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HomeMy WebLinkAboutLUA97-128 MATCHLINE _ . 1� 3 1� 12 IG Stt'_ p ,- '\r 1"I .f:i-+ 9 N 1O <0 -_ .-_' 'y%�. 1 �,_ \i IHr15y rlr,7 9 TO T6 -- /`` ' d _ _ i 3 TO `pa4��u�'— S•/_T a .6 '• LS if ' D SCA O -20_o. _ + 113T NOT-` 0 _ y a L.Z •O .=-r rx v P 5': s..-) 7 1,0!{j. .o,.a .£.. NOT[ -_ - - a O-~Z .. -_. -- --_-- _ - • A fw. - 10. -.• ..`' 'tx\, .y,, ^wVV.— 5oa ;:.-.M_-- . „1`a! _ - ; C 2¢Z g ___—��•4 ,. .. +!`-3 P5 ti a 16 Pv�NVE - /' • (�W 2 a • ♦ 'F.�. ►',��+;,.�� ,� - PEE , Q W d Y U -r�` n �a"�I e6'w U '+.sea-SEE / - NOTE " • F �000 I I- <,- 4-Vr'• 3iAb ra �ipS- � I-Zo�g 0. / / •,.oT.0�9 ��, - dm Beton(c.T Name Common Name• / /' Quart.SING BT: SBaclnO: Comm... rnes fr.Z o E. pi `B6o ...orj'/ VW.u 1 .sub..•Aunau1M Aub.i Gerry to pet Aeon manors'Rad Dual R.S..rwet 19.0.3 F 3. _ •- .0111° .. /' �-AP Awe pav emreb .ewes - 1 vx Gt K sae.B.nuA Is 115 Star PAtus eons./ Wore Ts 15.0 a Ua aE = '� / ' ,1/�w.s x..ad.ne�.nneem.. - 'E ' %1:(}to each s 4 mats'A'n...nrd G2.a' Lean Garen Ana.rt. a rw aiBM G 71 � 1340 �oT,T"'f* r-c e.n H.a'Jy.mp aawmaf sS DTgo oo Derneorn We..n de* oseNw a.�w �2, rd... M�a.N m.IT, 3 Gore bat..a.dad.o-a ,4 s,r. ca Nil � n� woe poor.... 21 x u.n lit n, a GC. i 3e� 3,f "=3Gts•ss• om,.M..,cap. roc �( .um,'AR per.srwc r.nom tip OIn byspri.+ea with av St...art a.3 R-sao Do L-zes.za AM Te�Avw�_� 1 as o� Annual a:.m� 6 10ia p.dda 4.� 130' . NOTE: 50p ;VD 1 1. PLANTS SPECTEW AS CONTAINER GROWN OR B.MLL BE PER 111E YOST RECENT ANSI STAVOARDS W1M W61 DEVELOPED J gpp yyyTpg Transplanted Geer Pntano des (Norway Maple)-Sze Indicated on plan. S '� 2 WARRANTY: WARRANT PANT WTERA S TO OF 601 Al1VE AND BEN HEALTHY.VIGOROUS CONDITION FORA PERIOD OF ONE J ' YEAR AFTER COMPLETION AND ACCEPTANCE OF ENTIRE PROJECT. CRASS AREA HYDROS®MIX: J. DEEPIILL ALL PVNRNG AREAS TO If. REMOVE ALL ROCKS AND OTHER DELETERIOUS MATERIAL DEPOSIT AD INCH LATER OF ONE PART(5)WAY 109501L ONE PART tUINE SOIL AND ONE PART SRER-CO(OR EQUAL)YIX. FINE GRADE A11 SEED VALET, X BY TOON MINX CAERE. FINISH GRADE J Ig PLANING BED AREAS TO ASSURE PROPER DRMS.E Bake•.P601 a1 R e SOS ION MACE.PAVNG SURFACES 5A. NO UNDSfAPE ARCHITECT PRIOR TO BEfdNNWG OF WORN IFA DISCREPANCY ARISESBL111EEN THEUNDSLME PRINT AND Red Fescue 20a 80S COMMONS IN THE FIELD. (Penn town,Benchmark)5. IF WILL GOVERN. E5 BETWEEN WNTR/CIOR•S PLANr S1WL COUNT ON PIA:1/J1D NUYFRICII OVMIIIIY N CWITT,SYMBOL Aurora Hard Fescue LOX 9. Y•&V4K MULCH.SEE'TES fi. BARK MULCH ALL PW10NG BEGS UNLESS OTHERWISE INDICATED. BARN MULCH SNALL BE PREMIUM GRADE SHREDOW FlR 01000:Em INSfA11ARON NOTES: -///\//7/ ,Y\/'.` • AARSIMPLLEX TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO DELIVERY TO SIIEPWrI LIFE FROM FRESH WATER MILL SUBNR 1. Hydraulically apply cellulose fiber mulch material(2000 The,par acne)With seed hamogeneouely In v�����///\���� \�� ,�\ emulsion furry. The equipment eholt ham an.tegml agitation eyetem capable of mixing and maintaining ; ro t \\� �%\ , ONE P (e51 WAYµ0P501t, 2 ALL PLANT PO AREAS INCLUDING PLANTER STANDS ARE TO BE BACIMILED WITH TWO PARR EMT.SOIL AND ONE PART Inal.als homogeneously A cal.on. LIVE NE PART GO/b MIX BY RED-E TOPSOIL 2 Apply 00( R20-15-15/erpluer with minas.Ny/15.Pro-OmOmena0 a1 a rate of 1..el nihoyen Per \�\\" \ �\ STEER-CO OR EOUALO O 8. 00/40 MIX SHALL BE COMPOSER OF WARE WASHED SINID AND NRROGEN SIABILRED'COOP MULCH'AS APPROVED BY J. Hydro-Seed Appllmtion Rata I—_ _ _— LADSCIPE ARCIRIECT. The aW+0ca00n.eta Oil be 10 Ps.per ogre. See Leas specs(2/.5)for respective se.weIghl ai 1—� I I I SUBGRARE J G 9. FOR AREA/LDNG DAIOSNLE AVENUE.MM.TRANSmON AREA BLUe0LN EXISTING SOD AND CURB WITH REQUIRED TOPSOIL Gyp m IDrea SeedingMall be vcaamp sh d A the (after ApN 15 — — TO MATCH TOP OF CURB WITH EXIST.GRADE SOD OVER NEW 01OCT0L TO VA100 141511NG SOD. Nv ^TI )a tall(.fore October 1)of III—III—IIIIII—III—II year and/or when..her eoMitiOm ore favorable ler proper waging of Ne l and seed NOTE: J TRANSPLANT(3)LAPIES INDICATED TO PROPOSER LOCATIONS ON LANDSCAPE PLAN. TPANSPIANRNG SHOULD OCCUR BEIWEf] germ....0. Seed shall be doe o 0 a er completion al Finish 9mSm9. NOVEy1BER AND FERVARY AFTER THE TOES HAVE BEWARE WPYAM. 1)REMOVE ALL ROCK DFBWS ANO FOIE' WTTFR OVER 1 IN OLVA EROM LOP fi•OF SOIL J Launch No 2)DEEP191 SUBGRADE TO 1T•DEEP(min.)PRIOR TO INSTALLING TOPSOIL AND TILL ESA No, INTERFACE OF SUBCRADE N10 TOROIL PerNt . SGbNttal �� SOIL PREP DETAIL FOR NEW PLANTER BEDS J �IJI PefN` (( StudiOPLUS ) GM SHEETNO mart= ® anaa lad Issue yCosrt,„„e � ArilExoemi StaHtel A—N N N N A A PPP-SS-TTTT lao --4-" n__®® CITY OF STUDIO PLUS HOTEL •.. \ I.lN RENTON 1100 OAKSDALE AVENUE �.—I 'EUMI ,. ma na.a.vEr. oroa. RENTON, WASHINGTON _o No. REVISION BY DATE nv.a ,u --•®->• \ sa m..m wm'°,•_ LANDSCAPE PLAN .m taps D I zp £ I mi. .. - - - i t111,i �n 21.00' W-0 I.' I II ip ' 9 % - m pp I I! !\ D A I . to I . A-lc _! (. II :II l r - ,��YI 1 VI' z i ITId6J..�`,,,,,,, I ..a_aa.ria .G: I ^ii�.. -'111:P 04 7� V.r /'LIEN v A;.'v'la` '�".;: a1 I P p , A A U A A A A W A A Wn 4 A A u�J: 1 W A A - pp ��pp L G A /1'�i I. 01 0 err 1 'I -114 °m -� w 1 .I 11a y :.��.j••'• Ai •I 'Te,�y, _ .� a.1 1. 3-ter.\=s.nLL�.b.��``IiI'u.iii:i." 0.`4e�� �Q s; 8 •L. 1 IJJ A.. oAo 11 Ir �w 3 -1 I:'I;1r' Tl r. 'l h\��'`, • gal .. �. 4 III---. i N- -- 1,• 1 _ V. , III 1 N ---- _ --- tl.—- v a - f, w ''O 1 0 i �I a, iI I --- --- � - - - u =O III 4 I 11! 1. x awl - . . a rye '77:V ` A N (1! 1a tZt4.14 ,, �' ,n" ..t�� � /Io oI ` ! fren.s Ai l l� �1, gpp1 rairkthekr 314 2` ______// 14 7,<:---,--<.,, µ%. ti f /�ti, e C'cm � :_yVrii:. ' \/' V '3.4, ::. °;e;. ‘,, ' , 1:....oi ._..7..„,.....„...7r,, 5IT21 9.' ' I z ?1 \ °\ z , D0 \ ''s\\ iliE85';47'.'"Ili ['rc;11 i in 4 0 I 0 1 A 0 III Fr] g iii 1 mi 1 UM 0.- 1 ' - n.. i a . aii. - - '.• ..%. , DS. 2 . _811-51,_CCLOR C son nil lift 7 II : . - 1111 e 1 ..... _ II - • - WEST ELEVATION TM"CLOW DM COLOR C- DAS COLOR 8- SCALE:1/13*-1,0' I i ll t1_ i 1 \I_1 ThlkichoFiLli,S- _.. , ... .. u.. ...... U lig MI El La_ u ' aigilli E NM C"-- IIIII •:"---1 MI. lin 111 own n 611110 ma a 1 SOUTH ELEVATION EFS COLOR C- UR SCALE VW-T-0' EIrS COLOR A 100LED JOINT ZW:"" 0 5—\\ fin COLOR C i erk- -------------/ 1 i _ --- 1_ 1 n n nnn nnn IN n o a © m o n n ■n ■■nn inn n n n NORTH ELEVATION LO °° EFS COLOR C — SCALE: 1J8'-1'-0. LED,aRr Cars COLOR C cars m�oR.. O TOO I Hili• I 0 MOM.I , A , .. id' .. .. , 0 .. .. \,,, .. ... •1 . ■■ n i. In■n ■ n n ■nn■n inn n ■n nn ■H ® I I = O Al O • al 111 I---I AAAn i 0 0 ilift 1. il I In■u • O. !' ■'!'I•! ICI• Ill in ■n 1 !n EAST ELEVATION On COLOR C SCALE: 1/8'-T-0. eirs COLOR r. n c 9 J `— W A, tZ6 _.'l� (8.0' �ctM�ii '/ /=�W99.0' EmIA \ \\4, N MATCHLI II _ ippw-frpropp.."- P I, LJ 1! L ; : i.... ___ ;1IIM El_ 16 WILT 0 B ts'KBE wawa mom, I. ' A // ./ S"R W p O to ILL or nwrox .,,: - FpMwr / 6 T nEc xo as,ueoxP--��• + at I I { (B,i .nbnaBloau q =azz 1..0hyp a'a ��al � paoo z 1: 0 j/o ENUE f /c N N RID,' I I I;R� _ � R3A' / ./ / .��/ ��p, �vw'012"" _ J d Y Z ly - .I. — R3.0 '.1 00 ..' 0.,0' . REc '."'Ng,lsrrtax .? / Op0.0R`H �PKUwgf - ,z [� 1 `/ i 1 ell e 1*---""''�`�ii m 4fi I.E-I S / q6T O x / e WiSW1 R10.0' ..E. J HG 50i0.`�� R30'� ,,�L .� \ _' I 1 2a0' T • Z. ? rr D•Dox0a9� ��, �i% • LEGEND wz Al .—.. � . 0.r66000 . 7 / ///�/ F%ISTINC PROPOSED —O 2E —� ��'�I/YY'6i/r/ q A NE HYDRANT 1 Da E z !. / � � .. x ����// -1- FIRE DEPARTMENT CONNECTION A Ic= r �Cm iz gin aa` WATER VPEVE fi U Q'i ao •,T: w / ysLy U..Ts a £ WATER METER e g v . � (rZ FGE. 1ti p1G 0 WATER VAULT '�• •.. 19 WATER MANHOLE 4 91 :tr.! / 0'i A1'w —w— wATERUNE —W— s°� w D` o0 - 6si00 o CATCH BASH O _5 ti � •` / L=6611 NEAREST STREET INTERSECTION IS STOMA ORntry MANHOLE!�/////������_ awcxwan OAKSDALE AVENUE AND GRADY WAY. El,a' �`• 0 —0— STORM ORAN UNE —SD— 11 rov or cwrtR GIP am APPROXIMATELY 190 FT SOUTH OF `e.-rzzleinjM 8269fi - rfi6 RNA'440 THE SW CORNER OF THE PROPERTY p SANITARY SEWER MANHOLE `r{y / A'46�R —6— SANITARY SEWER NE —SS �y N11 3 _ m TELECOMMUNICATION MANHOLE ;111 S7. / SITE INFORMATION Q=]P15'S5' PoWER TRANSFORMER R=540.00 U28524' 169,275 TOTAL SITE AREA(SF) -F_ UNDERGROUND TELECOMMUNICATION UNE 67,842 TOTAL BUILDING AREA(SF) UNDERGROUND POWER UNE i 22,614 FIRST FLOOR AREA(SF) 13.4 PERCENTAGE OF LOT COVERAGE —P— OVERHEAD POWER UNE —0— GAS UNE 120 TOTAL NUMBER OF PARKING STALLS a POWER vale 1 27 NUMBER OF COMPACT(C)STALLS(9•u16'+2'OVERHANG) ig 1 1$ I 0 cou0 ow FW ��3 l 86 NUMBER OF STANDARD STALLS(9'u18'+2'OVERHANG) • POWER MANHOLE TOPOGRAPHIC SII 1 PROVIDED A.0%Bin 7 NUMBER OF HANDICAP STALLS(INCLUDING 1 VAN STALL) 0. MITI'POLE pEBRPNN,6TEADMAN A ASSOCNi6,P.S. LOU,POLE WI1H LCHT x0.91a-m A5 eftwmm RJFESSIONAL LW D SUR/EYORS IY"O 6564 FIFTH AVENUE SOUTH 5,635 AREA OF INTERIOR PARKING LOT LANDSCAPING(SF) VFRTICA 0 00 lI (RIB)SEATTLE.WA 98108 68.050 AREA OF ALL OTHER LANDSCAPING(SF) G YARD OR PARKING UCHT $ IWENCIiuwx NO.a 36.1 (206)]62-4982 250 ALLOWABLE BUILDING HEIGHT(FT) LT/TS LIGHT 9:TRAFFIC SIGNAL VAULT g Euv JERROLD S.STEADMUT 250 PROPOSED BUILDING HEIGHT FT PROFESSIONAL LAND SURVEYOR ( ) CONCRETE SURFACE CENSE NO 29282 I''i',.'� STATE OF WASHINGON BUILDING SETBACKS REQUIRED BY CODE : EDGE OF ASPHALT 20 SETBACK FROM NORTH PROPERTY LINE(FT) _ 60 SETBACK FROM SOUTH PROPERTY UNE(FT) • n-NPCO LSHfiaa4 GP LOT 4 OF CRY OF RENTON SHORT PUT NO.016-66 RECORDED UNDER 60 SETBACK FROM WEST PROPERTY UNE(FT) RECBEING ANPORTION OFO. 31TRACT'8,,WASwNGTS ON TECHNICAL COUNTY. ACCCORDINc 20 SETBACK FROM EAST PROPERTY UNE(FT) E GUY ANCHOR TO THE PLAT THERLUSIVREECOR�D COUNTY.1 ME 122 OF PLOTS.PAGES SIB THROUGH 102, C IN TO fill TEST PIT SITE ADDRESS: 1I00 OAKSOALE AVENUE,RENTON.WA 98055 PROPOSED R011 DING SFTRATKSJ KING COUNTY TAX PARCEL NO 9I8800-0148-08 81 SETBACK FROM NORTH PROPERTY UNE(FT) a-1 0 BORE HOLE SITE ZONING--COMMERCNL OFFICE- 73 SETBACK FROM SOUTH PROPERTY UNE(FT) II SITE PRFA.169,275 SF(3.8860 ACRES) COT COTTONWOOD 1R. 86 SETBACK FROM WEST PROPERTY UNE(FT) 54 SETBACK FROM EAST PROPERTY LINE(FT) I D DECIDUOUS TREE a Launch Ns M MAPLE TREE N ESA Na 410 a y /p/ WARNER ENGINEERING Lovnc SubNttal • � 5122 Olympic Dr.NW Office(206)BSB-EIS]) PeTMt .�y g Sulfa E204 x (206)658-65>g Clearance ' 1W C1.0 •Na,; 4P" Gig Harbor,WA 98335 F Sltl Issue 1 _ p( Constructlaa y mate A—ININ N N A A Issue • q�p9 GU I LOT. 1 LLA 001-86 L \ .'' `! • REC.N0.8609179004 54N=,s Y L6°Vf•e1 un°On '"§°u�" txo.ccca) 9 N -,z -I'oe'•("s.9 ../ ..-xa_.. .._.._ 6 o_ W W W 10 W 3 ^A - 6A "0:,. ,.'l l': a u�"+6`i .ft A W 0 - = au all m,DnD,a «.•..n i _ 'lt t ., , t i, ,,<`. w.Fn'� ,2` 5 3z _ w W� LOT 1 SGtL t =20'-r• �Q, \ Ri', ;l.i ''''l't` Z q =az RE 015-85 6•cN- i �(\\ m Al! i ,t •'y,it to �S�00 REC. 69 �_\ pc it‘ // i �e" t ''.,:` ' '.``''';',4, g % d 8512169001 7'' 1 "" t \.\'\1:1'c'i0 a d �p !g66. co�t�l i ua •( `� . `�' - 'o,\('lit'' `` A M1g .,.`.*t�„, l '';: 1 Q N p $�1 .�` •,llir ONEV L31■56 ■ 20. ', • ,,.t,• ]f•a t , t M1O .t ',, 1 ,mmm.m •21 I� ^'- . ��G:..' ►+t9.t' BTP-2 o_ o ', tip ,:' �" ... \ ,1 '� -- ^ LS °W TOD i•d.v._6> 7g- '? ' ;.1.'1 3°E ,t;\:,' t t` - n_ I __b'-TCD .- rr yj ' '70 -p` - \ �. . µ ,:'�..,.:t ie N �"' , A `.' ,. S SA n....R3.,D ._.._..-__.�q-.-v°D"nP- 7•'- M1. AA ,"�: ..-35.0' �,0 '.:tRo. 'o �l"".y.'..`tgy - ^ 9.0' S :: . •• �jI .,", axe '`.aq 01 t"` R:I B �� 02.0 ��0����%trIP,� [T....,...,fri_67_1.. :1,,:.::::;.!1.,Pie.,,4,,„ ( i`. ,M1 g F OF 34 1'/r�� 7env � ": ".,'6,,, `. I '`c ,.rt '''t' 1, t'b, ?'l Q ,�„W = • R30 '.,B ,e L ' 7.3' t] rf�'J1 awswse+ I.. .-...o," 9 ` .`�•"5 N�cP i\ ` 't{{\\ �,,t, g UR.' o€ I �9.0' III. , •- 8.0' alin/�/ 17.0'11- !^ rrzt 4.exueev / 1. 'A q :," '• ilk ma G 71 '- - .. r I' tloo r0 ,2�M1M1 1/ \ "�1 fey "'n9,."•,i u� - e.0• .. 2 5.I/ ` 4 s0 \ \\` M1 3 •.P4\ l"" 5 s-,�Y 24.0';_ r W SIGN , SQ.,0 ',`/••J .`:t3e. li O m FF=19.00 6-2s. 6 `P�� � '/% ,t. WALL MOUNTED r "-1,'5 . • 6 _R100�• a�®s Sp IIGHf(TIP) t, `0a 18 : t?*ti,} \ ill s as ■ v! � ��. ,,. �. e • i . .� ,,,. ,1 I8.0 G 41W;y e ±li .,,lI 7- ), , AAA r. za.a' e S 9 5` tld? gg g �' 'I� Imt , \ jog ,'&':6%> i e . ■ m .1� iiii�iSi i'l S!' _fit isreerd R45.I' i2t.o f 'a1`., '��1'1� - Ill -;I ml 61.,r .0• - � � �0 TP-6 CeJ �� '•p ',W' �• Iii .1 a HT(7 OR ,6 N,GH W„, -.,oE /„-� \,„,..„.... .., .., �' ... ucm(rrP) 0 1 II I� _ - 0 0o c0. =.ice "\ t'J d /1 17D' eft l F -.� ..� %-� ,'I � h MATCHLI T.- -- t �(el:. y% �/da 18.0 a .` :\ 10 / SR 41D Loon.No. SNiscl i /p/ ��/ WARNER ENGINEERING E Epee //^\\ :<tt `f,'' Suite Olympic Or.NW 01((I06)BSB-65TT DerNt % �ry q(S , C1.1 Suite BIOa Fa. (e06)858-8579 tlrnranca (11 ryAJp 1%7J 6 Gip Harbor,WA 96335 BW Issue _ Ds e•9� ;°:'55' An xaemd marry Hotel A-N N N N A A r o f Luc 1 a°a°-se Me LEGtrvu o I it _ 1d'_ I 9� 9 iU p W_:i' Win , /„,f�/�I ft-14 SfL EXISTING PROPOSED I ' t. .._.. - f� FIRE HM t N • • • ��" LPL.' ' �.a.,wd ...�.,e t FIRE DEPARTMENT CONNECTION A e x w wcn am�mm �\ \A4L, da T.,: . WATER VALVE IS 4 L1 wI .. n • 'y, .'t 1 tti' le WATER METER for, rxA.�•� . 3. "PO :. W iFR MA on-es r a . - a M A VAULT • ,�.(6y' ��� i ® WATER MANHOLE a �z eslnwav BAR."9' y6E�'' ".`�`` tiltd•''. •I.3,.: .,:.p'`,�,?° _w- WATERLINE -W- 4 o>C9 ! '�'�� 311111a s _ �i 6 _‘itillr'•11 ' O'g 4 ;,t'�` .•, i7iii.4 a CATCH BASIN to�N ��� 1l���YF!�!�N�� ����� .� '� -.OF'A.10 O STORM DRAIN MANHOLE O y(�}�ii'dG �� at 6 „ --D- STORM DRAIN UNE -SD- �QQ� 4Rf! �1{ ws. a A F' I I .in -� - 1 t - 3 , ;tea •'' 0 swITARr SEWER MAnxoLE OOP(n I I YFr60- _ ... I • �•`�,rT0 �%� ��l �rw@. ^M'.'�' -5 SANITARY SEWER IJNE -SS- F Fow , I =,� 02. R� ■. W' A 'Aq ',y+: i t� '' m TELECOMMUNICATION wNxoLE N N� .'. J�' W `,�Mt }'..t.. . '' 1\ ® POWER TRANSFORMER w� aP:. qy '`:.\fT,' ,K. ;.1� �`t•m`. \ =TT- UNDERGROUND TEIECOMMUNICAnON LINE p 6'to .r� -..� - ry 9 !. , - UNDERGROUND POWER LINE Y GA. ' 4:r.•o e\d ,`.'''. '... -P- OVERHEAD POWER LINE _ � IJ//� ate: i 1 ,'-.a V' ..\� { �•\A -C- GAS DNE C ve1 •,,,,,,,,// • `..� q,-,:t.(Itif\\ }? ® POWER VAULT a,• I I. —^r '(•• FF=19.00 T a 1,�t/�4 "(\\`\ ® POWER MANHOLE gr.z E 1 : L / -��il/1' ` \ �� �, 1 UTILITY �:� r � 'tea0-0 IT UTILITY POLE O aeLi. c POLE W.LIGHT F '� - ■ a" '�• wailr. A',- ` n YARD OR PARKING ucNr a R II• sEDGASPHALTfLW I 1ry. WITH SURVEYCAP ...1�; �\� �"i� �� 'MIT"LS 6434' y ■ -. le-i .fir I: y I • ,. ;: < t1y�.., ,tea • �., : 3 r.:wi_eg � I ..� i-,•� E GUY ANCHOR ■ �: '' d` B TFsr Prt niriiz o i► *� _ �_ �, bar .` .• .-.B BORE HOLE B s w 1II ►, oICY,e' T :4-'. �, \ \,s ,�- G�T �OR�NWOO o .../ '• ��� M°D6 R E MATCHLI ffli :.>I - ^:.: `,. �9 w.. �'�\� M MAPLE TREE € p ,_�11 Lily .,A':;' ■ I,. •�■ •�.�swa,l�'��o • .. - i.�' i• s ,' �W_ ' � ��j`� \ c TF INFORMATION )lM •; S r _ + i���'�v/ 169,275 TOTAL SITE AREA(SF) •rAigi,...vekaawroszetens WI I ire �,0, 67,842 TOTAL BUILDING AREA(SF) q W C iJ"%�P1",. ,/ II �, �,.e ram' ',� "ate 22,614 FIRST FLOOR AREA(SF) g ;€ r • aa°T• f��(:I 13.4 PERCENTAGE OF LOT COVERAGE i � � � p ill/� Op„�0� • � OPT p'4` � 0 120 TOTAL NUMBER OF PARKING STALLS i f d, G "y 27 NUMBER OF COMPACT(C)STALLS(9•x16'+2'OVERHANG) .��i� "AM6�,'�_ f 86 NUMBER OF STANDARD STALLS(9•e18'+2.OVERHANG) F 01/1\ V +* f +y°a ,1/� 7 NUMBER OF HANDICAP STALLS(INCLUDING 1 VAN$TALL) y�.y f i _ OI M60, t 4�// �/�• j,� 5,635 AREA OF INTERIOR PARKING LOT LANDSCAPING(SF) § �-Q�ul' �` ..,r. 68,050 AREA OF ALL OTHER LANDSCAPING(SF) I°•,. � �. ""°' 250 ALLOWABLE BUILDING HEIGHT(FT) o, - � y; �� 250 PROPOSED BUILDING HEIGHT(FT) _.. 1 .. cam'%�rr� RUII DING SFTRAT',KS RFOIIIRFO BY CODF. '� ljoi eu e-es A la°am PROFESS, .MW SURVEYORS A550CwiE5.P.S. 20 SETBACK FROM NORTH PROPERTY LINE(FT) r �� ' sHCRI IOW co.Ole RTs xo,701.0 a OFE551. &ASSIA 60 SETBACK FROM SOUTH PROPERTY LINE(FT) I :- A / [yfz7/,.7 yFRTICAi DATUM SEAT FIFA AVENUE SOUR 60 SETBACK FROM WEST PROPERTY LINE(FT) ��� ��•� DKiv SEAmE,WA 9ai08 20 SETBACK FROM EAST PROPERTY LINE(FT) =,T�� q.py°Nxq (206)762-4982 z JERROLD S.STEADMAN ��^� ®a..w } PROFESSIONAL.0 SURVEYOR PROPOSED BUILDING SETBACKS' -' O I LICENSE NO 29282 • p - STATE OF W/SHINGiON LINE(FT) SETBACK FROM NORTH PROPERTY LINE FT ) m 73 SETBACK FROM SOUTH PROPERTY LINE T) Launch No. )Fral DESCRIPTOR 86 SETBACK FROM WEST PROPERTY fJNE(FT) //// ESA No. 410 \ RECORDINGT4Oc a OF RENTON SHORT PLAT NO.016-88 RECORDED UNDER 54 SETBACK FROM EAST PROPERTY LINE(FT) A//� WARNER ENGINEERING PerMt e OF TRACT .W.HIN of RING COUNTY.CENTER.ACCORDING Subrattal BEING A PORTION OF TPACT 8.WASHINCfON TECHNICAL CENTER,ALCORDINO 5122 Olympic Dr.NW Office(206)858-BSJ7 Permit TO THE PUT THEREOF RECORDED IN VOLUME 1.OF PUTS,PAGES 98 (�������]��� THROUGH 102.INCLUSIVE IN SW COUNTY. NEAREST STREET INTERSECTION IS Suile R20a WA 58335 Fa. (206)ese-85Te Gearance CRJrLAJS J/ SRE AOOR65: tt00 OARSOnif AVENUE,RENTa wA eao55 OAKSOALE AVENUE AND GRAOY WAY, C0.0 Gig Haver ele Issue - rr APPROXIMATELY 190 FT SOUTH OF 1 = ® KING COUNTY TAX PARCEL NO OFFICE. -0140-OBN C°M0000010 SITE TONING=',DARERL OFn E' THE SW CORNER OF THE PROPERTY ��05 2.��" �41•• �6�y Hotel SITE AR.-169,275 SF(3E860CACRESJ A—N N N N A A Bg 9Uv,e 2• sux,e s' !$P 1' @ LOT. i . 001-90 Ic our-V. wun IE_„,m:m �Xe' s1 IE lw.e2, :ee'�M ,>:_,e.IH 2.,' 86 (n nM_,e•. REC.N0.8609179004 wiu=,u 9 w w w 10 •• W .. C4— 77:y. ,yDe• wwe ,w6d s wra ea m,o„mn ,.c..�r i• • `"<< 'aowcl w< a -,. . ° I. = CRI5.T1'PE7 ."t". Z e L g -6,2 LOT. 1 SCMF: t -]°' R61=16.35 BwNE • .y Bw' cli '' Nofq = z, RE 0 O. sq.,14 12•) III-- B-eNv co 6,119E1 e I ,.,. ,n o O SF. REC.N0. n • PoN=1fi.35"'.. .._.-... .�- so r�CMn ' �r9` .t i 1:, o von Def 8512169001 NEW RRE �\ /n ! `, \\t ;"yy f'. 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E GUY ANCHOR BEING A PO..OF TRACT B.WASHINGTONAT TECHNICAL CENTER ACCORDING TO DiROOUGH 102,THEREOF IN.0 I�VOLUME 122 OF PUTS.PAGES 98 1141 Fil TEST PIT SIZE ADDRESS: 1100 OAK MLI F AVENUE,RENTON,WA 98055 KING COUNTY TAX PARCEL NO 918800-0148-08 st 9 BORE HOLE SITE ZONING=-COMMERCIAL OFFICE • - SITE AREA_1..5 SF(3.360 ACRES) COT COTTONWOOD TREE D DECIDUOUS TREE a Launch No. N MAPLE TREE Pern0. 4tfl / \ //// WARNER ENGINEERING S bNt al f 51.0H10 Pie Dr,NW Office(206)858-85)) Pernit 5u1e aK (206)858-8579 Clearance �udioPI�1JS ) C3.0 6 Ci9L Harbor,WA 98335 BID Issue 1 ! _ U�D,®� ConstrMctl+ Ammn�Eztemm Stay!Hotel A—N]N N N A A ssue • . , . _ :.. I .., 1111 .. . s 4, ■ Q ■ s II riji ORDINARY HIGH TER 4 —O I p LINE IS AT APPRO'MATEL . In FEET PWAY FRO PROPERTY LINE NEIGHBORHOOD DETAIL MAP , SLALE iv 0 200 400 �Q� iiiiii �� �� 1111101. In111111a _ INTERSTATE 405 ARCHITECr&, INC.,P.B.At. IP 011 ss A. 11 o 4 -� , O • 11 ■ A 0 II o• drie• r d ,-. NEIGHBORHOOD DETAIL MAP 5GALE r—L--I—LJ 0 200 400 PCr 1111111101 401.1111.1114 11111.111 111111111A 1111111.111111 IVIIIII;IT CS HO INTERSTATE 405 tazcircrg,INC.,P.B.AD QU'O1"DM IgII�I D� SOt7 21V1521g1N1 V -.11111111 0111111111 / Oat, ooC ° 1 dVW�IV13a OOOH2109H913N . „ ir �� •.• o� U Ny )G' /r.. .` NI1..1.?J3dObd •• 021J MIA d 133d LII 0 131VW'ObddV LV GI 3NI1 201 H91H J?JVNIdbO LIll II 0 p-y . -YL 0, IP di _ ST © m qv-11-\.. --, 3> n.c4 1? 1. d N RD �� S LANGSTON RD \._\ z A z C�o4- �(( S 132N� ST AIRPORT WAY f�L{, '� 2 18 — + S -133RD ST ,p� S z fm kv �� TON PEE D a > E Q fti 14 �Z f z Mp44. 6 z TI,G d P wAY S L9N 900 S 2ND ST C 34 b N N 0 ��9� q � F � li N RD Q .- 90o S 3RD ST `� rn G-.0 sr C__ ad,k S�J _T f S3 0,' w S 4TH S'`.Q > s R a v, s -Rl 7G Cask 18 L9 0 o Y Q " U a > ��� Uh'L/NcToN NORTHERS ,- F- U w Q ' Q 3 3 S 144TH STQ �� VALLEY �� F SW 7TH ST c� S 7TH ST uIn 03 n S N > �P� 147TH ► '¢ Q S� cs ST N .p J ¢ n w f Z v o pS H SS J W Py OD v c ro A. m Su 6RPpY rtz 151ST 2d o SW � a v' ST q� 4 05 _ te" �� INTERURBAAVN24 �_��_ 0STURWIll' E S SW16TH ST 9G �.� 1 19 c VS 5181‘ s-vaUTyc 4 0 5 III `�' 9G101, I x 16 � N111110011110111111.111.1.44 13 Lv D NO 3, .,...k.4.„ r 73 r-- - tf, TUKWILA PKWY ti r N T N/ VICINITY MAP LONGITUDE N 47°28'19" LATITUDE W 122°13'58" NOT TO SCALE BLACK RIV HER CORPORATE PARK DIRECTIONS: FROM HWY 405 SOUTH, EXIT RIGHT ON VALLEY PKWY. TURN RIGHT ONTO SW 10TH ST. R E N T O N , WAS H I Y G T O\ THE SITE IS ON THE NE CORNER OF 10TH AND VALLEY PKWY. T i'p L. yH •t irpJ" STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office, 3190 - 160th Ave S.E. • Bellevue, Washington 98008-5452 • (425) 649-7000 November 25, 1997 Dan Sterns Extended Stay America 616 - 120th Ave. NE, #C11 Bellevue WA 98005 Dear Mr. Sterns: Re: Renton Permit# LUA-97-128 EXTENDED STAY AMERICA - Applicant Shoreline Substantial Development Permit# 1997-NW-40103 The subject Shoreline Management Substantial Development Permit, to construct a 110-unit hotel with parking for 120 vehicles on a 3.88 acre site, has been filed with this office by the City of Renton on November 14, 1997. The development authorized by the subject permit may NOT begin until the end of the 21-day appeal period, December 05 1997. The Shorelines Hearings Board will notify you by letter if this permit is app led. Other federal, state, and local permits may be required in addition to the subject permit. If this permit is NOT appealed, this letter constitutes the Department of Ecology's fmal notification of action on this permit. Sincerely, /WY(/ IJ • Ann E. Kenny, Shorelands Specialist Shorelands and Environmental Assistance Program AEK:aek SDP.DOC cc: James D. Hanson, City of Renton 0 a , 3 tl QEIllEIT 0 110 AQCHITECT8, INCP .& U° I Evergreen One, 10940 NE 33rd Place, Suite 202 Bellevue,WA 98004 (425)827-2100 DATE: NOVEMBER 18,1997 RECEIVED TO: City of Renton NOVPlanning/Building/Public Works Department 2 0 1997 200 Mill Avenue South Renton,WA 98055 DEVELOPMENT PLANNING CITY OF RENTON ATTENTION: Ms.Jennifer Toth Henning RE: Project No.LUA-97-128,SA-A,SM,ECF(Extended Stay America on Oaksdale-Ave.) FROM: Mimi Lam JOB NO: 97378 Dear Ms. Henning: Here is our response to your comments raised during the Site Plan and Environmental Review regarding the extra parking spaces on site. We would like to amend our parking count as follows: Guest parking: 110 rooms with 1 parking stall per room= 110 spaces plus Employee parking for 15: 2 parking spaces for each 3 employees =.10 spaces Therefore, we have provided a total of 120 spaces. If you have any questions, please feel free to give us a call. Sincerely, ,,Freiheit& Ho Architect c.,P.S. Mini am Architect enclosure cc: ESA,Dan Sterns Pr. City of Renton P/B/PW Department -. Administrative Site Plan Approval&Environmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 PagelOof17 - • Policy LU-212..19- Street trees and landscaping should be required-for new development within t,. • Valley to provide an attractive streetscape in-areas subjected to-a-transition ofland-uses. .- •- • - Policy LU-212.20 When more intensive new uses are proposed for locations in close proximity to less intensive existing uses;the responsibility for mitigating any adverse impacts should be the • responsibility of the new use. Policy LU-291. Beautification and screening of parking lots should be encouraged through appropriate landscaping, fencing and berms. The proposal features extensive ornamental landscaping throughout the site and on the perimeter of the parking area. Existing street trees (maples) would remain. b. Conformance with existing land use regulations; The site is zoned Commercial Office and permits hotels as a secondary use. Development, standards of the CO Zone require a minimum 15-foot front yard setback, a minimum 20-foot street setback for buildings from 25-feet to 80-feet in height, and no rear or side yard setbacks. The ESA hotel would have a an 81 foot setback from the north property line, a 73-foot setback from the south property line, and 86-foot setback from the west property line, and a_54-foot setback from the east property line. Height is limited to 250 feet. A height of 32 feet is proposed. Lot coverage is limited to 65% (75% with parking in a parking garage). The proposal will result in 13.4% lot coverage. Lots abutting a public street must include a.minimum 10-foot landscaped strip adjacent to the.street. A 20-foot strip with sod and street trees is proposed. The applicant is also required to provide a pedestrian connection between the street and the entrance. A walkway connection is indicated on the site plan, however, no demarcation on the pavement. in the parking circulation area is indicated. Staff will recommend as a condition of approval that the applicant providc painted crosswalk or different paving material to call attention to the crosswalk for the pedestriai i connection through the parking/vehicular circulation area. Parking is regulated by the Parking and Loading Ordinance. Hotels are required to provide one parking space for each hotel room (in this instance 110) plus two parking spaces for each three employees (10 employees = 6.7 parking spaces). For the 110-room hotel with,10 staff a total of 117 parking spaces would be required (110 + 7 = 117). The proposal includes parking for 120 vehicles. As proposed, the applicant is,providing three extra spaces. In order to comply with the Code, the applicant would need to seek a modification from the parking standards, or provide information regarding the number of employees in order to justify the additional three parking spaces. Otherwise, the applicant would need to remove three parking spaces from the proposal. Up to 30% of all the parking spaces can be compact spaces. The applicant has proposed that 27 spaces be compact. This would comply with the standard for allowable parking-spaces. c. Mitigation of impacts to surrounding properties and uses; The proposed hotel would be setback a minimum of 200 feet from the ordinary high water mark for Springbrook Creek. Minimum setbacks specified in the CO Zone would be met, and landscaping would be provided on the perimeter of the developed area. The proposal would abut an existing office building to the north and Oakesdale Avenue SW to the west. The hotel would be comparable in scale and character to other large buildings that have been developed in the vicinity. Proposed landscaping would complement the site. The Metro/King County wastewater treatment plant is located across Oakesdale Avenue SW from the site. The hotel would not impact this facility. d. Mitigation of impacts of the proposed site plan to the site; The proposal would result in the development of a 3.88 acre vacant site. No wetland areas are present on the site. The site is within 200 feet of Springbrook Creek, but the hotel building would SITEERC.DOC I _ • :RNO • >'CtTY:. F. IIVI 1 1.mi< essi >ign < miiii ' >_ mig. :�.;>:>:.::.;:.;:;.:.:.;:.:;.;:.;:.;:.::.::.:.;:.::.;:>�>::>:<:»»>::»::>::>::>;::;::>::>:>::<:»>::»>::»::>::>::»:::>::»:: CJ .RENT�PLAI�.::I.G.`D..V.SON:....:....,.........................................................................::::::. ::. ..OFSERVICE L lV `€' • On the I3ti'' day of YINu'l , 1997, I deposited in the.mails of the United States, a sealed envelope containing shtroti h e MOLI l o t F-S documents. This information was sent to: • Name Representing • • • pgth SICVPS ftplicAvif • Yh i Yvi i I,avr� 174‘41 Of 1Zet oWo1 • • • • • • • (Signature of Sender) Sinall • STATE OF WASHINGTON ) ) SS • COUNTY OF KING ) I certify that I know or have satisfactory evidence that r )41;n ,'-e-► signed this instrument and acknowledged it to be his/her/their free and luntary •act for the uses and purposes mentioned in the instrument. Dated:77 O t1- / g) /1 q7 2s 1 \, • 7f"J� �vi Notary Public in d for the State of Waslefgton. • Notary (Print) • My appointment e COMMISSION EXPIRES 6/29/99 ProjectsiSl ine: • - • ex4etvitot. AVYIZYittt GI `Project Nurtahsc:.,. • NOTARY.DOC g--) CITE_ �F ;RENTON ' -, : 'M ` - Planning/Building/Public Works Department . Jesse Tanner,Mayor ... .Gregg Zimmerman P.E.,Administrator . '' . November 10, 1997 : : • - State Department of Ecology . - Northwest Regional Office `.: " •' ':' '. • - - ,. 3190 160th Ave. SE Bellevue,WA 98008-5452 - _ . .• - SUBJECT: Shoreline Management Substantial Development Permit for _ ` - ' Extended Stay America Hotel - ' . File No. LUA-97-128;SA-A,ECF : ::, 'Dear Shoreline Permit Coordinator: - ' Enclosed is the Shoreline Substantial Development Permit for the above referenced project.:•The permit was • •1 issued by the City of Renton on November;10, 997:�:_ >>:-;_:•,;: _ We are`fling this action :with the'„Department of Ecology and;the"Attorney General per:WAC:173-14-090. . ,;• : Please review this permit and attachments_'and call me„at (i .. ) if,you have any questions or : 'need additional information: .`Yi-:•: ^,. ..277 CO I.S(o , - i.' Y Sincere) : • • :, .,a Y e` yJ ';Jeri� fifer Toth H nnin ;;�_ n � 9' - ' "- : : " Project Manager- Yh. Enclosures: -Copy of Ori inal Application . ,_,_.Y ' •- Affidavit of Public Notice/Publication- : . - - . .. Site Plan SEPA Determination 4:,- • " :, ,. ' 'cc: Office of Attorney General - : ~ "City of Renton, Transportation Systems City of Renton, Utility Systems ` , - ' • -City of Renton,:Code Compliance Inspector " • _ _ Applicant `8 � �LTR.DOG' - . . �r�, - '-20 Mill Avenue Sou th=Rentod'Washington 98055 _ • Thispaper contains'S0%rec cled material 20%post consumer:. . .. .. y . . - - , CITY OF RENTON SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE MANAGEMENT SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT ' APPLICATION NO.: LUA-97-128, SA-A, SM, ECF DATE RECEIVED: August 28, 1997 DATE OF PUBLIC NOTICE: September 17, 1997 DATE APPROVED: November 10, 1997 DATE DENIED: Not Applicable TYPE OF ACTION(S): [X] Substantial Development Permit [ ] Conditional Use Permit [ ] Variance Permit Pursuant to Chapter 90.58 RCW, the City of Renton has granted a permit: This action was taken on the following application: APPLICANT: Extended Stay America (Contact: Dan Sterns) PROJECT: Extended Stay America Hotel DEVELOPMENT DESCRIPTION: Extended Stay America proposes to develop a 110-unit hotel and parking lot for 120 vehicles on a 3.88 acre site. The three-story L-shaped hotel would have units with sleeping/living areas and small kitchenettes. Access to the site, located at 1100 Oakesdale Avenue SE, would be from two driveways on Oakesdale Avenue SE.. Grading would occur on the site. Approximately 7,200 cubic yards of material would be cut. Of this amount, 2,800 cubic yards are estimated to be unsuitable for reuse on the site. The approximate quantity of fill material is estimated to be 5,300 cubic yards. Springbrook Creek is located outside of the property boundaries, approximately 117 feet from the edge of the west property line. Development of parking lots and landscaping would occur within 200 feet of Springbrook Creek. No portion of the proposed building would- be constructed within 200 feet of Springbrook Creek. LEGAL DESCRIPTION: See Attachment"A" SEC-TWNP-R: Section 24, Township 23 North, Range 4 East WITHIN SHORELINES OF: Springbrook Creek SHSUB.DOC City of Renton P/B/PW Department Shoreline Substantial Development Permit Extended Stay America Hotel(LUA-97-128,SA-A,SM,ECF) Page 2 of 3 APPLICABLE MASTER PROGRAM: City of Renton The following section/page of the Master Program is applicable to the development: Section Description Page 5.04 Urban Environment page 22 7.05 Commercial Developments page 28 7.11.02 Private Parking page 32 Development of this project shall be undertaken pursuant to the following terms and conditions: 1. The applicant shall comply with the mitigation measures established by the City of Renton's Environmental Review Committee (see Attachment"B"). 2. The applicant shall comply with the conditions of Site Plan Approval as established by the City of Renton's Zoning Administrators (see Attachment"B"). This permit is granted pursuant to the Shoreline Management Action of 1971 and pursuant to the following: 1. The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state, and other permit requirements. 2. This permit may be rescinded pursuant to Section 14(7) of the Shoreline Management Act of 1971 in the event the permittee fails to comply with any condition hereof. 3. A construction permit shall not be issued until thirty (30) days after approval by the City of Renton Development Services Division or until any review proceedings initiated within this thirty (30) day review period have been completed. /1 el /0/11Z// 11 l a/q 7 Planning/u4d �� ►in ublic Works Administrator Date SHSUB.DOC City of Renton P/B/PW Department'` Shoreline Substantial Development Permit Extended Stay America Hotel(LUA-97-128,SA-A,SM,ECF) Page 3 of 3 THIS SECTION FOR DEPARTMENT USE ONLY IN REGARD TO A CONDITIONAL USE OR VARIANCE PERMIT DATE RECEIVED: APPROVED: DENIED: If Conditional Use, Section of the City's Shoreline Master Program authorizing the use: If Variance, Section(s) of the City's Shoreline Master Program being varied: This Conditional UseNariance permit is approved/denied by the Department pursuant to Chapter 90.58 RCW. Development shall be undertaken pursuant to the following additional terms and conditions: Date Signature of Authorized Department Official cc: Attorney General's Office City of Renton, Plan Review(Neil Watts) City of Renton, Surface Water Utility(Ron Straka) Applicant SHSUB.DOC • CITE OF RENTON _ Planning/Building/Public Works Department Gregg mmerman P.E. Administrator ay Jesse Tanner,Mor '• November 5, 1997 Mr. Dan Sterns _ Extended Stay America .. _ ; _ 616= 1 120th Avenue NE#C111. .: : Bellevue;WA..98005' SUBJECT :Extended Sta •America Hotel ject No. LUA-97-128,SA-A,SM,ECF,. "; ProJ _ ,Dear Mr. Stems: { Thls Getter is to inform yoru that the comment'and appeal periods have-,ended =for;;the Environmental Review Committee's (ERC) Determination,of<Non=Significance -.Mitigated for the above-referenced oe r ct. No"appeals were filed. This decision is final and•application for the'appropriately required permits-may proceed The applicant must:,comply;with'all;ERC Mitigation:Mea'sures.and Site_Plan Conditions of' • ' A roval.:The Shoreline Substantial Develo ment Permit is`being ` �' • - yand will be submitted.to the Pp P Prepa • :' Department of Ecology approximately November.07, 1997. . If you have any questions, please feel free to;contact me at 277-6186;:. , . . - ;:::'::` For.the Environ ental Review Committee, • ennifer Toth Henning : . _ is ;Project Manager - I' • :•�' Martin;Smith Company/Property Owners • -.•Parties.of of Record , l.; . r 200 Mill Avenue South;Renton, Washington 98055_ . •• CITX JF RENTON ti Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator November 4, 1997 Dan Sterns ESA Development 616 120th Ave NE, #C-111 Bellevue,WA 98005 SUBJECT: Trip Generation for Extended Stay America Hotel , 1100 Oakesdale Ave SW,LUA-97-128 Dear Mr. Sterns: We have reviewed the traffic study prepared by Transpo dated October 10, 1997, estimating the trip generation for the proposed 110 unit hotel to be located at 1100 Oakesdale Ave SW. We find the conclusions reached in the study acceptable, and have used these values in revising the traffic mitigation fees for this project. Based on the assumptions derived from the study,the traffic mitigation fee for this project has been reduced to$47,655(see enclosed fee calculation). If you have further questions regarding this topic,please contact me at 277-6178. Sincerely, A je Neil Watts,P.E. Plan Review Supervisor Development Services Division Enclosure pc: Jim Hanson Paul Lumbert Jennifer Henning ESA-2.DOC\ 200 Mill Avenue South Renton, Washington 98055 �SAr ._ - 0.S.rY O) + + ' .. ' yp , 4.,..... „,...,.........4........„.......a........„...,.......................„, : s , 's "...........,,.,........., Project Name Ex1evio(tc( 5-fia‘j Attaexicu Holt) Project Address 1 I 0 0 Oci ke S ofa le A v 5 I/(1 Contact Person Duo 51-ev h S E S A Address 6I(o - 1Z0-01Alit tOE -- G ill , Relltvuc WA gg005 Phone Number (425 ) - y53 - O2 63 • Permit Number L OA - 617 - 12 g Project Description 1 10 014'1 t e e161 dd6? ST I t ti o t-/ ) r tloco/kil l T 0-) 120 ticiiI( leS Land Use Type: , Method of Calculation: ❑ Residential 0 ITE Trip Generation Manual ❑ Retail 9/Traffic Study OrNon-retail 0 Other • Calculation: Bused ov4 Iv* stun/y oteCtra /0/l&�cf) pve(uveI hi 11te 1 vu►i5 po Growfo : Daily tY1Ps ,O..e., occL,Pi ,' vo0wl : 6.46( %yips Ocouatil v = Vi S f eid • _ t TC aveyae daily fries : (110 ) (6Mq) (0, So() _ 635, 4 c{u, IliJ tvvls At $-25 (1 tIv ( 35.L) (-75) = $ 47) (055. o0 Transportation Mitigation Fee: ii 4 7) 655, Do Calculated by: /\)? 0)4 Date: /Vo 0 1-1 I (q 7 Account Number: Date of Payment • Arida • •-agR "":•• 0)- . .,; 40)-41,7r-ro Project Name Extevlo(tc{ 5tati A*lexica Ho1J Project Address I l 0 0 Oct kc 5 ca le /1 V 5 14) Contact Person 1Duvt Stet I S E S il Address 6,16 - 120-th /-Ive NE -Ft G 111 , eellevuu cif005 Phone Number (4 2 5 ) - y 5 3 - 0 2 6 3 Permit Number L UA - g 7 - 12 g I - Project Description 1 1 D c)t4'I t eirk &a s/e l /4 01e-1 ) wt, v il.u, 1 J7 120 tletiiclec and Use Type: Method of Calculation: ❑ Residential ❑ ITE Trip Generation Manual ❑ Retail C'Traffic Study C VNon-retail ❑ Other Calculation: Bused OVi -t o6 s C`-ur/e 40-j„( 10/jj/t PvePuve'J 10(i iitt I v'uhs10 Growfo Daily tv#Ps M„ Ocz,v;ed vo0144 : 6. q ty.,Ps Vert uveyay, G�ui/u 1 ; s ; (110 )(6.yq) CO,'Si) _ 635. 4 tv)o5 ( 35.4) C-75) = $ 47, G55. 0O Transportation Mitigation Fee: 4 7) 5 5 DO Calculated by: Aid t(901,1J Date: /Vo J q) l `Nq 7 Account Number: Date of Payment 10/27/97 18:42 FAX 4257473688 TRANSPO Group IQ 001 CITY OF ifON OCT 2 8 1997 The TranspoFAX TheTRANSPO Group, lnc.14335 NE 24th Street,Suite 201 DIVISION Bellevue,WA 98007-3737 Gin TRANSMITTAL Date 10/27/97 [Project Number 97325.00 TOI Neil Watts FROM: Tasha Leshefka TRANSPO Phone (425)277-6178 Phone (206) 641-3881 Fax Phone 425 277-4455 Fax Phone (206) 747-3688 Number of ages including cover sheet -ram OG-I SUBJECT: Extended Stay America Trip Generation Study ❑ REMARKS: 0 UrgentReplyASAP ® For your review IS] Original to follow by mail g. Neil- Enclosed is a copy of the trip generation analysis for Extended Stay America,as we discussed_ Please call if you have any questions or comments. I Thank you, Tasha 11, F.IUSERITRANSPOUNIN WORpsIFAXDOTI 10/27/97 18:42 FAX 4257473688 TRANSPO Group Itfl 002 I - Transportation and Traffic Engineering PIA TUNING • DESIGN The Transpo Group MEMORANDUM TO: Neil Watts DATE: October 27, 1997 City of Renton 1 FROM: Tasha Leshefkal- TG: 97325.00 TRANSPO SUBJECT: EXTENDED STAY AMERICA TRIP GENERATION STUDY Please find enclosed a copy of the Trip Generation Study prepared for Extended Stay America (ESA). The trip generation study evaluated three existing ESA sites in the northwest, to determine the average daily and PM peak hour trip generation characteristics. As we discussed, ESA would like the opportunity to use this Information to determine the proposed Renton ESA project impacts and corresponding mitigation fees. Extended Stay America does not fall within the typical categories for Hotel or Motel as defined by 1TE in the Trip Generation ManuaL As you pointed in your October 9, 1997 letter to Dan Sterns, there are several land uses which are similar, yet not intended for a hotel with apartment-like amenities. In our experience working on ESA projects in jurisdictions such as Olympia. Tacoma, and Salem, Oregon,we have used data from existing ESA's including locations in Tukwila and Everett. Washington; Boise, Idaho. and the state of Georgia, to evaluate project impacts. We understand that the City of Renton would like to review the trip generation study before making a decision on the proposed Oakesdale Avenue ESA mitigation. Please call me at(425) 641-3881 if you have any questions regarding the study. or the proposed project- We look forward to hearing from you following your review. cc: Dan Sterns vingi 25'wr1REN O NM1.00G The TRANSPD Braun.Inc. 14335 N-E_24th Street.Suite 201 Bellevue.Washington 9B007-3737 FAX:425/747-3fiR8 425/641-3B111 10/27/97 18:42 FAX 4257473688 TRANSPO Group 4003 TRIP GENERATION ANALYSIS for Extended Stay America Prepared for. Extended Stay America PRQ11-S' 4k�\cj 4'ly G i N�4'.? /O9 6 �6D October 10, 1997 ? , P'1 "' 4 r� REGON o iPFY A. W ac6 Prepared by: The TRANSPO Group,Inc. 14335 NE 24th Street, Suite 201 Bellevue, WA 98007-3737 (425)641-3881 FAX (425)747-3688 10/27/97 18:42 FAX 4257473688 TRANSPO Group a004 I -- i . TABLE OF CONTENTS Pale INTRODUCTION 1 Project and Study Site Descriptions 1 Conclusions 1 TRIP GENERATION 2 Methodology 2 Data Collection 2 Salem ESA Trip Generation 3 TABLES 1. Summary of ESA Trip Generation Analysis 2 2. Salem ESA Trip Generation 3 10%27/97 18:42 FAX 4257473688 TRANSPO Group I1 005 Top Generation Analysis for Extended StayAmedca October 10, 1997 INTRODUCTION This report summarizes the findings of a trip generation study performed by the TRANSPO Group. Inc.,for Extended Stay America(ESA), The study evaluated three existing ESA hotels in the northwest region, including hotels in Boise. Idaho: Everett,Washington; and Tukwila,Washington. The results of the trip generation analysis were used to estimate traffic characteristics of a proposed 129 room ESA hotel in Salem. Oregon. The scope of the trip generation analysis is based on September 23. 1997. direction from Terry Hockett with the City of Salem. The estimated trip generation will be used to address three issues raised by the City: 1. Verify the construction of a center left-turn lane is not necessary. 2, Confirm the daily trip estimate is less than 1,000 trips and aTtAis not necessary. 3. Reduce the current estimated TSDC fee, usinggeneration results the daily identified in the trip generation analysis, Extended Stay America hotels differ from conventional hotels by catering primarily to long term occupants rather than overnight guests. Units are equipped with kitchenettes, laundry facilities, tables, satellite TV,and other conven$enues not normally associated with hotels. Thus, the proposed Salem ESA is an example of a development that differs from the standard assumptions represented in the ITE Trip Generation Manual, 5d'Edition. 1991. This trip generation study identifies the trip generation characteristics of typical Northwest ESA hotels. Project and Study Site Descriptions The proposed project will include a 129 unit hotel, to be located at 3593 Fisher Road NE in Salem, Oregon. As described previously, the three study site ESA hotels are located in Boise, ID; Everett,WA: and Tukwila,WA. The Boise ESA has a total of 107 rooms and is located on the northwest corner of Vista Avenue and Malad Street. The Everett ESA has a total of 104 rooms and is located on S Broadway Street. The Tukwila ESA has a total of 96 rooms and is located on 53'd Avenue S. All three site are located within close proximity of a major state or interstate freeway,which provides exposure to high traffic volumes. Site plans for each study site are provided in Attachment 1. Conclusions The proposed Salem. Oregon Extended Stay America Hotel is anticipated to generate 837 daily trips,with 75 trips occurring during the PM peak hour. These project traffic volumes were calculated using data collected for three existing ESA hotels in the Northwest. The trip generation rates calculated for these study sites are consistent with rates determined for an ESA hotel in Georgia. It all cases,ESA trip generation has shown to be lower than the standard 1TE rate a for motel. It is recommended that the proposed Salem ESA trip generation be evaluated on the basis of this analysis. 1971.973251WPI97825r The TRANSPO Group,Ina 1997 Page 1 10/27/97 18:42 FAX 4257473688 TRANSPO Group IA006 Trip Generation Analysis for Extended Stay America October 10, 1997 TRIP GENERATION This section summarizes the methodology used to estimate ESA trip generation and the analysis results. Methodology The primary focus of this study was to develop a correlation between the trip generation rates of each study site based on observed traffic volumes. This method Is consistent with guidelines set forth by the Institute of Transportation Engineers, Trip Generatnn Manual. A trip generation rate represents the number of vehicles that will utilize the driveways to access an establishment from adjacent roadways during a specified time period,based on the establishment size. For this study. trip generation rates were determined on the basis of total number of occupied rooms. Data Collection Traffic volume data was collected at each of the three study sites between Tuesday. September 30'' and Thursday, October 8, 1997. Inbound and outbound traffic volumes were recorded by automatic counters on a 15-minute basis at the ESA hotel site driveways. Data was limited to an hourly count at the Boise site. due to the available traffic count equipment Supplemental manual PM peak hour counts were conducted between 4 and 6 pm at the Boise site, to identify the 15-mintute interval traffic volumes during the PM peak hour. At all three . sites the automatic counters were placed to capture ESA related traffic only. A summary of the traffic volume counts are provided in Attachment 2. Hotel occupancy over the three-day observation period was obtained for each of the hotels. The traffic counts were averaged to determine the average daily and PM peak hour traffic volumes for each site. Table 1 summarizes this data, and the resulting trip generation rates in terms of trips per occupied room. Table 1, Summary of ESA Trip Generation Analysis Daily PM Peak Hour Total Occupied Percent ITE Rate/ ITE Rate/ ESA Site Rooms Rooms Occupancy Rate Trips Occupied Rms Rate Trips Occupied rims Boise 107 82 • 77% 395 4.82 28 0.34 Everett 104 98 94% 496 5.06 44 0.45 Tukwila 96 92 96% _ 875 9.51 ' 87 a95 Total 307 272 89% 10.19 1766 6,49 0.60 159 0.58 As shown, the average occupancy for the three study sites was 89 percent. Based on historical ESA occupancy trends, the time of year this study was conducted represents the height of the summer season. ESAs average,year-round occupancy is approximately 67 1971975251WP197925r 6,The TRANSPO Group,inc.1997 Page 2 10/27/97 18:42 FAX 4257473688 TRANSPO Group Lil007 Trip Generation Analysis torEadended Stay America October 10, 1997 percent nationwide. The study revealed an average daily trip generation rate of 6.49 trips/occupied room and a PM peak hour rate of 0.58 trips/occupied room. A previous trip generation study conducted at an ESA in Georgia resulted in a daily rate of 4.67 trips/hotel room and a PM peak hour rate of 0.34 trips/hotel room. With an average of 92 percent at the Georgia ESA, these rates equate to 5.10 daily trips/occupied room and 0.37 PM peak trips/occupied room. While the Georgia site revealed lower rates than the average for this study, it has a higher rate than the Boise site individually. The ITE data for a Motel(Land Use 320) suggests a daily rate of 10.19 trips/room and a PM peak hour rate of 0.60 trips/room. Thus,it can be concluded that ESA hotels generate less traffic than a typical motel development as defined in the 1TE Trip Generation Manual. Salem ESA Trip Generation It is our understanding that the proposed Salem ESA will have 129 rooms. The City of Salem has indicated that 100 percent occupancy is the City's standard assumption used to calculate trip generation. Table 2 summarizes the resulting daily and PM peak hour trip generation associated with the proposed project, when calculated using the average rates identified in this analysis. Table 2 Salem ESA Trip Generation Trip Generation Location Rooms Daily Trips PM Peak Hour Trips Salem ESA 129 837 75 As shown in Table 2, the proposed Salem ESA is anticipated to generate 837 daily trips,with 75 trips occurring during the PM peak hour. 19R97a251WP197325r ®The TRANSPO Group,inc. 1997 Page 3 10%27/97 18:42 FAX 4257473688 TRANSPO Group IA 008 I . I . Attachment 1 Boise, Idaho Everett, Washington Tukwila, Washington li ESA Site Plans i of, - » ',,,,' 2309W, Cherry Lane EXTENDEDSTAYAJ-, . �RICAII coI T: FFICTENCY STUDIOS 0 1 r' BQIS6, 1D ' _ I _ ,���1. tillalie Plea I. 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Maki No taproduciron .�.y. ..'?: ., rt .,,. oi this assign concept. 10/27/97 18:42 FAX 4257473688 TRANSPO Group Z 012 Attachment 2 ESA Traffic Volume Data September 30, 1997—.October 2, 1997 10/27/97 18:42 FAX 4257473688 TRANSPO Group I1013 l Extended Stay America Motel Boise, ID Traffic Data Location: Extended Stay America Motel(11828) Vista Avenue-Boise, ID Ili Number of Rooms: 107 Recorder Start: 9/29/97-9:00pm Recorder End: 10/3/97-6:OOam Two-Way Traffic (sum of both driveways) Time Interval Tues_ 9/30 Wed. 10/1 Thur_ 10/2 01:00 - 16:00 216 201 176 16:00- 16:15 6 5 4 16:15 - 16:30 5 2 6 I6:30- 16:45 4 7 8 16:45 - 17:00 6 6 7 17:00- 17:15 8 6 5 17:I5 - 17:30 7 5 6 17:30- 17:45 7 7 8 17:45 - 18:00 10 5 9 18:00 -24:00 169 138 135 Average Daily Traffic 438 382 364 PM Peak Count 32 24 28 Occupied Rooms 86 81 78 PM Peak Hour 17:00- 18:00 16:30- 17:30 17:00- 18:00 • • 1 10/27/97 18:42 FAX 4257473688 TRANSPO Group a 014 Location: Extended Stay America Motel 5 Broadway, Everett,Washington Number of Rooms: 104 Recorder Start 9/29/97 12:00 AM Recorder End: 10/2/97 12:00 PM Two-Way Traffic(Hourly Summary) Time Begin Tues. 9/30 Wed 10/1 Thur 10/2 0:00 0 3 1 1:00 7 4 5 2:00 7 1 0 3:00 5 3 3 4:00 2 3 0 . 