HomeMy WebLinkAboutCarMax_TIR_FINAL 12082016
CarMax Auto Superstores
3751 E. Valley Road
Renton, Washington, 98057
FINAL Technical Information Report
Commercial Redevelopment
Revised December 2016
1505 Westlake Ave. N T 206.522.9510
Suite 305 F 206.522.8344
Seattle, WA 98109 www.pacland.com
Prepared By: Willis Liu
Reviewed By: Bill Fortunato, P.E.
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003 Page 1
Section Page
Executive Summary ..................................................................................................................................................... 2
Section 1- Project Overview .................................................................................................................................... 4
1. TIR Worksheet ................................................................................................................................................... 4
2. Site Location....................................................................................................................................................... 9
3. Drainage Basins, Site Characteristics, and Subbasins ....................................................................... 10
4. Soils ..................................................................................................................................................................... 12
Section 2- Conditions and Requirements Summary ................................................................................. 12
Section 3- Offsite Analysis ..................................................................................................................................... 16
1. Upstream Analysis ......................................................................................................................................... 16
2. Downstream Analysis ................................................................................................................................... 16
3. Conclusion ........................................................................................................................................................ 20
Section 4- Flow Control and Water Quality Facility Analysis and Design .................................... 20
1. Hydrologic Analysis ....................................................................................................................................... 20
2. Existing Site Hydrology ................................................................................................................................ 20
3. Developed Site Hydrology .......................................................................................................................... 22
4. Flow Control Analysis ................................................................................................................................... 23
5. Water Quality System ................................................................................................................................... 23
6. New PGIS ........................................................................................................................................................... 23
Section 5- Conveyance System Analysis and Design ................................................................................ 24
1. Conveyance ...................................................................................................................................................... 24
2. 100 Year Flood/Overflow Condition ....................................................................................................... 25
Section 6- Special Reports and Studies ........................................................................................................... 25
Section 7- Other Permits ......................................................................................................................................... 26
Section 8- CSWPPP Analysis and Design ........................................................................................................ 26
Section 9- Bond Quantities, Facility Summaries, and Declaration of Covenant ......................... 28
Section 10- Operations and Maintenance Manual .................................................................................... 28
Appendices: A – Exhibits / Grading and Drainage Plan
B – Act III Theaters Drainage Report
C – Design Calculations
D – Operations and Maintenance Manual
E – Bond Quantities Worksheet and Declaration of Covenant
F – Department of Ecology Construction Stormwater General Permit
Coverage Letter
Table of Contents
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003 Page 2
Site Location:
The property is located at 3751 E. Valley Road in Renton, Washington. The site is bordered by
SW 41st Street to the south, E. Valley Road to the east, a Harley-Davidson dealership to the
north, and a medical and retail mixed-use building to the west. The site is currently developed as
the Act III Movie Theater, which has a building footprint of 61,856 square feet, with associated
parking and landscaping. A wetland and a stormwater detention and water quality facility is also
located on the western 1.13 AC of the site. The entire lot is approximately 12.28 acres in size.
This project proposes to demolish the existing theater and redevelop the site to become a used
car dealership.
The project site lies within the Lower Green River Subwatershed, which is part of the
Green/Duwamish Watershed. It is in the City of Renton Black River drainage basin.
The project site is located in the City of Renton Employment Area Valley Overlay District (Valley
Community Planning area). A portion of the property is zoned IM (industrial medium) and the
remainder of the property is zoned CA (commercial arterial).
Design Criteria:
The City of Renton uses the King County Surface Water Management Design Manual
(KCSWDM), 2009 Edition, as adopted by the City of Renton and the City of Renton Amendments
to the King County Surface Water Design Manual, dated February 2010. The existing site is
developed and entirely impervious with the exception of landscape islands and the existing
wetland and stormwater facilities along the western property line. The overall impervious area
will remain approximately the same, and additional required detention is not anticipated for this
project. However, additional water quality treatment will be provided to meet the requirements
of Core Requirement #8 as the project will increase the pollution generating impervious surface
by more than 5,000 SF.
Table 1
Jurisdictional Requirements
Peak Runoff Control: Peak Rate Flow Control Standard
Matching Existing Site Conditions
2-year: Match existing site conditions
10-year: Match existing site conditions
100-year: Match existing site conditions
Water Quality: Enhanced Basic WQ Treatment
Preceding detention 60% of the developed 2-year peak
flow rate
Downstream of detention The full 2-year release rate from
detention facility
Executive Summary
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003 Page 3
Proposed Drainage System:
The project proposes to utilize the existing stormwater system for conveyance, water quality,
detention, and flow control and provide improvements, as necessary, for additional conveyance
and water quality treatment. Revisions to the stormwater system are anticipated to
accommodate the new building configuration and regrading of the site.
Conclusion:
The proposed stormwater management system for this project has been designed in accordance
with regulatory criteria described above and is consistent with sound engineering practice. The
site has been analyzed to determine the requirements for detention and water quality treatment,
and no significant adverse impacts to the stormwater management system are expected as a
result of the proposed development.
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PACLAND Project #10507003 Page 4
Figure 1 - Technical Information Worksheet (KCSWDM 2009)
Section 1- Project Overview
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PACLAND Project #10507003 Page 5
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PACLAND Project #10507003 Page 6
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PACLAND Project #10507003 Page 7
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CarMax Auto Superstores Technical Information Report Renton, Washington
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Site Location
Figure 2 - Site Location
Location: 3751 E. Valley Road. Renton, WA 98057
Section/Township/Range: SW Quarter of Section 30, Township 23, Range 05
Parcel/Tax Lot(s): 1253600030
Size: 12.28 acres
City, County, State: Renton, King County, Washington
Governing Agency: City of Renton
Design Criteria: 2009 King County Surface Water Design Manual (KCSWDM), and the City of
Renton Amendments to the KCSWDM (February 2010)
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PACLAND Project #10507003 Page 10
Drainage Basins, Subbasins, and Site Characteristics
Drainage Basin
The project site is located in the Lower Green River Subwatershed, which is part of the
Green/Duwamish Watershed. It is in the City of Renton Black River drainage basin.
Existing Subbasins
The following information is from Drainage Calculations for Act III Theaters, City of Renton,
Washington, prepared by Brant O. Mercil, P.E. of Horton Dennis and Associates, revised August
8, 1996, the full report is included in Appendix B.
“Runoff from the parking area in front of the proposed building [Act III Theaters] will be
conveyed in a storm drain pipe system to a grass-lined swale in the proposed wetland buffer at
the rear of the building. The swale has been designed with a flat slope to promote water quality
through ponding prior to discharge into the detention basin. The swale will outfall into the first
of three water quality ponds. These ponds have been designed using the methodologies for a
combined water quality/detention basin as outlined in the 1992 edition of the King County
Stormwater Management (SWM) Manual. While the above mentioned grass lined swale will
provide some water quality benefits, site constraints precluded the design of a bio-filtration
swale meeting the requirements of the King County SWM Manual. To compensate for use of a
smaller swale, additional storage has been provided in the proposed water quality ponds.
Additional water quality storage has also been provided to compensate for paved areas
downstream of the proposed facility... The detention basin has been designed to release flows at
or below the pre developed rates for the 2, 10 and 100 year storms per City of Renton
standards…The control structure in the detention system will discharge to a 15-inch storm drain
pipe. The storm drain pipe will extend approximately 450 feet west to a connection with an
existing 60-inch storm drain pipe on the west side of Lind Avenue. The 60-inch storm drain pipe
continues approximately 1300 feet north, then 1,000 feet east to an outfall in Springbrook
Creek.”
The design of the existing facilities used a single basin with a tributary area of 13.23 AC. This was
estimated by starting with the project site area of 12.28 AC, subtracting 0.86 AC of bypass area,
and adding 1.81 AC to include the offsite wetland mitigation area, offsite areas (former Home
Base and warehouse), and the area of Lots 4 and 6 of the Northern Railroad BSP No. 014-92. The
bypass areas include landscaped areas that drain offsite along the south and east edges of the
property, a portion of the driveway access to SW 41st Street, and the driveway access to E. Valley
Road on the north side of the property.
Although the initial drainage report was developed using a single basin, the site can be analyzed
more effectively by examining five subbasins. There are five outfalls that discharge into the
grass-lined swale in the rear of the building that lead to the water quality ponds before entering
detention basin and discharging at the control structure. Starting at the north end of the swale
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003 Page 11
and moving south, the first outfall discharges runoff from a half of the roof of the theater and
approximately a third of the parking area in front of the building (Subbasin1). The next three
outfalls each connect to single catch basins, capturing runoff from the parking area in the rear of
the building (Subbasins 2, 3, 4). The southernmost outfall discharges runoff from the remaining
portion of the roof, the southern portion of the parking area in front of the building, Lots 4 and
6, and the driveway access to the adjacent property to the west (Subbasin 5). See Appendix A
Exhibit A- Existing Subbasin, detailing the subbasin characteristics, flow routes, and discharge
points.
Proposed Subbasins
The proposed storm drainage system will be composed of the same approximate subbasins as
the existing. See Appendix A Exhibit B- Proposed Subbasin, detailing the proposed subbasins.
As shown in Table 2 – Site Areas, the impervious area is decreasing as a result of this
development. Additional landscaping and a reduction in building square footage will allow for
an increase in pervious areas. The areas below are based on the 12.28 acre project site since we
are not proposing changes to the bypass, offsite wetland mitigation area, offsite areas, or the
area of Lots 4 and 6 of the Northern Railroad BSP No. 014-92.
Table 2 – Site Areas
Existing Area (SF) Proposed Area (SF)
Surface
Roof 61,856 20,217
Landscaping
(Pervious)
91,985 121,810
Wetland 7,808 7,808
Pond 27,350 27,350
Pavement
(PGIS)
345,918 357,732
Total 534,917 534,917
Site Characteristics
The property is located at 3751 E. Valley Road in Renton, Washington. The site is bordered by
SW 41st Street to the south, E. Valley Road to the east, a Harley-Davidson dealership to the
north, and a medical and retail mixed-use building to the west. The site is currently developed as
the Act III Movie Theater, which has a building footprint of 61,856 square feet, with associated
parking and landscaping. Two wetlands and a stormwater detention and water quality facility is
also located on the western 1.13 AC of the site. The entire lot is approximately 12.28 acres in
size. This project proposes to demolish the existing theater and redevelop the site to become a
used car dealership.
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PACLAND Project #10507003 Page 12
The proposed project will include the construction of four buildings, named as follows; Sales
(11,138 SF), Service (6,137 SF), Carwash (919 SF), and Presentation (2,022 SF) for a total building
area of 20,217 SF. The overall sales display parking area will be approximately 4.22 AC. The
customer and employee parking area will be approximately 2.99 AC. Although the change in
impervious surfaces (roof and pavement) is negligible the pollution generating impervious
surface are will be increased. Water quality treatment will be provided for an area equivalent to
the increase in pollution generating impervious surface.
Soils
Figure 3 - Site Soils (USDA SCS Soil Map)
The site is mapped as Snohomish Silt Loam (So) and Tukwila Muck (Tu) according to the USDA
Natural Resource Conservation Service, Soil Survey for King County Area, Washington.
