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LUA15-000159_Report 1
SUNSET TERRACE DEVELOPMENT -BUILDING I I ~ I ~ --. . l 'i • __ ---·-1 _____ sn:E ?': · I; _____ . --r -~- ' ~ ... ~ .. --- ,1 ; ~!CINITY MAP [ LANO USE COMPLIANCE REFERENCE : 1---· ==--11==--· I ·--·-1-::.:::."..::.~:.-::;.. _. .. .._1_ :::=:--·-J::•--.t1 =-::.."':·a•-. . ..,.. 1--·---11 ---1 -··-·--~ ,_..._, _.__.... . ~· .... --·---,--.a I~--·--I ~=:::-.::;·:. _,...._.,_,_ -..... ----· 1::-:=-:= .. i:-..,,-=.. 1-.c--:.:=:.~:="·:=-~ I=-=::=-.o·.:· I _':,. .... .,.~~ I=.--:--=-.,.---I ====~:::: =-===~-=f:n;~:-1 1 ---· -··-----·-A OO~ ---~··-_:-,,, ____ .... i======-=======~ :..""::O"."..:=.:C:,;:::--1!:=:=-=·:;;:!• .. ·U-n I 1---*-.:-=c;;:;::-'."'" ..... 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' ; 1~-- -----;:.-- __ c:~ j_ ___ II • ;.;!:-9.{ J ~ s -·· .··1· ,. '-f: I ·a I I I ---'~--- ' ~- I· -~-__ ,,___._ .. /,;.._ '·.+-------- Ill '" " J .. --+--' .I " •j "' T ~I .·l:I n "'_" __________ i . ···-. """'' -- <".I \ 61 ! ' i ',,, J I .I 11 i I -•' 0 --·+---c'f'-· ::-cc:(\. ---------_, •·· wwo· acr '°' ~ Q) TREE REMOVAL PLAN TREE REMOVAL NOTES 1. SITE AREA IS 26,J20 S.~ 2. NO Tl!££S TO 8( RETAINED, rnEREFOOE NO T!IEE R(TEH'!lON ~ORl<SHEET WAS PREPARED. J. NO l'tGETATIOH IS TO 9E RETIJNEO ~ NORTH n~--i"'°""'·· .. ~i """''D K,:\.,.,./C:i ·,;/ L:· MAR O 6 2015 CITY Of f,.:1; fON f~N!NG DIVISION [ilr;•;,;:••~•o S>< .. ! .. llZ><HVE•CEOE ::1=~~-.. ,, ·----·-··----~---- SUNSET TERRACE DEVELOPMENT BLDG. 1 REHTON, WA . ,,_ . "'/:·!~'.: = -;;;:.,,.,-;;--··-- __ o,:·~--- '''"'" "~---:~ ! '\,,_ -· ,;;Ig.i;· ,, ... ,,_,., TREE REMOVAL PLAN L-1. 2 • ,1.:·-1 +"'\ . z ~ !!I,'! 00 --- ;l ' \ , rn r·,, 0 TOPOGRAPHIC SURVEY RENTON HOUSINO AIJll10RITY '70 HARRINGTON AVE NE RENTON, WA 08058 NW 114, NW 114, SEC 9, TWP 23N, RNG 5E, W.M. ----; DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -----Renton E> DATE: TO: FROM: SUBJECT: ISSUE: M E M O R A N D U M November 3, 2015 Denis Law, Mayor /-) / ·,, 1 C.E. "Chip" Vincent, CED Administratorl/~ Colpitts Density Transfer Agreement Should the Mayor execute the attached agreement between Colpitts Sunset, LLC and the City? The agreement would allow Colpitts Sunset LLC to increase the number of allowable residential units for each of three planned projects in the Sunset area, in return for payment to the City of a fee and the agreement signed by the Mayor. RECOMMENDATION: Execute the agreement with Colpitts Sunset, LLC to allow an increase in the number of allowable residential units for each of three planned projects in return for payment to the City of a fee. BACKGROUND: The developer, Colpitts Sunset, LLC, desires to increase the allowable density of residential units above the density currently permitted under RMC 4-2-120.A for a mixed use project in the Sunset Area (Phase I} and potentially two additional phases in the future. The three phases of development would individually exceed the maximum density of the CV Zone for which the sites are located. However, viewed in the context of the overall Sunset Terrace public housing site, which since 2011 has been planned comprehensively as a coordinated mixed-use redevelopment project with park amenities, the density would equal about 65 units an acre which is less than the 80 units per acre maximum allowed in the CV zone. Given the public park will not be developed with residential units, there are opportunities to transfer underutilized density off of the park to the proposed Colpitts Sunset, LLC Phases 1-111. Staff has determined a density transfer agreement would be the most appropriate mechanism to transfer the unused density from the park to the redevelopment sites. Staff has worked with Colpitts Sunset, LLC in order to develop a methodology and framework for the needed density transfer including the cost per additional unit ($12,741.00) and how the funds obtained will be allocated. Colpitts Sunset, LLC will be h:\ced\planning\current planning\projects\15-000159-rocale\dta -mayor memo.doc Denis Law, Mayor Page 2 of 2 November 3, 2015 limited to a transfer of no more than 190 additional dwelling units for a total fee of no more than $2,420,790.00. SUMMARY OF ACTION: The Department of Community and Economic Development recommends the agreement between Colpitts Sunset, LLC and the City for the transfer of density, in return for payment to the City of a fee, be approved. Attachment: Density Transfer Agreement cc: Larry Warren, City Attorney Mark Santos-Johnson, Community Development Project Manager Roca le Timmons, Senior Planner h:\ced\planning\current planning\projects\15-000159-rocale\dta -mayor memo.doc DENSITY TRANSFER AGREEMENT THIS DENSITY TRANSFER AGREEMENT ("Agreement") is entered into as of November 2, 2015 (the "Effective Date") by and between COLPITTS SUNSET, LLC, a Washington limited liability company ("Developer") and the CITY OF RENTON, a Washington municipal corporation (the "City"). Developer and the City are from time to time referred to herein individually as a "Party" and collectively as the "Parties". RECITALS A. Developer owns that certain parcel of real property located in the City of Renton, King County, Washington, and identified as "Phase l" on the site plan attached as Exhibit A to this Agreement (the "Site Plan"). B. The City owns the parcel adjacent to Phase I and identified on the Site Plan as the "KCLS Parcel" and has leased the KCLS Parcel to the King County Rural Library District for development of a library on the KCLS Parcel. C. Developer intends to construct a mixed use project on Phase I and Developer may acquire the parcels identified on the Site Plan as "Phase 2" and "Phase 3" for development of additional mixed use projects (each a "Project" and collectively, the "Projects"). The Phase I Project will be built with setbacks as shown on the attached Exhibit B. D. Developer desires to increase the allowable density of residential units, if feasible, above the density currently permitted under RMC 4-2-120.A in connection with the Phase I Project and the possible future Phase 2 and Phase 3 Projects. E. The City recognizes Developer's contributions to the Renton community, and Developer recognizes the long-term business benefits arising from construction of the Projects and the City's willingness to accommodate the development of the Projects under the terms of this Agreement. AGREEMENT NOW, THEREFORE, in consideration of the terms and conditions of this Agreement, and the mutual covenants herein contained, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows: I. Term. The term of this Agreement shall commence on the Effective Date and shall expire on November 2, 2020. Should the Phase I building construction be completed and a final certificate of occupancy be obtained, the Density Transfer Fee be paid for the Phase 2 building, and a building permit obtained for the Phase 2 building, the City will extend this Agreement for a term to allow the completion of the Phase 2 building and the Phase 3 building, but in no event beyond November 2, 2025. 2. Density Fees. Developer may, in its sole discretion, increase the number of allowable residential units for each Project in return for payment to the City of a fee in the 4608/002 05/11/15 cshigley\colpitts\sunset terrace -1-density transfer agm.2 amount of Twelve Thousand Seven Hundred Forty-One and No/lOOths Dollars ($12,741.00) per additional residential unit (the "Density Fee"). If applicable, the Density Fee will be payable to the City upon issuance of a building permit for the particular Project. The City agrees that all Density Fees collected from Developer shall be invested in the general vicinity of the Projects. The Density Fee shall be recalculated for the second five (5) year term by the City's CED Department. 3. In order to access the density transfer, Developer shall be required to make the following design enhancements: (a) Phase 1. The top floor of the Phase 1 Project (above the height of the library constructed on the KCLS Parcel) is vertically modulated. (b) Harrington Avenue. Phase 2. The Phase 2 Project shall include commercial space along 4. Limitations. Notwithstanding anything herein to the contrary, in no event shall the total number of residential units exceed that number set forth below for each Phase: Phase 1: 117 units Phase 2: 196 units Phase 3: 110 units 5. Notice. Any and all notices or other communications required or permitted by this Agreement or by law to be served on or given to either Party hereto shall be in writing and shall be deemed duly served and given when: (a) personally delivered to any of the Parties, to whom it is directed; (b) by deposit in the United States mail as first-class certified mail, return receipt requested, postage paid; ( c) by overnight nationwide commercial courier service; or ( d) by e-mail transmission with a confirmation copy to be delivered by duplicate notice in accordance with any of clauses (a) through (c) above, in each case, to the Party intended to receive the same at the following addresses: If to Developer: Colpitts Sunset, LLC with copy to: 4608/002 05/ I l/ 15 cshiglcy\colpitts\sunset terrace c/o Colpitts Development Company, LLC 2256 38th Place East Seattle, WA 98112 Attn: Judith Nielsen Email: coldevco@gmail.com Alston, Courtnage & Bassetti, LLP 1420 Fifth Avenue, Suite 3650 Seattle, WA 98101-4011 Attn: Charles E. Shigley Email: cshigley@alcourt.com -2 -density transfer agm.2 If to the City: Administrator of the Department of Community and Economic Development City of Renton 1055 S Grady Way Renton, WA 98057 Email: cvincent@rentonwa.gov with a copy to: Lawrence J. Warren City Attorney City of Renton 1055 S Grady Way Renton, WA 98057 Email: lwarren@rentonwa.gov Notice delivered in accordance with the foregoing shall be effective: (i) when delivered, if delivered personally or by e-mail transmission, (ii) on the next business day after being delivered in the United States (properly addressed and all fees paid) for overnight delivery service to a courier (such as Federal Express) which regularly provides such service and regularly obtains executed receipts evidencing delivery, or (iii) five (5) days after being deposited (properly addressed and stamped for first-class delivery) in a daily serviced United States mail box. Either Party may change its address for the purposes of this section by giving written notice of such change to the other Party in the manner provided in this section. 6. Modifications; Waiver. No waiver, modification amendment, discharge or change of this Agreement shall be valid unless the same is in writing and signed by the Party against which the enforcement of such modification, waiver, amendment, discharge or change is sought. 7. Entire Agreement. This Agreement contains the entire integrated agreement between the Parties relating to the transactions contemplated hereby and all prior or contemporaneous agreements, understandings, representations or statements, oral or written, are superseded hereby. 8. Partial Invalidity. Any provision of this Agreement that is unenforceable or invalid or the inclusion of which would adversely affect the validity, legality or enforcement of this Agreement shall be of no effect, but all the remaining provisions of this Agreement shall remain in full force and effect. 9. No Third Party Rights. Nothing in this Agreement, express or implied, is intended to confer upon any person, other than the Parties and their respective employees and representatives, any rights or remedies under or by reason of this Agreement. 10. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the Parties and their respective successors and assigns. Without limiting the generality of the foregoing, Developer may assign its rights under this Agreement to any affiliate of Developer. Developer may not assign this Agreement to any non-affiliated entity without the prior written consent of the City, which consent shall not be unreasonably withheld. 4608/002 0511 Ill 5 cshigley\colpitts\sunset terrace . 3 • density transfer agm.2 11. Attorneys' Fees. If any legal action or any arbitration or other proceeding is brought for the enforcement of this Agreement (including, without limitation, enforcement of any obligation to indemnify, defend or hold harmless), or because of an alleged dispute or default in connection with any of the provisions of this Agreement, the successful or prevailing Party shall be entitled to recover the attorneys' fees, charges and other costs incurred in connection with that action or proceeding, in addition to any other relief to which it may be entitled. 12. Governing Law. This Agreement is governed by and construed in accordance with the laws of the State of Washington. 13. Counterparts; Facsimile and PDF Signatures. This Agreement may be executed in any number of counterparts and all counterparts shall be deemed to constitute a single agreement. The execution of one counterpart by any Party shall have the same force and effect as if that Party had signed all other counterparts. The signatures to this Agreement may be executed on separate pages and when attached to this Agreement shall constitute one complete document. A facsimile or portable document format (PDF) signature on this Agreement shall be equivalent to, and have the same force and effect as, an original signature. 4608/002 05/1111 5 cshigley\colpitts\sunset terrace [Signatures on following page] -4 -density transfer agm.2 IN WITNESS WHEREOF, the Parties hereto have executed this Agreement as of the day and year first above written. DEVELOPER: COLPITTS SUNSET, LLC, a Washington limited liability company By:Colpitts Development Company, LLC, a Washington limited liability company CITY: CITY OF RENTON, a Washington municipal corporation ~ckr By: Name: Title: 4608/002 05/1 l/l 5 cshigley\colpitts\sunset terrace -5 -density transfer agm.2 EXHIBIT A SITE PLAN . -···:·-,--··1 ., t, -----" f, ~-~ '------1 " ' ~ ' :: ~-'-" r,;:.:-,. \ \ lJ . :i • ;, -ftJ ' ·~s.:s•·c;; ~:~~,, ---- 4608/002 05/11115 cshigley\colpitts\sunset terrace ' ' ~·.r_;.,LPIT'.':."J ~;:r!:_ -o-A.L .~,i:. -_;-._ • ,<: ...:~~~ ... -,_,,,,. ~, .• :, ·.,"•--·~u-;.r•.~•= ·:· .... ~---.:.,-c·.,· ~ ;;;. density transfer agm.2 4608/002 05/11/15 cshigley\colpitts\sunset terrace EXHIBIT B PHASE I PROJECT SETBACKS ---------------------------~~ density transfer agm.2 TRANSPORTATION MITIGATION FEE Project Name: Sunset Terrace Development -Building 1 Project Address: Sunset Boulevard NE and Harrington Avenue NE (Parcel No. 7227801075) Contact Person: Permit Number: LUA-000159 --=.::..:...:~..:..::=--=-------------------------- Project Description: The development proposes 110 multi-family residential apartment units and 2,078 SF of commercial space. RHA retains all existing impact fee credits. Land Use Type: ~ Residential o Retail ~ Non-retail Calculation: Method of Calculation: ~ Ordinance 5670 o ITE Trip Generation Manual, 9th Edition o Traffic Study o Other Proposed: 110 multi-family residential apartment units and 2,078 SF of commercial space Apartments: 110 units x $1,923.83/bed (Ordinance -Apartment 2016) = $211,621.30 Commercial Space: 2,078 SF x $3.33/SF (Ordinance -Shopping Center 2016) = $6,919.74 TOTAL= Apartments+ Commercial Space= $211,621.30 + $6,919.74 = $218,541.04 Transportation Mitigation Fee: Calculated by: Date of Payment: $218,541.04 B. Bannwarth Date: 1/11/2016 --------------- H:\CED\Development Services\Development Engineering\lmpact Fees updated 10/23/2015 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 11, 2016 TO: Rocale Timmons, Senior Planner I FROM: Brianne Bannwarth, Development Engineering Manage~ SUBJECT: Traffic Concurrency Test -Sunset Terrace Development -Building 1; File No. LUA 15-000159 The applicant is requesting an Administrative Site Plan Review for the construction of a 6-story mixed-use building containing 110 residential apartment units and 2,078 square feet of commercial space. The subject site is located on the east side of Harrington Ave NE, Between Sunset Boulevard NE and Sunset Lane NE, and is a phase of a larger Renton Sunset Terrace redevelopment Master Site Plan (LUAl0-052 and LUA14-001475). The vacant 26,320 square foot site is located within the Center Village (CV) zoning classification. The proposed development would generate approximately 1,338 (790 for Apartments and 548 for Shopping Center) net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 73 net new trips (21 inbound and 52 outbound). During the weekday PM peak hour, the project would generate approximately 123 net new trips (72 inbound and 51 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Transportation Concurrency Test -Sunset Terrace Development -Building 1 Page2of3 January 11, 2016 Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2015. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 88,036 trips, which provides sufficient capacity to accommodate the 1,338 additional trips from this project. A resulting 86,698 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the new building. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior ta approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. Transportation Concurrency . "" -Sunset Terrace Development -Building 1 Page 3 of 3 January 11, 2016 The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. DEPARTMENT OF COM,v,JNITY AND ECONOMIC DEVELOPMENT -------Renton A. ADMINISTRATIVE SITE PLAN REPORT & DECISION REPORT DATE: January 12, 2016 Project Name: Sunset Terrace Development -Building I Owner: Colpitts Development Company LLC; 2256 38" Place E; Seattle, WA 98112 Applicant/Contact: Kent Smutney; Veer Architecture; 600 1081h Ave NE, Ste 503; Renton, WA 98004 File Number: LUAlS-000159, SA-A Project Manager: Rocale Timmons, Senior Planner Project Summary: The applicant is requesting Administrative Site Plan Review for the construction of a 6- story mixed-use building containing 110 residential units and 2,078 square feet of commercial space. The subject site is located on the east side of Harrington Ave NE, between NE Sunset Blvd and Sunset Lane NE and is the second phase of the larger Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14- 001475). The mixed-use structure would have an average height of approximately 70 feet. The vacant 26,320 square foot site is located within the Center Village (CV) zoning classification. Primary vehicular access to the site would be provided via a shared driveway (with the abutting Sunset Highlands Library to the east) extended from Sunset Lane NE. A total of 119 parking spaces would be provided within three levels of structured parking of which two floors are located below grade. There appears to be no critical areas located on site. Project Location: NE Sunset Blvd and Harrington Ave NE Site Area: 26,310 SF Project Location Map Admin Report and Decision City of Renton Department of Co unity & Economic Development SUNSET TERRACE DEVELOPMENT-BUILDING I 1inistrative Site Plan Report & Decision LUAl5-000lS9, SA-A Report of January 12, 2016 I B. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Sunset Terrace Development Bldg 1 -Administrative Report and Decision Site Plan Landscape Plan Elevations Floor Plans Utility Plan Sunset Area Community Planned Action Final EIS (dated April 1, 2011) Sunset Area Planned Action Ordinance #5740 Sunset Planned Action Area Map Sunset Area EIS Mitigation Measures (dated December 8, 2014) VAC13-001 Street Vacation Plan LUA 13-001114 Lot Line Adjustment Plan Density Transfer Agreement Transportation Concurrency Sunset Master Site Plan HEX Decision (LUA14-001475) Sunset Master Site Plan Sunset Library HEX Decision (LUAB-001720) Revised Elevations (dated October 22, 2015) I c. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: a. North: Future City Park (CV) b. East: Sunset Library (CV) c. South: NE Sunset Blvd Colpitts Development Company LLC 2256 38th Place E Seattle, WA 98112 Center Village (CV) Commercial Mixed Use (CMU) Vacant d. West: Future Sunset Terrace Development-Bldg II {CV zane) 6. Site Area: 0.604 acres ! D. HISTORICAL/BACKGROUND: Land Use File No. Page 2 of 33 Action Comprehensive Plan N/A Ordinance No. 5758 06/22/2015 Admin Report and Decision City of Renton Department of Co SUNSET TERRACE DEVELOPMEI Report of January 12, 2016 Zoning Annexation LLA Sunset Area Planned Action EIS Planned Action Ordinance Renton Sunset Redevelopment Master Site Plan I E. PUBLIC SERVICES: 1. Existing Utilities mity & Economic Development IUILDING I N/A N/A LUAB-001114 LUAl0-052 N/A LUA14-001475 5758 5693 N/A N/A 5740 N/A 1inistrative Site Plan Report & Decision LUAlS-000159, SA-A Page 3 of 33 06/22/2015 09/09/1959 10/10/2013 06/06/2011 12/8/2014 1/14/2015 a. Water: Water service will be provided by the City of Renton. The project is located in the 565 pressure zone. b. Sewer: Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Harrington Ave NE and Sunset Lane NE. c. Surface/Storm Water: There are storm drainage improvements in Sunset Lane NE and Harrington Ave NE. 2. Streets: There are partial street improvements along the frontages of the site. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits-Specific a. Section 4-9-200: Master Plan and Site Plan Review 6. Chapter 11 Definitions Admin Report and Decision City of Renton Department of Co SUNSET TERRACE DEVELDPMEI Report of January 12, 2016 unity & Economic Development BUILDING I G-APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF): 1inistrative Site Plan Report & Decision LUA15-000159, SA-A Page 4 of 33 1. The applicant, Colpitts Development Company, is requesting Administrative Site Plan Review for the construction of a new 6-story mixed-use building containing 110 residential units and 2,078 square feet of commercial space. 2. In January of 2015, the City of Renton, along with the Renton Housing Authority (RHA), King County Library System, Colpitts Development, and community partners, received Master Site Plan approval and a Conditional Use Permit for the redevelopment the Sunset Terrace public housing community. The community is approximately 15-acres within the larger Sunset Area Community Neighborhood in northeast Renton (LUA14-001475, Renton Sunset Redevelopment Master Site Plan) (Exhibit 15 and 16). 3. The approved Renton Sunset Redevelopment Master Site Plan included approximately 675 residential units and a range of commercial space; with a low end of 19,500 square feet and an upper range of 59,000 square feet. 4. The proposed project is the second phase of the Renton Sunset Redevelopment Master Site Plan. 5. The Renton Sunset Redevelopment Master Site Plan remains valid and effective through January 14, 2025. 6. The purpose of the master plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. Master plan review allows for consideration and mitigation of cumulative impacts from large-scale development and allows for coordination with City capital improvement planning. Major project elements evaluated as part of the Renton Sunset Redevelopment Master Site Plan include use, density, height, and lot coverage. 7. On December 8, 2014, the City determined that the Renton Sunset Redevelopment Master Site Plan was consistent with Reevaluation Alternative evaluated in the Reevaluation Addendum to the Sunset Area Community Planned Action FSEIS. The City also determined that the Renton Sunset Redevelopment Master Site Plan is within the development levels or parameters as specified in the Sunset Planned Action Ordinance, Ordinance No. 5740 (Exhibit 8). Therefore, no additional Environmental 'SEPA' Review is required for the subject proposal. 8. The FSEIS Reevaluation Addendum and revised Mitigation Measure document was issued for the Sunset Planned Action in December 2014 and is applicable to the proposal (Exhibit 10). 9. The Planning Division of the City of Renton accepted the above master application for review on March 11, 2015 and determined the application complete on March 20, 2015. The project was placed on hold on June 23, 2015 and taken off hold on November 2, 2015. 10. The project site is located on the northeast corner of Harrington Ave NE and NE Sunset Blvd; bordered by NE Sunset Blvd to the south, by Sunset Lane NE to the north, and Harrington Ave NE to the west. 11. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use designation, the Center Village (CV) zoning classification, and Design District 'D'. 12. Parking is proposed on three levels of structured parking, one below grade, one partially below grade and one above grade. The applicant is proposing a total of 119 parking stalls. 13. Access to the site is proposed via the single entry to the structured parking located on Sunset Lane NE. The shared access ramp is being designed to accommodate the recently constructed Highlands Library (LUAB-001720). Admin Report and Decision City of Renton Deportment of Co SUNSET TERRACE DEVELOPME~ inity & Economic Development IUILDING I ,inistrative Site Plan Report & Decision LUA15-000159, SA-A Report of January 12, 2016 Page 5 of 33 14. The applicant is proposing street improvements along Harrington Ave NE. Street improvements along NE Sunset Blvd and Sunset Lane NE are anticipated to be developed as part of the City's Transportation Capital Improvement Plan. 15. There are no critical areas located on site. 16. The site is primarily vacant with a party wall, stairs, and access ramp to structured parking to be shared with the proposed development and the existing library. All existing improvements are proposed to be retained. 17. The tallest point of the structure would be approximately 70 feet above existing grade plane. The proposed building materials would be a combination of a fiber-cement panels, wood textured fiber cement panels, aluminum sotrefront window systems, and (Exhibit 4). 18. There are no significant trees on site. 19. The property slopes northeast to southwest with a topographical relief of approximately 4 feet. The proposed project will generate 13,600 CY of export. 20. Construction is anticipated to commence in April of 2016 with substantial completion scheduled for May 2017. 21. No public or agency comments were received. 22. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 23. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City's Comprehensive Plan Map. The purpose of the CMU designation is for redevelopment into compact urban development with a pedestrian-oriented, mixed-use center, and community focal point. The proposal is compliant with the following Comprehensive Plan Goals and Policies if 21l conditions of approval are met: Compliance Comprehensive Plan: Analysis •••••• . ··. Goal L-J: Develop well-balanced, attractive, convenient Centers serving the City and the region that create investment opportunities in urban scale development, promote ,r housing close to employment and commercial areas, reduce dependency on automobiles, maximize public investment in infrastructure and services, and promote healthy communities. Policy L-52: Include human-scale features such as pedestrian pathways, quality ,r landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. ,r Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ,r Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. Policy L-52: Include human-scale features such as pedestrian pathways, quality ,r landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. ,r Policy L-53: Orient buildings in developments toward the street or a common area, Admin Report and Decision City of Renton Department of Co SUNSET TERRACE DEVELOPMEA mity & Economic Development :U,LD/NG I ,inistrative Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Page 6 of 33 I \ rather than toward parking lots. 24. Zoning Development Standard Compliance: The purpose of the CV zone is to provide an opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban rather than suburban development standards, which supports transit-oriented development and pedestrian activity. Use allowances promote commercial and retail development opportunities for residents to shop locally. RMC 4-2-120A provides development standards for development within the CV zoning classification. The following standards are applicable to the proposal: Compliance . Compliant if condition of approval is met N/A ,/ Admin Report and Decision CV Zone Develop Standards and Analysis .. · . Density: Per RMC 4-2-120A the allowed density range in the CV zone is a minimum of 20 dwelling units per net acre (du/ac) up to a maximum of 80 du/ac. Staff Comment: The 110 unit proposal would arrive at a net density of 183.33 dwelling units per acre (110 units/ 0.60 acres = 183.33 du/ac), which exceeds the permitted density range for the CV zoning designation. As part of the approved Renton Sunset Redevelopment Master Site Plan decision (Exhibit 15), Sunset Terrace Buildings I, 11, and ff/ were approved to exceed the maximum density allowance as determined by the size of their individual sites. Given the Master Planned public park will not be developed with residential units there were opportunities to transfer underutilized density off of the park to the subject site. Viewed in context of the overall Sunset Terrace Site, which since 2011 has been planned comprehensively, the density would equal about 65 units per acre, fess than the 80 units per acre maximum of the CV zone. A condition of Master Site Plan approval required a Development/Density Transfer Agreement be executed by the City and Colpitts prior to detailed Site Plan Review approval for any phase of development which intends to utilize unused residential density from the proposed park acreage (Exhibit 15). The conditioned Development/Density Transfer Agreement was executed on November 2, 2015 (Exhibit 13). Therefore, the proposed density for the Sunset Terrace Redevelopment Bldg -I Site Pion is consistent with and implements the approved Renton Sunset Redevelopment Master Site Plan-2014 (Exhibit 15). Staff recommends a condition of approval requiring the applicant comply with all appficobfe covenants of the Density Transfer Agreement, doted November 2, 2015, prior to building permit approval. Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CV zone, is 25,000 square feet. Lot Coverage: Per RMC 4-2-120A the allowed lot coverage is 65 percent of the total lot area or 75% if parking is provided within the building or within an on-site parking garage. Staff Comment: The proposed building would have a footprint of 25,500 square feet on the 26,320 square foot site resulting in a building lot coverage of approximately 96.9 percent. While the subject site exceeds the lot coverage standard requirement, the City concluded lot caver would be reviewed collectively within the approved Sunset Redevelopment Master Site Plan. When the proposed lot coverage is considered in the context of the entire redevelopment plan area, the average lot coverage proposed for I City of Renton Department of Co SUNSET TERRACE DEVELOPMEI mity & Economic Development BUILDING I 1inistrative Site Pion Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Admin Report ond Decision Page 7 of 33 master planned development is well below 65 percent. Therefore, the proposed lot coverage for the Sunset Terrace Redevelopment Bldg -I Site Plan is consistent with and implements the approved Renton Sunset Redevelopment Master Site Plan-2014 (Exhibit 15 ). Setbacks: Per RMC 4-2-120A the CV zone requires a minimum front yard setback, and side yard setback along-a-street, of 10 feet which may be reduced to zero feet during the site plan development review process, provided blank walls are not located within the reduced setback. There is a maximum front yard setback of 15 feet. The CV zone has no rear or side yard setback at this location. Staff Comment: The following table contains setbacks, at the closest point, for the proposed structure: West Side Yard North Side Yard South Side Yard Along a Street East Along a Street Along a Street Setback Setback Setback Setback (Harrington Ave NE) (Sunset Lane NE} {NE Sunset Blvd} 9 feet and 8 inches Ofeet lfoot Ofeet The applicant is requesting a reduction in setbacks due to the width of the subject site. The size of the subject parcel was defined by the lot line adjustment/street dedication and street vocation completed in 2013 along NE Sunset Blvd and Sunset Lone NE respectively {Exhibits 11 and 12}. The width of the street vacation was restrained by the City, in order to provide a largest space possible for the future public park across Sunset Lane NE which limited the size of the subject parcel. There are no blank walls proposed within the reduced setback along Sunset Lane NE or Harrington Ave NE. However, blank walls exist in the proposed design along NE Sunset Blvd. The applicant has proposed the use of trellises and landscape niches to support planting. Additionally, decorative art screens, changes in patterning of the concrete wall, and a covered seating area are proposed in order ta mitigate the blank wall within the reduced setback. The proposed architectural elements are visually interesting and reinforce the intended human-scale character of the pedestrian environment which serve to partially meet the guidelines of the design standards (see FOF 27, Design District Analysis: Site Design and Building Location). However, the proposed elements do not eliminate the blank wall or create an attractive space which unifies the building and street environment in a way that is inviting and comfortable for pedestrians. This is especially important along NE Sunset Blvd, a state route, with plans for o TIP project with objectives to provide a more comfortable pedestrian environment. Additionally, design district standards require parking structures provide space for ground floor commercial uses along street frontages ot o minimum of 75% of the building frontage width (see FOF 27, Design District Analysis: Site Design and Building Location). if the setback reduction is approved, the reduced setback would provide little oreo to create on attractive space that unifies the building and the street environment. However, given the limitations of the site would preclude additional setbacks the pedestrian environment should be enhanced through architectural design. Building facades which are modulated and/or articulated reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Other design features and human scale elements could have also been incorporated into the design in order to enhance the aesthetic appeal. City of Renton Department of Co SUNSET TERRACE DEVELOPMEr 1nity & Economic Development IUILDING I 1inistrative Site Plan Report & Decision LUA1S-000159, SA-A Report of January 12, 2016 Compliant if condition of approval is met Admin Report and Decision Page 8 of 33 Therefore staff recommends o condition of site plan approval, requiring the applicant revise the ground floor along NE Sunset Blvd to include additional commercial uses with windows, doors/entries, building modulation, and other architectural detailing. The revised, elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. In expectation of the recommended condition, the applicant submitted revised elevations along NE Sunset Blvd following the submittal of the subject application (Exhibit 18). Staff determined proposed elevation revisions addressed staff's concerns and would serve to eliminate blank walls within the reduced setback along NE Sunset Blvd. Should the revised, or comparable, elevations be submitted as part of a building permit application staff would be supportive of the reduced setback from 10 to O feet. Building Orientation: Per RMC 4-2-120A Commercial and civic uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot. Staff Comment: The proposed building has entry points on all three sides that are bound by streets. The main residential entry and four street orientated units have entries aff Sunset Lane NE. There are twa additional street oriented units that have entries off of Harrington Ave NE and there are commercial entries on NE Sunset Blvd. The proposal complies with the building orientation requirements of the code. Additional design standards for entries can be found in FOF 2 7, Design District Analysis: Site Design and Building Location. Building Height: Per RMC 4-2-120A building height is restricted to 50 feet except 60 feet for mixed use (commercial and residential) in the same building. Staff Comment: The height of the proposed structure would be 70 feet at the tallest point of the proposed flat roof As part of the Renton Sunset Redevelopment Master Site Plan a Conditional Use Permit was approved for heights of 5-6 stories along NE Sunset Blvd and along the south portion of the Sunset Lane NE loop, which would exceed the current maximum height allowed by zoning. Requests for exceeding the building height limits are consistent with the Sunset Terrace Redevelopment Plan. When the proposed height is considered in the context of the entire redevelopment plan area, the average height proposed for the master planned development is well below 60 feet. Sunset Terrace has been identified as an area where it is desirable to develop residential uses to a density greater than currently exists. The additional height allows for the achievement of the proposed units and reflects the greater size of the park and redistribution of units to maximize the park site. Therefore, the proposed height for the Sunset Terrace Redevelopment Bldg -I Site Plan is consistent with and implements the approved Renton Sunset Redevelopment Master Site Plan and Conditional Use Permit-2014 (Exhibit 15). Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Staff Comment: The proposed structure has less than the 10-foot required front yard and side yard along-a-street setbacks. As a result, the applicant has proposed limited landscaping along the street frontages of the site. Staff is recommending approval of City of Renton Department of Co SUNSET TERRACE DEVELOPMEN 'nity & Economic Development :utLD/NG I inistrotive Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Page 9 of 33 the requested modification ta the front yard building setback subject ta conditions of approval (see FOF 24, CV Zane Development Standard Analysis: Setbacks). If all conditions of approval are met the proposal would comply with the an-site landscaping requirement per RMC 4-4-070. A conceptual landscape plan was submitted with the project application. The landscape plan includes a planting plan which contains 6 trees. The proposed tree species consist of fragrant snawbell trees. The shrubs proposed largely consist of golden bamboo, wintercreeper, and hybrid hellebore. The applicant will be required ta submit a detailed landscape plan, subject ta Current Planning Project Manager approval, prior to building permit approval. N/A Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 10 percent of trees in a commercial development. Screening: All roof top and on-site surface mounted utility equipment shall be screened from public view. Staff Comment: The proposed height of the building the roof is not expected ta be visible at the street level. The applicant has included a cap ta the building which would Compliant if serve to overhang at the floor line of the highest level which in contrast will be visible at street level. However, it has not been demonstrated all roof tap equipment will be condition of screened. approval is met Additionally, the applicant did not provide details far surface equipment and/or screening identified for such equipment. As such staff recommends, as a condition of approval, the applicant provide a detailed screening plan identifying the location and screening provided far surface and roof mounted equipment. The screening plan shall be submitted ta, and approved by, the Current Planning Project Manager prior ta building permit approval. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on number of units and square of proposed uses. Stott Comment: The fallowing ratios would be applicable ta the site: Use Square Footage Ratio Required Q[ Use or!!_Q[ Spaces units Attached Min: 1 spaces I 1 residential unit Min: 110 dwellings 110 Max: 1. 75 spaces I residential unit Max: 193 ,/ Min: 2.5 spaces/ 1,000 SF Min,'5 Retail 2,078 Max: 5 spaces I 1,000 SF Max: 10 Based an the proposed uses, a minimum of 115 parking spaces would be required in order ta meet code with a maximum of 203 stalls. The applicant proposed a total of 119 spaces within a structured parking garage. The proposal complies with the parking ratios of the code. The parking also conforms ta the minimum requirements for drive aisle and parking stall dimensions and the provision of ADA accessible parking stalls. Any future revisions to the parking plan, as a result of compliance with recommended conditions of approval, will be reviewed far compliance with the parking code at the time of building permit review. Admin Report and Decision City of Renton Department of C, SUNSET TERRACE DEVELOPMEI unity & Economic Development BUILDING I ,inistrotive Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Page 10 of 33 N/A Loading Docks Refuse and Recyclables: Per RMC 4-4-090 for multi-family developments a minimum of 1 Y, square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. In retail developments, a minimum of 5 square feet per every one 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. Staff Comment: Based on the proposal for a total of 2,078 square feet of retail space; a minimum area of 100 square feet of refuse and recycle area would be required for the retail use. Another 495 square feet of refuse and recycle area should also be dedicated Compliant if based on the proposal for 110 residential units. Overall a total of 595 square feet of condition of refuse and recycle area should be included in the project design. approval is met Additionally, at least one deposit area/collection point for every 30 dwelling units is required. The applicant is proposing to locate a refuse and recycle utility areas within the building. However, square footage and the location of the designated refuse and recyclable area were not submitted with the land use application. In order to review consistency with the location and square footage requirements staff recommends a condition of approval requiring the applicant submit to the Current Planning Project Manager sizing and location detail for the refuse and recyclable deposit area prior ta building permit approval. Additionally, the applicant would be required ta demonstrate how refuse and recyclables would be picked up and where it would be located on pick-up day to the satisfaction of the Current Planning Project Manager. Vehicles: Per RMC 4-2-120 a connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across N/A abutting CA parcels without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. N/A Critical Areas 25. Planned Action Ordinance Compliance: The proposed Site Plan continues to meet the criteria outlined in the Planned Action Ordinance (Ordinance #5740) and qualifies as a planned action; the proposal does not require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to SEPA (Exhibit 8). The applicant will be responsible for complying with all applicable mitigation measures Compliance Planned Action Ordinance Compliance ..... ,/ The proposal is located within the Sunset Planned Action area identified in Exhibit 9. ,/ The proposed uses and activities are consistent with those described in the Planned Action EIS and Planned Action Qualifications. ,/ The proposal is within the Planned Action thresholds and other criteria of the Planned Action Qualifications. ,/ The proposal is consistent with the City of Renton Comprehensive Plan and applicable zoning regulations ,/ The proposal's significant adverse environmental impacts have been identified in the Admin Report ond Decision City of Renton Deportment of Co, SUNSET TERRACE DEVELOPMEN 1ity & Economic Development UILD/NG I ·nistrotive Site Plan Report & Decision LUA15-000159, SA-A Report of January 12, 2016 Page 11 of 33 Planned Action EIS. .,,, The proposal's impacts have been mitigated by application of the measures identified in Attachment B of Ordinance #5740, and other applicable City regulations, together with any modifications or variances or special permits that may be required. .,,, The proposal complies with all applicable local, state and/or federal laws and regulations, and the Environmental Review Committee determines that these constitute adequate mitigation . .,,, The proposal is not an essential public facility as defined by RCW.36.70A.200(1). 26. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CV zoning classification when it is not exempt from Environmental (SEPA) Review. Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for the Site Plan review requests: Compliance Site Plan Criteria and Analysis . .. . .. Compliant if a. Comprehensive Plan Compliance and consistency. Conditions of Staff Comment: See previous discussion under FOF 23, Comprehensive Pion Analysis. Approval are Met Compliant if b. Zoning Compliance and Consistency. Canditions of Staff Comment: See discussion under FOF 24, Zoning Development Standard Approval are Met Compliance. Compliant if c. Design Regulation Compliance and Consistency. Conditions of Staff Comment: See discussion under FOF 27, Design District Analysis. Approval are Met Compliant if d. Planned action ordinance and Development agreement Compliance and Conditions of Consistency. Approval are Staff Comment: See discussion under FOF 25, Planned Action Ordinance Compliance. Met e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The City concluded, os part of the Renton Sunset Master Site Plan, there would be an increase in the visual prominence of development in the Sunset Compliant if Terrace Redevelopment Area of the FEIS, particularly given the location of future Conditions of buildings an along NE Sunset Blvd (Exhibit 7). Approval are There would be increased height and bulk from the perspective of pedestrians on NE Met Sunset Blvd. Thus small adjustments to reduce height and bulk related to the increased height and intensity of the structures would reduce impacts. Increases in the height for the proposed structure would hove the potential to slightly increase the length of shadows cast on the interior park to the north. However, reconfiguration of the park to increase its size as part of the Master Site Plan process would ameliorate this to some degree. Additionally, the application of design standards would further reduce shading impacts from increased building heights (see FOF 27, Design District Admin Report and Decision City of Renton Department of Ci SUNSET TERRACE DEVELOPMEJ unity & Economic Development BUILDING I 1inistrotive Site Pion Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Admin Report and Decision Page 12 of 33 Analysis). It was determined, the "rim" of the Sunset Terrace Redevelopment area is particularly well suited far the greater density/height proposed as it is immediately adjacent to NE Sunset Blvd, o major arterial and state highway capable of accommodating the traffic generated by the proposed project. The proposed development would be among the taller developments in the vicinity until such time as other properties will be redeveloped to meet the more intensive vision of the CV zone. The proposed project is compatible with the scale and character af the existing and planned neighborhood. Due to the narrow configuration of the site the lot has a building coverage of approximately 96%. While the proposed structure is concentrated over the entire site, the scale and bulk of the proposed structure would be compatible with the anticipated mid-rise structures envisioned for the Sunset Area Planned Action Area (Exhibit 7) and Master Site Plan. The scale and bulk of the building is reduced through the use of a number of elements. The northeast side of the building adjacent the Sunset Highlands Library steps back at the top floor 7'-11" from the floors below. The top floor of the building elsewhere is differentiated by a different color and separated from the floors below with an "eyebrow" type overhang in order to deemphasize the building height and break up the mass. Deck niches and color are utilized to break up the longer elevations of the building. The placement of the opening of the "C" shaped building towards NE Sunset Blvd breaks up the building mass and provides the appearance of multiple buildings along that side. Therefore, the proposed scale of development for the Sunset Terrace Redevelopment Bldg -I Site Plan is consistent with, and implements, the approved Renton Sunset Redevelopment Master Site Plan-2014 /Exhibit 15). Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The applicant is proposing to access the structured parking garage from Sunset Lane NE at the northwest side of the site on the abutting property. The shared access ramp is being designed to accommodate the existing Sunset Highlands Library (LUA13-001720). The City is proposing to improve off-site street improvements along Sunset Lane NE and NE Sunset Blvd which include 12-foot wide sidewalks. The applicant is also proposing off-site street improvements along Harrington Ave NE. The sidewalks would help to promote a walkable, pedestrian oriented, community and would provide linkages to the NE Sunset Blvd, the planned abutting Sunset Terrace Development, and the future City park across Sunset Lane NE. The sidewalk connections would be landscaped and would use a variety of pavings that would provide variation in the pedestrian experience if all conditions of approval are met Therefore, the proposed circulation for the Sunset Terrace Redevelopment Bldg -I Site Plan is consistent with, and implements, the approved Renton Sunset Redevelopment Master Site Plan-2014 if all conditions of approval are met (Exhibit 15). Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: See FOF 24, Zoning Development Standard: Screening. City of Renton Deportment of Co SUNSET TERRACE DEVELOPMEN ' nity & Economic Development UILDING I inistrotive Site Pion Report & Decision LUA15-0001S9, SA-A Report of January 12, 2016 Compliant if Condition of Approval is Met Admin Report and Decision Page 13 of 33 Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: There arena territorial views for which to maintain visual accessibility with the exception of potential views, from commercial uses to the south, to the master planned park to be located north of the proposed use. Staff received no comments from adjacent properties regarding views. The proposed mixed use structure would establish new territorial views ta the west and east as well as visual access to Mt. Rainier. Therefore, the proposed visual accessibility for the Sunset Terrace Redevelopment Bldg -I Site Plan is consistent with, and implements, the approved Renton Sunset Redevelopment Master Site Plan-2014 if all conditions of approval are met /Exhibit 15). Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Stoff Comment: See discussion under FOF 24, Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore staff recommended that a lighting plan be provided at the time of building permit review {See Lighting discussion under FOF 27, Design Review: Lighting). f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The building has an orientation to all three street frontages Harrington Ave NE, Sunset Lane NE, and NE Sunset Blvd. Development would result in a noise increase from vehicles traveling on NE Sunset Blvd and local streets. As disclosed in the EIS, the estimated day-night noise levels from NE Sunset Blvd at the adjacent buildings indicates they would be exposed to "normally unacceptable" noise levels. In order to mitigation noise concerns the project would be required to comply with construction standards via the International Building Code and the.State Energy Code. These codes would likely lead to building materials and practices that could meet the standard noise ratings. Exterior onsite lighting, including security lighting, would be regulated by code. Compliance with this code {RMC 4-4-075) ensures that all building lights are directed onto the building or the ground and cannot trespass beyond the property. The proposed provisions for privacy and noise reduction for the Sunset Terrace Redevelopment Bldg -I Site Plan are consistent with, and implement, the approved Renton Sunset Redevelopment Master Site Plan-2014 if all conditions of approval are met /Exhibit 15). Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and City of Renton Department of Cot SUNSET TERRACE DEVELOPMEN 1ity & Economic Development UILDING I ·nistrative Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Admin Report and Decision Page 14 of 33 pedestrian and vehicle needs. Staff Comment: While the proposed mixed-use structure is concentrated over the entire site. The applicant is also proposing storefront glazing and covering canopies which enhance the pedestrian experience. The scale and bulk of the building is alsa attempted ta be reduced through the use of differing materials on the building facades, building articulation and modulation. The pedestrian courtyard has been strategically placed on site in order take advantage of sun exposure from the south most times of the year and would likely only be shaded at certain times of the day during the winter months. Entrance canopies, exterior lighting elements, planted containers and additional commercial uses along NE Sunset Blvd are recommended to be used to reinforce the pedestrian scale and orientation of the ground floor frontage (see FOF 27, Design District Analysis: Site Design and Building Location). if all recommended conditions of approval are met the building's ground floor street frontage would be visually distinct from the upper floors of the building to create a well-defined, pedestrian-scaled base. Therefore, the proposed scale for the Sunset Terrace Redevelopment Bldg -I structure is consistent with, and implements, the approved Renton Sunset Redevelopment Master Site Plan-2014 if all conditions of approval are met (Exhibit 15). Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: There are no significant trees on site. As a result the proposal is exempt from tree retention requirements found in RMC 4-4-130. Soils are characterized by medium-dense to dense native sand and silty soils beneath a thin layer of loose fill. Because of their density the soils only have limited infiltration potential. The existing site is relatively flat with a slope from the northeast to the southwest of the project site. The high point of the property is on the northeast end of the property at an approximate elevation of 340. The Jaw paint is at the southwest end of the property at an approximate of elevation 336. The existing site includes approximately 12,190 square feet of impervious area. Following development, impervious surface coverage would be approximately 100 percent. According ta the Geotechnical Engineering Report prepared by the Geotech Consultants, dated April 18, 2013, the standard construction methods and spread footings appear feasible from a geotechnical standpoint. The proposed project would generate 13,600 cubic yards of export. Removal of the existing impervious cover and soils during construction would leave soils susceptible to erosion. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage City of Renton Department of Car SUNSET TERRACE DEVELOPMENi 1ity & Economic Development 1/LDING I A · ·nistrative Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Page 15 of 33 from vehicles or pedestrian movements. Sta[f Comment: See FOF 24, Zoning Development Standard: Landscaping. g. Access Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Stoff Comment: Access to the site is proposed via o single entry to the structured parking located on Sunset Lone NE. The shored access ramp is being designed to accommodate the existing Sunset Highlands Library. The proposal promotes safe and efficient circulation through the shored access point. The proposed access points for the Sunset Terrace Redevelopment Bldg -I Site Pion is consistent with, and implements, the approved Renton Sunset Redevelopment Master Site Plon-2014 if all conditions of approval ore met {Exhibit 15). Internal Circulation: Promoting 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. Stoff Comment: See Location and Consolidation discussion above and Pedestrian discussion below. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Compliant if Sta[[ Comment: Not applicable. Condition of Approval is Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Met Stoff Comment: Per RMC 4-4-0BOF.11.o 0.5 bicycle parking space is required per one dwelling unit and for all other uses the number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. The proposal contains 110 units therefore, o minimum of 55 bicycle parking stalls shall be required for the residential units and 3 bicycle parking stalls ore required for the commercial uses. The applicant hos proposed o total of 51 bicycle parking stalls within the structured parking area which does not comply with the standards outlined in RMC 4-4-0BOF.11. Additionally, for in-building bike parking fixed structures for locking individual bikes, such as racks, must be provided within the facility. It is unclear if the proposal provides fixed structures for locking individual bikes. Therefore, staff recommends the applicant submit bicycle parking detail demonstrating compliance with the bicycle requirements outlined in RMC 4-4-0BOF.11. The bicycle parking detail shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. The provisions for transit and bicycles for the Sunset Terrace Redevelopment Bldg -I Site Plan is consistent with, and implements, the approved Renton Sunset Redevelopment Moster Site Plan-2014 if all conditions of approval ore met (Exhibit 15). Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Admin Report and Decision City of Renton Deportment of Co SUNSET TERRACE DEVELOPMEI unity & Economic Development BUILDING I · 1inistrotive Site Pion Report & Decision LUA15-000159, SA-A Report of January 12, 2016 Page 16 of 33 Staff Comment: The City is proposing to improve off-site street improvements along Sunset Lane NE and NE Sunset Blvd which include 12-foot wide sidewalks. The applicant is also proposing off-site street improvements along Harrington Ave NE which includes an 8-foot wide sidewalk. The proposed improvements would assist in promoting a walkable, pedestrian oriented, community and would provide linkages to the NE Sunset Blvd, the planned abutting Sunset Terrace Redevelopment, and the future City park across Sunset Lane NE. The sidewalk connections would be landscaped and would use a variety of pavings that would provide variation in the pedestrian experience. The proposed pedestrian connections for the Sunset Terrace Redevelopment Bldg -I Site Plan is consistent with, and implements, the approved Renton Sunset Redevelopment Master Site Plan-2014 if all conditions of approval ore met {Exhibit 15). h. Open Space: Incorporating open spaces to serve as distinctive project focal Compliant if points and to provide adequate areas for passive and active recreation by the Condition of Approval is occupants/users of the site. Met Staff Comment: See FOF 27, Design District Compliance: Recreation Areas and Common Open Space. i. Views and Public Access: When possible, providing view corridors to shorelines ,;' and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. j. Natural Systems: Arranging project elements to protect existing natural systems ,;' where applicable. Staff Comment: There are no natural systems located on site with the exception of drainage flows. See Drainage discussion below. k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. A Fire Impact Fee, based on o rate of $495.10 per new multi-family unit, $0.61 per square foot of gross retail floor area, and $1.84 per square foot af gross restaurant/lounge floor area would be applicable to the proposal. ,;' Water and Sewer. Staff Comment: The site is served by the City of Renton for all utilities. The preliminary fire flow requirement per the Fire Marshal's office is 3,250 gallons per minute (gpm). A 12-inch main would be required to be extended from the 12-inch stub in Harrington Ave NE north to Sunset Lane NE and extended to the far property line in Sunset Lane NE where it would connect to the existing 12-inch main currently being installed by the Highlands Library project. One hydrant is required to be located within 150 feet of the building and two additional hydrants would be required to be located within 300 feet of the building. Fino/ location of fire hydrants will be determined by the Fire Department. Admin Report and Decision City of Renton Department of Com SUNSET TERRACE DEVELOPMENT ity & Economic Development 1/LD/NG I A · · ,istrative Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Admin Report and Decision Page 17 of 33 There is an 8-inch sewer main in Harrington Ave NE and in Sunset Lane NE. A side sewer will be required ansite. The building department would require floor drains, for the underground parking, and they will need to be connected to the sanitary sewer through an approved oil/water separator located outside the building, if feasible. Flows would be required to be directed through floor drains that are installed in accordance with the UPC ta an exterior oil/water separator. Drainage. Staff Comment: A drainage report, dated January 15, 2015, was prepared by Osborn Consulting Inc. and submitted with the site plan application. The redevelopment project is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Manual and City and The City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow contra/ map, this site falls within the Peak Rate Flow Control Standard, Existing Conditions and is subject to a Level 1 downstream analysis. The 0.604 acre site consists of 0.278 acres of impervious surface area (existing building, asphalt and gravel), and 0.326 acres of existing landscaping. Existing stormwater runoff from the site drains to a series of catch basins and a pipe system in Sunset Lane NE, Harrington Ave NE and NE Sunset Blvd and discharges into Lake Washington at the bottom of the hill. No downstream flooding or erosion issues were identified in the report. The proposed project is exempt from providing water quality treatment under Core Requirement #8. There is no pollution generating impervious surface (PGIS} being created as part of the subject application. The new mixed use development will require flow control matching the 2, 10 and 100 -year peak rate. The engineer is proposing to mitigate the additional run off by constructing a small detention vault at the south west corner of the site. Transportation. Staff Comment: Access to the site is proposed via a single entry, to the structured parking, located on Sunset Lane NE. The shored access ramp is being designed to accommodate the recently constructed Sunset Highlands Library (LUA13-001720}. The applicant submitted a Traffic Letter prepared by Jake Traffic Engineering, dated February 9, 2015 (Exhibit 14/. The letter states that the proposed site plan is consistent with the Ren tan Sunset Redevelopment Master Site Plan. All adjacent right-of-ways need to be fully improved in conformance to the current street standards as shown in the conceptual drawings in the Sunset Area Planned Action EIS (Exhibit 10/. Improvements are as follows: NE Sunset Blvd -The new frontage improvements, to be constructed by the City as part of a CIP, would include an 8 foot planting strip and 12 foot multi-use sidewalk behind the existing curb. A dedication of 12 feet has already been granted to the City to accommodate the future improvements in NE Sunset Blvd. Harrington Ave NE -Frontage improvements along the north side af Harrington Ave NE would include a pavement width of 12-feet from the centerline of the roadway, a 0.5 foot of curb, an 8-foot planting strip, and an 8-foot sidewalk and ane foot behind the sidewalk. Total half street improvement would be 29.5 feet. The existing right-of- way width of 60 feet would accommodate this level of improvement. No dedication of right of way will be required along the project side in Harrington Ave NE. City of Renton Deportment of Car SUNSET TERRACE DEVELOPMENl 1ity & Economic Development IILDING I A · 1istrative Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 N/A Page 18 of 33 Sunset Lane NE-Frontage improvements would require a 12-foot sidewalk along the development side, a new curb, and 18 feet of pavement. An existing right-of-way width of 31 feet in this section of Sunset Lane would accommodate this level of improvements. Based on the street improvements shown in the EIS, angle parking would be allowed fronting the site. However, the parking would be provided at the time when the north side af Sunset Lane NE is widened and improved by the City. Traffic impact fees, based on the square footage of the new commercial uses (not including parking garage) and number of multi-family residential units will apply. Payment of impact fee will be due at time of building permit issuance. Temporary Impacts: Given the concentration of potential development to occur in the immediate vicinity of the project site, staff anticipates that the proposed project would contribute to short term impacts to the City's street system. Therefore, staff is recommending a condition of approval requiring the applicant create a public outreach sign in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; rood conditions in the work zone area; and the safety and mobility effects of the work zone. The sign shall be placed on site prior to construction commencement. Concurrency: Staff recommends a transportation concurrency approval based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment af a Transportation Mitigation Fee, and an application of site specific mitigation (Exhibit 19 ). I. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary, McKnight Middle School and Hazen High School. A School Impact Fee, based on new multifamily unit, will be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $1,385.00 per multi-family unit. m. Phasing: The applicant is not requesting any additional phasing. 27. Design District Review: The project site is located within Design District 'D'. The following table contains project elements intended to comply with the standards of the Design District 'D' Standards and guidelines, as outlined in RMC 4-3-100.E: Compliance I Design District Guideline and Standard AnalysiSe 1. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. a. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Admin Report and Decision City of Renton Department of Co SUNSET TERRACE DEVELOPMEI ,nity & Economic Development IUILDING I 1inistrative Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Page 19 of 33 Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. N/A Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Standard: Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum often feet (10') and feature substantial landscaping between the sidewalk and the building; or b. Have the ground floor residential uses raised above street level for residents' privacy. b. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Compliant if Conditions of Approval ore Met Admin Report and Decision Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: All entries are visible from the street and connected directly ta adjacent walkways. The proposed building has entry paints an all three sides that are bound by streets. The main residential entry and 4 street orientated residential units have entries off Sunset Lane NE. There are two additional street oriented units that have entries off of Harrington Ave NE as well as a few commercial entries on NE Sunset Blvd. The intersection of Harrington Ave NE and NE Sunset Blvd serves as a gateway entrance into the Sunset Area. Development that occurs at gateways is required to be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their location. Given the proposed building is mixed-use there is not a single entry that meets the definition of "primary" and all entrances are visually similar. There is an opportunity for a primary entrance at Harrington Ave NE and NE Sunset Blvd to be an integral architectural feature of the building which could achieve a visual character appropriate to a "gateway" landmark. Therefore staff recommends a condition of approval, requiring the applicant to revise the elevations to create a visually prominent entrance and/or distinctive gateway City of Renton Department of Co SUNSET TERRACE DEVELOPMEI ,nity & Economic Development IU/lDING I 'inistrative Site Plan Report & Decision WA15-0001S9, SA-A Report of January 12, 2016 Page 20 of 33 element at the intersection af NE Sunset Blvd and Harrington Ave NE. The revised elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Additionally, amenities such as outdoor group seating, benches, transit shelters, fountains, and/or public art shall be provided. The applicant submitted revised elevations, following the submittal of the subject application, to address design comments along NE Sunset Blvd (Exhibit 18). The revised elevations do not address the condition above and additional design revisions are needed at the southwest corner of the building in order to demonstrate compliance with the condition. Compliant if Standard: A primary entrance of each building shall be made visibly prominent by Conditions of incorporating architectural features such as a facade overhang, trellis, large entry Approval are doors, and/or ornamental lighting. Met Staft. Comment: See discussion above. Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather ,/ protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. N/A Standard: Building entries from a parking lot shall be subordinate to those related to the street. Standard: Features such as entries, lobbies, and display windows shall be oriented to ,/ a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Standard: Multiple buildings on the same site shall direct views to building entries by N/A providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Standard: Ground floor residential units that are directly accessible from the street ,/ shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. c. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long- established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the ,/ surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Admin Report and Decision City of Renton Department of Co SUNSET TERRACE DEVELOPME~ 1nity & Economic Development IU/LDING I ,inistrative Site Plan Report & Decision LUA15-000159, SA-A Report of January 12, 2016 Page 21 of 33 Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. d. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on ,r the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Standard: In addition to standard enclosure requirements, garbage, recycling N/A collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. N/A Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented N/A space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. 2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between: N/A (a) A building and the front property line; and/or (b) A building and the side property line (when on a corner lot). N/A Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. b. Structured Parking Garages: Admin Report and Decision City of Renton Department of Com SUNSET TERRACE DEVELOPMENT ity & Economic Development /LO/NG I A · istrative Site Pion Report & Decision WAlS-000159, SA-A Report of January 12, 2016 Page 22 of 33 Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Compliant if Condition of Approval is Met Compliant if Condition of Approval is Met Compliant if Condition of Approval is Met N/A Compliant if Condition of Approval is Met Admin Report and Decision Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Staff Comment: See FOF 24, Zoning Development Stondard Compliance: Setbacks. Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet {6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet {10') when abutting a primary arterial and/or minor arterial. Staff Comment: See FOF 24, Zoning Development Standard Compliance: Setbacks. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Staff Comment: See FOF 24, Zoning Development Standard Compliance: Setbacks. Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); (b) Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h)Other treatments that meet the intent of this standard. City of Renton Department of Co SUNSET TERRACE DEVELOPMEJ unity & Economic Development BUILDING I 1inistrative Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Page 23 of 33 Sta[t Comment: See FOF 24, Zoning Development Standard Compliance: Setbacks. c. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. ,,, Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. ,,, Standard: The number of driveways and curb cuts shall be pedestrian circulation along the sidewalk is minimally impeded. minimized, so that 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. ,,, (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting N/A paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: ,,, (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed Admin Report and Decision City of Renton Department of Com SUNSET TERRACE DEVELOPMENT ity & Economic Development ILDING I A · istrative Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Page 24 of 33 walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (S') and no greater than twelve feet (12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. N/A Standard: Mid-block connections between buildings shall be provided. b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: The applicant has indicated large landscape pots would be provided Compliant if at the residential lobby entrance, as this entrance is set back from the property line. Condition of Other building entries occur immediately adjacent the sidewalk thus not a/lawing Approval is space for landscaping. Planting, container, and irrigation details were not provided Met with the application. Additionally, the applicant has submitted conceptual revisions to the elevations which include additional residential entrances at grade (Exhibit 18}. Therefore, staff recommends as a condition of approval, the applicant be required to incorporate plants, particularly at residential entrances along the street. Details for plants, containers, and irrigation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. Compliant if (a) Site furniture shall be made of durable, vandal-and weather-resistant Condition of materials that do not retain rainwater and can be reasonably maintained over an Approval is extended period of time. Met (b) Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Sta(t Comment: See FOF 27, Design District Analysis: Building Entries discussion above. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a ,/ minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 4. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, Admin Report and Decision City of Renton Department of C SUNSET TERRACE DEVELOPME ,unity & Economic Development BUILDING I oinistrative Site Plan Report & Decision WA15-000159, SA-A Report of January 12, 2016 Page 25 of 33 and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity. Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians Compliant if Condition of Approval is Met N/A Admin Report and Decision Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. Staff Comment: The applicant is proposing common open space in an outdoor plaza space on the first residential level and at various gathering spaces within the building. The common open spaces exceed the 50 square/unit requirement. The outdoor plaza space will have westerly territorial views and include space for barbeques and outdoor eating in addition ta passive seating areas. Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity. These areas are required to be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. Therefore staff recommends, as a condition of approval, the applicant submit a revised site/landscaping plan depicting a pedestrian-oriented space at the street corner, of Harrington Ave NE and NE Sunset Blvd, to emphasize pedestrian activity. The area shall be provided in an amount that is adequate to be functional and usable; shall be landscaped and located so that they are appealing to users and pedestrians. The revised site/landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. (a) The pedestrian-oriented space shall be provided according to the following formula: 1% ofthe site area+ 1% of the gross building area, at minimum. (b) The pedestrian-oriented space shall include all of the following: i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. (c) The following areas shall not count as pedestrian-oriented space: i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian- oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. City of Renton Department of Com SUNSET TERRACE DEVELOPMENT ity & Economic Development ILDING I A · · istrative Site Plan Report & Decision LUA1S-0001S9, SA-A Report of January 12, 2016 Page 26 of 33 ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. (d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. N/A Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map: N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. Standard: The public plaza must be landscaped consistent with RMC 4-4-070, N/A including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. S. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. a. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Compliant if Standard: All building facades shall include modulation or articulation at intervals of Condition of Approval is no more than forty feet (40'). Met Statt Comment: See FOF 24, Zoning Development Standard Compliance: Setbacks. ,, Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide ,, a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. b. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that alt sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Compliant if Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape Condition of Admin Report and Decision City of Renton Department of Com SUNSET TERRACE DEVELOPMENT ity & Economic Development 'ILDING I A · istrative Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Page 27 of 33 Approval is Met feature shall be provided along the facade's ground floor. Stott Comment: See FOF 24, Zoning Development Standard Compliance: Setbacks. Standard: On any facade visible to the public, transparent windows and/or doors are Compliant if required to comprise at least 50 percent of the portion of the ground floor facade Condition of that is between 4 feet and 8 feet above ground (as measured on the true elevation). Approval is Met Stott Comment: See FOF 24, Zoning Development Standard Compliance: Setbacks. Standard: Upper portions of building facades shall have clear windows with visibility ,/ into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. ,/ Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. ,/ Standard: Where windows or storefronts occur, they must principally contain clear glazing. ,/ Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: Compliant if (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in Condition of height, has a horizontal length greater than 15 feet, and does not include a Approval is window, door, building modulation or other architectural detailing; or Met (b) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Stott Comment: See FOF 24, Zoning Development Standard Compliance: Setbacks. Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; Compliant if (b) Trellis or other vine supports with evergreen climbing vines; Condition of Approval is (c) Architectural detailing such as reveals, contrasting materials, or other Met special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Stott Comment: See FOF 24, Zoning Development Standard Compliance: Setbacks. c. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest Admin Report and Decision City of Renton Deportment of Co, SUNSET TERRACE DEVELOPMEN nity & Economic Development UILDING I ·nistrotive Site Pion Report & Decision LUA15-000159, SA-A Report of January 12, 2016 Page 28 of 33 to the building. Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; ,/ (c) Projected cornices; (d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. d. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall· be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open ,/ space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. ,/ Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. ,/ Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. Staff Comment: In order to ensure that quality materials are used staff recommends Compliant if the applicant submit a materials board subject to the approval of the Current Planning Condition of Project Manager prior to building permit approval. Acceptable materials include a Approval is combination of brick, integrally colored concrete masonry, pre-finished metal, stone, Met steel, glass, cast-in-place concrete, or other high quality material. Full brick-sized material should be encouraged for at least the street level far;ade to ensure durable materials are applied in high traffic pedestrian locations. Any non-brick masonry finishes proposed at the ground level that may be accessible to humans should be anti-graffiti coating applied to ensure easy removal of graffiti. If this condition of approval is met the proposal would satisfy this standard. N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. N/A Standard: If concrete block walls are used, they shall be enhanced with integral color, Admin Report ond Decision City of Renton Department of Co, SUNSET TERRACE DEVELOPMEN nity & Economic Development UILDING I ·nistrative Site Plan Report & Decision LUA15-000159, SA-A Report of January 12, 2016 Page 29 of 33 textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. 6. SIGNAGE: In addition to the City's standard sign regulations, developments within Urban Design Districts C and Dare also subject to the additional sign restrictions found in RMC 4-4-lOOG, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-lOOG are possible for those proposals that can comply with the Design District criteria found in RMC 4-3-lOOF, Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required. Standard: Signage shall be an integral part of the design approach to the building. Staff Comment: A complete signage package would serve to ensure proposed signage is in keeping with building's architecture and exterior finishes. Therefore staff Compliant if recommends, as a condition of approval, the applicant be required to submit a Condition of conceptual sign package which indicates the approximate lacatian of all exterior Approval is Met building signage. Proposed signage shall be compatible with the building's architecture and exterior finishes and contributes to the character af the development. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager priar ta sign permit approval. N/A Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. N/A Standard: Corporate logos and signs shall be sized appropriately for their location. Compliant if Standard: Entry signs shall be limited to the name of the larger development. Condition of Approval is Met Staff Comment: See discussion above. Standard: Alteration of trademarks notwithstanding, corporate signage should not be N/A garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Compliant if Standard: Front-lit, ground-mounted monument signs are the preferred type of Condition of freestanding sign. Approval is Met Staff_ Comment: See discussion above. N/A Standard: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and Compliant if Condition of c. Back-lit signs with letters or graphics on a plastic sheet (can signs or Approval is Met illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection GB of this Section). Staff_ Comment: See discussion above. Compliant if Standard: Freestanding ground-related monument signs, with the exception of Condition of primary entry signs, shall be limited to five feet (5') above finished grade, including Approval is Met support structure. Admin Report and Decision City of Renton Department of Co SUNSET TERRACE DEVELOPMEN · nity & Economic Development U/LDING I inistrotive Site Plan Report & Decision LUAlS-000159, SA-A Report of January 12, 2016 Page 30 of 33 Staft Camment: See discussion above. Standard: Freestanding signs shall include decorative landscaping (ground cover Compliant if and/or shrubs) to provide seasonal interest in the area surrounding the sign. Condition of Alternately, signage may incorporate stone, brick, or other decorative materials as Approval is Met approved by the Director. Staft Comment: See discussion above. 6. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Staff Comment: The applicant has indicated compliance with the above lighting standard as well as the two standards mentioned below, in the submitted design Compliant if district compliance narrative. However, o lighting plan was not submitted identifying Condition of compliance with these standards, as such, staff recommends a condition of approval Approval is Met that requires the applicant to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties; at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. Standard: Accent lighting shall also be provided on building facades (such as sconces) Compliant if and/or to illuminate other key elements of the site such as gateways, specimen trees, Condition of other significant landscaping, water features, and/or artwork. Approval is Met Staff Comment: See discussion above. Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved Compliant if administratively or is specifically listed as exempt from provisions located in RMC 4-4- Condition of 075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or Approval is Met decorative lighting, right-of-way-lighting, etc.). Staft Comment: See discussion above. Admin Report and Decision City of Renton Department of Co, SUNSET TERRACE DEVELOPMEN Report of January 12, 2016 ! 1. CONCLUSIONS: nity & Economic Development U/LDING I 'nistrative Site Plan Report & Decision LUAlS-000159, SA-A Page 31 of 33 1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation if all conditions of approval are met, see FOF 22. 2. The subject site is located in the Center Village (CV) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 24. 3. The proposed Site Plan continues to meet the criteria outlined in the Planned Action Ordinance (Ordinance #5740) and qualifies as a planned action, see FOF 25. 4. The proposal complies with the Urban Design Regulations provided the applicant complies with City Code and conditions of approval, see FOF 27. 5. The proposal complies with the Site Plan Review regulations as established by City Code, and is consistent with the approved Renton Sunset Redevelopment Master Site Plan (LUA14-001475) provided all conditions of approval are complied with, see FOF 24 and 26. 6. There are adequate public services and facilities to accommodate the proposed development, see FOF 26. I J. DECISION: Staff recommends approval of the Sunset Terrace Development -Building I Site Plan, File No. LUA15-000159, as depicted in Exhibit 2, subject to the following conditions: 1. The applicant shall applicant comply with all applicable covenants of the Density Transfer Agreement, dated November 2, 2015, prior to building permit approval. 2. The applicant shall revise the ground floor along NE Sunset Blvd, as depicted in Exhibit 4, to include additional commercial uses with windows, doors/entries, building modulation, and other architectural detailing. The revised, elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 3. The applicant shall provide a detailed screening plan identifying the location and screening provided for surface and roof mounted equipment. The screening plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 4. The applicant shall submit to the Current Planning Project Manager sizing and location detail for the refuse and recyclable deposit area prior to building permit approval. Additionally, the applicant would be required to demonstrate how refuse and recyclables would be picked up and where it would be located on pick-up day to the satisfaction of the Current Planning Project Manager. 5. The applicant shall submit bicycle parking detail demonstrating compliance with the bicycle requirements outlined in RMC 4-4-0BOF.ll. The bicycle parking detail shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 6. The applicant shall create a public outreach sign in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The sign shall be placed on site prior to construction commencement. 7. The applicant shall revise the elevations to create a visually prominent entrance and/or distinctive gateway element at the intersection of NE Sunset Blvd and Harrington Ave NE. The revised elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit Admin Report and Decision City of Renton Department of Co SUNSET TERRACE DEVELOPME~ Report of January 12, 2016 'nity & Economic Development WLDING I inistrative Site Plan Report & Decision LUA15-0001S9, SA-A Page 32 of 33 approval. Additionally, amenities such as outdoor group seating, benches, transit shelters, fountains, and/or public art shall be provided. 8. The applicant shall be required to incorporate plants, particularly at residential entrances along the street. Details for plants, containers, and irrigation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The applicant shall submit a revised site/landscaping plan depicting a pedestrian-oriented space at the street corner, of Harrington Ave NE and NE Sunset Blvd, to emphasize pedestrian activity. The area shall be provided in an amount that is adequate to be functional and usable; shall be landscaped and located so that they are appealing to users and pedestrians. The revised site/landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 10. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. Acceptable materials include a combination of brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass, cast-in-place concrete, or other high quality material. Full brick-sized material should be encouraged for at least the street level fa~ade to ensure durable materials are applied in high traffic pedestrian locations. Any non-brick masonry finishes proposed at the ground level that may be accessible to humans should be anti-graffiti coating applied to ensure easy removal of graffiti. 