5:00 2 5 2 6:00 5 6 7 7:00 3 3 5 8:00 11 7 7 9:00 10 8 9 10:00 7 10 8 11:00 8 7 8 • 12:00 15 17 12 13:00 12 9 14 14:00 10 8 12 15:00 20 17 22 16:00 24 20 20 17:00 21 17 15 18:00 28 21 17 19:00 24 20 20 20:00 16 10 15 21:00 16 13 22 22:00 7 9 5 23:00 6 1 3 Average Daily Traffic 266 222 232 PM Peak Count 56 40 37 • Occupied Rooms 96 101 98 PM Peak Hour 6:15-7:15 PM 3:45-4:45 PM 7:15-8:15 PM • 10/27/97 18:42 FAX 4257473688 TRANSPO Group i 015 Location: Extended Stay America Motel 53rd Avenue S,Tukwila Washington Number of Rooms: 96 Recorder Start: 9/29/97 12:00 AM Recorder End: 10/2/97 12:00 PM Two-Way Traffic Time Begin Tues_ 9/30 Wed 10/1 Thur 10/2 0:00 0 9 13 1:00 0 7 7 2:00 0 10 8 3:00 8 10 2 4:00 7 20 10 5:00 13 30 33 6:00 48 57 20 7:00 56 48 60 8:00 56 39 39 9:00 38 39 36 10:00 25 42 44 11:00 39 60 20 12:00 55 33 18 13:00 50 36 44 14:00 33 40 61 15:00 46 50 51 16:00 63 53 77 17:00 87 47 73 18:00 97 47 69 19:00 52 39 50 20:00 36 22 45 21:00 32 27 46 22:00 44 24 25 23:00 41 36 - 23 Average Daily Traffic 926 825 874 PM Peak Count 103 60 97 Occupied Rooms 96 90 91 PM Peak Hour 5:45-6:45 PM 4:15-5:15 PM 4:15-5:15 PM • • Wi Washington State Northwest Region Department of Transportation 15700 Dayton Avenue North P.O. Box 330310 Sid Morrison Seattle,WA 98133-9710 Secretary of Transportation (206)440-4000 DEVELOPMENT PLANNINI' DATE: October 24, 1997 CITY OF RPP.I'r OCT 3 o 1997 TO: Jennifer Toth Henning • City of Renton, Project Manager RECE,1 ;$. 200 Mill Avenue South Renton WA 98055 • Subject: SR 405 MP 1.60 CS 1743 Mitigated Determination of • Nonsignificance-Extended Stay America • Hotel ‘a,4,416,1Att ) File No.LUA-97-128,SA,A,ECF FROM: Robert A. Josephson, PE, Manager of Planning& Local Coordination Washington State Department of Transportation Northwest Region 15700 Dayton Avenue North, MS 122 • P. O. Box 330310 Seattle, WA 98133-9710 • Thank you for giving us the opportunity to review this project, which is located at 1100 Oakesdale Avenue. Our response is below: We have reviewed the subject document and have no further comments. The project will have no significant impact on the state highway system. If you have any questions, please contact Don Hurter at 440-4664 or Vickie Erickson at 440-4915 of my Developer Services section • VEE:vee • File Name N • amminsigmgimmanommogogigiworry::0R:RENTON >. .•.R,RENTPLNN(NG<D.V.StON:.:..:::..........................:......:..:...::....:::.�::::::.:::::::::.:::::::::::.....:....::..:...........:...................:..... • ::,,:::;><::F:;•<•ER1IC....,BY.•.>:><AILlff':::::,;, I >`I``'<`<'< ` `>< <I` > `' ;<<< >>`` <>`` > > On the lb41 day of OEL6etr , 1997, I deposited in the mails of the United • States, a sealed envelope containing • • Vete-A aura 'Ctec‘slav‘ • documents. This information was sent to: Name Representing VoJA erm exAevvderi 3^ -1 - tvbenGa YY\ar %;11 5 hn c4A • • • • • • • • • (Sgnature of Sender) SIUNiuAl V-. • STATE OF WASHINGTON ) ) SS COUNTY OF KING .) • I certify that I know or have satisfactory evidence that.L,Q ea, signed this instrument and acknowledged it to be his/her/their free and voluntary act for/the uses and purposes mentioned in the instrument. Dated: Lic_,, i) c-2722 R Notary Publ' in and for the State o'r`ashington `40e Notary(Print) *11' 't‘%aYq!- r • "° My appointment exp s' , :p44 E • COMMISSION EXPIRES 6/29/99 I�royeCt e:' • • o.F '��`' h vtd e g S-C Pftev,ce u.—Cel Project Number: arl • l?$l SA—A SyM 'EL NOTARY.DOC " REPORT City of Renton Department of Planning/Building/Public Works DECISION ENVIRONMENTAL REVIEW& ADMINISTRATIVE LAND USE ACTION DECISION DATE: Project Name: Extended Stay America Hotel Applicant: Dan Sterns -- Extended Stay America 616 120th Avenue NE, Suite C111 Bellevue, WA 98005 Owner: Martin Smith 1109 First Avenue, #500 Seattle, WA 98101 File Number: LUA-097-128,SA-A, SM, ECF Project Manager: Jennifer Toth Henning Project Description: The applicant, Dan Sterns of Extended Stay America, requests administrative site plan review and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit. Project Location: 1100 Oakesdale Avenue SW Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF: 67,000 sq. ft. Site Area: 3.88 acres Total Building Area SF: 67,000 sq. ft. eig ri. s` ,OSN • ivo�rzTrl 70.001 i -- � �� 1111l - - IIIIIIIId l - INTERSTATE 403 Project Location Map SITEERC.DOC - I City of Renton PB/PW Department Administrative Site Plan Approval& ,onmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL - LUA-97-128,SA A,SM,ECF REPORT AND DECISION OFOCTOBER 14,1997 Page2 of17 PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant proposes to develop a vacant 3.88 acre parcel in the Green River Valley area of the City with a 110-unit hotel and 120 vehicle parking lot. Tall grass and brush areas presently cover the site. The proposed hotel building would be three stories and 32 feet in height, and configured in an L-shape. The Extended Stay Hotel would target a market that consists of business travelers and families that require housing for an extended period of time. Each of the units would feature a kitchenette. The applicant's submittal includes a grading plan that describes the quantity of cut and fill that are proposed. It is estimated that the cut material would equal 7,200 cubic yards. Of this amount, 2,800 cubic yards are estimated to be unsuitable for reuse on the site. The approximately quantity of till material is estimated to be 5,300 cubic yards. Soil exported from the site would be disposed of at an approved construction/debris site. - II Proposed site drainage would include biofiltration, but no detention. Stormwater would be conveyed underground to a biofiltration swale for water quality. Since the subject parcel participated in the relocation of Springbrook Creek into the P-1 channel and was included (in a developed condition) in the sizing of the Black River Corporate Park detention system, it is therefore exempt from providing additional detention. This is an existing drainage ditch which will remain on the south side of the property. A small portion of the ditch will be culverted to allow for the underground stormwater conveyance to cross the ditch to enter the biofiltration swale. A wetland report was prepared by John Comis Associates to determine whether wetlands were present on the subject site. A records search was conducted and three test plots were documented in the field. The study concludes that the entire site is non-wetland. Hydric soils were not present in the test plots, nor were wetland plants found. A geotechnical report was prepared by Group Northwest, Inc. in July, 1997 to analyze the proposal. Boring and test pits were the basis of site exploration for that study. Issues identified include: 1) the existence of soft to medium stiff silts which can result in excessive settlements under applied loads; 2) the moisture sensitivity of the on-site soils for use as structural fill; and 3) the existence of debris within the on-site fills. The consultants concluded that the site is geotechnically suitable for the development of the proposed hotel provided certain construction techniques are employed. They recommended that the building structure be supported on auger-cast piles that extend into the medium dense to very dense sand or gravel. Also a slab-on-grade floor or pavement section at or below the current site elevation could be placed without pre-loading or surcharging the site. The proposed final floor or pavement area elevations required the placement of substantial structural fill, the consultants recommend pre-loading or surcharging the areas prior to placing the slab-on- grade or pavement section. Staff will recommend that the applicant follow the construction methods detailed in the geotechnical report. Springbrook Creek is located outside of the property across from Oakesdale Avenue SW. Since the ordinary high water mark of Springbrook Creek is located approximately 117 feet from the edge of the west property line, a shoreline substantial development permit is also required. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. SITEERC.DOC • City of Renton PB/PWDepartment Administrative Site Plan Approval& ronmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 Page3 of17 A. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: (1) Earth -- Construction Impacts Impacts: The proposal would result in grading of the subject parcel to accommodate the proposed building and parking lot. Estimates provided by the applicant estimate that the amount of cut material would equal 7,200 cubic yards. Of this, 2,800 cubic yards would not be suitable for reuse on the site, and would be exported to an approved off-site construction/debris landfill. Approximately 5,300 cubic yards of material would be imported to the site. It is not expected that pre-load material would be used on the site, provided that the recommendations of the geotechnical report are adhered to. Construction and site preparation activities could result in erosion and sedimentation. Fill would be placed within 200 feet of Springbrook Creek. City Codes require that the applicant provide a Construction Mitigation Plan and a Temporary Erosion and Sedimentation Control Plan (TESCP) to the Development Services Division prior to the issuance of construction and/or building permits, and that these erosion and sedimentation control measures be installed and maintained throughout construction sequencing. Mitigation Measures: No further mitigation measures required. Policy Nexus: N/A (2) Earth --Soil Stability Impacts: The applicant provided a geotechnical report which documents the: existence of soft to medium stiff silts which can result in excessive settlements under applied loads; the moisture sensitivity of the on-site soils for use as structural fill; and, the existence of debris within the on-site fill. The report recommends construction techniques and methods to mitigate potential impacts. These methods include: supporting the building structure on auger-cast piles that extend in to the medium dense to very dense sand or gravel; and, constructing slab-on-grade floors or pavement sections at or below the current site elevation instead of pre-loading or surcharging the site. If the proposed final floor or pavement area elevations require the placement of substantial structural fill, it was recommended that pre-loading or surcharging of the areas prior to placing the slab-on- grade or pavement sections. Mitigation Measures: The applicant shall follow and implement the recommendations of the Geotechnical Engineering Study as prepared for the ESA Hotel by Geo Group Northwest, Inc. Policy Nexus: SEPA Ordinance (4-6) (3) Air Impacts: Construction activity would result in increased levels of airborne particulate (especially dust) potentially impacting air quality in the area of the project site. Emissions from construction equipment would have a minor impact on local air quality. Construction SITEERC.DOC • City of Renton PB/PW Department Administrative Site Plan Approval& .ronmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OFOCTOBER14,1997 Page4 of 17 1 impacts would be short-term in nature and would be regulated through best management practices of the required TESCP including measures such as spraying water to diminish dust impacts on windy or dry days. Vehicular emissions are regulated by the State of Washington. Mitigation Measures: No further mitigation measures required. Policy Nexus: N/A (4) StormWater Impacts: An increase in impervious surface would result with the construction of the proposed hotel and parking area. The proposed 67,842 square foot hotel would have a footprint of 22,614 square feet. Parking and circulation areas would result in an additional 140,957 square feet of impervious surface. Since more than 5,000 square feet of new impervious surface subject to vehicular use would be added to the site, biofiltration is required. No detention is needed, since the subject parcel participated in the relocation of Springbrook Creek into the P-1 channel, and was included (in a developed condition) in the sizing of the Black River Corporate park detention system. It is therefore exempt from providing additional detention. Mitigation Measures: None required. • Policy Nexus: N/A (5) Fire Protection Impacts: The proposal would add new commercial construction to the City which would potentially impact the City's emergency services. A Fire Mitigation Fee would apply to all new construction. The fee has been estimated to apply at a rate of$0.52 per square foot of new construction. For a 67,000 square foot structure, the fee is estimated to be $32,430.32. This fee would be payable prior to the issuance of a building permit for the project. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee, which is calculated to apply based on the rate of$0.52 per square foot of new construction. The Fire Mitigation Fee is payable prior to the issuance of the building permit. Policy Nexus: Fire Mitigation Fee resolution and adopting ordinance; SEPA Ordinance (4- 6). (6) Transportation Impacts: The proposal would result in increased vehicular trips that would impact the City's street system. A traffic report prepared by Transpo has been submitted by the applicant. This report estimates the daily trip rate for the extended stay hotel to be 4.67 trips per room, and a PM peak hour rate of 0.42 trips per room (based on 100% occupancy rate). Staff has calculated the daily trip rate per occupied room to be 8.70 daily trips. An 80% occupancy rate was assumed. A Transportation Mitigation Fee of$75.00 per each new average daily trip attributable to the project is required to be paid by the applicant. The fee is applied to the project based on estimates from the ITE manual, unless the applicant's traffic study yields different results SITEERC.DOC • City of Renton PB/PWDepartment Administrative Site Plan Approval& ,ronmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 PageS of 17 and the City concurs with the traffic report. Since the staff analysis differs from the applicant's traffic report, the figure for daily trips, and assumed rate of occupancy will need to be resolved. Mitigation Measures: The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the issuance of a building permit. Policy Nexus: Transportation Mitigation Fee Resolution and adopting ordinance; SEPA Ordinance (4-6). (7) Flood Plain Impacts: The eastern portion of the site is located within an area mapped as "X" on the Federal Emergency Management Administration (FEMA). These areas are considered to be outside of the 500-year flood plain. Western portions of the project site are located within the 100-year flood plain as mapped by FEMA. The maps designate the area as flood zone "AE"with the flood plain equal to 15 feet elevation. However, the survey of the property shows the existing elevations to be greater than 15 feet due to previous filling of the site that has gone undocumented on the FEMA maps. City Code requires compensatory storage for flood waters displaced by proposed project development. Since there would be no displacement, no compensatory storage would be required. The applicant will be advised to seek a letter of map revision from FEMA. Mitigation Measures: None required. Policy Nexus: N/A B. Recommendation Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF X DETERMINATION OF NON-SIGNIFICANCE NON- SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. X Issue DNS-M with 15 day Comment and Appeal Period. Issue DNS with 15 day Comment and Issue DNS-M with 15 day Comment Appeal Period. Period followed by a 14 day Appeal Period. C. Mitigation Measures 1. The applicant shall follow and implement the recommendations of the Geotechnical Engineering Study as prepared for the ESA Hotel by Geo Group Northwest, Inc. 2. The applicant shall pay the appropriate Fire Mitigation Fee, which is calculated to apply based on the rate of$0.52 per square foot of new construction. The Fire Mitigation Fee is payable prior to the issuance of the building permit. SITEERC.DOC City of Renton PB/PWDepartment Administrative Site Plan Approval& . ronmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 Page6 of 17 3. The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the issuance of a building permit. 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. General 1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. Police Services 2. Police estimate 34.64 police calls for service annually, based on the square footage of the business. This proposal will place the business in the southwest region of Renton, an area which reports a high rate of commercial burglary, auto theft and thefts from vehicles. In addition, this area of the City also reports a large number of thefts from construction sites, to include thefts of building materials, tools, and vehicles left on the property. To help reduce the opportunity for theft from the premises, the following procedures are recommended: 1) During the construction phase, the entire site should be fenced in with portable chain-link fencing, and well-lit with security lighting. The combination of fencing and lighting will serve as both a physical and psychological barrier to theft. The fence will make it more difficult to obtain access to the property in order to steal, and the lighting will serve to illuminate any activity that is taking place on the premises after hours. 2) All construction materials and tools should be secured, and kept out of sight. 3) Model and serial numbers for equipment with security numbers, need to be recorded. In the event of theft, these numbers will be necessary to aid in the recovery of any stolen property. 4) The applicant should also consider the use of a private security patrol company or off-duty police, to monitor the site after hours, to help deter criminal activity. 3. Electronic key-cards that allow access to all exterior doors of the business, as well as the individual doors is recommended. This will help reduce the number of transients gaining access to the business. Burglary can help be prevented by reducing access to the ground floor windows, and by installing dead- bolt locks and peep-holes on every door. Thefts from vehicles can be alleviated if strong security lighting is placed throughout the parking lot, and guests encouraged to remove items from their vehicles and keep them locked up. 4. The registration desk area should have a time-lock safe, with employees trained to place excess cash into the safe. Access to private/employee areas of the business should be controlled by building physical ' barriers. These barriers can be as simple as locked doors (with dead-bolt locks and peep-holes) with signs posted that say "employees only", or by building other barriers such as a reception area counter that prevents access. 5. The Renton Police Department provides Robbery Prevention, Burglary Prevention, and narcotics awareness classes, free of charge, on request by business owners/managers. Fire Protection 6. The preliminary fire flow is determined to be 2500 gallons per minute (GPM). This requires one fire hydrant within 150 feet of the building and two additional hydrants within 300 feet of the building. A SITEERC.DOC • City of Renton PB/PWDepartment Administrative Site Plan Approval& ronmental Review Committee Staff Report EXTENDED STAYAMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 Page7 of 17 looped fire main is required by City Ordinance only if the fire flow exceeds 2500 GPM. 7. Full sprinkler and fire alarm systems are required. Separate plans and permits are required by the Fire Department. 8. Fire access roadways are required to be 20-foot unobstructed roadway with 45 foot outside radius and 25 foot inside radius throughout the site. 9. A Fire Mitigation Fee of$32,430.32 is required. This is based on $0.52 per square foot for the total building square footage. This fee must be paid to the Development Services Division prior to the issuance of any building permit. Refer to Mitigation Measures above. Plan Review-- General 10. A construction permit is required for the construction of water mains, side sewer storm drainage system, and street improvements. The cost of construction permits is as follows: the first$100,000 is charged at 5% of the cost of the construction; the second from $100,000 to $200,000 is at 4% of the cost; and the third, all of the amount over$200,000, is charged at 3% of the cost. Plan Review--Water 11. The site is served by an existing 12-inch water main on the east side of Oakesdale Avenue SW. A 10-inch water main (in a City-held easement) is located at the north side of the site. 12. A new water main, additional fire hydrants, and double detector check valve (DDCV) assembly (building fire control system) will be required to meet current fire codes/regulations for the proposed building on the site. Any new water mains, fire hydrants, and DDCV vault located on private property will be required to be in easements that will be held by the City of Renton. Water meters will be required for domestic and irrigation service. 13. Water System Development Charges of$0.113 per square foot on gross area of the site are required. Plan Review-- Sanitary Sewer 14. The site is served by an existing 15-inch sewer main located in Oakesdale Avenue SW and an 18- inch sewer main located in an easement at the east side of the site. A new side sewer connection to the proposed building is required at the east side of the site. A new side sewer connection to the proposed building is required with permit cost at$100 per connection. 15. Sanitary Sewer System Development Charges of$0.078 per square foot of gross area of the site is required. Plan Review--Storm Drainage 16. The drainage system for the site shall be designed in accordance with the 1990 King County Surface Water Design Manual as adopted by the City of Renton. Biofiltration will be required since more than 5,000 square feet of new impervious surface subject to vehicular use. Biofiltration can be accomplished through an appropriately designed drainage swale or by using a wet vault (underground water quality/detention system). The site has an existing open drainage swale/ditch running through the site from east to west draining to the P-1 channel west of the site. 17. The site is subject to a storm drainage System Development Charge of$0.129 per square foot of new impervious surface installed on the project site. 18. A portion of the site is located within the 100-year flood plain as mapped by t he Federal Emergency Management Administration. Since the site has been previously filled in the area to be developed and current site elevations are above those shown for the 100-year flood plain, the applicant is advised to seek and obtain a letter of map revision from FEMA. 19. The City will not require compensatory storage for the site, as the site participated in the relocation of SITEERC.DOC City of Renton PB/PW Department Administrative Site Plan Approval& mnmental Review Committee Staff Report EXTENDED STAYAMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OFOCTOBER 14,1997 Page8 of 17 Springbrook Creek into the P-1 Channel and was included (in a developed condition) in the sizing of the Black River Corporate Park detention system. It is therefore exempt from providing additional detention. Plan Review--Transportation 20. The site has existing curb, gutter, sidewalk, street paving, and street lights in place on Oakesdale Avenue SW. Any proposed driveways to the site will be installed per City codes/standards, and the locations approved by the Traffic Engineering Section of the Transportation Services Division of the City. 21. A Transportation Mitigation Fee of$75.00 per each new average daily trip is required. The applicant's traffic study and staff analysis differ on the number of trips that would be generated by the proposal. The applicant maintains that approximately 500 weekday trips would be generated (based on 4.67 daily trips per room with 100% hotel occupancy) while staff has determined that 765.6 daily trips would be generated (based on 8.70 daily trips per room with 80% hotel occupancy). This discrepancy will need to be resolved between the applicant and the City. The applicant will need to pay the appropriate mitigation fee as referenced in the Mitigation Measures above. Planning --General 22. The site is zoned Commercial Office (CO) on the City's zoning map. The CO Zone permits hotels as a secondary use subject to location in the Employment Area -Valley land use designation. The site is designated Employment Area - Valley. 23. The site is located in the Valley area of the City, and is required to provide an additional 2% of the site area as natural landscaping, per the City's agreement with the Soil Conservation Service. These areas should not be dispersed throughout the site, but should be aggregated in one portion of the Property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. 24. The proposal requires a Shoreline Substantial Development Permit since it would be within 200 feet of Springbrook Creek. PART THREE: ADMINISTRATIVE LAND USE ACTION - REPORT & DECISION This decision on the administrative land use action is made concurrently with the environmental determination. A. Type of Land Use Action XX Site Plan Review-Administrative Shoreline Substantial Development Permit Conditional Use Binding Site Plan Special Permit for Grade & Fill Administrative Code Determination B.' Exhibits The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing: application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit No. 2: Drawings No. CO.0 and C1.1, Site Plan (Received August 28, 1997). Exhibit No. 3: Land Clearing and Tree Cutting Plan (Received August 28, 1997). SITEERC.DOC City of Renton PB/PWDepartment Administrative Site Plan Approval& ronmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 Page9 of 17 Exhibit No. 4: Drawing No. Al, A2, and A3, Building Floor Plans (Received August 28, 1997). Exhibit No. 5: Building Elevations (Received August 28, 1997). Exhibit No. 6: Drawing No. L1.0 and L.0, Landscape Plan (Received August 28, 1997). Exhibit No. 7: Drawings No. C3.0 and C3.1, Generalized Utility Plan (Received August 28 ,1997). Exhibit No. 8: Drawings No. C2.0 and C2.1, Grading Plan (Received August 28, 1997). C. Consistency with Site Plan Criteria In reviewing the proposal with respect to the site Plan Approval Criteria set forth in Section 4-31- 33(D) of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers and Divisional Reviewers: XX Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. SITE PLAN CRITERIA 1' GENERAL CRITERIA: a. Conformance with the comprehensive plan, its elements and policies; The proposal for an extended stay hotel is consistent with the following policies of the comprehensive plan: Policy LU-212.1 Develop the Renton Valley and the Black River Valley areas as a place for a range and variety of commercial, office, and industrial uses. Policy LU-212.10 Commercial uses should be encouraged as secondary uses in industrial and office designations. Policy LU-212.2 Compatible and related land uses should be encouraged to locate in proximity to one another. Policy LU-212.21 Vehicular connections between adjacent parking areas are encouraged. Incentives should be offered to encourage shared parking. The proposed hotel would be consistent with the above policies as the site is located within the Valley, it is allowed as a secondary use in the CO Zone, and a vehicular connections between the hotel and the adjacent office use is proposed. Policy LU-212.6 Developments should be encouraged to achieve greater efficiency in site utilization and result in benefits to users with techniques including: a. shared facilities such as parking and site access, recreation facilities and amenities; b. an improved ability to serve development with transit by centralizing transit stops; and c. an opportunity to provide support services (e.g. copy center, coffee shop or lunch facilities, express mail services) for nearby development that otherwise might not exist. Opportunities exist to centralize transit stops and to provide support services such as express mail 1 service for the hotel and adjacent offices. Since the hotel would serve the business traveler, the adjacent offices would be likely to utilize the facility for consultants, vendors who travel to the office uses and require lodging. SITEERC.DOC City of Renton P/B/PWDepariment Administrative Site Plan Approval& ronmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 Pagel 0 of 17 Policy LU-212.19 Street trees and landscaping should be required for new development within the Valley to provide an attractive streetscape in areas subjected to a transition of land uses. Policy LU-212.20 When more intensive new uses are proposed for locations in close proximity to less intensive existing uses, the responsibility for mitigating any adverse impacts should be the responsibility of the new use. Policy LU-291. Beautification and screening of parking lots should be encouraged through appropriate landscaping, fencing and berms. The proposal features extensive ornamental landscaping throughout the site and on the perimeter of the parking area. Existing street trees (maples) would remain. b. Conformance with existing land use regulations; The site is zoned Commercial Office and permits hotels as a secondary use. Development standards of the CO Zone require a minimum 15-foot front yard setback, a minimum 20-foot street setback for buildings from 25-feet to 80-feet in height, and no rear or side yard setbacks. The ESA hotel would have a an 81 foot setback from the north property line, a 73-foot setback from the south property line, and 86-foot setback from the west property line, and a 54-foot setback from the east property line. Height is limited to 250 feet. A height of 32 feet is proposed. Lot coverage is limited to 65% (75% with parking in a parking garage). The proposal will result in 13.4% lot coverage. Lots abutting a public street must include a minimum 10-foot landscaped strip adjacent to the street. A 20-foot strip with sod and street trees is proposed. The applicant is also required to provide a pedestrian connection between the street and the entrance. A walkway connection is indicated on the site plan, however, no demarcation on the pavement in the parking circulation area is indicated. Staff will recommend as a condition of approval that the applicant provide a painted crosswalk or different paving material to call attention to the crosswalk for the pedestrian connection through the parking/vehicular circulation area. Parking is regulated by the Parking and Loading Ordinance. Hotels are required to provide one parking space for each hotel room (in this instance 110) plus two parking spaces for each three employees (10 employees = 6.7 parking spaces). For the 110-room hotel with 10 staff a total of 117 parking spaces would be required (110 + 7 = 117). The proposal includes parking for 120 vehicles. As proposed, the applicant is providing three extra spaces. In order to comply with the Code, the applicant would need to seek a modification from the parking standards, or provide information regarding the number of employees in order to justify the additional three parking spaces. Otherwise, the applicant would need to remove three parking spaces from the proposal. Up to 30% of all the parking spaces can be compact spaces. The applicant has proposed that 27 spaces be compact. This would comply with the standard for allowable parking spaces. c. Mitigation of impacts to surrounding properties and uses; The proposed hotel would be setback a minimum of 200 feet from the ordinary high water mark for Springbrook Creek. Minimum setbacks specified in the CO Zone would be met, and landscaping would be provided on the perimeter of the developed area. The proposal would abut an existing office building to the north and Oakesdale Avenue SW to the west. The hotel would be comparable in scale and character to other large buildings that have been developed in the vicinity. Proposed landscaping would complement the site. The Metro/King County wastewater treatment plant is located across Oakesdale Avenue SW from the site. The hotel would not impact this facility. d. Mitigation of impacts of the proposed site plan to the site; The proposal would result in the development of a 3.88 acre vacant site. No wetland areas are present on the site. The site is within 200 feet of Springbrook Creek, but the hotel building would SITEERC.DOC ' City of Renton PB/PW Department Administrative Site Plan Approval& unmental Review Committee Staff Report EXTENDED STAYAMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 Pagel of 17 not intrude within 200 feet of the Creek. Parking and circulation areas and landscaping would be the only development within 200 feet of the Creek, which is located across Oakesdale Avenue SW. Site development would be concentrated on a previously filled portion of the site, above the 15-foot elevation identified as defining 100-foot flood plain area. The southern portion of the site is occupied by an existing drainage channel and would not developed except to install stormwater drainage. e. Conservation of area-wide property values; The development of the site with a hotel would conserve and enhance property values by providing a use that relies on good freeway access and proximity to offices and a city center. Site improvements would include landscaping that would be similar in scale and character to the landscaping of the adjacent office use. Building size, scale and character would be similar to other development in the vicinity. f. Safety and efficiency of vehicle and pedestrian circulation; The project would utilize an existing access drive from and add one additional access to Oakesdale Avenue SW. Vehicles would circulate around the proposed building and parking would be provided around the perimeter of the structure. Pedestrian connections in the form of raised walkways are indicated on the drawings, but no pedestrian crossing is provided from the walkway to the sidewalk on Oakesdale. Staff will recommend that the applicant revise the site plan to provide an acceptable pedestrian cross-walk from the to allow safe pedestrian access to the hotel entrance. g. Provision of adequate light and air; The L-shaped 32-foot tall building would be oriented with one facade running north/south and the opposing perpendicular facade running east/west. Areas that would be shaded the greatest part of the day would be primarily utilized for parking. The proposed swimming pool would be located adjacent to the southeast corner of the hotel, and would be shaded for a portion of the late afternoon. Proposed lighting appears to be indicated on the applicant's site plan, but is not labeled. Staff will recommend that the submit a lighting plan that is acceptable to the Development Services Division project manager, prior to the issuance of building permits. The proposal would not substantially interfere with the circulation of air. h. Mitigation of noise, odors and other harmful or unhealthy conditions; Development of the site would result in short term noise and air quality impacts during site preparation and construction activities. Operation of the hotel would not be expected to produce odors or other harmful or unhealthy conditions. The site is located east of the Metro/King County wastewater treatment facility, but odor impacts from the treatment plant have not been identified as an area of concern. i. Availability of public services and facilities to accommodate the proposed use;and Public services are available to serve the project site. The applicant would need to provide any Code-required utility connections or improvements, unless waived by the City. Adequate emergency services exist to meet the needs of the project. j. Prevention of neighborhood deterioration and blight. The proposal would not result in neighborhood deterioration or blight. The development is suited to the site and is compatible with the surrounding office uses. SITEERC.DOC City of Renton PB/PWDepartment Administrative Site Plan Approval& ronmental Review Committee Staff Report EXTENDED STAYAMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OFOCTOBER 14,1997 Page12 of 17 2. MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; Site development drawings and landscape plans indicate that the building would be oriented to be visible from SW Grady Way, but would not impair the use or potential use of surrounding uses or structures, or of the community. Parking is being distributed around the site in order to avoid excessive parking lot areas. b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the zoning code and impairs the use, enjoyment or potential use of surrounding properties; The proposed hotel would be L-shaped to avoid an overscale structure. The building is oriented both north/south and east/west on the site in keeping with the orientation of development on surrounding parcels. The 3-story building would not be overscale in terms of surrounding development. Building heights are permitted to be as tall as 250 feet in the CO Zone. c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; Raised walkways are included in the proposal to separate pedestrians from the parking areas. The applicant will need to provide a clear pedestrian crossing to connect the raised walkway to the existing sidewalk on Oakesdale Avenue SW. Site landscaping is proposed surrounding the structure and parking areas. An existing low area of the site would not be further developed except to accommodate storm drainage facilities, and would serve as a transition to off-site areas. d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid over-concentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the zoning code; The proposal provides for the bulk of the structure to be accommodated on the largest portion of the irregularly-shaped parcel. The 3-story building would be L-shaped and would not be of such a size or scale to adversely impact surrounding areas. e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, to promote "campus-like" or "park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; Parking is proposed to be organized around the entrance of the building and around the perimeter of the structure. Trash and recyclable enclosure areas would be located at the northeast corner of the site, within the parking lot, which would provide access, and diminish impacts on occupants of the hotel rooms. f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus-like"or "park-like"settings in appropriate zones; SITEERC.DOC City of Renton PB/PWDepartment Administrative Site Plan Approval& ronmental Review Committee Staff Report EXTENDED STAYAMERICA HOTEL -- LUA-97-128,SA A,SM,ECF REPORT AND DECISION OFOCTOBER 14,1997 Page13 of 17 Views from off-site development to the north would change with the construction of the new hotel. The impact is not anticipated to be substantial, and proposed landscaping with ornamental trees, shrubs, groundcovers and lawn should diminish view impacts. g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus-like" or "park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the zoning code; Proposed refuse and garbage containers would be screened by a trash enclosure. Additional landscaping will be recommended along the north and east walls of the trash enclosure area in order to provide additional screening. h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. Proposed lighting appears to provide appropriate levels of security at the points of access and in the parking and circulation areas. The applicant will need to provide additional information regarding the site lighting plan. This will need to be submitted to the Development Services Division prior to the issuance of a building permit. 3. MITIGATION OF IMPACTS OF A PROPOSED SITE PLAN TO THE SITE: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; The L-shaped building would be oriented on the widest portion of the irregularly-shaped site to allow for the accommodation of parking, landscaped areas, the outdoor pool, and an entry/registration area. Rooms would be tiered off of internal corridors with some rooms oriented to the front of the hotel, and the others to the rear. All room would have windows, and generally the rooms would look upon landscaped areas. Staff will recommend that the landscaping be supplemented on the east boundary of the site in order to extend the landscaped buffer established on the north, south and west portions of the site. b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid over concentration or the impression of oversized structures; The existing low area of the site used for drainage facilities would be retained and developed only to accommodate site drainage facilities. Proposed development of parking, recreation and hotel uses would occur on a previously filled portion of the site. The existing undisturbed area would retain the character it currently has. c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; The applicant has proposed to export excess cut material that is unsuitable as fill, and to import clean material in areas where additional fill is needed. The quantity of material to be cut has been estimated at 7,200 cubic yards (of this 2,800 c.y. would be unsuitable as fill). Approximately 5,300 c.y. of fill would be imported to create the level surfaces needed for the building foundation and parking areas. Existing cottonwood, maple, and other unspecified deciduous trees would be removed along the eastern portion of the property for the project. SITEERC.DOC City of Renton PB/PWDepartment ' , Administrative Site Plan Approval& ronmental Review Committee Staff Report EXTENDED STAYAMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 Pagel4 of 17 d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary storm water runoff, and to preserve stable natural slopes and desirable natural vegetation; The portion of the site that will be developed for the building and parking areas has been previously filled and would require some cut and fill as specified above. The quantity of material to be exported/imported is not considered to be excessive. The applicant will need to install temporary erosion and sedimentation control measures prior to the issuance of construction, and maintain those throughout the duration of construction. e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; The proposed structure would cover approximately 13.4% of the site. Landscaping would occupy approximately 44% of the site. A total of about 56% of the site would be covered by impervious surface. f. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; Planted areas would be of a sufficient width and area, and would be separated from vehicles by curbing and wheel stops. Planting beds would not be impacted by pedestrian pathways or trails. g. Consideration of building form and placement and landscaping to enhance year- round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. The location and configuration of the building would not impact off-site areas. Proposed landscaping materials are appropriate for the conditions of sun and shade that would occur with the development. 4. CIRCULATION AND ACCESS: a. Provision of adequate and safe vehicular access to and from all properties; Proposed vehicular access and circulation meets the standards established in the Parking and Loading Ordinance. The access drives would be properly separated and located at an appropriate distance in relation to the nearest intersection. One existing driveway to the north would provide a second point of access for the proposed hotel. b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; Proposed ingress/egress would occur from two points on Oakesdale Avenue SW. Only one of these access points would be new. The other would be shared with the adjacent office use to the north. The two access points are necessary to meet the concerns of emergency services. c. Consolidation of access points with adjacent properties, when feasible; As noted above, the site would utilize an existing access to the north which would be shared between the hotel and the adjacent office development. d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; N/A e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; SITEERC.DOC City of Renton PB/PWDepartment Administrative Site Plan Approval ct ronmental Review Committee Staff Report EXTENDED STAYAMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OFOCTOBER 14,1997 Page15 of 17 The two access would be to/from Oakesdale Avenue SW only. f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; The site is designed to direct customers to the main entrance. Pedestrians would be accommodated on raised walkways. A painted cross-walk through the parking/circulation area will be recommended in order to allow pedestrians to safely move between the building and sidewalk on Oakesdale. g. Separation of loading and delivery areas from parking and pedestrian areas; Service areas are located at the rear of the site, while general access for patrons would be from the main entrance of the building on the forward portion of the site. h. Provisions for transit and carpool facilities and access where appropriate;and N/A i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. As previously mentioned, staff will recommend that the applicant provide an appropriate pedestrian crossing between the building entrance and the public sidewalk on Oakesdale Avenue SW. 5 SIGNAGE: a. Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility;and e. Provision of an identification system to allow for quick location of buildings and addresses. (Ord. 3981, 4-7-86) The applicant has indicated that a pylon sign would be installed on the site, abutting the southernmost driveway access to the hotel. The sign would direct hotel guests to the main entrance and registration area. The applicant will need to submit a sign plan to the Development Services Division project manager that demonstrates compliance with the Sign Code, prior to the issuance of a building permit for the site. D. Findings, Conclusions & Decision Having reviewed the written record in the matter, the City now enters the following: 1) Request: The Applicant, Dan Sterns of Extended Stay America, has requested Environmental Review and Site Plan Approval for the development of a vacant site with a 110- room extended stay hotel, and parking for 120 vehicles. 2) Environmental Review: The applicant's file containing the application, State Environmental Policy Act (SEPA) documentation, the comments from various City departments, the public notices requesting citizen comment, and other pertinent documents was entered as Exhibit No. 1. SITEERC.DOC • City of Renton PB/PWDepartment _ Administrative Site Plan Approval&__.'ironmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 Pagel6 of 17 3) Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan review. The applicant's site plan and other project drawings are entered as Exhibits No. 2 through 7. 4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Employment Area -Valley. 5) Zoning: The Conditional Use as presented, complies with the zoning requirements and development standards of the Commercial - Office (CO) Zoning designation. 6) Existing Land Use: Land uses surrounding the subject site include: North: office; East: office/warehouse; South: vacant and SW Grady Way, and, West: Oakesdale Avenue SW and the Metro/King County wastewater treatment plant. E. Conclusions 1) The subject proposal complies with the policies and codes of the City of Renton. 2) The proposal complies with the Comprehensive Plan designation of Employment Area - Valley; and the Zoning designation of Commercial Office (CO). F. Decision The Site Plan for Extended Stay America Hotel, File No. LUA-97-128,SA-A,SM,ECF, is approved subject to the following conditions. CONDITIONS: 1. The applicant shall submit a revised site plan that demonstrates the provision of an appropriate pedestrian cross-walk from the raised walkway to the public sidewalk on Oakesdale Avenue SW. The cross-walk may be delineated with paint or a different paving pattern. The revised site plan shall be submitted and approved prior to the issuance of a building permit. 2. The applicant shall revise the site landscape plan to add additional landscape screening along the eastern boundary of the site. The plan must be submitted and approved prior to the issuance of a building permit for the project. 