As required by the 2009 King County Surface Water Design Manual (KCSWDM) and City of
Renton Amendment, this project is subject to a full drainage review. Therefore, the storm
drainage design for this project is required to comply with all eight (8) Core Requirements, and
six (6) Special Requirements. The requirements have been met as follows:
Core Requirement #1: Discharge at Natural Location
All surface and storm water runoff from a project must be discharged at the natural location so
as not to be diverted onto or away from downstream properties. The manner in which runoff is
Section 2- Conditions and Requirements
Summary
PROJECT
SITE
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PACLAND Project #10507003 Page 13
discharged from the project site must not create a significant adverse impact to downhill
properties or drainage systems.
Response: Onsite runoff will be collected, conveyed and, when necessary, treated. All onsite runoff
is subsequently conveyed to the City of Renton stormwater system. The city system discharges into
Springbrook Creek (Black River). No downstream impacts are anticipated as a result of the
proposed improvements as the impervious area will remain approximately the same.
Core Requirement #2: Off-site Analysis
All proposed projects must submit an offsite analysis report that assesses potential offsite
drainage and water quality impacts associated with development of the project site and propose
appropriate mitigation of those impacts. The initial permit submittal shall include, at minimum, a
Level 1 downstream analysis.
Response: See Section 3 of this report for the Level 1 downstream analysis prepared as part of this
project. Per discussions with the City Engineer, as long as the project site does not increase the
overall impervious area from its existing conditions, it is expected that there will be no adverse
impacts to the downstream facilities because the developed peak flow rate leaving the developed
site will be less than the existing peak flow rate. See Section 4 for further explanation.
Core Requirement #3: Flow Control
All proposed projects, including redevelopment projects, must provide onsite flow control
facilities or flow control BMPs or both to mitigate the impacts of storm and surface runoff
generated by new impervious surface, new pervious surface, and replaced impervious surface
targeted for flow mitigation.
Response: Per the exceptions listed in section1.2.3.1-A of the City of Renton Amendment to the
KCSWDM the project is exempt from flow control requirements as it does not increase the 100-
year peak flow and is not expected to significantly impact a critical area, or cause severe flooding
or erosion problems. Due to the net decrease in impervious surfaces on the proposed site, the
projected 100-year peak flows will be reduced. The proposed 12.28 acre site generates 4.84 cfs, a
0.17 cfs decrease in the 100-year peak flow rate from the existing site conditions. Therefore,
additional flow control facilities, beyond the existing stormwater ponds and flow control structure,
are not proposed as part of this project. A detailed summary and analysis of the existing and
proposed conditions is provided in Section 4 of this report.
Core Requirement #4: Conveyance System
All engineered conveyance system elements for proposed projects must be analyzed, designed,
and constructed to provide a minimum level of protection against overtopping, flooding,
erosion, and structural failure.
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PACLAND Project #10507003 Page 14
Response: Portions of the existing conveyance system will be reused as part of this project with
additional conveyance added to accommodate the new building configuration and site layout. The
proposed conveyance system has been designed to convey the 100-year peak flow.
Core Requirement #5: Erosion and Sediment Control
All proposed projects that will clear, grade, or otherwise disturb the site must provide erosion
and sediment controls to prevent, to the maximum extent practicable, the transport of sediment
from the project site to downstream drainage facilities, water resources, and adjacent properties.
Both temporary and permanent ESC measures shall be implemented.
Response: Erosion and sediment control requirements will be an integral part of the project
construction documents. These measures will include methods to reduce erosion of onsite site soils
and to prevent sediments from inadvertently leaving the project site. Additionally, the ESC
measures will prevent sediment-laden discharge from entering the wetland or existing stormwater
water quality or flow control facilities.
Core Requirement #6: Maintenance and Operations
Maintenance and operation of all drainage facilities is the responsibility of the property owner,
except those facilities for which the City of Renton assumes maintenance and operation, and
must be maintained and operated in accordance with King County or other maintenance
standards as approved by the City of Renton.
Response: An Operations and Maintenance Manual is included in this report- see Section 10.
Core Requirement #7: Financial Guarantees and Liability
In accordance with RMC 4-6-030J, RDSD shall require all persons constructing any surface water
facilities (including flow control/water quality facilities, conveyance systems, erosion control, and
road drainage), to post with the City of Renton a bond, assignment of funds or certified check.
The applicant must also maintain liability insurance.
Response: See Section 9- Bond Quantities, Facility Summaries, and Declaration of Covenant. The
Site Improvement Bond Quantity Worksheet and Declaration of Covenant have been included in
Appendix E.
Core Requirement #8: Water Quality
All proposed projects, including redevelopment projects, must provide water quality (WQ)
facilities to treat the runoff from those new and replaced pollution-generating impervious
surfaces and new pollution-generating pervious surfaces targeted for treatment.
Response: The proposed project improvements will increase the pollution generating impervious
surface (PGIS) by 1.0 AC. The site has existing water quality in place, the existing swale and water
quality ponds, for 7.94 AC of PGIS. Enhanced Basic Treatment is required if more than 50% of the
runoff that drains to the proposed treatment facility is from commercial land use. Additional
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003 Page 15
Enhanced Basic Water Quality treatment will be provided for the increase in PGIS. Additionally, an
oil/water separator, which will discharge to the sanitary sewer system, will be provided for
discharges from the service building and carwash. A detailed summary and analysis of the water
quality basin and design is provided in Section 4 of this report.
Special Requirement #1: Other Adopted Area-Specific Requirements
The City of Renton may apply requirements for controlling drainage on an area-specific basis.
Potential other adopted area-specific requirements may include: Master Drainage Plans, Basin
Plans, Stormwater Compliance Plans, etc.
Response: The project site is within Washington State Water Resource Inventory Area 9:
Green/Duwamish and Central Puget Sound Watershed Salmon Habitat Recovery. However, the
proposed project will have no effect on any salmon habitats. The project site does not lie within
any City of Renton Master Drainage or Basin Plans.
Special Requirement #2: Flood Hazard Area Delineation
If a proposed project contains or is adjacent to a flood hazard area as determined by the Renton
Department of Storm Drainage, the project must determine those components that are
applicable and delineate them on the project’s site improvement plans and recorded maps.
Response: The project site does not lie within or adjacent to a City of Renton Flood Hazard Area
(determined by FEMA FIRM Panels 0978F and 0979F dated May 16, 1995) and therefore does not
need to apply the provisions of this requirement.
Special Requirement #3: Flood Protection Facilities
Proper analysis, design, and construction are necessary to protect against the potentially
catastrophic consequences if flood protection facilities such as levees and revetments should
fail.
Response: The proposed project will not rely on an existing flood protection facility, or modify or
construct a new flood protection facility.
Special Requirement #4: Source Control
If a proposed project requires a commercial building or commercial site development permit
then the water quality source controls applicable to the proposed project shall be applied in
accordance with the King County Stormwater Pollution Prevention Manual and Renton Municipal
Code IV.
Response: Water quality source controls will be applied in accordance with the KCSWDM and
Renton Municipal Code IV. A pollution prevention plan has been included in section 8 of this
report.
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PACLAND Project #10507003 Page 16
Special Requirement #5: Oil Control
Projects proposing to develop or redevelop a high-use site must provide oil control in addition
to other water quality controls required.
Response: High use sites area defined as a commercial or industrial site that (1) has an expected
average daily traffic count equal to or greater than 100 vehicles/1,000 SF of gross building area:
(2) is subject to petroleum storage in excess of 1,500 gallons per year; (3) is subject to use, storage,
or maintenance of a fleet of 25 or more diesel vehicles. The proposed development includes a
4,000 gallon, above ground fuel storage tank.
Stormwater runoff from the high-use portion of the site will be treated to capture and detain oil
and associated pollutants. Only the impervious surface associated with the high-use portion of the
site is subject to treatment requirements. The site is considered high-use due to the anticipated
storage/transfer of petroleum in excess of 1500 gallons per year. An oil water separator will be
installed to ensure that the runoff from within the proposed service building and car wash.
Special Requirement #6: Aquifer Protection Area
If a proposed project is located within the Aquifer Protection Area as identified in the RMC 4-3-
050, this special requirement requires the project to determine those components that are
applicable and delineate them on the project’s site improvement plans.
Response: The project is not located within an Aquifer Protection Area, and therefore this
requirement does not apply.
Individual Lot BMP Requirements
For projects on individual sites/lots, flow control BMPs must be selected and applied per the
2009 KCSWDM. If the proposed project is on a site/lot that is 22,000 sf or larger and will result in
an impervious surface coverage of more than 45% of the site/lot, then flow control BMPs must
be applied as specified in the 2009 KCSWDM.
Response: For the purposes of Large Lot Low Impervious BMP requirements, the target impervious
surface shall include all new impervious surface together with any existing impervious surface.
Since the redevelopment project results in a net decrease of impervious surface area, the project is
therefore exempt from needed to provide flow control BMPs.
Upstream Analysis
Based on topographic survey and field reconnaissance, there is minimal tributary area to this
site. The original drainage report for the theater, completed by Horton Dennis & Associates lists
a total of 1.53 AC offsite that contributes to the existing stormwater facility located onsite. City
of Renton catch basins and inlets along E Valley Road along the eastern side of the site intercept
Section 3- Off-Site Analysis
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PACLAND Project #10507003 Page 17
road runoff before it reaches the site. Additionally, the existing topography surrounding the site
prevents any significant amount of run-on.
Downstream Analysis
After the runoff passes through the existing stormwater detention/treatment facilities, runoff
enters the municipal stormwater system at Lind Avenue SW. This system continues north for
approximately 1,300 feet, before heading west approximately 450 feet to the discharge point of
Springbrook Creek.
To meet the requirements of the Level 1 downstream analysis, the area up to one mile
downstream of the project site must be included. One mile downstream (for this project,
downstream is north) from the point where the stormwater leaves the project site is
approximately at the intersection of SW 27th street and Springbrook Creek. As previously
discussed, the storm runoff leaves the site near the southwest corner and enters in to the
Renton Municipal storm system, before traveling along Lind Ave SW and SW 34th St. to the
discharge point of Springbrook Creek. Springbrook Creek continues in a northerly direction for
approximately 1.35 miles to the King County South Wastewater Treatment Plant.
A site visit was conducted on the morning of January 10, 2014. All above ground facilities were
examined on site including the wetland/stormwater detention area, catch basins, and swales. No
drainage issues such as areas of ponding, overtopping of the detention area, and blocked inlets
could be seen onsite. The analysis continued along Lind Ave SW and 34th Street before reaching
Springbrook Creek. No drainage problems were observed. A map of the downstream analysis
can be seen in Figure 4. Photos from the site visit are shown on the next page.
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PACLAND Project #10507003 Page 18
Figure 4 - Downstream Area (Renton COR Maps)
DISCHARGE
POINT
PROJECT
SITE CITY OF
RENTON STORM
SYSTEM
SPRINGBROOK
CREEK
ONSITE
DETENTION/TREATMENT
FACILITIES
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PACLAND Project #10507003 Page 19
# Photo Description
1
Drainage ditch (swale)
on the north edge of
the adjacent Lot 6
The runoff captured in
this landscaped area is
routed through a storm
pipe connecting to a
catch basin
downstream, and then
to the water quality
treatment area in the
rear (to the west) of the
building.
