KMW Date 11/26/01 Plate A3 Subsurfa conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of .ninrrr.<a}i.n.+rncen/arl m}hi.Inn Test Pit Log Project Name: Sheet of Renton Emporium 1 1 Job No Logged by: Date: Test Pit No.: 9942 KS 11/16/01 TP-3 Excavation Contactor: Ground Surface Elevation: A&D Quality Const. Notes: Gereral W 26 L °1a — Surface Conditions: Depth of Topsoil &Sod 12": asphalt Notes (%) E. o `� D SM Brown silty SAND with gravel, medium dense, moist 2 13.8 • 3 -becomes dense at 3' • 4 Test pit terminated at 4.5 feet below existing grade. No groundwater encountered during excavation. Q N a a w do'. (�fl.. 44 Test Pit Log Oil,l `�J�i f Earth Consultants Inc. Renton Emporium W) Au, \*i6'/ ring, ,.GeoiogKissEnvl ronmental Sclenfl,Qs Renton, Washington a Proj.Nc. 9942 Dwn. GLS Date Nov. 2001 Checked KMW Date 11/26/01 Plate A4 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment. They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of infn.wsdinn nro¢nM..el nr+hie Inn Test Pit Log Project Name: Sheet of Renton Emporium 1 1 Job No Logged by: Date: Test Pit No.: 9942 KS 11/16/01 TP-4 Excavation Contactor: Ground Surface Elevation: A&D Quality Const. Notes: 0 o d o Surface Conditions: Depth of Topsoil &Sod 6": brush Gen L eral W :_ .n . o. o Notes ° El E w " E E SM Brown sandy SILT, medium dense, moist 1 16.8 2 -14%fines 14.3 3 ML Gray sandy SILT, dense, moist 4 5 -56%fines Test pit terminated at 5.0 feet below existing grade. No groundwater encountered during excavation. s m c ,- a a w a dos fw ,itiv Test Pit Log Earth Consultants Inc. Renton Emporium �' '/'r\\ GrcNrcthnlral FFIgfircy5,Gc-oiNist;A Fnvlmnnxenral Scientt+r: Renton, Washington r a Prq.No. 9942 Dwn. GLS Date Nov. 2001 Checked KMW Date 11/26/01 Plate A5 Subsurfa:e conditions depicted represent our observations at the time and location of this exploratory hole,modified by engineering tests,analysis and judgment They are not necessarily representative of other times and locations.We cannot accept responsibility for the use or interpretation by others of ininrrn ilv.n.ncor.l<.d"...phi.I.vr APPENDIX B LABORATORY TEST RESULTS E-9942 Earth Consultants, Inc. SIEVE ANALYSIS HYDROMETER ANALYSIS O SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH U.S.STANDARD _ GRAIN SIZE IN MM � Mp01 s • ��` N� cam^ O t0 O cc?, op 00 Op 00 O O O OO O O O O Z `��r/� a M N '- ��}}--..�� oo N M ? In FO 00 e- N 0 1001 I I I I I '->' t' ("4-"Tt•-1+ I I 1 1 I I I I J 1 1 1 1 I 11 1 1 1 1 I l 1 l 0 ttv sue.AKL 90 B. 10 :„... p g- 12 80 El-. 20 m �. m 70 30 70 O -zi ate` ftY. m Z TI 60 _ ��� 40 ...I 0 m 50 — _ _ O\ - - - _ - - 50 a) N 8 .--#. -< _ _ m Z E * 40 _- - 60 o R x` ) _ CO 0 .=..I 30 �` - 70 m �▪ � __ G) 20 - -- - �� 80 n 10 . . - 90 C) 0 I III I I I• "I I LIIIII I I I I.I 1 1 1 1 , L LI V 100 0 0 0 CO l0 C M N O CO CO C M N .- CO f0 M N ^ 0 0 0 0 0 000 MN 0 0 0 O ■� rp . v n m y M N GRAIN SIZE IN MILLIMETERS . . . . • 0 0 0 0 0 0 co 0 0 Z COARSE 1 FINE COARSE I MEDIUM I FINE co p rt. In COBBLES FINES . o N GRAVEL SAND -. £ m D Boring or DEPTH Moisture N.) d Z KEY USCS DESCRIPTION 1 LL PL \ n > Test Pit No. (ft.) Content Mr 0 0o H. -< 0 D m TP-1 4.5 SM Brown silty SAND with gravel 18. 1 --- --- iv O--- TP-4 2 SM Brown silty SAND with gravel 16.8 --- --- td TP-4 3 MI Brown sandy SILT 14.3 --- --- DISTRIBUTION E-9942 4 Copies A & D Quality Construction P. O. Box 2552 Kent, Washington 98056 Attention: Ms. Annette Demps A eviewed By: C-ct Kyle R. Campbell, P.E. Manager of Geotechnical Services Earth Consultants, Inc. 4 LEVEL 1 DOWNSTREAM ANALYSIS FOR Renton Emporium ®�V Cr PMFNT P Sunset Blvd and Langston Ave. OF'P,FNTONNING, Renton, WA 98056 JAN December 28, 2001 L a' try\� �!�w Y ' I ttit 4 }} 4. H Ei* 4 y N .. Prepared for Annette Demps: 2308 NE 24th St Renton, WA 98056 Project Architect — Fall Architecture 9607 39th Ave SW Seattle, WA 98136 PROJECT OVERVIEW: This project involves the construction of a 4500 sf commercial structure and associated parking and landscaping on a vacant parcel approximately 0.45 acres located in the City of Renton. LEVEL 1 DOWNSTREAM DRAINAGE ANALYSIS: The site receives minimal surface runoff from the uphill parcels. Proposed runoff from the site is via an upgraded conveyance from the site to City Structure #16,D6-1. From this point runoff flows through structures #16,E6-1, to #16,E6-18 via a 12" concrete line, then across Sunset to structures #16,E6-18 and #16,E6-19 in 24" concrete pipe. From structure -19 Runoff flows south along Hardie Avenue across the Burlington-Northern ROW to SW 7t St. No capacity problems are evident, except the section along Sunset Ave. E3 • 7 T23N R5E W 1/2 i _ \ *---1.\\..,,,___J K..-7 I, 4 1 i \?PF1`° 16t�u� III 6 � 06, 9l:auiuip° \ittir,' 1111111! ! ��,�!!//!!,-,1I��� ���l�� .-) �n. �1 \ \ `�"'�' 4. �i�� ��/�E>t �W�Itdl�)J `(nut� (►\�S 1.par:l� itII9 • IE - ,, I��.I. 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Preliminary Conditions Summary 3 III. Off Site Analysis 3 IV. Retention/Detention Analysis and Design 4 V. Conveyance Systems Analysis and Design 4 VI. Water Quality 4 VII. Special Reports and Studies 4 VIII. Erosion/Sedimentation Control 4 IX. Maintenance and Operation Manual 5 Appendix 1 Retention Design Appendix 2 Soils Report, (partial copy) RENTON EMPORIUM, RENTON SURFACE WATER TECHNICAL INFORMATION REPORT I. PROJECT OVERVIEW Construct a 4500 sf commercial structure and associated parking and landscaping on a vacant parcel approximately 0.45 acres located in the City of Renton. II. PRELIMINARY CONDITIONS SUMMARY The site is served by municipal utilities in Sunset Blvd, including storm drainage, sewer, water, gas, telephone, and power. Developed properties surround the site, and these developments include storm drainage systems. Therefore little offsite runoff enters the site. No soils report for the site is available. Runoff controls shall match existing 2, 10, and 100 year pre-existing runoff rates. Site Data: Location: 2800 NE 3rd Street, Renton Section 16, Township 23N, Range 5E, W.M. Rainfall: 2 year 2"/24 hrs 10 Year 2.9"/24 hrs 100 year 3.9"/24 hrs Soil: Existing pavement on lots 27, 28, and 29. Lot 3 is an undeveloped parcel covered with brush and small trees III. OFF SITE ANALYSIS Tributary Areas and Downstream Analysis The site receives minimal runoff from adjacent uphill residential properties; some of these developments have existing storm drainage systems with their own conveyance to existing drainage system in SW Langston Rd. Runoff from the site drains to an existing public catchbasin located in Sunset Blvd. frontage. This catchbasin is part of a conveyance system in Sunset flowing easterly towards Langston. At the foot of Langston, the conveyance crosses to the south side of Sunset, and enters a major conveyance system following Hardie Avenue to the south west and south. A site inspection and a review of the As-Constructed plan RENTON EMPORIUM, RENTON SURFACE WATER TECHNICAL INFORMATION REPORT and profile sheets for the Hardie Avenue drainage show no obvious drainage problems. However, the drainage in Sunset Blvd between the Site and Langston appears to be inadequate. Our recommendation is to construct a new connection from the site to the Langston/Sunset interchange. This system will be located at the north edge of the ROW between the Chevron property and the sidewalk, and will connect to a basin with known capacity. IV. RETENTION/DETENTION ANALYSIS AND DESIGN Retention analysis has been performed using Waterworks version 5 software, and the precipitation parameters provided in the King County 1993 SWMM manual. Detention will be provide using an underground pipe vault with controlled release to the existing City owned storm system in Sunset Blvd as described above. V. CONVEYANCE SYSTEMS ANALYSIS AND DESIGN Conveyance system for this site consist of sheet flow in the parking areas into catch basins. The basins in turn convey the runoff to the detention structure. All runoff from the roofs are tightlined directly to the detention facility. VI. WATER QUALITY Water quality in the runoff stream is achieved using a wet vault. The vault is combined with the detention facility such that the active detention volume overlays the treatment volume. Sizing of the vault is in accordance with section 4.6.2 of the manual. VII. SPECIAL REPORTS AND STUDIES The soils report is attached. Also a level 1 downstream analysis was prepared and is attached VIII. EROSION/SEDIMENTATION CONTROL DESIGN After parking lot grading and installation of the catch basins and storm drains, inlet protection shall be installed at each inlet in order to prevent sediments from clogging pipes or the storage pond. Silt fences and a construction entrance shall be installed to protect downstream properties and roadways from silting and debris resulting from the construction operations RENTON EMPORIUM, RENTON SURFACE WATER TECHNICAL INFORMATION REPORT IX. MAINTENANCE AND OPERATION MANUAL Your drainage facilities consist of catch basins in the parking lot, underground pipes connecting those pipes, a wet vault with control structure, and a release structure consisting of pipes manholes and an energy dissipator. The purpose of this storm drainage structure is to collect the rain water that falls on the property and safely discharge it to the existing conveyance system in 228th Avenue. The most important function is the protection of property from damage caused by flooding during large rainstorms. This includes your property as well as the property of neighbors downstream. The pipes and catch basins have been sized and located to convey the storm water resulting from the design storm to the storage pond. The vault has been sized to temporarily hold the storm water and to release water at a controlled rate to the downstream conveyance system. The storage pond is important since as the site is developed, the rate and volume of water draining off the site increases significantly when compared to the release rate and volume of the site in its undeveloped condition. Thus, the designed system with controlled release helps reduce the danger of future flood damage. Another important function of the storm drainage system is the protection of the downstream waters from pollution. Oil drippings and other pollutants flow into the storm drainage system during rainstorms. The catch basins and wetvault are designed to settle pollution and dirt out of the storm water. Proper maintenance of these elements will maintain their efficiency, and prevent pipe blockage and the possibility of accidental flooding. Your storm drainage system have been designed according to current City of Renton and King County Standards, and maintenance of the facilities is important to insure that they are operation properly. The City of Renton may inspect the drainage facilities for compliance with the attached maintenance requirements. If you as the owner fail to maintain the facilities to acceptable standards, City may issue a written notice specifying corrective action. If this action is not taken in a timely manner, the City may enter the property to perform the required maintenance and bill you for the cost of the work. In the event a hazard to public safety exists, written notice may not be required. RENTON EMPORIUM, RENTON SURFACE WATER TECHNICAL INFORMATION REPORT Following is a guide to the maintenance requirements of your drainage facilities: Section Subject 1 Not Applicable 2 Not Applicable 3 Closed Detention Systems (Pipes/Tanks) 4 Control Structure/Flow Restrictor 5 Catch Basins 6 Not Applicable 7 Energy Dissipators 8 Not Applicable 9 Not Applicable 10 Conveyance Systems (Pipes and Ditches) 11 Grounds 12 Access Roads/Easements KING COUNTY, WEAoHINGTON, SURFACE WA 1 ,: R DESIGN MANUAL. NO. 3 - CLOSED DETENTION SYSTEMS (PIPES/TANKS) Maintenance Conditions When Maintenance Results Expected Component Defect Is Needed When Maintenance Is Performed St(rage Area Plugged Air Vents One-half of the cross section of a vent is Vents free of debris and sediment. blocked at any point with debris and sediment. Debris and Accumulated sediment depth exceeds All sediment and debris removed from Sediment 10%of the diameter of the storage area storage area. for 1/2 length of storage vault or any point depth exceeds 15%of diameter. Example: 72-inch storage tank would require cleaning when sediment reaches depth of 7 inches for more than 1/2 length of tank. Joints Between Any crack allowing material to be All joints between tank/pipe sections are Tank/Pipe Section transported into facility. sealed. Tank/Pipe Bent Any part of tank/pipe is bent out of shape Tank/pipe repaired or replaced to design. Out of Shape more than 10%of its design shape. Ma thole Cover not in Place Cover is missing or only partially in place. Manhole is closed. Any open manhole requires maintenance. Locking Mechanism cannot be opened by one Mechanism opens with proper tools. Mechanism Not maintenance person with proper tools. Working Bolts into frame have less than 1/2 inch