3. The applicant shall submit a lighting plan demonstrating appropriate the location and type of site lighting proposed. The lighting plan shall be submitted and approved prior to the issuance of a building permit. SITEERC.DOC City of Renton PB/PWDepartment Administrative Site Plan Approval& ronmental Review Committee Staff Report EXTENDED STAY AMERICA HOTEL LUA-97-128,SA A,SM,ECF REPORT AND DECISION OF OCTOBER 14,1997 Page17 of 17 EFFECTIVE DATE OF DECISION ON LAND USE ACTION: October 20, 1997 SIGNATURES: � o� — -�— //-/0" 7 James C.Hanson,Zoning Administrator date Michael D. attermann,Zoning Administrator date TRANSMITTED this 20 day of October, 1997 to the applicant and owner: Dan Sterns Extended Stay America 616 120th Avenue NE, Suite C11 Bellevue, WA 98101 Martin Smith 1709 First Avenue, #500 Seattle, WA 98101 TRANSMITTED this 20th day of October, 1997 to the parties of record: none TRANSMITTED 20th day of October, 1997 to the following: Larry Meckling,Building Official Alt Larson,Fire Prevention Neil Watts,Public Works Division Lawrence J.Warren,City Attorney South County Journal Environmental Determination Comment Process Comments regarding the environmental determination must be filed in writing on or before 5:00 PM November 3, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments.After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Environmental Determination and Land Use Decision Appeal Process Appeals of either the environmental determination [RCW 43.21.0075(3),WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM, November 3, 1997. If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. 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I.�. � •� - - '� � /Q�j�.� ; SITE INFORMATION a r d — 9 I. - •I ✓.✓ 169.275 TOTAL SITE AREA(SF) ��i}: f�D. r� 4 I`� 67.842 TOTAL BUILDING AREA(ST) �•��� � •J I F. ,-- ®,cr P 22.61A FIRST FLOOR AREA(ST) a • 1,� - ��,,(( ` �,pl` rm IJ.• PERCENTAGE OF LOT COVERAGE a te ? 1 i 1lgyn• a .. ,,// it A ----I . •';;11y d ,_. �t,SS� %1r /`' �� n� _ �� 120 TOTAL NUMBER OF PARKING STALLS E I `!•.tea'=` }e�_ m- 27 NUMBER OF COMPACT(C)STALLS W.'s' •2'OVERHANG) '• o • - 86 NUMBER Of STANDARD STALLS(911B'1 2'OVERHANG) • 1 LLv �� • I�. f �I LL ,� ,7 �,I •AP��� 7 NUMBER OF HANDICAP STALLS(INCLUDING 1 VAN STALL) 5,635 AREA OF 3 D-I I 1 nN ��• �, ` .y-� �� CLF'T 68.050 AREA Of ALL OTHER LANDSCAPINGR PARKING LOT (SF) (5F) f /' SP �/ f' 250 ALLOWABLE BUILDING HEIGHT(R) - 'i-. r lJ<<ri3 � 250 PROPOSED BUILDING HEIGHT(FT) ss- �� �i .• '1 ' lam w"•'A mirii ALcuin ee•�'lim¢,oAOM 20• ET-CK FROIA NORTHRPD PE COOP Y� l")/� '1 TOPOG f�MP 11.0 tt rti PS 30 SETBACK TROY NORTH PROPERtt LINE(R) • cy/ 60 SETBACK FROM SOUTH PROPERTY LINE(R) rA� Rort55UWl NO SUMYd15 ''- IU.172O R!R•mmK AK»LE SOOT 60 SETBACK FROM WEST PROPERTY UNE(R) �i %/✓ U..- Tw.1 sTRdu funs srnmE.wA AR1oe '.tea+i " j./ J:. a a.� 20 SETBACK FROM EAST PROPERTY UNE(FT) JERROLD S.SHAMAN _0•0 I ES E PROPoSFD B OINf:NORTHSFTFI1 SETBACK FROM PROPERTY; - �•� E(FT) - D'- SDK d rALm.GOW 7BaiaI J SETBACK FROM SOUTH PROPERTY LINE(FT) )ErA,d TUN B6 SETBACK FROM WEST PROPERTY LINF(R) �N 4,\ CSA HAv '10_ Lot•Of MIT'Of RMRON SNORT PELT NO,DIET-RR RECORDED UNDER 54 SETBACK FROM FAST PROPERTY LIME(Ti) ,, WARNER ENGINEERING P.rMI WE ADORE.. w.Rf05 AD1J. E AVEN . MO .Y.55 NDTOH. swaLLel ECG.A PORDO.OF 1RACT A WASNWDTON rz0D0Du CENTER.ACCORD. u Y NT] N THE PLAT d0ed'WORM W MADE 113 M PLATS.PAGE6 AR NEAREST STREET INTERSECTION IS •2S1L•• Sat.Ni O'Nw dfee(TOR)IW-61T) P,rHI THROUGH TOL D MUS.O SAD COIN. m (TOR)BSB-RS1A Meern�c• OAKSDALE AVENUE AND GRADY WAY, O, • ' G9 11wOw,NA STUD T WE A1ORL55: 1100 ONtSONL AVENUE,AMOK wA fllD66 M bau, Im.G COMM TAX PARRE NO A1RR00-01•R-m APPROXIMATELY 190 R SOUTH Of y I�Q PF�' Cm�tructbn_ Z 1 SSTE AR w TR EKM T(SAS KRLS) THE SW CORNER OF THE PROPERTY AI-IN N N N PIA • • f L _ ......w ..cr.tit IIII---- SI t1U} i Ina. I nn 001 NR 'dY V,.r _ ._.._ _ —..— .,,.,:. � (n! !1 _ -- -_—_ RI C.NO 86091/9004 SN;li-vggio__ '+ 11 --- B d ._ .. • /' ^ 7'�e .°. i s j ;.l,.a l or d �s _ a? ti • t o G mL 1 1.. soar. , _m \ =-' ,,. --i` `.y'' • ) i � i ,r. P. _ .:I O.Nn -.wuJ Ia V.T.r..1,1"'", t TRAS11 ENCLOSURE ---'%''''''''''\I 4'.• ':' zoo . ` 13 ,4,. ...,, _ prig , `e.� 1-21 L , e f • 1e { - ....-�a..__: 8 I :, 1 __ __ a• 9. I . '' ►� — °"' ,, (' - °.,fort w.v eP'~•. .-,i.`024.0d-,',,' \ A`1°�' ^ .,�•t�i 6-t ` +\ 9.0' I.9 rQ•t' - .y6•::;': '.'•''••91 ,y4. o•g • [ •e: .Y°' ' '. /' e' ,1\. u'g •. .� _ ,yam-. a i4 •.k 1 '• �,`•\���� a •.^b ,\ \ oo di l 1\l '6��s.. W0 wnn.:�® � '`=Qz� 0• d ';. ^�,\._ I. 'w $ ° W d 9.0' �t0 P ..1. v^ �, ..` \: N,r ."...111 Ill —41"-1 faigi eV ,-9'- 17.0•11- /,, ..• \:' 4 ,,:.-y. '3,1 -\ ). o a % B'.{o' P --21ar so' fin, so ' ,_. \ ' `u Nµy'TN— \ '•?.°� M1 \ d � ,._...--' � II i o 2(.o - _......__T' x. FF=19.00 a'� ,��r5\\, q• �\s ii II --win MOUNTED MIL i\\ , ,,,..> ,.,i_ _. p 0 pc.ro 9.0.10;ixl. ,, M b v \ \ N{b 1i ` U, l \ , � ill I i I _I .n l 709' ,,, .SSS S: 24.0' \o ,+ J R1.0' • \ I \ S I':,\F !j'\•o `' I • j S s \ 1 Vam h II • \ l \ ti, ." e, H • IPP" A WIN fit j Sim i 9.0' � ' /.. 9D' I) s ��\V '\ -; � T Ra i. o \ , % \ \ � _ (YICMOR / h .f - —r ,6� ,e4H'R��Y .d v \.e to �.> \ ice; - • • o •'1-: y�ipp .P :, ` ° r•\.. ..'U'-, - /�/ MATCHLI A. e' 7 ieo cec \ice/ �'• �� � M 9.6 IN \ \.,V�y./ �' / / • (=w N. ,� „ad p/ WARNER ENGINEERING r 1, „e* sw+,e.1 ?EY Saxe aymec a.Nw rent.MN 6s6-6s» rota.., 1}'L-' Sole BZ9. rev (eon)036-6,N Pe...nc. ,. �'�*Pi11.1:ti`�� C1.1 . • N Nw..Y1 9nJ)B B,1„w 1 1 ;>Issoo zte y 13[ote1 A—N N N •A • • e MATCHLI "'e IRO cot7AA. ,` _leo. ��� 4 E ��N / 1i9.0 f:I {" • iL I] L.® I. •1,_]O,_O•aHM •z$ ° Yos i J -- . saz „1 „,, i 2 o-+ �� �l'A:- jar / I�__ o 'ii rP N\1Et' J / ../....-.... ..'.' \ \ • So�N :u.n°'i� I \i_11 � ,E,' ao. _4,1-- .� •-`.....,'[- rl✓'/j0' ti / •\ 1 �¢ IIlis RI0.0' r / /� 5'osA'6V T ./ !1:, .o. �. }~/ j/_� / 4`'/' _-]_•w•- \\ \• II. .,. _,! f p.orriL' . '' ®'� �_ LEGEND t 1 i y, --.. �1I /iE R.91P�;' .-' ^,ri /'' /�� / f%ISTINC PROPOSEDOp _ - -....--=1I �rf , ' ��/��//nm'�/ . p PRE NONNIz sRc+ '--- . / ." /°�/� ]p�. 1mE avuau[Nr mNrrtrnoN .itR2 � DOER rot 014 g •y ,I ,�.._• may r...f T MIER INITR • NI •,,e.,- ...;•ii-�.—-..; e"' 'i u DOER run /�ItT/�_ E -' Jt'�' -:D !-',. A VOTER WNW. fl'CI :T;';,' .r• -ir /�� IL'• / Drl]•Tw e. r•rtwiRr -W- 6 .1 r!/. ..' R^IAPOR • I. u11R w.LN11 •�Y��! =� „AK."' NEAREST STREET INTERSECT/ON IS • slow DRUB uRx.b.[ (.1 \ `( OAKSDALC AVENUE AND CRADY WAY, eTPw M•w Imm --SP- �.1101 i'r' , "•/ � N •lv N.H.! .v MI`RO%ILUIfIY IDO 11 SOUTH 01 ` - y<-'• G)`I I'.'.Ri-"• la�l� NIT SW f.I112N1R VI 1111 1`Itfll'I NIY 3 [•wNon[I.IR uuaaVl swop,SERIR IN /� V C1 TEIE[WwG t NT.LIPPHO 1 ' SIT�NFORMATION __PLI PWER RUMSTDw[R ill -3015'S5' f \ --- R.s.a.OD L-9es]f' 17,8425 TOTAL BUILDING AREA AREA(SF) - — UNDERGROUND TETCCOw1MGMIN UN[ �! 67,842 TOTAL BUILDING (SF) POWER UNEi - .13fRCROIMO PER--P- 22,611 FIRST FLOOR AREA(SF) OVERHEAD PO0[R EN 13.4 PERCENTAGE OF LOT COVERAGE G S LMC 120 TOTAL NUMBER OF PARKING STALLS a POKER MADE, ' KE a 27 NUMBER OF COMPACT(C)STALLS(9'R16'♦2'OVERHANG) . i 86 NUMBER OF STANDARD STALLS(9'R18'♦2'OVERHANG) a POWER v.NH016 9'Ig I II Ig w ¢Ia"v NE] horn6.1C o,mv,PROARRP 1m 7 NUMBER OF HANDICAP STALLS(INCLUDING 1 VAN STALL) o enure POLE NROI000S n..EN O Q ASSOCUICe.P.4 T]--Q URIM POLE t0K E011 l m w wRIA•11I�-r Ar Iwmmm 6564 P N .SOUTI1+5 5,635 AREA OF INTERIOR PARKING LOT LANDSCAPING(SF) P Tm RMN ORION mef 363 4LU.VC SOUM ( ) TARO DR MM.LOOT _ SEAME,u 9310e 68,050 AREA OF ALL OTHER LANDSCAPING SF )L1LN•'.l cp1c.K.[M (206)7e2-40e] 250 ALLOWABLE BUILDING HEIGHT(FT) ors MGM•MOM SwWI P6.7 IA PROF01D LinU PROFESSIONAL mn o oR 250 PROPOSED BUILDING HEIGHT(FT) CUCR[I[PANPAN. 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TO THE ]O 01 PINS.PAGES 9e . 0],HNC Pi.0G A TEST PR SITE ADOR[4: 1103 OAPSONE AVENUE,FONDA PA 9e015 EBOPOSEO BUILDING SETBACKS; DING COUNTY TAR PARCEL NO 016800-014E-00 RI SETBACK FROM NORTH PROPERTY LINE(FT) ••9 BORE KCLE SIR I0wN0-IIOuuIFCYL 0111tt' 73 SETBACK FROM SOUTH PROPERTY LINE(FT) Par+000 TREE • MB ARLL-169,3)5 SF(3.eee0 ACRES) • 66 SETBACK FROM WEST PROPERTY UNE(FT) cT m 54 SETBACK FROM EAST PROPERTY LINE(FT) 0 DECCDODN TREE LIvnS Nn_-- V INN TRCC N''4•;,L n ELA Nn AID_ / —� • i4..,,., /�/ WARNER ENGINEERING P.rlet / )• 5132 am,PIN Dr.1.w arc.(]Oe)e5e-OOTI PrrNt py���'���J ..fL'Y'.: s•n•BOOR rN. (we)ese-mro G•...nc• S ) _ y1.o ANAL C•9 TN.,wA 9m3! TN Iffy g — •[ czps ate— An''xtended&Tay d3otel IAI—ININININ A A P PPP—SS—TTTT ` r "=0 1'"" CITY OF STUDIO PLLS HOTEL — I RENTON 1100 OAKSD�_ AVENUE _ ,O PENSION _• i• LP. 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On the • ISM day of OCtDb.pr- , 1997, I deposited in the mails of the United States, a sealed envelope containing . vet. de-tev wt tvallov\ • documents. This information was sent to: • Name Representing • Department of Ecology • Don Hurter WSDOT KC Wastewater Treatment Division i Larry Fisher Washington Department of Fisheries David F. Dietzman Department of Natural Resources Shirley Lukhang Seattle Public Utilities i Duwamish Indian Tribe Rod Malcom Muckleshoot Indian Tribe • Rita Perstac Puget Power (Signature of Sender) %)A1.14 IL. S.c 1.cif - STATE OF WASHINGTON ) ) SS COUNTY OF KING ) . I certify that I know or have satisfactory evidence that ,1/4S 4-0 cl.h..e_. e,- signed this instrument and acknowledged it to be .his/her/their free and voluntary act for th ' uses and purposes mentioned in the instrument. Dated: Oe. r G, i q . -------- ---70---14 2,---7---,--A_(/li Notary Public i and for the State of Wa gton �410 K'�!� •, Notary(Print) • • - �� +ca •• ,\ My appointment ex 1 ,, g=t•qy p"i; LION EXPIRES 6/29/99 s.. r A'r M A t,..;14 2:: e;'.Eyctevidecl Stan A0AvA � H e& W °i 1 12.81 SPc-A, Sw + EC.r • NOTARY.DOC . CIT'_ OF RENTON .LL Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 15, 1997 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 and Environmental Checklist for the following project reviewed by the Environmental Review Committee (ERC) on October 14, 1997: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED EXTENDED STAY AMERICA HOTEL LUA-97-128,SA-A,SM,ECF ' The applicant, Dan Stems of Extended Stay America, requests administrative site plan review and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit. Location: 1100 Oakesdale Avenue. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM November 3, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments.After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination,then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division,200 Mill Avenue South, Renton, WA 98055. Appeals of either the environmental determination [RCW 43.21.0075(3),WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM, November 3, 1997. If no appeals are filed by this date, both actions will become final. Appeals must,be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-235-2501. If you have questions, please call me at (425)277-6186. For the Environmental Review Committee, • eaN I-1491,1440 ennif 77' nning Project Manager cc: King County Water Pollution Control Division, Metro Larry Fisher, Department of Fisheries. David F. Dietzman, Department of Natural Resources . Don Hurter, Department of Transportation • Shirley Lukhang, Seattle Public Utilities Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Rita Perstac, Puget Power AGNCYLTR.DOC\ 200 Mill Avenue South-Renton, Washington 98055 :: This paper contains 50%recycled material,20%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-97-128,SA-A,SM,ECF APPLICANT: Dan Stems-- Extended Stay America PROJECT NAME: Extended Stay America Hotel DESCRIPTION OF PROPOSAL: The applicant, Dan Stems of Extended Stay America, requests administrative site plan review and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three- story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit. LOCATION OF PROPOSAL: 1100 Oakesdale Avenue 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. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM November 3, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM, November 3, 1997. If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. PUBLICATION DATE: October 20, 1997 DATE OF DECISION: October 14, 1997 • SIGNATURES: Gregg /177/1,0/~/ /0// germ ,Administrator DATEDepartof anning/Building/Public Works _/Sam Chastain,Ad Inistrator DATE Community Service Department / 7 Lee Wheeler, Fire Chief DATE Renton Fire Department DNSMSIG.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES & CONDITIONS APPLICATION NO(S): LUA-97-128,SA-A,SM,ECF APPLICANT: Dan Stems-- Extended Stay America PROJECT NAME: Extended Stay America Hotel DESCRIPTION OF PROPOSAL: The applicant, Dan Stems of Extended Stay America, requests administrative site plan review and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit. LOCATION OF PROPOSAL: 1100 Oakesdale Avenue MITIGATION MEASURES: 1. The applicant shall follow and implement the recommendations of the Geotechnical Engineering Study as prepared for the ESA Hotel by Geo Group Northwest, Inc. 2. The applicant shall pay the appropriate Fire Mitigation Fee,which is calculated to apply based on the rate of$0.52 per square foot of new construction. The Fire Mitigation Fee is payable prior to the issuance of the building permit. 3. The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the issuance of a building permit. The Site Plan for Extended Stay America Hotel, File No. LUA-97-128,SA-A,SM,ECF, is approved subject to the following conditions. CONDITIONS: 1. The applicant shall submit a revised site plan that demonstrates the provision of an appropriate pedestrian cross-walk from the raised walkway to the public sidewalk on Oakesdale Avenue SW. The cross-walk may be delineated with paint or a different paving pattern. The revised site plan shall be submitted and approved prior to the issuance of a building permit. 2. The applicant shall revise the site landscape plan to add additional landscape screening along the eastern boundary of the site. The plan must be submitted and approved prior to the issuance of a building permit for the project. 3. The applicant shall submit a lighting plan demonstrating appropriate the location and type of site lighting proposed. The lighting plan shall be submitted and approved prior to the issuance of a building permit. • • DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-128,SA-A,SM,ECF APPLICANT: Dan Stems— Extended Stay America PROJECT NAME: Extended Stay America Hotel DESCRIPTION OF PROPOSAL: The applicant, Dan Stems of Extended Stay America, requests administrative site plan review and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit. LOCATION OF PROPOSAL: 1100 Oakesdale Avenue 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. General 1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. Police Services 2. Police estimate 34.64 police tcalls for service annually, based on the square footage of the business. This proposal will place,the business in the southwest region of Renton, an area which reports a high rate of commercial .burglary, auto theft and thefts from vehicles. In addition, this area of the City also reports a large number of thefts from construction sites, to include thefts of building materials, tools, and vehicles left on the property. To help reduce the opportunity for theft from the premises, the following procedures are recommended: 1) During the construction phase, the entire site should be fenced in with portable chain-link fencing, and well-lit with security lighting. The combination of fencing and lighting Will serve as both a physical and psychological barrier to theft. The fence will make it more difficult to obtain access to the property in order to steal, and the lighting will serve to illuminate any activity that is taking place on the premises after hours. 2) All construction materials and tools should be secured, and kept out of sight. 3) Model and serial numbers for equipment with security numbers, need to be recorded. In the.event of theft, these numbers will be necessary to aid in the recovery of any stolen property. 4) The applicant should also consider the use of a private security patrol company or off-duty police, to monitor the site after hours, to help deter criminal activity. 3. Electronic key-cards that allow access to all exterior doors of the business, as well as the individual doors is recommended. This will help reduce the number of transients gaining access to the business. . Burglary can help be prevented by reducing access to the ground floor windows, and by installing dead-bolt locks and peep-holes on every door. --- Thefts from=vehicles can be alleviated if strong security lighting is placed_thro.ughout_:the. parking lot, and guests encouraged to remove items from their vehicles and keep them locked up. 4. The registration desk area should have a time-lock safe, with employees trained to place excess cash into the safe. Access to private/employee areas of the business should be controlled by building physical barriers. These barriers can be as simple as locked doors (with dead-bolt locks and peep-holes) with signs posted that say "employees only", or by building other barriers such as a reception area counter that prevents access. 5. The Renton Police Department provides Robbery Prevention, Burglary Prevention, and narcotics awareness classes, free of charge, on request by business owners/managers. Fire Protection 6. The preliminary fire flow is determined to be 2500 gallons per minute (GPM). This requires one fire hydrant within 150 feet of the building and two additional hydrants within 300 feet of the building. A looped fire main is required by City Ordinance only if the fire flow exceeds 2500 GPM. 7. Full sprinkler and fire alarm systems are required. Separate plans and permits are required by the Fire Department. 8. Fire access roadways are required to be 20-foot unobstructed roadway with 45 foot outside radius and 25 foot inside radius throughout the site. i • 9. A Fire Mitigation Fee of:$32,430.32 is required. This is based_on $0.52 per square foot for the total building square footage:>This fee,must be paid to the Development Services Division prior to the issuance of any building permit. Refer"to Mitigation Measures above. Plan Review—General 10. A construction permit is required for the construction of water mains, side sewer storm drainage system, and street improvements. 'The cost of construction permits is as follows: the first $100,000 is charged at 5% of the cost of the construction; the second from $100,000 to $200,000 is at 4% of the cost; and the third, all of the amount over$200,000, is charged at 3% of the cost. Plan Review—Water 11. The site is served by an existing 12-inch water main on the east side of Oakesdale Avenue SW. A 10-inch water main (in a City-held"easement) is located at the north side of the site. 12. A new water main, additional fire hydrants, and double detector check valve (DDCV) assembly (building fire control system)will be required to meet current fire codes/regulations for the proposed building on the site. Any new water mains, fire hydrants, and DDCV vault located on private property will be required to be in easements that will be held by the City of Renton. Water meters will be required for domestic and irrigation service. 13. Water System Development Charges of$0.113 per square foot on gross area of the site are required. Plan Review—Sanitary Sewer 14. The site is served by an existing 15-inch sewer main located in Oakesdale Avenue SW and an 18-inch sewer main located in an easement at the east side of the site. A new side sewer connection to the proposed building is required at the east side of the site. A new side sewer connection to the proposed building is required with permit cost at$100 per connection. 15. Sanitary Sewer System Development Charges of$0.078 per square foot of gross area of the site is required. • Plan Review-Storm-Drainage = - - - - ..... .. 16. The drainage system for the site shall be designed in accordance with the 1990 King County Surface Water Design Manual as adopted by the City of Renton. Biofiltration will be required since more than 5,000 square feet of new impervious surface subject to vehicular use. Biofiltration can be accomplished through an appropriately designed drainage swale or by using a wet vault ' (underground water quality/detention system). The site has an existing open drainage swale/ditch running through the site from east to west draining to the P-1 channel west of the site. 17. The site is subject to a storm drainage System Development Charge of$0.129 per square foot of new impervious surface installed on the project site. 18. A portion of the site is located within the 100-year flood plain as mapped by t he Federal Emergency Management Administration. Since the site has been previously filled in the area to be developed and current site elevations are above those shown for the 100-year flood plain, the applicant is advised to seek and obtain a letter of map revision from FEMA. 19. The City will not require compensatory storage for the site, as the site participated in the relocation of Springbrook Creek into the P-1 Channel and was included (in a developed condition) in the sizing of the Black River Corporate Park detention system. It is therefore exempt from providing additional detention. Plan Review--Transportation 20. The site has existing curb, gutter,sidewalk, street paving, and street lights in place on Oakesdale Avenue SW. Any proposed driveways to the site will,be installed per City codes/standards, and the.locations approved by the Traffic Engineering Section of the Transportation Services Division of the City. 21. A Transportation Mitigation Fee of$75.00 per`each new average daily trip is required. The applicant's traffic study and staff analysis differ on the number of trips that would be generated by the proposal. The applicant maintains that approximately 5'00 weekday trips would be generated (based on 4.67 daily trips per room with 100% hotel occupancy)while staff has determined that 765.6 daily trips would be generated (based on 8.70 daily trips per room with 80% hotel occupancy). This discrepancy will need to be resolved between the applicant and the City. The ' applicant will need to pay the appropriate mitigation fee as referenced in the Mitigation Measures above. Planning —General 22. The site is zoned Commercial Office (CO) on the City's zoning map. The CO Zone permits hotels as a secondary use subject to location in the Employment Area -Valley land use designation. The site is designated Employment Area-Valley. 23. The site is located in the Valley area of the City, and is required to provide an additional 2% of the site area as natural landscaping, per the City's agreement with the Soil Conservation Service. These areas should not be dispersed throughout the site, but should be aggregated in one portion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. 24. The proposal requires a Shoreline Substantial Development Permit since it would be within 200 feet of Springbrook Creek. ' p.Y CITX OF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 14, 1997 Mr. Dan Stems Extended Stay America 616- 120th Avenue NE#C111 Bellevue, WA 98005 SUBJECT: Extended Stay America Hotel Project No. LUA-97-128,SA-A,SM,ECF Dear Mr. Stems: This letter is written on behalf of the Environmental Review Committee (ERC) and the Zoning Administrator have completed their review of the subject project. The ERC, on October 14, 1997, issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. The Zoning Administrator, on October 15, 1997, approved the Site Plan with conditions. Please refer to the staff report and decision enclosed. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM November 3, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact,"error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination May submit written comments. After review of the comments, if the;Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM, November 3, 1997. If no appeals are filed by this,date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are govemed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. 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) 277-6186. For the Environmental Review Committee, 1 )\ie( fat\1#11414 W16. Jennifer Toth Henning Project Manager cc:, Martin Smith Co./Property Owners Enclosure DNSMI TR nOC 200 Mill Avenue South -Renton, Washington'98055 This nanar nnnlainc cfl%rarvrlarl malarial 9n%nncl rnnalmar I 1f CITY OF RENTON .:. _ - - DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES & CONDITIONS APPLICATION NO(S): LUA-97-128,SA-A,SM,ECF APPLICANT: Dan Stems—Extended Stay America PROJECT NAME: Extended Stay America Hotel DESCRIPTION OF PROPOSAL: The applicant, Dan Sterns of Extended Stay America, requests administrative site plan review and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit. LOCATION OF PROPOSAL: 1100 Oakesdale Avenue MITIGATION MEASURES: • 1. The applicant shall follow and implement the recommendations`of the Geotechnical Engineering Study as prepared for the ESA Hotel by Geo Group Northwest, Inc. -2. The applicant shall pay the appropriate F ire Mitigation Fee,which is calculated to apply based on the rate of$0.52 per square foot of new construction::The Fire Mitigation Fee is payable prior to the issuance of the building permit:. .,,. 3. The applicant shall pay the applicable Transportation Mitigation Fee, at a rate of$75.00 per each new average daily trip attributable to the project. The fee is payable prior to the issuance of a building permit. The Site Plan for Extended Stay America Hotel, File No. LUA-97-128,SA A,SM,ECF, is approved subject to the following conditions. • CONDITIONS: 1. The applicant shall submit a revised site plan that demonstrates the provision of an appropriate pedestrian cross-walk from the raised walkway to the public sidewalk on Oakesdale Avenue SW. The cross-walk may be delineated with paint or a different paving pattern. The revised site plan shall be submitted and approved prior to the issuance of a building permit. 2. The applicant shall revise the site landscape plan to add additional landscape screening along the eastern boundary of the site. The plan must be submitted and approved prior to the issuance of a building permit for the project. 3. The applicant shall submit a lighting plan demonstrating appropriate the location and type of site lighting proposed. The lighting plan shall be submitted and approved prior to the issuance of a building permit. • • .I A • CITY•OF_RENTON • DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) • ADVISORY NOTES APPLICATION NO(S): LUA-97-128,SA-A,SM,ECF APPLICANT: Dan Stems—Extended Stay America PROJECT NAME: , Extended Stay America Hotel DESCRIPTION OF PROPOSAL: The applicant, Dan Stems of Extended Stay America, requests administrative site plan review and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit. LOCATION OF PROPOSAL: 1100 Oakesdale Avenue 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. General 1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling tracks. Police Services 2. Police estimate 34.64 police calls for service annually, based on the square footage of the business. This proposal will place the business in the southwest region of Renton, an area which reports a high rate of commercial burglary, auto theft and thefts from vehicles. In addition, this area of the City also reports a large number of thefts from construction sites, to include thefts of building materials, tools, and vehicles left on the property. To help reduce the opportunity for theft from the premises, the following procedures are recommended: 1) During the construction phase, the entire site should be fenced in with portable chain-link fencing, and well-lit with security lighting. The combination of fencing and lighting will serve as both a physical and psychological barrier to theft. The fence will make it more difficult to obtain access to the property in order to steal, and the lighting will serve to illuminate any activity that is taking place on the premises after hours. 2) All construction materials and tools,should be secured, and kept out of sight. 3) Model and serial numbers for equipment with security numbers, need to be recorded. In the event of theft, these numbers will be necessary to aid in the recovery of any stolen property. 4) The applicant should also consider the use of a private security patrol company or off-duty police, to monitor the site after hours, to help deter criminal activity. 3. Electronic key-cards that allow access to all exterior doors of the business, as well as the individual doors is recommended. This will help reduce the number of transients gaining access to the business. Burglary can help be prevented by reducing access to the ground floor windows, and by installing dead-bolt locks and peep-holes on every door. ' - - Thefts from vehicles can be alleviated if strong security lighting:is placed throughout..the.parking- lot, and guests encouraged to remove items from their vehicles and keep them locked up. 4. The registration desk area should have a time-lock safe, with employees trained to place excess cash into the safe. Access to private/employee areas of the business should be controlled by building physical barriers. These barriers can be as simple as locked doors (with dead-bolt locks and peep-holes) with signs posted that say "employees only", or by building other barriers such as a reception area counter that prevents access. 5. The Renton Police Department provides Robbery Prevention, Burglary Prevention, and narcotics awareness classes, free of charge, on request by business owners/managers. Fire Protection 6. The preliminary fire flow is determined to'be 2500 gallons per minute (GPM). This requires one fire hydrant within 150 feet of the building and two additional hydrants within 300 feet of the building. A looped fire main is required by City Ordinance only if the fire flow exceeds 2500 GPM. 7. Full sprinkler and fire alarm systems are.required. Separate plans and permits are required by, the Fire Department. 8. Fire access roadways are required to'be 20-foot unobstructed roadway with 45 foot outside radius.and 25 foot inside radius throughout the site. 9. A Fire Mitigation Fee of$32,430.32 is required. This is;based on $0.52 per square foot for the . total building square footage: This fee,must be paid to the Development Services Division prior to, the issuance of any building permit. Refer to Mitigation Measures above. Plan Review—General ' 10. A construction permit is required for the,construction of water mains, side sewer storm drainage system, and street improvements. The cost of construction permits is as follows: the first $100,000 is charged at 5% of the cost of the construction;:the second from $100,000 to $200,000 is at 4% of the cost; and the third,all of the amount over$200,000, is charged at 3% of the cost. Plan Review—Water 11. The site is served by an existing 12-inch water main on the east side of Oakesdale Avenue ' SW. A 10-inch water main (in a City-held easement) is located at the north side of the site. 12. A new water main, additional fire hydrants, and double detector check valve (DDCV) assembly • (building fire control system)will be required to meet current fire codes/regulations for the proposed building on the site. Any new water mains, fire hydrants, and DDCV vault located on private �. property will be required to be in easements that will be held by the City of Renton. Water meters will be required for domestic and irrigation service. 13. Water System Development Charges of$0:113 per square foot on gross area of the site are required. Plan Review—Sanitary Sewer 14. The site is served by an existing 15-inch sewer main located in Oakesdale Avenue SW and an, 18-inch sewer main located in an easement at the east side of the site. A new side sewer connection to the proposed building is required at the east side of the site. A new side sewer connection to the proposed building is required with permit cost at$100 per connection. 15. Sanitary Sewer System Development Charges of$0.078 per square foot of gross area of the site is required.. • Plan Review—Storm Drainage 16. The drainage system for the site shall be designed in accordance with the 1990 King County Surface Water Design Manual as adopted by the City of Renton. Biofiltration will be required since more than 5,000 square feet of new impervious surface subject to vehicular use. Biofiltration can ' be accomplished through an appropriately designed drainage swale or by using a wet vault (underground water quality/detention system). The site has an existing open drainage swale/ditch running through the site from east to west draining to the P-1 channel west of the site. 17. The site is subject to a storm drainage System Development Charge of$0.129 per square foot of new impervious surface installed on the project site. 18. A portion of the site is located within the 100-year flood plain as mapped by t he Federal Emergency Management Administration. Since the site has been previously filled in the area to be developed and current site elevations are above those shown for the 100-year flood plain, the applicant is advised to seek and obtain a letter of map revision from FEMA. 19. The City will not require compensatory storage for the site, as the site participated in the relocation of Springbrook Creek into the P-1 Channel and was included (in a developed condition) in the sizing of the Black River Corporate Park detention system. It is therefore exempt from providing additional detention. Plan Review—Transportation 20. The site has existing curb, gutter, sidewalk, street paving, and street lights in place on Oakesdale Avenue SW. Any proposed driveways to the site will.be installed per City codes/standards, and the locations approved by the Traffic Engineering Section of the Transportation Services Division of the City. 21. A Transportation Mitigation Fee of$75.00 per each new average daily trip is required. The applicant's traffic study and staff,analysis differ on the number of trips that would be generated by the proposal. The applicant maintains that approximately 500 weekday trips would be generated (based on 4.67 daily trips per room with 100% hotel occupancy)while staff has determined that 765.6 daily trips would be generated (based on 8.70 daily trips per room with 80% hotel occupancy). This discrepancy will need to be resolved between the applicant and the City. The applicant will need to pay the appropriate mitigation fee as referenced in the Mitigation Measures above. Planning — General 22. The site is zoned Commercial Office (CO) on the City's zoning map. The CO Zone permits hotels as a secondary use subject to location in the Employment Area -Valley land use designation. The site is designated Employment Area-Valley. 23. The site is located in the Valley area of the City, and is required to provide an additional 2% of the site area as natural landscaping, per the City's agreement with the Soil Conservation Service. These areas should not be dispersed throughout the site, but should be aggregated in one portion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. 24. The proposal requires a Shoreline Substantial Development Permit since it would be within 200 feet of Springbrook Creek. - - AFFIDAVIT OF PUBLICATION Kristina Thompson, being first duly sworn on oath states that he/she is the Legal Clerk of the NOTICE OF ENVIRONMENTAL SOUTH COUNTY JOURNAL MINATION ENVIRONMENTALE REVIEW COMMITTEE 600 S. Washington Avenue,Kent, Washington 98032 RENTON,WASHINGTON $� The Environmental Review Committee (ERC)has issued a Determination of Non- a daily newspaper published seven (7)times a week. Said newspaper is a legal project Non- Significance Mitigated for the Renton project under the authority of the Renton newspaper of general publication and is now and has been for more than six months Municipal Code. prior to the date of publication, referred to, printed and published in the English language I EXTENDED STAY AMERICA HOTEL continuallyLUM,ECF as a dailynewspaper in Kent,KingCounty, Washington. The South CountyAdministrative a8, site plan review Y 9 site review and envi- Journal has been approved as a legal newspaper by order of the Superior Court of the 1 ronmental review to develop a hotel.The State of Washington for KingCounty. ; project is within 200 feet of the g y Springbrook Creek P-1 Channel and also The Journal not in supplemental in ch which was regularlye exact form attached, was edist b distributed to the d in the South osubscribers Development Perrmitunty 1 requires a .nLo Location: 11e '00 (andform) during the below stated period. The annexed notice, a Oa The ee 15 d Ave. day comment and appeal period for this project will-run concurrently. The Extended Stay America Hotel comment/appeal periods for this project will ji..... end at 5:00 PM on November 3, 1997!, I as published on: 10/20/97 Written comments-shall be forwarded to the Development Services Division Land! The full amount of the fee charged for said foregoing publication is the sum of$44.92 Use Review and the mitigation.Information s the! project file the measures) Legal Number 3765 j, imposed by the City of Renton's. • Environmental Review Committee are available at the Development Services\ V Rivision, Third Floor, Municipal ne:ldi5Renton, Washington 98055. Phone:Clerk, CountyJournal 235- 2550. Appeal procedures are available in , the City Clerk's office,First Floor,Municipal I Building. -. • /� Published in the South County Journal Subscribed and sworn before me on this day of lJ[. - , 19 C( _ October 20,1997.3765____, _ ___ a4 ,4```0%111111111u/���,' (-�= \ ( \ ` �1U'A •`•. .'�ssl0�••••••. ,,. Notary Public of the State of Washington oTAQy •d - residing in Renton ▪bs; ..en= King County, Washington ®— _ .▪ ...,v PUBL\G Q. �,1/ii,,'P........ A1SV``�``�� 1 I NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance - Mitigated for the following project under the authority of the Renton Municipal Code. EXTENDED STAY AMERICA HOTEL L UA-97-128,SA-A,S M,E C F Administrative site plan review and environmental review to develop a hotel. The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit. Location: 1100 Oakesdale Ave. The 15 day comment and appeal period for this project will run concurrently. The comment/appeal periods for this project will end at 5:00 PM on November 3, 1997. Written comments shall be forwarded to the Development Services Division Land Use Review Supervisor. Information on the project file and the mitigation measures imposed by the City of Renton's Environmental Review Committee are available at the Development Services Division, Third Floor, Municipal Building, Renton, Washington 98055. Phone: 235-2550. Appeal procedures are available in the City Clerk's office, First Floor, Municipal Building. Publication Date: OCTOBER 20, 1997 Account No. 51067 dnsmpub.dot _ _ , , NOME . __ _____ _____ . ENVIRONMENTAL DETERMINATION + POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: EXTENDED STAY AMERICA HOTEL PROJECT NUMBER: LUA-97426,SA-A,SM,ECF The applicant,Dan Stems of Extended Stay America,requests administrative site plan review and environmental review inorder to develop a vacant 3.88 acre site with a 110-unit hotel.The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided.The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit Location:1100 Oakesdale Avenue. • THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.AN ENVIRONMENTAL IMPACT STATEMENT WILL NOT BE REQUIRED. i I i Comments regarding the environmental determination must be filed In writing on or before 5:00 PM November 3, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee Is based on erroneous procedure,errors of law or fact,error in Judgment,or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments.After review of the comments,If the Environmental Review Committee finds there Is not sufficient evidence to amend its original determination,men there will be no fanner extension of the appeal period. Any person wishing to take further action would need to the a • formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Header,Land Use • Review Supervisor,City of Renton Development Services Division,200 Mitt Avenue South,Renton,WA 98055. Appeals of either the environmental determination(RCW 43.21.0075(31 WAC 197-11E60]and/or the land use • decision must be filed In writing on or before 6:00 PM,November 3,1997.If no appeals are filed by This date,both actions will become foal.Appeals must be tied In writing together with the required$75.00 application fee with:Hearing Examiner,City of Renton,200 MITI Avenue South,Renton,WA 98055.Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B.Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)435.2501. I • I� Ill II ee luil IM M101 I a • iy/ • 1 il 01,0° . Ii / � i I'yT'";IIII1 IIIIIIIIIIIIII /pm !lllld1 i lI . INTERSTATE 405 • FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION-AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION 1 I ---,Please Include,theprojeefNUMBER when calling for proper file identification.-:,".'r I • CERTIFICATION • Ir /-1 fi I,I,✓j-7 a hereby certify that 3 copies of the above document were posed by me in 3 conspicuous places on or nearby the described property on OC-r 3A 2 /61/r�7 Signed: : • i our • STATE OF WASHINGTON ) . • ) SS COUNTY OF KING ) - I certify that i know or have satisfactory evidence that4it- /�� t,t `���'• R5wk d this instrument and acknowledged it to be hislher/lheir free and voluntary act for the uses �v ,�1�`Qs iidpurposes mentioned in the instrument. ' H ' a ', .� • Nola Publi In and for the Stale of hjnglon e, 99_ ' MARILYN KAMCHEFF , a4 ` Notary (Print) . My appointment ex NO]ARY,00C • . NotioncE. ENVIRONMENTAL DETERMINATION • POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: EXTENDED STAY AMERICA HOTEL PROJECT NUMBER: LUA-97-128,SA-A,SM,ECF The applicant, Dan Stems.of Extended Stay America, requests administrative site plan review and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided.The project is within 200 feet of the Springbrook Creek P-1 Channel and also requires a Shoreline Substantial Development Permit. Location: 1100 Oakesdale Avenue. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED • • THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT WILL NOT BE REQUIRED. • • Comments regarding the environmental determination must be filed in writing on or before 5:00 PM November 3, 1997. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure,errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments.After review of the comments,if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no.further extension of the appeal period. Any person wishing to take further action would need to file a formal'appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use • Review Supervisor,City of Renton Development Services Division,200 Mill Avenue South,Renton,WA 98055. Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-6801 and/or the land use decision must be filed in writing on or before 5:00 PM,November 3,1997. If no appeals are filed by this date, both • actions will become final. Appeals must be filed in writing together with the required$75.00 application fee with:Hearing Examiner,City of Renton,200 Mill Avenue South,Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-235-2501. • s r IP II I • \l� t ■ P . w O / J ."111 , • Hui 604 :°°r°°°°° {WPC INTERSTATE 405 • • FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION • e .fore ro .e fle ider tifi+cati'oi <>:<€>;:<:><::.<;<::<:::. :>>> >;::Please;>'na....„.the: .ra ect„.„...: t >when::c....11ang..::.:::. .:::..h.:.:.::::::::.::.:.:::.::.::.::..:.:. <,.. r 4 — I C City or Kenton Department of Planning/Building/Puu,I Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: i4�rpcT-1 COMMENTS DUE: SEPTEMBER 30, 1997 APPLICATION NO: LUA-97-128,SA-A,SM,ECF DATE CIRCULATED: SEPTEMBER 17, 1997 APPLICANT: Extended Stay.America(Dan Sterns) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Extended Stay America Hotel WORK ORDER NO: 78273 I LOCATION: 1100 Oakesdale Avenue 1 SITE AREA: 1100 Oakesdale Avenue 1 BUILDING AREA(gross): N/A BUILDING AREA(new): 67,000 Square Feet SUMMARY OF PROPOSAL: The applicant, Mr..Dan Sterns of Extended Stay America, requests administrative site plan approval and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 channel and also requires a Shoreline Substantial Development Permit. 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 1 impacts Impacts Necessary impacts impacts Necessary Earth! ✓ Housing Air ' V' Aesthetics ✓" Water V LlghvGlare V Plants ✓ Recreation ✓ Land/Shoreline Use ✓ -Utilities 1,7 Animals v Transportation V Environmental Health ✓ Public Services it Energy/ Historic/Cultural Natural Resources 1✓ Preservation Airport Environment 10,000 Feet 41 14,000 Feet ✓ 1 i B. POLICY-RELATED COMMENTS Buildings appear to be approx. 40 feet high, with a ground elevation of approx. 20 feet. Due to possible 'impact upon the site by aircraft from the Renton Airport and Boeing Field/ KinglCounty Int'l Airport, this site should be included- in the City of Renton Comprehensive Plan! as an Airport Compatible Use area. C. CODE-RELATED COMMENTS 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 info ation is needed to properly assess this proposal. • D Ce 2, tqi 7 Signat 1 Director or Authorized Representative Date DEVAP '•' Rev.10/93 'M. p 4 A E OR �/Y -ii -----------'-- '1 -1 on ...„ '7 ,..: . . ..::::::;:_::_::::-f::::_::_:::::::::::::;E::::::_::_-1/„ ! . w i Itir; 11! 3.K.::::::::::::::::::::::::::::::::::::::::::::::::::::::::::-:-::-E::::::::::-:::::::::::::::::2-:--.. 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"" 44 ital t f I M N R City'. ...Alton FIRE DEPTfon Department of Planning/Building/f Norks FIRE PREVENTION BUREAU ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEApSifIFF4I7 REVIEWING DEPARTMENT: fwe. ?Y A'\I OV\ COMMENTS DUE: SEPTEMBER 30, 199,7 V 8 L V — APPLICATION NO: LUA-97-128,SA-A,SM,ECF DATE CIRCULATED: SEPTEMBER 17, 1997 APPLICANT: Extended Stay America(Dan Sterns) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Extended Stay America Hotel WORK ORDER NO: 78273 LOCATION: 1100 Oakesdale Avenue SITE AREA: 1100 Oakesdale Avenue BUILDING AREA(gross): N/A BUILDING AREA(new): 67,000 Square Feet SUMMARY OF PROPOSAL: The applicant, Mr. Dan Sterns of Extended Stay America, requests administrative site plan approval and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 channel and also requires a Shoreline Substantial Development Permit. 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/ Histodc/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14 000 Feet Iry N r �9 o M?[ off` �,�G S ilJalej B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS c� D / Le7 .6e e a eQ � 0`he� We have revi=wed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additio al information is;T ded to properly assess this proposal. Signet Director or Authorized R/ resentative Date DEVAPP.��� Rev.10/93 + CITY OF RENTON YP�NTo FIRE PREVENTION BUREAU MEMORANDUM DATE: July 8, 1997 TO: Jennifer Toth Henning, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Studio Plus Extended Stay Hotel, w Grady Wy 8s Oakesdale Fire Department Comments: Studio Plus Hotel 1. The preliminary required fire flow is 2500 GPM. This requires one Hydrant within 150 feet of the building and two additional hydrants within 300 feet of the building. 2. Full sprinkler and fire alarm systems are required. Separate plans and permits are required by the Fire Department. 3. Fire access roadways are required to be 20 foot unobstructed roadway with 45 foot outside radius and 25 foot inside radius throughout the site. 4. A fire mitigation fee of$32,430.32 is required. This based on $.52 a square foot of the total building square footage. Please feel free to contact me if you have any questions. • rg "4%1711TANSP efiRTATIZIWIVI ITIGATION4FEE 1.^Y•iNJVMJ.%MfrJw+•'.".wCWAG�'IifNMw4>%yw�^M�Yi.NpaT>:JQai.OM '.J>i ... � {. Project Name dcd Stay Amcv"!cc? 1-lofe Project Address ' . 1100 Ou kesc4'cat Av 5 RI Contact Person (Da vl S to v 1 S . 1=S A Address 6(6 120-14 '4 i kre # C. 11( 1 ) lie vie WA R8D05 Phone Number C425) - 453 -D263 • Permit Number L-VA -R7- 12.8 Project Description 110 hottl 7 ►Jr Puvk►+tt, f77 12,0 vat 1c..ks Land Use Type: Method oi/Calculation: Note/ (310) ❑ Residential 1 'ITE Trip Generation Manual Paco S'1't ❑ Retail 0 Traffic Study Da,l 7. R Z L"Non-retail 0 Other o�up{d ZOOM °7L ocoup aHe./ rate g.70 I.o.f j tv,�Os Calculation: Assuw►e SO To141 Da1(1 7vips - 0lo)(0.80) (8,70) = 765. 