2
In the front parking
area, near the southeast
corner of the building
A series of catch basins
located in the parking
area are connected via
underground
stormwater pipes
before being
discharged into the
swale and water quality
treatment ponds in the
rear of the building.
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PACLAND Project #10507003 Page 20
# Photo Description
3
To the rear (west) of the
theater
One of three existing
water quality treatment
ponds. Stormwater is
discharged into the
upstream swale, before
passing through the
treatment ponds and
connecting to the City
of Renton municipal
stormwater system.
4
Crossing of Springbrook
Creek and 34th St
This is the discharge
point of the municipal
stormwater system
downstream of the site.
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PACLAND Project #10507003 Page 21
Conclusion
The existing downstream stormwater facilities have been analyzed and after discussions with the
City Engineer, as long as the project site does not increase the overall impervious area from its
existing conditions, it is expected that there will be no adverse impacts to the downstream
facilities because the developed peak flow rate leaving the developed site will be less than the
existing peak flow rate. See Section 4 for further explanation.
The City of Renton Amendment to the KCSWDM applies flow control standards based on
geographic areas as determined by the Flow Control Application Map. The project site lies
within the Peak Rate Flow Control Standard – Matching Existing Conditions. This area requires
peak runoff control within the Peak Rate Flow Control Standard area such that the post-
developed peak rate matches that of the existing 2-year, 10-year and 100-year peak discharge
rates. Also, if the proposed re-development is located within the Peak Rate Flow Control
Standard Area, will not increase the existing condition 100-year peak flow greater than 0.1 cfs,
and the increased runoff (if any) will not significantly impact a critical area, severe flooding
problem, or sever erosion problem, then the facility requirement is waived.
Hydrologic Analysis
The existing and proposed site conditions were evaluated using both the King County Runoff
Time Series (KCRTS) The detailed KCRTS output has been included in Appendix C – Design
Calculations.
The historic 1-hour duration in the Sea-Tac rainfall region (location scale factor ST-1.0) was used
to model runoff in KCRTS.
Existing Site Hydrology
The existing site includes a storm drainage system designed to collect storm water at
strategically placed catch basins throughout the site. The storm water is then conveyed through
underground pipes to a swale at the rear of the building. After traveling through the one of the
two swales, runoff enters the first of three water quality ponds. The water quality ponds
discharge to the detention basin. Stormwater runoff discharges to the municipal stormwater
system in Lind Avenue SW via the existing flow control structure which has a 15-inch outlet pipe.
The municipal stormwater system routes to a discharge point of Springbrook Creek. The
existing detention basin was designed to release flows at or below the pre-developed rates for
the 2, 10, and 100 year storms. The pre-developed conditions and existing peak runoff rates for
the project site area are shown in Tables 4 and 5 below. Existing peak runoff rates were
determined using the King County Runoff Time Series modeling software and the calculations
can be found in Appendix C.
Section 4- Flow Control and Water Quality Facility Analysis
and Design
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PACLAND Project #10507003 Page 22
Table 4
Pre-Developed (Existing)
Conditions
Area Condition
7.94 AC Pavement (PGIS)
2.74 AC Landscape/Wetland
1.42 AC Roof
Table 5
Existing Peak Runoff Rate
Event Rate (cfs)
2-year 2.54
10-year 3.03
100-year 5.01
Current As-Built Conditions
Additionally, the City has requested that the current as-built conditions of the existing
stormwater facilities be provided in order to verify that the existing facilities still meet the
approved design volumes. The only available resource to determine current storage volumes
within the existing grass-lined swales and wetponds is the project survey which contains
contours and elevations for these existing facilities.
The methodology utilized in AutoCAD Civil 3D to compute this volume was by creating a TIN
volume surface for the extents of the existing ponds/swales. A TIN volume surface provides an
exact difference between a base and comparison surface, so by comparing the elevation
differences between the top of pond elevation (20.0’ NAVD 88) and the contours of the pond,
AutoCAD Civil 3D computes a “fill volume” that effectively represents the available storage
capacity of said pond. See “Existing Swale and Wetpond Volumes” in Appendix C for the
methodology process to determine output values generated in AutoCAD Civil 3D.
The resulting storage volume was then compared to the design volumes provided in the Act III
Theater Drainage Report, prepared by Horton Dennis & Associates, Inc., dated August 8, 1996 –
See Appendix B. Table 6 provides a breakdown between the originally designed wetpond
volumes for water quality and detention versus the computed storage volume based off of the
current project survey.
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PACLAND Project #10507003 Page 23
Table 6
Existing Stormwater Facility Volumes
Required WQ
Storage Volume
(CF)
Provided WQ
Storage
Volume (CF)
Provided Detention
Storage Volume (CF)
Act III Theater
Drainage Report
17,775 27,350 85,300
Current
Conditions (per
project survey)
--- --- 79,326
Given the limited resources at hand with the project survey contours and elevations, the
computed overall storage volume of the existing swales and wetponds was still found to be
nearly 95% of what was originally provided based on the Act III Theater Drainage Report. It is
reasonable to assume that the existing facilities as of today still meet the approved design
volumes, given the appropriate range of accuracy of both volumes as well as the methodology
utilized. Additionally, the next few sections of this report will further emphasize how peak flows
from the developed condition of the site will decrease in comparison to the existing condition
due to the reduction in impervious areas, thereby ensuring that the existing facilities should still
operate according to their approved design.
Developed Site Hydrology
The proposed project will have similar hydrology to the existing site. It is anticipated that the
existing systems (conveyance, detention, and treatment) will be utilized as the overall site
hydrology and division of subbasins will remain approximately the same. The amount of
pervious area is increasing due to a reduction in building size and additional landscaping,
however the site PGIS will be increased as a result of the decrease in building size. The post-
developed conditions and un-detained peak runoff rates for the entire attributed basin area
(12.28 acres) are shown in Tables 6 and 7 below. Developed peak runoff rates were determined
using the King County Runoff Time Series modeling software and the calculations can be found
in Appendix C.
Table 6
Post-Developed Conditions
Area Condition
8.22 AC Pavement (PGIS)
3.60 AC Landscape/Wetland
0.46 AC Roof
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PACLAND Project #10507003 Page 24
Table 7
Developed Peak Runoff Rate
Event Rate (cfs)
2-year 2.43
10-year 2.91
100-year 4.84
Flow Control Analysis
The post developed 100-year peak runoff rate for the overall site decreases by 0.17 cfs from the
existing condition. Because the project is located in the Peak Rate Flow Control Standard area
and does not increase its developed 100-year peak runoff rate, any additional flow control
facility requirement is waived for this project.
The existing flow control facilities consist of the following structures inside of a 54-inch diameter
catch basin manhole; a 1-inch diameter orifice with an outlet elevation of 10.87, a 3.5-inch
diameter orifice with an outlet elevation of 15.00, a 6-inch diameter elbow with an outlet
elevation of 15.50, and a 15-inch diameter restrictor with an overflow elevation of 16.50. The
control structure discharges to a 15-inch storm drain pipe before connecting into the Renton
Municipal storm system. See Appendix B for the Act III Theater Drainage Report, which includes
illustrations and calculations for the existing flow control system.
Water Quality System
The proposed redevelopment includes demolition of the existing theater; construction of the
sales, service, car wash, and presentation buildings, reconfigurations of landscape islands and
repaving of the existing parking area. The roofs of the proposed buildings will be considered
non pollution-generating impervious surfaces (NPGIS). While the overall impervious area of the
site will be reduced as part of this project, the amount of pollution-generating impervious
surfaces (PGIS) will be increasing since the existing building footprint will be replaced with new
PGIS.
There are two existing grass-lined biofiltration swales which discharge to three water quality
ponds in series. The swales and water quality ponds were sized for the existing impervious area,
as detailed by the drainage report by Horton Davis and Associates. The project will add 0.28 AC
of new PGIS. This is more than 5,000 SF of new PGIS; therefore additional water quality
treatment will be provided.
Two Modular Wetland Stormwater Biofiltration Systems are proposed to meet the Enhanced
Basic Water requirement in King County Surface Water Design Manual. The Enhanced basic
treatment will be provided for the increased PGIS.
New PGIS Areas
The new PGIS is a result of the revisions to the site layout and the reduced building size. It is not
possible to collect the exact area of new PGIS however the majority of the new PGIS, located
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003 Page 25
within the existing building footprint, will be treated. There are two Water Quality Basins within
the proposed vehicle storage area and will be greater in size than the increase in the new PGIS.
The total area in the proposed Water Quality Basins is 1.14 AC. Exhibit 3 - Water Quality Basin in
Appendix A depicts the area to be treated. Tables 8 and 9, below, contain the developed
conditions of each treatment basins as well as the water quality design flow rate (60% of the
developed 2-year peak flow rate, as determined using the KCRTS model with 15-minute time
steps). This water quality design flow rate was provided to Modular Wetlands in order for them
to size the proposed treatment facilities. Sizing criteria and design of the Modular Wetlands
structures is provided in Appendix C.
Table 8
Water Quality Basins
Basin Area Condition
A 0.68 AC Pavement (PGIS)
0 AC Landscape/Wetland
0 AC Roof
B 0.46 AC Pavement (PGIS)
0 AC Landscape/Wetland
0 AC Roof
Table 9
Water Quality Flow Rates and Facility Sizing
Basin Event Rate (cfs) MWS-L-8-8-V
(Structure 21)
Treatment Flow
Rate (cfs)
MWS-L-6-8-V
(Structure 26)
Treatment Flow
Rate (cfs)
A 2-year 0.32
60% of 2-year 0.19 0.204
B 2-year 0.22
60% of 2-year 0.13 0.142
Conveyance
Per the 2009 King County Surface Water Design Manual, Section 4.2.1.2, the on-site stormwater
conveyance can be calculated based on gravity flow analysis of the piping network. Peak run-off
associated with and up to a 25-year storm event has been determined to be adequate. Uniform
flow analysis utilizing Manning’s equation, shown below, was employed with a Manning’s
Roughness Coefficient (n) of 0.012.
Section 5- Conveyance System Analysis and Design
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003 Page 26
Manning’s equation - Q=n49.1 xAxR2/3xS1/2
With: Q = Flow (CFS)
n = Manning’s Roughness Coefficient (0.012)
A = Flow Area (SF)
R = Hydraulic Radius = Area /Wetted Perimeter (LF)
S = Slope of the pipe (ft/ft)
Based on the revised basin areas and existing pipe sizes, the existing conveyance system is
adequate for the 25-year storm event. All new conveyance pipes will also be designed to convey
the 25-year storm event. Additionally, the overflow from a 100-year storm event will not create
or aggravate a severe flooding problem or severe erosion problem. See Appendix C for
conveyance design calculations.
100-Year Flood/Overflow Condition
Review of the current FEMA FIRM maps (Panels 0978F, 0979 F) indicates that the project site lies
within the Zone X, which is determined to be outside of the 100-year flood plain. If the existing
storm system were to experience a major storm event, the stormwater detention area would
overflow in to the rear access drive, and along the road westerly towards Lind Ave SW.