of thread (may not apply to self-locking lids). Cover Difficult to One maintenance person cannot remove Cover can be removed and reinstalled by Remove lid after applying 80 pounds of lift. Intent one maintenance person. is to keep cover from sealing off access to maintenance. Ladder Rungs King County Safety Office and/or Ladder meets design standards and Unsafe maintenance person judges that ladder Is allows maintenance persons safe access. unsafe due to missing rungs, misalignment, rust,or cracks. Catch Basins See "Catch Basins" Standard No. 5 See "Catch Basins" Standard No. 5 • A-3 1/90 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL NO. 4 - CONTROL STRUCTURE/FLOW RESTRICTOR Mainte lance Conditions When Maintenance Results Expected Component Defect Is Needed When Maintenance is Performed General Trash and Debris Distance between debris build-up and All trash and debris removed. (Includes bottom of orifice plate Is less than 1-1/2 Sediment) feet. Structural Damage Structure Is not securely attached to Structure securely attached to wall and manhole wall and outlet pipe structure outlet pipe. should support at least 1,000 pounds of up or down pressure. Structure is not in upright position (allow Structure In correct position. up to 10%from plumb). Connections to outlet pipe are not Connections to outlet pipe are watertight; watertight and show signs of rust. structure repaired or replaced and works as designed. • Any holes--other than designed holes-- Structure has no holes other than in the structure. designed holes. Cleanout Gate Damaged or Cleanout gate is not watertight or is Gate is watertight and works as designed. Missing missing. Gate cannot be moved up and down by Gate moves up and down easily and is one maintenance person. watertight. Chain leading to gate is missing or Chain is in place and works as designed. damaged. Gate is rusted over 50%of its surface Gate is repaired or replaced to meet area. design standards. Orifice Plate Damaged or Control device is not working properly Plate is in place and works as designed. Missing due to missing,out of place,or bent orifice plate. Obstructions Any trash, debris, sediment, or vegetation Plate is free of all obstructions and works blocking the plate. as designed. Overflow Pii,e Obstructions Any trash or debris blocking (or having Pipe is free of all obstructions and works the potential of blocking)the overflow as designed. pipe. Manhole See "Closed Detention Systems" Standard See "Closed Detention Systems" Standard No. 3. No. 3. Catch Basin See "Catch Basins"Standard No. 5. See "Catch Basins"Standard No. 5. A-4 1/90 KING COUNTY, vvASHINGTON, SURFACE WA l' ER DESIGN MANUAL NO. 5 - CATCH BASINS Maintenance Conditions When Maintenance Results Expected Component Defect Is Needed When Maintenance Is Performed 3eneral Trash & Debris Trash or debris of more than 1/2 cubic No trash or debris located immediately in (Includes foot which is located immediately in front front of catch basin opening. Sediment) of the catch basin opening or is blocking capacity of basin by more than 10%. Trash or debris (in the basin)that No trash or debris in the catch basin. exceeds 1/3 the depth from the bottom of basin to invert of the lowest pipe into or out of the basin. Trash or debris in any inlet or outlet pipe Inlet and outlet pipes free of trash or blocking more than 1/3 of its height. debris. Dead animals or vegetation that could No dead animals or vegetation present generate odors that would cause within the catch basin. complaints or dangerous gases (e.g., methane). Deposits of garbage exceeding 1 cubic No condition present which would attract foot in volume. or support the breeding of insects or rodents. Structural Damage Corner of frame extends more than 3/4 Frame is even with curb. to Frame and/or inch past curb face into the street (if Top Slab applicable). Top slab has holes larger than 2 square Top slab is free of holes and cracks. inches or cracks wider than 1/4 inch (intent is to make sure all material Is running into the basin). Frame not sitting flush on top slab, i.e., Frame is sitting flush on top slab. separation of more than 3/4 inch of the frame from the top slab. Cracks in Basin Cracks wider than 1/2 inch and longer Basin replaced or repaired to design Walls/Bottom than 3 feet, any evidence of soil particles standards. entering catch basin through cracks, or maintenance person judges that structure is unsound. Cracks wider than 1/2 inch and longer No cracks more than 1/4 inch wide at the than 1 foot at the joint of any inlet/outlet Joint of inlet/outlet pipe. pipe or any evidence of soil particles entering catch basin through cracks. Settlement/ Basin has settled more than 1 inch or has Basin replaced or repaired to design Misalignment rotated more than 2 inches out of standards. alignment. Fire Hazard Presence of chemicals such as natural No flammable chemicals present. gas, oil, and gasoline. Vegetation Vegetation growing across and blocking No vegetation blocking opening to basin. more than 10%of the basin opening. Vegetation growing in inlet/outlet pipe No vegetation or root growth present. joints that is more than six inches tall and less than six inches apart. Pollution Nonflammable chemicals of more than No pollution present other than surface 1/2 cubic foot per three feet of basin film. length. A-5 1/90 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL NO. 5 - CATCH BASINS (Continued) Mainte nance Conditions When Maintenance Results Expected Component Defect Is Needed When Maintenance Is Performed Catch Bas n Cover Cover Not In Place Cover Is missing or only partially in place. Catch basin cover is closed. Any open catch basin requires maintenance. Locking Mechanism cannot be opened by one Mechanism opens with proper tools. Mechanism Not maintenance person with proper tools. Working Bolts into frame have less than 1/2 inch of thread. Cover Difficult to One maintenance person cannot remove Cover can be removed by one Remove lid after applying 80 lbs.of lift; intent is maintenance person. keep cover from sealing off access to maintenance. Ladder Ladder Rungs Ladder is unsafe due to missing rungs, Ladder meets design standards and Unsafe misalignment, rust,cracks, or sharp allows maintenance person safe access. edges. Metal Gratt3s Grate with opening wider than 7/8 inch. Grate openings meet design standards. (if applicable) Trash and Debris Trash and debris that Is blocking more Grate free of trash and debris. than 20% of grate surface. Damaged or Grate missing or broken member(s) of Grate is in place and meets design Missing the grate. standards. • A-6 1/90 KING COUNTY, WASH . INGTON, SURFACE WATER uESIGN MANUAL NO. 7 • ENERGY DISSIPATORS Maintenance Conditions When Maintenance Results Expected Compc nent Defect Is Needed When Maintenance is Performed External: Rock Pad Missing or Moved Only one layer of rock exists above native Replace rocks to design standard. Rock soil in area five square feet or larger, or any exposure of native soil. Dispersion "rench Pipe Plugged with Accumulated sediment that exceeds 20% Pipe cleaned/flushed so that it matches Sediment of the design depth. design. Not Discharging Visual evidence of water discharging at Trench must be redesigned or rebuilt to Water Properly concentrated points along trench (normal standard. condition is a"sheet flow"of water along trench). Intent is to prevent erosion damage. Perforations Over 1/2 of perforations in pipe are Clean or replace perforated pipe. Plugged plugged with debris and sediment. Water Flows Out Maintenance person observes water Facility must be rebuilt or redesigned to Top of"Distributor" flowing out during any storm less than standards. Catch Basin the design storm or it is causing or appears likely to cause damage. Receiving Area Water in receiving area is causing or has No danger of landslides. Over-Saturated potential of causing landslide problems. Internal: Manhole/Chamber Worn or Damaged Structure dissipating flow deteriorates to Replace structure to design standards. Posts, Baffles, 1/2 or original size or any concentrated Sides of Chamber worn spot exceeding one square foot which would make structure unsound. Other Defects See"Catch Basins" Standard No. 5 See "Catch Basins" Standard No. 5 A-8 1/90 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAI. NO. 10 - CONVEYANCE SYSTEMS (Pipes & Ditches) Maintenance Conditions When Maintenance Results Expected Component Defect Is Needed When Maintenance is Performed F Sediment& Debris Accumulated sediment that exceeds 20% Pipe cleaned of all sediment and debris. of the diameter of the pipe. Vegetation Vegetation that reduces free movement of All vegetation removed so water flows water through pipes. freely through pipes. Damaged Protective coating is damaged; rust is Pipe repaired or replaced. causing more than 50%deterioration to any part of pipe. Any dent that decreases the cross section Pipe repaired or replaced. area of pipe by more than 20%. Coen Ditches Trash & Debris Trash and debris exceeds 1 cubic foot Trash and debris cleared from ditches. per 1,000 square feet of ditch and slopes. Sediment Accumulated sediment that exceeds 20% Ditch cleaned/flushed of all sediment and of the design depth. debris so that it matches design. Vegetation Vegetation that reduces free movement of Water flows freely through ditches. water through ditches. Erosion Damage to See"Ponds"Standard No. 1 See"Ponds" Standard No. 1 Slopes Rock Lining Out of Maintenance person can see native soil Replace rocks to design standard. Place or Missing (If beneath the rock lining. Applicable) Catch Basins See "Catch Basins"Standard No. 5 See "Catch Basins" Standard No. 5 Debris Barriers See "Debris Barriers" Standard No.6 See "Debris Barriers" Standard No. 6 (e 3., Trash Rack) A-11 1/90 KIN ( COUNTY, WAShinGTON, SURFACE WATER DESIGN MANUAL NO. 11 - GROUNDS (Landscaping) Maintenance Conditions When Maintenance Results Expected Component Defect is Needed When Maintenance is Performed General Weeds Weeds growing in more than 20%of the Weeds present in less than 5%of the (Nonpoisonous) landscaped area (trees and shrubs only). landscaped area. Safety Hazard Any presence of poison ivy or other No poisonous vegetation present in a poisonous vegetation. landscaped area. Trash or Litter Paper, can, bottles,totalling more than 1 Area clear of litter. cubic foot within a landscaped area (trees and shrubs only) of 1,000 square feet. Trees and Shrubs Damage Limbs or parts of trees or shrubs that are Trees and shrubs with less than 5% of the split or broken which affect more than total foliage with split or broken limbs. 25%of the total foliage of the tree or shrub. Trees or shrubs that have been blown Tree or shrub in place free of injury. down or knocked over. Trees or shrubs which are not adequately Tree or shrub in place and adequately supported or are leaning over, causing supported; remove any dead or diseased exposure of the roots. trees. • A-12 1/90 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL NO. 12 - ACCESS ROADS/EASEMENTS P aIntenance Conditions When Maintenance Results Expected Component Defect is Needed When Maintenance Is Performed Gen aral Trash and Debris Trash and debris exceeds 1 cubic foot Trash and debris cleared from site. per 1,000 square feet, i.e.,trash and debris would fill up one standard size garbage can. Blocked Roadway Debris which could damage vehicle tires Roadway free of debris which could (glass or metal). damage tires. Any obstructions which reduce clearance Roadway overhead clear to 14 feet high. above road surface to less than 14 feet. Any obstructions restricting the access to Obstruction removed to allow at least a a 10-to 12-foot width for a distance of 12-foot access. more than 12 feet or any point restricting access to less than a 10-foot width. Road Surface Settlement, When any surface defect exceeds 6 Road surface uniformly smooth with no Potholes, Mush inches in depth and 6 square feet in area. evidence of settlement, potholes, mush Spots, Ruts In general, any surface defect which spots, or ruts. hinders or prevents maintenance access. Vegetation in Road Weeds growing in the road surface that Road surface free of weeds taller than 2 Surface are more than 6 inches tall and less than Inches. 6 inches apart within a 400-square-foot area. Shou,ders and Erosion Damage Erosion within 1 foot of the roadway more Shoulder free of erosion and matching Ditchi+s than 8 inches wide and 6 inches deep. the surrounding road. Weeds and Brush Weeds and brush exceed 18 inches in Weeds and brush cut to 2 inches in height or hinder maintenance access. height or cleared in such a way as to allow maintenance access. A-13 I/90 Appendix 1 Retention Design PRE - APP 01 - XX i 12 7 W 7 8 ? NW( . a 13 I 18 18 i 11 11 ; A 1 ' u I \S�, li c i S 2nd STREET JOB SITE r'" R) 'a 1 S 3rd SMMEET 900 s� S)NSET BLVD. • I i . 6(ry I 1 13 i, 18 $,,. 18 T 17 — ,r; 'Iola -- i42- Illoysilli i 24 * 1 ;; Q L C 20. 1 1_ __,_____ . 