11. The applicant shall be required to submit a conceptual sign package which indicates the approximate location of all exterior building signage. Proposed signage shall be compatible with the building's architecture and exterior finishes and contributes to the character of the development. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to sign permit approval. 12. The applicant shall provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties; at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this 12th day of January, 2016 to the Owner/Applicant/Contact: Owner: Colpitts Development Company LLC 2256 38'" Place E Seattle, WA 98112 Applicant/Contact: Kent Smutney Veer Architecture 600108'" Ave NE, Ste 503 Renton, WA 98004 TRANSMITTED this 12th day of January, 2016 ta the Parties of Record: Mark Gropper Renton Housing Authority Admin Report and Decision Jon Troxel PO Box 397 Bryan Barrus 922 Glenn wood Ave NE, #7 City of Renton Department of C SUNSET TERRACE DEVELOPME Report of January 12, 2016 PO Box 2316 Renton, WA 98056 Sharon Barker 15718 SE 143rd St Renton, WA 98059 Matt Nelson 1175 Harrington Pf NE, 207 Renton, WA 98056 Joel Dean 1100 Harrington Ave NE, #105 Renton, WA 98056 ,unity & Economic Development BUILDING I Shaw Island, WA 98286 Yong Zhong 27126 SE 18th Pf Sammamish, WA 98075 Harrington Place HOA 716 W Meeker St, #101 Kent, WA 98032 Gory Wafter 1100 Harrington Ave NE, #104 Renton, WA 98056 TRANSMITTED this 12'h day of January, 2016 to the following: Jennifer Henning, Planning Director Brianne Bannwarth, Development Engineering Manager Jan Conklin, Development Services Vanessa Dolbee, Current Planning Manager Fire Marshal ninistrative Site Plan Report & Decision LUA15-000159, SA-A Page 33 of 33 Renton, WA 98056 Beverly Meyer 1100 Harrington Ave NE, #209 Renton, WA 98056 Charles Lovejoy 1083 Harrington Ave NE Renton, WA 98056 Linda Perrine 306 Seneca Ave NW Renton, WA 98057 K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on January 26, 2016. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075{3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Admin Report and Decision EXHIBITS Project Name: Project Number: Sunset Terrace Development-Building I LUA15-000159, SA-A Date of Report 1/12/16 Staff Contact Roca le Timmons Senior Planner Project Contact/Applicant Kent Smutney; Veer Architecture 600 108'° Ave NE, Ste 503; Renton, WA 98004 Project Location NE Sunset Blvd and Harrington Ave NE The following exhibits were entered into the record: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Sunset Terrace Development Bldg 1-Administrative Report and Decision Site Plan Landscape Pian Elevations Floor Plans Utility Plan Sunset Area Community Planned Action Final EIS (dated April 1, 2011) Sunset Area Planned Action Ordinance #5740 Sunset Planned Action Area Map Sunset Area EIS Mitigation Measures (dated December 8, 2014) VAC13-001 Street Vacation Plan LUA 13-001114 Lot Line Adjustment Plan Density Transfer Agreement Transportation Concurrency Sunset Master Site Plan HEX Decision (LUA14-001475) Sunset Master Site Plan Sunset Library HEX Decision (LUA13-001720) Revised Elevations (dated October 22, 2015) ______ ___.,..Ren tOil m >< ::c t-1 CCI t-1 -f IIJ ~ ,_; '(J) i.~ .,, > 1z i I I '-'-'-''"'" I I ! 1~".§ o i ", \ 1 ,--} ~:,'lf4' L>r, .. ·,,., ,-;~ 11! 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Ill cu .... :II C O" ~~ :II C U 0 0 CL C :II = cu ::::11- LL. ~ ,a -·-,a ~ ' I 15 Hl01 3N - ~ . ~ : ~ e - t t i i ~ i " " ! ll ll ~ ~ ~ i t ~ --- (!) :!: z I-< z ..J < a. ..J a. • , ~ J ' § ! ~ ~ " ij I ~ ~ 0 . T"" I ..J " e I ! ! I I ' I ~ ~D M ,_ ~ m ~ X ~ .... Ill Q.J .... ::I C O" Q.J Q.J E °' ::I C I.I 0 0 C. Q ::I = Q.J ::I -LL. .Q I'll -·-! n ,~ .. I i! ,. ! ; l ' I l I ll i! L. ~I 811 'ANVdV\1081N3Vlld0131\30 Silldl08 cu I ;; l M311\3H Nlfld cu ~I ~' i~ 311S , ~ ·6p1e. -iuawdo1aAaQ a:,BJJa1 :tnuns > ; :p~ u -~ "'1:1' I- 1-1 i:a 1-1 ::z::: >< w .... ; .... :::s C C- CU CU Ea: :::S C u 0 0 Q, C :::s = (U :::s - II. ,g -·-~ < " u ff ---- I ,) ~ C i ii,1 ;•1 I '-''''''''", ~ ' ,, ----->.p -----,, ; ,· ------------_:' 011 'ANVd~OO 1N3~d013A30 SllldlOO M31"3il NYld 3lJS ,1, ·6P1e. -iuawdo1aAaa a:ae.ua.1 lQsuns i~ i I I H I r -~· Ir-_ . --I! ' "' ' ' ' I.. QJ QJ > ~ i I I ' ; '1 h Ii I' I 4, I I '\L'J --~~II -' ---!11 ' I -----.-JI• !::;: 11 I ~ -i"='!---L'-s' 'i !! In t:; ca """ :c >< w ' \,, l ' I I I i i : f ll/ e ! • l l • ' ~ ~ ! -. ' p ! ~ ~ II i !! ! I I ii i ! ; ' ,. '§ • , 111 I' 1 1 I I! ~ B 1:'. . . I j I l • • I ii I I z w I ~ w ~ " II • " :1 ~., ··~ cl !, s•· "' j! ~ii Q • • "' • ,! !! '" "' IK1=-o!ll ~ e 'dj8~ 1·;,., ~ ~"iljO Q 1:~!ljt <j 11;,1: j :,: 11~:!1 ,, !; EXHIBIT 7 Full Document Available upon Request CITY OF RENTON, WASHINGTON ORDINANCE NO. 5740 Full Document Available upon Request AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ESTABLISHING A PLANNED ACTION FOR THE SUNSET AREA PURSUANT TO THE STATE ENVIRONMENTAL POLICY ACT. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: SECTION I. Findings. The Council finds as follows: A. The City is subject to the requirements of the Growth Management Act, RCW 36.70A ("GMA") and is located within an Urban Growth Area; B. The City has adopted a Comprehensive Plan complying with the GMA, and has amended the Comprehensive Plan to address transportation improvements and capital facilities specific to the Sunset Area; C. The City has adopted a Community Investment Strategy, development regulations, and design guidelines specific to the Sunset Area which will guide growth and revitalization of the area, including the Sunset Terrace public housing project; D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset Area, supplemented by an addendum, that addresses the probable significant environmental impacts associated with the location, type, and amount of development anticipated in the Planned Action area; E. The mitigation measures identified in the Planned Action EIS, and attached to this ordinance as Attachment 8, together with adopted City development regulations, will EXHIBIT 8 1 City Lim its Planned Action Study Area Subarea Central North Sou th Sunset Mixed Use Po t ential Sunset Terrace Redevelopment N A ICF IHTJRNATIONAI EXHIBIT g Attachment A Planned Action Study Area 3 Community Planned Action Final NEPA/SEPA EIS Full Document Available upon Request Attachment B: Sunset Area Community Planned Action EIS Mitigation Measures Table of Contents Introduction and Purpose ...................................................................................................................... 3 SEPA Terms ............................................................................................................................................. 3 General Interpretation ........................................................................................................................... 3 Summary of Proposal, Alternatives, and Land Capacity ........................................................................ 4 Proposal and Alternatives ................................................................................................................ 4 Land Capacity ................................................................................................................................... 5 Location .................................................................................................................................................. 6 Mitigation Document ............................................................................................................................. 7 1. Earth .................................................................................................................................... 8 2. Air Quality ......................................................................................................................... 10 3. Water Resources ............................................................................................................... 16 4. Plants and Animals ............................................................................................................ 19 5. Energy ............................................................................................................................... 21 6. Noise ................................................................................................................................. 23 7. Environmental Health ....................................................................................................... 25 8. Land Use ............................................................................................................................ 28 9. Socioeconomics ................................................................................................................ 30 10. Housing ............................................................................................................................. 32 11. Environmental Justice ....................................................................................................... 34 12. Aesthetics .......................................................................................................................... 36 13. Historic/Cultural ................................................................................................................ 39 14. Transportation .................................................................................................................. 42 15. Parks and Recreation ........................................................................................................ 46 16. Public Services ................................................................................................................... 49 17. Utilities .............................................................................................................................. 54 Advisory Notes ..................................................................................................................................... 59 Attachment 1: Draft EIS, Cultural Resources Appendix J, Plan and Procedures for Dealing with the Unanticipated Discovery ........................................................................................................ 60 Attachment 2: Figure 3.17-1 Potential Subarea Utility Improvements and Phasing ........................ 62 Water .................................................................................................................................................... 63 Overview ........................................................................................................................................ 63 Edmonds-Glenwood Phase 1 ......................................................................................................... 63 New Library .................................................................................................................................... 63 New Mixed-Use Building Adjacent to New Library .............................................................................. 64 RHA's Piha Site ............................................................................................................................... 64 Planned Action Ordinance EXHIBIT 10 Attachment B: Mitigation Document ORDINANCE NO. 5693 IL !JV/ / eff! /~ I : ~,~::~,2' / --J I~ J ~ '4t (?>;; , / ~ , <?'.0 , I --...... ----4=' I PARCEL# ' "0:<"c;-"" 1 / l §! 7227801085 ~ h: '> , , . // / I --/ / ""'' V // ~CELI / I/ ' ""'' I ( I \ \ I 722780105s/ .!,, ' "/__ I , 7 .:sf. PARCEL# / , __ \ \ \ \ /II 722780108 / 1 ;::; °" \ \ \-----' / /!:. ····· PARCEL# #II I "' PARCEL# ~ 1 V 1 ~ 7227801055 .§;> 1 / 7227801055 ~ , / . 1;;'o/ / -. ~I / --0'" ----I I ---\\ // /~ PARCEL# \ 1 / AREA OF RIGHT-OF-WAY 7227801055 \ 1 / / TO BE VACATED VACATION AREA MAP EXHIBIT 1 • ~ 100'-0" I~ ~ RHA-STREETVACATION schemata RENTON.WA · ,•iorksh·op EXHIBIT 11 5 FLJ O' 25' 50' .EB 100' Project Number 1317 ~ 04/15/2013 VACATION AREA MA? EXHIBIT EXHIBIT B CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA 13--001114 LAND RECORD NO. LND-30--037 N w E s GRAPHICS~ '·' 1!5 ~ ~ / I I I I I I I I /RNLOTl.Wll-., \ \ / ~'77" I / / / ~ '"'~':".""'':':"'" \ / / \ \ / V EXHIBIT 12 / / / // / // / ~Jffl Ao,,.,. / / ~ ~ct,. / """ -~ "- •TI'tf~ OEll!Co'iTION (01U.I'.) RECORDING NO. VOLiPAGE ";r== lll!T_,ar :iw.·-· ~ ,,.., -~~"'.;:a;·-~(b. fOI.INo;>~ . ·-~- ~PO!NJ "" ·--• .,., ... Ctllll'-• !,----"' PflOJECT#; H-olt7 J 8HEET: 2 (ll' 2 NW 114. NW 114, SEC 09, TWP 23N, RNG !iii, W.M. S!rvtt~applng, Inc. 'tl· Wor,b' ·~··~,..,::t,..· ',»,<'~···t i,f~ ~ i;.~ ~ RENTON HOUSING AUTHORITY LOT LINE ADJUSTMENT ' ~<'11:iit a.,.141_ -.~-. 1011~114tf>Aw./6fl-.Vft~ PIIOf,o;(ff.HM,111 2011.ellEeuFIV!:¥•-'3.t!C.JLLl<l().l(T$11EIJE~ DENSITY TRANSFER AGREEMEN1 Full Document Available upon Request THIS DENSITY TRANSFER AGREEMENT ("Agreement") is entered into as of November 2, 2015 (the "Effective Date") by and between COLPITTS SUNSET, LLC, a Washington limited liability company ("Developer") and the CITY OF RENTON, a Washington municipal corporation (the "City"). Developer and the City are from time to time referred to herein individually as a "Party" and collectively as the "Parties". RECITALS A. Developer owns that certain parcel of real property located in the City of Renton, King County, Washington, and identified as "Phase J" on the site plan attached as Exhibit A to this Agreement (the "Site Plan"). B. The City owns the parcel adjacent to Phase l and identified on the Site Plan as the "KCLS Parcel" and has leased the KCLS Parcel to the King County Rural Library District for development of a library on the KCLS Parcel. C. Developer intends to construct a mixed use project on Phase l and Developer may acquire the parcels identified on the Site Plan as "Phase 2" and "Phase 3" for development of additional mixed use projects (each a "Project" and collectively, the "Projects"). The Phase l Project will be built with setbacks as shown on the attached Exhibit B. D. Developer desires to increase the allowable density of residential units, if feasible, above the density currently permitted under RMC 4-2-120.A in connection with the Phase I Project and the possible future Phase 2 and Phase 3 Projects. E. The City recognizes Developer's contributions to the Renton community, and Developer recognizes the long-term business benefits arising from construction of the Projects and the City's willingness to accommodate the development of the Projects under the terms of this Agreement. AGREEMENT NOW, THEREFORE, in consideration of the terms and conditions of this Agreement, and the mutual covenants herein contained, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows: I. Term. The term of this Agreement shall commence on the Effective Date and shall expire on November 2, 2020. Should the Phase I building construction be completed and a final certificate of occupancy be obtained, the Density Transfer Fee be paid for the Phase 2 building, and a building permit obtained for the Phase 2 building, the City will extend this Agreement for a term to allow the completion of the Phase 2 building and the Phase 3 building, but in no event beyond November 2, 2025. 2. Density Fees. Developer may, in its sole discretion, increase the number of allowable residential units for each Project in return for payment to the City of a fee in the 4608/002 05/11/15 cshiglcy\colpins\sunscl terrace EXHIBIT 13 density transfer agm.2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Full Document Available upon Request MEMORANDUM DATE: January 11, 2016 TO: Rocale Timmons, Senior Planner r FROM: Brianne Bannwarth, Development Engineering Manage~ SUBJECT: Traffic Concurrency Test -Sunset Terrace Development -Building 1; File No. LUA 15-000159 The applicant is requesting an Administrative Site Plan Review for the construction of a 6-story mixed-use building containing 110 residential apartment units and 2,078 square feet of commercial space. The subject site is located on the east side of Harrington Ave NE, Between Sunset Boulevard NE and Sunset Lane NE, and is a phase of a larger Renton Sunset Terrace redevelopment Master Site Plan (LUAl0-052 and LUA14-001475). The vacant 26,320 square foot site is located within the Center Village (CV) zoning classification. The proposed development would generate approximately 1,338 (790 for Apartments and 548 for Shopping Center) net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 73 net new trips (21 inbound and 52 outbound). During the weekday PM peak hour, the project would generate approximately 123 net new trips (72 inbound and 51 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: .. Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes EXHIBIT 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Full Document Available upon Request BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Renton Sunset Terrace Redevelopment Master Site Plan Site Plan, Conditional Use Permit LUA14-001475, SA-M, CUP ) ) ) FINAL DECISION ) ) ) ) ) SUMMARY The City has requested Master Site Plan review and a Conditional Use Permit to modify the Sunset Terrace Redevelopment Area by adding 90 additional residential units, increasing the height limit and lot coverage requirements and reducing setbacks. The City has also requested a change in the vesting timeline. The Master Site Plan Review and Conditional Use Permit are approved with conditions. The IO year expiration request is granted. TESTIMONY Rocale Timmons, senior planner, described the history of the project and the progress to date. She described the site characteristics and the revisions being requested for this process. Ms. Timmons stated since 2011, there have been some entitlements of land uses. The City and its partners have reevaluated the original Master Site Plan since the 2011 approvals of the Planned Action Ordinance and issuance of the FEIS. The preferred alternative was Alternative 3 from the FEIS. The City and its partners are requesting several changes to the preferred alternative including the addition of 90 more residential units, increased building heights, reduced setbacks, increased lot coverages and reclassification of local streets. In return, the City will be able to expand the proposed public park to 3.2 acres. SITE PLAN, CRITICAL AREAS EXEMPTION, STREET MODIFICATION, AND LOT LINE ADJUSTMENT-I EXHIBIT 15 Sunset Terrace Master Site Plan KEY RESIDENTIAL MIXED-USE \!a COMMUNITY -SITEAREA RENTON SUNSET AREA MSP EXHIBIT 16 N O' 100' 200' <00' EB DECEMBER 04, 201<1 MITHUN I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Full Document Available upon Request BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Renton Highlands Library ) ) ) Conditional Use, Site Plan, Variances ~ and Modifications ) LUAI3-001720, CU-H, VAR, VAR, MOD ) ) ) Summary FINAL DECISION The King County Library System (KCLS), is requesting Hearing Examiner Site Plan Review, a Hearing Examiner Conditional Use Permit, Civic Entry Orientation Variance, Lot Coverage Variance, a parking modification, a refuse and recycle modification and reductions of ten foot side and front yard setbacks to zero feet for the construction of a new 14,479 square foot public library at the intersection of NE JO'h St and NE Sunset Boulevard. The applications arc approved subject to conditions. Testimony Rocale Timmons, Senior Planner, stated that the site is bordered by Sunset Ln NE, Sunset Blvd NE, and NE 10th Street. The proposed library will be 14,000sqft located on a 16,000sqft site in the CV Comprehensive Plan designation and zoning classification. The surrounding uses include multi- family residential, a gas station, and a Safeway store. There are two existing structures on site 24 which will be demolished prior to construction of the library. The library will be accessed via Sunset Lane NE. The new library includes associated parking, landscaping, and infrastructure. The proposal includes 47 parking stalls. The proposed structure would have a height of 27ft at its tallest point. There will be 90 percent lot coverage. Aspects of the design were incorporated to accommodate a future mixed-use retail development on Sunset Lane. The aoolicant is requesting 25 26 CONDITIONAL USE, SITE PLAN VARIANCE, MODIFICATION -1 EXHIBIT 17 D I, _l] -- :Jl l 'ANltd~O:J 1N3~d013A30 SlildlO:J ~ ase4d 0~/6 8l!S , ~ ·6p19, • lUawdo1a11.aa a:ieJJa.11asuns --"'" <.J 1.. ii! (l) ~ g H~ I (l) -n > 'ic a;; ~ ,, •• I 00 .-1 I-..... co ..... :c >< w D r - . ..JJJ 0 11 'ANVd V\10 0 .1N3 V\l d013/\30 S.1.lldlOO -~ aselfd o ~/6 &l!S , ~ ·Bp1e. -lu&wdo1aAaa a:ie..ua1 iasuns m •• . 'i •' i • i - ~ QJ ~ ; QJ > = ~ I I I jll l ! ; IHI C ; _.; i-... ·1 .. ii :: w z w ~ z 0 t; z ci:: Cl'. :2 z 0 i== ~ w ...J w ::c ~: ~i C ) D I -·® - L ::lll 'AN'v'dl"JO::l 1N31"Jd013i\30 Silldl O::l QJ ~ ase4d 0~/6 QJ 3l!S .~ ·6p1 s . -,uawdo1a1,aa a::ie.ua1 ,asuns > - I I ' ' I I ~ ~ g x ~ ; ~ J I ii; iH w z Cl ~ cO f- UJ C.I) z :, C.I) z 0 ~ ...J UJ ~ ~ J: ~~ o.· A ~, _,I I I i ~~. ~ = <' iltr'nllllO L'.tO @)~.<?~-~HEAST/EAST ELEVATION-SUNSET BLVD NE CD~~! ELEVAT ION -SUNSET BLVD NE I I ' 'V "''""""""' To. 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P":t:~ S _.LQ_~~ •uoo:,.• ·~ --~~~ RES ie~~: 6, RES-t,~~ I . -~ : .. ~ -KfS ~:;~J:~~ / ... = RES LEVEi.. t 357----:10-~ CD ~O~RTYARD-NORTH NOOK SUNSET BLVD NE ;or~4~ ~ '\ ___ / T_QR~ 1 F1 1a 1 , 114-0 il02\ pa+---,o,H· I -~ AES ;;:eio~-6 _ __ft.;..8'feE1~~ -____fil_.S f1E1~~: ~ RESt:,~tJ ~ -~sf:~ (~ S~~-~TYARD-W EST ELEVATION SUNSET BLVD N E ,wu _RES ;~~D~ ~ -Tloe"".JIIIIC -·· R.ES js~~;.-5 ~T~~~ , u,1,.,.,~ ·~ RES;.,~~;.~ iri'. • lci1 I" I I U ii l " -~~~•w•- RES t~tol-S ,,2·, COURTYARD-NORTH SUNS ET BLVD NE \._: ',/ 1(8:" 1'0" D I ! I I :' 11 1. ! I 1 1 ' == u 1/) ...J ...J ;.. ;,: en z ,, <( ~ c.. ::E ' 0 -C: ... u e 3l I-z CL <11 w 0 ..c: ::E "ii a. a. >o 0 QI ... C al ...J QI ~ " U.J ~ 0 ~ en ~ I= Ill a:: C: ...J :I 0 II) u I veer ARCH ITECTURE PLLC I00 \091.~-"! ::~~WAHX<' f •)14'()1 641lt ' Ot'-C·lOliU -v-,:rr·rsr,me '1.A7A~Yh'"111D I U_..\'AllO\li j A ~~s j D I __ , 011 'ANVdl'IIO:J 1 N31'11d013 t\30 Slildl O:J ~ 8Sl!lfd D ~/6 aiis .~ ·6p1a. -iuawdo1a11.aa a::>eJJal )asuns - Q) Q) > 1- (/) I l-o ~ w z z 0 ~ w _J w I ~t o · z ~ ~ ~ "I! I g ! ; --I=; :i ... n ~ ;H :: DEPARTMENT OF COM ... ,JNITY AND ECONOMIC DEVELOPMENT ----------'KentOil ® A. ADMINISTRATIVE SITE PLAN REPORT & DECISION REPORT DATE: January 12, 2016 Project Name: Sunset Te rrace Deve lopment -Buildin Owner: Colpitts Development Company LLC; 22 Applicant/Contact: Kent Smutney; Veer Architecture; 600 1 th File Number: LUAlS-000159, SA-A Project Mana g er: Roca le Timmons, Sen io r Planner Project Summary: The applicant is requesting Administrative Si te Plan Review for t he con struction of a 6- story mix ed -use build i ng co nta in i ng 110 res ide ntia l units a nd 2,078 square feet of co mmercial space. The subject site is locate d on the eas t side of Harrington Ave NE , between NE Sun se t Blvd and Sun se t Lane NE and is the second pha se of the larger Ren ton Sunset Terrace Redevelopment Maste r Site Plan (LUAl0-052 and LUA14- 001475}. Th e mixed-u se structure woul d have an average he ight of approximately 70 f ee t. The vacant 26,320 square foot site is lo cat ed within the Center Village (CV) zoning classification. Primary ve hicular access to the site would be provided v ia a shared driveway (with th e abutti ng Sunset High l ands Library to the east) ext e nd e d from Sunset Lane NE. A tota l of 119 parki ng spaces would be provi ded within three levels of structured parking of which two floors are located be low grade. There appears to be no critical a r eas lo cated on site. Project Location: NE Sunset Bl v d and Ha rri ngt on Ave NE Site Area: 26,310 SF Project Location Map Admin Re port and Decision City of Rento n De portment of Community & Economic Development SUNSET TERRACE DEVELOPMENT-BUILDING I Administrative Site Pion Report & De cisio n LUAlS-000159, SA-A Report of Ja nuary 12, 201 6 I 8. EXHIBITS: ... , .. E·x hibff 1: · · Ex hi.bit 2: ............ Ex hibit.3: Ex hibit 4: Ex hibit 5: Ex hibit 6: Ex hibit 7: Exhibit 8: Ex hibit 9: Exhibit 10: Exhibit 11 : Exhibit 12 : Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Sunset Terrac e Development Bldg 1 -Administrative Report and Deci sion ' ' Sit~ Plan Landscape ~_la _~--- Elevations _ . Floor Plans Utility Plans Sunset Area Community Planned Action Final EIS (dated April 1, 2011) Sunset Area Planned Action Ordinance #5740 Sunset Planned Action Area Map Sunset Area EIS Mitigation Measures (dated December 8, 2014) VAC13-001 Street Vacation Plan LUA 13-001114 Lot Line Adjustment Plan Density Tran sfer Agreement Transportation Concurrency Sunset Master Site Plan HEX Decision (LUA14-001475) Sun set Master Site Plan Sunset Library HE X Decision (LUA13-001720) Re v ised Elevations (dated June 12, 2015) I C. GENERAL INFORMATION: 1. Owner(s) of Record : 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: a. North: Future City Pork (CV) b. East: Sunset Library (CV) C. South: NE Sunset Blvd Colpitts Development Company LLC 2256 38 th Place E Seattle, WA 98112 Center Village (CV) Commercial Mixed Use (CMU) Vacant d. West: Future Sunset Terrace Developmen t -Bldg II (CV zone) 6. Site Area : 0 .604 acre s I 0 . HISTORICAL/BACKGROUND: Page 2 of 33 Action Comprehensiv e Pla n Land Use Fi le No. N/A O r dinance No . 5758 Date 06/22/2015 A d m in Rep o rt and Decisio n Denis Law _.:..-,--[)_.. ...... ,C~i~ty~o~f ~------.-')'.-Y 0 __ .:M•y:or ------,:~~gTD'tiw]J ~~; November 2, 2015 Kent Smutney Veer Architecture 600 108th Ave NE, Ste 503 Renton, WA 98004 SUBJECT: "Off Hold" Notice Community & Economic Development Department C.E."Chip"Vincent, Administrator Sunset Terrace Development: Building 1/ LUAlS-000159, SA-A Dear Smutney: Thank you for submitting the additional materials requested in the June 23, 2015 letter from the City. Your project has been taken off hold and the City will continue review of the Sunset Terrace Development: Building 1 project. If you have any questions, please contact me at (425) 430-7219. Sincerely, ~f?C6~~ ;oc.lie Timmons Senior Planner cc: Colpitts Development Company LLC / Owner(s) Party(ies) of Record Renton City Hall • 1055 South Grady Way .. Renton, Washington 98057 • rentonwa.gov ol ' June 23, 2015 Kent Smutney Veer Architecture 600 108th Ave NE, Ste 503 Renton, WA 98004 SUBJECT: "On Hold" Notice Community & Economic Development Department C.E. "Chip" Vincent, Administrator Sunset Terrace Development: Building 1 / LUAlS-000159, SA-A Dear Smutney: The Planning Division of the City of Renton accepted the above master application for review on March 11, 2015. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before September 23, 2015 so that we may continue the review of the above subject application: • Executed Density Agreement At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7219 if you have any questions. Sincerely, :J.~~ Senior Planner cc: Colpitts Development Company LLC / Owner(s) Party(ies) of Record Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov 7019 47th Ave SW, Unit 20 Seattle, WA 98136 March 30, 2015 Rocale Timmons City of Renton Renton City Hall 1055 S Grady Way, Renton, WA 98057 Re: Sunset Terrace Development, Building 1, Comments Dear Ms. Timmons: Thank you for the opportunity to comment on the Sunset Terrace Development, Building 1 Site. My qualifications and interest in preparing comments is that I am a long time planner, community and housing developer. Most recently, I developed two new communities in White Center, now named Greenbridge and Seola Gardens. These mixed use communities totaling over 700 rental units, schools, commercial and service uses have won numerous awards and are thriving mixed use communities. I also helped write the Sunset Area Transformation Plan application to HUD for a $30 million Choice Neighborhood Grant. In that process, I became very familiar with the City's objectives for the neighborhood, its investments over the last eleven years, and its planned investments. I take particular interest in this building because it is the first of a number of planned buildings on Sunset and as such will set the tone and style for changing Sunset neighborhood. Sunset Boulevard is the gateway both the smaller Sunset area neighborhood as well as to the Highlands area of Renton. These dense and monumental buildings will create a massive wall along Sunset and do not invite pedestrians and visitors into the neighborhood and park beyond. Because the height and density allowed here, I think this buildings and the ones to follow have a particular role in defining this neighborhood. Rather than the appearance of a massive and forbidding institutional series of apartment blocks, these buildings need to communicate character, friendliness, beauty, openness, and personality, home, and neighborhood. The overall massing, color choice and fac;:ade treatment along Sunset does just the opposite. I would urge you to reject the current design without substantial improvement. I believe the fac;:ade treatment on Sunset is especially egregious. The City's design guidelines require residential buildings on streets to have pedestrian friendly uses and facades. The Southeast/East Elevation is clearly the back of the building even to the bulk of the neighborhood that passes through this area, it is the front. There is an unsuccessful attempt to disguise the fact that this face is primarily a parking garage by a mix of commercial glazing, vents, concrete, "art'' and a towering two-story wall immediately next to the sidewalk. Greenery may cascade over a wire grid but will not hide the towering blank wall. There is no continuity of concept, use, design or appearance along this entire fa\:ade. The architect threw the kitchen sink at this in order to camouflage a forbidding fa\:ade. I believe this treatment entirely violates the City's requirements for this type of location for a residential building in this district. The corner at Harrington and Sunset is unremarkable as a corner and arrival destination for the Sunset area. It needs to be emphasized as a corner with materials, color, and unique treatment. The colors of the building are depressing, unremarkable and do not distinguish and separate the towers and court area. The overall appearance is institutional and commercial, the building lacks warmth and personality. This is a gateway building in an important neighborhood in Renton that will set the tone for the additional planned buildings on this corner and will announce both Sunset and the Highlands. I urge you to reject the current design as unresponsive to City design objectives, and to enter into a review process that invites urban developers and designers who have successfully solved the challenges of a site like this in denser urban settings. 1 would be glad to participate. Sincerely, ac{_{U0-lfJ~1}L Deborah J Gooden Principal Pacific Development Concepts C Renton Department of Community & £com Development ENVIRONMENTML & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: \'r{);(\'),t(\/rv1 'r,1}('. \ COMMENTS DUE: APRIL 3, 2015 I APPLICATION NO: LUAlS-000159, SA-A DATE CIRCULATED: MARCH 20, 2015 APPLICANT: Kent Smutny PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Sunset Terrace Development, Bldg 1 PROJECT REVIEWER: SITE AREA: 26,320 square feet EXISTING BLDG AREA (gross): LOCATION: Sunset Blvd NE and Harrington Ave NE PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Review for the construction of a 6-story mixed-use building containing 110 residential units and 2,078 square feet of commercial space. The subject site is located on the east side of Harrington Ave NE, between Sunset Blvd NE and Sunset Lane NE and is a phase of the larger Renton Sunset Terrace Redevelopment Master Site Plan (LUA10-0S2 and LUA14-001475). The mixed-use structure would have an average height of approximately 70 feet. The vacant 26,320 square foot site ls located within the Center Village (CV) zoning classification. Primary vehicular access to the site would be provided via shared driveway (with the abutting KCLS library to the east) extended from Sunset Lane NE. A total of 119 parking spaces would be provided within three levels of structured parking of which two floors are located below grade. There appears to be no other critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housino Air Aesthetics Water LiohttGlore Plants Recreation Land/Shoreline Use Utilities Animals Tronsoortatlon Environmental Health Public Services Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000Feet 14,000Feet (!) 0~~ak 61n,t_ft;,o_~ kn'H~ ~~ /;"-, f'4 i );' 8 ' f;~ or'Jcltu ft; k ul-, /1 ze.d, ~~a~h..t L,.. N; YL. ~ ---, · ;,v-6-t~ t:--v,if0~ P~- (5 Pw1cO'Mf1~/"4~~~,A~ B. POLICY-RELATED COMMENTS ~ u/ I '-fAvu_ c,(/(_,{_ 1v0 .A/VY)?'~ /b ~ h C. CODE-RELATED COMMENTS & ' ~C,vt.Lf/U:, A,/vJ/1.£2-ru:A!s 17> 0/71@· ; 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 inform · n is needed to properly assess this proposal. Date -·c·ity of I I I I I ! ·u'",--,·-(~: . _. ,., ',,, NOTICE OF APPLICATION A Mo,tor AppUcatlon h.i< bun nltd aod ,u:coptad ..,;,h lh• D rtm (CEa)-PlonnlniONl~on oflhftCiiy of At ta Th loll •P-1 anlo!C,,mmunit, & Etonomle ~oloprnent PubjlcApprovaoi•, n n. • ow!n1bri1ffydtscnbu th• appll<.don and tlto MtoS<ary DATI: OF NOTICI' OFAPPUcAnON: •ROJECT NAME/NOMBEII\ PROJECT lOCATION, PERMITT/R~IEW ftEQUUTED: sa•••an-Adm,ninr.,rive APPUCANT/PIIOlECTCONTACT PEll.50N· Ken!Smutny, VHrArc01t«turo, SlLC/ 600 l08~ Aw'lf, Sto. S0l/Ronron. WA ~9004l415-40J,6B2II ...i 11/ k•n:11!),.or.,n;h;c.-crure com ~::::~•; ~::::: ~=;:;i::; s~ttad In wrrtm1 ta Roa lo Tlmmon,, S.nlor Plan Mr, DO!>•runont <rl '/<JU h•vo question, aboul thl, proposal' orwl,:t<>bi,.Gmdy way, Romon, WA~=. _by S:OII p.m. on April~. lOUI. If contact th• projort r.A;nagor at (4l5) ~,a.ni9. Anv:e :• P':"'"1 recnrO andrece""" add,Uonal notrfi<>ton h'{mail, P•"'I ol recardandwrll bonctij!O<lofao, decision"" I.hill pr~. bm,t> wralwn mmmoms .,,11 autnmato<alli °"'om•• PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OFJ\PPUCATION: MARO! 11, 2015 NOTICE OFOOMPITTEJ\PPUCATION: MAROl 20, lOl5 \',1' CERTIFICATION I, / {_jj(Jff~ '({r]!I,/r/,LVL , hereby certify that ? copies of the above document were posted in £ conspicuous places or nearby the described property on Sig*~'----------Date:_...,,.9_j?JJ:.......,;l-'--~---'-7)_,_< __ STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that ·p '-•, ,cl .r T, m,,,rns signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. // I lie in and for the State of Washington Kent Smutney Sunset Terrace Development See Attached See Attached (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING L> ) \ ) ss ) Applicant Owner Parties of Record 300" Surrounding Property Owners i --,··. \\ I i / l. \.. I I certify that I know or have satisfactory evidence that Sabrina Mirante . ;, .• .. . signed this instrument and acknowledged it to be his/her/their free and voluntary act fort~ ~~~P,~"rpoiJ!J . mentioned in the instrument. 'l,c 0-'",,<"B.17 .2 . Dated: ,, ;1 ,, , 1 ,, d I I ". '1,1 ............... -'--~ '1 '1,,.. h11\\\w"" O' ~: '' ., I ) . ,,,,,, ;q.SH1NG~ ,,,,·' Public in and for the State of Washington Notary (Print): , .. \,, ·, .,., , ..• , s ------'-"....S..;,.+--'--"-"'-'-'-""-------------- My appointment expires: .t,ql,,{ ]'\ .