The stormwater system for this project has been designed to address the storm events in
accordance with design criteria described previously. In the event of a larger storm, it is unlikely
that the system would fail. Based on a review of the site and immediate surroundings, the
overflow of the stormwater conveyance system would allow surface water to sheet flow to the
public storm system in Lind Avenue. The following Special Reports and Studies were used or have been completed for this project:
Drainage Calculations for Act III Theaters, City of Renton, Washington- dated August 8,
1996 by Horton Dennis & Associates Inc.
Report for Detailed Wetland Mitigation Plan, presented to Act III Theaters, City of Renton,
Washington- dated September 16, 1996 by W & H Pacific.
Wetland Study – dated approximately December 1991 by David Evans and Associates,
Inc.
Geotechnical Investigation- by Zipper Geo Associates
FEMA FIRM Panels 0978F and 0979F dated May 16, 1995
Wetland Study - by H & S Consultants
Section 6- Special Reports and Studies
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003 Page 27
The following governmental approvals or permits will likely be required for this project: City of Renton SEPA Determination City of Renton Site Plan Review City of Renton Building Permit City of Renton Construction Permit City of Renton Demolition Permit Washington State Department of Ecology, NOI Coverage under the NPDES Permit. A copy of the Permit Coverage Letter is provided in Appendix F. These permits will require approval by the City of Renton Planning Division or the Department of Ecology.
All erosion and sediment control measures shall be governed by the requirements of the City of
Renton and the Washington State Department of Ecology. A temporary erosion and
sedimentation control plan will be prepared to assist the contractor in complying with these
requirements. The Erosion and Sediment Control (ESC) plan will be included with the
construction plans.
1. Erosion Risk Assessment
The degree of erosion risk on the proposed project site is minimal. The following factors
contribute to a low degree of erosion risk:
Slope across the site is minimal. Runoff will not travel at high velocities across the site
and, therefore, will not cause noticeable erosion impacts.
The site consists primarily of impervious surfaces.
2. Construction Sequence and Procedure
The proposed development will include an erosion/sedimentation control plan designed to
prevent sediment-laden run-off from leaving the site during construction. The erosion potential
of the site is influenced by four major factors: soil characteristics, vegetative cover, topography,
and climate. Erosion/sedimentation control is achieved by a combination of structural
measures, cover measures, and construction practices that are tailored to fit the specific site.
Prior to the start of any grading activity upon the site, all erosion control measures, including
stabilized construction entrances, shall be installed in accordance with the construction
documents.
Section 8- CSWPPP Analysis and Design
Section 7- Other Permits
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PACLAND Project #10507003 Page 28
The best construction practice will be employed to properly clear and grade the site and to
schedule construction activities. The planned construction sequence for the construction of the
site is as follows:
1. Attend a pre-construction meeting with the City of Renton.
2. Install temporary erosion control features.
3. Demolish existing structure(s).
4. Clear and grub expansion area.
5. Grade site.
6. Construct buildings.
7. Pave site and install landscaping.
8. Remove temporary erosion control features once site is fully stabilized.
3. Trapping Sediment
Structural control measures will be used to reduce erosion and retain sediment on the
construction site. The control measures will be selected to fit specific site and seasonal
conditions.
The following structural items will be used to control erosion and sedimentation processes:
Stabilized construction entrances
Filter fabric fences
Catch Basin Inlet Sediment Protection
Proper Cover measures
Temporary sediment pond with emergency overflow spillway
Weekly inspection of the erosion control measures will be required during construction. Any
sediment buildup shall be removed and disposed of off-site.
A stabilized construction entrance will be installed at the site entrance to avoid vehicle tracking
off mud off-site. The entrances are a minimum requirement and may be supplemented if
tracking of mud onto public streets becomes excessive. In the event that mud is tracked off site,
it shall be swept up and disposed of off site on a daily basis. Depending on the amount of
tracked mud, a vehicle road sweeper may be required. The sizing information for the temporary
sediment pond and the emergency spillway can be found in Appendix C.
Because vegetative cover is the most important form of erosion control, construction practices
must adhere to stringent cover requirements. More specifically, the contractor will not be allowed
to leave soils open for more than 14 days and, in some cases, immediate seeding will be required.
4. Wet Season TESC Operating Plan
Work between October 1st and April 30th must adhere to the Wet Season Special Provisions
noted in the 2009 KCSWDM.
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PACLAND Project #10507003 Page 29
The following items have been submitted to the City as part of the civil permit submittal:
Declaration of Covenant for Privately Maintained Flow Control BMPs and WQ Facilities
Bond Quantities Worksheet
See Appendix E for a copy of the Bond Quantities Worksheet and the Declaration of Covenant
for Privately Maintained Flow Control BMPs and WQ Facilities
A manual detailing the operations and maintenance for all privately-maintained flow control and
water quality facilities has been prepared and can be found in Appendix D. This manual will also
include Appendix A of the KCSWDM (Maintenance Requirements for Flow Control, Conveyance,
and WQ Facilities).
Section 10- Operations and Maintenance Manual
Section 9- Bond Quantities, Facility Summaries, and Declaration of Covenant
CarMax Auto Superstores Technical Information Report Renton, Washington
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Appendix A – Exhibits
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EXHIBIT A – EXISTING SUBBASIN
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EXHIBIT B – PROPOSED SUBBASIN
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EXHIBIT C – WATER QUALITY BASIN
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Appendix B – Act III Theaters Drainage Report
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Appendix C – Design Calculations
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PRE-DEVELOPED CONDITIONS
PRE-DEVELOPED PEAK FLOW RATES
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DEVELOPED CONDITIONS
DEVELOPED PEAK FLOW RATES
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EXISTING SWALE AND WETPOND VOLUMES
Project Survey Contour and Elevations
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AutoCAD Civil 3D TIN Volume Surface Comparison (Top of Pond Elevation = 20.0’)
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TIN Volume Surface Computation
Computed “Fill” Volume = Storage Volume of Combined Wetponds and Swales
2,938 CY * 27 CF / 1 CY = 79,326 CF
Required Storage Volume for Water Quality (Page 13 of Act III Theater Drainage Report –
Appendix B) = 17,775 CF
Volume of Storage Provided for 100-Year Storm Event (Page 3 of Act III Theater
Drainage Report - Appendix B) = 85,300 CF
CarMax Auto Superstores Technical Information Report Renton, Washington
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WATER QUALITY BASIN A CONDITIONS
WATER QUALITY BASIN A PEAK FLOW RATES
CarMax Auto Superstores Technical Information Report Renton, Washington
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WATER QUALITY BASIN B CONDITIONS
WATER QUALITY BASIN B PEAK FLOW RATES
CarMax Auto Superstores Technical Information Report Renton, Washington
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MODULAR WETLANDS SIZING CRITERIA FOR STRUCTURES 21 & 26
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Conveyance Design Calculations
Manning’s equation: Q=n49.1
xAxR2/3xS1/2
With: Q = Flow (CFS)
n = Manning’s Roughness Coefficient (0.012)
A = Flow Area (SF)
R = Hydraulic Radius = Area /Wetted Perimeter (LF)
S = Slope of the pipe (ft/ft)
8” Pipe @ 0.5% slope:
Q=n
49.1
xAxR2/3xS1/2 = 1.00 CFS
n = 0.012
A = 0.333 (SF)
R = 0.200 @ 95% full
S = 0.005
12” Pipe @ 0.5% slope:
Q=n
49.1
xAxR2/3xS1/2 = 2.95 CFS
n = 0.012
A = 0.750 (SF)
R = 0.300 @ 95% full
S = 0.005
12” Pipe @ 1.3% slope:
Q=n
49.1
xAxR2/3xS1/2 = 4.44 CFS
n = 0.012
A = 0.750 (SF)
R = 0.300 @ 95% full
S = 0.0113
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
Appendix D – Operations and Maintenance Manual
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
Maintain Stormwater Facilities
The owner or operator of the project shall be responsible for maintaining the stormwater
facilities in accordance with local requirements. Proper maintenance is important for adequate
functioning of the stormwater facilities. The following maintenance program is recommended
for this project:
King County Surface Water Design Manual
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Appendix E – Bond Quantities Worksheet and
Declaration of Covenant
LEGAL DESCRIPTION
(PER CHICAGO TITLE COMPANY ORDER NO. 1354998 DATED NOVEMBER 17, 2014)
LOT 3, BURLINGTON NORTHERN, A BINDING SITE PLAN, (BSP‐014‐92) ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 161 OF PLATS, PAGES 8 THROUGH
11, INCLUSIVE, IN KING COUNTY, WASHINGTON,
EXCEPT THAT PORTION OF LOT 3, OF SAID BINDING SITE PLAN, LYING NORTH OF A
LINE DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EASTERLY LINE OF LOT 3 THAT IS 23.80 FEET SOUTH OF THE NORTHEAST CORNER OF LOT 3, OF SAID BINDING SITE PLAN, THENCE
NORTH 88°09'51" WEST A DISTANCE OF 875.52 FEET, MORE OR LESS, TO A POINT ON THE WESTERLY LINE OF SAID LOT 3 AND THE TERMINUS OF THIS DESCRIPTION,
SAID POINT
OF TERMINUS BEING 80.88 FEET SOUTH OF THE ORIGINAL NORTHWEST CORNER OF LOT 3; ALSO KNOWN AS NEW LOT 3 OF CITY OF RENTON LOT LINE
ADJUSTMENT NUMBER LUA‐94‐157‐LLA, RECORDED UNDER KING COUNTY RECORDING NUMBER 9511299006; SITUATED IN THE CITY OF RENTON, COUNTY OF
KING, STATE OF WASHINGTON.
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d
d
i
n
g
,
1"
de
e
p
,
sl
o
p
e
d
gr
o
u
n
d
G
I
‐23
8
.
0
0
$
SY
Su
r
v
e
y
i
n
g
,
li
n
e
& gr
a
d
e
G
I
‐24
8
5
0
.
0
0
$
Da
y
Su
r
v
e
y
i
n
g
,
lo
t
lo
c
a
t
i
o
n
/
l
i
n
e
s
G
I
‐25
1
,
8
0
0
.
0
0
$
Ac
r
e
To
p
s
o
i
l
Ty
p
e
A (i
m
p
o
r
t
e
d
)
G
I
‐26
2
8
.
5
0
$
CY
Tr
a
f
f
i
c
co
n
t
r
o
l
cr
e
w
( 2 fl
a
g
g
e
r
s
)G
I
‐27
1
2
0
.
0
0
$
HR
Tr
a
i
l
,
4"
ch
i
p
p
e
d
wo
o
d
G
I
‐28
8
.
0
0
$
SY
Tr
a
i
l
,
4"
cr
u
s
h
e
d
ci
n
d
e
r
G
I
‐29
9
.
0
0
$
SY
Tr
a
i
l
,
4"
to
p
co
u
r
s
e
G
I
‐30
1
2
.
0
0
$
SY
Co
n
d
u
i
t
,
2"
G
I
‐31
5
.
0
0
$
LF
Wa
l
l
,
re
t
a
i
n
i
n
g
,
co
n
c
r
e
t
e
G
I
‐32
5
5
.