1 I __I VICINITY MAP Scale: 4" --- ONE MILE • n,L,IN 1 ll IN ri 1V1 1---u n i u ivi IAA. PART OF THE N.E. 1/4 OF THE S.W. 1/4 OF SECTION 18, TOWNSHIP -......... -....., -_, ..._ ...,... ... s -._. -__ _ .. _ S. -__ :' ----- • LANG ....„. 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LOT AREA ONLY SEATTLE, WA 98136 .. NO1 FOR BIDDING PURPOSES (206) 935-2240 DLVLLOPER: ENGINEER: KEITH & ANNETTE DEMPS JOHAN OYE P.E. 2308 N.E. 24th STREET 12202 PACIFIC AVE S RENTON, WA 98056 TACOMA, WA 98444 (425) 226-6632 (253) 537-8128 RECOMMENDED FOR APPROVAL BY BY BY SHEET ND /\ '7 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL f \'''•- FIGURE 3.5.1C 2-YEAR 24-HOUR ISOPLUVIALS % Ili _ _ _ , , , ,_._ r , . - Map 4- A . . Ai , \ AK; m A i,...., A AC. ,, t . . __ A ....-Tx,., • A . ‘( .r -- 1.if Otiti 1 halvt4 , i.q 44.0 ri kl , 70 ,s Jo dreg...-milo 7,. 4' '. .-P . •. milq r gri - ► -*��ipp, 1to \ \ tplitr. .._, _ .p. t 2.Q ' !sakli, _.: .-. ,, , p. -fi 1,1101011fr ,.,, tillt'e 0,' Ai 0 , _ ,,, Nsiir,4,4112.1.--E 1 _., ,,,, no Ili 1\ '‘.---- 4011-Itiiii4111 : i "': 11101 Tri ' , ' s') I '1.641'-jlif i op- j 4i---- ' ',pi ilisiv, 010./goroffli=almm''.14. 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'1041 4( .ir' -- _-) , 7} . ilit)ft. - ---- -- ---. -*/B1/1 1 ' It:.....„ ,. .. ir 2-YEAR 24-HOUR PRECIPITATION t. itrag1' AIg IK r3.4� ISOPLUVIALS OF 2-YEAR 24-HOUR tl► ImwmFo , f IN 3_ TOTAL PRECIPITATION IN INCHES �. -� '� _ 0 1 2 3 4 5 6 7 8 Mlles `J ry N c, w""',• . f r CLEARHIS CLEARHIS PreDev Event Summary: BasinID Peak Q Peak T Peak Vol Area Method Raintype Event (cfs) (hrs) (ac-ft) ac /Loss PreDev 0.13 8.00 0.0488 0.49 SCS/SCS TYPE1A 2 yr PreDev 0.22 8.00 0.0791 0.49 SCS/SCS TYPE1A 10 yr PreDev 0.33 8.00 0.1184 0.49 SCS/SCS TYPE1A 100 yr Drainage Area: PreDev Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Dur: 24.00 hrs Inty: 10.00 min Area CN TC Pervious 0.1850 ac 76.00 0.31 hrs Impervious 0.3000 ac 98.00 0.07 hrs Total 0.4850 ac Supporting Data: Pervious CN Data: Perv. part of lot 27 76.00 0.0450 ac Lot 3 76.00 0.1400 ac Impervious CN Data: Existing Pavement- Lots 27, 28, and 29 98.00 0.3000 ac Pervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Existing Site 150.00 ft 12.50% 0.4000 18.05 min Shallow Existing Site 200.00 ft 7.00% 27.0000 0.47 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Grass 30.00 ft 23.00% 0.2400 2.59 min Sheet Pavement 170.00 ft 6.50% 0.0110 1.46 min Developed Event Summary: BasinID Peak Q Peak T Peak Vol Area Method Raintype Event (cfs) (hrs) (ac-ft) ac /Loss Developed 0.19 8.00 0.0628 0.49 SCS/SCS TYPE1A 2 yr Developed 0.29 8.00 0.0977 0.49 SCS/SCS TYPE1A 10 yr Developed 0.41 8.00 0.1412 0.49 SCS/SCS TYPE1A 100 yr Drainage Area: Developed Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Dur: 24.00 hrs Intv: 10.00 min Area CN TC Pervious 0.0900 ac 85.00 0.07 hrs Impervious 0.4000 ac 98.00 0.03 hrs Total 0.4900 ac Supporting Data: Pervious CN Data: Landscapes 85.00 0.0900 ac Impervious CN Data: Pavement 98.00 0.2400 ac Building, Walks 98.00 0.1600 ac Pervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Lawn 60.00 ft 17.00% 0.1500 3.54 min Shallow Pipe 55.00 ft 3.50% 27.0000 0.18 min Channel Pipes 65.00 ft 3.50% 21.0000 0.28 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Pavement 135.00 ft 10.00% 0.0110 1.04 min Channel Pipe 65.00 ft 2.00% 11.0000 0.70 min Driving surfaces Event Summary: Basin ID Peak Q Peak T Peak Vol Area Method Raintype Event (cfs) (hrs) (ac-ft) ac /Loss Driving surfaces 0.10 8.00 0.0343 0.24 SCS/SCS TYPE1A 2 yr Driving surfaces 0.15 8.00 0.0521 0.24 SCS/SCS TYPE1A 10 yr Driving surfaces 0.22 8.00 0.0739 0.24 SCS/SCS TYPE1A 100 yr Driving surfaces 0.06 8.00 0.0195 0.24 SCS/SCS TYPE1A 6 month Drainage Area: Driving surfaces Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Dur: 24.00 hrs Intv: 10.00 min Area CN TC Pervious 0.0000 ac 85.00 0.00 hrs Impervious 0.2400 ac 98.00 0.03 hrs Total 0.2400 ac Supporting Data: Impervious CN Data: Pavement 98.00 0.2400 ac Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Pavement 135.00 ft 10.00% 0.0110 1.04 min Channel Pipe 65.00 ft 2.00% 11.0000 0.70 min Control Structure ID: Control - Multiple Orifice Structure Descrip: Multiple Orifice Start El Max El Increment .1\ti 46.0000 ft 49.0000 ft 0.10 , �i� c: Orif Coeff: 0.62 Bottom El: 44.00 ft �J Lowest Diam: 2.4609 in /1 out to 2nd: 0.6500 ft Diam: 1.6406 in D 1'7 2nd to 3rd: 0.4200 ft Diam: 1.6113 in Node ID: tank Desc: 6'tank Start El: 46.0000 ft Max El: 49.0000 ft Contrib Basin: Contrib Hyd: n_gth_ Widltl 6.0000 ft — 40.0000 ft- 100.00 Node ID: RPLvault �--- 2A0 Or' • (� �� �, = 2,40 s*= N 4// : I k-s1 F ` Desc: Manhole structure i2 Rs 1 O• Start El: 42.0000 ft Max El: 49.0000 ft Contrib Basin: Contrib Hyd: Storage Id: tank Discharge Id: Control RLPCOMPUTE [RPLvault] SUMMARY 2 yr Match Q: 0.1323 cfs Peak Out Q: 0.1319 cfs - Peak Stg: 46.65 ft-Active Vol: 154.91 cf 10 yr Match Q: 0.2168 cfs Peak Out Q: 0.2166 cfs - Peak Stg: 47.07 ft-Active Vol: 255.71 cf 100 yr Match Q: 0.3276 cfs Peak Out Q: 0.3276 cfs - Peak Stg: 47.58 ft-Active Vol: 379.93 cf RPLCOMPUTE [RPLvault] DETAILED 2 yr Match Q: 0.1323 cfs Peak Out Q: 0.1319 cfs- Peak Stg: 46.65 ft-Active Vol: 154.91 cf 10 yr Match Q: 0.2168 cfs Peak Out Q: 0.2166 cfs- Peak Stg: 47.07 ft-Active Vol: 255.71 cf 100 yr Match Q: 0.3276 cfs Peak Out Q: 0.3276 cfs- Peak Stg: 47.58 ft-Active Vol: 379.93 cf 2 yr event Time 11 12 2S Sum I+2S 01 02S Elev 100.00 0.00 0.00 0.00 0.01 0.00 0.01 46.00 110.00 0.01 0.01 0.00 0.02 0.01 0.01 46.00 120.00 0.01 0.01 0.00 0.02 0.01 0.01 46.00 130.00 0.01 0.01 0.00 0.02 0.01 0.01 46.00 140.00 0.01 0.01 0.00 0.02 0.01 0.01 46.00 150.00 0.01 0.01 0.00 0.03 0.01 0.02 46.00 160.00 0.01 0.01 0.00 0.03 0.01 0.02 46.01 170.00 0.01 0.01 0.01 0.03 0.01 0.02 46.01 180.00 0.01 0.01 0.01 0.03 0.01 0.02 46.01 190.00 0.01 0.01 0.01 0.04 0.01 0.02 46.01 200.00 0.02 0.02 0.01 0.04 0.02 0.02 46.01 210.00 0.02 0.02 0.01 0.04 0.02 0.02 46.01 220.00 0.02 0.02 0.01 0.04 0.02 0.03 46.01 230.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 240.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 250.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 260.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 270.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 280.00 0.02 0.02 0.02 0.06 0.02 0.04 46.02 290.00 0.03 0.03 0.02 0.07 0.02 0.04 46.02 300.00 0.03 0.03 0.02 0.07 0.03 0.05 46.02 310.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 320.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 330.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 340.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 350.00 0.03 0.03 0.03 0.10 0.03 0.06 46.04 360.00 0.03 0.03 0.03 0.10 0.03 0.07 46.04 370.00 0.03 0.03 0.03 0.11 0.03 0.07 46.04 380.00 0.04 0.04 0.04 0.12 0.04 0.08 46.05 390.00 0.04 0.04 0.04 0.13 0.04 0.09 46.06 400.00 0.04 0.04 0.05 0.14 0.04 0.10 46.06 410.00 0.05 0.05 0.06 0.16 0.04 0.11 46.07 420.00 0.05 0.05 0.07 0.17 0.05 0.12 46.08 430.00 0.05 0.05 0.07 0.19 0.05 0.14 46.09 440.00 0.06 0.06 0.08 0.21 0.05 0.16 46.11 450.00 0.06 0.06 0.10 0.23 0.06 0.17 46.12 460.00 0.06 0.06 0.11 0.35 0.06 0.29 46.14 470.00 0.18 0.18 0.21 0.57 0.08 0.49 46.26 480.00 0.18 0.18 0.37 0.74 0.11 0.63 46.47 490.00 0.19 0.19 0.50 0.78 0.13 0.65 46.63 500.00 0.09 0.09 0.52 0.70 0.13 0.57 46.65 510.00 0.09 0.09 0.44 0.62 0.12 0.50 46.55 520.00 0.09 0.09 0.39 0.55 0.11 0.43 46.49 530.00 0.07 0.07 0.33 0.46 0.11 0.36 46.41 540.00 0.07 0.07 0.26 0.40 0.09 0.30 46.33 550.00 0.07 0.07 0.22 0.33 0.09 0.25 46.27 560.00 0.05 0.05 0.17 0.27 0.08 0.20 46.22 570.00 0.05 0.05 0.13 0.23 0.07 0.17 46.16 580.00 0.05 0.05 0.11 0.20 0.06 0.14 46.13 590.00 0.05 0.05 0.09 0.18 0.05 0.12 46.11 600.00 0.05 0.05 0.07 0.17 0.05 0.12 46.09 610.00 0.05 0.05 0.07 0.16 0.05 0.11 46.09 620.00 0.04 0.04 0.06 0.14 0.05 0.10 46.08 630.00 0.04 0.04 0.06 0.14 0.04 0.09 46.07 640.00 0.04 0.04 0.05 0.13 0.04 0.09 46.07 650.00 0.04 0.04 0.05 0.12 0.04 0.08 46.06 660.00 0.04 0.04 0.04 0.12 0.04 0.08 46.06 670.00 0.04 0.04 0.04 0.12 0.04 0.08 46.05 680.00 0.04 0.04 0.04 0.11 0.04 0.08 46.05 690.00 0.04 0.04 0.04 0.11 0.04 0.08 46.05 700.00 0.04 0.04 0.04 0.11 0.04 0.07 46.05 710.00 0.03 0.03 0.04 0.11 0.04 0.07 46.05 720.00 0.03 0.03 0.04 0.11 0.04 0.07 46.05 730.00 0.03 0.03 0.04 0.10 0.03 0.07 46.05 740.00 0.03 0.03 0.03 0.10 0.03 0.07 46.04 750.00 0.03 0.03 0.03 0.10 0.03 0.07 46.04 760.00 0.03 0.03 0.03 0.10 0.03 0.06 46.04 770.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 780.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 790.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 800.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 810.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 820.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 830.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 840.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 850.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 860.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 870.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 880.00 0.03 0.03 0.03 0.08 0.03 0.05 46.03 890.00 0.03 0.03 0.03 0.08 0.03 0.05 46.03 900.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 910.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 920.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 930.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 940.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 950.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 960.00 0.03 0.03 0.02 0.07 0.03 0.05 46.03 970.00 0.03 0.03 0.02 0.07 0.03 0.05 46.03 980.00 0.03 0.03 0.02 0.07 0.03 0.05 46.03 990.00 0.03 0.03 0.02 0.07 0.03 0.05 46.03 1000.00 0.03 0.03 0.02 0.07 0.03 0.05 46.03 1010.00 0.03 0.03 0.02 0.07 0.03 0.05 46.03 1020.00 0.03 0.03 0.02 0.07 0.03 0.05 46.03 1030.00 0.03 0.03 0.02 0.07 0.03 0.05 46.03 1040.00 0.02 0.02 0.02 0.07 0.03 0.04 46.02 1050.00 0.02 0.02 0.02 0.07 0.03 0.04 46.02 1060.00 0.02 0.02 0.02 0.07 0.02 0.04 46.02 1070.00 0.02 0.02 0.02 0.07 0.03 0.04 46.02 1080.00 0.02 0.02 0.02 0.07 0.02 0.04 46.02 1090.00 0.02 0.02 0.02 0.07 0.03 0.04 46.02 1100.00 0.02 0.02 0.02 0.06 0.02 0.04 46.02 1110.00 0.02 0.02 0.02 0.06 0.02 0.04 46.02 1120.00 0.02 0.02 0.02 0.06 0.02 0.04 46.02 1130.00 0.02 0.02 0.02 0.06 0.02 0.04 46.02 1140.00 0.02 0.02 0.02 0.06 0.02 0.04 46.02 1150.00 0.02 0.02 0.02 0.06 0.02 0.04 46.02 1160.00 0.02 0.02 0.02 0.06 0.02 0.04 46.02 1170.00 0.02 0.02 0.01 0.06 0.02 0.03 46.02 1180.00 0.02 0.02 0.01 0.06 0.02 0.03 46.02 1190.00 0.02 0.02 0.01 0.06 0.02 0.03 46.02 1200.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 1210.00 0.02 0.02 0.01 0.06 0.02 0.03 46.02 1220.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 1230.00 0.02 0.02 0.01 0.06 0.02 0.03 46.02 1240.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 1250.00 0.02 0.02 0.01 0.06 0.02 0.03 46.02 1260.00 0.02 0.02 0.01 0.06 0.02 0.03 46.02 1270.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 1280.00 0.02 0.02 0.01 0.06 0.02 0.03 46.02 1290.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 1300.00 0.02 0.02 0.01 0.06 0.02 0.03 46.02 1310.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 1320.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 1330.00 0.02 0.02 0.01 0.05 0.02 0.03 46.02 1340.00 0.02 0.02 0.01 0.05 0.02 0.03 46.02 1350.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 1360.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 1370.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 1380.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 1390.00 0.02 0.02 0.01 0.05 0.02 0.03 46.02 1400.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 1410.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 1420.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 1430.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 1440.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 1450.00 0.02 0.02 0.01 0.03 0.02 0.01 46.01 1460.00 0.00 0.00 0.00 0.00 0.01 0.00 46.00 10 yr event Time 11 12 2S Sum 1+2S 01 02S Elev 70.00 0.00 0.00 0.00 0.01 0.00 0.01 46.00 80.00 0.01 0.01 0.00 0.02 0.01 0.01 46.00 90.00 0.01 0.01 0.00 0.03 0.01 0.02 46.00 100.00 0.01 0.01 0.00 0.03 0.01 0.02 46.00 110.00 0.02 0.02 0.01 0.04 0.01 0.02 46.01 120.00 0.02 0.02 0.01 0.04 0.02 0.03 46.01 130.00 0.02 0.02 0.01 0.05 0.02 0.03 46.01 140.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 150.00 0.02 0.02 0.01 0.06 0.02 0.04 46.02 160.00 0.02 0.02 0.02 0.07 0.02 0.04 46.02 170.00 0.03 0.03 0.02 0.07 0.02 0.05 46.02 180.00 0.03 0.03 0.02 0.07 0.03 0.05 46.02 190.00 0.03 0.03 0.02 0.07 0.03 0.05 46.03 200.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 210.00 0.03 0.03 0.02 0.08 0.03 0.05 46.03 220.00 0.03 0.03 0.02 0.08 0.03 0.06 46.03 230.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 240.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 250.00 0.03 0.03 0.03 0.10 0.03 0.07 46.04 260.00 0.04 0.04 0.03 0.11 0.03 0.07 46.04 270.00 0.04 0.04 0.04 0.11 0.04 0.08 46.05 280.00 0.04 0.04 0.04 0.12 0.04 0.08 46.05 290.00 0.04 0.04 0.04 0.13 0.04 0.09 46.05 300.