6 0(4;l fvjPs At •$ 75 dad trip - C7 65.6) C 75) = 4- 57) 420. oO Transportation Mitigation Fee: 57) Y ZO . OV 11 � 9g7 • Calculated by: ItVt,[/l��A Date: s /8 1 Account Number: Date of Payment City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Plan Review/Water Comments Due: SEPTEMBER 30, 1997 Application No.: LUA-97-128, SA-A, SM,ECF Date Circulated: September 17, 1997 Applicant: Extended Stay America(Dan Sterns) Project Manager: Jennifer Toth Henning Project Title: Extended Stay America Hotel Work Order No: 78273 Location: 1100 Oakesdale Avenue Site Area: 1100 Oakesdale Avenue Building Area(gross): N/A Building Area(new): 67,000 Square Feet A. Environmental Impact(e.g.Non-Code) Comments No comment. B. Policy-Related Comments No comment. C. Code-Related Comments New water main, additional fire hydrants and DDCV Assembly (Building Fire Control System) will be required to meet current Fire Codes/Regulations. If the final fire flow is more than 2,500 GPM a looped system will be required around the new building. Any new water mains, fire hydrants and DDCV vault located on private property will be required to be located in City held easements. Water meters will be required for domestic and irrigation service. Water(SDC) fees of$0.113/sq. ft. of gross site area will be required. • /0,4 - 77 Signature of Director or Authorized Representative Date h:divjth.exhtlb City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Surface/Wastewater Comments Due: SEPTEMBER 30, 1997 Application No.: LUA-97-128, SA-A, SM,ECF Date Circulated: September 17, 1997 Applicant: Extended Stay America(Dan Sterns) Project Manager: Jennifer Toth Henning Project Title: Extended Stay America Hotel Work Order No: 78273 Location: 1100 Oakesdale Avenue Site Area: 1100 Oakesdale Avenue Building Area(gross): N/A Building Area(new): 67,000 Square Feet A. Environmental Impact(e.g.Non-Code) Comments Surface water:No comment. Waste water:No comment. B. Policy-Related Comments Surface water:No comment Waste water:No comment. C. Code-Related Comments ' Surface water: The drainage system and temporary erosion control for the site shall be designed in accordance with the 1990 KCSWDM as adopted by the City of Renton. Biofiltration will be required- more than 5,000 sq. ft. of new impervious surface subject to vehicular use is proposed to be constructed on site. The site will be required to pay storm drainage(SDC) fees of$0.129/sq. ft. of new impervious surface installed on the project site. Waste water: A new side sewer connection to the proposed building is required with permit cost at $100/connection. Sanitary sewer(SDC)fees of$0.078/sq. ft. of gross site area will be required. .�� - 0- 77 Signature of D rector or Authorized Representative Date h:div jth.exhtla City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET Reviewing Department: Transportation Comments Due: SEPTEMBER 30, 1997 Application No.: LUA-97-128, SA-A, SM,ECF Date Circulated: September 17, 1997 Applicant: Extended Stay America(Dan Sterns) Project Manager: Jennifer Toth Henning Project Title: Extended Stay America Hotel Work Order No: 78273 Location: 1100 Oakesdale Avenue Site Area: 1100 Oakesdale Avenue Building Area(gross): N/A Building Area(new): 67,000 Square Feet A. Environmental Impact(e.g.Non-Code) Comments No Comment. B. Policy-Related Comments No Comment C. Code-Related Comments Any new driveways to the site will be installed per City Codes/Standards and locations approved by the Transportation Section. a=required for-the;pr©ject-to-proaverage4drily- tips-i t of the-site:-A traffic mitigation fee of$75/trip will be required. h:div;jth.exhtl Signature of Director or Authorized Representative Date grnfldr City of Renton Department of Planning/Building/P„.,....Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: t;b14� COMMENTS DUE: SEPTEMBER 30, 1997 APPLICATION NO: LUA-97-128,SA-A,SM,ECF DATE CIRCULATED: SEPTEMBER 17, 1997 APPLICANT: Extended Stay America (Dan Sterns) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Extended Stay America Hotel WORK ORDER NO: 78273 LOCATION: 1100 Oakesdale Avenue SITE AREA: 1100 Oakesdale Avenue BUILDING AREA(gross): N/A BUILDING AREA(new): 67,000 Square Feet SUMMARY OF PROPOSAL: The applicant, Mr. Dan Sterns of Extended Stay America, requests administrative site plan approval and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 channel and also requires a Shoreline Substantial Development Permit. 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 tet) 0 00) o)L � coy- w �Lue bun fUIICQ 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. ktPlit Signature of Director r Aut rize Representative Date DEVAPP.DOC Rev.10/93 LUA -97-128, SA-A, SM,ECF Extended Stay American Hotel, 1100 Oakesdale Ave, Renton POLICE DEPARTMENT COMMENTS Estimate 34.64 police calls for service annually, based on the square footage of the business. This hotel proposal will place the business in the South-west region of Renton, an area which reports a high rate of Commercial Burglary, Auto Theft and Thefts From Vehicles. This area of the City also reports a large number of thefts from construction sites, to include thefts of building materials, tools, and vehicles left on the property. To help reduce the opportunity for theft from the premises, the following procedures are recommended: During the construction phase, the entire site should be fenced in with portable chain-link fencing, and well-lit with security lighting. The combination of fencing and lighting will serve as both a physical and psychological barrier to theft. The fence will make it more difficult to obtain access to the property in order to steal, and the lighting will serve to illuminate any activity that is taking place on the premises after hours. All construction materials and tools should be secured as well as possible, and kept out of sight. Model and serial numbers for all equipment that has any, needs to be recorded. In the event of theft, these numbers will be necessary to aid in the recovery of any stolen property. The applicant should also consider the use of a private security patrol company or off-duty police, to monitor the site after hours, to help deter criminal activity. The nature of this business, as an extended stay hotel with kitchen facilities, could encourage the use of narcotics manufacture (especially methamphetamine) and sales on the premises. Narcotics dealers who deal from hotels usually choose ground-floor units, and make their sales out the windows, to walk-up customers/users. To help prevent this activity, access to bottom floor windows should be severely limited by placing a lot of landscaping between the windows and the parking lot. The landscaping should act as a physical barrier to prevent people from being able to walk up to the windows of ground floor units. This will also help reduce the chance of burglary, with access gained by the criminals through the windows. Recommend the use of pea-gravel instead of any beauty-bark. Pea gravel is a psychological deterrent to criminal activity in that it makes a loud crunching sound when people walk over it; beauty bark is mostly silent. • • Employees should be trained in the detection of narcotics manufacture (this can be done free of charge by police department employees and narcotics officers). Recommend that access to the entire building should be done by valid customers only. This can be done by using electronic key-cards that allow access to all exterior doors of the business, as well as the individual doors. This will help reduce the number of transients gaining access to the business. Hotels in Renton mainly report the following crimes: burglary of the guest's rooms, and thefts from parked vehicles. Burglary can help be prevented by reducing access to the ground floor windows, and by installing dead-bolt locks and peep-holes on every door. Thefts from vehicles can be alleviated if strong security lighting is placed throughout the parking lot, and guests encouraged to remove items from their vehicles and keep them locked up. On occasion, hotels in the South-west Renton area have been victimized by Commercial Robbery. Recommend that the registration desk area have a time- lock safe, with employees trained to place excess cash into the safe. Access to private/employee areas of the business should be denied to customers or prospective criminals by building physical barriers. These barriers can be as simple as locked doors (with dead-bolt locks and peep-holes) with signs posted that say "employees only", or by building other barriers such as a reception area counter that prevents access. The Renton Police Department provides Robbery Prevention, Burglary Prevention, and narcotics awareness classes, free of charge, on request by business owners/managers. City"...;lenton Department of Planning/Building/F,..„;Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: kxavic.s COMMENTS DUE: SEPTEMBER 30, 1997 APPLICATION NO: LUA-97-128,SA-A,SM,ECF DATE CIRCULATED: SEPTEMBER 17, 1997 APPLICANT: Extended Stay America (Dan Sterns) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Extended Stay America Hotel WORK ORDER NO: 78273 LOCATION: 1100 Oakesdale Avenue SITE AREA 1100 Oakesdale Avenue BUILDING AREA(gross): N/A BUILDING AREA(new): 67,000 Square Feet SUMMARY OF PROPOSAL: The applicant, Mr. Dan Stems of Extended Stay America, requests administrative site plan approval and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 channel and also requires a Shoreline Substantial Development Permit. 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 Ught/Glare Plants Recreation Land/Shorellne Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet aX •Y('4 00e0Ac B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS Ct/e _ fk) 7z ) 76,74, 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 onal information is needed top ity assess this proposal. 79/7,/72 Signature of Director or A oriz epresentative Dat DEVAPP.DOC Rev.10/93 City of Renton Department of Planning/Building/Pubirc Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: CAwS.ty chtM Setrtiitices COMMENTS DUE: SEPTEMBER 30, 1997 tTy OF REnITOi� APPLICATION NO: LUA-97-128,SA-A,SM,ECF DATE CIRCULATED: SEPTEMBER 17, 1997 APPLICANT: Extended Stay America(Dan Sterns) PROJECT MANAGER: Jennifer Toth Hennint PROJECT TITLE: Extended Stay America Hotel WORK ORDER NO: 78273 S ' 1 8 1997 LOCATION: 1100 Oakesdale Avenue +0YJ ILL).ayia Li/d SITE AREA: 1100 Oakesdale Avenue BUILDING AREA(gross): N/A BUILDING AREA(new): 67,000 Square Feet SUMMARY OF PROPOSAL: The applicant, Mr. Dan Sterns of Extended Stay America, requests administrative site plan approval and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 channel and also requires a Shoreline Substantial Development Permit. 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 0..gj EG-" Tap N 17A' D 0 es ( P ticiIl " AZ 12I Ecizc) iI2 Cl.�TS o { LS 5f2.LJL JMjk gC {.J� c.�'u2/�L ( Ni -ore. C3urLOI1-)C? CaPE 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 DEVAPP.DOC Rev.10/93 _8-1 a-1997 $:I�E,AM ', FROM F'Kt 1 h1t 1 I ••r-lu ,vK4I••f 1 I C..s mrdmu...-....�- -f 1 '1 ZJ 'SA-A, L ' ex-revAc#ec! `wNerr Otke • 1 ' (Continued) I NAME ADDRESS ASSESSOR'; PARCEL NUMBER . i I I • f , I 1 ' 1 1 1 I Applicant Cr�rtification ,/ • f I, _ ir'�s / / 149 / , hereby certify that the abase list(s) of adjacent property (Print Name) r �‘‘�0®,1 owners and their addresses were obtained from; ?oacNillN ° i',+ CI City of Renton Technical Services Records C.)r:e �+4.,.0,, #r 10 Title Company Records ; ��P�''�Tys' ®o ! King County Assessors Records • I / , �►i� i jn . 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Jw.•.. ignGd,'r : .rN1 •••?^••T'`•:4r•a• ,(S`' • .....°'y,l 1 rl �• •.1`I' ' r; • .•. , 99.K51 t17 95 29" •A• 4 ,� , t�'`' ,' MARILYN KAMCHEFF 2 1, COMMISSION EXPIRES 6/29 9 ' FIRST -IERICAN TITLE (206) 728-7� y FARM PACKAGE Page 1 Prepared for: ESA DEVELOPMENT INC. , DAN STERNS 08/20/97 Prcl: 242304-9026-02 Use: 953-ROW/UTIL SqFt: Date: 79/07/30 Name: METRO ACCOUNTS PAYABLE QSTR: NE-24-23-04 LdSz: 2 . 06 Sale: $3 . 000M Tel#: Zoning: P1 Styl: Bd: Deed:WY Typ: Site: 1550 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: 821 2ND AVE Assessd: 448,700 Tax: 20. 97 AFN: City: SEATTLE WA 98104 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 26 PORTION OF FORMER BURLINGTON NORTHERN RR R/W FOR Prcl: 242304-9053-08 Use: 931-VAC-IND SqFt: Date: 92/04/15 Name: METRO QSTR: NE-24-23-04 LdSz : 22 ,732 Sale: $132,500 Tel#: Zoning: IM •Styl: Bd: Deed:W Typ: Site: 1350 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: EXCHANGE BUILDING Assessd: 113, 700 Tax: 6.42 AFN: City: SEATTLE WA 98104 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 53 POR LY NLY OF ST HWY NO 5-1 & SLY OF P S P & L R Prcl: 242304-9097-06 Use: 622-UTIL-PUB SqFt: Date: Name: METRO QSTR: NE-24-23-04 LdSz: 10.76 Sale: Tel#: Zoning: P1 Styl: Bd: Deed: Typ: Site: 1200 SW MONSTER RD SW RENTON, WA 98055 Bths: F T H Loan: Mail: 821 2ND AVE Assessd: 1.4066 Tax: 105. 81 AFN: City: SEATTLE WA 98104 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 97 AN IRREGULAR SHAPED PARCEL OF LAND ALL SITUATE I Prcl: 242304-9098-05 Use: 950-CREEKS SqFt: Date: 82/12/09 Name: CITY OF RENTON QSTR: NE-24-23-04 LdSz: 8.52 Sale: Tel#: Zoning: P1 Styl: Bd: Deed:Q Typ: Site: 1300 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: 200 MILL AVE S Assessd: 1. 1143 Tax: 82 . 92 AFN: City: RENTON WA 98055 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 98 POR N 1/2 24-23-4 DAF - BEG N 1/4 COR SD SEC 24 Prcl: 242304-9104-07 Use: 921-VAC-COML SqFt: Date: Name: PIERRE JAMES P QSTR: NE-24-23-04 LdSz : 2, 196 Sale: Tel#: Zoning: CO Styl: Bd: Deed: Typ: Site: 1100 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: PO BOX 27069 Assessd: 11, 000 Tax: 156.41 AFN: City: SEATTLE WA 98125 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 104 BAAP ON E BNDRY LN OF SW 1/4 OF NE 1/4 OF STR 2 Prcl: 242304-9107-04 Use: 931-VAC-IND SqFt: Date: 95/10/26 Name: PIERRE JAMES P QSTR: NE-24-23-04 LdSz: 12 , 100 Sale: NMCHG Tel#: Zoning: MP Styl: Bd: Deed:WY Typ: Site: 1100 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: PO BOX 27069 Assessd: 60,500 Tax: 863 .96 AFN: 951030-1234 City: SEATTLE WA 98125 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 107 POR OF RENTON BRANCH OF SEATTLE-TACOMA INTERURB Prcl: 242304-9108-03 Use: 931-VAC-IND SqFt: Date: 95/10/26 Name: PIERRE JAMES P QSTR: NE-24-23-04 LdSz: 6, 375 Sale: NMCHG Tel#: Zoning: MP Styl: Bd: Deed:WY Typ: Site: 1100 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: PO BOX 27069 Assessd: 31, 900 Tax: 468.41 AFN:951030-1234 City: SEATTLE WA 98125 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 108 POR OF SW 1/4 OF NE 1/4 OF STR 24-23-04 LY ELY Information provided is deemed reliable, but is not guaranteed Copyright 1997 TRW REDI Property Data , FIRST __IERICAN TITLE (206) 728-71 :; FARM PACKAGE Page 2 Prepared for: ESA DEVELOPMENT INC. , DAN STERNS 08/20/97 Prcl: 242304-9110-09 Use: 932-VAC-IND SqFt: Date: 95/10/26 Name: PIERRE JAMES P QSTR: NE-24-23-04 LdSz: 1.27 Sale: NMCHG Tel#: Zoning: MP Styl: Bd: Deed:WY Typ: Site: 1000 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: PO BOX 27069 Assessd: 276,800 Tax: 3879 .78 AFN: City: SEATTLE WA 98125 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 110 A STRIP OF LAND IMMEDIATELY S OF & ADJOINING BN Prcl: 242304-9112-07 Use: 946-GREENBEL SqFt: Date: 93/01/10 Name: CITY OF RENTON QSTR: NE-24-23-04 LdSz: 24,253 Sale: Tel#: Zoning: P1 Styl: Bd: Deed:DY Typ: Site: 1310 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: 200 MILL AVE S Assessd: 72,800 Tax: 6. 61 AFN: City: RENTON WA 98055 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 112 POR NE 1/4 - COMM N 1/4 COR SEC 24-23-04 BEIN Prcl: 242304-9124-03 Use: 921-VAC-COML SqFt: Date: 96/12/31 Name: INTERNTL BUSINESS & IN QSTR: NE-24-23-04 LdSz: 12 , 411 Sale: $115, 000 Tel#: Zoning: CO Styl: Bd: Deed:W. Typ: Site: RENTON, WA 98055 Bths: F T H Loan: Mail: 335 116TH AV SE Assessd: 62, 100 Tax: 865. 94 AFN: 961231-2577 City: BELLEVUE WA 98004 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 124 POR OF SW 1/4 OF NE 1/4 - BEG SE CORNER OF SE 1 Prcl: 242304-9125-02 Use: 932-VAC-IND SqFt: Date: Name: MUNICIPALITY OF METRO QSTR: NE-24-23-04 LdSz : 1. 71 Sale: Tel#: Zoning: MP Styl: Bd: Deed: Typ: Site: RENTON, WA 98055 Bths: F T H Loan: Mail: 821 SECOND AVE M/S 94 Assessd: 372,900 Tax: 1. 25 AFN: City: SEATTLE WA 98104 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 125 POR OF SW 1/4 OF NE 1/4 OF STR 24-23-04 - BEG A Prcl: 242304-9126-01 Use: 931-VAC-IND SqFt: Date: Name: MUNICIPALITY OF METRO QSTR: NE-24-23-04 LdSz : 1, 500 Sale: Tel#: Zoning: IM Styl: Bd: Deed: Typ: Site: SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: 821 SECOND AVE M/S 94 Assessd: 100 Tax: 1. 25 AFN: City: SEATTLE WA 98104 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 126 POR OF SW 104 OF NE 1/4 - BEG SW CORNER OF TRAC Prcl: 242304-9130-05 Use: 931-VAC-IND SqFt: Date: Name: DRAINAGE DIST 1 QSTR: NE-24-23-04 LdSz: 3,733 Sale: Tel#: Zoning: IM Styl: Bd: Deed: Typ: Site: 1100 OAKESDALE AV SW RENTON, WA 98055 Bths: F T H Loan: Mail: 601 WEST GOWE ST Assessd: 2 , 000 Tax: 1. 25 AFN: - City: KENT WA 98032 %Imp: Yr: Un: Mkt: R2 WF/V: Legal:, LOT 242304 BLK 130 PORTION OF SW 1/4 OF NE 1/4 BEGIN SW CORNER OF Prcl: 242304-9132-03 Use: 931-VAC-IND SqFt: Date: Name: PIERRE JAMES P QSTR: NE-24-23-04 LdSz: 12,590 Sale: Tel#: Zoning: IM Styl: Bd: Deed: Typ: Site: 1200 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: PO BOX 27069 Assessd: 62,900 Tax: 877 . 08 AFN: City: SEATTLE WA 98125 %Imp: Yr: Un: Mkt: R2 WF/V: Legal: LOT 242304 BLK 132 PORTION OF SW 1/4 OF NE 1/4 - BEGIN NE CORNER 0 Information provided is deemed reliable, but is not guaranteed Copyright 1997 TRW REDI Property Data • FIRST __IERICAN TITLE (206) 728-7 -s FARM PACKAGE Page 3 Prepared for: ESA DEVELOPMENT INC. , DAN STERNS 08/20/97 Prcl: 334040-7100-09 Use: 264-OFFC BLD SqFt: 122 ,710 Date: 94/05/06 Name: INTL BUSINESS & INSTIT QSTR: NE-24-23-04 LdSz: 7. 09 Sale: $4.700M Tel#: Zoning: MP Styl: Bd: Deed:W Typ: Site: 919 SW GRADY WY RENTON, WA 98055 Bths: F T H Loan: Mail: 335 116TH AVE SE Assessd: 4 .7000 Tax: 65512 .97 AFN: City: BELLEVUE WA 98004 %Imp: 57.2 Yr: 1980 Un: Mkt: R2 WF/V: Plat: HILLMANS EARLINGTON GARDENS # 1 Lot:ALL Block:40-4 Prcl: 918800-0100-04 Use: 263-OFFC BLD SqFt: 45, 600 Date: 86/07/30 Name: NORTHWESTERN MUTUAL LI QSTR: NE-24-23-04 LdSz: 4. 14 Sale: $4.025M Tel#: Zoning: IM Styl: Bd: Deed:WY Typ: Site: 941 POWELL AV SW , WA 00000 Bths: F T H Loan: Mail: 720 E WISCONSIN AVE Assessd: 2 . 0717 Tax: 28887.57 AFN: City: MILWAUKEE WI 53202 %Imp: 39. 0 Yr: 1985 Un: Mkt: R2 WF/V: Plat: 'WASHINGTON TECHNICAL CENTER Lot: 10 Block: Prcl: 918800-0110-02 Use: 263-OFFC BLD SqFt: 48, 350 Date: 86/11/25 Name: NORTHWESTERN MUTL LF I QSTR: NE-24-23-04 LdSz: 3 . 45 Sale: $5. 007M Tel#: Zoning: CO Styl: Bd: Deed:WY Typ: Site: 981 POWELL AV SW , WA 00000 Bths: F T H Loan: Mail: 720 EAST WISCONSIN AVE Assessd: 3 . 1988 Tax: 44572 .49 AFN: City: MILWAUKEE WI 53202 %Imp: 67. 0 Yr: 1986 Un: Mkt: R2 WF/V: Plat: WASHINGTON TECHNICAL CENTER Lot: 11-12-B Block: Prcl: 918800-0125-05 Use: 901-VAC-RES SqFt: Date: 96/09/25 Name: PIERRE JAMES P & BARBA QSTR: NE-24-23-04 LdSz: 37, 200 Sale: $450, 000 Tel#: Zoning: CO Styl: Bd: Deed:W Typ:WRP Site: 1027 POWELL AV SW , WA 0000 Bths: F T H Loan: $337,500 Mail: 11525 LAKE CITY WAY NE Assessd: 148,800 Tax: 2081. 30 AFN:960930-2336 City: SEATTLE WA 98125 %Imp: Yr: Un: Mkt: R2 WF/V: Plat: WASHINGTON TECHNICAL CENTER Lot: 12 & B Block: Prcl: 918800-0147-09 Use: 264-OFFC BLD SqFt: 56, 717 Date: 95/12/20 Name: BLACKRIVER JV LLC QSTR: NE-24-23-04 LdSz: 4 . 46 Sale: $11.400M Tel#: Zoning: CO Styl: Bd: Deed:QY Typ: Site: 1000 OAKESDALE AV SW , WA 0 Bths: F T H Loan: Mail: 615 2ND AVE STE 400 Assessd: 3 . 4000 Tax: 47386. 09 AFN: 951222-1699 City: SEATTLE WA 98104 %Imp: 59. 9 Yr: 1989 Un: Mkt: R2 WF/V: Plat: WASHINGTON TECHNICAL CENTER Lot:TRACT B Block: Information provided is deemed reliable, but is not guaranteed Copyright 1997 TRW REDI Property Data !/ . • C. • ,P• ivrro� & NOTICE OF APPLICATION _ - PLANNING/BUILDING/PUBLIC WORKS . DATE: SEPTEMBER 17,1997 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The • following briefly describes the application and the necessary Public Approvals. PROJECT NUMBERINAME: LUA.97-128,SA-A,SM,ECF/EXTENDED STAY AMERICA HOTEL • DESCRIPTION: The applicant, Mr. Dan Stems of Extended Stay America, requests administrative site plan approval and environmental review In order to develop a vacant 3.88 acre site with a 110-unit hotel.The three-story structure would be for extended stay use and have small kitchenettes In the units.Parking for 120 vehicles would be provided. The project Is within 200 feet of the Springbrook Creek P-1 channel and also requires a Shoreline Substantial Development Permit. GENERAL LOCATION: 1100 Oakesdale Avenue STUDIES REQUIRED/OR AVAILABLE: WA ' • PUBLIC APPROVALS: Environmental Review - Administrative Site Plan Approval Shoreline Substantial Development Permit Building Permit • Comments on the above application must be submitted In writing to Jennifer Toth Henning,Project Manager, Development Services Division,200 Mill Avenue South.Renton,WA 98055,by 5:00 PM on November 03,1997.If you ' have questions about this proposal,or wish to be made a party of record and receive additional notification by mail, contact Jennifer Toth Henning at 277-8188.Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I • DATE OF APPLICATION: August 28,1897 NOTICE OF COMPLETE APPLICATION: September 17,1997 • • • DATE OF NOTICE OF APPLICATION: September 17,1997 a • I l pa L i • . , NI - O. MB 411;i -AO • / i � 1' yw b �jl�lllllllllllllll IIII II o 'rm11111IlIUu11111h INTERSTATE 405 - , GEmMLOT.000 CERTIFICATION ' • I, /.47T nA/A/i-/ , hereby certify that copies of the above document were posted a in conspicuous places on or nearby the described property on Signed: : ,e STATE OF WASHINGTON ) . • ) SS COUNTY OF KING ) • Aj f I certify that I know or have satisfactory evidence that �;�� in signed this instrument and acknowledged it to be his/her/their free and rloi r}tk.ry act for'the uses and purposes mentioned in the instrument- = @• f)• ��L'1" n Dated: q//e/17 . ,, ,4,,,,ri'-' Notary P blic in an or the Si• lei (.1Na's'hiriglon . Notary (Print) My appointment expires' NO1ARY,OOC f// Oti(cY 0 • NOTICE OF APPLICATION PLANNING/BUILDING/PUBLIC WORKS DATE: SEPTEMBER 17, 1997 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-97-128,SA-A,SM,ECF/EXTENDED STAY AMERICA HOTEL DESCRIPTION: The applicant, Mr. Dan Stems of Extended Stay America, requests administrative site plan approval and environmental review in order to develop a vacant 3.88 acre site with a 110-unit hotel. The three-story structure would be for extended stay use and have small kitchenettes in the units. Parking for 120 vehicles would be provided. The project is within 200 feet of the Springbrook Creek P-1 channel and also requires a Shoreline Substantial Development Permit. GENERAL LOCATION: 1100 Oakesdale Avenue STUDIES REQUIRED/OR AVAILABLE: N/A PUBLIC APPROVALS: Environmental Review Administrative Site Plan Approval Shoreline Substantial Development Permit Building Permit Comments on the above application must'be submitted in writing to Jennifer Toth Henning, Project Manager, Development Services Division,200 Mill Avenue South,Renton,WA 98055,by 5:00 PM on November'03,1997. If you • have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact Jennifer Toth Henning at 277-6186. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: August 28,1997 NOTICE OF COMPLETE APPLICATION: September 17,1997 DATE OF NOTICE OF APPLICATION: September 17,1997 I. LI", I II .51 • 3 111 ' S r,RP°;i�iIIIIIIIII0 PO 11)111°%". t""''iilllllllllllllllllIIII �nnniUlllll�l INTERSTATE 405 GENMALOT.DOC � :CIT.x OF: RENTON LL`l Planning/Building/Public Works Department • ' -Jesse Tanner,Mayor Gregg Zimmerman P.E.;Administrator September 17, 1997 Mr. Dan Stems Extended Stay America - - 616- 120th Avenue NE#C111 - -Bellevue, WA-98005 SUBJECT: . •- Extended Stay America Hotel 4 ' ' Project No.•LUA-97-128,SA-A,SM,ECF -`'• - • Dear Mr. Stems: 4 - 4^ - The Development Planning Section of the City'`;of Renton..has::determined :that the'' _ - . ' subject application'.is'complete accordin `to submittal re uirements and,therefore, is .. 9 ; 4 . :accepted for review. . ,: It is tentativelyscheduled for consideration by the Environmental Review Committee on: .; October 14,1997.,Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me,at 277-6186, if you have any questions. - . Sincerely, nnifer Toth Henning . _ Project Manager :• cc: Mr.Martin Smith/Property Owner - _ - - 200 Mill Avenue South Renton,Washington 98055 :: This paper contains 50%recycled material,20%post consumer , , . ,:;..>�;:::;<>:;... .:;:;�.;• .• .. ...::.::::�;:. ..:::..... :.CITY'OF..:RENTOIV.» �i'<>::>::»::a:::::.:•:: ;;: >::.g: .>;w:. .:....;:: . ;: - . .,: ::;>:::::::�<:::;;;:: .:::.:� :>::::.::.: :::;:.:<:.::>;::: :: :;::.;:;:>«::::..>.::::;.DEVELOPM �I ET,SERVICE .: :. f .. I 0 N A .::...::::::.:::.:::::.::.::::.::.::::.:::..::.. • .., »:::.PROJECT INFORMATION.:-:: .. . ::::<: :```�>PROPERTY.:QWNER(S}.:<:;:::<:: .:�.::: .: =�:=:: ::> ::»:::>::.»::::::::>:::>. Note:::'If there i's;'more:t one legal owner;:please attach.:ait'addidorssi nc:arized Master Aoolica&ition fbr aacfi.owner:: `::"> ',; '' PROJECT OR DEVELOPMENT NAME: NAME: ii4cid/ — C / �O I bil );'2,1/te CD PROPERTY/PROJE T ADORESS(S)/LOCATION: ADDRESS: _ NCO © j/,( /ice �Gt I1 D 4 tin-7 /%ti.u�. #,S a P GJ4 ��j.Cr ' KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY:1 wA, ZIP: ey (?./0/ TEL=PHO E NUMBER: EXISTING LAND USE(S): ("��� 6�' 2. - 33 Oo _;:: >'APPLI: ANT;(if;:ther:tfiar!.owner}" :> !!: N PROPOSED LAND USES:(JI AME(....7' Ad-rei( : - Ul ,� .s: C77'Lif a COMPANY (if applicable): ,\,..././ % za EXISTIINGCOMPREHENSIVE P(.AN.MAP DESIGNATION/W c ( 4i YI� 1/ � j //71-,0/ / _if . ADDRESS:. PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): 1 CITY: I ZIP: EXISTING ZONING: 7ii,ge/i/IX-2-• M-- fF00S ,. . Co - Cor c TELEPHONE NUMBER: (rUt! � J ) � J 3 - O 2C c PROPOSED ZONING (if applicable): ;:: CONTACT.:PERSON,;;`: ::;:: ::: A— DEVELOPMENT PLAN SITE AREA (SD. FT. OR ACREAGE): NAME: r:C if! Site /LS 3 .6 au,e-s AUG 2 9 1997 PROJECT VALUE:CCMP�, (ifQ plicable): , .�/1 .E i " . ii 54( Urn/ O7d ` 1 ADDRESS: IS THE SITE LOCATED IN THE ACUIFER PROTECTION AREA? 616- 1 .74761_7,Le_ A -,tt /1/ 4• CITY: ZIP: If N6 8,Pnii&V ..g.. f �/(/' 4/� qo". O S IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRC'4MEENTALLY SENSITIVE AREA? • TE' =•'I-iOr1E NUMBER: ,p weer sp yd)vzxe! f i f ♦y LEGAL DESCRIPTION LOT 4 OF CITY OF RENTON SHORT PLAT NO. 016-88 RECORDED UNDER jECORDING NO. 89 1 02 790 1 3, RECORDS OF KING COUNTY, WASHINGTON, BEING A PORTION OF TRACT 8, WASHINGTON TECHNICAL CENTER, ACCORDING T:0 THE PLAT THEREOF RECORDED IN VOLUME 122 OF PLATS, PAGES 98 THROUGH 102, INCLUSIVE IN SAID COUNTY. 1 <;::::: »::::::>:LEGAL DES p ION OP<:P.ROPERTY::: A. .a'.h.. ..;.:.. . : heet if`necessary)......... . • , . • ... .... ....... .............................................. /aTl N<&::::FEE :»> > : >:»> >:<> :: > < > >><<> > >;>:: ;: : : ;: <<:>:.Che`ck:'all"a lication'. es" ha :a I -.Ci ;: .ff:will:d termine>:f a :>;>::>:::>:::>:>: : > :::: :>:>:::>:::>:::::«:::::,..: sta ... a e. .s........................ _ANNEXATION $ SUBDIVISION: _ COMP. PLAN AMENDMENT $ _ REZONE $ _ LOT LINE ADJUSTMENT $ — SPECIAL PERMIT $ _ SHORT PLAT $ _TEMPORARY PERMIT $ _TENTATIVE PLAT $ - _ CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ SITE PLAN APPROVAL $ l/IVQ _ FINAL PLAT $ _ GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ ._ VARIANCE $ (FROM SECTION: ) _ PRELIMINARY WAIVER $ _ FINAL _WETLAND PERMIT $ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN . $ SHORELINE REVIEWS: .SUBSTANTIAL DEVELOPMENT $ t _ CONDITIONAL USE $ _ VARIANCE $ — EXEMPTION $No Charne . ENVIRONMENTAL REVIEW $ REVISION $ r_ • b T;:: E HIP:»:;:>::>•>:::>:::>::»::::>::::::>:>:::::>::::igii:::€iii :>::»:>: :>::_:;:::<::::<:>: > >: :>:<: ::«:::>::::>::::>:<:::»>: :>: ::>::::>::>::>::>::>`/fiPFI �4VI O F. OWN RS . I, (Print Name) , declare that I am (please check one)_the owner of the property involved in this application,_the authorized representative to act for the property owner(please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. • ATTEST: Subscribed and sworn to before me, a Notary Public, in and for the State of residing at (Name of Owner/Representative) , on the day of 19 (Signature of Owner/Representative) (Signature of Notary Public) <. <s ;:: :;;:: : ::':< > ` '""'" : `(T' : ::. 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NO*::::::...fi.::f14#0:::ikqj1:01:-*.i ..ij?AOjiliietOi.......4.:0*ri0..4.##:.....6 1.:.#]#..:!)::44..,. t!iii...q !..:::: .ncitariiesd:.-MaitiKAPPlidetitirildrliedh'..6WiiiiK05'. :F:::-R:VQ.O.gsggi:4* PROJECT OR DEVELOPMENT NAME: NAME: ' ' PROPERTY/PROJECT ADDRESS(S)/LOCATION: ' ADDRESS: . . 1 , ,CITY: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): ZIP: ! ! • I TELEPHONE NUMBER: I EXISTING LAND USE(S): , I . ' - I I 1 ................. ..... ............. .......................... ................. ................................ , ................... ..................................................................................................................... .................. ..................................................................................................................... ...... . ... ... . .... .. .. . ...„,................................................„....................................................„............................... .',....iiiiigiiii:::.:iiiiiiiiiill:iiiiiiii.*:;:iiA.....P....P..LI.,.C,,-.A.,.,...N.,..T...iiiiiltli.01t.h...Orith...alr.C:10.11V......ner.Y.:: :V;iilil•;:.:Ii:,.1:.1:1;11ilill.:i. I PROPOSED LAND USES: NAME: 1 , . • : . ' COMPANY (if applicable):I EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: !. . . .I ADDRESS: ' PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if apolicable): I . I , CITY: ZIP: EXISTING ZONING: I , TELEPHONE NUMBER: . . : PROPOSED ZONING (if applicable): CONTACT PERSON SITE AREA (SQ. FT. OR ACREAGE): NAME: ! 1 I ! COMPANY (if applicable): PROJECT VALUE: ADDRESS: , IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? CITY: ZIP: •. , . 'IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER: ' • FQEIHEIT 0 110A\ AQCHITECT&, IYC . , PA Evergreen One, 10940 NE 33rd Place, Suite 202 Bellevue,WA 98004 (425)827-2100 PROJECT NARRATIVE & CONSTRUCTION MITIGATION DESCRIPTION: The 3.88 acre site is north of Interstate 405 at the NE corner of the intersection of Grady Way and Oaksdale Avenue. Access is off Oaksdale Avenue SW with a mutual access easement along the north property line. The proposed project is a 110 unit, 3-story hotel facility for an extended stay type use with small kitchenettes for cooking. Proposed building is of Type V, 1-hour construction with an exterior insulation finish system. The height of the building is 32 feet, with lot coverage of 13 percent. Estimated construction cost is $4,000,000. Proposed start of construction is the Spring of 1998. Construction hours will be from 7:00am to 600pm. Transportation route will be off Oaksdale Avenue SW. Site will be watered to control dust during construction. Proposed site drainage would include biofiltration but no detention. It is proposed to convey stormwater underground to a biofiltration swale for water quality. This parcel participated in the relocation of Springbrook Creek into the P-1 channel and was included(in a developed condition) in the sizing of the Black River Corporate Park detention system and is therefore exempt from providing additional detention. There is an existing drainage ditch which will remain on the south side of the site. A small portion of the ditch will be culverted to allow for the underground stromwater conveyance to cross the ditch to enter the biofiltration swale. Springbrook Creek is located outside our property line, across from Oaksdale Ave. Ordinary High Water Mark of Springbrook Creek is approximately 117' feet from edge of the west property line. The creek is a marsh with low grassy bank. RECEIVED AUG 2 8 1997 DEVELOPMENT PUNNING CITY OF RENNTON narrative.doc MARTIN SMITH Opc. REAL ESTATE SERVICES /p 1f C ryOFA p�AING August 27, 1997 • 1109 First Avenue Suite 500 Seattle, WA 98101-2988 206.682.3300 FAX 206.340.1283 City of Renton Municipal Building Renton, WA 98055 Re: Owner/Agent Authorization To Whom It May Concern: ESA Management Inc. and Freiheit and Ho, Inc.,Architect are authorized to act as Agent on behalf of the Owner to pursue all entitlements and permits necessary for the proposed studio plus hotel development at the Blackriver Corporate Office Park,Phase VI. re , ey . Rush ember Blackriver J.V. L.L.C. JAR:dcb • • • WV' I CITY OF RENTON DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CH ECKLIST PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C 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: This 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 precise information known, or give the best description you can. You 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 delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. 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 time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for NON PROJECT proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For NON PROJECT actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should read as "proposal," "proposer," and "affected geographic area," respectively. RECEIVED AUG 2 8 1997 DEVELOPMENT PLANNING CITY OF RENTON Vir — Environmental Checklist A. BACKGROUND 1. Name of proposed.project, if applicable: Studio Plus, Extended Stay Hotel Oakesdale Ave. SW Renton, Washington 2. Name of applicant: Extended Stay America 3. Address and phone number of applicant and contact person: Dan Sterns 616-120t Ave. NE#C111 Bellevue, WA 98005 phone (425)453-0265 4. Date checklist prepared: 8/26/97 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction to start Spring 1998 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. NO 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical report, drainage report, wetlands report 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. No 10. List any governmental approvals or permits that will be needed for your proposal, if known. Site plan approval, shoreline review approval, construction permit, building permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. Develop 3-story, 110 unit hotel facility on a 169,275 SF site with ±67,000 SF of building. Hotel use has kitchenettes for extended stay use. 2 • Environmental 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. North of Interstate-405 East of Oakesdale Ave. SW North of Grady Way B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat. rolling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope?) =4%slope at existing drainage ditch 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. Filled site, silty sand over soft to medium stiff silts d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Additional structural fill will be placed on site to pre-load building pad and to even site areas, source unknown at this time. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No. temporary erosion control, siltation and permanent drainage control structures will be installed per city standards. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 80% I _ 3 lirr :7— Environmental Checklist h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: No. temporary erosion control, siltation and permanent drainage control structures will be installed per city standards. 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 give approximate quantities if known. Normal dust and emissions during construction and emissions from vehicles after construction. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No, some odors from Metro treatment plant to west c. Proposed measures to reduce or control emissions or other impacts to air, if any: Watering of site to reduce dust created by construction. 3. WATER a. Surface Water: 1) Is there any surface 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. P-1 channel Spring Brook Creek exists off to the west of Oakesdale Ave. SW. Drainage ditch on south end of property. 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. Some filling will be done to re-grade the site for proposed parking lot. 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. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. Majority of site exists above flood plan elevations. 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. NO 4 PPP' Environmental Checklist - __ 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. NO 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. ;:F NONE 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. Storm water will be processed per City of Renton and King County Surface Water Standards. Detention should not be required per prior agreement and construction of the P-1 channel and detention basin. Existing drainage ditch on south side of site to remain. All water will eventually flow into Spring Brook Creek and then into the Duwamish River. 2) Could waste material enter ground or surface waters? If so, generally describe. No • d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: NONE 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: maple, aspen, other- cottonwood, alder& hawthorne evergreen tree: fir, cedar, pine, other shrubs X 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? Grasses and trees c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: 5 i 1 Environmental Checklist Native plants and trees will be planted as buffers and habitat as well as formal landscaping and grass berms 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: Birds: hawk, heron, eagle, songbirds, other ducks Mammals: deer, bear, elk, beaver, other none '- Fish: bass, salmon, trout, herring, shellfish, other none ii b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? If so, explain NO d. Proposed measures to preserve or enhance wildlife, if any: Provide areas of native landscaping. • 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. Electricity for lighting and heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. NO 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: Buildings will be designed per Washington State Energy Code requirements 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. 6 • Environmental Checklist NO 1) Describe special emergency services that might be required. None anticipated 2) Proposed measures to reduce or control environmental health hazards, if any: None b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Existing traffic on Oakesdale Ave. S 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. Construction noise approximately from 7:00 a.m.to 6:00 p.m. and automobile noise after construction 3) Proposed measures to reduce or control noise impacts, if any: None 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Vacant; vacant to south. Office facilities exist to north and east. b. Has the site been used for agriculture? If so, describe. No, last open use was golf course c. Describe any structures on the site. None d. Will any structures be demolished? If so, what? NO e. What is the current zoning classification of the site? CO f. What is the current comprehensive plan designation of the site? E.A.V.= Employment Area Valley g. If applicable, what is the current shoreline master program designation of the site? N/A 7 Environmental Checklist h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. NO Approximately how many people would reside or work in the completed project? Maximum of 220 residents plus 10 employees. j. Approximately how many people would the completed project displace? NONE k. Proposed measures to avoid or reduce displacement impacts, if any: NONE Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Landscape and buffer to compliment existing uses 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. N/A b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A c. Proposed measures to reduce or control housing impacts, if any: None 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Approximately 32 feet high. The primary exterior materials will be E.I.F.S. and glass. b. What views in the immediate vicinity would be altered or obstructed? NONE c. Proposed measures to reduce or control aesthetic impacts, if any: A design review as a part of the required city of Renton site plan review process. 11. LIGHT AND GLARE - 8 Environmental Checklist a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Parking area lighting during the hours of darkness. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? NONE d. Proposed measures to reduce or control light and glare impacts, if any: Provide cut off shields on all parking lot lighting. I ' 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Natural preserve areas to north. b. Would the proposed project displace any existing recreational uses? If so, describe. NO c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None 13. 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. NO b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: None 14. 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. Oakesdale Ave. SW, SW Grady Way and Interstate-405 b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Transit exists on Grady Way, SW 7th Street and Interurban Ave. S. 9 • Environmental Checklist c. How many parking spaces would the completed project have? How many would the project eliminate? 120 parking stalls would be provided on the completed project, none would be eliminated. 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? NO e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. NO f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Approximately 500 weekday trips with 45 during p.m. peak hours g. Proposed measures to reduce or control transportation impacts, if any: None 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. All facilities are already available b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water,telephone, sanitary sewer. 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. Sewer,water, gas, telephone are all available on site or in the adjacent right of way. 10 • Environmental Checklist C. SIGNATURE •, 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: Name Printed: � %-�( 4 sfQ'�s Date: g727/') 11 • r.-a Post-it` Fax Note 7571 ic- a , 1 `-' • r l.-;1 `,' . I. C • peges I To .+.J" l'Jrs From 1��' j �r�l.1� Co. 1 tr .1 The Phone a ,r Fhcne a —1 Fax+c Faxx - _.. Group TO: Dan Sterns DAT : July 2, ;S 97 ESA Development FROM: Tasha Leshefka -• ►G: 979OO.00 The TRANSPO Group, Inc. `r AUG 1 _ 1997 SUBJECT: ESA TRIP GENERATION This memo summarizes the tap gene_''t:on c rac ensues for the proposed ESA.development projects in Kent and Oaksdale, Was :gton. 7,T.ra ..4-1 de-starid the awn sepa.-ate projects to include a 135 room El.-tended SLay-America hotel on 77a.shi 'Gt:Avenue i n Eent. \ ashin ., (4-7010) -.^.d a 107 room Extended Stay.er•oa hotel in C, so: 1e Wasn not Te IL ....�:C_ u. c.r..V2_... � —`0�01". C#418). 1 RC stayedinthel t,�teaded hotel does not match cios•_11 with 2=_v of lane uses ,;eSCro !�',rrir, Generation.Manual. Thu. trip generator:r: is based on a study Conducted at a 119 room E.S hoxcI in Gcor a, rather than =e !E : . C-e-norai`c Manual. =;s source+.as utilized d to determine the Trip generation rates asso•:LLted.with the hotel and the percentage of inboundand outhou.nd trips during he r\': perk hour. The studs tzck into account ten days of 1a9 c counts, hotel occupancy, and the number of hotel rooms. The data suggests a.weekday Tato c,( 4.57 trips per room. and 3.?M peak hc.r rate of 0-42 trips per room. based on 100 percent hotel occupancy. This methedolov has been reviewed and accepted by severe. jurisdictions s L-, Washington for n-a.fic studies conducted on behalf of proposed ..rA de e_Cpments. Table I summarizes the daily and PM peak hour trip generation associated with each of the proposed ESA.sites. Table 1. ESA Project Trip Generation - --- Daily PM Peak Hour Project Site Rate' Trips Rater In:, Outs Toiat Kent ESA 47010) 4.67 638 0.42 34 23 Oaksriale ESA( _ e) 4.637 500 0.42 27 18 45 atertiled oti ESA tip gsr:aratian study,interim::cf Lips per note:Loom. 2 In=60 osrcent Out it 40 oeteenr —�...— — As shown. the Kent site i5 expected to generate appro ma`Iy 6308 weekday trips, with 57 trips occurring during the PM peak lour. The Qaksdalc site is expected to generate approximately SO0 weekday Lips. with 45 occurring dui ix:a the PM peak hour. We appreciate the opportunity :o provide tr a isporation services for ESA Development. If you have any questions or comments regarding the information presented Ln EL I, memo. please contact me_ ,'ne Tn"ANSPO urn;; Inc. 1433 J' 24 ;pro. '-e- 3pp _o••r�7.37 .ae;� -, P. _5 t .c.c .t:�..__L Suu_S.+i ._ epee,kzshin�:�,._o.�_. a,�. =rLX tZa'o7.._a <2aie,, :9°1 . ` ,291 ' n j— Z, S LANGSTON 01) 3' A0 A s '/1 y 1� — + S 01<33RD S 1 S 132N ST AIRPORT WAY f��{, of ��tiT V E S a vs f �� �� eMA N P zsip D cb 5 j a a f'�� 4� \-.-1 r ( N 900 S 2ND Sr -4)- R Li t • Rij Q <�p� S 3RD ST 'N f I i 1 La s y R SD s3�Q� s 4rfi s I� W t�� Ls �1,ack I g L9oo X K n ._ k > U,4LINcro NoRT►I—V. = N J S I44TH ST • 4, w W i • N Q s `` VALLEy tn PI co SW 7TH ST ti In inS 3 S 7TH ST 147TII H ti > " V�P� VI S1 �7 a a • . lsJ n El s J �� `j I`J �� d <ro S ro S`� t pStl Si NM n H h IS T S r 2� cp SW GRPa / 7.ve , r �, STU1WDa AVE a. INESURDA � o I ; v :‘,,, SW 16T14 ST -all Pir L C N rill SOFT NCFNtn T 4 05 �' 9A ✓DCVO y �, UkN ILA I PKW Y N , . 40 ti ['l VICINITY MAP LONGITUDE N /I7'2f3'19" 1 BLACK RIVER CORPORATE PARK LATITUDE W 122' 13'S�3" NOT TO SCALE r , I 7 DIRECTIONS: FROM HWY 905 SOUTH, EXIT RIGHT RE Nr1,O N , WAS I I I N GTO N ON VALLEY PKWY. TURN RIGHT ONTO SW 10TH ST. THE SITE IS ON THE NE CORNER OF 1OTH AND VALLEY PKWY. '�j ' i N ©, TT ,) . r ',3. D e% n_ \I.4\ '. r n_it2 S u►HGS70N Rb 6 Z -•'« ll S )32N S7 [ AlfIP�tT WAY IS — {- S 133R11. ST p�� S ,f p. �h put D o > sk A 4.1rr P, f pf R£ _A a �F,p Cl) aann.�� Id AY S p,� r' : S 2ND ST v�9` - , Ro 90o S 3RD SZ H • 9 R E N v, wf 3� �,�� 6 c > rn vi d' e. Q, % r�tiJ ►r S 47H S R , s �{ t f� a i a i W S Rik `'< vitae >. s :-_. U N Q N Y 1 'v > C{5� �' � iY NCR = I m ' u T1 ' y z a I s A 4 1 44 TH4 v► • N _ STz ALLey TH )TH 41 5y 7TH Si �L • n to I47TH ., a' S In 57 A ,i4 o H !GP ra b � a m v � �.i.4 � Su 1Qi�RA�y 1 WAY a z 1513T O o �� a�a �,� n p. 3 wp ST ;:%*'......../°:;:* / :1' ik IHl[RURB _ (���..\410pr- rt. m S TUKW 1 S 51t 16TH ST *111" PI 9rr.,,, , ,,...._ ��� S sNT ,i-9,,, f v�"stk,,,..---- „,� Cj 6� .. f �r a ) \ v..� f 1 1 _ VICINITY MAP NOT TO SCAI �aE'VF� me 2 8 1997 >+ bsP co v 2730[7rc;drnprf.Tre.S. Deaiga Numbrn 550-97 R2 13nf8na: 7: Virden lhiiayginda ti1ENT ■ S,cr�h,WA 98134 StudioPLUSSbnl: 1 of b SurrSprrson: Reiss PuuN14j vnfkt kdeal[rp�h s1y pp R ONNING m �Y rS 2062211112 SklyMo�rpiaduoiorrlthir N USA 800 562 2654 Siv e I onkMfete Ave SW d Grady wee Filr Nome 5 50-9 7122.14r Dui: 08-2 S-97 FAX 106 22>; 1123 Iken1on,Wenhington 08 •26-97 RI lesion mood. 08-27-97 R2 • r, 2. yJj lxD 1 .: ._ 111 A ` u N,I111 -I,Y ` r` ,\ p c=r _ 'Y t _ - a • - t -I.- — r.It r. c [jc [ c r. .1\. l c�.w ` :.,,,,: , r. C n. _ n__ 1/4::.. tL. FT2.11] . , a•:•••.. �y�� 1} A .__ J wur . —L_rf3] �-" 1t I INto_ I �(I.1 1(pf4YR rY ' (. 1l ��l I I i M/rN ,f MI \ 111 A ("p n • l•Y Ihtt 11WIWff WI MT Irlft I \ •mllw■ �i ; .\ N_t+T1.1 uvr L } 0 -- • ..-, \ ..,..f• .„.„ r, \ , .. • rc 1 %; `^ ' f , 1 r1i4# ,1a I Ili: 11_11 1 ) ---- - ..."--::4,7,- ....-\\...,-.1.-...-- i.:. ..;.... .,..:. . , • c....____.-1-_ 1-:-.f; \ , ,,,.. 11:,..:"i„,,,s,,i 1 ,.. ...„ .....11 1 i lici-- ., ._,_-_,.,....., ,,..-,........,„,,,,, ... t.0 �I •/�` / , -..., •b�wr'i_. /� F • , ; cam_ ; A -- s in \- ...,,•'1:'.'•\:'-f::.;*".--7-:-- `.:______.: ..---.---7:-- r-i [ • \ _...-.,--t -1 i\-- LC 1-44-ft.i.-7. . ,\,,\ \ \ , , ✓ - _- l --•-1----J ✓, �i. ' ,`,«'- ._ Site Plan to- �` Scale; Not 7o Scala m.4 r-r CO _ 2tb 27300c�rntolAtr.S. DnigoNumber: 550.97R2 Dedgars: T. link!, 1Ysmlg'ioltetraIsystatG7 p Sroglr,N'A 981122 10 f i'e g ), 19 ' 7Ei 2, A 9 1 122 3hrtt: 2 0 6 SQles rsvn: Rau Dru hr wdtl Rkff![opysbM trrs 9 © USA SOO 51,2 2854 Stoat A_Ostkider Ave SW P.Grady Way HP Nemr. 55O-97R2.cdr MO: 08-25-97 Nab No tootodudioiliiatrELCY FAX 1 D6 223 1123 Renton,Washington 08- 26 • 97 R 1 &in wort C11 y pF NT PLANNI . 08- 27. 97 R2 lima, NG . • cr m w ID ci 0 . _ .. --i @L1var TRUSS.EIRN� —.... 1 ;'IT1TT;;; _ _i. ---II" - *,.a._.'—. _ — , - i I! ,m II' — _ R owl _ a..,w4-r ri=i, r---e 22L11 I- - iLla70 • iWest Elevation:A-Manufacture one(1)set of internally illuminated channel letters reading"Studio PLUS". o Scale: 11312" = t'-0" n U) In D CC CS) �+�. (111, 14;} or{t j 1.I I II—II _NMI III 1 - . ►1� r L ▪ 3 South Elevation:Al -Manufacture one(1)sel DI internally illuminated channel letters reading`Studio PWS'. CN 4 South Elevation:A-Manulaclute one(l)set of internally illuminated channel letters reeding"Studio PLUS". Scale: 1/32" = I'-O" CV V ) • r-1 J cry• ' F cEI 17 ED Cn r-1 '- CO 2730 OcridnomlAve.S. Design Number: 550.97 R2 Designer. T.Virden Mitate&Don,li 48 2 g N__ iibeArt Sn1e,WA 98134 StudioPLUS Sheet: 3 pi SriJrsprrserl, RRunDvagh�, order fedeni felytlphl lir{ - C7 1997 CO=: m TEL 206 223 1122 Mir No irpiod of{hrs © USA 800 562 285 4 y Me Name:. 