0
0
$
SF
Wa
l
l
,
ro
c
k
e
r
y
G
I
‐33
1
5
.
0
0
$
SF
SU
B
T
O
T
A
L
TH
I
S
PA
G
E
:
17
,
8
1
7
.
7
4
(B )
(C )
(D )
(E )
SI
T
E
IM
P
R
O
V
E
M
E
N
T
BO
N
D
QU
A
N
T
I
T
Y
WO
R
K
S
H
E
E
T
FO
R
ST
R
E
E
T
AN
D
SI
T
E
IM
P
R
O
V
E
M
E
N
T
S
Qu
a
n
t
i
t
y
Re
m
a
i
n
i
n
g
(B
o
n
d
Re
d
u
c
t
i
o
n
)
(B
)
(
C
)
Pa
g
e
4 of
14
Re
f
8 ‐H Bo
n
d
Qu
a
n
t
i
t
y
Wo
r
k
s
h
e
e
t
SE
C
T
I
O
N
II
.
b
TR
A
N
S
P
O
R
T
A
T
I
O
N
Un
i
t
Pr
i
c
e
s
Up
d
a
t
e
d
:
06
/
1
4
/
2
0
1
6
Ve
r
s
i
o
n
:
06
/
1
4
/
2
0
1
6
Pr
i
n
t
e
d
12
/
1
2
/
2
0
1
6
CE
D
Pe
r
m
i
t
#:
U
1
6
0
0
3
1
5
6
Ex
i
s
t
i
n
g
F
u
t
u
r
e
Pu
b
l
i
c
P
r
i
v
a
t
e
Ri
g
h
t
‐of
‐Wa
y
I
m
p
r
o
v
e
m
e
n
t
s
I
m
p
r
o
v
e
m
e
n
t
s
(D
)
(E
)
De
s
c
r
i
p
t
i
o
n
N
o
.
Un
i
t
Pr
i
c
e
U
n
i
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
SI
T
E
IM
P
R
O
V
E
M
E
N
T
BO
N
D
QU
A
N
T
I
T
Y
WO
R
K
S
H
E
E
T
FO
R
ST
R
E
E
T
AN
D
SI
T
E
IM
P
R
O
V
E
M
E
N
T
S
Qu
a
n
t
i
t
y
Re
m
a
i
n
i
n
g
(B
o
n
d
Re
d
u
c
t
i
o
n
)
(B
)
(
C
)
RO
A
D
IM
P
R
O
V
E
M
E
N
T
/PA
V
E
M
E
N
T
/SU
R
F
A
C
I
N
G
AC
Gr
i
n
d
i
n
g
,
4'
wi
d
e
ma
c
h
i
n
e
< 10
0
0
s
y
R
I
‐1
3
0
.
0
0
$
SY
AC
Gr
i
n
d
i
n
g
,
4'
wi
d
e
ma
c
h
i
n
e
10
0
0
‐20
0
0
s
y
R
I
‐2
1
6
.
0
0
$
SY
AC
Gr
i
n
d
i
n
g
,
4'
wi
d
e
ma
c
h
i
n
e
> 20
0
0
s
y
R
I
‐3
1
0
.
0
0
$
SY
AC
Re
m
o
v
a
l
/
D
i
s
p
o
s
a
l
R
I
‐4
3
5
.
0
0
$
SY
Ba
r
r
i
c
a
d
e
,
Ty
p
e
II
I
( Pe
r
m
a
n
e
n
t
)R
I
‐5
5
6
.
0
0
$
LF
Gu
a
r
d
Ra
i
l
R
I
‐6
3
0
.
0
0
$
LF
Cu
r
b
& Gu
t
t
e
r
,
ro
l
l
e
d
R
I
‐7
1
7
.
0
0
$
LF
2
0
6
3
35
,
0
7
1
.
0
0
Cu
r
b
& Gu
t
t
e
r
,
ve
r
t
i
c
a
l
R
I
‐8
1
2
.
5
0
$
LF
3
1
1
2
38
,
9
0
0
.
0
0
Cu
r
b
an
d
Gu
t
t
e
r
,
de
m
o
l
i
t
i
o
n
an
d
di
s
p
o
s
a
l
R
I
‐9
1
8
.
0
0
$
LF
Cu
r
b
,
ex
t
r
u
d
e
d
as
p
h
a
l
t
R
I
‐10
5
.
5
0
$
LF
Cu
r
b
,
ex
t
r
u
d
e
d
co
n
c
r
e
t
e
R
I
‐11
7
.
0
0
$
LF
Sa
w
c
u
t
,
as
p
h
a
l
t
,
3"
de
p
t
h
R
I
‐12
1
.
8
5
$
LF
Sa
w
c
u
t
,
co
n
c
r
e
t
e
,
pe
r
1"
de
p
t
h
R
I
‐13
3
.
0
0
$
LF
Se
a
l
a
n
t
,
as
p
h
a
l
t
R
I
‐14
2
.
0
0
$
LF
Sh
o
u
l
d
e
r
,
gr
a
v
e
l
,
4"
th
i
c
k
R
I
‐15
1
5
.
0
0
$
SY
Si
d
e
w
a
l
k
,
4"
th
i
c
k
R
I
‐16
3
8
.
0
0
$
SY
3
2
1,
2
1
6
.
0
0
Si
d
e
w
a
l
k
,
4"
th
i
c
k
,
de
m
o
l
i
t
i
o
n
an
d
di
s
p
o
s
a
l
R
I
‐17
3
2
.
0
0
$
SY
Si
d
e
w
a
l
k
,
5"
th
i
c
k
R
I
‐18
4
1
.
0
0
$
SY
Si
d
e
w
a
l
k
,
5"
th
i
c
k
,
de
m
o
l
i
t
i
o
n
an
d
di
s
p
o
s
a
l
R
I
‐19
4
0
.
0
0
$
SY
Si
g
n
,
Ha
n
d
i
c
a
p
RI
‐20
8
5
.
0
0
$
Ea
c
h
8
68
0
.
0
0
St
r
i
p
i
n
g
,
pe
r
st
a
l
l
R
I
‐21
7
.
0
0
$
Ea
c
h
8
0
1
5,
6
0
7
.
0
0
St
r
i
p
i
n
g
,
th
e
r
m
o
p
l
a
s
t
i
c
,
( fo
r
cr
o
s
s
w
a
l
k
)R
I
‐22
3
.
0
0
$
SF
St
r
i
p
i
n
g
,
4"
re
f
l
e
c
t
o
r
i
z
e
d
li
n
e
R
I
‐23
0
.
5
0
$
LF
Ad
d
i
t
i
o
n
a
l
2.
5
"
Cr
u
s
h
e
d
Su
r
f
a
c
i
n
g
R
I
‐24
3
.
6
0
$
SY
HM
A
1/
2
"
Ov
e
r
l
a
y
1.
5
"
RI
‐25
1
4
.
0
0
$
SY
HM
A
1/
2
"
Ov
e
r
l
a
y
2"
R
I
‐26
1
8
.
0
0
$
SY
HM
A
Ro
a
d
,
2"
,
4"
ro
c
k
,
Fi
r
s
t
25
0
0
SY
R
I
‐27
2
8
.
0
0
$
SY
HM
A
Ro
a
d
,
2"
,
4"
ro
c
k
,
Qt
y
.
ov
e
r
25
0
0
S
Y
R
I
‐28
2
1
.
0
0
$
SY
HM
A
Ro
a
d
,
4"
,
6"
ro
c
k
,
Fi
r
s
t
25
0
0
SY
R
I
‐29
4
5
.
0
0
$
SY
HM
A
Ro
a
d
,
4"
,
6"
ro
c
k
,
Qt
y
.
ov
e
r
25
0
0
SY
R
I
‐30
3
7
.
0
0
$
SY
HM
A
Ro
a
d
,
4"
,
4.
5
"
AT
B
R
I
‐31
3
8
.
0
0
$
SY
Gr
a
v
e
l
Ro
a
d
,
4"
ro
c
k
,
Fi
r
s
t
25
0
0
SY
R
I
‐32
1
5
.
0
0
$
SY
Gr
a
v
e
l
Ro
a
d
,
4"
ro
c
k
,
Qt
y
.
ov
e
r
25
0
0
SY
R
I
‐33
1
0
.
0
0
$
SY
Th
i
c
k
e
n
e
d
Ed
g
e
R
I
‐34
8
.
6
0
$
LF
SU
B
T
O
T
A
L
TH
I
S
PA
G
E
:
81
,
4
7
4
.
0
0
(B )
(C )
(D )
(E )
Pa
g
e
5 of
14
Re
f
8 ‐H Bo
n
d
Qu
a
n
t
i
t
y
Wo
r
k
s
h
e
e
t
SE
C
T
I
O
N
II
.
b
TR
A
N
S
P
O
R
T
A
T
I
O
N
Un
i
t
Pr
i
c
e
s
Up
d
a
t
e
d
:
06
/
1
4
/
2
0
1
6
Ve
r
s
i
o
n
:
06
/
1
4
/
2
0
1
6
Pr
i
n
t
e
d
12
/
1
2
/
2
0
1
6
CE
D
Pe
r
m
i
t
#:
U
1
6
0
0
3
1
5
6
Ex
i
s
t
i
n
g
F
u
t
u
r
e
Pu
b
l
i
c
P
r
i
v
a
t
e
Ri
g
h
t
‐of
‐Wa
y
I
m
p
r
o
v
e
m
e
n
t
s
I
m
p
r
o
v
e
m
e
n
t
s
(D
)
(E
)
De
s
c
r
i
p
t
i
o
n
N
o
.
Un
i
t
Pr
i
c
e
U
n
i
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
SI
T
E
IM
P
R
O
V
E
M
E
N
T
BO
N
D
QU
A
N
T
I
T
Y
WO
R
K
S
H
E
E
T
FO
R
ST
R
E
E
T
AN
D
SI
T
E
IM
P
R
O
V
E
M
E
N
T
S
Qu
a
n
t
i
t
y
Re
m
a
i
n
i
n
g
(B
o
n
d
Re
d
u
c
t
i
o
n
)
(B
)
(
C
)
PA
R
K
I
N
G
LO
T
SU
R
F
A
C
I
N
G
N
o
.
2"
AC
,
2"
to
p
co
u
r
s
e
ro
c
k
& 4"
bo
r
r
o
w
P
L
‐1
2
1
.
0
0
$
SY
2"
AC
,
1.
5
"
to
p
co
u
r
s
e
& 2.
5
"
ba
s
e
co
u
r
s
e
P
L
‐2
2
8
.
0
0
$
SY
4"
se
l
e
c
t
bo
r
r
o
w
P
L
‐35
.
0
0
$
SY
1.
5
"
to
p
co
u
r
s
e
ro
c
k
& 2.
5
"
ba
s
e
co
u
r
s
e
P
L
‐4
1
4
.
0
0
$
SY
SU
B
T
O
T
A
L
PA
R
K
I
N
G
LO
T
SU
R
F
A
C
I
N
G
:
(B )
(C )
(D )
(E )
LA
N
D
S
C
A
P
I
N
G
& VE
G
E
T
A
T
I
O
N
N
o
.