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 310.00 0.04 0.04 0.05 0.14 0.04 0.10 46.06 320.00 0.05 0.05 0.06 0.15 0.04 0.11 46.07 330.00 0.05 0.05 0.06 0.16 0.05 0.12 46.08 340.00 0.05 0.05 0.07 0.17 0.05 0.12 46.09 350.00 0.05 0.05 0.07 0.18 0.05 0.13 46.09 360.00 0.05 0.05 0.08 0.19 0.05 0.14 46.10 370.00 0.06 0.06 0.09 0.21 0.05 0.15 46.11 380.00 0.06 0.06 0.10 0.23 0.06 0.17 46.12 390.00 0.07 0.07 0.11 0.24 0.06 0.18 46.14 400.00 0.07 0.07 0.12 0.26 0.06 0.20 46.15 410.00 0.08 0.08 0.13 0.30 0.07 0.23 46.17 420.00 0.08 0.08 0.16 0.32 0.07 0.25 46.19 430.00 0.08 0.08 0.17 0.35 0.08 0.28 46.21 440.00 0.10 0.10 0.20 0.39 0.08 0.31 46.24 450.00 0.10 0.10 0.23 0.43 0.09 0.34 46.28 460.00 0.10 0.10 0.25 0.63 0.09 0.54 46.31 470.00 0.28 0.28 0.42 0.98 0.12 0.86 46.52 480.00 0.28 0.28 0.68 1.25 0.18 1.07 46.85 490.00 0.29 0.29 0.85 1.28 0.22 1.06 47.07 500.00 0.14 0.14 0.85 1.13 0.22 0.91 47.06 510.00 0.14 0.14 0.72 1.00 0.19 0.81 46.90 520.00 0.14 0.14 0.63 0.87 0.17 0.70 46.79 530.00 0.10 0.10 0.55 0.76 0.15 0.60 46.69 540.00 0.10 0.10 0.48 0.68 0.13 0.56 46.60 550.00 0.10 0.10 0.43 0.62 0.12 0.49 46.54 560.00 0.08 0.08 0.38 0.54 0.11 0.42 46.48 570.00 0.08 0.08 0.32 0.47 0.10 0.37 46.40 580.00 0.08 0.08 0.27 0.42 0.10 0.32 46.34 590.00 0.07 0.07 0.24 0.38 0.09 0.29 46.29 600.00 0.07 0.07 0.20 0.34 0.08 0.26 46.25 610.00 0.07 0.07 0.18 0.31 0.08 0.24 46.23 620.00 0.06 0.06 0.16 0.29 0.07 0.21 46.20 630.00 0.06 0.06 0.14 0.27 0.07 0.20 46.18 640.00 0.06 0.06 0.13 0.25 0.07 0.19 46.16 650.00 0.06 0.06 0.12 0.24 0.06 0.17 46.15 660.00 0.06 0.06 0.11 0.23 0.06 0.16 46.14 670.00 0.06 0.06 0.11 0.22 0.06 0.16 46.13 680.00 0.05 0.05 0.10 0.21 0.06 0.15 46.13 690.00 0.06 0.06 0.10 0.21 0.06 0.15 46.12 700.00 0.06 0.06 0.09 0.20 0.06 0.14 46.12 710.00 0.05 0.05 0.09 0.19 0.05 0.14 46.11 720.00 0.05 0.05 0.09 0.19 0.05 0.14 46.11 730.00 0.05 0.05 0.08 0.19 0.05 0.13 46.11 740.00 0.05 0.05 0.08 0.18 0.05 0.13 46.10 750.00 0.05 0.05 0.08 0.18 0.05 0.13 46.10 760.00 0.05 0.05 0.08 0.17 0.05 0.12 46.09 770.00 0.05 0.05 0.07 0.17 0.05 0.12 46.09 780.00 0.05 0.05 0.07 0.16 0.05 0.12 46.09 790.00 0.05 0.05 0.07 0.16 0.05 0.12 46.09 800.00 0.05 0.05 0.07 0.16 0.05 0.12 46.08 810.00 0.05 0.05 0.07 0.16 0.05 0.12 46.08 820.00 0.05 0.05 0.07 0.16 0.05 0.11 46.08 830.00 0.05 0.05 0.07 0.16 0.05 0.11 46.08 840.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 850.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 860.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 870.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 880.00 0.05 0.05 0.06 0.15 0.05 0.10 46.07 890.00 0.04 0.04 0.06 0.14 0.04 0.10 46.07 900.00 0.04 0.04 0.06 0.14 0.04 0.10 46.07 910.00 0.04 0.04 0.05 0.14 0.04 0.10 46.07 920.00 0.04 0.04 0.05 0.14 0.04 0.10 46.07 930.00 0.04 0.04 0.05 0.14 0.04 0.10 46.07 940.00 0.04 0.04 0.05 0.14 0.04 0.09 46.07 950.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 960.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 970.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 980.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 990.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 1000.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 1010.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 1020.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 1030.00 0.04 0.04 0.05 0.13 0.04 0.08 46.06 1040.00 0.04 0.04 0.05 0.12 0.04 0.08 46.06 1050.00 0.04 0.04 0.04 0.12 0.04 0.08 46.05 1060.00 0.04 0.04 0.04 0.12 0.04 0.08 46.05 1070.00 0.04 0.04 0.04 0.12 0.04 0.08 46.05 1080.00 0.04 0.04 0.04 0.12 0.04 0.08 46.05 1090.00 0.04 0.04 0.04 0.11 0.04 0.08 46.05 1100.00 0.03 0.03 0.04 0.11 0.04 0.07 46.05 1110.00 0.03 0.03 0.04 0.11 0.04 0.07 46.05 1120.00 0.03 0.03 0.04 0.11 0.03 0.07 46.05 1130.00 0.03 0.03 0.04 0.11 0.03 0.07 46.05 1140.00 0.03 0.03 0.04 0.11 0.03 0.07 46.05 1150.00 0.03 0.03 0.04 0.10 0.03 0.07 46.05 1160.00 0.03 0.03 0.03 0.10 0.03 0.07 46.04 1170.00 0.03 0.03 0.03 0.10 0.03 0.06 46.04 1180.00 0.03 0.03 0.03 0.10 0.03 0.06 46.04 1190.00 0.03 0.03 0.03 0.10 0.03 0.06 46.04 1200.00 0.03 0.03 0.03 0.10 0.03 0.06 46.04 1210.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1220.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1230.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1240.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1250.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1260.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1270.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1280.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1290.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1300.00 0.03 0.03 0.03 0.10 0.03 0.06 46.04 1310.00 0.03 0.03 0.03 0.10 0.03 0.06 46.04 1320.00 0.03 0.03 0.03 0.10 0.03 0.06 46.04 1330.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1340.00 0.03 0.03 0.03 0.09 0.03 0.06 46.04 1350.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 1360.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 1370.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 1380.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 1390.00 0.03 0.03 0.03 0.08 0.03 0.05 46.03 1400.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 1410.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 1420.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 1430.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 1440.00 0.03 0.03 0.03 0.09 0.03 0.06 46.03 1450.00 0.03 0.03 0.03 0.06 0.03 0.03 46.03 1460.00 0.00 0.00 0.01 0.01 0.02 0.00 46.01 100 yr event Time 11 12 2S Sum I+2S 01 02S Elev 60.00 0.01 0.01 0.00 0.02 0.00 0.02 46.00 70.00 0.01 0.01 0.01 0.03 0.01 0.02 46.01 80.00 0.02 0.02 0.01 0.04 0.01 0.03 46.01 90.00 0.02 0.02 0.01 0.06 0.02 0.04 46.01 100.00 0.02 0.02 0.01 0.07 0.02 0.04 46.02 110.00 0.03 0.03 0.02 0.08 0.03 0.05 46.02 120.00 0.03 0.03 0.02 0.09 0.03 0.06 46.03 130.00 0.03 0.03 0.03 0.10 0.03 0.06 46.03 140.00 0.04 0.04 0.03 0.11 0.03 0.07 46.04 150.00 0.04 0.04 0.04 0.11 0.04 0.08 46.05 160.00 0.04 0.04 0.04 0.12 0.04 0.08 46.05 170.00 0.04 0.04 0.04 0.12 0.04 0.09 46.05 180.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 190.00 0.04 0.04 0.05 0.13 0.04 0.09 46.06 200.00 0.04 0.04 0.05 0.14 0.04 0.09 46.06 210.00 0.04 0.04 0.05 0.14 0.04 0.10 46.07 220.00 0.04 0.04 0.05 0.14 0.04 0.10 46.07 230.00 0.05 0.05 0.06 0.15 0.04 0.11 46.07 240.00 0.05 0.05 0.06 0.16 0.05 0.11 46.08 250.00 0.05 0.05 0.07 0.17 0.05 0.12 46.08 260.00 0.06 0.06 0.07 0.19 0.05 0.14 46.09 270.00 0.06 0.06 0.08 0.20 0.05 0.14 46.10 280.00 0.06 0.06 0.09 0.21 0.05 0.16 46.11 290.00 0.06 0.06 0.10 0.23 0.06 0.17 46.12 300.00 0.06 0.06 0.11 0.24 0.06 0.18 46.14 310.00 0.07 0.07 0.12 0.25 0.06 0.19 46.14 320.00 0.07 0.07 0.13 0.27 0.07 0.21 46.16 330.00 0.07 0.07 0.14 0.28 0.07 0.22 46.17 340.00 0.07 0.07 0.15 0.30 0.07 0.23 46.18 350.00 0.08 0.08 0.16 0.32 0.07 0.25 46.20 360.00 0.08 0.08 0.17 0.33 0.08 0.26 46.21 370.00 0.08 0.08 0.18 0.36 0.08 0.28 46.23 380.00 0.10 0.10 0.20 0.39 0.08 0.31 46.25 390.00 0.10 0.10 0.22 0.42 0.09 0.33 46.28 400.00 0.10 0.10 0.24 0.46 0.09 0.37 46.30 410.00 0.12 0.12 0.27 0.51 0.10 0.41 46.34 420.00 0.12 0.12 0.31 0.55 0.10 0.45 46.39 430.00 0.12 0.12 0.34 0.60 0.11 0.50 46.42 440.00 0.14 0.14 0.38 0.67 0.11 0.56 46.48 450.00 0.15 0.15 0.44 0.73 0.12 0.61 46.55 460.00 0.15 0.15 0.48 1.03 0.13 0.90 46.60 470.00 0.41 0.41 0.71 1.53 0.19 1.34 46.89 480.00 0.41 0.41 1.05 1.88 0.28 1.59 47.32 490.00 0.41 0.41 1.27 1.88 0.33 1.55 47.58 500.00 0.20 0.20 1.23 1.63 0.32 1.31 47.54 510.00 0.20 0.20 1.03 1.43 0.28 1.15 47.29 520.00 0.20 0.20 0.91 1.25 0.24 1.01 47.14 530.00 0.15 0.15 0.80 1.09 0.21 0.89 47.00 540.00 0.15 0.15 0.70 0.99 0.19 0.80 46.87 550.00 0.15 0.15 0.63 0.89 0.17 0.71 46.79 560.00 0.11 0.11 0.56 0.78 0.15 0.63 46.70 570.00 0.11 0.11 0.50 0.72 0.13 0.59 46.62 580.00 0.11 0.11 0.46 0.67 0.13 0.55 46.58 590.00 0.10 0.10 0.43 0.63 0.12 0.51 46.54 600.00 0.10 0.10 0.39 0.59 0.12 0.48 46.49 610.00 0.10 0.10 0.37 0.55 0.11 0.44 46.46 620.00 0.09 0.09 0.34 0.51 0.11 0.41 46.42 630.00 0.09 0.09 0.31 0.48 0.10 0.38 46.38 640.00 0.09 0.09 0.28 0.45 0.10 0.36 46.35 650.00 0.08 0.08 0.26 0.43 0.09 0.33 46.33 660.00 0.08 0.08 0.24 0.40 0.09 0.31 46.30 670.00 0.08 0.08 0.23 0.39 0.09 0.30 46.28 680.00 0.08 0.08 0.21 0.37 0.09 0.28 46.27 690.00 0.08 0.08 0.20 0.36 0.08 0.28 46.25 700.00 0.08 0.08 0.19 0.35 0.08 0.27 46.24 710.00 0.07 0.07 0.19 0.34 0.08 0.26 46.23 720.00 0.07 0.07 0.18 0.33 0.08 0.25 46.22 730.00 0.07 0.07 0.17 0.32 0.08 0.24 46.22 740.00 0.07 0.07 0.17 0.31 0.08 0.23 46.21 750.00 0.07 0.07 0.16 0.30 0.07 0.23 46.20 760.00 0.07 0.07 0.16 0.29 0.07 0.22 46.19 770.00 0.07 0.07 0.15 0.28 0.07 0.21 46.19 780.00 0.07 0.07 0.14 0.28 0.07 0.21 46.18 790.00 0.07 0.07 0.14 0.27 0.07 0.21 46.17 800.00 0.07 0.07 0.14 0.27 0.07 0.20 46.17 810.00 0.07 0.07 0.14 0.27 0.07 0.20 46.17 820.00 0.07 0.07 0.14 0.27 0.07 0.20 46.17 830.00 0.06 0.06 0.13 0.26 0.07 0.19 46.16 840.00 0.06 0.06 0.13 0.25 0.07 0.19 46.16 850.00 0.06 0.06 0.12 0.25 0.06 0.19 46.16 860.00 0.06 0.06 0.12 0.25 0.06 0.19 46.15 870.00 0.06 0.06 0.12 0.25 0.06 0.18 46.15 880.00 0.06 0.06 0.12 0.25 0.06 0.18 46.15 890.00 0.06 0.06 0.12 0.24 0.06 0.17 46.15 900.00 0.06 0.06 0.11 0.23 0.06 0.17 46.14 910.00 0.06 0.06 0.11 0.23 0.06 0.17 46.14 920.00 0.06 0.06 0.11 0.23 0.06 0.17 46.14 930.00 0.06 0.06 0.11 0.23 0.06 0.17 46.13 940.00 0.06 0.06 0.11 0.22 0.06 0.16 46.13 950.00 0.06 0.06 0.10 0.22 0.06 0.16 46.13 960.00 0.06 0.06 0.10 0.21 0.06 0.15 46.12 970.00 0.06 0.06 0.10 0.21 0.06 0.15 46.12 980.00 0.06 0.06 0.10 0.21 0.06 0.15 46.12 990.00 0.06 0.06 0.10 0.21 0.06 0.15 46.12 1000.00 0.06 0.06 0.09 0.21 0.06 0.15 46.12 1010.00 0.06 0.06 0.09 0.21 0.06 0.15 46.12 1020.00 0.06 0.06 0.09 0.21 0.06 0.15 46.12 1030.00 0.06 0.06 0.09 0.20 0.06 0.15 46.12 1040.00 0.05 0.05 0.09 0.20 0.06 0.14 46.11 1050.00 0.05 0.05 0.09 0.19 0.05 0.14 46.11 1060.00 0.05 0.05 0.08 0.19 0.05 0.14 46.11 1070.00 0.05 0.05 0.08 0.19 0.05 0.14 46.10 1080.00 0.05 0.05 0.08 0.19 0.05 0.14 46.10 1090.00 0.05 0.05 0.08 0.18 0.05 0.13 46.10 1100.00 0.05 0.05 0.08 0.18 0.05 0.13 46.10 1110.00 0.05 0.05 0.08 0.17 0.05 0.12 46.09 1120.00 0.05 0.05 0.07 0.17 0.05 0.12 46.09 1130.00 0.05 0.05 0.07 0.17 0.05 0.12 46.09 1140.00 0.05 0.05 0.07 0.17 0.05 0.12 46.09 1150.00 0.05 0.05 0.07 0.17 0.05 0.12 46.09 1160.00 0.05 0.05 0.07 0.16 0.05 0.11 46.09 1170.00 0.05 0.05 0.07 0.16 0.05 0.11 46.08 1180.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1190.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1200.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1210.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1220.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1230.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1240.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1250.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1260.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1270.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1280.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1290.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1300.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 • • 1310.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1320.00 0.05 0.05 0.06 0.15 0.05 0.11 46.08 1330.00 0.05 0.05 0.06 0.15 0.05 0.10 46.08 1340.00 0.04 0.04 0.06 0.14 0.04 0.10 46.07 1350.00 0.04 0.04 0.05 0.14 0.04 0.09 46.07 1360.00 0.04 0.04 0.05 0.14 0.04 0.09 46.07 1370.00 0.04 0.04 0.05 0.14 0.04 0.09 46.06 1380.00 0.04 0.04 0.05 0.14 0.04 0.09 46.06 1390.00 0.04 0.04 0.05 0.14 0.04 0.09 46.06 1400.00 0.04 0.04 0.05 0.14 0.04 0.09 46.06 1410.00 0.04 0.04 0.05 0.14 0.04 0.09 46.06 1420.00 0.04 0.04 0.05 0.14 0.04 0.09 46.06 1430.00 0.04 0.04 0.05 0.14 0.04 0.09 46.06 1440.00 0.04 0.04 0.05 0.14 0.04 0.09 46.06 1450.00 0.04 0.04 0.05 0.09 0.04 0.05 46.06 1460.00 0.00 0.00 0.02 0.02 0.03 0.00 46.03 2 yr Match Q: 0.1323 cfs Peak Out Q: 0.1319 cfs - Peak Stg: 46.65 ft-Active Vol: 154.91 cf 10 yr Match Q: 0.2168 cfs Peak Out Q: 0.2166 cfs - Peak Stg: 47.07 ft -Active Vol: 255.71 cf 100 yr Match Q: 0.3276 cfs Peak Out Q: 0.3276 cfs - Peak Stg: 47.58 ft-Active Vol: 379.93 cf Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Existing Site 150.00 ft 12.50% 0.4000 18.05 min Shallow Existing Site 200.00 ft 7.00% 27.0000 0.47 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Grass 30.00 ft 23.00% 0.2400 2.59 min Sheet Pavement 170.00 ft 6.50% 0.0110 1.46 min CLEARHIS Developed Event Summary: Basin ID Peak Q Peak T Peak Vol Area Method Raintype Event (cfs) (hrs) (ac-ft) ac /Loss Developed 0.41 8.00 0.1412 0.49 SCS/SCS TYPE1A 100 yr Drainage Area: Developed Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Dur: 24.00 hrs Intv: 10.00 min Area CN TC Pervious 0.0900 ac 85.00 0.07 hrs Impervious 0.4000 ac 98.00 0.03 hrs Total 0.4900 ac Supporting Data: Pervious CN Data: Landscapes 85.00 0.0900 ac Impervious CN Data: Pavement 98.00 0.2400 ac Building, Walks 98.00 0.1600 ac Pervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Lawn 60.00 ft 17.00% 0.1500 3.54 min Shallow Pipe 55.00 ft 3.50% 27.0000 0.18 min Channel Pipes 65.00 ft 3.50% 21.0000 0.28 min Impervious TC Data: Flow type: Description: Length: Slope: Coeff: Travel Time Sheet Pavement 135.00 ft 10.00% 0.0110 1.04 min Channel Pipe 65.00 ft 2.00% 11.0000 0.70 min PreDev Event Summary: Basin ID Peak Q Peak T Peak Vol Area Method Raintype Event (cfs) (hrs) (ac-ft) ac /Loss PreDev 0.33 8.00 0.1184 0.49 SCS/SCS TYPE1A 100 yr Drainage Area: PreDev Hyd Method: SCS Unit Hyd Loss Method: SCS CN Number Peak Factor: 484.00 SCS Abs: 0.20 Storm Dur: 24.00 hrs Intv: 10.00 min Area CN TC Pervious 0.1850 ac 76.00 0.31 hrs Impervious 0.3000 ac 98.00 0.07 hrs Total 0.4850 ac Supporting Data: Pervious CN Data: Perv. part of lot 27 76.00 0.0450 ac Lot 3 76.00 0.1400 ac Impervious CN Data: Existing Pavement- Lots 27, 28, and 29 98.00 0.3000 ac Pervious TC Data: Jondn PROJECT: SHEET NO. ' �C pe CONSULTING ENGINEER BY: DATE: JOB NO. 12202 PACIFIC AVE.S.