5.5D•97R2.cdr Due,: 08-2 S. 9 7 ' Stme —Thereon, WrnbInsii n Gaacl wey dr.tnw yl ELOPmevrP tixz06223 11.3 D8-27-97 R2 CITyOFRI'fV ANNING • - e m w1 A 0" 1 ..:r a_ 0 L\ ,•J c-" • Dr _..i I . L, r, ___.. .)RD1- . 1 . 0 . . StU CI H 5 P.E C 1'F I`C AT-1 0I'J. _ _-". .. . _,. "Ht; I Channelume return,51/4"deep _.•. - •0 n A-Manuloctmeone(1)set of internally aluminaled channel letters. in Scale:1/2"= 1'•d' EMT conduit - - D CC 9 Channel letters to be fabricated from 5 1/0"deep chennelume. Paint returns to match Dark Bronze. lnletier of lelters to be while. 1 3/4"tube support stand — I S Faces to be 3/1&GYRO#D15.2 While acrylic, p• Internally illuminate channel letters with 30ma,120v, 04500 While 1/2"While Sintra ---- • ----------- neon glass, Electrical housings to be G-Cups. Power neon with equivalent 120v,30ma,Uanstormers. Acrylite#015-2 GP While -- • -••- • — >r Letters to be mounted to specified location of building. Attach G-Cup• -- .-•-- - letters with non-corrosive fasteners, -- m 30 m.a..15mm, - - - -' in ' *4500 White Neon. m rn cc,w 30 m.o.,120v,llanslormer --• - --- -- N I.,...r• within remote sheet mete!box N' v ' Section Detail iSb -1 i Scale:3/4"= 1'-0" ram . DFVFLo V97 • �,; en), ' rc NTp CO•r 2 730 Oceidentnl Arr.S. Draign Number: 550.97 R2 Deliynrr: T Yirdrll This eipndamrak irpiolMtt /O .wG j Seattle;N'A 911131 StudioPLUS Sham 4 of 6 Saks!erwer Rev Dixigh 5• Wu hdad Lap right loot p' TEL20622) 1121 USA 800 S62 285d Slum® OM.!dar?Av,3W a ready Wrsy !ilk Name.: 550-97R2.cdr Darr. 08-23-97 Nth goreptatuoio�d FI) PAX 206 22.1 1123 Renton,Washington Dd- 26-97 R I IN*to KW 08- 27-97R2 uD • 52'•6" A1 141 LStuoio . V } E•Cl'F I C A'T1 o N S. :` '= _ `' 3� r ti: Channelume return,51/4"deep ___..... . 0 Al•Manutaclure one(1)set of internally illuminated channel letters. Scale:1/2°= 1'•0" EMT conduit - - - - • D Channel tellers to be fabricated horn 5 1)4"deep channetume. Paint returns to match Dark Bronze. Interior of letters to be white. -- D Faoes to be 3/1 ti CYRO.O15.2 While acrylic. -- ' ry 1 3/4"tube support stand s Internally illuminate channel letters with 3Orna,120v,#4500 White 112'White 5intra - - neon glass. Electrical housings to be G-Cups. Power neon with equivalent 120v,30rna,transformers. Acrylile 4015.2 GP White - - - 1 Letters to be mounted to specified location of building. Attach letters with noncorrosive fasteners. GCup - 30m.a., 15mm, (0) _ #4500 White Neon io , o- ; m . in OD J r9 33D m,a., S2Qv,Transformer -----•— -—- — r r= within remote shed metal box �/ r-1 J b�� �9 Vr v Section Detail , is® 4 Scale:314" = t'•0' 20 'cLOx, , c/ry FRT PNi c7VTON NG co 27300ctidrnml A+4.5. Design Number. 550.97 R2 Designer T. ti dI lldsogprretrrIVAfsp ledr tiltilbeArt .laurelf,WA 98134 StudioPLUS Shed: 5 of b Salesperson: Rrtss 1)nu8bt} ���Fednol r�p�phl lns. CO TEL 206 223 112.2 Mab Yn role rxio11Ns to USA 3t 562 2634 Storer Daksdnle Ave SW R Gait*Way life Name' 5 50.97R2.air Dare: OS-75 -97 n� PAX 20622) 1123 ibAnn,WeAlhgton 08•26-97 R1 drstntaurpl 08. 27 .97 R2 rf- •.. 12`-9 la. 20„ co Lo €— ' :`'alrOir t icle m 7r.11-, __ St.udioPI. US -„3,_ :let 1•xfc'llrlrrl .Clrry 1101r1 --3 P.E c t'1=;1 cfp a`xi 0 s,-:�-' .. ..- . �_<'t,�;�:;- Internally-I1alrrinaled 129.33 sq.ft double faced pyion sign. ' _.1 , I 1 Scale:3/1B'= 1'-0' ± N Tit_ /•'ul/ A itch( ff Y * UppB1 pylon cabinet to be constructed homsleel angle iron frame with u .063 aluminum filler returns with 5*radius retainers. pent cabinet and I- O M 11( ('h./1 It Il!L k. retainers Mathews Paint Acrylic Potyrsethene to match 3M#363D 157 = o w Cobalt Blur Translucent vinyl. tnlerior of cabinet to be white. Faces to ID 1.1 C l!I o be 3M#945 Series 11exiDle substrate with 1st saerfaca 3MFranshroent A I 17" Vinyl Graphics. Background of face to be 43630.157 Cobalt Blue, 1 1/4"Perimeter borders -. -.. --- 1 5/Br perimeter of background to show lhtu White,and 1 5/tY'outer 1 5/B'Poranater borders — - in perimeter to be#3830-49 Burgundy. All copy to show tivu While re re 1,- Lower eecondary cabinet to be oorastructedhorn steel angle iron llama with.0B3 aluminum filler returns with 3'racfvus rttaineta. Plaint cabinet and rotalnerst to match upper cabinet. Face to Slat 3/1 B'White Loon, WAh 1s1 aurtace vinyl graphics. Background to bo 03830.157 Cobalt Blue, 1 1/4"perimeter of back groundioshow thru While,and 1 1/4" outer perimeter to be 43630.4S Burgundy. All copy to show thru White. 1 Illurrinate cabinets with B00 m.a.H.O.daylight while fluorescent tamps io on maximum 10"•12"centers powered by 120v Advance rapid clad it r ballast or equal(minimum starting temperatures-20c f). Access to lamps and ballasts to be provided at the ends o1 the cabinet that access doom and panels or remavanble retainers on lower cabi ets. o' --Electrical to 1 Supped pipe'TBD standard steel pipe wall). Pairt pipe and plates to ` Pole size T.B.D. match to be determined paint color. Faedlhru pipe. ►TubeM to pour pipe totting. Footing dimererions are TBD. M . _ ��z i {2I 20amp 12W cbsuit required. m; ti'd' tY'a --Eleelrkeb Condu t 4--1 grade FRONT VIEW i END VIEW Lilr•+ - Pipe size end looting dimensions to be engineered for this site .�I rf -If 1 eccordtng to local code and requirements. Pipe and looting to �1l�. r-- u.,1. -J i1- �P be provided byTubeArt. `-111 2 F � `,- r. ,�' . DCVO OPy�ryFlV a7/ N v 77 30 Orcidcnte1 An.S. Desipn Number: 550.97 R2 Designer: I Virden Dis etiplwl Wont Is prolitil1 Y OF R ONN)NG Sank,W.4 98I34 StudioPLUS Sh,rtt: 6 of 6 Soluperrou: Runs F3oagdit2 wd,af�inl(grysllntnrn ©D TE1.2U6223 1122 o File Marna 5$D 97A2.cdr Doty. 08-25• 97 obNooprsd�daaollhn ' USA 600 S62 2854 Store IIDoNndu o Ave SY,a Grady was FAA206 223 1123 nrsrton,Waihlnctvr. 08- 26-97 RI iesanmcrpl. 08-27-97R2 � y First American Title Insurance Company 2101 FOURTH AVENUE, SUITE 800 * SEATTLE, WASHINGTON 98121-9977 COMMERCIAL TITLE OFFICER: MIKE N. COOPER PHONE : (206) 728-7229 COMMERCIAL TITLE OFFICER: RICHARD BOOTH PHONE : (206) 728-7234 COMMERCIAL TITLE OFFICER: LANCE LEWIS PHONE : (206) 615-3257 TITLE SECRETARY: ROSE SARGENT PHONE : (206) 448-6343 FAX NO. : (206) 448-6248 ORDER NO. 352336-5K YOUR NO. ESA SITE NO 418 BLACKRIVER JV, LLC/ESA MANAGEMENT, INC. TO: ALLEN MATKINS LECK GAMBLE & MALLORY 1999 AVENUE OF THE STARS, SUITE 1800 LOS NGELES, CA 90067-6050 ATTN: KAREN LAWLOR SCHEDULE A 1 . EFFECTIVE DATE : JULY 17, 1997 AT 7 :30 A.M. PROPOSED INSURED: ESA MANAGEMENT, INC. , A DELAWARE CORPORATION 2 . POLICY/POLICIES TO BE ISSUED: AMOUNT PREMIUM TAX MULTIPLE RATE EXTENDED OWNER' S COVERAGE $2, 000, 000 . 00 $3, 650 .00 $313 . 90 3 . THE ESTATE OR INTEREST IN THE LAND DESCRIBED ON PAGE 2 HEREIN IS FEE SIMPLE AND TITLE THERETO IS AT THE EFFECTIVE DATE HEREOF VESTED IN: IBLACKRIVER JV, LLC, A WASHINGTON LIMITED LIABILITY COMPANY PAGE 1 OF 15 DESCRIPTION ORDER NO. 352336-5K THE LAND REFERRED TO HEREIN IS DESCRIBED AS FOLLOWS : LOT 4 OF CITY OF RENTON SHORT PLAT NO. 016-88 AS RECORDED UNDER RECORDING NO. 8910279013 , RECORDS OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. THE DESCRIPTION CAN BE ABBREVIATED AS SUGGESTED BELOW IF NECESSARY TO MEET STANDARDIZATION REQUIREMENTS. THE FULL TEXT OF THE DESCRIPTION MUST APPEAR IN THE DOCUMENT (S) TO BE INSURED. LOT (S) B, WASHINGTON TECHNICAL CENTER, VOL. 122, P. 98 . PAGE 2 OF 15 Prepared for: DAN STERNS ESA DEVELOPMENT INC. 616 120TH AVE NE #C-111 BELLEVUE WA 98005 Report Prepared by: FIRST AMERICAN TITLE (206) 728-7236 Service Rep Name: TERRI NUGENT Date: 08/22/97 Delivery Type: COURIER Fax: 453-7655 Sales Rep Name: JENNIFER PORTER Comments: ******************************************************************************* Customer Billing # Cost Tax Total Investment This cover sheet is your invoice. Please remit a copy along with your payment To: FIRST AMERICAN TITLE (206) 728-7236 2101 4TH AVE, SUITE 800 SEATTLE, WA 98121 THANK YOU FOR CHOOSING FIRST AMERICAN TITLE, WE KNOW YOU HAD A CHOICE! ! ! ! Copyright 1997 TRW REDI Property Data TIPS On-Line • I .., -:--::-f'�-'� N .t.• I/....•:::::f.:§:71;;;:: f+r,..: I I rr i \ I i if. NA \ I riiif::+{ii:!i: lvx ............. 1. 1. �>.iii:4in : .:i>:: 1 I I I:1 1 \\ I I• I I • •> rr•�r'rf:i:i•:�'+i I. ii > i i .::............ ... ; I 1 7 1 Q i i 's 1 i i i i i I i :1 ? :i•>� I i i Q. PER to i --___ _ > >_?:' ! 1 _ -.L.. �._._.._._.._-.J j ` '/ + r/f /f• / `+f i 1 ; i:< _'`<. :: I / // / rrr 1 . I •1 O /. `/,r -- rr/f f``i" / I w............ /` i n1 rrrr !/r• j //- / r f / /i.! 44::::::::::::::::":;:. frN /�/// 1 //r• / / % r'r:i v' ' 4 . ,. 1 !r f/ / / r! / I S• i 1,i ..‘ •:f!/Jr' , ,„ r/r • . i ,� !' / .f,// `/` /j , - - NEIGHBORHOOD DETAIL MAP • i i rr/ :� \` - ! `!/,�`' i / / ;� - - SCALE: 1 = 200 j 1 /lfff�f/` I i i i • 1 •j i j I ' I • ; •! ! I I 0 200 400 ! 1 . i ; I ! ! ; ! ; ! L-.i_..i-•�-1-•-- • • ' • •I�• -- i 1.. I I .L..i--1--1--�'r--r--r•--r•— : ; ; ; 1 ! i i j ��- ..l-,--r--• ..• , j I . I ! •; i • I ! ; j I I / — ii i �.. ..�—I—t—"i.. I 1 I i i I I i i i I j i ; j RECEIVED ; i i I i• i i 1 i i i ; ; j ! i ; 2 8 ?397 DI V LOP1V11=NT PLgNNING i I ! : i j ! ! i i ! i � �---i--1--• -•-'1.-7-•r i i i CITY OF j'-T RL'NTON INTERSTATE 405 Fia"L-11[TnTEIT * HO , AD.CI-I-TECT8 -NC ...._ 9 .., 0 9 13080 LJ h Evergreen One, 10940 NE 33rd Place, Suite 202, Bellevue, WA 98004 (206) 827-2100 ****** ********************************************************* City of Renton WA Reprinted: 08/29/97 14 :26 Receipt **************************************************************** Receipt Number: R9705568 Amount: 4 . 80 08/29/97 14 :26 Payment Method: CASH Notation: MIMI LAM Init: LN Project # : LUA97-128 Type: LUA Land Use Actions Parcel No: 918800-0148 Site Address : 1100 OAKESDALE AV SW Total Fees : 2 , 004 . 80 This Payment 4 . 80 Total ALL Pmts : 2, 004 . 80 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 05 . 519 . 90 .42 . 1 Postage 4 . 80 ***************************************************fit************ City of Renton WA Reprinted: 08/29/97 14 :26 Receipt **************************************************************** Receipt Number: R9705567 Amount: 2, 000 . 00 08/29/97 14 :25 Payment Method: CHECK Notation: #w00012682 ESN Init: LN Project # : LUA97-128 Type: LUA Land Use Actions Parcel No: 918800-0148 Site Address : 1100 OAKESDALE AV SW Total Fees : 2 , 004 . 80 This Payment 2 , 000 . 00 Total ALL Pmts : 2 , 004 . 80 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 .345 . 81. 00 . 0016 Shoreline Subst Dev 1, 000 . 00 000 . 345 . 81 . 00 . 0017 Site Plan Approval 500 . 00 • ' Wetland Verification .Report for ,the ESA RENToN ::SITE #441S Located in the. SW :1/4 of NE 1/4 of - . • SECTION 24, T23N,,R4E, W M. " City,of Renton, County Of King,,State"of Washington For . Dan Sterns, Construction'Manager, NW Region • - Extended Stay America. '1.611-116th Avenue NE Bellevue, WA 98004-3024 . • Fax: (425) 453=7655 Phone: (425) 453-0265. :August 1997 1 John:•Comis,Associates = ` Wetlands,.Floodplains, Drainage , _ P.O. Box 73934'(mailing address) • 15209 111th Ave. Ct:,'E. (office address) Puyallup,,WA 98373 ntCEI ED ' • office: (253)'848-2233 fax (253)-845-0546 ': 7 , • 2�. egg www.wetlandsnet:com ' • • DEVELOPM°4 TON.' JOHN CO�MI , �' S�-ASSO I.ATES. -P.O. Box:73934_(mailing address) •" .;,' .. n -„ - `:; .1:5209 1:11th,Ave: t°'E: (office address), -Puyallup WA .98373 offce:'(253)'84.8-2233_` '. fax: (253) 84.5-0546 • www.wetlandsnet.com ; A'ugu'st'26,=1997; Dan Sterns,;Construction Manager, NW Region ". Extended Stay.America 161.1-116th Avenue NE Bellevue, WA.'98004-3024 • • Fax: (425)453-7655 :,. Phone: (425).453:-026.5. Subject: ;Wetland Verification Report for th`e.'ESA RENTO,N:SITE:,#418 • Dear,Mr:Sterns:' In accordanc wit your request,.I have completed a'study verifying the presence or absence of. wetlands on or within.100.feet•of the project site,.This:study'was done in,accordance.with our previous contract for professional wetland.consulting'services° ,The.wetlands study`was done.,in accol�d'ance with the City,of,Renton's Wetlands Management,Regulations:(City Code:Chapter.32). ,The_Extended Stay America(ESA):Hotel Site No; 418 is located,located along the east side ofOaksdale• Avenue'SW and.north of SW Grady, Way in the:City of Renton I examined<the site on.August 20, • • 1997;,to-verify onsite and offsite:conditions for_possible-wetland areas: :Maps,were also examined : at the City Planning Department which`show.the subject area and possible'wetlands.within the •• City limits. ,No wetlands are shown on the inventory Map:in;this project:site area This report documents my onsite;.analysis and'a'finding that there:are'NO,regulated wetlands, °: .situated within the.;property'boundary,-or offsite wetlands.within 100 feet:of•the_property:.,This. :non-wetland'determination:is based'on test plots taken along:the•topographic:low.areas'of the Site which.are,describ'ed:in'detail in'this report:' • r.; r; . This report,may,be used-:to,obtain environmental.approval for-the project.site I believe these_.: : findings and conclusions are correct and complete If you have;any questions concerning,this :report; please call at your earliest convenience. Sincere) hn G. Comis;.PWS.. >, Wetlands Specialist _' ;E Enclosures' File: \ESA \Renton418RPT:dod (JCA Job#970819) :• ! cc: °Gary:E,Warner PE Warner Engineering;,'5122 Olympic_Dr."NW, Suite-B204,'Gig Harbor; = , '• k' WA„9833 ,.FAX:-(25 3).85 58-8579,.Office: (253.),858-8577. •• •,: . CONTENTS 1. DATE AND WEATHER CONDITIONS during Analysis 3 2. SITE DESCRIPTION including Location, Size, and Current Use 3 3. METHODS USED for Identifying and Delineating Wetlands 3 4. FLAGGING identified for Test Plots Areas 4 5. FIELD OBSERVATIONS AND DATA EVALUATION 4 a. Vegetation 4 b. Soils 5 c. Hydrology 5 • 6. CONCLUSION for Wetlands Determination and Rationale 6 PLANS/MAP FIGURES: Figure 1. Vicinity Map Figure 2. Site Area Parcel Map Figure 3. Site Survey Map APPENDICES: - Appendix 1. Field Data Sheets Appendix 2. Methodology for Wetland Determination and Delineation Appendix 3. Bibliography Appendix 4. Resume for Wetland Consultant 2 Wetland Verification Report for the Extended Stay America (ESA) Hotel Site #418 1. DATE AND WEATHER CONDITIONS during Analysis. On August 20, 1997, we conducted field investigations to locate possible wetlands in or near to the subject site. The field investigations were conducted by John G. Comis, Wetlands Specialist, or under his direct supervision. The field investigations were conducted during normal dry weather conditions during the growing season (Aug-Sept). Weather conditions on the date of the investigation were recorded in the field notes as: * partly cloudy to sunny, some rain past week, no rain past 24 hours; * generally 'dry' site conditions, no standing water in drainage swale along east side of the site, small amount of flowing water in main drainage channel through south side of site. Antecedent moisture condition at the site was recorded as "dry" (AMC=1.0). 2. SITE DESCRIPTION including Location, Size, Topography and Current Use. The project site is called the Extended Stay America (ESA) Hotel Site No. 418. It is located along the east side of Oaksdale Avenue SW and north of SW Grady Way in the City of Renton. The site is generally situated in the SW1/4 of the NE1/4 of Section 24, T23N, R4E, W.M., King County, Washingtn. The site location is shown on the vicinity map (see Figure 1). There are no unusual or difficult access problems to site. The details of the existing onsite topography, physical features and structures are shown on a survey map by Hebrank, Steadman &Associates, Professional Land Surveyors. This map is included with this report and overlaid with the our test plot locations which are used to determine the presence or absence of wetlands along the drainage swales and topographic depressions situated within the project site (see Figure 2). • The`northern part of the site has been cleared, filled and graded. There are no existing buildings on the site. All of the northern part of the site is mowed grasses and forbes. The eastern and southern parts of the site are overgrown by a dominant stand of Himalayan blackberries and Scotch broom, mixed with various species of red alder, hawthorn, and cottonwood trees. More about the this in the vegetation section of the report. The site has a large drainage channel which extends through the south side of this area. A much smaller drainage swale extends along the east side of the site and through a wooded topographic depression at the southeast corner of the property. This area is investigated in detail and described in following sections of this report. The current land use of adjacent property areas are: South--a power line right of way consisting of a large metal tower structure and smaller wooden utility poles and an old 13 abandoned railroad grade extends into the southerly-most portion of the site; East and North--existing commercial and light industrial buildings and parking lot areas; West--a major City boulevard, Oaksdale Avenue, and a main drainage course called "Springbrook Creek". Some other developing property is situated to the south of the project site called the "Pierre Grady Way Site". This offsite area has another large drainage ditch separated from the project site by forested uplands. The offsite area to the south was previously examined in September of 1996 by this investigator for possible wetlands and none were found in that area. 3. METHODS USED for Identifying and Delineating Wetlands. • Methods used by this study for identifying and delineating areas which are "wetlands" follow the Washington State Wetlands Identification and Delineation Manual (March, 1997). The selection of a specific method or procedure follows: 1) the "routine onsite determination method" for undisturbed and non-problem area wetlands; 2) the "offsite determination method" for areas within 100' of the project boundary; and/or 3) the "disturbed area and problem area wetland determination procedures"for areas with disturbed vegetation, soils or hydrology. Representative test plots are used onsite to determine if a wetland exists within the property boundary, or to verify non-wetland conditions. Research of best available map information was done to obtain data on the presence or absence of possible wetlands in the site area. Map data was examined which included previous studies such as the City's Wetland Inventory map, FEMA flood study map, SCS soils survey map, and Drainage maps. This information is not provided with this report but may be provided upon request to document offsite conditions. No offsite wetlands are shown on these maps within 100 feet of the project boundary. • Test plots are examined at locations concentrating at the lower side of the site. The test plots include holes dug by hand 18 inches deep to examine soil horizons, and verify surface and groundwater hydrology. The specific soil cores and vegetation data for each test plot are recorded on Field Data Sheets included with this report in Appendix 1. • Possible offsite wetlands were examined within 100 feet from the property boundary. This distance represents the largest buffer width required by the City of Renton's Wetlands Management Regulations, beyond which no further analysis or mitigation is required. A detailed description of methods used, key definitions, and standards for wetland analysis are included with this report in Appendix 2. Please note that the interpretation of the site may vary depending on seasonal differences and long-term climatic conditions (i.e. drought or flood). The non-wetland determination is based on existing conditions found in the site area, including man-made changes such as drainage and maintenance of the ditches and culverts established in the onsite and adjacent offsite areas. 4 4. FLAGGING Identified for Test Plots Areas. Three (3) test plots are flagged with blue and green ribbon, tied to vegetation. Test Plot #A-1 is located along the east side of the site in the bottom of the small drainage swale near the soil log boring called "TP-2" which was dug for a geotechnical analysis of the site. The downstream end of the small drainage swale was examined in a grove of cottonwood and Himalayan blackberries at,Test Plot#A-2. This test plot is near the large drainage course but about 8-feet'above it on the top of the bank. Test plot#A-3 is about half way between A-1 and A-2, in a grove of Hawthorn trees, and located at the lowest area of the topographic depression shown on the survey map. Other offsite test plots were located along the old abandoned railroad grade and south of the large drainage course in the forested upland. These test plots were the same ones which had been used for the non-wetland determination on the adjacent "Puget Western Site / Pierre Grady Way Site". The nearest offsite test plot was along the south side of the large drainage ditch through this area. The numbered triangles shown on Figure 3!indicate the location of each test plot. These test plots were located by comparison with known landmarks points, property corners, trees and stakes shown on the topographic survey map and set by the project surveyors during earlier survey work. 5. FIELD OBSERVATIONS AND DATA EVALUATION (including Vegetation, Soils, and Hydrology). For the purpose of this investigation, three (3) test plots were sampled and recorded on field data sheets included in Appendix 1. Test plots are numbered as shown in Table 1. Findings for each test plot are summarized,in Table 1. TABLE 1: RESULTS OF TRIPLE PARAMETER DETERMINATION FOR EACH TEST PLOT Test Hydrophytic Hydric Hydrology Wetland/Non Remarks Plot Vegetation Soils Present Determination #A-1 No Fill No(dry swale) , Non-WL based on veg&hydrology A-2 No No No(dry swale) ! Non-WL based on veg&soil A-3 No No No(dry depres). Non-WL based on veg&soil 5.a. VEGETATION: Vegetation conditions within the southerly forested portion of the site, and in adjacent offsite areas to the south, are generally characterized as overgrown uplands dominated by introduced species of woody vines mixed with clumps of native trees and shrubs. The non-wetland indicator species which dominates most of the southerly site is Himalayan blackberry (Rubus discolor FACU). This is mixed with other vegetation which includes black cottonwood (Populus trichocarpa FAC) and some red alder (Alnus rubra FAC) are in the overstory stratum. Scotch broom (Cytisus scoparius NI(UPL)), Indian plumb (Oemleria cerasiformis FACU) and red elderberry (Sambucus racemosa ssp. pubens FACU) are also found in the southerly part of site's understory plant community. A few clumps of willow (Salix sp. FACW+/-) and hardhack (Spiraea douglasii FACW, and some buttercup (Ranunculus repens FACVV) are found in along the bottom of the 5 large drainage channel in the downstream end of the site. The upper part of the drainage course has overhanging vegetation but the channel bottom is very narrow and the bottom is generally a rock-cobble substrate, mixed with some woody debris along it's length through the site. There are no obligate wetland indicators found in any part of the site area. [see footnote below for abbreviations] 1* There are no endangered, threatened or sensitive plant species identified in the wetland plant community. There are no unusual plants identified in the wetland. This is based on observations at the site and comparison with the current publication by the Washington Department of Natural Resources titled "Endangered, Threatened and Sensitive Vascular Plants of Washington" (Jan. 1994). This publication is compiled by the Washington Natural Heritage program and updated regularly. It frequently has information which is significant to wetland categorization. 5.b. SOILS: Soils in the study area are generally shown on the SCS Soils Survey Map as a Renton silt loam (Re) with nearly level to gently undulating topography. The slopes are 0 to 1 percent. The area also appears to have a Puyallup fine sandy loam (Py) which is a moderately well drained soil in valley bottoms with slopes of less than 2 percent. The Renton and Puyallup series are listed by the SCS as a non-hydric (upland) soil. Other soil types included within this map unit are as much as 15% Briscot and Pilchuck soils, and some poorly drained Seattle muck in depressions. Soil characteristics in the north part of the site and adjacent offsite areas indicate a non- hydric soil condition typical of a filled site. The soils adjacent to the small drainage swale along the east side of the site appears to be a fill soil. The texture is a sandy silt loam in the bottom of the topographic depressions along the swale. Some faint mottles were noted in the upper soil horizon and more prominent mottles were found in the deeper test plots at 17 to 18 inches below the ground surface. 5.c. HYDROLOGY: The bottom of the small drainage swale along the west side of the project site had no water saturation or inundation at this time. The bottom of the swale is about 1 to 2 feet wide and it appears to flow only during wet winter weather conditions or only during peak storm events. The grade in the upstream (north) end of the swale is rather flat (about 2 to 3 percent) and the grade in the downstream end appears to flatten out into • the topographic depression. The upper end of the swale clearly indicates a well drained, non-hydric condition exists in this site area. 1- OBL =Obligate Wetland species("almost always occurs",>99%probability) FACW=Facultative Wetland species("usually occurs" 67-99%prability) FAC =Facultative species("equally likely to occur",34-66% ob probability) FACU=Facultative Upland species("usually occurs in non-wetlands" 67-99%probability) UPL =Upland species("almost always occurs in non-wetlands",>99'/o probability) NI =No Indicator Assigned(If a species does not occur in wetlands in any region, it is not listed. Parenthesis( ) around an indicator signifies the status is assigned based on the judgment of this investigator.) +=slightly more frequently found in wetlands. -=slightly less frequently found in wetlands. *=a tentative assignment of indicator status based on either limited information or conflicting reviews in the 1993 Northwest Supplement. 6 Where there are existing commercial developments and roads surrounding the site on the north, west and east sides, the storm water drainage systems in these offsite developments appear to intercept any storm water runoff and convey it away from any potential Wetland areas. The bottom of the small topographic depression along the southerly end of the swale (just upstream from the large drainage channel at TP#A-2 and #A-3) does not appear to remain saturated for sufficient periods of time to develop a hydric condition. The main drainage channel through the south side of the site is in a very deep ravine (8 to 10-feet). It appears to have at least an intermittent flow regime. A small amount of water was flowing at'the time of this investigation (August, 1997) and had been flowing during earlier offsite investigations for the Puget Western site (September 1996). The water flow was very small at this time and may go dry or become "influent" during the driest times of the year. However, if the flow has some groundwater infiltration-inflow along the 'upstream piped storm drain system, then the flow through this reach may be perennial. No groundwater seepage was observed along portions of the steep banks which we examined at the downstream and upstream ends of the channel. This indicates that the hydrology coming from the small drainage;swale at the east side of the site must only be surface runoff from a small onsite tributary;area (the offsite areas to the north and east mostly drain into a storm sewer in the parking lots). There appears to be no sufficient hydrology in this area to support a wetland determination in the southwest side of the project site. There does not appear to be concentrated flows in the onsite area which would cause ponding for sufficient periods to sustain a wetland ecology in the topographic depression. Furthermore this area appearsdirectly intolargedrainage to drain surface water the draina e channel at the south side of the site. Surface runoff from the site appears to flow directly into the large drainage channel through the south side of the site and on to the west through the large 36-inch culvert under Oaksdale Avenue SW and into "Springbrook Creek". [See the following section for conclusions of the drainage channel's functional value to the downstream creek resource.] 6. CONCLUSION for Wetlands Determination and Rationale. The entire site is determined to be non-wetland. The rationale for a non-wetland determination is at least 1 of the 3 parameters (namely hydric soil) is not present in all of the test plots. However, for most of the site the vegetation and soil indicators are both non-wetland. The most probable areas which are in the topographic depression at the southeast corner of the site did not have sufficient field indicators for a wetland determination. Furthermore, the offsite vegetation and hydrology indictors to the south appear to indicate that wetland conditions do not exist in that adjacent offsite area. The lack of sufficient hydrophytic vegetation results from drained subsoil's and a lack of sufficient surface water or groundwater saturation due to natural and man-made drainage systems in the tributary offsite areas. 7 Soils are not saturated for sufficient periods to time to cause a hydromorphic soil condition to persist. This is indicated by the spread of facultative upland woody vines such as blackberries which dominate the ground cover across most of the lower area. Invasive and non-native plant species dominate most of the site. The soils do not have dominant hydric characteristics. The large drainage channel through the south side of the site reveals a mineral soil in the upper horizon with a dense silty sand texture, a deep root zone, and a soil color with a matrix chroma of 3 or greater. The main field indicators are for a non-hydric mineral soil. Hydrologic conditions do not appear to persist within the lower area of the site for sufficient periods (at least 7 consecutive days in the growing season, March thru October) and at depths (15 inches or less) to sustain a wetland determination for this area. The main functional value of the drainage channel is organic detritus and food source from overhanging vegetation which falls into the deep ravine or from small invertebrates which grow within the channel bottom. The water flowing along the drainage channel conveys the organic material on downstream into the main fishery stream of Springbrook Creek.. Based on information provided by the Washington State Department of Fish and Wildlife, Philip Schneider, Habitat Biologist for this area (by phone communication on 8/25/97), the downstream end of the large 36" culvert is elevated above the normal flow line of Springbrook Creek. This prevents upstream migration or habitat use of the tributary channel by salmonid or other fish species. The main use of the tributary channel is for food source into the creek. The conclusion of this analysis is that the field indicators are not present or do not persist for a sufficient period to produce a positive wetland determination in the study area. 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Z. • • • • Field Data Sheets• - by John Cornis Associates, Inc: (See Figure 3 for test,plot locations). 9 , . I DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Froject/Site: � 5(��"- pm ,�, Date: 20 - Applicant/owner: [) `r v S �1 W County: k (it)& ._. Investigator(s): 40 <) [(r)/L(5 S�/R: +� Do Normal Circumstances exist on the site? 4 no Community ID: Is the site significantly disturbed(atypical situation)? yes J Transect ID: Is the area a potential Problem Area? yes no Plot ID: f\— 1 VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 6; Gt;4�/y�!�S u. lac . aw-Hu"(i�Z - kw., rA )- ,van. Dias t)e �2h FAQ). „ • G f 5toa2 rrot ti 7) t h IFYDDrn C'rtk'V 9. tUk 1 R-' HYDROPHYTIC VEGETATION INDICATORS: • %of dominants OBL,FACW, &FAC: 3 02Q _ Check all indicators that apply &explain below: Regional knowledge of plant communities X Wetland plant list(nat'l or regional) X OTHER Physiological or reproductive adaptations Morphological adaptations Technical Literature X Wetland Plant Data Base ___X.._ Hydrophytic vegetation present? yes t no Rationale for decision/Remarks: • i1 ?h. v ,, , ` • J'._... Y � _ , . i HYDROLOGY Is it the growing season? yes no Water Marks: yes 1.-J—. Sediment Deposits: es V Based on: Al.I Cl ` Drift Lines: yes (a) Drainage Patterns: a .-no Deptkof inundation: a inches Oxidized Root(live roo Local Soil Survey: a no Channels<12 in. es no Depth to free water in pit: 0 inches FAC Neutral: yes no Water-stained O Leaves: yes n3 Depth to saturated soil: inches Check all that apply&explain below: Other . Stream,Lake or gage data: - G� ��°,- , Aerial photographs: Other: X ' Wetland hydrology present? yes C.. Rationale for decision/Remarks: rwO l4 :'.7/ti !C U7.h 6'e ' 4 SOILS Map Unit Name UJ - (Drainage Class (Series&Phase) ` Field observations conf 4409 No Taxonomy(subgroup) c mapped type?— Profile Description 1 Depth Horizon Matrix color Mottle colors Mottle abundance Texture,concretions, Drawing of soil (inches) (Munsell (Munsell size&contrast structure,etc. profile moist) moist) (match description) Hydric Soil Indicators: (check all that apply) Histosol Concretions Histic Epipedon High Organic Content in Surface Layer of Sandy Soils Sulfidic Odor Organic Streaking in Sandy Soils Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions j Listed on National Hydric Soils List • Gleyed or Low-Chroma Colors Other(explain in remarks) • Hydric soils present? yes no_ Rationale for decision/Remarks: • • Wetland Determination (circle) Hydrophytic vegetation present? yes no Hydric soils present? yes • Is the sampling point yes no Wetland hydrology present? yes 41219 within a wetland? • Rationale/Remarks: 1 (_- L 0-'r- P1�t2,�..'1`L-�cl�t NOTES: DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: • Si,75 Qj N Date: g lip(i Applicant/owner: bp -TER County: f<t,V(o ��/�� j Cam' ,�°/ram State: ✓.4 Investigator(s): 001-1�4J CO/t•( S It..JCi/`.-- S/T/R: Do Normal Circumstances exist on the site? ,cis•` no Community ID: Is the site significantly disturbed(atypical situation)? yes ' no Transect ID: Is'the area apotential Problem Area? yes no Plot ID: A- 2- VEGETATION , Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator :?'Y';ck;r..akr.,� P ,ac(11.-C(1- ' eft Lut?. %%1 '1'' -i F-'t vv.. 1 etcIe tvvt, SiArvi, Mkt HYDROPHYTIC VEGETATION INDICATORS: %of dominants OBL,FACW, &FAC: a Check all indicators that apply &explain below: Regional knowledge of plant communities f)c Wetland plant list(nat'1 or regional) OTHER Physiological or reproductive adaptations Morphological adaptations - Technical Literature Wetland Plant Data Base Hydrophytic vegetation present? yes no) Rationale for decision/Remarks: HYDROLOGY Is it the growin season? no Water Marks: es 'no) Sediment De sits: es no, Based on: 't7/G4 Drift Lines: yes Drainage Pattems:C_ye no Deptt,of inundation: 0 inches Oxidized Root(live roots Local Soil Survey: es no Channels<12 in. yes no Depth to free water in pit: inches FAC Neutral: yes no Water-stained Leaves: yes ;no Depth to saturated soil: 0 inches Check all that apply&explain below: Other: , Stream,Lake or gage data: "?7—O Zit '%`ei,ii Aerial photographs: Other: --. Wetland hydrology present? yes ' noq Rationale for decision/Remarks: ` / SOILS 14y00.-6e-..0G rG 5 c;aso•.1y4 Map Unit Name L WAlivf rainage Class i (Series&Phase) Field observations confirm' es No Taxonomy (subgroup) ;;mapped ?— Profile Description Depth Horizon Matrix color Mottle colors Mottle abundance Texture, concretions, Drawing of soil1 (inches) (Munsell (Munsell size&contrast structure, etc. profile moist) moist) (match description) 4/3 .6• • Hydric Soil Indicators: (check all that apply) Histosol Concretions Histic Epipedon High Organic Content in Surface Layer of Sandy Soils Sulfidic Odor Organic Streaking in Sandy Soils -- Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors Other(explain in remarks) Hydric soils present? yes Rationale for deci ion/Remarks: , ,.� r - r✓l�%1"; C/e �ilG ` V'Z "S - ' %�a 6-�I-n> -(' S .•`G f. 1,t '!Cl r t-' !is i Wetland Determination (circle) Hvdrophytic vegetation present? yes no soils present? yes Is the sampling point yes no ,and hydrology'present? yes c no) within a wetland? • _,tionale/Remarks: NOTES: DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: . zj L :4Jr(0 Date: 12,0 1 c9• Applicant/owner:)'/- J 5 � County: r,m)G g ( ) C2VAA State: ,� ._._ Investi ator s : � `- I5 g/T/R; Do Normal Circumstances exist on the site? es ' no., Community ID: Is the site significantly disturbed(atypical situation)? yes / °g' Transect IP• Is the area a potential Problem Area? yes Plot ID: 71"1/4-13 VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator c7/, r,� G,- �f �zez�v-- F'ctik _ ar0us `_51iL6-W �-f 5)/'wub N I(- HYDROPHYTIC VEGETATION INDICATORS: %of dominants OBL,FACW, &FAC: °l a Check all indicators that apply &explain below: Regional knowledge of plant communities Wetland plant list(nat'1 or regional)) OTHER Physiological or reproductive adaptations Morphological adaptations Technical Literature 't Wetland Plant Data Base Hydrophytic vegetation present? ' yes ,t.10 `� Rationale for decision/Remarks: `-�' , /v ;; `1 j:;�� r, ?ram �� ,� ' t r'r`% f ity-7.c HYDROLOGY Is it the growing sgason? ye no Water Marks: yes no Sediment Deposits: yes no Based on: L"C( Drift Lines: yes no Drainage Patterns: yes no DeptUof inundation: inches Oxidized Root(live roots) Local Soil Survey: yes no • Channels<12 in. yes no Depth to free water in pit: inches FAC Neutral: yes no Water-stained Leaves: yes no Depth to saturated soil: inches Check all that apply&explain below: Other: Stream,Lake or gage data: Aerial photographs: Other: Wetland hydrology present? yes no Rationale for decision/Remarks: SOILS 1.414.4e.ec.o61G 5 0 I L GKAv)e • Map Unit Name i itirril4C-7 (, k( �rainage Class (Series &Phase), -' Field observations confirm es No Taxonomy (subgroup) mapped type?- • Profile Description ' Depth Horizon Matrix color Mottle colors Mottle abundance Texture, concretions, Drawing of soil (inches) (Munsell (Munsell size&contrast structure,:etc. profile moist) moist) (match description) 0-8-'4 A t.D r313 ofy�f3 lL-15 i' Rwt,1-Q 13 u _l$u 1. ` @157'r ..Hydric Soil Indicators: (check all that apply) Histosol Concretions Histic Epipedon 1 High Organic Content in Surface Layer of Sandy Soils Sulfidic Odor Organic Streaking in Sandy Soils Aquic Moisture Regime j Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors, Other(explain in remarks) Hydric soils present? yes Rationale for decision/Remarks: _r - Wetland Determination (circle) Hydrophytic vegetation present? yes •• ' Hydric soils present? yes ,r Is the sampling point yes no Wetland hydrology present? yes ' no within a wetland? • Rationale/Remarks: 7VZPAL--- 9-{- +tip, -^ , 1,A.,? -f 1 �'( NOTES: • • • • • • • METHODOLOGY for Wetland Determination and Delineation • • • • • 10 METHODOLOGY A. APPROACH USED FOR WETLAND DETERMINATION (MANUAL METHOD) Methods used by this study for identifying and delineating areas which are"wetlands"follow the Washington State Wetlands Identification and Delineation Manual (March, 1997). The selection of a specific method orprocedure for identifying and delineating "wetlands"P fY� 9 (i.e. scientifically defined areas based on the 3-parameters of vegetation, soils, and hydrology) may follow one of 3 methods: 1)the"routine onsite determination method"for undisturbed and non-problem area wetlands; 2)the"offsite determination method"for areas within 100'of the project boundary; and/or 3)the"disturbed area and problem area wetland determination procedures"for areas with disturbed or atypical vegetation, soils or hydrology. If an area is disturbed, then a higher level of analysis such as an "intermediate"or"comprehensive" method may be required. The onsite assessment procedure is used to determine if a wetland is present in the area. This method is described in the manual. The manual specifies an area must meet all three criteria to be"determined" a wetland: there is characteristic wetlands vegetation; the soil shows it has _ been water saturated in the past; and groundwater must come within 12 to 15 inches of the surface for at least 7 consecutive days in the growing season (March thru October). If an area has no well established vegetation due to clearing or grading activities, it is called "disturbed and/or atypical". Then soils and hydrology criterion are the only field indicators used to determine if an area is to be a"wetland". Either the plant community assessment procedure or the hydric soil assessment procedure is used to determine if a specific test plot is a wetland or non-wetland along the boundary area. The procedure used for each test plot is indicated on the individual data sheets. The results of each sample test plot is recorded on a field data form included in APPENDIX 1. B. KEY DEFINITIONS USED For this study, wetlands are identified using a 3-parameter criteria presented in the Washington State Delineation Manual (1997). If an area has sufficient vegetation, soils, and hydrology present which are indicators of a wetland, then the area is determined to be a "wetland". For this wetland study, "regulated"wetlands are defined using the adopted City of Renton Wetlands Management Regulations, City Code Chapter 32. "Wetlands are those lands transitional between terrestrial and aquatic systems that are inundated or saturated by surface water or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soils conditions. For the purpose of regulation, the exact location of the wetland edge shall be determined by the wetlands specialist ..." Wetlands generally include small lakes, ponds, streams, swamps, marshes, bogs, and similar areas. Regulated Wetlands do not include those artificial wetlands intentionally created from non-wetland sites, including but not limited to irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities if routinely maintained for those purposes. However, regulated wetlands do include those artificial wetlands intentionally created to mitigate conversion of[other regulated]wetlands. 11 C. WETLAND RATING AND REGULATION Wetlands are"rated"for regulatory purposes using the 3-tiered system specified by City of Renton's Wetland Management Regulations, Chapter 32. Each wetland is rated using the "Wetland Rating Data Forms"specified in the Washington State Department of Ecology's (WDOE) Wetlands Rating System for Western Washington, Second Edition (August 1993). The standards adopted by the City are applied to areas that are"regulated wetlands". Basically no regulated activities shall be permitted within Category I wetland or it's buffer. Category II and III wetlands which are regulated may be allowed to have some alterations if the applicant can demonstrate either a) no practicable alternative; b)extraordinary hardship; or c) public interest as defined by the ordinance (13.11.240, .250, .260). For all wetlands types, the applicant must demonstrate all of the following conditions are met: a)the existence of any plant or wildlife species appearing on the federal or state endangered on threatened species list will not be jeopardized; b) the proposal will not lead to significant degradation of groundwater or surface water quality; and c) the proposal complies with the remaining standards of this chapter, including those pertaining to • wetland compensation and the provision of bonds. The minimum threshold size for all wetlands is 2,200 square feet. If a wetland is hydrologically isolated, classified and identified as a Category I, II or III wetland, and has a total cumulative area of less than 2,200 square feet, regardless of property lines, then it is exempt from the provisions of this chapter(ref.: 4-32-3-C). High quality wetlands which are determined to not have exceptional value, and are a Category II wetland less than 2,200sf, the Land Use Administrator may exclude the wetland from the provisions of this chapter. Lower quality wetlands which are determined to be less than 5,000 square feet, are severely disturbed, or are newly emerging wetlands, may also be excluded from the provisions of this chapter. D. WETLAND DELINEATION For a wetland plant community delineation, we use vegetation criterion in wetland margins where hydrophytic and upland plants are transitional. ;Plant communities are analyzed in detail and vegetation data are documented on Field Data Sheets for individual test plot locations shown on report figures and on field note sketch maps. The specie identifications are based on available plant keys such as Hitchcock and Cronquist's Flora of the Pacific Northwest(1973). To determine whether plant species exhibit hydrophytic adaptations, if they are native or non-native(introduced), and which strata (tree, shrub, herb) they normally occupy, we use the National List of Plant Species That Occur in Wetlands: Northwest (Region 9),'published by the US Fish and Wildlife Service, May 1988. The indicator status for the various species found in the area are determined based on the National List together with the _ . December 1993 supplement for the Northwest Region. The indicator status defines the frequency of occurrence in wetlands. Indicators used are: OBL = Obligate Wetland species ("almost always occurs", >99% probability) FACW= Facultative Wetland species ("usually occurs", 67-99% probability) FAC = Facultative species ("equally likely to occur", 34-66% probability) FACU = Facultative Upland species ("usually occurs in non-wetlands", 67-99% probability) UPL = Upland species ("almost always occurs in non-wetlands", >99% probability) NI = No Indicator assigned (If a species does not occur in wetlands in any region, it is not listed. Parenthesis ( ) around an indicator signifies the status is assigned based on the judgment of this investigator.) += slightly more frequently found in wetlands. -= slightly less frequently found in wetlands. =a tentative assignment of indicator status based on either limited information or conflicting reviews in the 1993 Northwest Supplement. 12 For a wetland soil delineation, we use the hydric soil criterion prescribed in Part II of the federal manual. Hydric soils are defined as "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part[horizons]that favor the growth and regeneration of hydrophytic vegetation." (1985, as amended by the National Tech. Committee for Hydric Soils in December 1986) In general, this must occur in the upper 18"of the soil profile and usually for one week or more during the period when soil temperatures are above biologic zero (41°F) (Soil Taxonomy, 1975). In general, "organic hydric soils"develop as a result of prolonged anaerobic conditions with long periods of saturation impeding decomposition (peat or muck) and have greater than 16"of organic matter in the surface layer(Histosols). "Mineral hydric soils" have less than 16"of organic matter (if some, the'histic epipedon' is present), are saturated for more than 7 consecutive days during the growing season (the period when soil temperatures are above biologic.zero, 41°F, as defined by"Soil Taxonomy", 1975; usually March-October), and contain dominant gleying and/or mottling. The soil color and/or presence of mottling and gleying in a sample are primary field indicators of whether a mineral soil is either hydric or non-hydric. Non-hydric soils are generally a rusty red or yellow color, while hydric soils are black, gray, or washed out in color. A hydric mineral soil must have a low chroma color feature (at least 2 or less) in the soil matrix. Gleying and mottling are color indicators of prolonged saturation and indicate that anaerobic conditions probably exist for sufficient periods of time to develop a wetland soil ecology if allowed to persist. Gleyed soils are generally gray in color. The gleying results from the leaching of the dissolved (reduced) iron and manganese minerals out of the soil column. Soils gleyed to the surface or to the surface layer of organic material are generally considered hydric. Soils that are saturated throughout the year are usually uniformly gleyed to the surface (Tiner and Veneman 1987). Mottles are generally yellow to reddish brown blotches accumulating in mineral soil due to a fluctuating water table during the growing season. The size, number and color of mottles reflects the duration of soil saturation and thus whether the soil is hydric. Mottling in hydric soils should be "distinct"or"prominent" in the upper horizon. Mineral soils that have a grayish matrix(chroma 2 or less)with mottles are hydric if the mottles are not relict mottles. Mineral soils with a predominantly brown or yellow matrix and light gray mottles are not usually hydric. 