St
r
e
e
t
Tr
e
e
s
L
A
‐1
Me
d
i
a
n
La
n
d
s
c
a
p
i
n
g
L
A
‐25
.
0
0
$
SF
7
1
4
3
35
,
7
1
5
.
0
0
Ri
g
h
t
‐of
‐Wa
y
La
n
d
s
c
a
p
i
n
g
L
A
‐3
We
t
l
a
n
d
La
n
d
s
c
a
p
i
n
g
L
A
‐4
SU
B
T
O
T
A
L
LA
N
D
S
C
A
P
I
N
G
& VE
G
E
T
A
T
I
O
N
:
35
,
7
1
5
.
0
0
(B )
(C )
(D )
(E )
TR
A
F
F
I
C
& LI
G
H
T
I
N
G
N
o
.
Si
g
n
s
T
R
‐1
St
r
e
e
t
Li
g
h
t
Sy
s
t
e
m
( # of
Po
l
e
s
)
T
R
‐2
1
,
1
5
0
.
0
0
$
Ea
c
h
10
3
11
8
,
4
5
0
.
0
0
Tr
a
f
f
i
c
Si
g
n
a
l
T
R
‐3
Tr
a
f
f
i
c
Si
g
n
a
l
Mo
d
i
f
i
c
a
t
i
o
n
T
R
‐4
SU
B
T
O
T
A
L
TR
A
F
F
I
C
& LI
G
H
T
I
N
G
:
11
8
,
4
5
0
.
0
0
(B )
(C )
(D )
(E )
WR
I
T
E
‐IN
‐IT
E
M
S
He
a
v
y
Du
t
y
Pa
v
e
m
e
n
t
(4
"
AC
ov
e
r
4"
Ba
s
e
)
38
.
0
0
$
SY
8
3
7
31
,
8
0
6
.
0
0
Co
n
c
r
e
t
e
Pa
v
e
m
e
n
t
(6
"
co
n
c
r
e
t
e
ov
e
r
4"
ba
s
e
)
28
.
0
0
$
SY
9
4
2,
6
3
2
.
0
0
SU
B
T
O
T
A
L
WR
I
T
E
‐IN
IT
E
M
S
:
34
,
4
3
8
.
0
0
ST
R
E
E
T
AN
D
SI
T
E
IM
P
R
O
V
E
M
E
N
T
S
SU
B
T
O
T
A
L
:
2
8
7
,
8
9
4
.
7
4
SA
L
E
S
TA
X
@ 9.
5
%
2
7
,
3
5
0
.
0
0
ST
R
E
E
T
AN
D
SI
T
E
IM
P
R
O
V
E
M
E
N
T
S
TO
T
A
L
:
3
1
5
,
2
4
4
.
7
4
(B )
(C )
(D )
(E )
Pa
g
e
6 of
14
Re
f
8 ‐H Bo
n
d
Qu
a
n
t
i
t
y
Wo
r
k
s
h
e
e
t
SE
C
T
I
O
N
II
.
b
TR
A
N
S
P
O
R
T
A
T
I
O
N
Un
i
t
Pr
i
c
e
s
Up
d
a
t
e
d
:
06
/
1
4
/
2
0
1
6
Ve
r
s
i
o
n
:
06
/
1
4
/
2
0
1
6
Pr
i
n
t
e
d
12
/
1
2
/
2
0
1
6
CE
D
Pe
r
m
i
t
#:
U
1
6
0
0
3
1
5
6
Ex
i
s
t
i
n
g
F
u
t
u
r
e
Pu
b
l
i
c
P
r
i
v
a
t
e
Rig
h
t
‐of
‐Wa
y
I
m
p
r
o
v
e
m
e
n
t
s
I
m
p
r
o
v
e
m
e
n
t
s
(D
)
(E
)
De
s
c
r
i
p
t
i
o
n
N
o
.
Un
i
t
Pr
i
c
e
U
n
i
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
DR
A
I
N
A
G
E
(CP
E
= Co
r
r
u
g at
e
d
Po
l
y et
h
y le
n
e
Pi
p e,
N1
2
or
E q ui
v
a
l
e
n
t
) Fo
r
Cu
l
v
e
r
t
p ri
c
e
s
,
Av
e
r
a
g e of
4' co
v
e
r
wa
s
as
s
u
m
e
d
.
As
s
u
m
e
p er
f
o
r
a
t
e
d
PV
C
is
sa
m
e
p ri
c
e
as
so
l
i
d
p i p e.
)
Ac
c
e
s
s
Ro
a
d
,
R/
D
D
‐1
2
6
.
0
0
$
SY
* (C
B
s
in
c
l
u
d
e
fr
a
m
e
an
d
li
d
)
Be
e
h
i
v
e
D
‐2
9
0
.
0
0
$
Ea
c
h
Th
r
o
u
g
h
‐cu
r
b
In
l
e
t
Fr
a
m
e
w
o
r
k
D
‐3
4
0
0
.
0
0
$
Ea
c
h
CB
Ty
p
e
ID
‐4
1
,
5
0
0
.
0
0
$
Ea
c
h
1
3
19
,
5
0
0
.
0
0
CB
Ty
p
e
IL
D
‐5
1
,
7
5
0
.
0
0
$
Ea
c
h
CB
Ty
p
e
II
,
48
"
dia
m
e
t
e
r
D
‐6
2
,
3
0
0
.
0
0
$
Ea
c
h
fo
r
ad
d
i
t
i
o
n
a
l
de
p
t
h
ov
e
r
4'
D ‐7
4
8
0
.
0
0
$
FT
CB
Ty
p
e
II
,
54
"
di
a
m
e
t
e
r
D
‐8
2
,
5
0
0
.
0
0
$
Ea
c
h
fo
r
ad
d
i
t
i
o
n
a
l
de
p
t
h
ov
e
r
4'
D
‐9
4
9
5
.
0
0
$
FT
CB
Ty
p
e
II
,
60
"
dia
m
e
t
e
r
D
‐10
2
,
8
0
0
.
0
0
$
Ea
c
h
fo
r
ad
d
i
t
i
o
n
a
l
de
p
t
h
ov
e
r
4'
D
‐11
6
0
0
.
0
0
$
FT
CB
Ty
p
e
II
,
72
"
dia
m
e
t
e
r
D
‐12
6
,
0
0
0
.
0
0
$
Ea
c
h
fo
r
ad
d
i
t
i
o
n
a
l
de
p
t
h
ov
e
r
4'
D
‐13
8
5
0
.
0
0
$
FT
CB
Ty
p
e
II
,
96
"
dia
m
e
t
e
r
D
‐14
1
4
,
0
0
0
.
0
0
$
Ea
c
h
fo
r
ad
d
i
t
i
o
n
a
l
de
p
t
h
ov
e
r
4'
D
‐15
9
2
5
.
0
0
$
FT
Tr
a
s
h
Ra
c
k
,
12
"
D
‐16
3
5
0
.
0
0
$
Ea
c
h
Tr
a
s
h
Ra
c
k
,
15
"
D
‐17
4
1
0
.
0
0
$
Ea
c
h
Tr
a
s
h
Ra
c
k
,
18
"
D
‐18
4
8
0
.
0
0
$
Ea
c
h
Tr
a
s
h
Ra
c
k
,
21
"
D
‐19
5
5
0
.
0
0
$
Ea
c
h
Cl
e
a
n
o
u
t
,
PV
C
,
4"
D
‐20
1
5
0
.
0
0
$
Ea
c
h
Cl
e
a
n
o
u
t
,
PV
C
,
6"
D
‐21
1
7
0
.
0
0
$
Ea
c
h
6
1,
0
2
0
.
0
0
Cl
e
a
n
o
u
t
,
PV
C
,
8"
D
‐22
2
0
0
.
0
0
$
Ea
c
h
Cu
l
v
e
r
t
,
PV
C
,
4"
(N
o
t
al
l
o
w
e
d
in
RO
W
)
D ‐23
1
0
.
0
0
$
LF
1
3
0
1
13
,
0
1
0
.
0
0
Cu
l
v
e
r
t
,
PV
C
,
6"
(N
o
t
al
l
o
w
e
d
in
RO
W
)
D ‐24
1
3
.
0
0
$
LF
Cu
l
v
e
r
t
,
PV
C
,
8"
(N
o
t
al
l
o
w
e
d
in
RO
W
)
D ‐25
1
5
.
0
0
$
LF
Cu
l
v
e
r
t
,
PV
C
,
12
"
(N
o
t
all
o
w
e
d
in
RO
W
)
D ‐26
2
3
.
0
0
$
LF
1
1
9
3
27
,
4
3
9
.
0
0
Cu
l
v
e
r
t
,
PV
C
,
15
"
(N
o
t
all
o
w
e
d
in
RO
W
)
D ‐27
3
5
.
0
0
$
LF
Cu
l
v
e
r
t
,
PV
C
,
18
"
(N
o
t
all
o
w
e
d
in
RO
W
)
D ‐28
4
1
.
0
0
$
LF
Cu
l
v
e
r
t
,
PV
C
,
24
"
(N
o
t
al
l
o
w
e
d
in
RO
W
)
D ‐29
5
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
PV
C
,
30
"
(N
o
t
all
o
w
e
d
in
RO
W
)
D ‐30
7
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
PV
C
,
36
"
(N
o
t
all
o
w
e
d
in
RO
W
)
D ‐31
1
3
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
CM
P
,
8"
D
‐32
1
9
.
0
0
$
LF
Cu
l
v
e
r
t
,
CM
P
,
12
"
D
‐33
2
9
.
0
0
$
LF
SU
B
T
O
T
A
L
TH
I
S
PA
G
E
:
60
,
9
6
9
.
0
0
(B
)
(
C
)
(
D
)
(
E
)
SI
T
E
IM
P
R
O
V
E
M
E
N
T
BO
N
D
QU
A
N
T
I
T
Y
WO
R
K
S
H
E
E
T
FO
R
DR
A
I
N
A
G
E
AN
D
ST
O
R
M
W
A
T
E
R
FA
C
I
L
I
T
I
E
S
Qu
a
n
t
i
t
y
Re
m
a
i
n
i
n
g
(Bo
n
d
Re
d
u
c
t
i
o
n
)
(B
)
(
C
)
Pa
g
e
7 of
14
Re
f
8 ‐H Bo
n
d
Qu
a
n
t
i
t
y
Wo
r
k
s
h
e
e
t
SE
C
T
I
O
N
II
.
c
DR
A
I
N
A
G
E
Un
i
t
Pr
i
c
e
s
Up
d
a
t
e
d
:
06
/
1
4
/
2
0
1
6
Ve
r
s
i
o
n
:
06
/
1
4
/
2
0
1
6
Pr
i
n
t
e
d
12
/
1
2
/
2
0
1
6
CE
D
Pe
r
m
i
t
#:
U
1
6
0
0
3
1
5
6
Ex
i
s
t
i
n
g
F
u
t
u
r
e
Pu
b
l
i
c
P
r
i
v
a
t
e
Rig
h
t
‐of
‐Wa
y
I
m
p
r
o
v
e
m
e
n
t
s
I
m
p
r
o
v
e
m
e
n
t
s
(D
)
(E
)
De
s
c
r
i
p
t
i
o
n
N
o
.