•TACOMA,WA 98444•(253)537-8128•FAX 531-1285 M q Q I- 4 A o 4 .g 1 T 0 kJ 0 0 tn I N ",, (6_d . <-----) ko e.:4)---N.- \ I I N 0" N `4 J 1 :- w 0 �3 C i Cj 7 I !,=j:(_--.________ / in5 N '` nt-- I i \ MI y I l��'. soe I e ` I VI • \. I I + i s Appendix 2 Soils Report (partial) r .c,� • • GEOTECHNICAL ENGINEERING STUDY RENTON EMPORIUM 15X SOUTHWEST SUNSET BOULEVARD RENTON, WASHINGTON E-9942 November 26, 2001 PREPARED FOR A & D QUALITY CONSTRUCTION Kathryn C. Schalk Staff Geologist ..� o ti, �. c14 ct KrA ..•e� `l' P.E. Pro. -�: .nager /1/2-4o%/ EXP6RE5 02-0 U3 Earth Consultants, Inc. 1805 - 136th Place Northeast, Suite 201 Bellevue, Washington 98005 (425) 643-3780 Toll Free 1-888-739-6670 n' ,spS `v 1"11-UK IAN I INVOK.MAI'I(.'_ ABOUT YOUR GEOTECHNICAL ENGINEERING REPORT More construction problems are caused by site subsur- technical engineers who then render an opinion about face conditions than any other factor.As troublesome as overall subsurface conditions,'their likely reaction to subsurface problems can be,their frequency and extent proposed construction activity,and appropriate founda- have been lessened considerably in recent years,due in tion design. Even under optimal circumstances actual large measure to programs and publications of ASFE/ conditions may differ from those inferred to exist, The Association of Engineering Firms Practicing in because no geotechnical engineer, no matter how the Geosciences. qualified,and no subsurface exploration program, no The following suggestions and observations are offered matter how comprehensive,can reveal what is hidden by earth, rock and time. The actual interface between mate- to help you reduce the geotechnical related delays, cost-overruns and other costly headaches that can rials may be far more gradual or abrupt than a report occur during a construction project. indicates. Actual conditions in areas not sampled may differ from predictions. Nothing can be done to prevent the unanticipated,but steps can be token to help minimize their A GEOTECHNICAL ENGINEERING impact.For this reason, most experienced owners retain their gsta .to i REPORT IS BASED ON A UNIQUE SET t fy variances,conduct additional tests echnical consultants trough theconstructwhich ion may been OF PROJECT-SPECIFIC FACTORS needed,and to recommend solutions to problems A geotechnical engineering report is based on a subsur encountered on site. face exploration plan designed to incorporate a unique set of project-specific factors.These typically include: SUBSURFACE CONDITIONS the general nature of the structure involved, its size and CAN CHANGE configuration;the location of the structure on the site and its orientation; physical concomitants such as Subsurface conditions may be modified by constantly- access roads. parking lots, and underground utilities, changing natural forces. Because a geotechnical engl- and the level of additional risk which the client assumed neering report is based on conditions which existed at by virtue of limitations imposed upon the exploratory the time of subsurface exploration,construction decisions program. To help avoid costly problems,consult the should not he based on a geotechnical engineering report whose geotechnical engineer to determine how any factors adequacy may have been affected by time.Speak with the geo- which change subsequent to the date of the report may technical consultant to learn if additional tests are affect its recommendations. advisable before construction starts. Unless your consulting geotechnical engineer indicates Construction operations at or adjacent to the site and otherwise,your geotechnical engineering report should not natural events such as floods,earthquakes or ground- he used: water fluctuations may also affect subsurface conditions •When the nature of the proposed structure is and,thus, the continuing adequacy of a geotechnical changed, for example, if an office building will be report.The geotechnical engineer should be kept erected instead of a parking garage,or if a refriger- apprised of any such events,and should be consulted to ated warehouse will be built instead of an unre- determine if additional tests are necessary. frigerated one; •when the size or configu ration of the proposed GEOTECHNICAL SERVICES ARE structure is altered: PERFORMED FOR SPECIFIC PURPOSES •when the location or orientation of the proposed structure is modified; AND PERSONS •when there is a change of ownership, or • •for application to an adjacent site. Geotechnical engineers' reports are prepared to meet the specific needs of specific individuals.A report pre- Geotechnical engineers cannot accept responsibility for problems pared for a consulting civil engineer may not be ade- which may develop if they are not consulted after factors consid- quate for a construction contractor.or even some other ered in their report's development have changed. consulting civil engineer. Unless indicated otherwise, this report was prepared expressly for the client involved and expressly for purposes indicated by the dient. Use MOST GEOTECHNICAL "FINDINGS" by any other persons for any purpose,or by the client ARE PROFESSIONAL ESTIMATES for a different purpose. may result in problems. No indi- vidual other than the client should apply this report for its Site exploration identifies actual subsurface conditions intended purpose without first conferring with the geotechnical only at those points where samples are taken,when engineer. No person should apply this report for any purpose they are taken. Data derived through sampling and sub- other than that originally contemplated without first conferring sequent laboratory testing are extrapolated by geo- with the geotechnical engineer. /�' Ip f 4 1-4 Eartn Consultants Inc. , dl�` C rrchnlcal Engin,.rrs.C.cologtsef.A tn.nronnwntt118c1Cnticm November 26, 2001 9942 A & D Quality Construction P.O. Box 2552 Kent, Washington 98056 Attention: Ms. Annette Demps Dear Ms. Demps: We are pleased to submit our report titled "Geotechnical Engineering Study, Proposed Renton Emporium, 15X Southwest Sunset Boulevard, Renton, Washington". This report presents the results of our field exploration, selective laboratory tests, and engineering analyses. The purpose of our study was to assess the soil and geologic conditions at the site and to identify conditions that might impact the proposed construction, and to make geotechnical recommendations based on these conditions. Based on the results of our study, it is our opinion the project can be constructed generally as planned. Building support may be provided using conventional spread and continuous foundation systems bearing on competent native soils or on structural fill used to modify site grades. Slab-on-grade floors may be similarly supported. We appreciate this opportunity to be of service to you. If you have any questions or if we can be of further assistance, please call. Respectfully submitted, EARTH CONSULTANTS, INC. l� Kristina M. Weller, P.E. Project Manager K.4W/KRC/frr 1805-136th Place N,E„Suite 201,Bellevue,Washington 98005 Bellevue(425)643-3780 FAX(425)746.0860 Toll Free(888)739-6670 3 TABLE OF CONTENTS E-9942 PAGE INTRODUCTION 1 General 1 Project Description 1 SITE CONDITIONS 2 Surface 2 Subsurface 2 Groundwater 3 Laboratory Testing 3 DISCUSSION AND RECOMMENDATIONS 3 General 3 Site Preparation and General Earthwork 4 Foundations 6 Retaining and Foundation Walls 7 Slab-on-Grade Floors 7 Seismic Design Considerations 8 Excavations and Slopes 8 Site Drainage Utility Support and Backfill . 10 Pavement Areas.. 11 LIMITATIONS 11 Additional Services 12 LCL GO—GrJUl ✓J7•l7 c..`- • TABLE OF CONTENTS, Continued E-9942 APPEN DICES Appendix A Field Exploration Appendix B Laboratory Test Results ILLUSTRATIONS date 1 Vicinity Map 'late 2 Test Pit Location Plan late 3 Typical Footing Subdrain Detail Mate 4 Utility Trench Backfill Mate Al Legend Mates A2 through A5 Test Pit Logs Mate B1 Grain Size Analyses LG`..GC) LYJ1:J1 YJJ•J. .�- • GEOTECHNICAL ENGINEERING STUDY RENTON EMPORIUM 15X SOUTHWEST SUNSET BOULEVARD RENTON, WASHINGTON E-9942 INTRODUCTION General '""his report presents the results of the geotechnical engineering study completed by Earth Consultants, Inc. (ECU for the proposed Renton Emporium in Renton, Washington. The general location of the site is shown on the Vicinity Map, Plate 1 . The purpose of this study was to explore the subsurface conditions at the site and based on the conditions encountered to develop geotechnical recommendations for the proposed site development_ Project Description We understand it is planned to develop the site with a two story commercial and Residential building. At the time our study was performed, the site, proposed building locations, and our exploratory locations were approximately as shown on the Test Pit Location Plan, Plate 2. —he proposed development will include asphalt-surfaced parking and driveway areas. We ;-anticipate traffic will consist of passenger vehicles and occasional service and delivery rucks. If the above design criteria are incorrect or change, we should be consulted to review the recommendations contained in this report. In any case, ECI should be retained to perform general review of the final design. Earth Consultants, Inc. U GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction • E-9942 November 26, 2001 Page 2 SITE CONDITIONS Surface The subject site is located just west of 150 Southwest Sunset Boulevard, Renton, Washington (see Plate 1, Vicinity Map). The area of the building is rectangular in shape, extending about 75 feet in the north-south direction and 100 feet in the east-west direction. A triangular area of parking extends to Sunset Boulevard to the south and a rectangular parking area extends to Langston Avenue to the east. The site is bordered on the east by a Chevron gas station, on the west by an apartment entrance and on the southwest by Sunset Boulevard. The site topography is generally flat with a gentle slope at the east adjacent to Langston Avenue. At time of visit, the site contained an old parking lot and asphalt section at the south adjacent to Southwest Sunset Boulevard, and blackberries and tall grass at the north. Subsurface Subsurface conditions were evaluated by excavating four test pits at the approximate locations shown on Plate 2. Please refer to the Test Pit Logs, Plates A2 through A5, for a more detailed description of the conditions encountered at each location explored. A description of the field exploration methods is included in Appendix A. The following is a generalized description of the subsurface conditions encountered. Our test pits indicate the site is immediately underlain by a six to twelve inch thick layer of topsoil and rootmass. This soil unit is characterized by its brown to black color and the presence of organic material. This soil layer is not considered suitable for use in support of foundations, slabs-on-grade, or pavements, In addition, it is not suitable for use as a structural fill, nor should it be mixed with material to be used as structural fill. Underlying a concrete slab in Test Pit TP-2, we encountered about six inches of pea gravel. The concrete slab should be removed. The native soils consisted of silty sand with gravel (Unified Classification SM) to sandy silt (NIL). The native soils were generally dense below two to three feet below the existing grade. Earth Consultants,Inc. GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 3 Groundwater Groundwater seepage was encountered in our test pits one foot below the existing grade. Groundwater seepage should be expected in all excavations. The contractor should be made aware that groundwater is not static. There will be fluctuations in the level depending on the season, amount of rainfall, surface water runoff, and other factors. Generally, the water level is higher and seepage rate is greater in the wetter winter months (typically October through May). Laboratory Testing Laboratory tests were conducted on several representative soil samples to verify or modify the field soil 'classification and to evaluate the general physical properties and engineering characteristics of the soil encountered. Visual field classifications were supplemented by grain size analyses on representative soil samples. Moisture content tests were performed on all samples. The results of laboratory tests performed on specific samples are provided either at the appropriate sample depth on the individual boring logs or on a separate data sheet contained in Appendix B. It is important to note that these test results may not accurately represent the overall in-situ soil conditions. Our geotechnical recommendations are based on our interpretation of these test results and their use in guiding our engineering judgment. ECI cannot be responsible for the interpretation of these data by others. In accordance with our Standard Fee Schedule and General Conditions, the soil samples for this project will be discarded after a period of fifteen days following completion of this report unless we are otherwise directed in writing. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, it is our opinion the proposed development can be constructed generally as planned. Building support may be provided using conventional spread and continuous foundation systems bearing on competent native soils or on structural fill used to modify site grades. Slab-on-grade floors may be similarly supported. Earth Consultants, Inc. 1.1tl.-2b—cU1el1 0'3 GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 4 This report has been prepared for specific application to this project only and in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area for the exclusive use of A & D Quality Construction and their representatives. No warranty, expressed or implied, is made. This report, in its entirety, should be included in the project contract documents for the information of the contractor. Site Preparation and General Earthwork Based on the preliminary site plan, it appears site grading will consist of grading the site to provide a level building pad, installing underground utilities and grading the parking areas. The building and pavement areas should be stripped and cleared of foundations, surface vegetation, organic matter, and other deleterious material. Existing utility pipes to be abandoned should be plugged or removed so that they do not provide a conduit for water and cause soil saturation and stability problems. Based on the thickness of the topsoil layer, encountered at our test pit locations, we estimate a stripping depth of twelve inches. Stripped materials should not be mixed with materials to be used as structural fill. Following the stripping, the ground surface where structural fill, foundations, or slabs are to be placed should be observed by a representative of ECI. Proofrolling may be necessary in order to identify soft or unstable areas. Proofrolling should be performed under the observation of a representative of EC1. Soil in loose or soft areas, if recompacted and still yielding, should be overexcavated and replaced with structural fill to a depth that will provide a stable base beneath the general structural fill. The optional use of a geotextile fabric placed directly on the overexcavated surface may help to bridge unstable areas. Earth Consultants, Inc. LGI.-GO-G'UYJl 7•�1 r'. YJ lYJ GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 5 The soils encountered during the site exploration are moisture sensitive due to their high fines content. As such, in an exposed condition, they will become disturbed from normal construction activity, especially when in a wet or saturated condition. Once disturbed, in a wet condition, they will be unsuitable for support of foundations, slabs, or pavements. Therefore, during construction where these soils are exposed and will support new structures, care must be exercised not to disturb their condition. Consideration should be given to placement of,rock or other methods to protect exposed native, undisturbed soils that will support foundations or new structural fill. If disturbed conditions develop, the affected soils must be removed and replaced with structural fill. The depth of removal will be dependent on the level of disturbance developed during construction. Given the above, a summer earthwork schedule is recommended. Structural fill is defined as compacted fill placed under buildings, roadways, slabs, pavements, or other load-bearing areas. Structural fill under floor slabs and footings should be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and compacted to a minimum of 90 percent of its laboratory maximum dry density determined in accordance with ASTM Test Designation D-1557-91 (Modified Proctor). The fill materials should be placed at or near their optimum moisture content. Fill under pavements and walks should also be placed in horizontal lifts and compacted to 90 percent of maximum density except for the top twelve (12) inches which should be compacted to 95 percent of maximum density. During dry weather, most soils which are compactible and non-organic can be used as structural fill. Based on the results of our laboratory tests, the site soils at the time of our exploration appear to be over the optimum moisture content and will require moisture conditioning (drying out) prior to their use as structural fill. Based on laboratory testing, the native soil has between 14 and 56 percent fines passing the No. 200 sieve. Soil with fines in this range will degrade if exposed to excessive moisture, and compaction and grading will be difficult if the soil moisture increases significantly above its optimum condition. If the native soil is cannot be moisture conditioned and compacted then it may be necessary to import a soil which can be compacted. During dry weather, most non- organic compactible soil with a maximum particle size of six inches can be used. Fill for use during wet weather should consist of a fairly well graded granular material having a maximum particle size of six inches and no more than 5 percent fines passing the No. 200 sieve based on the minus 3/4-inch fraction. A contingency in the earthwork budget should be included for this possibility. Earth Consultants, Inc. 1JCL.-e:d—GrJ�11 r7y �l �- GECTECHNICAL ENGINEERING STUDY a & D Quality Construction E-9942 I Jovember 26, 2001 Page 6 Foundations 3ased on the results of our study, it is our opinion the proposed building may be supported on a conventional spread and continuous footing foundation bearing on :ompetent native soil or on structural fill used to modify site grades. For frost protection ;onsiderations, exterior foundation elements should be placed at a minimum depth of i ighteen (18) inches below final exterior grade. Interior spread foundations can be placed it a minimum depth of twelve (12) inches below the top of slab, except in unheated areas, where interior foundation elements should be founded at a minimum depth of aighteen (18) inches. With foundation support obtained as described, for design, an allowable bearing capacity of two thousand five•hundred (2,500) pounds per square foot (psf) for structural fill or competent native soil can be used. Continuous and individual spread footings should have minimum widths of eighteen (18) and twenty-four (24) inches, respectively. Loading of this magnitude would be provided with a theoretical factor-of-safety in excess of three against actual shear failure. For short-term dynamic loading conditions, a one- third increase in the above allowable bearing capacities can be used. With structural loading as expected, total settlement in the range of one inch is anticipated with differential movement of about one-half inch. Most of the anticipated settlements should occur during construction as dead loads are applied. Horizontal loads can be resisted by friction between the base of the foundation and the supporting soil and by passive soil pressure acting on the face of the buried portion of the foundation. For the latter, the foundation must be poured "neat" against the competent native soils or backfilled with structural fill. For frictional capacity, a coefficient of .35 can be used. For passive earth pressure, the available resistance can be computed using an equivalent fluid pressure of three hundred fifty (350) pounds per cubic foot (pcf). These lateral resistance values are allowable values, a factor-of-safety of 1 .5 has been included. As movement of the foundation element is required to mobilize full passive resistance, the passive resistance should be neglected if such movement is not acceptable. Doting excavations should be observed by a representative of ECI, prior to placing forms Dr rebar, to verify that conditions are as anticipated in this report. Earth Consultants, Inc. Ib DEC-28-2001 89:22 . _� GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 7 Retaining and Foundation Walls Retaining walls and foundation walls that act as retaining walls should be designed to resist lateral earth pressures imposed by the retained soils. Walls that are designed to yield can be designed to resist the lateral earth pressures imposed by an equivalent fluid with a unit weight of thirty-five (35) pcf. If walls are to be restrained at the top from free movement, the equivalent fluid weight should be increased to fifty (50) pcf. These values are based on horizontal backfill and that surcharges due to backfill slopes, hydrostatic pressures, traffic, structural loads or other surcharge loads will not act on the wall. If such surcharges are to apply, they should be added to the above design lateral pressure. The passive pressure and friction coefficients previously provided in the Foundations section are applicable to retaining walls. If design against earthquake loading is desired, a rectangular pressure distribution equal to six times the wall height (6H) should be added to the above lateral earth pressure values. In order to reduce the potential for hydrostatic forces building up behind the walls, retaining walls should be backfilled with a suitable free-draining material extending at least eighteen (18) inches behind the wall. The remainder of the backfill should consist of structural fill. The free-draining backfill should conform to the WSDOT specification for gravel backfill for walls (WSDOT 9-03.1 2(2))_ A perforated drainpipe should be placed at the base of the wail and should be surrounded by a minimum of one cubic foot per lineal foot with three-eighths inch pea gravel. Slab-on-Grade Floors Slab-on-grade floors may be supported on competent native soil subgrade or on structural fill. Disturbed subgrade soil must either be recompacted or replaced with structural fill. Concrete slabs resting on soil ultimately cause the moisture content of the underlying soils to rise. This results from continued capillary rise and the ending of normal evapotranspiration. As concrete is permeable, moisture will eventually penetrate the slab resulting in a condition commonly known as a "wet slab" and poor adhesion of floor coverings. Therefore if slab moisture is a concern, the slab should be provided with a minimum of four inches of free-draining sand or gravel. In areas where slab moisture is undesirable, a vapor barrier such as a 6-mil plastic membrane may be placed beneath the slab. Two inches of damp sand may be placed over the membrane for protection during construction and to aid in curing of the concrete. Earth Consultants, Inc. 1 k 1 Utl-G�-GYJ✓Jl LEJ•Gc • GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 8 Seismic Design Considerations The Puget Lowland is classified as a Seismic Zone 3 in the 1997 Uniform Building Code (UBC). Earthquakes occur in the Puget Lowland with regularity, however, the majority of these events are of such low magnitude they are not detected without instruments. Large earthquakes do occur, as indicated by the 1949, 7.1 magnitude earthquake in the Olympia area, the 1965, 6.5 magnitude earthquake in the Midway area, and the 7.8 magnitude earthquake of February 28, 2001, in the Olympia area. There are three potential geologic hazards associated with a strong motion seismic event at this site: ground rupture, liquefaction, and ground motion response. Ground Rupture: The strongest earthquakes in the Puget Lowland are widespread, subcrustal events, ranging in depth from thirty (30) to fifty-five (55) miles. Surface faulting from these deep events has not been documented to date- Therefore, it is our opinion, that the risk of ground rupture during a strong motion seismic event is negligible. Liquefaction: Liquefaction is a phenomenon in which soils lose all shear strength for short periods of time during an earthquake. Groundshaking of sufficient duration results in the loss of grain to grain contact and rapid increase in pore water pressure, causing the soil to behave as a fluid. To have a potential for liquefaction, a soil must be cohesionless with a grain size distribution of a specified range (generally sands and silt); it must be loose to medium dense; it must be below the groundwater table; and it must be subject to sufficient magnitude and duration of groundshaking. The effects of liquefaction may be large total and/or differential settlement for structures founded in the liquefying soils. Based on the density of the site soils, it is our opinion the potential for liquefaction over the site during a seismic event is negligible. Ground Motion Response: In accordance with Table 16-J of the 1997 UBC, soil type Sc should be used in design. Excavations and Slopes The following information is provided solely as a service to our client. Under no circumstances should this information be interpreted to mean that ECI is assuming responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. Earth Consultants, Inc. tv IJEI.