1 The National Technical Committee for Hydric Soils has developed criteria for hydric soils and a list of the Nation's hydric soils (USDA Soil Conservation Service 1987). However, because of the limitations for the National and State lists, the NRCS also maintains lists of hydric soil map units for each county in the US. For a wetland hydrology determination, we use the presence of inundation and/or saturation'for a sufficient"hydroperiod"to determine whether hydrology criterion is met. The depth to free standing water in a pit or soil probe hole must be less than 15" in margins where hydric and upland soils and vegetation are transitional. Topographic elevations, encrusted detritus or debris, silt lines, hydraulic gradients or computed runoff analysis are indicators of surface inundation or saturation. After a wetland determination is made, the wetland area is analyzed to determine if it is a high quality wetland or if it has any of several irreplaceable ecological functions. The wetland is then Hydric Soils Guidebook, Washington State Department of Ecology, 9 p Pub. #90-20, July 1990. 13 analyzed for any significant habitat values such as size, class, species diversity, structural diversity, special habitat features, buffers, and connection to streams or other habitat areas. E. WETLAND CLASSIFICATION Wetlands are classified by a scientific hierarchical approach using complex multi-level divisions. The classification system used for this study was developed by the US Fish and Wildlife Service titled Classification of Wetlands and Deep Water Habitats of the United States, FWS/OBS-79/31, by Cowardin, et al. (December 1979). Palustrine wetlands (these are the only wetlands identified by this study) are classified as forested, scrub-shrub, emergent, aquatic bed, and/or open water. If more than 90% of the total wetland area is dominated by one vegetated class, then it is a "mono-class". If 10% or more of the total wetland is dominated by another class then it is a higher value wetland. The system of divisions are based on habitats that share the influence of similar hydrology, • geomorphology, chemical, or biological factors.1 The wetland systems involved in the project site are generally limited to"palustrine" systems, with classes and subclasses determined by dominant vegetation such as"emergent' (EM), 'scrub-shrub" (SS) and/or"forested' (FO). The class of a particular wetland describes the general appearance of the ecosystem in terms of either the dominant vegetation or the substrate type. When over 30% cover by vegetation is present, a vegetation class is used (e.g., "emergent', "scrub-shrub" and/or"forested"). When less than 30% of the substrate is covered by vegetation, then a substrate class is used (e.g., "unconsolidated bottom", "aquatic bed', or"moss-lichen"). Typical demarcations of these classes of palustrine systems are shown in the Cowardin report. [Also reference is made to the current (1988) National Wetlands Inventory (NWI) map;and legend.] • it I � 14 • • • • • • • Bibliography (Including Sources for Data and Mapping) • • • • • • • • • 15 The following selected references are used in the general analysis of the project site for wetlands, including sources of data and mapping information: 1. Thomas Brothers Map, 1995, for vicinity map of streets and avenues in the project site area. 2. Soil Survey of King County Area,Washington, 1973, by the USDA Soil Conservation Service, showing the general map units for soils in this area. 3. Site Plan Survey Map 4. King County Assessors Parcel Map.. 5. USGS 7.5' Renton Quadrangle, base map 1949, photorevised 1973. 6. City of Renton Storm Drain Map for the drainage pattern analysis in the site area. 7. US Army Corps of Engineers. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1, together with clarification and interpretation guidelines as published by the USACOE, 1992. 8. Washington State Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Publication#96-94. March 1997. 9. Washington State Department of Ecology. Washington State Wetlands Rating System- Western. Publication#93-74. August, 1993. 10. Cowardin, L.M., V. Carter, F.C. Golat and E.T. LaRoe. 1979. Classification of Wetlands _ and Deep Water Habitats of the United States. US Fish and Wildlife Service Publication FWS/OBS-79/31. 11. Hitchcock, C.L. and A. Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press, Seattle. 12 Pojar, J., and A. MacKinnon. 1994. Plants of the Pacific Northwest Coast. B.C. Forest Service Research Program. Lone Pine Publishing, Vancouver, Canada. 13. Reed, P.B., Jr. 1988. National List of Plant Species That Occur in Wetlands: Northwest(Region 9). US Fish and Wildlife Service. Biological Report-88(26.9). Including 1993 Supplement. 14. Knobel. 1980. Field Guide to the Grasses, Sedges and Rushes of the United States. Dover Press, New York. 15. Brady,N.C. 1974. The Nature and Properties of Soils, 8th Edition. MacMillan Publishing • Co., New York. • 16. Kollmorgen Corp. 1975. Munsell Soil Color Charts. Baltimore, Maryland. 17. Washington Department of Ecology. Washington State Hydric Soils Guidebook. Publication#90-20. July 1990. . 16 1111:111i111111...l1111111:111:11111.111.1.111.11111111111111ARPENPIX14112:111111.1:110100001111211.1011.11111111101 Resumes for Wetland Consultants • • • • • 17 JOHN G. COMIS Professional Wetland Scientist(Certif. No. 810) Wetlands Specialist/Consultant Surface Water Management Consultant EDUCATION: Bachelor of Science, Environmental Bioengineering, University of Washington, Seattle, 1973. EMPLOYMENT HISTORY: Seifort, Forbes and Berry, 1974; Consoer, Townsend &Associates, 1974-77; Pierce County Public Works, 1977-89; John Comis Associates, 1989-present. QUALIFICATIONS: Mr. Comis has worked a total of 23 years in public sector surface water management and private sector wetland consulting. Mr. Comis'education, research, and experience combine the highly technical fields of water biology and water engineering. John has experience in wetland delineations and mitigation plans including large and small scale projects. Private consulting projects primarily deal with wetlands including identification, delineation, and mitigation for new developments. Wetland projects include over 500 private developments in South King, Kitsap, Pierce and Thurston Counties, including work within the City's of Algona, Auburn, Bellevue, Bothell, Bonney Lake, Buckley, Enumclaw, Edgewood, Federal Way, Fife, Fircrest, Issaquah, Kent, Lakewood, Milton, Olympia, Pacific, Puyallup, Renton, Sumner, and Tacoma. John also assists clients with flood plain and drainage analysis problems including runoff modeling and backwater studies. Public sector experience involves many aspects of drainage and surface water management from basin level planning to site specific analysis and design. John has experience with computer models used for estimating runoff, routing stream flows, calculating flood plain elevations and sizing retention/detention facilities. On many projects, John has worked closely with soil scientists, fishery biologists, civil engineers, surveyors, and regulatory agency staffs at all,levels of government. He has frequently been involved in interdisciplinary team projects at both the planning and implementation stages. In academic research, John directed two National Science Foundation projects for an • interdisciplinary research team on Kelsey and Coal Creeks, King County, Washington. He has conducted wetland, drainage, and floodplain investigations at all levels of project development. This has provided opportunities to put theory into"on-the-ground" applications for wetlands, flood plains and other aspects of surface water management. AFFILIATIONS: Society of Wetland Scientists; National Audubon Society; Washington Hydrologic Society; Washington Native Plant Society. File: \RES-JGCI.DOC (1/97) 18 CATHERINE A. COMIS Landscape Designer(WBE) EDUCATION: Bachelor of Landscape Architecture, University of Washington, Seattle, 1978. Bachelor of Arts, Near Eastern Studies, University of Washington, Seattle, 1972. EMPLOYMENT HISTORY: Lieutenant, US Army Military Intelligence Corps, 1972-1976. TRA, parks and recreation area plans, landscape designs, and comprehensive master plans, 1978-1982. Richard Haag &Associates, landscape designs, 1983. Edward • Chaffee&Associates, residential and commercial landscape design, 1983-1987. Natural Systems Design, owner(Registered, Women-owned Business Enterprise), 1987-present. QUALIFICATIONS: Kate Comis has served as both a designer and project manager for numerous residential and commercial landscape design and master plan projects including park projects. She has servedi as a team member on parks and recreation area plans and comprehensive master plans. Kate has over 20 years of experience in Washington State providing clients with technical assistance in landscape design of residential and commercial developments; stream corridor developments; park and recreation facility design; multi-use equestrian facilities with pedestrian, bike, and equestrian trails; and site plans including all aspects of cost estimating, specifications, construction drawings, site surveys, and construction management. As a parks and recreation consultant, she has worked on Public Utility District(PUD) projects in eastern Washington State such as the Chelan County"Entiat Park", "Lincoln Rock Park"and "Daroga Park Master Plan"at the Rocky Reach Reservoir. She also worked on the Chelan County PUD projects"Mason Park"at Lake Chelan and "Douglas County River Park" at Rock Island Reservoir. These parks were established as a minimum requirement for recreational area development along the reservoirs after damming of the Columbia River. She has also worked for private clients on camping area designs for recreational projects such as Camp Benbow, Lake Tanwax, Pierce County Jewish Camping Association; • Camp Orkila, Orcas Island, YMCA of Greater Seattle; and Camp Sealth, Vashon Island, Seattle-King County Campfire Council. AFFILIATIONS: Member, American Society of Landscape Architects; • Washington Native Plant Society; National Audubon Society. File: \RES-CACI.DOC (1/97) 19 - Wetland Verification Report j - for the ESA. RENTON SITE 41S • Located:i n the.SW 1/4 of NE 1/4 of . SECTION 24, T23N, R4E, W.M., City of Renton, County.of King, State of.Washington . . For Dan Sterns, Construction Manager, NW Region. Extended Stay America 1611-116th Avenue NE Bellevue, WA 98004-3024 Fax: (425) 453-7655 Phone: (425) 453-0265 \ 6August 1997 I Wvl - John Comfs Associates Wetlands, Floodplains, Drainage; P.O. Box 73934 (mailing address). 15209:111 th Ave. Ct. E. (office address) Puyallup, WA 98373 RECEIVED office: (253) 848-2233 fax: (253) 845-0546 A1113. 2 8 1997 www.wetlandsnet.com ' DEVELOPMENT r'LANNING CITY OF RENTON - I _ _ <,JOHN:.COMIS_�ASSOCIATE�S� "- ::' - , P.O: Box 73934(mailing address) ' 1,5209 111th-Ave-•Ct.'E.: office address :. Puyallup;'WA 98373'.., office: (253) 84.8-2233.. fax::(253) 845 0546 www.wetlandsnet:com . August 26,:1997 Dan Sterns;.Construction`Manager, NW Region.,...' Extended Stay America" 1611.-116th Avenue.NE• •Bellevue,•WA;98004-3024 • • • Fax:_(425)453-7655 Phone:.(425).453-0265 Subject Wetland Verification Report:for the.ESA•RENTON SITE#418• , Dear Mr.'.Sterns: - " ','',In,accordence-.with your request I have completed`a study verifying the presence or absence"of , :.::.wetlands,on or._within100•feet of:the;project'site..: This study'was done in accordance,with our = '; .` previous contract for professional.wetland'-consulting,services::'The`wetlandsl:study;was'done in , accordance.with the City;of Renton's Wetlands Management Regulations(City Code Chapter:32). . ', TheExtended Stay America',(ESA) Hotel Site No. 418 is located.:along the:east side,of.Oaksdale Avenue SW and north of SW Grady Way:in the City of Renton: .I examined the site on August 20, 1997, to verify-onsite and offsite conditions forpossible wetland:areas. Maps were also examined • atthe.City_,Planning Department show the subject area and possible wetlands,within-the.: City limits: No wetlands:are shown on'the'inventory„map:in this project site area: ;` `_ ` • • • This report documents'my onsite analysis and a finding that there are NO regulated wetlands.: situated within the property boundary or.offsite wetlands within„,1'00-.feet of the property-;This ." non-wetland determination is based on test plots taken along..the:topographic-low areas of,the:site_ which are:described in,,detail in this.report.`•. • _ This reportmey be used.to obtain-environmental.approval for the project site: I;believe these; • ". ; - findings and,conclusions:'are correct and"complete: If you have any questions concerning this •report,.piease call me at your earliest convenience.: - • Sincere) ; hn G: C.omis PWS: - • Wetlands Specialist l Enclosures File:.:\ESA \Renton418RPT.doc -(JCA-,)ob#970819 • - cc: Gary E:•Warner,,.PE; Warner Engineering; 5'122;Olym`pic Dr,:NW;'Suite:6204; Gig Harbor, WA.•98335, FAX 85.8-8579,"Office: (253),858 8577. • CONTENTS 1. DATE AND WEATHER CONDITIONS during Analysis 3 2. SITE DESCRIPTION including Location, Size, and Current Use 3 3. METHODS USED for Identifying and Delineating Wetlands 3 4. FLAGGING identified for Test Plots Areas 4 5. FIELD OBSERVATIONS AND DATA EVALUATION 4 • _ a. Vegetation 4 b. Soils 5 c. Hydrology 5 • 6. CONCLUSION for Wetlands Determination and Rationale 6 PLANS/MAP FIGURES: Figure 1. Vicinity Map Figure 2. Site Area Parcel Map Figure 3. Site Survey Map APPENDICES: Appendix 1. Field Data Sheets Appendix 2. Methodology for Wetland Determination and Delineation Appendix 3. Bibliography Appendix 4. Resume for Wetland Consultant 2 li Wetland Verification Report for the Extended Stay America (ESA) Hotel Site #418 1 . DATE AND WEATHER CONDITIONS during Analysis. On August 20, 1997, we conducted field investigations to locate possible wetlands in or near to the subject site. The field investigations were conducted by John G. Comis, Wetlands Specialist, or under his direct supervision. The field investigations were conducted during normal dry weather conditions during the growing season (Aug-Sept). Weather conditions on the date of the investigation were recorded in the field notes as: * partly cloudy to sunny, some rainy past week, no rain past 24 hours; * generally 'dry' site conditions, no'standing water in drainage swale along east side of the site, small amount of flowing water in main drainage channel through south side of site. Antecedent moisture condition at the site was recorded as "dry" (AMC=1.0). 2. SITE DESCRIPTION including Location, Size, Topography and Current Use. The project site is called the Extended Stay America (ESA) Hotel Site No. 418. It is located along the east side of Oaksdale Avenue SW and north of SW Grady Way in the City of Renton. The site is generally situated in the SW1/4 of the NE1/4 of Section 24, T23N, R4E, W.M., King County, Washington. The site location is shown on the vicinity map (see Figure 1). There are no unusual nor difficult access problems to site. The details of the existing onsite topography, physical features and structures are shown on a survey map by Hebrank, Steadman &Associates, Professional Land Surveyors. This map is included with this report and overlaid with the our test plot locations which are used to determine the presence or absence of wetlands along the drainage swales and topographic depressions situated within the project site (see Figure 2). The northern part of the site has been cleared, filled and graded. There are no existing buildings on the site. All of the northern part of the site is mowed grasses and forbes. The eastern and southern parts of the site'are overgrown by a dominant stand of Himalayan blackberries and Scotch broom; mixed with various species of red alder, hawthorn, and cottonwood trees. More about the this in the vegetation section of the report. The site has a large drainage channel which extends through the south side of this area. A much smaller drainage swale extends along the east side of the site and through a wooded topographic depression at the southeast corner of the property. This area is investigated in detail and described in following sections of this report. The current land use of adjacent property areas are: South--a power line right of way consisting of a large metal tower structure'and smaller wooden utility poles and an old 3 i IN abandoned railroad grade extends into the southerly-most portion of the site; East and North--existing commercial and light industrial buildings and parking lot areas; West--a major City boulevard, Oaksdale Avenue, and a main drainage course called "Springbrook Creek". Some other developing property is situated to the south of the project site called the "Pierre Grady Way Site". This offsite area has another large drainage ditch separated from the project site by forested uplands. The offsite area to the south was previously examined in September of 1996 by this investigator for possible wetlands and none were found in that area. 3. METHODS USED for Identifying and Delineating Wetlands. Methods used by this study for identifying and delineating areas which are "wetlands" follow the Washington State Wetlands Identification and Delineation Manual (March, 1997). The selection of a specific method or procedure follows: 1) the "routine onsite determination method"for undisturbed and non-problem area wetlands; 2) the "offsite determination method"for areas within 100' of the project boundary; and/or 3) the "disturbed area and problem area wetland determination procedures" for areas with disturbed vegetation, soils or hydrology. Representative test plots are used onsite to determine if a wetland exists within the property boundary, or to verify non-wetland conditions. Research of best available map information was done to obtain data on the presence or absence of possible wetlands in the site area. Map data was examined which included previous studies such as the City's Wetland Inventory map, FEMA flood study map, SCS soils survey map, and Drainage maps. This information is not provided with this report but may be provided upon request to document offsite conditions. No offsite wetlands are shown on these maps within 100 feet of the project boundary. Test plots are examined at locations concentrating at the lower side of the site. The test plots include holes dug by hand 18 inches deep to examine soil horizons, and verify surface and groundwater hydrology. The specific soil cores and vegetation data for each test plot are recorded on Field Data Sheets included with this report in Appendix 1. Possible offsite wetlands were examined within 100 feet from the property boundary. This distance represents the largest buffer width required by the City of Renton's Wetlands Management Regulations, beyond which no further analysis or mitigation is required. A detailed description of methods used, key definitions, and standards for wetland analysis are included with this report in Appendix 2. Please note that the interpretation of the site may vary depending on seasonal differences and long-term climatic conditions (i.e. drought or flood). The non-wetland determination is based on existing conditions found in the site area, including man-made changes such as drainage and maintenance of the ditches and culverts established in the onsite and adjacent offsite areas. 4 4. FLAGGING Identified for Test Plots Areas. Three (3) test plots are flagged with blue and green ribbon, tied to vegetation. Test Plot #A-1 is located along the east side of the site in the bottom of the small drainage swale near the soil log boring called "TP-2" which was dug for a geotechnical analysis of the site. The downstream end of the small drainage swale was examined in a grove of cottonwood and Himalayan blackberries at Test Plot#A-2. This test plot is near the large drainage course but about 8-feet above it on the top of the bank. Test plot#A-3 is about half way between A-1 and A-2, in a grove of Hawthorn trees, and located at the lowest area of the topographic depression shown on the survey map. � I Other offsite test plots were located along the old abandoned railroad grade and south • of the large drainage.course in the forestediupland. These test plots were the same ones which had been used for the non-wetland determination on the adjacent "Puget Western Site / Pierre Grady Way Site". The nearest offsite test plot was along the south side of the large drainage ditch through this area. The numbered triangles shown on,Figure 31 indicate the location of each test plot. These test plots were located by comparison with known landmarks points, property corners, trees and stakes shown on the topographic survey map and set by the project surveyors during earlier survey work. 5. FIELD OBSERVATIONS AND DATA EVALUATION (including Vegetation, Soils, and Hydrology). For the purpose of this investigation, three (3) test plots were sampled and recorded on field data sheets included in Appendix 1. Test plots are numbered as shown in Table 1. Findings for each test plot are summarized iin Table 1. TABLE 1: RESULTS OF TRIPLE PARAMETER DETERMINATION FOR EACH TEST PLOT Test Hydrophytic Hydric Hydrology ; Wetland/Non Remarks Plot Vegetation Soils Present Determination #A-1 No Fill No(dry swale) Non-WL based on veg&hydrology A-2 No No No(dry swale) Non-WL based on veg&soil A-3 No No No(dry depres)a Non-WL based on veg &soil 5.a. VEGETATION: Vegetation conditions within the southerly forested portion of the site, and in adjacent -• offsite areas to the south, are generally characterized as overgrown uplands dominated by introduced species of woody vines mixed with clumps of native trees and shrubs. The non-wetland indicator species which dominates most of the southerly site is Himalayan blackberry (Rubus discolor FACU). This is mixed with other vegetation which includes black cottonwood (Populus trichocarpa FAC) and some red alder (Alnus rubra FAC) are in the overstory stratum. Scotch broom (Cytisus scoparius NI(UPL)), Indian plumb (Oemleria cerasiformis FACU) and red elderberry (Sambucus racemosa ssp. pubens FACU) are also found in the southerly part of site's understory plant community. A few clumps of willow (Salix sp. FACW+/-) and hardhack (Spiraea douglasii FACW, and some buttercup (Ranunculus repens FACW) are found in along the bottom of the 5 NI large drainage channel in the downstream end of the site. The upper part of the drainage course'has overhanging vegetation but the channel bottom is very narrow and the bottom is generally a rock-cobble substrate, mixed with some woody debris along ' it's length through the site. There are no obligate wetland indicators found in any part of the site area. [see footnote below for abbreviations] 1* There are no endangered, threatened or sensitive plant species identified in the wetland plant community. There are no unusual plants identified in the wetland. This is based on observations at the site and comparison with the current publication by the Washington Department of Natural Resources titled "Endangered, Threatened and Sensitive Vascular Plants of Washington" (Jan. 1994). This publication is compiled by the Washington Natural Heritage program and updated regularly. It frequently has information which is significant to wetland categorization. • 5.b. SOILS: Soils in the study area are generally shown on the SCS Soils Survey Map as a Renton silt loam (Re) with nearly level to gently undulating topography. The slopes are 0 to 1 percent. The area also appears to have a Puyallup fine sandy loam (Py) which is a moderately well drained soil in valley bottoms with slopes of less than 2 percent. The Renton and Puyallup series are listed by the SCS as a non-hydric (upland) soil. Other soil types included within this map unit are as much as 15% Briscot and Pilchuck soils, and some poorly drained Seattle muck in depressions. Soil characteristics in the north part of the site and adjacent offsite areas indicate a non- hydric soil condition typical of a filled site. The soils adjacent to the small drainage swale along the east side of the site appears to be a fill soil. The texture is a sandy silt loam in the bottom of the topographic depressions along the swale. Some faint mottles were noted in the upper soil horizon and more prominent mottles were found in the deeper test plots at 17 to 18 inches below the ground surface. 5.c. HYDROLOGY: The bottom of the small drainage swale along the west side of the project site had no water saturation or inundation at this time. The bottom of the swale is about 1 to 2 feet wide and it appears to flow only during wet winter weather conditions or only during peak storm events. The grade in the upstream (north) end of the swale is rather flat (about 2 to 3 percent) and the grade in the downstream end appears to flatten out into the topographic depression. The upper end of the swale clearly indicates a well drained, non-hydric condition exists in this site area. 1* OBL =Obligate Wetland species("almost always occurs",>99%probability) FACW=Facultative Wetland species("usually occurs",67-99% robability) FAC =Facultative species("equally likely to occur",34-66%probability) FACU=Facultative Upland species("usually occurs in non-wetlands" 67-99%probability) UPL =Upland species('almost always occurs in non-wetlands", >99%probability) NI =No Indicator Assigned(If a species does not occur in wetlands in any region, it is not listed. Parenthesis( ) around an indicator signifies the status is assigned based on the judgment of this investigator.) +=slightly more frequently found in wetlands. -=slightly less frequently found in wetlands. *=a tentative assignment of indicator status based on either limited information or conflicting reviews in the 1993 Northwest Supplement. 6 Where there are existing commercial developments and roads surrounding the site on the north, west and east sides, the storm water drainage systems in these offsite developments appear to intercept any storm water runoff and convey it away from any potential wetland area . The bottom of the small topographic depression along the southerly end of the swale (just upstream from the large drainage channel at TP#A-2 and #A-3) does not appear to remain saturated for sufficient periods of time to develop a hydric condition. 1 The main drainage channel through the south side of the site is in a very deep ravine (8 to 10-feet). It appears'to have at least an intermittent flow regime. A small amount of water was flowing at the time of this investigation (August, 1997) and had been flowing during earlier offsite investigations for the Puget Western site (September 1996). The water flow was very small at this time and may go dry or become "influent" during the driest times of the year. However, if the flow has some groundwater infiltration-inflow • along the upstream piped storm drain system, then the flow through this reach may be perennial. No groundwater seepage was observed along portions of the steep banks which we examined at the downstream and upstream ends of the channel. This indicates that the hydrology coming from the small drainage wale at the east side of the site must only be surface runoff from a small onsite tributary;area (the offsite areas to the north and east mostly drain into a storm sewer in the parking lots). There appears to be no sufficient hydrology in this area to support a wetland determination in the southwest side of the project site. There does not appear to be concentrated flows in the onsite area which would cause ponding for sufficient periods to sustain a wetland ecology in the topographic depression. Furthermore, this area appears to drain surface water directly into the large drainage channel at the south side of the site. Surface runoff from the site appears to flow directly into the large drainage channel through the south side of the site and on to the west through the large 36-inch culvert under Oaksdale Avenue SW and into "Springbrook Creek". [See the following section for conclusions of the drainage channel's functional value to the downstream creek resource.] 6. CONCLUSION for Wetlands Determination and Rationale. • The entire site is determined to be non-wetland. The rationale for a non-wetland determination is at least 1 of the 3 parameters (namely hydric soil) is not present in all of the test plots. However, for most of the site the vegetation and soil indicators are both non-wetland. The most probable areas which are in the topographic depression at the southeast corner of the site did not have sufficient field indicators for a wetland determination. Furthermore, the offsite vegetation and hydrology indictors to the south appear to indicate that wetland conditions do not exist in that adjacent offsite area. The lack of sufficient hydrophytic vegetation results from drained subsoil's and a lack of sufficient surface water or groundwater saturation due to natural and man-made drainage systems in the tributary offsite areas. 17 Soils are not saturated for sufficient periods to time to cause a hydromorphic soil condition to persist. This is indicated by the spread of facultative upland woody vines such as blackberries which dominate the ground cover across most of the lower area. Invasive and non-native plant species dominate most of the site. The soils do not have dominant hydric characteristics. The large drainage channel through the south side of the site reveals a mineral soil in the upper horizon with a dense silty sand texture, a deep root zone, and a soil color with a matrix chroma of 3 or greater. The main field indicators are for a non-hydric mineral soil. Hydrologic conditions do not appear to persist within the lower area of the site for sufficient periods (at least 7 consecutive days in the growing season, March thru October) and at depths (15 inches or less) to sustain a wetland determination for this area. The main functional value of the drainage channel is organic detritus and food source from overhanging vegetation which falls into the deep ravine or from small invertebrates which grow within the channel bottom. The water flowing along the drainage channel conveys the organic material on downstream into the main fishery stream of Springbrook Creek.. Based on information provided by the Washington State Department of Fish and Wildlife, Philip Schneider, Habitat Biologist for this area (by phone communication on 8/25/97), the downstream end of the large 36" culvert is elevated above the normal flow line of Springbrook Creek. This prevents upstream migration or habitat use of the tributary channel by salmonid or other fish species. The main use of the tributary channel is for food source into the creek. The conclusion of this analysis is that the field indicators are not present or do not persist for a sufficient period to produce a positive wetland determination in the study area. 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' 4.1110.*** -- --------• : • , .,-* / -' /-4-1: / iti i ..., , ••,)2..,.} "1,iti;7L.;,-.„. . - -•- . ...A I .--- 1 : i 7 1 , •%.„.. ..,.......,- ,. -- 813 4: - •-1..A--_...•:---,j--7.-1, !....!,,,, I. .1.0AT:6i' i . / • : 7, 'L ,1(''') 71 ' ar.....a....." ..41,.. .,,.Illf . 0,'.!5?. ..• V 2‘461 : r 4: .. '''' ' ' zi• • I . ' \N. . . ' _.---14(4111).i.-- --. 1 1 •- - % s, 4:.._ • I' 33 1 • ' ...• I :-2.-• S• : 7 --11:: 1 ..----/- --;-----/A --i 52 1:115.. • I"1 7:,, 1 • .1! .i., j„.' -1,-g* „.--• , ..------ - i •,:i 4. 4.r...-.•-LE: ••-• --- A ••••. 1,1 .1{% 49r, • :r . „••'... I I •.6":'.. I sr.,' ,-.' •••F .•r, ;,....... .•••-_...-- •1,-•• • •_-- '-- •- ./15-;•1--11 4 40"61-1 .::.....0 i ,,,,,..,., , , ,. - /oz - -. 4, -.1:.':‘,4'ilr_..,....1.....q. i -.4.5...L.:-....-: eito=---- *2 45 4.....i..3-.k.:" 1 .1.1..._.... ' I."'a . ...f..!•-;I'.' .ii i_.."':'''-. •".6%1;' t v • 36151 5...1-:-1-:-''-. ...-----------'-- c 1 ..;--'3.1 AI.5 I 4 r•. )1 ' ° •,.) •t4/).k-- 4d.) ...---:.,•,... si .'. .„- t --- - „ 54 ° __,I-tr---- .... • ..-Cfiki)‘,-<*.'I/1;4',1-,--. •.. • .1 29 ''. - .--- ---7d.I I"----- 3 5.4r-'7"'"1-1,-T,-,,I 4 I k 5 12 VC I )1 I I I i 1 . . ••.1-11,:3 .,sr r- 7' v..,A . ----- ..t I.\ "3 . • • - . I . r-r Fr 4 , .„, • , • 2. • • »`:iiii 'pE » :. s >>< ' >>' > ` > ''`' `: iiiiii ` . Field Data Sheets by John Comis Associates, Inc. � . . (See Figure 3 for test plot locations) • - .. . DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: S L (? -MITnyk.,i Date: 201 C( Applicant/owner: I J 5 County: f Investigator(s): \. )ttA) Cry(..,(5SIT: 'i Do Normal Circumstances exist on the site? Cal no Community ID: Is the site significantly disturbed(atypical situation)? yes no Transect ID: Is the area a potential Problem Area? yes no Plot ID: A' I VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator G20UGf JL2 5 u. 1 ' cd 131,0CLOe-Air7 f.) - 71keijo _ 1 yorm5a;Mr:0 • c17,0 NUR) HYDROPHYTIC VEGETATION INDICATORS: %of dominants OBL,FACW, &FAC: �� 470 Check all indicators that apply &explain below: Regional knowledge of plant communities X Wetland plant list(nat'l or regional) >' OTHER Physiological or reproductive adaptations Morphological adaptations Technical Literature X Wetland Plant Data Base ?� Hydrophytic vegetation present? yes 'lc_ o Rationale for decision/Remarks: • • HYDROLOGY Is it the growing season? no Water Marks: yes 2n17— Sediment Deposits: es _ Baked on: / .)CI ? Drift Lines: yes (i3,6 Drainage Patterns: es no Deptkof inundation: inches Oxidized Root(live roojsk Local Soil Survey: e no Channels<12 in.yes no Depth to free water in pit: 0 inches FAC Neutral: yes no Water-stained Leaves: yes Depth to saturated soil: inches Check all that apply&explain below: Other- Stream,Lake or gage data: Aerial photographs: Other: / Wetland hydrology present? yes Rationale for decision/Remarks: if/.42i j?�^/t !C 0'.Iz' 6 u /10 I ' SOILS l� Lc)G t 57IL. lls:UO2 Map Unit Name T L (rainage Class (Series &Phase) Field observations conf s 41100No Taxonomy (subgroup) mapped type? Profile Description Depth Horizon Matrix color Mottle colors Mottle abundance Texture, concretions, Drawing of soil (inches) (Munsell (Munsell size&contrast structure, etc. profile moist) moist) ! (match description) - j Hydric Soil Indicators: (check all that apply) Histosol Concretions Histic Epipedon High Organic Content in Surface Layer of Sandy Soils Sulfidic Odor Organic Streaking in Sandy Soils Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors Other(explain in remarks) Hydric soils present? yes no- Rationale for decision/Remarks: r Wetland Determination (circle) Hydrophytic vegetation present? yes no • Hydric soils present? yes , Is the sampling point yes no Wetland hydrology present? yes CO within a wetland? Rationale/Remarks: \I-6 . C'" IAA-OA/ 1 v ail<y�..� = �-f in., . - NOTESS: 1 1 DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: ' S l,Z'-5 (J N Date: g Izo 19--4_ 1 Applicant/owner: " k)SR VD County:,(o State: ._._ Investigator(s): f-f iL) )/-?.(,S A 5 S/T/R: Do Normal Circumstances exist on the site? czes` no Community ID: Is the site significantly disturbed(atypical situation)? yes 'no' Transect ID: Is the area a potential Problem Area? yes ,._ 1.0 Plot ID: A- 2- VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator t, ffr.IC:I.ICakr t + v." / C- ,fib 1aC .C_`(14' 1ft GU PC--{ yt , AC to(OY I Li HYDROPHYTIC VEGETATION INDICATORS: • of dominants OBL,FACW, &FAC: ;J3 e1/ _ Check all indicators that apply&explain below: I Regional knowledge of plant communities A Wetland plant list(nat'1 or regional) / OTHER Physiological or reproductive adaptations Morphological adaptations Technical Literature Wetland Plant Data Base } Hydrophytic vegetation present? yes Rationale for decision/Remarks: ,.J ! HYDROLOGY _ Islet the growins. season? 4110no Water Marks: es ;nc) Sediment De sits: . Cno _ Based on: / Tl Cl Drift Lines: yes Drainage Patterns: e no Dept\of inundation: U inches Oxidized Root(live roots Local Soil Survey: op no Channels<12 in. yes no Depth to free water in pit: 0 inches FAC Neutral: yes no Water-stained Leaves: yes no Depth to saturated soil: (---) inches Check all that apply&explain below: Other: Stieam,Lake or gage data: "--7 P.O }>"Z'7 V ,1 Aerial photographs: Other: -� (,� Wetland hydrology present? yes ` no.) Rationale for decision/Remarks: RoppAA � (� r` /v _v SOILS l4y/J0_e e-0 G t C. 5 A I L. rs3•44 Map Unit Name PalkiLtill L't-T wit-iv (Drainage Class (Series&Phase) J I Field observations confirm i No Taxonomy(subgroup) ;_;mapped type?— Profile Description Depth Horizon Matrix color Mottle colors Mottle abundance Texture, concretions, Drawing of soil (inches) (Munsell (Munsell size&contrast structure, etc. profile moist) moist) (match descriptions D-(611 1o•f1 r G� ,fad , - Hydric Soil Indicators: (check all that apply) Histosol I Concretions 1 Histic Epipedon High Organic Content in Surface Layer of Sandy Soils Sulfidic Odor Organic Streaking in Sandy Soils Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors Other(explain in remarks) Hydric soils present? yes o I Rationale for decision/Remarks: / y / - t e JV U%.!,�/6 ✓ ,O,.'eL:'r/G `?:!C ,Fj -/:7 y c-4? i„,,, ..:. 5 .`' �'r /j41/CCe- r Irde 1 ! Wetland Determination (circle) - Hvdrooh tic vegetation present? yes soils present? yes Is the sampling point yes no ` .:and hydrology present? yes ( no) within a wetland? ;tionale/Remarks: R , NOTES: I DATA FORM 1 Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Lq.„ Date: f) I c9. Applicant/owner: County: r.(lv e I State: \ if Investigator(s): go,-I N1 Cn (S S/T/R: Do Normal Circumstances exist on the site? (Tyes ) n Community ID: Is the site significantly disturbed(atypical situation)? yes Transect Is the area apotential Problem Area? yes Plot ID: 7L1/4-3 VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator ?i'1G2- ,1oar-to/vi - k , ( `-sv .O ! �v -Iz�I�L 5 ,Y1,,) N i(r ) 7 HYDROPHYTIC VEGETATION INDICATORS: • %of dominants OBL,FACW, &FAC: nI D(0 Check all indicators that apply &explain below: Regional knowledge of plant communities Wetland plant list(nat'1 or regional)X. OTHER Physiological or reproductive adaptations Morphological adaptations l S Technical Literature � Wetland Plant Data Base JC Hydrophytic vegetation present? -yes t{o Rationale for decision/Remarks: /l X) '1 =I i"Jf //7�1G>:-% r�};%its%�,L . HYDROLOGY Is it the growing season? ye no Water Marks: yes no Sediment Deposits: yes no _ Based on: A,-a Drift Lines: yes no Drainage Patterns: yes no DeptUof inundation: inches Oxidized Root(live roots) Local Soil Survey: yes no Channels<12 in. yes no Depth to free water in pit: inches FAC Neutral: yes no Water-stained Leaves: yes no Depth to saturated soil: inches Check all that apply&explain below: Other: Stream,Lake or gage data: Aerial photographs: Other: Wetland hydrology present? yes no Rationale for decision/Remarks: SOILS I4y4Ls Lea G 1< 57It. /Z13%/ Map Unit Name A4-0.1 l i C-f( •( (52rainage Class) (Series&Phase) Field observations confirm, es No �. Taxonomy(subgroup) c mapped type? —�\ Profile Description Depth Horizon Matrix color Mottle colors Mottle abundance Texture,concretions, Drawing of soil (inches) (Munsell (Munsell size&contrast, structure,etc. profile moist) moist) (match description) g-" - A 1.07r 3(3 _�8u 1°1 v f 13 Ca.,1 151' - -wt -q 13 u II .I Hydric Soil Indicators: (check all that apply) Histosol Concretions Histic Epipedon High Organic Content in Surface Layer of Sandy S ils Sulfidic Odor Organic Streaking in Sandy Soils -- Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List Gleyed or Low-Chroma Colors. Other(explain in remarks) Hydric soils present? yes Rationale for decision/Remarks: I `,.,���� ,r'�./ /� �.+± /I: f_ '�� p-1 � v;3 I i v:�il1.I ��..;%� ! 1,/ �~'• >v r lv • ir'� f ` t_ I• Wetland Determination (circle) • Hydrophytic vegetation present? yes • Hydric soils present? yes 411M1 Is the sampling point yes no Wetland hydrology present? yes no within a wetland? Rationale/Remarks: NOTES: � I ,I '- - . ' METHODOLOGY for Wetland, - . : •Determ ination and Delineation. '. . . • METHODOLOGY A. APPROACH USED FOR WETLAND DETERMINATION (MANUAL METHOD) Methods used by this study for identifying and delineating areas which are"wetlands"follow the Washington State Wetlands Identification and Delineation Manual (March, 1997). The selection of a specific method or procedure for identifying and delineating "wetlands" (i.e. scientifically defined areas based on the 3-parameters of vegetation, soils, and hydrology) may follow one of 3 methods: 1)the"routine onsite determination method"for undisturbed and non-problem area wetlands; 2)the"offsite determination method"for areas within 100' of the project boundary; and/or 3) the"disturbed area and problem area wetland determination procedures"for areas with disturbed or atypical vegetation, soils or hydrology. If an area is disturbed, then a higher level of analysis such as an "intermediate"or"comprehensive" method may be required. The onsite assessment procedure is used to determine if a wetland is present in the area. This method is described in the manual. The manual specifies an area must meet all three criteria to be"determined" a wetland: there is characteristic wetlands vegetation; the soil shows it has been water saturated in the past; and groundwater must come within 12 to 15 inches of the surface for at least 7 consecutive days in the growing season (March thru October). If an area has no well established vegetation due to clearing or grading activities, it is called "disturbed and/or atypical". Then soils and hydrology criterion are the only field indicators used to determine if an area is to be a "wetland". Either the plant community assessment procedure or the hydric soil assessment procedure is used to determine if a specific test plot is a wetland or non-wetland along the boundary area. The procedure used for each test plot is indicated on the individual data sheets. The results of each sample test plot is recorded on a field data form included in APPENDIX 1. B. KEY DEFINITIONS USED For this study, wetlands are identified using a 3-parameter criteria presented in the Washington State Delineation Manual (1997). If an area has sufficient vegetation, soils, and hydrology present which are indicators of a wetland, then the area is determined to be a "wetland". For this wetland study, "regulated"wetlands are defined using the adopted City of Renton Wetlands Management Regulations, City Code Chapter 32. "Wetlands are those lands transitional between terrestrial and aquatic systems that are inundated or saturated by surface water or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soils conditions. For the purpose of regulation, the exact location of the wetland edge shall be determined by the wetlands specialist ..." Wetlands generally include small lakes, ponds, streams, swamps, marshes, bogs, and similar areas. Regulated Wetlands do not include those artificial wetlands intentionally created from non-wetland sites, including but not limited to irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities if routinely maintained for those purposes. However, regulated wetlands do include those artificial wetlands intentionally created to mitigate conversion of[other regulated]wetlands. I , 11 . C. WETLAND RATING AND REGULATION Wetlands are"rated"for regulatory purposes using the 3-tiered system specified by City of Renton's Wetland Management Regulations, Chapter 32. Each wetland is rated using the "Wetland Rating Data Forms" specified in the Washington State Department of Ecology's (WDOE) Wetlands Rating System for Western Washington, Second Edition (August 1993). The standards adopted by the City are applied to areas that are "regulated wetlands". Basically no regulated activities shall be permitted within a Category I wetland or it's buffer. Category II and III wetlands which are regulated may be allowed to have some alterations if the applicant can demonstrate either a) no practicable alternativert b)extraordinary hardship; or c) public interest as defined by the ordinance (13.11.240, .250, .260i). For all wetlands types, the applicant must demonstrate all of the following conditions are met: a)the existence of any plant or wildlife species appearing on the federal or state endangered or threatened species list will not be jeopardized; b) I the proposal will not lead to significant degradation of groundwater or surface water quality; and c) the proposal complies with the remaining standards of this chapter, including those pertaining to . wetland compensation and the provision of bonds. The minimum threshold size for all wetlands is 2,200 square feet. If a wetland is hydrologically isolated, classified and identified as a Categoryl, II or III wetland, and has a total cumulative area of less than 2,200 square feet, regardless of property lines, then it is exempt from the provisions of this chapter(ref.: 4-32-3-C). High quality wetlands which are determined to not have exceptional value, and are a Category II wetland less than 2,200sf, the Land Use Administrator may exclude the wetland from the provisions of this chapter. Lower quality wetlands which are determined to be less than 5,000 square feet, are severely disturbed, or are newly emerging wetlands, may also be excluded from the provisions of this chapter. D. WETLAND DELINEATION For a wetland plant community delineation, we use vegetation criterion in wetland margins where hydrophytic and upland plants are transitional. Plant communities are analyzed in detail and vegetation data are documented on Field Data Sheets for individual test plot locations shown on report figures and on field note sketch maps. The specie identifications are based on available plant keys such as Hitchcock and Cronquist's Flora of the Pacific Northwest(1973). To determine whether plant species exhibit hydrophytic adaptations, if they are native or non-native (introduced), and which strata (tree, shrub, herb) they normally occupy, we use the National List of Plant Species That Occur in Wetlands: Northwest (Region 9), published by the US Fish and Wildlife Service, May 1988. The indicator status for the • various species found in the area are determined based on the National List together with the December 1993 supplement for the Northwest Region. The indicator status defines the frequency of occurrence in wetlands. Indicators used are: OBL = Obligate Wetland species ("almost always occurs", >99% probability) FACW= Facultative Wetland species ("usually occurs", 67-99% probability) FAC = Facultative species ("equally likely to occur", 34-66% probability) FACU = Facultative Upland species ("usually occurs in non-wetlands", 67-99% probability) UPL = Upland species ("almost always occurs in non-wetlands", >99% probability) NI = No Indicator assigned (If a species does not occur in wetlands in any region, it is not listed. Parenthesis ( ) around an indicator signifies the status is assigned based on the judgment of this investigator.) + = slightly more frequently found in wetlands. -= slightly less frequently found in wetlands. *= a tentative assignment of indicator status based on either limited information or conflicting reviews in the 1993 Northwest Supplement. 12 For a wetland soil delineation, we use the hydric soil criterion prescribed in Part II of the federal manual. Hydric soils are defined as"a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part[horizons]that favor the growth and regeneration of hydrophytic vegetation." (1985, as amended by the National Tech. Committee for Hydric Soils in December 1986) In general, this must occur in the upper 18"of the soil profile and usually for one week or more during the period when soil temperatures are above biologic zero (41°F) (Soil Taxonomy, 1975). In general, "organic hydric soils"develop as a result of prolonged anaerobic conditions with long periods of saturation impeding decomposition (peat or muck) and have greater than 16"of organic matter in the surface layer(Histosols). "Mineral hydric soils" have less than 16"of organic matter (if some, the'histic epipedon' is present), are saturated for more than 7 consecutive days during the growing season (the period when soil temperatures are above biologic zero, 41°F, as defined by"Soil Taxonomy", 1975; usually March-October), and contain dominant gleying and/ormottling. The soil color and/or presence of mottling and gleying in a sample are primary field indicators of whether a mineral soil is either hydric or non-hydric. Non-hydric soils are generally a rusty red or yellow color, while hydric soils are black, gray, or washed out in color. A hydric mineral soil must have a low chroma color feature (at least 2 or less) in the soil matrix. Gleying and mottling are color indicators of prolonged saturation and indicate that anaerobic conditions probably exist for sufficient periods of time to develop a wetland soil ecology if allowed to persist. Gleyed soils are generally gray in color. The gleying results from the leaching of the dissolved (reduced) iron and manganese minerals out of the soil column. Soils gleyed to the surface or to the surface layer of organic material are generally considered hydric. Soils that are saturated throughout the year are usually uniformly gleyed to the surface (Tiner and Veneman 1987). Mottles are generally yellow to reddish brown blotches accumulating in mineral soil due to a fluctuating water table during the growing season. The size, number and color of mottles reflects the duration of soil saturation and thus whether the soil is,hydric. Mottling in hydric soils should be "distinct"or"prominent" in the upper horizon. Mineral soils that have a grayish matrix (chroma 2 or less)with mottles are hydric if the mottles are not relict mottles. Mineral soils with a predominantly brown or yellow matrix and light gray mottles are not usually hydric. 