Un
i
t
Pr
i
c
e
U
n
i
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
SI
T
E
IM
P
R
O
V
E
M
E
N
T
BO
N
D
QU
A
N
T
I
T
Y
WO
R
K
S
H
E
E
T
FO
R
DR
A
I
N
A
G
E
AN
D
ST
O
R
M
W
A
T
E
R
FA
C
I
L
I
T
I
E
S
Qu
a
n
t
i
t
y
Re
m
a
i
n
i
n
g
(Bo
n
d
Re
d
u
c
t
i
o
n
)
(B
)
(
C
)
DR
A
I
N
A
G
E
(Co
n
t
i
n
u
e
d
)
Cu
l
v
e
r
t
,
CM
P
,
15
"
D
‐34
3
5
.
0
0
$
LF
Cu
l
v
e
r
t
,
CM
P
,
18
"
D
‐35
4
1
.
0
0
$
LF
Cu
l
v
e
r
t
,
CM
P
,
24
"
D
‐36
5
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
CM
P
,
30
"
D
‐37
7
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
CM
P
,
36
"
D
‐38
1
3
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
CM
P
,
48
"
D
‐39
1
9
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
CM
P
,
60
"
D
‐40
2
7
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
CM
P
,
72
"
D
‐41
3
5
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
Co
n
c
r
e
t
e
,
8"
D
‐42
4
2
.
0
0
$
LF
Cu
l
v
e
r
t
,
Co
n
c
r
e
t
e
,
12
"
D
‐43
4
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
Co
n
c
r
e
t
e
,
15
"
D
‐44
7
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
Co
n
c
r
e
t
e
,
18
"
D
‐45
4
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
Co
n
c
r
e
t
e
,
24
"
D
‐46
7
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
Co
n
c
r
e
t
e
,
30
"
D
‐47
1
2
5
.
0
0
$
LF
Cu
l
v
e
r
t
,
Co
n
c
r
e
t
e
,
36
"
D
‐48
1
5
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
Co
n
c
r
e
t
e
,
42
"
D
‐49
1
7
5
.
0
0
$
LF
Cu
l
v
e
r
t
,
Co
n
c
r
e
t
e
,
48
"
D
‐50
2
0
5
.
0
0
$
LF
Cu
l
v
e
r
t
,
CP
E
,
6"
(N
o
t
all
o
w
e
d
in
RO
W
)
D ‐51
1
4
.
0
0
$
LF
Cu
l
v
e
r
t
,
CP
E
,
8"
(N
o
t
all
o
w
e
d
in
RO
W
)
D ‐52
1
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
CP
E
,
12
"
(N
o
t
al
l
o
w
e
d
in
RO
W
)
D ‐53
2
4
.
0
0
$
LF
Cu
l
v
e
r
t
,
CP
E
,
15
"
(N
o
t
al
l
o
w
e
d
in
RO
W
)
D ‐54
3
5
.
0
0
$
LF
Cu
l
v
e
r
t
,
CP
E
,
18
"
(N
o
t
al
l
o
w
e
d
in
RO
W
)
D ‐55
4
1
.
0
0
$
LF
Cu
l
v
e
r
t
,
CP
E
,
24
"
(N
o
t
all
o
w
e
d
in
RO
W
)
D ‐56
5
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
CP
E
,
30
"
(N
o
t
al
l
o
w
e
d
in
RO
W
)
D ‐57
7
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
CP
E
,
36
"
(N
o
t
al
l
o
w
e
d
in
RO
W
)
D ‐58
1
3
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
6"
D
‐59
6
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
8"
D
‐60
7
2
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
12
"
D
‐61
8
4
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
15
"
D
‐62
9
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
18
"
D
‐63
1
0
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
24
"
D
‐64
1
2
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
30
"
D
‐65
1
3
2
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
36
"
D
‐66
1
4
4
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
48
"
D
‐67
1
5
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
54
"
D
‐68
1
6
8
.
0
0
$
LF
SU
B
T
O
T
A
L
TH
I
S
PA
G
E
:
(B
)
(
C
)
(
D
)
(
E
)
Pa
g
e
8 of
14
Re
f
8 ‐H Bo
n
d
Qu
a
n
t
i
t
y
Wo
r
k
s
h
e
e
t
SE
C
T
I
O
N
II
.
c
DR
A
I
N
A
G
E
Un
i
t
Pr
i
c
e
s
Up
d
a
t
e
d
:
06
/
1
4
/
2
0
1
6
Ve
r
s
i
o
n
:
06
/
1
4
/
2
0
1
6
Pr
i
n
t
e
d
12
/
1
2
/
2
0
1
6
CE
D
Pe
r
m
i
t
#:
U
1
6
0
0
3
1
5
6
Ex
i
s
t
i
n
g
F
u
t
u
r
e
Pu
b
l
i
c
P
r
i
v
a
t
e
Rig
h
t
‐of
‐Wa
y
I
m
p
r
o
v
e
m
e
n
t
s
I
m
p
r
o
v
e
m
e
n
t
s
(D
)
(E
)
De
s
c
r
i
p
t
i
o
n
N
o
.
Un
i
t
Pr
i
c
e
U
n
i
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
SI
T
E
IM
P
R
O
V
E
M
E
N
T
BO
N
D
QU
A
N
T
I
T
Y
WO
R
K
S
H
E
E
T
FO
R
DR
A
I
N
A
G
E
AN
D
ST
O
R
M
W
A
T
E
R
FA
C
I
L
I
T
I
E
S
Qu
a
n
t
i
t
y
Re
m
a
i
n
i
n
g
(Bo
n
d
Re
d
u
c
t
i
o
n
)
(B
)
(
C
)
DR
A
I
N
A
G
E
(Co
n
t
i
n
u
e
d
)
Cu
l
v
e
r
t
,
LC
P
E
,
60
"
D
‐69
1
8
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
LC
P
E
,
72
"
D
‐70
1
9
2
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
6"
D
‐71
4
2
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
8"
D
‐72
4
2
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
12
"
D
‐73
7
4
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
15
"
D
‐74
1
0
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
18
"
D
‐75
1
3
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
24
"
D
‐76
2
2
1
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
30
"
D
‐77
2
7
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
36
"
D
‐78
3
3
1
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
48
"
D
‐79
3
8
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
54
"
D
‐80
4
4
1
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
60
"
D
‐81
4
9
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
HD
P
E
,
72
"
D
‐82
5
5
1
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
6"
D
‐83
8
4
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
8"
D
‐84
8
9
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
12
"
D
‐85
9
5
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
15
"
D
‐86
1
0
0
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
18
"
D
‐87
1
0
6
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
24
"
D
‐88
1
1
1
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
30
"
D
‐89
1
1
9
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
36
"
D
‐90
1
5
4
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
48
"
D
‐91
2
2
6
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
54
"
D
‐92
3
3
2
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
60
"
D
‐93
4
3
9
.
0
0
$
LF
Pi
p
e
,
Po
l
y
p
r
o
p
y
l
e
n
e
,
72
"
D
‐94
5
4
5
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
6"
D
‐95
6
1
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
8"
D
‐96
8
4
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
12
"
D
‐97
1
0
6
.
0
0
$
LF
7
3
6
78
,
0
1
6
.
0
0
Cu
l
v
e
r
t
,
DI
,
15
"
D
‐98
1
2
9
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
18
"
D
‐99
1
5
2
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
24
"
D
‐10
0
1
7
5
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
30
"
D
‐10
1
1
9
8
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
36
"
D
‐10
2
2
2
0
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
48
"
D
‐10
3
2
4
3
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
54
"
D
‐10
4
2
6
6
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
60
"
D
‐10
5
2
8
9
.
0
0
$
LF
Cu
l
v
e
r
t
,
DI
,
72
"
D
‐10
6
3
1
1
.
0
0
$
LF
SU
B
T
O
T
A
L
TH
I
S
PA
G
E
:
78
,
0
1
6
.
0
0
(B
)
(
C
)
(
D
)
(
E
)
Pa
g
e
9 of
14
Re
f
8 ‐H Bo
n
d
Qu
a
n
t
i
t
y
Wo
r
k
s
h
e
e
t
SE
C
T
I
O
N
II
.
c
DR
A
I
N
A
G
E
Un
i
t
Pr
i
c
e
s
Up
d
a
t
e
d
:
06
/
1
4
/
2
0
1
6
Ve
r
s
i
o
n
:
06
/
1
4
/
2
0
1
6
Pr
i
n
t
e
d
12
/
1
2
/
2
0
1
6
CE
D
Pe
r
m
i
t
#:
U
1
6
0
0
3
1
5
6
Ex
i
s
t
i
n
g
F
u
t
u
r
e
Pu
b
l
i
c
P
r
i
v
a
t
e
Rig
h
t
‐of
‐Wa
y
I
m
p
r
o
v
e
m
e
n
t
s
I
m
p
r
o
v
e
m
e
n
t
s
(D
)
(E
)
De
s
c
r
i
p
t
i
o
n
N
o
.
Un
i
t
Pr
i
c
e
U
n
i
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
Q
u
a
n
t
.
C
o
s
t
SI
T
E
IM
P
R
O
V
E
M
E
N
T
BO
N
D
QU
A
N
T
I
T
Y
WO
R
K
S
H
E
E
T
FO
R
DR
A
I
N
A
G
E
AN
D
ST
O
R
M
W
A
T
E
R
FA
C
I
L
I
T
I
E
S
Qu
a
n
t
i
t
y
Re
m
a
i
n
i
n
g
(Bo
n
d
Re
d
u
c
t
i
o
n
)
(B
)
(
C
)
S p ec
i
a
l
t
y Dr
a
i
n
a
g e It
e
m
s
Di
t
c
h
i
n
g
SD
‐19
.
5
0
$
CY
Fl
o
w
Di
s
p
e
r
s
a
l
Tr
e
n
c
h
(1
,
4
3
6
ba
s
e
+
)
S
D
‐3
2
8
.
0
0
$
LF
Fr
e
n
c
h
Dr
a
i
n
(3
'
de
p
t
h
)
S
D
‐4
2
6
.
0
0
$
LF
Ge
o
t
e
x
t
i
l
e
,
la
i
d
in
tr
e
n
c
h
,
po
l
y
p
r
o
p
y
l
e
n
e
S
D
‐53
.
0
0
$
SY
Mi
d
‐ta
n
k
Ac
c
e
s
s
Ri
s
e
r
,
48
"
di
a
,
6'
de
e
p
S
D
‐6
2
,
0
0
0
.
0
0
$
Ea
c
h
Po
n
d
Ov
e
r
f
l
o
w
Sp
i
l
l
w
a
y
S
D
‐7
1
6
.
0
0
$
SY
Re
s
t
r
i
c
t
o
r
/
O
i
l
Se
p
a
r
a
t
o
r
,
12
"
S
D
‐8
1
,
1
5
0
.
0
0
$
Ea
c
h
Re
s
t
r
i
c
t
o
r
/
O
i
l
Se
p
a
r
a
t
o
r
,
15
"
S
D
‐9
1
,
3
5
0
.
0
0
$
Ea
c
h
Re
s
t
r
i
c
t
o
r
/
O
i
l
Se
p
a
r
a
t
o
r
,
18
"
S
D
‐10
1
,
7
0
0
.