-2b- :6U 1 kby �J C EOTECHNICAL ENGINEERING STUDY & D Quality Construction E-9942 November 26, 2001 Page 9 In no case should excavation slopes be greater than the limits specified in local, state and Federal safety regulations_ Based on the information obtained from our field exploration and laboratory testing, the medium dense native soils would be classified as Type B by OSHA. Temporary cuts greater than four feet in height in Type B soils should be sloped at an inclination of 1 H:1 V {Horizontal:Vertical). If slopes of this inclination, or flatter, cannot be constructed, temporary shoring may be necessary. Shoring will help protect against slope or excavation collapse, and will provide protection to workers in the excavation. If temporary shoring is required, we will be available to provide shoring design criteria. Permanent cut and fill slopes should be inclined no steeper than 2H:1V. Cut slopes Should be observed by ECI during excavation to verify that conditions are as anticipated. Supplementary recommendations can then be developed, if needed, to improve stability, including flattening of slopes or installation of surface or subsurface drains. In any case, water should not be allowed to flow uncontrolled over the top of slopes. 'ermanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. Site Drainage Groundwater seepage was encountered in our test pits at one foot below the existing grade. Seepage should be expected in footing and utility excavations. Seepage encountered in foundation or grade beam excavations during construction should be controllable by sloping the bottom of the excavation to one or more shallow sump pits. The collected water can then be pumped from these pits to a positive and permanent discharge, such as a nearby storm drain. Depending on the magnitude of such seepage, it may also be necessary to interconnect the sump pits by a system of connector trenches. The appropriate locations of subsurface drains, if needed, should be established during grading operations by ECI's representative at which time the seepage areas, if present, may be more clearly defined. Earth Consultants, Inc. 1� GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 10 During construction, the site must be graded such that surface water is directed off the site. Water must not be allowed to stand in areas where buildings, slabs, or pavements are to be constructed. Loose surfaces should be sealed at night by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades must allow for drainage away from the building foundations. The ground should be sloped at a gradient of 3 percent for a distance of at least ten feet away from the buildings, except in paved areas, which can be sloped at a gradient of 2 percent. Footing drains should be installed around the building perimeters, at or just below the invert of the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate 3. Under no circumstances should roof downspout drain lines be connected to the footing drain system. Roof downspouts must be separately tightlined to discharge. Cleanouts should be installed at strategic locations to allow for periodic maintenance of the footing drain and downspout tightline systems. Utility Support and Backfill Based on the soil conditions encountered, the soils expected to be exposed by utility excavations should provide adequate support for utilities. Utility trench backfill is a primary concern in reducing the potential for settlement along utility alignments, particularly in pavement areas. It is important that each section of utility line be adequately supported in the bedding material. The material should be hand tamped to ensure support is provided around the pipe haunches. Fill should be carefully placed and hand tamped to about twelve inches above the crown of the pipe before heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts having a loose thickness of less than twelve inches. A typical trench backfill section and compaction requirements for load supporting and non-load supporting areas is presented on Plate 4. Earth Consultants, Inc. L.T7;G4 • GEOTECHNICAL ENGINEERING STUDY A & 0 Quality Construction E-9942 November 26, 2001 Page 11 Pavement Areas the adequacy of site pavements is related in part to the condition of the underlying subgrade. To provide a properly prepared subgrade for pavements, the subgrade should be treated and prepared as described in the Site Preparation section of this report. This means at least the top twelve (12) inches of the subgrade should be compacted to 95 percent of the maximum dry density (per ASTM D-1557-91). It is possible that some localized areas of soft, wet or unstable subgrade may still exist after this process. Therefore, a greater thickness of structural fill or crushed rock may be needed to stabilize these localized areas. The following pavement section can be used for lightly-loaded areas (car traffic): • Two inches of asphalt concrete (AC) over four inches of crushed rock base (CRB) material, or • Two inches of AC over three inches of asphalt treated base (ATB) material. Heavier truck-traffic areas will require thicker sections depending upon site usage, pavement life and site traffic. We will be pleased to assist in developing appropriate pavement sections for heavy traffic zones, if needed. Pavement materials should conform to WSDOT specifications. The use of a Class B asphalt mix is suggested. LIMITATIONS Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses, the design information provided us, and our experience and engineering judgment. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. No warranty is expressed or implied. Earth Consultants, Inc. • LCI,-GO-G✓JYJl YJ'7• - GEOTECHNICAL ENGINEERING STUDY A & D Quality Construction E-9942 November 26, 2001 Page 12 The recommendations submitted in this report are based upon the data obtained from the test pits. Soil and groundwater conditions between test pits may vary from those encountered. The nature and extent of variations between our exploratory locations may not become evident until construction_ If variations do appear, ECI should be requested to reevaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with the construction. Additional Services As the geotechnical engineer of record, ECI should be retained to perform a general review of the final design and specifications to verify that the earthwork and foundation 'ecommendations have been properly interpreted and implemented in the design and in the construction specifications. ECI should also be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications or recommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. We do not accept responsibility for the performance of the foundation or earthwork unless we are retained to review the construction drawings and specifications, and to provide construction observation and testing services. Earth Consultants, Inc. 1Jl esi _ _ 1,•SKYWA11-21 4 ' ' — °I t' ' oir :, . r: rn r. ''N.; f P f N d SI }+ „; ,•4;: \��l r 'I =1Kii- J, I rK Imil/ •.r I� _.• . �• i•r /t w' '} ??�Tr i? T ""j M i 4 4.i 2�rt! �' ' V, �{ ail •-te r •',�3Ii_a i ' I i �; i',' ., '1rr Al-;I ( , Ir I I � rI F t�;` tom pLfir ' .. y =ie►. \ ,.�+Cfl�f . i r y'� ..I �', �( 't a3Sr :s • :;[,�l t, w,. 7C g� GC ,,,I U'r —'mil 'I f _ =,r" miry . i �:a-_ .... ..i ;�x' w . r a 3:' =~fir- `I 4 ' j*e.' "C. leat ,r �,t ! "4' A1i RT wy I--;_'ti. \If?-4 ji l A. a * -1 ) -•: L 1� S I� J L • r t • ST; -_T-' z s^._?icroxil 'M�TOBMr1 sr �7 � i8 ; '1{�0 lit.tl' 4A w, ,TI i .. i .. I l P I8 r s r I •-wi �' ,l/�- ' 1 .I.� ar. -? �' y `� , ,fYe ,4 lam. Ali .r>, '•'--" �►'.�'� ' fit'/ " .� 1E 4 _ '" �i'i�tn,I 91�0'd FS •!y . r r r � • e kr, k� �, .I �;,,�ri�Gq `� 3�: �jtrl ; o y,� r • +one ,•- ate,: r r; 1 ]e:;;��.,���. _ f T' \ ..iilLON� ab9TJti J -- f-1N .4�.. _ �y 4-J _ — lOJ vit''r, 's\; 1‘...' 7 •kalloit-- %?"'g. :1:ar "''''.7 -1 " • 5'''' • f ot .' tti: - ,''.'''''..'... '...:'.:...,. `;. .?4.:;:-:-..1.•, -.z:.' : ��� � � -iA`v. � , �s - # iIf 8` �,...,1: � � ? r ��Sr tr ?� �nYT� "i!'� r E .r._; , Gs C J �� T Brit i t _ .dam► . v s ti r I. ? �rl ra I nr, xf • II, + L___-Ax--'L - 3pp �.�K11 5c ,ti 5 ; + LLMI& / x+. ' r^3 r' " ` g. 2- -- —9�1 _ � -r � .. 05 • -_...wry-1. r K. .7..kk.. r . . r +. , Sir 1 1''•'tt icrn ZV sr 1 `rt sT w t 1<. 'r. %it g uf� a3f '1. P , b jilid 5>IGifr'ST r, .L'- . i • r�aiiri ,: ::ia' - Reference: r" ji:�: „► Puget Sound Area $etio ,i,i- Earth Consultants, Inc. Ki / 656 ►>n�� eJ� n9 County Map By Thomas Brothers Maps . Dated 2002 Vicinity Map Renton Emporium Renton, Washington NOTE:This plate may contain areas of color. . „.--_ ECI cannot be responsible for any subsequent Drwn. GLS Date Nov 2001 Proj. No. 9942 _ misinterpretation of the Information resulting , from black&white reproductions of this plate. Checked KMW Date 11/26/01 Plate 1 JIMMY .a,.r I Landscape Buffer I . — — - — — I- - _ I- 1 I— � 1 LU TP-11 I I n _I ICI i Z UJ ITP-2 ' _ - - -- - -- - �-- � — �' i .. Landscape a Trash Paved Parking Area —1Z Eroko 1 I I i I T-P-4 I 1 CO Paved Parking Area t 0 i l i §Existing Chevron Property Cl) . I sty I LEGEND ' sG �I ,c, TP-1—i—Approximate Location of '/� 1 ECI Test Pit, Proj. No. 4/, E-9942, Nov. 2001 �F [ 1 Subject Site Proposed Building Approximate Scale s■immi 0 20 40 80ft. ill,(i1lJkiri) Earth. C9nssultants nc NOTE:This plate may contain areas of color_ Test Pit Location Plan ECI cannot be responsible for any subsequent misinterpretation of the information resulting Renton Emporium from black&white reproductions of this plate. Renton, Washington Drwn. GLS Date Nov.2001 Pro'. No. 9942 Checked KMW Date 11/26/01 Plate 2 1� 11t1..-eu- oal LI'7•GG • i \/ \ 4 e wb _■ .— Slope To Drain . ,•-., : . _ =:�::Y.i -C;•, - •%lei O; , v4:::;!w e1: •' i•-O LLtQ..rl;» I. 1`;a:•• rry`^:- _ I- 7 .O :•.4i. r -• '+ •.'!:. ▪ .r: _,O '8L. ..J - . ::. .pl 6 Inch min_ . f J r .- a -.. p • � • 1. :%r , • ep•o dY.JG •'' .. t':l- \• - -am:-l:,,,, 4 Op O a . • � , ' • •• a . n O•', .• .•� j• .�' Y , • ••° •• -4 '--•' ° .•...! 18 inch min. -•1•••. •• •• ••. •1.•• ••Q•- ;''..•- •O •• - 4 inch min. M e ' •o' �•�•,~ '• .• • • -• -q••\ •°•i••••W• ••-•� • O • Diameter •••• O:.• - .••-.••• ...• +p -p - o ° o 'O • $ Perforated Pipe"`~ _ • 'fie.''- ... = p ° Wrapped in Drainage a• ,.•;‘,..,........,-,..._...;,.. '•- - ..,y c,• o • e -p e q so 6.6 Fabric •% •••�• p •= — a • ° t f 2 inch min. 2 Inch min. / 4 inch max. 12 inch w• min. SCHEMATIC ONLY • NOT TO SCALE NOT A CONSTRUCTION DRAWING LEGEND i.°�?e.-r;~;i.,. Surface seal; native soil or ,..,.,.e,,r,. other low permeability material, t-- '.-• .•• Fine aggregate for Portland Cement Concrete; Section 9-03.1(2) of the WSDOT Speciflcations- 0 Drain pipe; perforated or slotted rigid PVC pipe laid with perforations or slots facing down;tight jointed;with a positive gradient. Do not use flexible corrugated plastic pipe- Do not tie building downspout drains into footing lines_ Wrap with Mirafi 140 Filter Fabric or equivalent 0-- r 'r"' Or. '�'t` TYPICAL FOOTING SUBDRAIN DETAIL il '� ii Earth Consultants Inc. Renton Emporium t 1I ,iI IMF J Ge .:arid Enginnes.GMbaba t Erne:re-wee S Weems Renton, Washington - 1 Proj. No. 9942 il Drwn. GLS I Date Nov. '01 Checked laity Date 11/26/01 (Plate 3 11Cl.— Ci Z L)L . u7•G 1 Aniiimommy Non-Load Supporting Floor Slab or Areas Roadway Areas s i�c� "i• + . �r . Varies r.�;i�' •,:p 7:�r tits - o•...4 ' Q' o a • i fl+'ni•F, '51. `,'_.e+,}' ...^'"1� •'!cF.T,l.:`i»��'�'3cf '.-M'_ 1 "` L ,A<" t"y :7"`-° 1 Foot Minimum ;,,,i,::. ;i..,*.>-ei w:4-'.i7_t:' -1 rx,•..'•...7.!;,S'-,•:t::"yam +r1,r..:_ 8ack1 ail :'t-I',h.:' `[r• ..tl?::'5'.".';i,,7i:aV4i'' . '_::+%a'.,,•��(i',_;i ri"JY`%Z • i1, 9-.r'V'•W.r:y -{`,tyj, ra:li7 V,;"R:.•::.1..Q._+. r) ': vs tr ;',:::: fr0 ._ -.:.' 7?A_C: ='`{O: Varies A Lb `ram, fog ?,- '''O:• • d e0.e•,e ' O 0., .0.; f 4QDb•..O I. ,A C Bedding F' ..a Q •�obr4•� b V ���•Op 0•¢..a0. 