1. The National Technical Committee for Hydric Soils has developed criteria for hydric soils and a list ' of the Nation's hydric soils (USDA Soil Conservation Service 1987). However, because of the limitations for the National and State lists, the NRCS also maintains lists of hydric soil map units for each county in the US. For a wetland hydrology determination, we use the presence of inundation and/or saturation for a sufficient"hydroperiod"to determine whether hydrology criterion is met. The depth to free standing water in a pit or soil probe hole must be less than 15" in margins where hydric and upland soils and vegetation are transitional. Topographic elevations, encrusted detritus or debris, silt lines, hydraulic gradients or computed runoff analysis are indicators of surface inundation or saturation. After a wetland determination is made, the wetland area is analyzed to determine if it is a high quality wetland or if it has any of several irreplaceable ecological functions. The wetland is then Hydric Soils Guidebook, Washington State Department of Ecology, Pub. #90 20, July 1990. 13 analyzed for any significant habitat values such as size, class, species diversity, structural diversity,_special habitat features, buffers, and connection to streams or other habitat areas. E. WETLAND CLASSIFICATION Wetlands are classified by a scientific hierarchical approach using complex multi-level divisions. The classification system used for this study wars developed by the US Fish and Wildlife Service titled Classification of Wetlands and Deep Water Habitats of the United States, FWS/OBS-79/31, by Cowardin, et al. (December 1979). Palustrine wetlands (these are the only wetlands identified by this study) are classified as forested, scrub-shrub, emergent, aquatic bed, a;nd/or open water. If more than 90% of the total wetland area is dominated.by one vegetated class, then it is a "mono-class". If 10% or more of the total wetland is dominated by another class, then it is a higher value wetland. The system of divisions are based on habitats that share the influence of similar hydrology, geomorphology, chemical, or biological factors. The wetland systems involved in the project site are generally limited to"palustrine"systems, with classes and subclasses determined by dominant vegetation such as"emergent' (EM), ;'scrub-shrub" (SS) and/or"forested' (FO). The class of a particular wetland describes the general appearance of the ecosystem in terms of either the dominant vegetation or the substrate type. When over 30% cover by vegetation is present, a vegetation class is used (e.g., "emergent', "scrub-shrub" and/or"forested'). When less than 30% of the substrate is covered by vegetation, then a substrate class is used (e.g., "unconsolidated bottom", "aquatic bed', or"moss-lichen"). Typical demarcations of these classes 11 of palustrine systems are shown in the Cowardin report. [Also reference is made to the current (1988) National Wetlands Inventory (NWI) map land legend.] 1 i 14 Bibliography (Including Sources for Data and Mapping) 15 _ The following selected references are used in the general analysis of the project site for wetlands, including sources of data and mapping information: 1. Thomas Brothers Map, 1995, for vicinity map of streets and avenues in the project site area. 2. Soil Survey of Kinq County Area,Washington, 1973, by the USDA Soil Conservation Service, showing the general map units for soils in this area. 3. Site Plan Survey Map 4. Kinq County Assessor's Parcel Map.. 5. USGS 7.5' Renton Quadrangle, base map 1949, photorevised 1973. 6. City of Renton Storm Drain Map for the drainage pattern analysis in the site area. 7. US Army Corps of Engineers. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1, together with clarification and interpretation guidelines as published by the USACOE, 1992. 8. Washington State Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Publication#96-94. March 1997. 9. Washington State Department of Ecology. Washington State Wetlands Rating System- Western. Publication#93-74. August, 1993. 10. Cowardin, L.M., V. Carter, F.C. Golat and E.T. LaRoe. 1979. Classification of Wetlands and Deep Water Habitats of the United States. US Fish and Wildlife Service Publication FWS/OBS-79/31. 11. Hitchcock, C.L. and A. Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press, Seattle. 12 Pojar, J., and A. MacKinnon. 1994. Plants of the Pacific Northwest Coast. B.C. Forest Service Research Program. Lone Pine Publishing, Vancouver, Canada. • 13. Reed, P.B., Jr. 1988. National List of Plant Species That Occur in Wetlands: Northwest(Region 9). US Fish and Wildlife Service. Biological Report-88(26.9). Including 1993 • Supplement. 14. Knobel. 1980. Field Guide to the Grasses, Sedges and Rushes of the United States. Dover Press, New York. 15. Brady,N.C. 1974. The Nature and Properties of Soils, 8th Edition. MacMillan Publishing Co., New York. 16. Kollmorgen Corp. 1975. Munsell Soil Color Charts. Baltimore, Maryland. 17. Washington Department of Ecology. Washington State Hydric Soils Guidebook. Publication#90-20. July 1990. i6 • • Resumes for Wetland Consultants . • - JOHN G. COMIS Professional Wetland Scientist(Certif. No. 810) Wetlands Specialist/Consultant Surface Water Management Consultant EDUCATION: Bachelor of Science, Environmental Bioengineering, University of Washington, Seattle, 1973. EMPLOYMENT HISTORY: Seifort, Forbes and Berry, 1974; Consoer, Townsend &Associates, 1974-77; Pierce County Public Works, 1977-89; John Comis Associates, 1989-present. QUALIFICATIONS: Mr. Comis has worked a total of 23 years in public sector surface water management and private sector wetland consulting. Mr. Comis' education, research, and experience combine the highly technical fields of water biology and water engineering. John has experience in wetland delineations and mitigation plans including large and small scale projects. Private consulting projects primarily deal with wetlands including identification, delineation, and mitigation for new developments. Wetland projects include over 500 private developments in South King, Kitsap, Pierce and Thurston Counties, including work within the City's of Algona, Auburn, Bellevue, Bothell, Bonney Lake, Buckley, Enumclaw, Edgewood, Federal Way, Fife, Fircrest, Issaquah, Kent, Lakewood, Milton, Olympia, Pacific, Puyallup, Renton, Sumner, and Tacoma. John also assists clients with flood plain and drainage analysis problems including runoff modeling and backwater studies. Public sector experience involves many aspects of drainage and surface water management from basin level planning to site specific analysis and design. John has experience with computer models used for estimating runoff, routing stream flows, calculating flood plain elevations and sizing retention/detention facilities. On many projects, John has worked closely with soil scientists, fishery biologists, civil engineers, surveyors, and regulatory agency staffs at all levels of government. He has frequently been involved in interdisciplinary team projects at both the planning and implementation stages. In academic research, John directed two National Science Foundation projects for an interdisciplinary research team on Kelsey and Coal Creeks, King County, Washington. He has conducted wetland, drainage, and floodplain investigations at all levels of project development. This has provided opportunities to put theory into "on-the-ground" • applications for wetlands, flood plains and other aspects of surface water management. AFFILIATIONS: Society of Wetland Scientists; National Audubon Society; Washington Hydrologic Society; Washington Native Plant Society. File: \RES-JGC1.DOC (1/97) 18 CATHERINE A. COMIS Landscape Designer(WBE) EDUCATION: Bachelor of Landscape Architecture, University of Washington, Seattle, 1978. Bachelor of Arts, Near Eastern Studies, University of Washington, Seattle, 1972. EMPLOYMENT HISTORY: Lieutenant, US Army Military Intelligence Corps, 1972-1976. TRA, parks and recreation area plans, landscape designs, and comprehensive master plans, 1978-1982. Richard Haag &Asociates, landscape designs, 1983. Edward Chaffee&Associates, residential and commercial landscape design, 1983-1987. Natural Systems Design, owner(Registered, Women-owned Business Enterprise), 1987-present. QUALIFICATIONS: Kate Comis has served as both a designer and project manager for numerous residential and commercial landscape design and master plan projects including park projects. She has served as a team member on parks and recreation area plans and comprehensive master plans] Kate has over 20 years of experience in Washington State providing clients with technical assistance in landscape design of residential and commercial developments; stream corridor developments; park and recreation facility design; multi-use equestrian facilities with pedestrian, bike, and equestrian trails; and site plans including all aspects of cost estimating, specifications, construction drawings, site surveys, and construction management. As a parks and recreation consultant, slie has worked on Public Utility District(PUD) projects in eastern Washington State such as the Chelan County "Entiat Park", "Lincoln Rock Park" and "Daroga Park Master Plan" at the Rocky Reach Reservoir. She also worked on the Chelan County PUD projects"Mason Park"at Lake Chelan and "Douglas County River Park" at Rock Island Reservoir. These parks were established as a minimum requirement for recreational area development along the reservoirs after damming of the Columbia River. She has also worked for private clients on camping area designs for recreational projects such as Camp Benbow, Lake Tanwax, Pierce County Jewish Camping Association; • Camp Orkila, Orcas Island, YMCA of Greater Seattle; and Camp Sealth, Vashon Island, Seattle-King County Campfire Council. AFFILIATIONS: Member, American Society of Landscape Architects; Washington Native Plant Society; National Audubon Society. File: \RES-CACI.DOC (1/97) ' I 19 I ' . SA PP- 1 I PRELIMINARY STORM DRAINAGE REPORT for STUDIO PLUS HOTEL AN EXTENDED STAY HOTEL BLACK RIVER CORPORATE PARK RENTON, WA Prepared For: ESA Management Inc. 646 120th Ave NE, Suite C 111 Bellevue,WA 98004 r. s,::�+,• !_. , :; r F:;z , (206)453-0265 '� +F;!' r— j i'V�'s '&u 32800 L4,7 'µ �� �' ! S�G STEg 1Gti SIONAL �'r .• 't2G 41 EXPIRES 05/24/ (At, 449 r � cZop 7 �7 To�q/NG I Prepared By: r-I WARNER ENGINEERING 5122 Olympic Drive NW, Suite B204 s Gig Harbor, WA 98335 (253) 858-8577 • August 20, 1997 Job Number: 031001 it l_� TABLE OF CONTENTS I. Project Overview II. Existing Conditions Summary III. Developed Conditions Summary IV. Discussion of Core Requirements V. Discussion of Special Requirements VI. Conveyance System Analysis and Design VII. Water Quality Analysis and Design VIII. Appendices Appendix A - Vicinity Map Appendix B - SCS Soil Map Appendix C - Predeveloped Basin Map Appendix D -Postdeveloped Basin Map Appendix E - Isopluvial Maps: 2-, 10-, 100- Year Appendix F - Runoff Coefficients Appendix G- Waterworks program Calculations Pre-developed Data Post-developed Data Appendix H- Flowmaster Calculations Appendix I - Technical Information Report Worksheet* Appendix J- Geotechnical Engineering Study* *to be included in final report IX. References Studio Plus Hotel 2 Renton, WA I. . PROJECT OVERVIEW This project is an approximately 110 unit, 3-story hotel. The site, a portion of the Black River Corporate Park, is bounded on the west by Oaksdale Avenue SW, on the north and east by the Black River Corporate Park, and on the south by Grady Way. The project encompasses development of the most of the 3.89 acre site. The work shall include the construction of a 67,842 SF building (22,614 sf building footprint), driveway access from Black River Corporate Park and Oaksdale Avenue SW, parking and landscaping areas. See Appendix A for a vicinity map. II. EXISTING CONDITIONS SUMMARY SOILS Soils on the site are identified by the SCS Soil Survey for King County' .as Urban Land (U)- see Appendix B for SCS Soils information. The SCS description is as follows: Urban land(U) is soil that has been modified by disturbance.of the natural layers with additions of fill material several feet thick to accommodate large industrial and housing installations. In the Green River Valley the fill ranges from about 3 to more than 12 feet in thickness, and from gravelly sandy loam to gravelly loam in texture. The erosion hazard is slight to moderate. No capability or woodland classification. Based upon the geotechnical data we will assume that a hydrologic soil group C soil is present on the site. EXISTING DEVELOPMENT AND DRAINAGE The site currently is comprised of tall grass and brush areas. The building pad area of the site generally slopes to the north, with a total vertical relief of about 4 feet. Surface drainage on site is sheet flow to an existing catch basin, serving the Black River Corporate Park, located near the northwest corner of the property. That flow enters an underground conveyance system which discharges into the P-1 channel. There is an existing drainage channel which bisects the site at the south end of the site. This channel flows from east to west and discharges runoff into the P-1 channel. See the Predeveloped Basin Map, Appendix C. OFF-SITE AND DOWNSTREAM DRAINAGE There is no off-site drainage onto this site, with the exception of the runoff being conveyed by the existing channel at the south end of the site: See the Predeveloped Basin Map, Appendix C. Studio Plus Hotel 3 Renton, WA - Stormwater from the on-site channel flows to the west, through a culvert under Oaksdale Avenue SW, and enters the P-1 channel, a portion of Springbrook Creek. Springbrook Creek flows northwest to the Green River. This parcel participated in the relocation of Springbrook Creek into the P-1 channel and was assumed to be developed for the purpose of channel sizing, so there should be no adverse impacts to the downstream waterway by this project. I - III. DEVELOPED CONDITIONS SUMMARY ON-SITE DEVELOPMENT AND DRAINAGE This parcel participated in the relocation of Springbrook Creek into the P-1 channel and is therefore exempt from detention requirements. Water quality, however, is still required. The new hotel building footprint will be approximately 22,614 square feet and surrounded by the parking and landscape areas. Storm drainage for the site will be as follows: The site will be graded to sheet flow to the centerline of the parking Iot drives and flow into a series of catch basins. Underground pipes will collect the runoff and convey it to a biofiltration swale located on the south side of the on-site channel. The biofiltration swale will discharge runoff into the on-site channel. Downspouts and foundation drains will be piped to the storm system. The increase in run-off from the Pre-developed condition to the Post-developed condition is 1.52 cfs, however, no detention is proposed for this site due to participation in the construction of the P-1 channel. There is no restaurant in the hotel, so an oilwater separator will not be required. The biofiltration swale is to provide water quality for those areas subject to vehicular traffic. See the Postdeveloped Basin Map, Appendix D. OFF-SITE IMPROVEMENTS AND DRAINAGE No off-site improvements are proposed. IV. DISCUSSION OF CORE REQUIREMENTS Core Requirement #1- Discharge at the Natural Location As discussed in EXISTING CONDITIONS SUMMARY above, the majority of the site drainage currently drains to the catch basin located at the northwest corner of the property, ultimately discharging to the P-1 channel. The proposed storm system will discharge to the P-1 channel via an on-site channel located at the south end of the property. Studio Plus Hotel 4 Renton, WA - i . Core Requirement #2- Off-Site Analysis No offsite drainage enters the site. See Appendix C- Predeveloped Basin Map. A Level One Downstream Analysis is described in the Existing Conditions Summary. There are no known drainage problems in this system. Core Requirement #3- Runoff Control This site is exempt from On-site Peak Rate Runoff Control because the parcel participated in the construction of the P-1 channel. Core Requirement #4- Conveyance System The project storm system will convey the site 100 year design storm. Core Requirement #5-Erosion/Sedimentation Control Plan An Erosion and sedimentation plan will be developed for this site as outlined in the King County Surface Water Design Manual., Filter fences, CB inlet protection, CB inlet sediment trap and construction entrances will be installed. Core Requirement #6-Maintenance and Operation Maintenance and operation of all of the stormwater system on this site will be the responsibility of the Studio Plus Hotel, and Extended Stay Hotel. Core Requirement #7-Bonds and Liability Bonds and liability insurance will be provided by the ESA Management Inc. V. DISCUSSION OF SPECIAL REQUIREMENTS Special Requirement #1- Critical Drainage Areas The City has not indicated that this site is in a critical drainage basin. Special Requirement#2- Compliance With Existing Master Drainage Plan There is no existing known Master Drainage Plan that includes this site. Special Requirement #3- Conditions Requiring a Master Drainage Plan This project site does not trigger any of the thresholds that require a Master Drainage Plan. Studio Plus Hotel 5 Renton, WA I , . Special Requirement #4- Adopted Basin or Community Plans The site is not in any known adopted basin or community plans. Special Requirement #5- Special Water Quality Controls _ A biofiltration swale will be constructed to provide water quality for all impervious surfaces subject to vehicle traffic that is designed per the King County Surface Water Design Manual. Special Requirement #6- Coalescing Plate Oil/Water Separators Since biofiltration is being provided, a coalescing plate oil/water separator is not required. Special Requirement #7- Closed Depression There are no closed depressions on the project site. Special Requirement #8- Use of Lakes, Wetlands or Closed Depressions for Peak Runoff Control The project will not use a lake, wetland or closed depression for peak runoff control. Special Requirement #9- Delineation of 100 Year Floodplain The elevation of the 100-year flood plain is equal to 15 in the westerly portion of the site (designated as flood zone "AE"). The easterly portion of the site is designated as flood zone "X", which means this portion of the site is outside of the 500-year flood plain. These zones are shown on the site plans. Special Requirement#10-Flood Protection Facilities for Type 1 and 2 Streams This project is within 200 ft of the highwater line for the P-1 channel. The 200 ft line is shown on the site plans. A shoreline permit will be required for this project. Special Requirement #11- Geotechnical Analysis and Report A geotechnical analysis and report will be included as Appendix J in the final report. Special Requirement #12- Soils Analysis and Report Soils report will be included as Appendix J in the final report Special Requirement#13 - Aquifer Recharge and Protection Areas This site is not in an aquifer recharge or protection area. Studio Plus Hotel 6 Renton, WA I ' . VI. CONVEYANCE SYSTEM ANALYSIS AND DESIGN See Appendix G for basin information. Summarized below are the preliminary design data _ I Constants P2 = 2.0 in. Soil Type C Pio = 2.9 in. CN= 85.0 tall grass/meadow Pioo= 3.9 in. CN= 86.0 short grass/landscaping CN= 98.0 impervious Existing conditions Q2 = 0.38 cfs Ape ,= 3.89 ac T = 38.36 min. Q100 1.38 cfs Aimp = 0.00 ac Developed conditions Q2 = 1.09 cfs APery= 1.98 ac Te= 10.00 min. Q100 2.61 cfs Aimp = 1.91 ac Te= 5.00 min. Minimum Slope of 12" diameter pipe for the 100-year postdeveloped storm = 0.46% (See Appendix H for Flowmaster Printouts). VII. WATER QUALITY ANALYSIS AND DESIGN The biofiltration swale is sized for the 2-year storm and designed to convey 100-year storm event. See Appendix H for Flowmaster Printouts detailing the depth of water for each storm event. i .. Studio Plus Hotel 7 Renton, WA it • V. . APPENDICES Appendix A - Vicinity Map Appendix B - SCS Soil Map Appendix C -Predeveloped Basin Map Appendix D - Postdeveloped Basin Map Appendix E - Isopluvial Maps: 2-, 10-, 100- Year Appendix F - Runoff Coefficients Appendix G - Waterworks program Calculations Pre-developed Data Post-developed Data Appendix H- Flowmaster Calculations Appendix I - Technical Information Report Worksheet Appendix J- Geotechnical Engineering Study Studio Plus Hotel 8 Renton, WA JUL 07 '97 15:56 LPN ARCHITECTS (206)583-0708 P.3/4 , ... . ... . . b `NO&N H•1:1lid 31YUOd1;140 U13AIU1 )IQV1 . AVIS Ci39N31X5• ' SRIcd %I anis . dYL YA►11NI3I t.. I • V1ivU3 '' . • • , ,. : . ,:fit: - a HiO S . li iVJJdSQ� . 1V8SNS5 •ac ;._, -If V1 z . . . . a g w 4. _ U313aas a • 1 • 1..\ ': � sTItw 1 ' � u1v ' US i 3S1 1S 15 11811106._ _ ice. .�'` ` Sod �;::•; .; , : is -d -Hit.MS'' ,..!...!?:•.!:!:!:!;.!•!-;.!t'" \ . NOIN3 .r ''.,...t %� a , • '� ., ,,, -. 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' • • BeC Gf•IL — — + �`/ <1 1 r 3 � aseat7 � UII • .• ? I �.." Pzrk Pc J I•. BM I I� • • I I'mo :- • .. , •tip 254 d illP, - -= _tti ~ • • •s. `=1-3 — 8 V v` .I. * = 41• I- BeC r Be D • ci, 61,f __-_-----_,,,,,N •. .. ;* 117.7. . „‘-.15111A•F. , • L! , 5 0 ROAD T \ ��, �� 4i.^ I i�1 • F-• d C•' �`.;.• , - ,G �I it � .. \Co ►`tip ' �`` 1 �. r•/ �; I- 111 111 Ili AkF I 11 ; ;Lackdi /.%-- �►� _ •1 �.\- •�. !,:1 � i PY I V 1 i J A �Ng l\ Golf nurse ��,,{{,, Est°`� i•-' •L-'" AmC BeC '7 : 1 Jr I = Li • _ Q �. J I C• l .':.: , - 0 oSew._.rr � 20011111\ , lg. -,,i:� S • 2• •���ooDis �j �/� I '. °_-°- - •; AgC Substa;A'i :- , „ Ito! \ )r.,.. . .-- ,......T .. 20 fig i 1 . _ Pu U 91 ' i I \ o fl l LPN \ r� 3I=I� I:":,�'.I •` / • . t `� : ,,7t Longacre$4:I.I_ P Pu i � • Jo: \ C_ G 1 } SOS Ur ...�I!IEI _ I ,�im Py Wo I • BeD ii, • BeC • .• -� 111 �� L Ur °'. 4. . 1 I �• ri . Uri n' • .0•,. (AgD 1 1 I --'-1 Track �I •U •1 1 R1 I - YL •I•I 1. 4zai, •1 ) i r—i ■ 210 27 30 ti n r ■ �T j i Ur— v 1 L R s rvoir pl_r_p___,:4AgC 1i So Tu i . ••.. ' �: • / Pu .i m Sk • 25 l �Bm 1203 ur p • \• .169 AgC o Wo Ur = 1 'o r , KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL (2) CN values can be area weighted when they apply to pervious areas of similar CN's (within 20 CN points). However, high CN areas should not be combined with low CN areas (unless the • low CN areas are less than 15% of the subbasin). In this case, separate hydrographs should be - generated and summed to form one hydrograph. { ; FIGURE 3.5.2A HYDROLOGIC SOIL GROUP OF THE SOILS IN KING COUNTY • HYDROLOGIC HYDROLOGIC SOU_ CROUP GROUP` SOU_ GROUP GROUP' D C Orcas Peat D Alden�;ood Oridia C Arents, Alder wood Material C Ovall Arents, Everett Material Ovall ck C Beausite C C D Puget D Bellingham D Puyallup BriscotBuc B D Ragnar B Coastalky Variable Renton Beaches Variable D Riverwash C Ezrimont Silt Loam C Salal Everett 'Sammamish D Everett A/B D A Seattle D Indianola C Shacar • Kl C Si Silt C Klaus Snohomish D Mixed Alluvial Land Variable D A Sultan D Newbn B Tukwila Neb Urban Variable • Nooksack C D . - - Normal Sandy Loam D Woodinville HYDROLOGIC SOIL GROUP CLASSIFICATIONS A. (Low runoff potential). Soils having high infiltration rates, even when thoroughly wetted, and consisting chiefly of deep, well-to-excessively drained sands or gravels. These soils have a high rate of water transmission. , and B. Aodetly low runoff of moderatel I)fineto mode ils ate ye oarse ►e infiltration xtures. rates These soils ha ethoroughly a moderate rate of consisting chiefly Y water transmission. C. (Moderately high runoff potential). Soils having dslow es d infiltration rates movement of voroughlr, soils wetted, , moderately consisting chiefly of soils with a layer that imp fine to fine textures. These soils have a slow rate of water transmission. D. (High runoff potential). Soils having very slow infiltration rates when thoroughly wetted and consisting chiefly of clay soils with a high swelling potential, soils with a permanent high water table, soils with a hardpan or clay layer at or near the surface, and shallow soils over nearly impervious material. These soils have a very slow rate of water transmission. . t From SCS, TR-55, Second Edition, June 1986, Exhibit A-t. 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' • Itt‘I, I!1,1, ,.....e'db-A:••• E .It J . r wo.xu,uln anVIZ NI 1- muur..._ ta,,w., ;151 .,•,. \,, .114401 atift a.-4, 411)1 '..;, ....f. ..\.Lc"__. 7:ii....1.:;.g.11;:...r....teJ4::...,.1.:.;;,41.3?.. '. -,1 ..J.1.,latTr4)„Nialklirkrr Mg WI' '-.' ' .. .1 ....• - 1 1,. . EMI isirgi" , . 1 .. .• „ ,.....t ___PP.,al . -KING COUNTY, WASHINGTON, SURFACE WATER DESIGNAPPENDIXE . FIGURE 3.5.1C 2-YEAR 24 • -HOUR ISOPLUVIALS • --i.,._,,,,.., s „. .,•,• . ,,• .. 1 ';\ It•)%,- A \ , i ,..41; 1.4 -- . . 1547.-3F• . • ,if 17":4.7 - - r,..-- aim i,4\ _ _Ilk ‘ • z� ; ;, Al . ilpkr.d, , - ::.‘,...ek ,\Ii. 6,..(0.. 1 • _ gOiniv .\\ 'Milani'."7 1 &" .- f 1 _ \y--‘. . .--..., .-.---;, .- •Ar... 1 ; lit ' / . "j .. / •.' 0) , 20 k i NI '2.q,,. "- ..---:-2---1,\',406 1 2,1iwalia, ---' •, ) /16 " NO 1 ��A e..„.,, ... ‘z.:1_,... 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I /' I:" j) -_r lirtililli- Nto*• ‘I. 1 t-17 — �in1 • �. ��•/ L1 ._ , . . vir 2-YEAR 24-HOUR PRECIPITATION ry* • ��IRr�r> _ 3 �3.4•�" ISOPLUVIALS OF 2-YEAR 24-HOUR • V� ^- .-_� �� fir- . • TOTAL PRECIPITATION IN INCHES CV • �_ ^M• 0 2 3 4 S 6 7 8 Mlles `♦`-r N J ,• /�. 1/90 1:300,000 3.5.1-8 11GG KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1E 10-YEAR 24—HOUR ISOPLUVIALS — — — — 23 ........._ ,) !I (q1Ursairf: .,-ji- 1..4 -- -iirik f 1 1 '" A . . ,1 1 ilk 4 8..r Agg . 2 ► , I• / < `) `. ' 41 -51 - ,/.._- yam. X. a0 1.\ ‘...:-..... `-.-7.... _ ,-/-.,• j . / ..,,i, : , :, iii....+. , INS , .. ra: ...L.i.., si IL ;•.. 1 .- ;1 ••• .!.••• • t‘' :--.. 1 ' • i 1 4.41-- ,...e= 1.`.../ - .Y` %WI" Mir '-' . MecIsis,' 1 /'--41 -'r '11rIPAhL ( ‘" :-.... ii. ._....., \ . . .. ,,,,, ,,i,,:. :,, , .... „ ii,,,„,. .. - , ,:k4 ., • ,,okh11 .111/4N.. -- ( e..' '-'1. - --4 41/4 .. , _ i , . ....=,...5 _:.' 4.4. , ..,L, \,./. .,... 1 . \____, 00\14 • •-f• . 3.3 16.. ' ''' • 1 • . • , _ ,:., ow- Vil,.. „: i--,.,- ,i >._.. \ tr. .1,‘ 4 -,, . . , ..,„ .i., J .•" ,'-••"--- •.,.. i : • ; . 1 -., Ti,le :,-'', 1 %,..71-1111,''i :' Illk \ ..A..'. • • I�,;AA ° s ` ni, \_ • ' - • 64 w� j —fir '� r— s. — _ I i ���i 1 . IR : -?j PROJECT '4�``t\‹:_ �� - %1 i ; ) i=migniti •' •• i` SITE '� .idw - rikb.....= •,. * - r I i I• I _ \�• �/�1 T- -a 1 \ — .....--_ liii-mr4 .1 H 1.1''4 ,, tl , ; • .-1.- ,r "Pr': .. - low — 164 • % ‘ ' —) i f -I '"..•.. N•,a"if Ili*I a 1 tif ftfr .k ,, . m • 7 ':=1 \-,... .- _, fp •;I --•-•-.L.-. i .. . ,...„Alyal • _ •.. ' ! 10-YEAR 24-HOUR PRECIPITATION 1riff �I _ LUVIALS OF 10—YEAR 24-HOUR �'� �" / � ` 3.4 ISOP � — ,�O ,` � TOTAL PRECIPITATION IN INCHES ; 0 1 2 3 4 5 6 7 B Mlles -=`: 3.5.1-10 `fit • 1/90 4.0 1:300,000 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1H 100-YEAR 24-HOUR ISOPLUVIALS 1°.----.-141 iirif •-• -itkir_A -.., . ... --. v,-ff- '''', •-- .. ._.., •• ,-. r.." '''S 11 iir.qiiir .7' l'. ... . ''',‘ ..., , f ,.___Vtit_ . , iiiim__As,.,-, \:.,\ i ,, -... .,r iiki4k. .its si - i ts 1:24•Irrm_ e• , . ,.. - ,_ :---. 3.9! (Wiffre=te_._:. _ I ‘ 1 - • • — j •<---• . 4444.3 .::. )..) -., --1 1-6.-/-4.,.,, -0.4-,-4p A11-,irfr'„.-',.„'il\,-_-.',,-..:7.-.-X1.--'--..—E..-:,...i-..-._-'.3'•-"÷-":'":--."j*--21'.4 L2:.-7'.1—:V:,•-:...1-ft A c ij r I..i.:AI'..-.g:.,i.:.Ul:,.i a'::i I 1,...I!Vms,-)-,..L\-_,_\. ( / • ;(!,,.,----t; -- \ = y q r i 46 • f 1 11 - - ..- .AL\ in -:. - „I ,..'"-• N \/- • ''4011/°W.1°.. "Iralk.al .' C.;.:' -:-"di It .1 ."ill \.\., " I 'Ilir ilingfiliiP 4h-,.. AlL4000011W1.11140iiiiiiii0.100:,..4iiiii i ' Is ...k. . 1 pealim\i. ....._ ,.Iiii:A.: RV "Te ,0„. 01.101111-: -1Ll000ujppOPei-' '01...dbwik. •, i m. - , ,---- .--... y 11. c) .—PROJECT tl.-. .*• . .. :.:. •,... 4;11* 44., ill\41; / s'' 1 .11 I 0,. .7. .-. , ..._ . ': • -411111' / .11`.. . - '....:•21 ;gip ill SITE i . ... .... ,,A, 7... 1.111.061, .,, i ____ _ --i. q .-111117 • . . _. 1 .11111 ) )....1_1441 ...:...- . , ' 11 ,. . ..,. . mewl 4 ---/ I _ , , .. ._._-. •• sig.. . CR- - • -- 41/111 Ii • N' • \ .1,,. ,.. . -N.wf014./441111" ,. . .__ . ,,,p, _:: -- : . lir: 1 , • .•:V ':::1 ,,,,.. \--• . " ilAwi pi J. I, K. -• .-1---- ".• T. ---- • '-'-. KTAIN tic c) ch. '--.'= AV2VAINWilliAlk ._ ... Cv r5* , IIVANNIgat i 6.5.. _00-YEAR 24-HOUR PRECIPITATION p • . vas- ..- - §D ,3.4---ISOPLUVIALS OF 100-YEAR 24-HOUR e,'• 411/MIUStor , - ...., , 1 ,.... cle Naga.ley , TOTAL PRECIPITATION IN INCHES tx 0) . .• . N. I . ... • 0 1 2 3 4 5 6 7 8 Mlles • ) — ••• .----------- N. Q, 3.5.1-13 • 1:300,000 4). • 1/90 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN APPENDIXF TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS • SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff cu rve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP ,_ LAND USE DESCRIPTION A B C D Cult'rvatc-d land(t): vin:er condition 86 91 94 95 Mountain cpen areas: low growing brush and grasslands 74 82 89 92 65 78 85 89 Meadow or pasture: 6 8 42 64 1 7 - Wood or forest land: undisturbed or older second Growthh2 64 7 8 Wood or forest land: young second gro„,th or brush 31 E2 852 94 6 Orchard: with cover crop Open spaces, lawns, parks, golf courses, cemeteries, landscaping. good condition: grass cover on 75% O or more of the area 68 SO 90 - fair condition: grass cover on 50% to 75% of the area 77 85 90 92 cl91" Gravel roads and parking lots i6 85 76 85 891 Dirt roads and parking lots 98 98 q °8 Impervious surfaces, pavement, roofs, etc. 180 180 100 Open water bodies: lakes, wetlands, ponds, etc. Single Family Residential (2) Dwelling Unit/Gross Acre Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 r-- 5.0 DU/GA • 48 ' 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 • 7.0 DU/GA 56 Planned unit developments, % impervious condominiums, apartments, must be computed commercial business and • I industrial areas. .. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. 1 11/92 OD 3.5.2-3 • I I)PPE)JDIK G, I ', • l_ = 8/21/97 11: 17: 48 am Warner Engineering page 1 , STUDIO PLUS HOTEL-AN EXTENDED STAY HOTEL r STORM DRAINAGE ANALYSIS ' PREPARED BY: C. LEVEY i BASIN SUMMARY L_' BASIN ID: POST002 NAME: 2-YEAR POSTDEVELOPED STORM SBUH METHODOLOGY TOTAL AREA. . . . . ... : 3 . 89 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE • TYPE1A PERV IMP F- PRECIPITATION • 2 . 00 inches AREA. . : 1. 98 Acres 1.91 Acres t I TIME INTERVAL • 10 . 00 min CN • 86. 00 98 . 00 '- TC • 10. 00 min 5. 00 min ABSTRACTION COEFF: 0. 20 ; ; TcReach - Sheet L: 240. 00 ns: 0. 2400 p2yr: 2 . 00 s: 0. 0175 '__% PEAK RATE: 1. 09 cfs VOL: 0. 42 Ac-ft TIME: 480 min BASIN ID: POST100 NAME: 100-YEAR POSTDEVELOPED STORM SBUH METHODOLOGY TOTAL AREA • 3 . 89 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE • TYPE1A PERV IMP , , PRECIPITATION • 3 . 90 inches AREA. . : 1. 98 Acres 1. 91 Acres TIME INTERVAL • 10 . 00 min CN • 86 . 00 98 . 00 TC • 10. 00 min 5. 00 min ABSTRACTION COEFF: 0. 20 TcReach - Sheet L: 240. 00 ns: 0. 2400 p2yr: 2 . 00 s: 0. 0175 PEAK RATE: 2 . 61 cfs VOL: 0. 99 Ac-ft TIME: 480 min r__ BASIN ID: PRE002 NAME: 2-YEAR PREDEVELOPED STORM SBUH METHODOLOGY TOTAL AREA • 3 . 89 Acres BASEFLOWS: 0. 00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2 . 00 inches AREA. . : 3 . 89 Acres 0. 00 Acres TIME INTERVAL • 10. 00 min CN • 85. 00 0. 00 TC • 38 . 36 min 0. 00 min ABSTRACTION COEFF: 0. 20 TcReach - Sheet L: 240. 00 ns: 0. 2400 p2yr: 2 . 00 s: 0. 01.75 PEAK RATE: 0. 38 cfs VOL: 0. 26 Ac-ft TIME: 490 min BASIN ID: PRE100 NAME: 100-YEAR PREDEVELOPED STORM SBUH METHODOLOGY TOTAL AREA • 3 . 89 Acres BASEFLOWS: 0. 00 cfs , 1 1 RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 3 . 90 inches AREA. . : 3 ..89 Acres 0. 00 Acres i TIME INTERVAL • 10 . 00 min CN • 85. 00 0. 00 ' TC • 38. 36 min 0. 00 min ABSTRACTION COEFF: 0. 20 TcReach - Sheet L: 240. 00 ns: 0. 2400 p2yr: 2 . 00 s: 0. 0175 PEAK RATE: 1. 38 cfs- VOL: 0.77 Ac-ft TIME: 490 min L. APPEkJ /X t-1 • STUDIO PLUS HOTEL, RENTON, WA Worksheet for Circular Channel Project Description Project File c:1031 c\001j\reports\031001.fm2 Worksheet 12"CONVEYANCE PIPE Flow Element Circular Channel Method Manning's Formula Solve For Channel Depth Input Data Mannings Coefficient 0.012 Channel Slope 0.500000 % Diameter 12.00 in Discharge 2.61 ft3/s Results Depth 9.40 in Flow Area 0.66 ft2 Wetted Perimeter 2.17 ft Top Width 0.82 ft Critical Depth 0.69 ft Percent Full 78.30 % Critical Slope 0.671281 % Velocity 3.96 ft/s Velocity Head 0.24 ft Specific Energy 1.03 ft Froude Number 0.78 Maximum Discharge 2.94 ft3/s Full Flow Capacity 2.73 ft3ls Full Flow Slope 0.457320 % Flow is subcritical. Aug 21,1997 Warner Engineering FlowMaster v4.1 11:20:31 Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 (203)755-1666 Page 1 of 1 STUDIO PLUS HOTEL, RENTON, WA Worksheet for Trapezoidal Channel Project Description Project File c:1031 c\001 j\reports1031001.fm2 Worksheet BIOFILTRATION SWALE-2-YR STORM Flow Element Trapezoidal Channel Method Manning's Formula Solve For Channel Depth Input Data Mannings Coefficient 0.035 Channel Slope 2.000000% Left Side Slope 5.00 H :V Right Side Slope 5.00 H :V Bottom Width 2.00 ft Discharge 1.09 ft3/s Results Depth 2.50 in Flow Area 0.63 ft2 Wetted Perimeter 4.12 ft Top Width 4.08 ft Critical Depth 0.18 ft Critical Slope 3.506646% Velocity 1.72 ft/s Velocity Head 0.05 ft Specific Energy 0.25 ft Froude Number 0.77 Flow is subcritical. Aug 21,1997 Warner Engineering FlowMaster v4.1 — 11:21:29 Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708 (203)755-1666 Page 1 of 1 j , • • STUDIO PLUS HOTEL, RENTON, WA • Worksheet for Trapezoidal Channel • i Project Description Project File c:\0316001j1reports1031001.fm2 Worksheet BIOFILTRATION SWALE- 100-YR STORM Flow Element Trapezoidal Channel Method Manning's Formula Solve For Channel Depth Input Data Mannings Coefficient 0.035 Channel Slope 2.000000% Left Side Slope 5.00 H :V Right Side Slope 5.00 H :V Bottom Width 2.00 ft Discharge 2.61 ft3/s Results Depth 3.91 in Flow Area 1.18 ft2 Wetted Perimeter 5.33 ft Top Width 5.26 ft Critical Depth 0.29 ft Critical Slope 3.070693 % Velocity 2.20 ft/s Velocity Head 0.08 ft Specific Energy 0.40 ft Froude Number 0.82 Flow is subcritical. I � I Aug 21,1997 Warner Engineering FlowMaster v4.1 11:21:10 Haestad Methods,Inc. 37 Brookside Road Waterbury,CT 06708' (203)755-1666 Page 1 of 1 i VI. REFERENCES 1. Soil Survey of King County Area, Washington. United States Department of Agriculture, Soil Conservation Service. November 1973. 2. Surface Water Design Manual, King County, Washington. King County Department of Public Works. January 1990. Revised November 1995. 3. Waterworks. Software for Hydrology. Version 4.12e. Engenious Systems, Inc. Seattle, Washington. 4. Flowmaster. Version 4.1. Haestad Methods, Inc. Waterbury, Connecticut. Studio Plus Hotel 9 Renton, WA SA p -I ' / V5 � , i r . JT pia GEOTECHNICAL ENGINEERING STUDY PROPOSED EXTENDED STAY AMERICA RENTON SITE#418 1200 OAKESDALE AVENUE SW RENTON,WASHINGTON G-0793 • Prepared for Mr. Dan Sterns Construction Manager,Northwest Region 1-_ ESA Management, Inc. 616 120th Avenue NE, Suite C111 Bellevue, WA 98005 July 14, 1997 RECEIVED ALB 281997 L ' I DEVELOPMENT PLANNING Geo Group Northwest, Inc. CITY OF RENTON 13240 NE 20th Street, Suite 12 Bellevue, WA 98005 ■ Phone: (425) 649-8757 J� Ir GEO Group Northwest, Inc Geotechnical Engineers,Geologists &Environmental Scientists July 14, 1997 G-0793 Mr. Dan Sterns ESA Management, Inc. 616 120th Avenue NE, Suite C 111 • Bellevue, WA 98005 SUBJECT: GEOTECHNICAL ENGINEERING STUDY PROPOSED EXTENDED STAY AMERICA RENTON SITE#418 1200 OAKESDALE AVENUE SW RENTON,WASHINGTON Dear Mr. Sterns: We are pleased to submit this report entitled "Geotechnical Engineering Study, Proposed Extended Stay America, Renton Site#418, 1200 Oakesdale Avenue SW, Renton, Washington." This report presents our findings and geotechnical recommendations for foundation support, subgrade stabilization, surcharge recommendations, utility support, and grading guidelines for the proposed development. We understand the proposed Extended Stay America development includes a hotel building with 101 units and a parking lot with 131 stalls. The proposed hotel structure is a three story L-shaped building up to 55 feet in width and 220 feet in length. The irregularly-shaped lot is located in the Earlington area of Renton, Washington, and is currently vacant. The subject site was explored with four(4)borings on June 30, 1997 and seven(7)test pits on July 1, 1997, in accordance with our proposal dated June 23, 1997. The borings extended to a maximum depth of 39 feet below the ground surface(bgs) and the test pits extended to a maximum depth of 13 feet below the ground surface (bgs). The subsurface of the northern two-thirds of the site generally consisted of loose to medium dense Silt to Sand with debris (Fill), approximately 6 to 12 feet in thickness, underlain by soft to medium stiff Silt to depths of 20 to 25 feet bgs. Debris in the Fill typically consisted of concrete, wood,plastic pipe and asphalt-concrete. Medium dense to very dense Sand, silty Sand or Gravel was encountered below the medium stiff Silt to 39 feet bgs,the end of the borings. Groundwater was measured in the borings at depths of 16.5 to 18.2 feet below the ground surface. For a more detailed explanation of the soils,please refer to the report,boring logs or test pit logs. 13240 NE 20th Street,Suite 12 • Bellevue,Washington 98005, Phone 425/649-8757 • FAX 425/649-8758 • • July 14, 1997 G-0793 Extended Stay America Site#418 - Renton, Washington Page ii Based on the results of our study, it is our professional opinion that the site is geotechnically suitable for the development of the proposed hotel. The main geotechnical issues for the construction of the proposed development are 1) the existence of soft to medium stiff Silts which can result in excessive settlements under applied loads, 2)the moisture sensitivity of the on-site soils for use as structural fill, and 3)the existence of debris within the on-site fills. Because of the existence of soft to medium stiff Silts up to depths of 25 feet bgs, we recommend that the building structure be supported on auger-cast piles that extend into the medium dense to very dense Sand or Gravel. A slab-on-grade floor or pavement section at or below the current site elevation of the proposed area may be placed without preloading or surcharging the site. If the proposed final floor or pavement area elevations require the placement of substantial structural fill, we recommend preloading or surcharging the areas prior to placing the slab-on- grade or pavement section. !. �d Our recommendations, along with other geotechnically related aspects of the project, are discussed in more detail in the text of the attached report. A recommended schedule of special inspections is included in Section 5.0 - Inspections and Additional Services. We appreciate this opportunity to have been of service to you on this project. We look forward to working with you in the future. Should you have any questions regarding this report or need additional consultation, please feel free to call us at (425) 649-8757. Sincerely, GEO GROUP NORTHWEST, INC. gyp+ Cam; 3cksr�oF rc� go3pq i 1 (William Chang, P.E. • 20114 A. 94Z1 NI Principal skftvr. EXPIRES 2/191 g E5 t_ I Geo Group Northwest,Inc. 4 'V ti J1,1 • /' TABLE OF CONTENTS JOB NO. G-0793 Page 1.0 INTRODUCTION M 1.1 Project Description and Understandings 1 ,, 1.2 Scope of Services 2 2.0 SITE CONDITIONS ,j I, 2.1 Surface Conditions 3 2.2 Subsurface Conditions 4 J2.3 Groundwater Conditions 4 ' 2.4 Seismicity 5 3.0 DISCUSSION AND RECOMMENDATIONS I; r 3.1 General 6 3.2 Site Preparation and General Earthwork 6 3.3 Structural Fill 7 3.4 Preload and Surcharge Design and Monitoring 9 3.5 Pile Foundation Design Criteria 10 3.6 Slab-on-Grade Floors 12 3.7 Site Drainage 12 3.8 Excavations and Slopes 13 3.9 Utilities 13 ._(r 3.9.1 Gas Line Considerations 14 3.9.2 Pipe Bedding 14 3.9.3 Trench Backfill 15 3.10 Pavement Areas 15 4.0 LIMITATIONS 16 5.0 INSPECTIONS AND ADDITIONAL SERVICES 16 1 APPENDIX A- FIELD INVESTIGATION ILLUSTRATIONS 1 ! Plate 1 - Vicinity Map Plate 2 - Site Plan Plate 3 - Legend Plate 4 through 7 - Boring Logs }� �! Plate 8 through 11 - Test Pit Logs .__, Plate 12 - Typical Footing Subdrain Plate 13 - Typical Trench Section . is Geo Group Northwest, Inc. GEOTECHNICAL ENGINEERING STUDY PROPOSED EXTENDED STAY AMERICA RENTON SITE#418 1200 OAKESDALE AVENUE SW RENTON,WASHINGTON G-0793 lA INTRODUCTION 7T ,, ��' 1.1 Project Description and Understandings The proposed Extended Stay America development is located at 1200 Oakesdale Avenue SW in Renton, Washington, as shown in Plate 1 - Vicinity Map. The subject property is located on the �-7 east side of Oakesdale Avenue SW,north of the intersection of Oakesdale Avenue SW and SW Grady Way in the Earlington area of Renton, Washington. The subject property consists of an irregular shaped vacant lot, approximately 3.89 acres in size, as indicated on the survey dated June 1997 by Hebrank, Steadman and Associates, PS, as shown {—, in Plate 2 - Site Plan. The proposed building area is essentially flat and vegetated with grasses. I An elongated soil mound is located near the western boundary of the property. The southern third of the property contains a drainage ditch and an elevated railroad track embankment. No I building structures are located on the subject lot. tit According to preliminary plans provided by ESA Management, Inc. and LPN Architecture and Planning, we understand that the proposed hotel structure will occupy the northern two-thirds of the property. Proposed development for the Extended Stay America site includes a hotel building with 101 units, associated pavements and a parking lot with 131 stalls. The proposed hotel structure is a three story L-shaped building up to 55 feet in width and 220 feet in length. At the time of this report, final grade elevations had not been established. 1 ' ;Geo Group Northwest, Inc. should be retained to review the final plans for the project to verify that the recommendations contained in this report have been properly interpreted and implemented in the design and in the construction specifications. . i h Geo Group Northwest,Inc. 1 t . 'July 14, 1997 G-0793 ;Extended Stay America Site#418 -Renton, Washington Page 2 :1.2 Scope of Services ,The scope of the work performedostudy was general for this in accordance with that discussed in - 'our proposal dated June 23, 1997, and included: 1. Conduct subsurface exploration of the site consisting of soil borings and test pits. Up to ~i. four soil borings to be drilled to a depth of 30 to 40 feet below the ground surface using a drilling rig. The borings will be located around the perimeter of the proposed hotel building foundation. Excavate up to five test pits using a backhoe in the parking and drainage swale areas around the proposed hotel. Each boring and test pit will be logged by an experienced geologist or engineer. Soil samples will be collected from the borings and test pits for moisture analysis in our laboratory and confirmation of the field soil classifications. 2. Perform engineering analysis for foundation support, including settlement calculations and preload recommendations,provide retaining wall and rockery wall design parameters, grading considerations, subgrade stabilization, pavement section design, utility trench backfilling, and earthwork criteria for on-site soils and imported soils. 3. Prepare a geotechnical report of activities, findings, conclusions, and recommendations for the proposed ESA hotel development at the site. jif This report has been prepared in accordance with generally accepted geotechnical engineering practices and with our agreement with ESA Management Inc. dated June 16, 1997, for ESA Management Inc. and their consultants for specific application to this site. We recommend that this report in its entirety be included in the project contract documents for the information of the contractor. In the event that there are any changes in the ownership, nature, design or location of the proposed hotel and parking areas or if any future additions are planned,the conclusions and recommendations contained in this report shall not be considered valid unless 1)the project changes are reviewed by Geo Group Northwest, Inc. and 2) conclusions and recommendations presented in this report are modified or verified in writing. Geo Group Northwest,Inc. 1 • July 14, 1997 G-0793 !Extended Stay America Site#418 -Renton, Washington Page 3 2.0 SITE CONDITIONS h ^ 2.1 Surface Conditions I The proposed Extended Stay America development is located at 1200 Oakesdale Avenue SW in Renton, Washington, as shown in Plate 1 - Vicinity Map. The subject property is an irregularly- 11, 'shaped lot located on the east side of Oakesdale Avenue SW, north of the intersection of , Oakesdale Avenue SW and SW Grady Way in the Earlington area of Renton, Washington. Vd :The subject property consists of an irregular shaped vacant lot, approximately 3.89 acres in size, 'as indicated on the survey dated June 1997 by Hebrank, Steadman and Associates, PS as shown �j in Plate 2 - Site Plan. An elongated soil mound is located near the west property boundary. The southern third of the property contains a drainage ditch and an elevated railroad track embankment, or berm. The drainage ditch is approximately 16 feet deep and the embankment is approximately 10 feet high. At the time of our study, the proposed building area was essentially flat, with elevations ranging between 16 and 20 feet, and vegetated with grasses. The southern third of the property and j eastern property boundary was vegetated with deciduous trees, vines and grass. No buildings or 3 C existing structures were located on the subject lot. Access to the site was provided by a gravel driveway from the adjacent developed property to the north. The surveyfor the roe prepared byHebrank, Steadman and Associates, identifies subjectproperty,rtY, P P easements for utility and access, sewer, power, gas, sidewalk and water. A 60 foot wide utility and access easement, a 20 foot wide sewer easement and a 10 foot wide power easement are located across the southern portion of the property. A 20 foot power easement is located adjacent to the south property line, a 7.5 foot wide gas easement is located along the east property line, a 5 Ir foot wide walk and utility easement and 15 foot power easement are located along the west property line, and a 5 foot water easement is located on the north property line. The 60 foot wide utility and access easement contains a 7.5 foot wide gas easement for an existing 20 inch diameter high pressure gas main. According to utility locate,the high pressure gas line is approximately 4 to 5 feet below the ground surface. ' During the site visit, Geo Group Northwest, Inc. evaluated the site for the presence of wetland characteristics. Three general criteria are reviewed to evaluate wetland potential: very shallow or Geo Group Northwest,Inc. II s July 14, 1997 G-0793 Extended Stay America Site#418 - Renton, Washington Page 4 near surface water, poorly-draining or hydric soils and characteristic vegetation(cattails, reed grass, horsetails). Each of these characteristics must be present for the property to be considered a wetland consistent with standard state or federal criteria. Based on our observations, no portion of the subject property exhibited soil, water and vegetation characteristics typical of wetlands. For these reasons, the subject property does not appear to meet the criteria established for definition of a wetland area. 2.2 Subsurface Conditions • The subject site was explored with four(4) borings on June 30, 1997 and seven (7) test pits on July 1, 1997, in accordance with our proposal dated June 23, 1997. The borings extended to a maximum depth of 39 feet below the ground surface (bgs) and the test pits extended to a maximum depth of 13 feet below the ground surface (bgs). The approximate location of each boring and test pit is illustrated in Plate 2 - Site Plan. For more detailed information about our field exploration, please refer to Appendix A. The subsurface of the northern two-thirds of the site generally consisted of loose to medium dense Silt to Sand with debris (Fill), approximately 6 to 12 feet in thickness, underlain by soft to medium stiff Silt to depths of 20 to 25 feet bgs. Debris in the Fill typically consisted of concrete, wood, plastic pipe and asphalt-concrete. Medium dense to very dense Sand, silty Sand or Gravel = was encountered below the medium stiff Silt to 39 feet bgs, the end of the borings. Test pit TP-7 consisted of medium dense Sand (Fill), 3 feet in thickness, underlain by ash and burnt coal (Fill)to a depth of 12 feet bgs. Medium stiff Silt was encountered from 12 feet to 13 h I feet bgs, the end of the test pit. For a more detailed explanation of the soils and moisture content information, please refer to the Boring and Test Pit Logs, Plates 4 through 11. 