0
0
$
Ea
c
h
Ri
p
r
a
p
,
pl
a
c
e
d
S
D
‐11
4
2
.
0
0
$
CY
Ta
n
k
En
d
Re
d
u
c
e
r
(3
6
"
di
a
m
e
t
e
r
)
S
D
‐12
1
,
2
0
0
.
0
0
$
Ea
c
h
In
f
i
l
t
r
a
t
i
o
n
po
n
d
te
s
t
i
n
g
S
D
‐13
1
2
5
.
0
0
$
HR
Pe
r
m
e
a
b
l
e
Pa
v
e
m
e
n
t
S
D
‐14
Pe
r
m
e
a
b
l
e
Co
n
c
r
e
t
e
Si
d
e
w
a
l
k
S
D
‐15
Cu
l
v
e
r
t
,
Bo
x
__
ft
x __
ft
S
D
‐16
SU
B
T
O
T
A
L
SP
E
C
I
A
L
T
Y
DR
A
I
N
A
G
E
IT
E
M
S
:
(B
)
(
C
)
(
D
)
(
E
)
ST
O
R
M
W
A
T
E
R
FA
C
I
L
I
T
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E
S
(In
c
l
u
d
e
Fl
o
w
Co
n
t
r
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l
an
d
Wa
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r
Qu
a
l
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t
y Fa
c
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l
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y Su
m
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y Sh
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an
d
Sk
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h
)
De
t
e
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t
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o
n
Po
n
d
S
F
‐1E
a
c
h
De
t
e
n
t
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n
Ta
n
k
S
F
‐2E
a
c
h
De
t
e
n
t
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n
Va
u
l
t
S
F
‐3E
a
c
h
In
f
i
l
t
r
a
t
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o
n
Po
n
d
S
F
‐4E
a
c
h
In
f
i
l
t
r
a
t
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o
n
Ta
n
k
S
F
‐5E
a
c
h
In
f
i
l
t
r
a
t
i
o
n
Va
u
l
t
S
F
‐6E
a
c
h
In
f
i
l
t
r
a
t
i
o
n
Tr
e
n
c
h
e
s
S
F
‐7E
a
c
h
Ba
s
i
c
Bi
o
f
i
l
t
r
a
t
i
o
n
Sw
a
l
e
S
F
‐8E
a
c
h
We
t
Bi
o
f
i
l
t
r
a
t
i
o
n
Sw
a
l
e
S
F
‐9E
a
c
h
We
t
p
o
n
d
S
F
‐10
E
a
c
h
We
t
v
a
u
l
t
S
F
‐11
E
a
c
h
Sa
n
d
Fi
l
t
e
r
S
F
‐12
E
a
c
h
Sa
n
d
Fi
l
t
e
r
Va
u
l
t
S
F
‐13
E
a
c
h
Lin
e
a
r
Sa
n
d
Fi
l
t
e
r
S
F
‐14
E
a
c
h
St
o
r
m
F
i
l
t
e
r
S
F
‐15
E
a
c
h
Ra
i
n
Ga
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FA
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S
:
(B
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(
C
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(
D
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(
E
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Pa
g
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10
of
14
Re
f
8 ‐H Bo
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d
Qu
a
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t
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Wo
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Up
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:
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:
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1
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Pr
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12
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D
Pe
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Rig
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)
(B
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(
C
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WR
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‐IN
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M
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MW
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$
Ea
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1
40
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MW
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WI
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WI
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WI
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WI
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WI
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WI
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WI
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WI
‐10
WI
‐11
WI
‐12
WI
‐13
WI
‐14
WI
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SU
B
T
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‐IN
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:
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DR
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8
3
6
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0
6
(B
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(
C
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(
D
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(
E
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Pa
g
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11
of
14
Re
f
8 ‐H Bo
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Qu
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12
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Pe
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17
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__
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In
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S
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RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:
CITY CLERK’S OFFICE
CITY OF RENTON
1055 SOUTH GRADY WAY
RENTON, WA 98057
DECLARATION OF COVENANT
FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL BMPS
Grantor:
Grantee: City of Renton
Legal Description:
Additional Legal(s) on:
Assessor's Tax Parcel ID#:
IN CONSIDERATION of the approved City of Renton(check one of the following) residential
building permit, commercial building permit, clearing and grading permit, subdivision permit, or
short subdivision permit for Application File No. LUA/SWP ____________________ relating to the
real property ("Property") described above, the Grantor(s), the owner(s) in fee of that Property, hereby
covenants(covenant) with City or Renton, a political subdivision of the state of Washington, that
he/she(they) will observe, consent to, and abide by the conditions and obligations set forth and described
in Paragraphs 1 through 8 below with regard to the Property. Grantor(s) hereby grants(grant),
covenants(covenant), and agrees(agree) as follows:
1. Grantor(s) or his/her(their) successors in interest and assigns ("Owners") shall retain, uphold,
and protect the stormwater management devices, features, pathways, limits, and restrictions, known as
flow control best management practices ("BMPs"), shown on the approved Flow Control BMP Site Plan
for the Property attached hereto and incorporated herein as Exhibit A.
2. The Owners shall at their own cost, operate, maintain, and keep in good repair, the Property's
BMPs as described in the approved Design and Maintenance Details for each BMP attached hereto and
incorporated herein as Exhibit B.
3. City or Renton shall provide at least 30 days written notice to the Owners that entry on the
Property is planned for the inspection of the BMPs. After the 30 days, the Owners shall allow the City of
Renton to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the City, the
Owners may elect to engage a licensed civil engineer registered in the state of Washington who has
expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the
engineer option is chosen, the Owners shall provide written notice to the City of Renton within fifteen
days of receiving the City's notice of inspection. Within 30 days of giving this notice, the Owners, or the
engineer on behalf of the Owners, shall provide the engineer's report to the City of Renton. If the report
is not provided in a timely manner as specified above, the County may inspect the BMPs without further
notice.
4. If the City determines from its inspection, or from an engineer's report provided in accordance
with Paragraph 3, that maintenance, repair, restoration, and/or mitigation work is required for the BMPs,
The City shall notify the Owners of the specific maintenance, repair, restoration, and/or mitigation work
(Work) required under RMC 4-6-030. The City shall also set a reasonable deadline for completing the
Work or providing an engineer's report that verifies completion of the Work. After the deadline has
passed, the Owners shall allow the City access to re-inspect the BMPs unless an engineer's report has
been provided verifying completion of the Work. If the work is not completed properly within the time
frame set by the City, the City may initiate an enforcement action. Failure to properly maintain the BMPs
is a violation of RMC 4-6-030 and may subject the Owners to enforcement under the RMC 1-3, including
fines and penalties.
5. Apart from performing routine landscape maintenance, the Owners are hereby required to
obtain written approval from the City or Renton before performing any alterations or modifications to the
BMPs.
6. Any notice or approval required to be given by one party to the other under the provisions of
this Declaration of Covenant shall be effective upon personal delivery to the other party, or after three (3)
days from the date that the notice or approval is mailed with delivery confirmation to the current address
on record with each Party. The parties shall notify each other of any change to their addresses.
7. This Declaration of Covenant is intended to promote the efficient and effective management of
surface water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of
Renton and its successors and assigns. This Declaration of Covenant shall run with the land and be
binding upon Grantor(s), and Grantor's(s') successors in interest and assigns.
8. This Declaration of Covenant may be terminated by execution of a written agreement by the
Owners and the City of Renton that is recorded by King County in its real property records.
LEGAL DESCRIPTION
(PER (PER CHICAGO TITLE COMPANY ORDER NO. 1354998 DATED NOVEMBER 17, 2014)
LOT 3, BURLINGTON NORTHERN, A BINDING SITE PLAN, (BSP-014-92) ACCORDING TO THE PLAT
THEREOF, RECORDED IN VOLUME 161 OF PLATS, PAGES 8 THROUGH 11,
INCLUSIVE, IN KING COUNTY, WASHINGTON,
EXCEPT THAT PORTION OF LOT 3, OF SAID BINDING SITE PLAN, LYING NORTH OF A
LINE DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EASTERLY LINE OF LOT 3 THAT IS 23.80 FEET SOUTH OF THE
NORTHEAST CORNER OF LOT 3, OF SAID BINDING SITE PLAN, THENCE NORTH 88°09'51" WEST A
DISTANCE OF 875.52 FEET, MORE OR LESS, TO A POINT ON THE WESTERLY LINE OF SAID LOT 3
AND THE TERMINUS OF THIS DESCRIPTION, SAID POINT
OF TERMINUS BEING 80.88 FEET SOUTH OF THE ORIGINAL NORTHWEST CORNER OF LOT 3; ALSO
KNOWN AS NEW LOT 3 OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-94-157-LLA,
RECORDED UNDER KING COUNTY RECORDING NUMBER 9511299006; SITUATED IN THE CITY OF
RENTON, COUNTY OF KING, STATE OF WASHINGTON.
CHICAGO TITLE COMPANY ORDER NO. 1354998 DATED NOVEMBER 17, 2014)
LOT 3, BURLINGTON NORTHERN, A BINDING SITE PLAN, (BSP-014-92) ACCORDING TO THE PLAT
THEREOF, RECORDED IN VOLUME 161 OF PLATS, PAGES 8 THROUGH 11,
INCLUSIVE, IN KING COUNTY, WASHINGTON,
EXCEPT THAT PORTION OF LOT 3, OF SAID BINDING SITE PLAN, LYING NORTH OF A
LINE DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EASTERLY LINE OF LOT 3 THAT IS 23.80 FEET SOUTH OF THE
NORTHEAST CORNER OF LOT 3, OF SAID BINDING SITE PLAN, THENCE NORTH 88°09'51" WEST A
DISTANCE OF 875.52 FEET, MORE OR LESS, TO A POINT ON THE WESTERLY LINE OF SAID LOT 3
AND THE TERMINUS OF THIS DESCRIPTION, SAID POINT
OF TERMINUS BEING 80.88 FEET SOUTH OF THE ORIGINAL NORTHWEST CORNER OF LOT 3; ALSO
KNOWN AS NEW LOT 3 OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-94-157-LLA,
RECORDED UNDER KING COUNTY RECORDING NUMBER 9511299006; SITUATED IN THE CITY OF
RENTON, COUNTY OF KING, STATE OF WASHINGTON.
Exhibit A
Exhibit B
CarMax Auto Superstores
3751 E. Valley Road
Renton, Washington, 98057
Operations and Maintenance Manual
October 2016
1505 Westlake Ave. N T 206.522.9510
Suite 305 F 206.522.8344
Seattle, WA 98109 www.pacland.com
Prepared By: Willis Liu
Reviewed By: Bill Fortunato, P.E.
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
Maintain Stormwater Facilities
The owner or operator of the project shall be responsible for maintaining the stormwater
facilities in accordance with local requirements. Proper maintenance is important for adequate
functioning of the stormwater facilities. The following maintenance program is recommended
for this project:
King County Surface Water Design Manual
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
Appendix F – Department of Ecology Construction
Stormwater General Permit Coverage Letter
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003
CarMax Auto Superstores Technical Information Report Renton, Washington
PACLAND Project #10507003