0 0 d°a., :o ao.b qe--( arias LEGEND: ''' -^ ' " < Asphalt or Concrete Pavement or Concrete Floor Slab p0•° C/o'', . o , 1, :,, '::>.c=: Backfill; Compacted On-Site Soil or Imported Select Fill ,;i;ip.;�.'r4:; s:; Material as Described in the Site Preparation of the General Earthwork Section of the Attached Report Text- 95 Minimum Percentage of Maximum Laboratory Dry Density as Determined by ASTM Test Method D 1557-91 (Modified Proctor), Unless Otherwise Specified in the Attached Report Text. r, a.o.,, Bedding Material; Material Type Depends on Type of Pipe and °.a�' � Recommendations for the Bedding.0 Laying Conditions. ype o fP Pipe Selected.the Conform to Manufacturers di", i:1: 4a1. TYPICAL UTILITY TRENCH FILL tli,(11-1;0111:::111) Ctants Inc. Renton triporium C,,...d.l4..IEr+�n, .geologistsaFSMn,rr..wUscirrowb Renton, Washington Proj. No. 9942 1 Drwn. GLS [Date Nov. '01 Checked 131W Date 11/2 6/01 Plate 4 1 TOTAL P.21 litL—cti—cOI i 1�7 Jt APPENDIX A FIELD EXPLORATION E-9942 Our field exploration was performed on Novembers to 16,a maximum depth of six01 . Subsurface below tat he site were explored by excavating four test p 1 he existing grade. The test pits were excavated by A & D Quality Construction, using a Deere trackhoe. Approximate test pit locations were determined by pacing from site features. The loca- tions of the test pits should be considered accurate rshownly to on theeTesgtree P t iLoclied at o by Plan method used. These approximate locations are Plate 2. The field exploration was continuously monitored by a geologist from our firm who classified the soils encountered, maintained a log of each test pit, obtained representative samples, measured groundwater levels, and observed pertinent site features. Samples were visually classified in accordance with the Unified soilSoil samlplesflwerenplacedmin closed which is presented on Plate Al , Legend. Represents containers and returned to our laboratory for further examination and testing. Test Pit Logs are presented on Plates A2 through A5. The final logs represent our interpretations of the field logs and the results of thebry tests boundanesf f between sles. oil The stratification lines on the logs represent theapproximate types. In actuality, the transitions may be more ffort requ. The consistency of ired wired to excavate the soil the soil shown on the logs was estimated based on the q stability of the trench walls, and other factors. Earth Consultants, Inc. ....... GRAPH LETTER TYPICAL DESCRIPTION MAJOR DIVISIONS SYMBOL SYMBOL ;, M is e! — Well-Graded Gravels,Gravel-Sand II 0 . 090 . W 9W Mixtures, Little Or No Fines Gravel • • And Clean Gravels • GP poorly'Graded Gfavele,Gravel Gravelly (little or no tines) If - -gPCoarse Bolls Sand Mixtures,Little Or No Fries Grained Silty Gravels,Gravel-Sand • Soils More Then P'!WI GM�mSill MixturSO% Coarse Gravels With g Fraction Fines( of finest • le e,♦,�GC Clayey Gravels,Gravel-Sand- Netained On amount of tines i gc Clay Mixtures imm No.4 Sieve Welt Graded Sands, GravenSand Sands, Little Or No Fines AGlean Sand `—'!- ad I little or no tines I , SP Gravelly Sandyoils _ Poorly-Graded Sands, More Than `�c"M ,a ' S Sends, Little Or No Fines SU% Material "' c •`. L ` atte Larger Thar More Than 8 r �� v op�s5£}� � Slily Sands, Sand- Silt Mixtures No.200 Slave �% Coarse Banda With 1 Rt9 �i Site Fraction amounto otfin sI o '», ;�;Jtir?C' No,4t "� JiF a Clayey Sands, Sand•Clay Mixtures Passing of fines) ,r,?i"t;f"o, •IA Sieve 2:5s ri'IIIIII1iI'i1� Inorganic Silts&Very Fine Sands,Rock Flour,Silty- Clayey Fine Sands;Clayey Sala w. Slight Plasticity Slits �AIENI inorganic Clays Of Low to Medium Plasticity, Fine Liquid Limit Gravelly Clays, Sandy Gays, Silty Clays. Lean Grained Arid Lass Then 50 Solis Clays 1 I 1 I 1 I OL Organic Silts And Organic III I H-Il 1 01 Silty Clays of LOW plasticity 111111 MH inoranicSendOr SiltS.SIHy MicaceoussoilsOr Diatomaceous Fire More Than "—'- 50 Material Slits Liquid Limit /, inorganic Clays Of High Smaller Tan And Greater Than 50 � CH CFl Plaghcity, Fat CIeyS. Na,200 Sieve Clays 111 !!! Size MI O" ph Plast Organiccity Claysoganic n sMediumots To High . e— ,.4, 1i. . pT I Peat, Humus, Swamp Soils Highly Organic Soils + 1i t, ..�• - pt With High Organic Contents y Humus And Duff Layer Topsoil 4/ 4, J — Niyhly Variable ConStituents Fill The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented In the attached logs. DUAL SYMBOLS are used to indicate borderline soil classification. C TORVANE READING,tsf i 2°0.D.SPLIT SPOON SAMPLER qu PENETROMETER READING, 24"f-D,RING OR SHELBY Tt1E3E SAMPIER W MOISTURE,%dry weight 11 P SAMPLER PUSHED t WATER OBSERVATION WELL* SAMPLE NOT RECOVERED p f DRY DENSITY,lbs.per cubic ft. SZ DEPTH ENCOUNTERED GROUNDWATER RI PLASTLIOUIDIC LAND, X% DURING EXCAVATION Pi PLASTIC INDEX 1 SUBSEQUENT GROUNDWATER LEVEL W/DATE '„. ,,, LEGEND gelI, f1 Earth Consultants lnc. ip Nity , tic uttrit.t Lii g..-.:Gtx� %..u. UM,„,wU S[k7.ii 5'i. �r�� �— LProj. No. 9942ate Nov. t 01 Plate Al UGL.-�Cr-GYJtJ J. 1 kJ•.J...' - • TeEt Pit Log shot at proje�Y Nave 1 1 Renton Em Orium Test ph NO Boa 42 KS11/16/01 TP-1 9;a4 Ground Surface Elevation:�nration Contactor. A&D Quality Const - Not 4: . Surface Conditions: Depth of Topsoil&Sod 12 pavement old parking area, 2;eat W E m i -EL N E asphalt Notes (%) 8 rn o A D cn - SM Brown silty SAND with gravel, medium dense, moist i::::.:,,..,.:;...:.. I water seepage at 1' 2 •.:.:I a -becomes dense at 2.5' 3 -37%fines a 18.1 r gEll 222 6 grade. Groundwater seepaage terminated ed at 1.0 feet during excavation. c Test Pit Log u�•. 1��� �'«, Renton Emporium x 4 4,`l1 Earth Consultants Inc. Renton, um 3 t1�1,,��it,\Iii. Yx Washington i 4�tA1N t� 1126101 [ eA 2 Date Nov.2001 Chedud h modified by engineering tests,analysis and j.Subsurface 9942 depicted p.m GLSothers our observations at the time and location of this e�loratory ���the use or interpretation by rnent They�nct ��M of other tines and locations.We cannot accept P° +ak r Test Pit Logwool Snit 1 1 of Name Re ton Emporium pate: Test Pd No-: id)ram. Lagged by: 11116/01 TP-2 9�42 Ground Surface Elevation; E lion Corrtador A !D Quality Conte_ NutsS: — Surf Condddtons; Concrete Slab s '6 .c . n 0 g General W '1 E Vi LL E E Notes (%) 5 d g D rn IllUI " pea ravel own siltGy SAID with graved, medium dense, moist 2 � g20.83 In 1 MI g Test pit terminated at 4.0 feet below existin9 rode. No groundwater encountered during excavation. 1 ci 2 Test Pit Log do- AA, ,aW Consultants �e. Renton emporium k Earth Co my), "Fitn,°n„err4sc+en" ` Renton,Washington Nov_2001 checked Pm" KILN Date 11t2S1g1e No. 9942 own, GLS Date hole,modified�engineerin9 tom,arrafysis and • at the time and location of this exD°ratQrY for the use or iirtnnpr sts,a aby dban lud Subsurface conditions eynot t necessarily depicted representothertimes and Locations.We cannot act responsibility Ltl..,0,0 Ji lu.J4 Test Pit Log sheet Renton Em•• ' m �� 1 1 Prohd Name: of Test ea No.: Loggedtzr, TP-3 9 442 KS 11/16/01 GTu Surface Elevation:�rv�ion Contactor' Ground P &D Quality Const Not as, surface cot . Depth of Topsoil &Sod 12"' asphalt 3enef W $ u m $ a co T Notes t% i) 5 i c, , N Brown silty SAND with gravel, medium dense, moist j 211 Ek 13.8 -becomes dense at 3' ETest pit terminated at 4.5 feet blow existing grade_ No groundwater encountered during excavation. \ 1 5 0 2 Test Pit Log W. Earth Consultants 0 Renban Emporium ` n s t�1► will, i w `i'� `'c` `°%1Envt, „ SO Renton,Washington t Gate 11/2s/o1 Plate O. Gt.S Date Nov.2DO1 Checked modtnea 5Y " ° analysis and prof.No. 9942 depicted r at the time end location of this � sir for the use or °dam udfl€& conditions ere ns*necessarily refire t our representative ° of other times and ioceUOns,We cannot ac *pt re5poas itY LCI..—CO'C:J✓J1 1✓i•.'-r I —.� Test Pit Log 1 Renton Ems• -um Test Pit No.: Date: TP-4t fot, 4 Logged 11116/01 9G42 - _ Ground Surtaoe Eon E�Enr�on Cow A&D Quay_ Ndi's: Surf Conditions: Depth of Topsoil &Sod 6": brush a ;en E;enrolI t* o t (6) yg Sri m S cn Brown sandy SILT, medium dense, moist 1 . -14%ftne5 15.8 3 14.3 Mi... Gray sandy SILT,dense, moist Ira � 5 1111 Test terminated at 5.0 feet below existing gra finesde. No groundwater pit enoauntered during excavation. tion. i W07 Test Pit Log ,r•�1 t�» �;I` Earth Cons harts Inc. Renton Emporium Renter Washington 0 0 Date 11 f26101 Plate A5 prof.taC 9942 own. GLS met the time Checke loPlbratbilY d ho►e,modified tor the Q bY eer+n9 ttab"m by b:: ervations Subsurface conditio are riot necessarily representative ns pitted represent times and locations.We cannot accept resl>ons rtY judgment. e,,,.n,They „Ioa1 re.+h LCIr-GO-tVJl:J 1 IL)•.J`•t - • APPENDIX B LABORATORY TEST RESULTS E-9942 Earth Consultants,Inc. HYDROMETER ANALYSIS SIEVE ANALYSIS �ri�{4�`�"�" N ' i . 52 m v N = ga =. g o 0 c g �� N " �■■.■■■.ww,w,■.■■■■■ C ■■■w■wl! ■■■■■srw� ry ao a c+i N �_ :.ywari�l�it+s�!anl■ `:7a■■■if■■w_fl/i�Rr�lfrif���■■ft/�i z ..r 100�. ■■1■iwtL'j111K r■■■■�:.Q!■ J �fl�r�w■Iflflfr���f■■��_� — o �,11w�■i'�■1r�■w■■IMI11 r ■wwn> iwww "II ■ r�lwwfn ■ f■�i~-■■flf�lir M. .n ' ����11*/■ft■!�� ■itl1•/s...9 f■M/��I■i■■r■1■�■■■■/f1111161111111 NI OHM 10 /s 9o '��i■f/fM■■1■■.f■■■Irr■ /I•r■*■r■��/■�/�■■■■f'�r�■1!S1■11/w�■■■t ram .= 1�fwf f■■/sr/►tf1f1■■ //■/■■ir s■■■■■/■ir/sf■■■i ■f■,■�■r■�■�r■' 20 „�� ��1■f1r /wwfifls i ifiiN r■sw■■■■rI�■■n �■r/■ff/fr .� �■i w�■■�rn■■■r..w■■.■��/I�wir��iiiw��� � /1VE if/ii'i�■ fl/�S� �o �■■■s■■■■■■/■■/■■■Ire.. ;�■■■■r■■n■■wsir■ r■s/■■■■■■nlr■■r■f■�■w�w+s O r ■ arem ■r■fs_■■>'_Sr■► f■r■/f1/A r/■■iff•� �:./� ■iiifr■Il f■f■/ti�� 30 m ff>t/■■w■f>r/■frl ■ ,w■t1f■■r�■ .e,�■�■■:w�fw�■■■■!!■■.�■iwwr■■ cs a ��~rI1il�io.u■■s■■■,■■�wli /■/►':�■r_i��fi rr�sr.li�.■ryfs■■�i�� rn rn ■rwsf>.■■■�■■■■■■A/" i/■ it�%���■rl�!��ii�s��■■■■■lswswltw m m �a �■■■r■■�■■rs■w■r�S■w�w11•i ■l/f>ii�� -I _ 11.1.11111Z _■■■■w■■■wwr�r•s»r w�w� ■�■a�� w.■■■!w■�s.M■r�..� as ��rrlf�■�r,�r+■� ■wrI!■■101■1t■�,■w.o+w ■■■s/■ffn r4 i �j .ram ■�■s/s.f>wr■■wr. f//21R/ff1fli� ■■w■r■ir�i�/■■ia■■/ rrior�■■f■■isma 1/= 0 � fflfii ��wr■w■■■s � -n so '��r I wf�ill�i�i���i■ii■�iaii�■I/�f/w■*■►`�7■ ■■■/r�■■u■■� ■■�■■�■i■i�■■ o ■■■■a■1■■M■■���■ ■r�i.+!!rf■i..1_� �t■■i���iiiia�ir�rr■� sa m C�■�i�a*■I■■■,�■■■■ ■� r■ � �I►�■�I1i�rilMilleme WIN al__.■as��■!i■■�.�� �/ t it ■i■i`!■I■1� ■■fM■Ri1< 1.111111 al INIIIMIIIIIIIIIIIIMI '..; 60 ■w�r�rr�//■f■■f■fwr■If/fI■■1■ /■cw■r■■w 40 �rr■w■r�■�sa■■■ifi■�wwr■r■� r■1■i■■■�ir ■■Iwwifrl•u■Ir■i■■rR /ww�w/f■■■■■*■1/1■■■■■■�■s .� �fw■w>,�1wf>.swifi/■■■�� i1>•iwwwr�r■■��>t■■■■w■_�■■■■/■■I■ MINA 70 10 ef rti II co -< m ��'�1f11 �1•/�71r1/��r_if>i�=i�i�/■rsi�• •m m CD c 6 . lif rmi:;■■I1■w■■■/�■■ "�■"6■i■sff/■■ . smom■��iwin ■■■+�■�■f>r r■>•rria-a■11>r �m■wrt■1■ir C! 30 r f■/sff� rr��irr■���■���r■■i=*■■wtns■rf■rw■■ `'' 11 Salr�tMr/monnonn 1■■sr�i�f��" ff1/�»�� ■■minim r+■i �r�■ rr■/ww•/s■■■■■■■f/af■■■■■■1 ■ww�im iwssiiwiilri■�w■� 20 _,■ ■■"fwl'■siiii'/i■�i■1��—'■i�w'r�w s.+a■, �a�w~i■r�■s■■s■ar■w■r wr�leff• wINIMAI >■��1�i /�■�' ■f■1/1ii•r a ■w■■I1r� ■--u-- w■�■I■ ■■tr�l■■■■�;;■■s■■■Ir�■1rl■■I■i 1.11 ■I� ifi<fll■fl■f lat= ■�������1■�■■/I■!1�■■■■ lliiflii•� to �wlwls���■�■�iw�ri■��wi�■_f>w_i■�� ■■■Mr■■s�/■wi f■11■■t■���■■� ���■■■1»I1i�� 100 MIIIIMIll ����>•/m�■fir —I \li�� ep q o g o 0 $ cfir/wr■1■■/ww 8 `. g M N a $ o 00 lD C M O O Q a C oqq o $ ro a M N r GRAIN SIZE IN MlLL1iVtETERS ,y N m o COBBLES COARSE COARSE MEOI S�D m R Moisture PL G 11111 DESCRIPTION Content(1� t=i D Boring or DEPTH N a-b Z Test Pit No. 18. 1 I I 11211 4.5 SM Brown silty SAND with gravel TP-1 1b.8 ravelS1`f Brown silty SAND with gEr TP-4 2 4.3 ra rss TP_4 3 MI, Brown sandy SILT DEC-2E-2001 10:35 DISTRIBUTION E-9942 4 Copies A & D Quality Construction P. 0. Box 2552 Kent, Washington 98056 Attention: Ms. Annette Demps Reviewed By: Kyle R. Campbell, P.E.Manager of Geotechnical Services Earth Consultants, Inc. v TOTAL P.O9 ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Printed: 01-14-2002 Land Use Actions RECEIPT Permit#: LUA02-004 Payment Made: 01/14/2002 03:42 PM Receipt Number: R0200204 Total Payment: 2,504.42 Payee: A & D QUALITY CONSTRUCTION CO LLC Current Payment Made to the Following Items: Trans Account Code Description Amount 5010 000.345.81.00.0007 Environmental Review 500.00 5020 000.345.81.00.0017 Site Plan Approval 2,000.00 5955 000.05.519.90.42.1 Postage 4.42 Payments made for this receipt Trans Method Description Amount Payment Check #61425 2,504.42 �2 01 J cr‘-o Account Balances po't OAS T-2 1.0 Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81.00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Special Permit Fees .00 5022 000.345.81.00.0019 Variance Fees .00 5023 0 .00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 604 .237.00.00.0000 Special Deposits .00 5955 000.05.519.90.42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 1 - E3 - 7 T23N R5E . , 1\l'—iit.i..., . , . .'"NIricID • L- . lw\ . 1 . 1 ,,z —.• -- -- IX • ---is....,- ---.— CA !rig)._ i__. rj•-i`R-7-a - - -c151<4 .*I *- „z Pi. — , -‘. .--s "--. \ — • '. ,Q3- ' 1— i [_.,....LI,j,j... _e,). - +. >.• _..tc g--sti iii . ...! _p•_._,Itr ,--...-5.,2 _..-:;:s i :. -. 0.12 . : . . 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