2.3 Groundwater Conditions Groundwater was measured at depths of 16.5 to 18.2 feet below the ground surface during the subsurface investigation. Groundwater flow direction was not determined during our study. It is - important to note that ground water levels can fluctuate seasonally, depending on rainfall, surface runoff and other factors. Geo Group Northwest, Inc. July 14, 1997 G-0793 Extended Stay America Site#418 - Renton, Washington Page 5 i 2.4 Seismicity Earthquake intensities will vary depending upon the magnitude of the earthquake, and the ;distance of the project site from the causative fault. It is beyond the scope of the study to determine site specific earthquake hazards. However, it should be recognized that the site will likely be subjected to at least one moderate to strong (M 6 to 7) earthquake that will cause ground 'shaking during its lifetime. Information contained in Washington State Earthquake Hazards, by ,Noson et. al. and published by the Washington State Department of Natural Resources in 1988, indicates the return period of a magnitude 6.5 earthquake is estimated as 35 years based on written earthquake records. ,The site is located in seismic zone 3 as shown on Figure 16-2 - Seismic Zone Map of the United States of the 1994 Uniform Building Code (UBC). The UBC recommended maximum ground !acceleration from earthquakes for zone 3 is 0.3g. According to our field investigation, the subsurface generally consisted of loose to medium dense Silt to Sand (Fill), over soft to medium I stiff Silt which was in turn underlain by medium dense to very dense Sand, silty Sand or Gravel. This corresponds best to a S2 soil profile with a S factor of 1.2, according to Table 16-J - Site Coefficients of the 1994 UBC. 'Based on the information contained in our borings, we conclude that the encountered soils do not have the potential to liquefy during strong earthquake shaking. Clean, loose and saturated , granular materials are the soils susceptible to liquefaction, therefore the dense granular materials and Silts encountered do not have the potential to liquefy. 1_' • Geo Group Northwest,Inc. J . July 14, 1997 G-0793 Extended Stay America Site#418 - Renton, Washington Page 6 3.0 DISCUSSION AND RECOMMENDATIONS 3.1 General Based on the results of our study, it is our professional opinion that the site is geotechnically suitable for the development of the proposed hotel. The main geotechnical issues for the ,11 construction of the proposed development are 1) the existence of soft to medium stiff Silts which can result in excessive settlements under applied loads, 2)the moisture sensitivity of the on-site soils for use as structural fill, and 3)the existence of debris within the on-site fills. Because of the existence of loose to medium stiff Silts up to depths of 25 feet bgs, we recommend that the building structure be supported on auger-cast piles that extend into the medium dense to very dense Sand or Gravel. We had considered the use of driven timber piles, however we understand that the single story buildings to the north of the hotel site are supported on shallow spread footing foundations, and may be adversely affected by pile driving activity. A slab-on-grade floor or pavement section at or below the current site elevation of the proposed area may be placed without preloading or surcharging the site. If the proposed final floor or pavement area elevations require the placement of substantial structural fill, we recommend preloading or surcharging the areas prior to placing the slab-on-grade or pavement section. Structural fill mayconsist of 1) compacted imported structural fill, or 2) re-compacted on-site P P P soils that meet the criteria for structural fill and are approved by the on-site geotechnical engineer. To meet the criteria for structural fill,the moisture content of the on-site soils must be near optimum, the soil may not contain any debris, and the weather conditions must allow for placement of the material. In our opinion, the in-situ moisture content, moisture sensitivity and debris content will most likely prevent using the on-site material as structural fill. More specific ' recommendations regarding the site development are presented in the following sections. 3.2 Site Preparation and General Earthwork Preliminary development sketches by LPN Architecture and Planning did not detail proposed finished floor levels or elevations. The proposed building area of the site is relatively level and slab elevations will likely be near the elevation of the current ground surface. We anticipate �ry moderate cutting and filling will be required for the site. Geo Group Northwest,Inc. � I ` IE ' 1 July 14, 1997" G-0793 Extended Stay America Site#418 -Renton, Washington Page 7 i The building area,parking lot,driveway and sidewalk areas of the proposed development should 4 be cleared and grubbed of surface vegetation and organics. Based on our field exploration,we estimate that a stripping depth of six to eight inches will be required. However, the actual depth of stripping should be determined in the field by the geotechnical engineer at the time of }, • construction. Stripped material should be removed from the site or stockpiled for later use as landscaping, if desired. Stripped material should not be mixed with imported structural fill or excavated on-site material suitable for re-use as structural fill. Any debris discovered should be properly disposed of off-site at a suitable facility. Disturbance to the site should be kept to a P Y P ! minimum to prevent unnecessary erosion. Silt fences should be installed around areas disturbed by construction activity to prevent sediment-laden runoff from being discharged off site. `, Prior to placing fills at the site, we recommend the subgrade below slab-on-grade floors, parking lots, sidewalks and driveways be compacted,then proof-rolled with a piece of heavy construction equipment, such as a fully loaded dump truck. All proof-rolling should be performed under the full-time observation of a representative of Geo Group Northwest, Inc. Any soft spots or disturbed areas thus detected should be recompacted or excavated and replaced with compacted ' structural fill as directed by the geotechnical engineer. The existing on-site soils are considered to be moisture sensitive and may be susceptible to rutting and pumping in wet weather. We recommend that site work take place in the drier summer months (August and September)to reduce impact to the site. During wet weather conditions, construction traffic related impacts can be minimized by constructing haul roads, ` ! gravel pads or placing asphalt treated.base (ATB). To construct a haul road or gravel pad, a woven geotextile fabric, such as Mirafi 500X or equivalent, should be placed to provide base reinforcement, separation and soil stabilization. The woven geotextile should be overlain by a 12-inch minimum thickness of 2-inch minus crushed rock, or an 18-inch thickness of pit run. 3.3 Structural Fill All structural fill material used to achieve design site elevations to support building slabs, sidewalks, driveways, etc. should meet the requirements for structural fill. During wet weather, r the material to be used as structural fill should have the following specifications: i I _ I Geo Group Northwest,Inc. July 14, 1997 G-0793 Extended Stay America Site#418 - Renton, Washington Page 8 1. Be free draining granular material, which contains no more than five (5) percent fines (silt and clay-size particles passing the No. 200 mesh sieve); -- , 2. Be free of organic and other deleterious substances; 3. Have a maximum size of three (3) inches. All fill material should be P placed at or near the optimum moisture content. The optimum moisture content is the water content in soil that enables the soil to be compacted to the highest dry density for a given compaction effort. Due to its silt content, the existing soils are considered to be moisture sensitive, and should not be used as structural fill material during wet weather conditions. During dry weather, any compactable non-organic soil may be used as structural fill, provided the material is near the , optimum moisture content for compaction purposes. If the on-site materials are to be used as engineered structural fill, it will be necessary to selectively segregate the overexcavated material, ,' stockpiling the clean granular material for later use as structural fill. An imported granular • structural fill material may provide more uniformity and be easier to compact. In our opinion, the in-situ moisture content, moisture sensitivity and debris content will most likely prevent using the on-site material as structural fill. It may be possible to utilize some on- site material as structural fill during the drier summer months of August and September, with the approval of the on-site geotechnical engineer. Techniques available to potentially utilize the on- site material include aeration, cement stabilization and other methods approved of by the on-site geotechnical engineer. However, based on our exploratory borings and test pits, it is our opinion that it will be difficult to recompact the on-site soils due to the moisture, silt and debris content and we recommend that for bidding purposes the contractor assume the on-site soils in their • present condition will be unsuitable for use as structural fill. We consider the material from the railroad berm (ash and burnt coal Fill) as unsuitable for structural fill. We also recommend that the berm along the western portion of the property not be considered suitable for structural fill due to the concrete and asphalt debris content. Structural fill should be placed in thin horizontal lifts not exceeding ten inches in loose thickness. Structural fill in the building area, including foundation and slab areas, should be compacted to at Geo Group Northwest, Inc. J Ir~ - July 14, 1997 G-0793 r Extended Stay America Site#418 - Renton, Washington Page 9 least 95 percent of maximum density, as determined by ASTM Test Designation D-1557-91 (Modified Proctor). Structural fill under parking lots, driveways,patios and sidewalks, should be compacted to at least 90 percent of maximum dry density with the exception of the top 12 inches. The top 12 inches should be compacted to at least 95 percent of the maximum dry density, as determined by ASTM Test Designation D-1557-91. We recommend that Geo Group Northwest, Inc. be retained to evaluate the suitability of structural fill material and to monitor the compaction requirement during construction for quality 4 +. assurance of the earthwork. 3.4 Preload and Surcharge Design and Monitoring At the time of this study,the proposed finished floor and pavement area elevations were unknown. A slab-on-grade floor or pavement section at or below the current site elevation of the proposed area may be placed without preloading or surcharging the site. If the proposed final floor or pavement area elevations require the placement of substantial structural fill, we recommend preloading or surcharging the areas prior to placing the slab-on-grade or pavement. A preload program consists of placing the required fills on the site a sufficient period of time before placement of buildings or pavements to allow the settlements to take place. A surcharge program consists of placing a larger than required amount of fill in the building or pavement areas to accelerate the settlement process. An estimate of the amount of total settlement that can be anticipated for various fill heights is presented in Table 1- Consolidation Settlement Estimate. The total settlement estimate was calculated based on the soils encountered in boring B-4 and takes into account effective overburden pressure,preconsolidation pressure and vertical strain. Table 1 - Consolidation Settlement Estimate Fill Height Settlement Estimate �. - 3-feet 1.2 inches 4-feet 1.9 inches Geo Group Northwest,Inc. July 14, 1997 G-0793 Extended Stay America Site#418 - Renton, Washington Page 10 The time for completion of the primary consolidation can be estimated to take approximately 6 months to complete. It will be necessary to monitor the actual settlement rate during the fill process to verify completion of primary consolidation. The rate of primary consolidation can be increased by increasing the surcharge height and may shorten the time period to 4 to 6 weeks. Settlement monitoring can be accomplished by placing settlement plates at the base of the fill pad. Sleeved rods, attached to the settlement plates, are then extended up through the fill and surcharge and the elevation of the top of the rods are recorded by a survey crew. Completion of the primary consolidation is determined by monitoring the change in the rod elevations over time to identify when there is a substantial settlement rate reduction. 3.5 Pile Foundation Design Criteria ,Because of the existence of loose to medium stiff Silts up to depths of 25 feet bgs, we 'recommend that the building structure be supported on auger-cast piles that extend into the medium dense to very dense Sand or Gravel. Due to the size and amount of concrete and other debris encountered in our test pits, it may be necessary to over-excavate at pile locations to remove any debris for installation of auger-cast piles. Any pile location that is over-excavated should.be replaced with on-site material which is free from debris and compacted to structural fill requirements before installation of the auger-cast pile. Allowable bearing capacities for various diameter auger-cast piles and pile lengths are presented in Table 2 - Allowable Bearing Capacity. We recommend a minimum pile length of 35 feet for 12 to 18 inch diameter piles. The allowable bearing capacities were calculated based on the encountered soil conditions in Boring B-4, and account for 1)the calculated skin friction resistance below the compressible soils, 2) pile tip resistance, 3) the effects of down drag during consolidation of the compressible soils and 4) incorporates a safety factor of 3.0. We recommend that pile reinforcing extend a minimum of 20 feet. Geo Group Northwest,Inc. ' . July 14,'1997 G-0793 Extended Stay America Site#418 - Renton, Washington Page 11 { Table 2 -Allowable Bearing Capacity Pile Diameter(Inches) Pile Length (Feet) 35 40 14 40 tons 50 tons 16 50 tons 60 tons 18 60 tons 70 tons `I No reduction in pile capacities is required if the pile spacing is at least three times the pile diameter. A one-third increase in the above allowable pile capacities can be used when considering short-term transitory wind or seismic loads. Lateral loads can also be resisted by using battered piles or by the passive earth pressures acting on grade beams. To fully mobilize the passive pressure resistance, the grade beams must be poured "neat" against compacted fill. Our recommended allowable passive soil pressure for lateral resistance is 300 pcf equivalent fluid weight, with a friction factor of 0.3. k` j The performance of piles depends on how and to what bearing stratum the piles are installed. !Since a completed pile in the ground cannot be observed, it is critical that judgement and :experience be used as a basis for determining the embedment length and acceptability of a pile. Therefore, we recommend that Geo Group Northwest, Inc. be retained to monitor the pile installation operation, collect and interpret installation data and verify suitable bearing stratum. We also suggest that the contractor's equipment and installation procedure be reviewed by Geo 'Group Northwest, Inc. prior to pile installation to help mitigate problems which may delay work progress. Although loading information was not furnished to us,based on our past experience of similar ,three-story commercial structures supported on similar soils, we estimate that the maximum total post-construction settlement should be 1/2-inch or less, and the differential settlement across J building width should be one-quarter(1/4) inch or less. r1 ' I Geo Group Northwest,Inc. r • �� I July 14, 1997 G-0793 Extended Stay America Site #418 - Renton, Washington Page 12 3.6 Slab-on-Grade Floors Based on the encountered site conditions, it is our opinion that slab-on-grade floors can be constructed at the subject site. If significant fills are placed in the proposed building area, we I recommend constructing the slab-on-grade after the area has been successfully surcharged by preconsolidating the on-site soils. Some secondary consolidation(settlement)may still take place following the surcharge program and could amount to 10 percent of the primary consolidation. For a fill height of 4 feet, this may amount to 0.2 inches for the next 20 years. 'To prepare the building pad for slab-on-grade floors, the existing site soils should be compacted and proof-rolled prior to placing any fill, as discussed in Section 3.2 - Site Preparation and General Earthwork. Fill soils supporting structural loads, such as slab-on-grade floors, should be placed and compacted as structural fill. We recommend the subgrade of the slab-on-grade floor be compacted and proof-rolled. Any soft spots or disturbed areas thus detected should be 'recompacted or excavated, replaced and compacted. To avoid moisture build-up on the subgrade, slab-on-grade floors should be placed on a capillary = break, which is in turn placed on the prepared subgrade. The capillary break should consist of a minimum of six (6) inch thick free-draining layer of 1.5 inch minus gravel or 2 inch size crushed rock containing no more than five (5)percent finer than No. 4 sieve. A vapor barrier, such as a 6-mil plastic membrane, can be placed over the capillary break beneath the slab to reduce water vapor transmission through the slab. Two (2)to four(4) inches of sand may be placed over the barrier membrane for protection during construction. Slab-on-grade floors should be designed by a structural engineer. Geo Group Northwest, Inc., recommends that slab-on-grade floors have a minimum thickness of five (5) to six (6) inches. 3.7 Site Drainage I The surface of the site should be graded such that surface water is directed off the site and away from the proposed structures. Water should not be allowed to stand in any area where grade 'beams, slabs or pavements are to be constructed. During construction, loose surfaces should be sealed at night by compacting the surface to reduce the potential for moisture infiltration into the soils. Final site grades should allow drainage away from buildings. We suggest that the ground Geo Group Northwest,Inc. • ! July 14, 1997 G-0793 Extended Stay America Site#418 - Renton, Washington Page 13 be sloped at a gradient of three (3) percent for a distance of at least 10 feet away from buildings, except in areas that are to be paved. We recommend that footing drains be installed around the perimeter foundations. The drains should consist of a four(4) inch minimum diameter, perforated or slotted, rigid drain pipe laid at or just below the invert of the footing with a gradient sufficient to generate flow. The drain line should be bedded on, surrounded by, and covered with a free-draining rock, pea gravel, or other free-draining granular material that is separated by geotextile filter fabric, as shown on Plate 12 - Typical Footing Subdrain. Under no circumstances should roof downspout drain lines be connected to the footing drainage system. All roof downspouts must be separately tightlined to discharge into the storm water collection system. We recommend that sufficient cleanouts be installed at strategic locations to allow for periodic maintenance of the footing drains and downspout tightline systems. • � I 3.8 Excavations and Slopes All temporary excavations and slopes should comply with local, state and federal safety y ! ; regulations. Temporary cuts, such as trenching, greater than four feet in height should be sloped at an inclination no steeper than 1H:1V (Horizontal:Vertical). Surface runoff should not be allowed to flow uncontrolled over the top of slopes into excavated areas. During wet weather, exposed cut slopes should be covered with plastic sheets during construction to minimize erosion. 1 I3.9 Utilities Utility trench excavations are anticipated for water, gas, electrical utilities, storm water conveyance and sanitary sewer lines. Due to safety considerations, utility trench excavation sidewall slopes must follow the criteria described in Section 3.8 - Excavations and.Slopes. r Geo Group Northwest,Inc. . . July 14, 1997 G-0793 Extended Stay America Site#418 - Renton, Washington Page 14 3.9.1 Gas Line Considerations The topographic survey for the site indicates a utility access easement and 20 inch diameter gas main on the subject property. Utility locate services believe that the gas main is approximately four to five feet below the ground surface. To reduce potential settlements and rupture of the gas main we recommend restricting grading activities to outside of the easement. Any substantial fills should not be placed on or near the gas line without evaluation. On a preliminary basis, we f estimate grading activities closer than 8 feet may have some settlement influence and we recommend not placing any fill within a horizontal distance of five feet from the gas main. lJ 3.9.2 Pipe Bedding The pipe and pipe bedding interact to form a soil structure system,therefore,the bedding support requirements are different for flexible or rigid pipes. Recommendations for pipe bedding materials follow the American Public Works Association (APWA) specifications contained in Sections 61-2.02 and 61-2.03 (2) and have been presented in Table 3 -Bedding For Rigid Pipe {( and Table 4 - Bedding For Flexible Pipe. Any changes to these material specifications must be approved of by the geotechnical engineer. Bedding should be placed at least 6-inches below to 6- s - inches above the pipe, as shown on Plate 13 -Typical Trench Section. Table 3 -Bedding For Rigid Pipe US:;Siege=Size:; _ Percent Passing 4-inch square 100 3/8-inch square 95 - 100 No. 8 0 - 10 No. 200 0 - 3 Sand Equivalent 35 min • ri L Geo Group Northwest, Inc. • I -, 4' ' July 14, 1997 G-0793 Extended Stay America Site# 418 -Renton, Washington Page 15 Table 4'-.Bedding For Flexible Pipe Sieve Size., • Percent Passm ._, 3/4 inch square 100 ._ ' 3/8-inch square 70 - 100 No. 4 55 - 100 . No. 10 35 - 95 . No. 20 20 - 80 No. 40 10 - 55 I No. 100 0 - 10 No. 200 0 - 3 l : All pipe bedding materials should be compacted as this provides the lateral support needed for flexible pipes. However, caution should be exercised when compacting the soils at the sides of non-reinforced rigid pipe to prevent damage to the pipe. . 3.9.3 Trench Backfill � • `• r- Trench backfill beneath pavement areas and sidewalks should consist of imported granular material that meets the requirements of structural fill. Trench backfill beneath pavement areas and sidewalks should be placed and compacted according to the recommendations for structural fill (Section 3.3 - Structural Fill). Trench backfill should be compacted to a minimum of 90 percent of maximum density according to ASTM D1557-91 (Modified Proctor), and to 95 percent of the maximum dry density for the top 12-inches. 3.10 Pavement Areas r'' , The adequacy of site pavements is strictly related to the condition of the underlying subgrade. If this is inadequate, no matter what pavement section is constructed, settlement or movement of the subgrade will be reflected up through the paving. In order to avoid this situation,we . r recommend the subgrade be treated and prepared as described in Section 3.2 - Site Preparation and General Earthwork. This means at least the top twelve (12) inches of the subgrade should 4 ` be compacted to 95 percent of the maximum dry density(per ASTM D-1557-91). It is possible FT : that some localized areas of soft,wet or unstable subgrade may still exist after this process. If so, Li Geo Group Northwest, Inc. 1 . July 14, 1997 G-0793 Extended Stay America Site#418 -Renton, Washington Page 16 they may require overexcavation of the unsuitable materials and their replacement with a compacted structural fill or crushed rock. - The pavement sections should consist of three (3) inches of asphalt concrete over six (6) inches of crushed rock base or two (2) inches of asphalt-concrete over three (3) inches of asphalt treated base (ATB) underlain by four(4) inches of crushed rock base. Asphalt concrete should be placed in horizontal lifts no greater than one and half(1.5) inches. We also recommend the installation - of a protective concrete slab for the trash collection area. Typical protective measures consist of a six (6) inch slab with 10 by 10 welded wire fabric reinforcement. 4.0 LIMITATIONS Our findings and recommendations stated herein are based on the field observations, our experience and judgement. The recommendations are our professional opinion derived in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area and within the budget constraint. No warranty is expressed or implied. In the event the soil conditions vary from those described herein, during site excavation or construction, Geo Group Northwest, Inc. should be notified and the above recommendations should be re-evaluated. 5_0 INSPECTIONS AND ADDITIONAL SERVICES We recommend the following schedule of special inspections for anticipated stages during site development. Special inspections shall be called for the following items and the inspector notified a minimum 48 hours in advance for: ' • Verification of debris removal during clearing and grubbing of the site; • Proof-rolling of initial site elevations under the supervision of a geotechnical engineer, prior to placement of any fills, surcharge or preload; Geo Group Northwest, Inc. • July 14, 1997 G-0793 Extended Stay America Site#418 -Renton, Washington Page 17 • Placement of settlement markers prior to placement of any surcharge or preload; • Structural fill proctor testing, placement observation and compaction testing; • Proof-rolling of final site elevations under the supervision of a geotechnical engineer; • Installation monitoring.of auger-cast piles; C • • Utility trench backfill compaction inspection. We recommend that Geo Group Northwest Inc. be retained to perform a general review of the final design and specifications of the proposed development to verify that the earthwork and foundation recommendations have been properly interpreted and implemented in the design and in the construction documents. We also recommend that Geo Group Northwest Inc. be retained to provide monitoring and testing services for geotechnically-related work 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. Should you have any questions regarding this report or need additional consultation, please feel free to call us at(425) 649-8757. L Respectfully Submitted, (, GEO GROUP NORTHWEST, INC. Troy arke zn _ Geotechnical Engineer At. 21114 �l E w�J?rh �jjs IEXPIRES 2/19/gel William Chang, P.E. 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' m 1 RIM-I5.65• ,y I I \ A 11 i °1,\ - ,• ` , c0 I.E.-13.3• -I: 1 -- •\ h `1� I1 POWER TRANSFORMER Proposed Building 1 1 . • � ,� 1 ,1 -,�I II iE-�I RT \ I 1 v 4 \ \ TOES" -i- UNDERGROUND TELECOMMUNICATION LINES 1 Ir-20'BUILDING SET: CK 1 `` 1` 1 ��{� ", /�A/ II 1 t0'POWER EASEMENT \ �- -G- GAS LINE O SHORT PUT \ \\. {''^. TO PUGET POWER • -. - I. • 1• \1 N , 1 !!!T' 1 \ REC. NO. 8602280929 'i0 ".• �10' eN(f`C 0" 112) POWER VAULT I TP-1 -� � `� 51c1 E ® POWER MANHOLE a r 4 TO '6. / • \ \\ \_ e / \\ 0-0 UTILITY POLE WITH LIGHT - I b,-- � \ \ `\ 9i..'" .0. _ �� O ./ .t1 YARD OR PARKING LIGHT I 1 .� �.� 2.- - "' /�/' \ \ \ "'-,e� �v' / /5 P / ' /\11 a SIGNAL VAULT { O I ,,..1 I i pq - �, "--- �_-X.- /� -- -- Riu'-110.• \. \- ..r 1 1�iiiglitt / \1 1 n. �i ,TOP-- - "m // /' NTT.. IE•-t/,." _/�{�• / / / -- 1\ • CONCRETE SURFACE RIu-1701• EDGE OF ASPHALT \ LE Or FROM all I I '• ```� "� "ram Cy,cf. '•'(j3 \�s�•i, / \\\ 1.E-6 mow 5.w 11 6• • IRON PIN WITH SURVEY CAP -% ' • B-4 =� ' "' hh0/ � \1 1.E.-1Y Oui n..' STAMPED -L$ 6434- I 1 1 / - IS PO• 1uENT ix A Jq RISER- 11.7' -- 15.WIDE WATER EASEMENT ; - / ` OP COTU CENTER CAP BOLT 11 TO Cm OF RENTON I �" REC. •5205 ,/ Y •. A E- GUY ANCHOR RTC. NO. 66t2290202 '1 , 1{ .......it / i / ,I, ,V mil- • V. / ELEv- 1e.02 \\ j I I .h6 a �f s•WALK a DRLRY / ' \\ BORING NUMBER AND _'-lov- e ' EASEMENT TO 02 of RENTON -� o� _ \\ \\ APPROXIMATE LOCATION 4VI REC.No.67ozozoe3e ".• c / dq"��S��I 1\ 11 B-1 • • 4 I I /�i • 6 " "•"'" /-'" •-• G /O " N1D5 a SDYH 1\\ \\ • • 1.1 S•• TEST PIT NUMBER AND II 1 ! TP� PoY613.95' /'• ' / _ RIM-1{.57• \;\ 66• CYP ��,p0�' Ga'G #TP-1 APPROXIMATE LOCATION 0w" -3•00.0001101111111�N / 1.E.-1F k v. FROM S.E 11.1 LE-11.25 / I.E.-{.10• t �i i' n"- / I.E.-6- k 6• FROM S.W. 11.1• 0 " 1.E.-lt P.V.C. tt.0' 'i W " ' -•� • u 11 Il�W O.r221 ` \\ t (Ir Løciigg. _-- OP,y� 0E V'P I.E..1.27' -• I.E-12.OUT 9.E• CS W"' - LE-zt w es P` �ii - - / '/'!:•1 ••r, W I.E.2P OUT 5.0 0 {` C •. w ' ' ',�,;� RISER EL-E.0' - f�� Vr � ;,� ADAPTED FROM ALTA/ACSM LAND TITLE SURVEY - - SITE PLAN GEO Group Northwest, Inc. eo a,YARK FOR ESA MANAGEMENT,INC,BY HEBRANK, p , i els.86 - • PROPOSED EXTENDED STAY AMERICA -. LE-I:A .Di 96 TOP OF(REEV- 17.65• cAr T _ , STEADMAN&ASSOCIATES,P.S.,DATED DUNE 1997 Geetec6nlcal> s, RENTON SITE#418 U• `►ai. • &Environmental se mt. • RENTON,WASHINGTON I - A ,, • , SCALE 1"=60' I DATE 7/14/97 I MADE TP I cmw WC I JOB NO. G-0793 r PLATE 2 - , i . - LEGEND OF SOIL CLASSIFICATION AND PENETRATION,TEST UNIFIED SOIL CLASSIFICATION SYSTEM(USCS) , LABORATORY GROUP " MAJOR DIVISION SYMBOL TYPICAL DESCRIPTION CLASSIFICATION CRITERIA WELL GRADED GRAVELS,GRAVEL-SAND Cu=(D60/D10)greater than 4 CLEAN GW MIXTURE,LITTLE OR NO FINES DETERMINE Cc=( 30•D30/D10/D60)between 1 and 3 GRAVELS PERCENTAGES GRAVELS (little or no POORLY GRADED GRAVELS,AND GRAVEL-SAND OF GRAVEL AND fines) GP MIXTURES LITTLE OR NO FINES SAND FROM NOT MEETING ABOVE REQUIREMENTS (More Than Half GRAIN SIZE Coarse Grains DISTRIBUTION ATTERBERG LIMITS BELOW COARSE Larger Than No. DIRTY GM SILTY GRAVELS,GRAVEL-SAND-SILT MIXTURES CURVE. CONTENT "A"LINE. GRAINED 4 Sieve) GRAVELS OF FINES or P.I.LESS THAN 4 SOILS COARSE GRAINED EXCEEDS ATTERBERG LIMITS ABOVE (with some GC CLAYEY GRAVELS,GRAVEL-SAND-CLAY SOILS ARE 12% "A"LINE fines) MIXTURES CLASSIFIED AS • or P.I.MORE THAN 7 FOLLOWS: !--) I WELL GRADED SANDS,GRAVELLY SANDS, Cu=(060/010)greater than 8 1 iMore Than Half CLEAN SW LITTLE OR NO FINES <5%Fine Grained: Cc=(D30•D30/D10/D60)between 1 and 3 by Weight SANDS GW,GP,SW,SP Largei Than No. SANDS (little or no POORLY GRADED SANDS,GRAVELLY SANDS, 206 >12%Fine NOT MEETING ABOVE REQUIREMENTS Sieve (More Than Half fines) SP LITTLE OR NO FINES Grained: Coarse Grains GM,GC,SM,SC; ATTERBERG LIMITS BELOW i Smaller Than DIRTY "A"LINE • SM SILTY SANDS,SAND-SILT MIXTURES 5 to 12%Fine CONTENT No.4 Sieve) SANDS OF FINES with PILESS THAN 4 j Grained:use dual EXCEEDS ATTERBERG LIMITS ABOVE . j (with some symbols. 12% "A"LINE SC CLAYEY SANDS,SAND-CLAY MIXTURES fines) with P.I.MORE THAN 7 SILTS Liquid Limit ML INORGANIC SILTS,ROCK FLOUR,SANDY SILTS ' (Below A-Line <50% OF SLIGHT PLASTICITY 60 pLASTICITY CHART A-Line on Plasticity • Chart,Negligible Liquid Limit INORGANIC SILTS,MICACEOUS OR FOR SOIL PASSING FINE-DRAINED Organic) >50% MH DIATOMACEOUS,FINE SANDY OR SILTY SOIL 50 — NO.40 SIEVE SOILS e CF or OH . INORGANIC CLAYS OF LOW PLASTICITY, CLAYS Liquid Limit C CL GRAVELLY,SANDY,OR SILTY CLAYS,CLEAN 91 40 (Above A-Line on <30% CLAYS Z Placticity Chart, )- 30 Negligible Liquid Limit INORGANIC CLAYS OF HIGH PLASTICITY,FAT I_ t) More by W0ig Half Organic) >50% CH 7<OrDH CLAYS 09Smaller Than Q20 No.200 Sieve ORGANIC Liquid Limit ORGANIC SILTS AND ORGANIC SILTY CLAYS OFa SILTS&CLAYS <50% OL LOW PLASTICITY 10 (Below A-Line 7 • c,Lldll-. on Placticity Liquid Limit Chart) >5096 OH ORGANIC CLAYS OF HIGH PLASTICITY 0 I 0 10 20 30 40 50 60 -70 80 90 100 HIGHLY ORGANIC SOILS Pt PEAT AND OTHER HIGHLY ORGANIC SOILS LIQUID LIMIT(%) I • SOIL PARTICLE SIZE GENERAL GUIDANCE OF SOIL ENGINEERING PROPERTIES U.S.STANDARD SIEVE FROM STANDARD PENETRATION TEST(SPT) I Passing Retained SANDY SOILS SILTY&CLAYEY SOILS FRACTION Size Size Unconfined•-. Sieve Sieve Blow Relative Friction Blow (mm) (mm) Counts Density Angle Description Counts Strength -Description SILT/CLAY #200 0.075 N % 0,degree N qu, tsf SAND 0-4 0-15 Very Loose <2 <0.25 Very soft FINE #40• 0.425 #200 0.075 4-10 15-35 26.30 Loose 2-4 0.25-0.50 Soft MEDIUM #10 0 #40 0.425 10-30 35-85 28-35 Medium Dense 4-8 0.50-1.00 Medium Stiff 1 COURSE #4 4.75 #10 2 30-50 85-85 35.42 Dense 8-15 1.00-2.00 Stiff • GRAVEL >50 85-100 38-48 Very Dense _ 15-30 2.00-4.00 Very Stiff • FINE 19 #4 .4.75 >30 >4.00 Hard i COURSE • 76 19 COBBLES 76 mm to 203 mm I - GEO Group Northwest, Inc. BOULDERS >203 mm Geotechnial Engineers,Geologists,& ROCK Environmental Scientists ' FRAGMENTS . >76 mm 13240 NE 20th Street,Suite 12 Bellevue,WA 98005 PLATE 3 Phone(208)649-8757 Fax(206)649-8758 ROCK >0.76 cubic meter in volume BORING NO. B-1 Logged By; WJL Date Drilled: 6/30/97 Surface Elev. 18 feet+/- Depth SAMPLE SPT(N) Water uscs Soil Description Blows per Content Other Tests& 6-inches % Comments ft Type No. Sij 6,6,7 17.9 Rig:B-61 Mobil • - ML Reddish brown to mottled brown and gray, SILT with N=13 Drill. - some fine sand, some organics,medium dense, moist T S2 2,3,12 15.3 (FILL) 1 N=15 Standard SPT: 5 2-inch Sampler driven with 140 lb. — — — • hammer. • S3 2,1,4 58.4 - ML Gray mottled SILT,medium stiff,low plasticity,very I N=5 10 moist 1 T S4A 1,1,4 55.8 S4B N=5 35.8 - 15 — ML Dark gray SILT with lenses of sandy silt, medium stiff, - low plasticity, moist. - \/ T 85 1,1,3 44.9 1 N=4 Water Level 20 - - 17.5 feet+/-B.G.S. — — — (Based on water - mark on sampling - rod) IS6 3,11,14 18.0 ' - SW Dark gray,SAND with red flakes,medium dense to N=25 Adding water 25 — very dense,with some gravel lenses,saturated. below 22.5 feet to control heave. I S7 5,15,23 16.3 - N=38 - 30 - I S8 11,27,24 13.8 35 N=51 7 28 Medium bentonite - IS9 50/5.5" 15.7 chips used to . N=80 surface seal boring. 40 Total Depth=39 feet LEGEND: I 2"O.D.Split-Spoon Sampler GROUNDWATER seal Jr 3"O.D.Shelby-Tube Sampler OBSERVATION WELL: v water level j f l 3"O.D.California Sampler well tip(screen) . BORING LOG e • Inc.Group Northwest, PROPOSED EXTENDED STAY AMERICA SITE • —� Geotechnical Engineers,Geologists,& 1200 OAKESDALE AVENUE SW Environmental Scientists RENTON,WASHINGTON - JOB NO. G-0793 DATE 7/7/97 PLATE 4 i BORING NO. B-2 Logged By: WJL Date Drilled: 6/30/97 Surface Elev. 20.6 feet+I- Depth SAMPLE SPT(N) Water uscs Soil Description Blows per Content Other Tests& 6-inches % Comments ft. Type No. _ ML Mottled orange brown, SILT with occasional gravel, 1 SI 1,2,4 23.6 Rig:B-61 Mobil medium stiff, moist(FILL) N=6 Drill. ili S2 1,2,3 21.1 — _ —— N=5 Standard SPT: 5 ^ 2-inch Sampler ML Gray SILT with sand and some gravel, medium stiff, driven with 140 lb. - moist (HILL) hammer. Asphalt at 7.5 feet(FILL) I S3 1N 197 11.8 - 10 r. - ML Mottled tan to gray, SILT,medium stiff to soft, low T S4 1,1,6 43.9 - plasticity,moist to wet. 1 N=7 15 - Water Level T SS 1,1,2 62.5 16.5 feet+/-B.G.S. 1 N=3 - (Based on water 20 _ mark on sampling - rod) - - - - T S6 4,8,14 24.6 1 N=22 - Black,SAND,medium dense,saturated. 25 SP to ML Gray,soft,SILT lense I S7 1,1,1 35.4 N=2 30 — —— — — Gravelly drilling at - 30 feet. - GP Gray,sandy fine GRAVEL,wet I S8 16,20,24 9.8 35 N=44 - S9 12,20,24 7 3 Medium bentonite I N=44 Chips used to surface seal boring. 40 I Total Depth=39 feet LEGEND: I 2"O.D.Split-Spoon Sampler GROUNDWATER seal T 3"O.D.Shelby-Tube Sampler OBSERVATION WELL: v water level • 3"O.D.California Sampler well tip(screen) BORING LOG G EO Group Northwest, Inc. PROPOSED EXTENDED STAY AMERICA SITE, Geotechnical Engineers,Geologists,& 1200 OAKESDALE AVENUE SW Environmental Scientists RENTON,WASHINGTON JOB NO. G-0793 DATE - 7/7/97 PLATE 5 BORING NO. B-3 - Depth Logged By: WJL Date Drilled: 6/30/97 Surface Elev. 19.6 feet+/- SPT(N) water SAMPLE Other Tests 8c Blows per Content USCS Soil Description 6-inches % Comments _ ft. Type No. - I ML Mottled brown/gray,SILT,medium stiff, low plasticity, 1 s 1 5,3,3 14.3 Rig:B-61 Mobil damp(FILL) N=6 Drill. !— — T S2 3,3,4 20.3 1 N=7 Standard SPT: 5 - 2-inch Sampler — driven with 1401b. -. - hammer. - 6,3,3 31.9 mi., Dark gray to mottled tan, SILT with some fine sand IS3 N=6 10 j lenses,medium stiff,low plasticity,moist S4 2,2,2 43.8 1 N=4 15 T S5 1,2,4 45.2 0 - 1 N=6 - Water Level —_ 20 18.2 feet+/-B.G.S. - Drilling change at 20 feet (Based on water level measurement - - SP Dark gray,fine SAND with some fine gravel,dense, I S6 5,9,29 15.6 inside auger at 22.5 wet. N=38 feet.) 25 to --- Water added below y - 22.5 feet to control _ heave. - SM Silty fine SAND II: S7 6,1N4 N 1430 — 30 — to - SW Fine to coarse SAND with some fine gravel I S8 9,11,30 15.8 _ N=41 35 Brown fine SAND to gray fine to coarse sand with 6,23,45 Medium bentonite some silt. T S9 N=68 19.9 chips used to 1 surface seal boring. 40 Total Depth=39 feet ' LEGEND: = 2"O.D.Split-Spoon Sampler GROUNDWATER seal j T 3"O.D.Shelby-Tube Sampler OBSERVATION WELL: Q water level III 3"O.D.California Sampler well tip(screen) _ BORING LOG i7 Group Northwest, Inc. PROPOSED EXTENDED STAY AMERICA SITE Geotechnical Engineers,Geologists,& 1200 OAKIESDALE AVENUE SW Environmental Scientists RENTON,WASHINGTON _ JOB NO. G-0793 DATE 7/7/97 PLATE 6 BORING NO. B-4 Logged By: WJL Date Drilled: 6/30/97 Surface Elev. 17 feet+/- Depth SAMPLE SPT(N) Water Blows per Content Other Tests& uscs Soil Description 6-inches % Comments ft. Type No. - ML Brown to gray, SILT with some sand,fine gravel and I. Si 5,6,6 20.7 Rig:B-61 Mobil organics,stiff,low plasticity,moist(FILL) N=12 Drill. T S2 2,4,5' 23.3 -- - - — 1 N=9 Standard SPT: - 5 2-inch Sampler driven with 140 lb. hammer. S3 2,3,3 38.9 ' ML Gray, SILT with occasional mottling and organics, I N=6 10 1 medium stiff,non-plastic to low plasticity,moist. Occasional lenses of gray fine sand with some silt. IIIS4 1,2,6 44.0 N=8 - 15 S5 2,3,8 33.4 I 1 N=11 Water Level 20 ; 18 feet+/-B.G.S. L ML Gray,SILT with fine sand,medium stiff,and interbeds _ of black SAND,wet. IS6 1,1,3 35.8 Water added below N=4 22.5 feet to control 25 heave. - Gravelly drilling at 25 feet T S7 10,10,16 19.6 1 N=26 30 SP - to Gray and brown SAND with fine gravel,medium SW dense to very dense,wet. I S8 12,50/6" 11.5 _ N=100 35 Medium bentonite I S912,27,28 13.5 - N=55 chips used to surface seal boring. 40 ' , Total Depth=39 feet LEGEND: = 2"O.D.Split-Spoon Sampler GROUNDWATER seal iF 3"O.D.Shelby-Tube Sampler OBSERVATION WELL: . . water level 3"O.D.California Sampler well tip(screen) BORING LOG i e i Group Northwest, Inc. PROPOSED EXTENDED STAY AMERICA SITE - Geotechnical Engineers,Geologists,& 1200 OAKESDALE AVENUE SW Environmental Scientists RENTON,WASHINGTON JOB NO. G-0793 DATE 7/7/97 PLATE 7 TEST PIT NO. TP-1 • -- ' LOGGED BY WJL TEST PIT DATE: 7/1/97 GROUND ELEV. 17 feet(+/-) DEPTH SAMPLE Water OTHER TESTS/ ft. USCS SOIL DESCRIPTION No. 9G COMMENTS 0-3" 5/8"crushed rock gravel ' _ MI' Brown mottled SILT with some sand,loose,moist(FILL) II SI 20.1 ML Gray,SILT,very soft,very moist(FILL) I S2 33.2 Sidewalls of Test 6 ML Gray,SILT,medium stiff,moist,mixed with pockets of Pit Caved below IN medium dense silty fine SAND(FILL) - S3 22.5 3 feet Organic grass mat at 6 feet. ML Gray,SILT with trace clay,medium stiff,moist,slight III S4 44'2 plasticity 10 _ 10 feet:SILT becomes mottled(oxidized). Some seepage. I S5 47.3 Total depth of test pit=10.5 feet. Some water seepage at 10 feet. 16 TEST PIT NO. TP-2 LOGGED BY WJL LOG DATE: 7/1/97 GROUND ELEV. 19.5 feet(+/-) DEPTH SAMPLE Water OTHER TESTS/ ft. USCS SOIL DESCRIPTION No. COMMENTS ML Brown SILT with some fine sand,medium dense,damp(FILL) 111 SI 9.0 6 — IV S2 6.1 SP Gray fine SAND,medium dense,damp (FILL) ■ S3 . 6.7 Organic layer at 8 feet. ■ S4 31.2 10 ML Gray mottled SILT with trace clay,medium stiff,slight S5 40.3 plasticity,moist Total depth of test pit= 10.5 feet. No water seepage. 15 TEST PIT LOGS GEO Group Northwest, Inc. PROPOSED EXTENDED STAY AMERICA SITE Geotechnical Engineers,Geologists,& 1200 OAKESDALE AVENUE SW Environmental Scientists • RENTON, WASFIINGTON JOB NO. G-0793 DATE 7/7/97 PLATE 8 TEST PIT NO. TP-3 LOGGED BY WJL TEST PIT DATE: 6/30/97 GROUND ELEV. 15 feet(+/-) DEPTH SAMPLE Water OTHER TESTS/ ft. USCS SOIL DESCRIPTION No. 'i6 COMMENTS ML- Grass and roots underlain by brown silty fine sand mixed with ■ SI 14.5 SM brown SILT,medium dense,damp(FILL) ML Gray SILT,with occasional debris,loose to medium dense, corrugated clear plastic pipe at 4 feet(FILL) ■ S2 33.9 6, _ 5.5 feet: Concrete debris(6"thick to 3 feet long)with some wood debris. Root zone at 8 feet I S3 35.9 10 ML Gray mottled,SILT,soft,moist A S4 49.5 Total depth of test pit= 11 feet. No water seepage encountered. 16 TEST PIT NO. TP-4 LOGGED BY WJL LOG DATE: 7/1/97 GROUND ELEV. 19.5 feet(±) DEPTH SAMPLE Water OTHER TESTS/ ft. USCS SOIL DESCRIPTION No. COMMENTS _ ML Brown SILT,damp,very stiff(FILL) ML Gray SILT with occasional gravel&concrete slab debris 18"- ® S 1 14.3 30"diameter,loose to medium dense(FILL) ® S2 15.2 ML Brown SILT with fine sand and occasional gravel(FILL) _ — 6 Brown mottled SILT,loose to medium dense,damp ■ S3 29.0 ML Gray mottled SILT,medium dense,moist(FILL) S4 37.8 ■ S5 14.5 10 ML Grass organic layer,wood/limb debris at 9 feet. Gray SILT,medium stiff,moist,non plastic. S6 38.0 Total depth of test pit= 11 feet. No water seepage. 16 TEST PIT LOGS GEO Group Northwest, Inc. PROPOSED EXTENDED STAY AMERICA STYE Geotechnical Engineers,Geologists,& 1200 OAKESDALE AVENUE SW Environmental Scientists RENTON, WASHINGTON JOB NO. G-0793 DATE 7/7/97 PLATE 9 TEST PIT NO. TP-5 • OGGED BY WJL TEST PIT DATE: 7/1/97 GROUND ELEV. 14.5 feet(+/-) DEPTH SAMPLE Water OTHER TESTS/ ft. USCS SOIL DESCRIPTION No. % COMMENTS 111 S1 23.6 ML Brown mottled SILT with some fine sand,medium dense (FILL) ■ S2 34.1 6 _JI S3 35.8 ML Gray,SILT with trace clay,soft to medium stiff,slight plasticity,very moist. S4 44'5 10 Total depth of test pit= 10 feet. No water seepage encountered. 16 TEST PIT NO. TP-6 OGGED BY WJL LOG DATE: 7/1/97 GROUND ELEV. 21.0 feet(+/-) DEPTH SAMPLE Water OTHER TESTS/ ft. USCS SOIL DESCRIPTION No. COMMENTS _ Brown,fine to medium SAND with silt,medium dense (FILL) a S 1 16.7 2.5 feet:occasional concrete slab chunks SM 4 feet:SAND mixed with some mottled gray silt 5 to SP Sidewalls caved ® S2 21.8 in below 3 feet. 7 to 8.5 feet:Asphalt chunks with occasional wood/limbs (FILL) • 10 10 feet:Mixture of Sand and Silt,medium dense(FILL) I S3 29.5 12 feet: 6"Black plastic drain pipe encountered in pea gravel, no water seepage. Total depth of test pit=12.5 feet(caving). 15 No water seepage. Drainage pipe paralled elongated berm — TEST PIT LOGS GEO Group Northwest, PROPOSED EXTENDED STAY AMERICA SITE Geotechnical En �q� Geologists,& 1200 OAKESDALE AVENUE SW ii Environmmi&l1`gientists RENTON, WASHINGTON JOB NO. G-0793 DATE 7/7/97 PLATE 10 TEST PIT NO. TP-7 LOGGED BY WE, TEST PIT DATE: 7/1/97 GROUND ELEV. 25.8 feet(+/-) DEPTH SAMPLE Water OTHER TESTS/ ft. USCS SOIL DESCRIPTION No. 96 COMMENTS SP Pit-run SAND and Gravel,medium dense with occasional ash SiI 3.0 (FILL) — —— —— No Hydrocarbon Odor Detected 5 ® S2 23.0 Ash and Burnt Coal(FILL) 10I S3 17.0 _— _ --ML 12 feet: Wood organic debris(original ground surface) © S4 42.2 Mottled gray SILT,medium stiff,moist. 15 Total depth of test pit= 13 feet. No water seepage encountered. TEST PIT NO. LOGGED BY LOG DATE: GROUND ELEV. DEPTH SAMPLE Water OTHER TESTS/ ft. USCS SOIL DESCRIPTION No. COMMENTS • 10 15 TEST PIT LOGS GEO Group Northwest, Inc. PROPOSED EXTENDED STAY AMERICA SITE 1200 OAKESDALE AVENUE SW Geotechnical Engineers,Geologists,& Environmental Scientists RENTON, WASHINGTON JOB NO. G-0793 DATE 7/7/97 PLATE 11 • • • • • • 6 " to 12" SLAB . BACKFILL WITH COMPACTED NATIVE, RELATIVE IMPERMEABLE SOIL CAPILLARY BREAK 11 GEOTEXTILE FILTER FABRIC, MIRAFI 140 NSL, 14ONS, OR EQUAL • FREE DRAINING BACKFILL 0 CONSISTING OF WASHED MI I11 III GRAVEL, PEA GRAVEL, ETC. MINIMUM 4 INCH DIAMETER PERFORATED PVC PIPE WITH POSITIVE GRADIENT TO DISCHARGE NOT TO SCALE NOTES: 1 . Do not replace rigid PVC pipe with flexible corrugated plastic pipe. 2. Perforated or slotted PVC pipe should be tight jointed and laid with perforations or slots down, with positive gradient to discharge. 3. Do not connect roof downspout drains into the footing drain lines. TYPICAL FOOTING SUBDRAIN GEO Group Northwest, Inc. PROPOSED EXTENDED STAY AMERICA SITE Geotechnical Engineers,Geologists,& .1200 OAKESDALE AVENUE SW • Environmental Scientists RENTON,WASIIINGTON SCALE: NONE DATE: 7/14/97 MADE: TP CHKD: WC JOB NO: G-0793 PLATE: 12 • TYPICAL TRENCH SECTION A.C.PAVEMENT& CRUSHED ROCK BASE COARSE;AS SPECIFED • • C2:: „ , o „ 0 u c c o o o " o :0; 1 c_cco c o co„ c s c cc cco o _ - •-• C • 6.„ ,-1C0 TRENCH BACKFILL; C . AS SPECIFIED „ ,., CD 0 C.: CD, 0 0 _0 3 C 0„ „ 0 c o. ' 000 9900 4-FOOT MAX. ( 0 c _,, 0 VERTICAL CUT 0 0- 0 0 0 0 0 0 c n'-'•"" 0 - 0 0 i 6" Minimum • co C-00 Oc cc=' ° ° 7 nc)c•-•) ez__) I • -- 0 C -7‘ cc: 0 6" Minimum BEDDING MATERIAL AS SPECIFIED • • • NOT TO SCALE • TYPICAL TRENCH SECTION GEO Group Northwest, Inc. PROPOSED EXTENDED STAY AMERICA SITE Geotechnical Engineers,Geologists,& 1200 OAKESDALE AVENUE SW Environmental Scientists RENTON,WASHINGTON SCALE: NONE DATE: 7/14/97 MADE: TP CHKD: WC JOB NO: G-0793 PLATE: 13 APPENDIX A - FIELD EXPLORATION ; ' The field investigation consisted of a surface reconnaissance and a subsurface exploration program using a backhoe and truck mounted rig. A total of four vertical exploratory borings were drilled on June 30, 1997 and seven exploratory test pits were excavated on July 1, 1997 in accordance with our proposal dated June 23, 1997. The borings extended to a maximum depth of 39 feet below the ground surface (bgs) and the test pits extended to a:maximum depth of 13 feet below the ground surface (bgs). The approximate location of each boring and test pit is illustrated in Plate 2 - Site Plan. The soils encountered in the borings and test pits were continuously logged in the field by a geologist/geotechnical engineer from Geo Group Northwest, Inc. The soils are described in accordance with the Unified Soil Classification System (ASTM D-2487). • The elevations on the boring logs and test pits are based on the preliminary topographic map of the site prepared by Hebrank, Steadman and Associates, dated June 1997. The locations of the ' borings and test pits on Plate 2 - Site Plan were determined from pacing and tape measurement and are approximate. Representative soil samples were obtained from the exploratory borings at selected depths using a 2-inch O.D. split-spoon sampler. Resistance blow counts were obtained with the samplers by dropping a 140 pound hammer through a 30 inch free fall. The sampler was driven 18 inches, or a shorter distance where hard resistance was encountered, and the number of blows was recorded for each 6 inches of penetration. The blows per foot recorded on the boring log represent the accumulated number of blows that were required to drive the last 12 inches, or the number of inches indicated where hard resistance was encountered. These blow counts are the standard penetration resistance (SPT) 'N' values. The attached boring and test pit logs and related information show our interpretation of the j�; subsurface conditions at the date and location indicated, and it is not warranted that it is (__: representative of subsurface conditions at other locations or times. • Geo Group Northwest,Inc. I . DISTRIBUTION G-0793 3 Copies Mr. Allen Wyttenbach ESA Management, Inc. 616 120th Avenue NE, Suite C 111 Bellevue, WA 98005 2 Copies Mr. Royce Berg LPN Architecture and Planning 1535 Fourth Avenue South, Suite D Seattle, WA 98134 1 Copy Mr. Gary Warner Warner Engineering I 5122 Olympic Drive NW, Suite B204 Gig Harbor, WA 98335 1 Copy Geo Group Northwest, Inc. File Technical and Quality Review By: _ I William Chang, .E. Principal I , Geo Group Northwest,Inc. • I -- i