-;; t ,:1 \) Sunset Terrace Development, Building 1 LUAlS-00159, SA-A template -affidavit of service by mailing Matt Nelson 1175 Harrington Pl NE, 207 Renton. WA 98056 Garv Walter 1100 Harrington Ave NE, #104 Renton. WA 98056 Sunset Terrace Development LLC 2256 38th Pl E Bellevue, WA 98112 Joel Dean 1100 Harrington Ave NE, #105 Renton, WA 98056 Sharon Barker 15718 SE 143rd St Renton. WA 98059 Kent Smutnev Veer Architecture 600 108th Ave NE, 503 Bellevue, WA 98004 Jon Troxel PO Box 397 Shaw Island, WA 98286 Charles Lovejoy 1083 Harrington Ave NE Renton. WA 98056 %Around the Clock Harrington Place HOA 716 W Meeker St, #101 Kent. WA 98032 Bryan Barrus 922 Glennwood Ave NE, #7 Renton, WA 98056 Yong Zhong 27126 SE 18th Pl Sammamish, WA 98075 Mark Gropper Renton Housing Authority PO Box 2316 Renton, WA 98056 Beverly Meyer 1100 Harrington Ave NE, #209 Renton. WA 98056 Linda Perrine 306 Seneca Ave NW Renton, WA 98057 7227801085 7227801085 7227801085 Tenant Tenant Tenant 984 Harrington Ave NE APT B 2707 NE 10th St 984 Harrington Ave NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801085 7227801085 7227801085 Tenant Tenant Tenant 2707 NE 10th St APT B 970 Harrington Ave NE 2715 NE 10th St Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801085 7227801085 7227801085 Tenant Tenant Tenant 2707 NE 10th St APT A 984 Harrington Ave NE APT A 2715 NE 10th St APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801085 7227801085 7227801085 Tenant Tenant Tenant 984 Harrington Ave NE 2715 NE 10th St APT B 984 Harrington Ave NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801085 7227801085 7227801085 Tenant Tenant Tenant 2707 NE 10th St APT D 2715 NE 10th St APT A 2715 NE 10th St APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801201 7227801205 7227801205 YADAV & GILL LLC Tenant Tenant 2800 NE Sunset Blvd 2806 NE Sunset Blvd 2832 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Tenant Tenant Tenant 2810 NE Sunset Blvd 2806 NE Sunset Blvd UNIT A 2836 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Tenant Tenant Tenant 2822 NE Sunset Blvd 2816 NE Sunset Blvd 2834 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Tenant Tenant Tenant 2830 NE Sunset Blvd 2842 NE Sunset Blvd 2806 NE Sunset Blvd UNITE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Tenant Tenant Tenant 2814 NE Sunset Blvd 2820 NE Sunset Blvd 2806 NE Sunset Blvd UNIT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801055 7227801055 Tenant Tenant Tenant 2808 NE Sunset Blvd 2647 Sunset Ln NE APT A 2647 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801205 Tenant Tenant Tenant 2620 Sunset Ln NE APT A 965 Harrington Ave NE 2838 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Tenant Tenant Tenant 2806 NE Sunset Blvd UNIT B 2824 NE Sunset Blvd 2812 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2605 Sunset Ln NE APT A 2641 Sunset Ln NE APT A 2611 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801205 Tenant Tenant Tenant 2641 Sunset Ln NE 2623 Sunset Ln NE APT D 2844 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Tenant Tenant Tenant 2806 NE Sunset Blvd UNIT D 2902 NE Sunset Blvd 2806 NE Sunset Blvd UNIT G Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2647 Sunset Ln NE 2629 Sunset Ln NE APT A 2620 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2630 Sunset Ln NE APT C 2617 Sunset Ln NE APT B 2611 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2612 Sunset Ln NE APT C 2644 Sunset Ln NE APT A 2623 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 965 Harrington Ave NE APT C 2635 Sunset Ln NE APT B 2612 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2641 Sunset Ln NE APT D 2647 Sunset Ln NE APT C 2620 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2620 Sunset Ln NE APT D 2617 Sunset Ln NE APT C 2644 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2623 Sunset Ln NE APT C 2630 Sunset Ln NE APT D 965 Harrington Ave NE APT A Renton, WA 98056 Renton,WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 965 Harrington Ave NE APT B 2629 Sunset Ln NE APT D 2647 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2644 Sunset Ln NE APT B 2635 Sunset Ln NE 2605 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2620 Sunset Ln NE 2635 Sunset Ln NE APT D 2641 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2644 Sunset Ln NE 2629 Sunset Ln NE 2630 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2617 Sunset Ln NE 2720 Sunset Ln NE APT B 2623 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 965 Harrington Ave NE APT D 2617 Sunset Ln NE APT D 2630 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2612 Sunset Ln NE APT B 2605 Sunset Ln NE APT B 2611 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2623 Sunset Ln NE 2635 Sunset Ln NE APT A 2617 Sunset Ln NE APT A Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2612 Sunset Ln NE APT D 2635 Sunset Ln NE APT C 2630 Sunset Ln NE APT B Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2612 Sunset Ln NE APT A 2644 Sunset Ln NE APT D 2720 Sunset Ln NE Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2641 Sunset Ln NE APT C 2629 Sunset Ln NE APT B 2629 Sunset Ln NE APT C Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801400 7227801400 Tenant Tenant Tenant 2647 Sunset Ln NE APT A 2606 Sunset Ln NE 2606 Sunset Ln NE APT A Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2647 Sunset Ln NE APT D 2620 Sunset Ln NE APT A 965 Harrington Ave NE Renton, \NA 98056 Renton, \NA 98056 Renton, WA 98056 7227801055 7227801400 7227801400 Tenant Tenant Tenant 2605 Sunset Ln NE APT A 2601 Sunset Ln NE APT D 1007 GLENN\NOOD AVE NE APT B Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801400 7227801400 7227801400 Tenant Tenant Tenant 1011 GLENN\NOOD AVE NE APT A 1011 GLENN\NOOD AVE NE APT C 975 Harrington Ave NE APT A Renton, \NA 98056 Renton, WA 98056 Renton, \NA 98056 7227801400 7227801055 7227801055 Tenant Tenant Tenant 2601 Sunset Ln NE 2641 Sunset Ln NE APT A 2611 Sunset Ln NE Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2641 Sunset Ln NE 2623 Sunset Ln NE APT D 2647 Sunset Ln NE Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2629 Sunset Ln NE APT A 2620 Sunset Ln NE APT C 2630 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801400 7227801400 7227801400 Tenant Tenant Tenant 1011 Glennwood Ave NE 2601 Sunset Ln NE APT B 1011 GLENNWOOD AVE NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801400 7227801400 7227801400 Tenant Tenant Tenant 1011 GLENNWOOD AVE NE APT D 1007 Glennwood Ave NE 975 Harrington Ave NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2617 Sunset Ln NE APT B 2611 Sunset Ln NE APT C 2612 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801400 7227801400 Tenant Tenant Tenant 2644 Sunset Ln NE APT A 2606 Sunset Ln NE APT B 975 Harrington Ave NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801400 7227801400 7227801400 Tenant Tenant Tenant 2601 Sunset Ln NE APT C 975 Harrington Ave NE APT B 975 Harrington Ave NE APT D Renton, WA 98056 Renton,WA 98056 Renton, WA 98056 7227801400 7227801055 7227801055 Tenant Tenant Tenant 1007 GLENNWOOD AVE NE APT A 2623 Sunset Ln NE APT B 965 Harrington Ave NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE APT B 2612 Sunset Ln NE 2641 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2647 Sunset Ln NE APT C 2620 Sunset Ln NE APT B 2620 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2617 Sunset Ln NE APT C 2644 Sunset Ln NE APT C 2623 Sunset Ln NE APT C Renton, WA 98056 Renton,WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2630 Sunset Ln NE APT D 965 Harrington Ave NE APT A 965 Harrington Ave NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2629 Sunset Ln NE APT D 2647 Sunset Ln NE APT B 2644 Sunset Ln NE APT B Renton, WA 98056 Renton,WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE 2605 Sunset Ln NE 2620 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE APT D 2641 Sunset Ln NE APT B 2644 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2629 Sunset Ln NE 2630 Sunset Ln NE APT A 2617 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2720 Sunset Ln NE APT B 2623 Sunset Ln NE APT A 965 Harrington Ave NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2617 Sunset Ln NE APT D 2630 Sunset Ln NE 2612 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2605 Sunset Ln NE APT B 2611 Sunset Ln NE APT D 2623 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE APT A 2617 Sunset Ln NE APT A 2612 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE APT C 2630 Sunset Ln NE APT B 2612 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2644 Sunset Ln NE APT D 2720 Sunset Ln NE 2641 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2629 Sunset Ln NE APT B 2629 Sunset Ln NE APT C 2647 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2647 Sunset Ln NE APT D 2620 Sunset Ln NE APT A 965 Harrington Ave NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2605 Sunset Ln NE APT A 2641 Sunset Ln NE APT A 2611 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2641 Sunset Ln NE 2623 Sunset Ln NE APT D 2647 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2629 Sunset Ln NE APT A 2620 Sunset Ln NE APT C 2630 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2617 Sunset Ln NE APT B 2611 Sunset Ln NE APT C 2612 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2644 Sunset Ln NE APT A 2623 Sunset Ln NE APT B 965 Harrington Ave NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE APT B 2612 Sunset Ln NE 2641 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2647 Sunset Ln NE APT C 2620 Sunset Ln NE APT B 2620 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2617 Sunset Ln NE APT C 2644 Sunset Ln NE APT C 2623 Sunset Ln NE APT C Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2630 Sunset Ln NE APT D 965 Harrington Ave NE APT A 965 Harrington Ave NE APT B Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2629 Sunset Ln NE APT D 2647 Sunset Ln NE APT B 2644 Sunset Ln NE APT B Renton, \NA 98056 Renton,\NA 98056 Renton, \NA 98056 7227500550 7227500550 7227500570 RUFFALO SAM RUFFALO SAM Tenant 2615 NE Sunset Blvd 2621 NE Sunset Blvd 922 GLENN\NOOD AVE NE APT 8 Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227500570 7227500570 7227500570 Tenant Tenant Tenant 922 GLENN\NOOD AVE NE APT 6 922 GLENN\NOOD AVE NE APT 11 922 GLENN\NOOD AVE NE APT 9 Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE 2605 Sunset Ln NE 2620 Sunset Ln NE Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE APT D 2641 Sunset Ln NE APT B 2630 Sunset Ln NE APT A Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2617 Sunset Ln NE 2720 Sunset Ln NE APT B 2623 Sunset Ln NE APT A Renton, \NA 98056 Renton, \NA 98056 Renton, \NA 98056 7227801055 7227500570 7227500570 Tenant Tenant Tenant 965 Harrington Ave NE APT D 922 GLENN\NOOD AVE NE APT 10 922 GLENN\NOOD AVE NE APT 7 Renton, \NA 98056 Renton, \NA 98056 Renton, IN A 98056 7227500570 7227500570 7227500570 Tenant Tenant Tenant 922 Glennwood Ave NE 922 GLENN\NOOD AVE NE APT 3 922 GLENN\NOOD AVE NE APT 4 Renton, \NA 98056 Renton, \NA 98056 Renton, IN A 98056 7227500570 7227500570 7227801055 Tenant Tenant Tenant 922 GLENNWOOD AVE NE APT 1 922 GLENNWOOD AVE NE APT 2 2617 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2612 Sunset Ln NE APT B 2605 Sunset Ln NE APT B 2611 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE APT A 2617 Sunset Ln NE APT A 2612 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2635 Sunset Ln NE APT C 2630 Sunset Ln NE APT B 2612 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Tenant Tenant Tenant 2644 Sunset Ln NE APT D 2720 Sunset Ln NE 2641 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801065 Tenant Tenant Tenant 2629 Sunset Ln NE APT B 2629 Sunset Ln NE APT C 2801 NE 10Th St Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801065 7227801065 7227801065 Tenant Tenant Tenant 2723 Sunset Ln NE APT D 2723 Sunset Ln NE APT C 2723 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801065 7227801065 7227801075 Tenant Tenant Tenant 2723 Sunset Ln NE APT A 2723 Sunset Ln NE APT B 2711 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801075 7227801075 7227801075 Tenant Tenant Tenant 2711 Sunset Ln NE APT B 966 Harrington Ave NE APT A 2717 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801075 7227801075 7227801075 Tenant Tenant Tenant 966 Harrington Ave NE 966 Harrington Ave NE APT B 966 Harrington Ave NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801075 Tenant 2711 Sunset Ln NE APT D Renton, WA 98056 7227801075 Tenant 2717 Sunset Ln NE APT D Renton, WA 98056 7227801024 Tenant 950 Harrington Ave NE Renton, WA 98056 7227801024 Tenant 944 Harrington Ave NE Renton, WA 98056 7227801024 Tenant 920 Harrington Ave NE Renton, WA 98056 7227801025 Tenant 2705 NE Sunset Blvd Renton, WA 98056 7227801026 SAFEWAY INC STORE #0366 2725 NE Sunset Blvd Renton, WA 98056 7227801400 Tenant 2601 Sunset Ln NE APT A Renton, WA 98056 7227801075 COLPITIS SUNSET LLC 2717 Sunset Ln NE APT B Renton, WA 98056 7227500635 HARRIS-VUKOV SILVIA DENISE 5641 PLEASURE POINT LN SE BELLEVUE, WA 98006 7227801075 Tenant 2717 Sunset Ln NE APT A Renton, WA 98056 7227801075 Tenant 2711 Sunset Ln NE APT C Renton, WA 98056 7227801024 Tenant 946 Harrington Ave NE Renton, WA 98056 7227801024 Tenant 944 Harrington Ave NE Renton, WA 98056 7227801024 Tenant 914 Harrington Ave NE Renton, WA 98056 7227801026 Tenant 1145 NW GILMAN BLVD #G7 ISSAQUAH, WA 98027 7227801400 Tenant 1007 GLENNWOOD AVE NE APT D Renton, WA 98056 7227900090 2801 NE SUNSET BLVD LLC 2801 NE Sunset Blvd UNIT A Renton, WA 98056 7227801085 Tenant 2707 NE 10th St APT C Renton, WA 98056 7227801075 Tenant 966 Harrington Ave NE APT D Renton, WA 98056 7227801024 Tenant 920 Harrington Ave NE Renton, WA 98056 7227801024 Tenant 950 Harrington Ave NE Renton, WA 98056 7227801024 Tenant 914 Harrington Ave NE Renton, WA 98056 7227801024 Tenant 946 Harrington Ave NE Renton, WA 98056 7227801025 ZAMOOR ASSOCIATES LLC 960 Harrington Ave NE Renton, WA 98056 7227801400 Tenant 1007 GLENNWOOD AVE NE APT C Renton, WA 98056 7227900090 2801 NE SUNSET BLVD LLC 2801 NE Sunset Blvd UNIT B Renton, WA 98056 7227500570 SUNSET VISTA LLC 922 GLENNWOOD AVE NE APT 5 Renton, WA 98056 Denis Law Mayor March 20, 2015 Kent Smutny Veer Architecture, PLLC 600 108'h Ave NE, Ste 503 Renton,\NA 98004 Community & Economic Development Department C.E."Chip"Vincent, Ad mi nistrato r Subject: Notice of Complete Application Sunset Terrace Development, Building 1, LUAlS-000159, SA-A Dear Mr. Smutny: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Rocale Timmons Senior Planner cc: Colpitts Development Company/ Ownerls) Renton Housing Authority, Veer Architecture, Harrington Place HOA, Matt Nelson, Yong Zhong, Gary Walter, Jon Troxel, Charles Lovejoy, Beverly Meyer, Joel Dean 1 Linda Perrine, Sharon Barker, Bryan Barrus/ Parties of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov ~·'.j' ... .....=__,>"--"'"'....,_...., ___ ~-~·· City of f r r ( ) NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: March 20, 2015 PROJECT NAME/NUMBER: Sunset Terrace Development, Building 1/LUAlS-000159, SA-A PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review for the construction of a 6-story mixed-use building containing 110 residential units and 2,078 square feet of commercial space. The subject site is located on the east side of Harrington Ave NE, between Sunset Blvd NE and Sunset Lane NE and is a phase of the larger Renton Sunset Terrace Redevelopment Master Site Plan (lUAl0-052 and LUA14-001475). The mixed-use structure would have an average height of approximately 70 feet. The vacant 26,320 square foot site is located within the Center Village (CV) zoning classification. Primary vehicular access to the site would be provided via shared driveway (with the abutting KCLS library to the east} extended from Sunset Lane NE. A total of 119 parking spaces would be provided within three levels of structured parking of which two floors are located below grade. There appears to be no other critical areas located on site. PROJECT LOCATION: Sunset Boulevard NE and Harrington Ave NE PERMITS/REVIEW REQUESTED: Site Plan-Administrative APPLICANT/PROJECT CONTACT PERSON: Kent Smutny, Veer Architecture, PLLC/ 600 108th Ave NE, Ste. 503/Renton, WA 98004/425-401-6828 ext 11/ kent@veerarchitecture.com Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 980S7, by 5:00 p.m. on April 3, 2015. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7219. 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: MARCH 11, 2015 NOTICE OF COMPLETE APPLICATION: MARCH 20, 2015 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Sunset Terrace Development, Building l / LUAlS-000159, SA-A NAME:---------------------------------- MAILING ADDRESS: ________________ City/State/Zip: __________ _ TELEPHONE NO.: -------------- March 5, 2015 City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 Re: Sunset Terrace Site Plan Review Submittal Department of Community Development, RECEIVED MAR O 6 2015 CITY OF RENTON PlANNING DIVISION Kent Smutny with Veer Architecture, PLLC is authorized to act as our agent to sign and submit the required application and materials associated to our Site Plan Review Submittal for the Sunset Terrace Development -Building 1 project. Sincerely, C. • Colpitts Development Company, lLC 2256 38"' Place East Seattle, WA 98112 2L)()2fJ2_"onesp _const1ltjuris_201 l 04 _ Corr_J uri.s _Agent A uthoriztmn City of Renton RECEIVED MAR O 6 2015 LAND USE PERMIT MASTER APPLICATION c~~!~:G~~~;~N PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: Colpitts Development Company LLC Sunset Terrace Development-Building I ADDRESS: 2256 38th Place East PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: Sunset Boulevard NE and Harrington Avenue NE Renton, WA 98056 CITY: Seattle ZIP: 98112 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: 206.322.1381 7227801075 APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: Kent Smutny Multifamily COMPANY (if applicable): Veer Architecture PLLC PROPOSED LAND USE(S): Mixed-Use EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 600 108"' Ave NE, Ste 503 Center Village PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Renton ZIP: 98004 (if applicable) n/a EXISTING ZONING: TELEPHONE NUMBER: CV (Center Village) CONTACT PERSON PROPOSED ZONING (if applicable): n/a SITE AREA (in square feet): NAME: Kent Smutny 26,320 SF SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Veer Architecture PLLC DEDICATED: none SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 600 108'" Ave NE, Ste 503 none PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Bellevue ZIP: 98004 ACRE (if applicable) 183.33 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) kent@veerarchitecture.com 425-401-6828 x11 NUMBER OF NEW DWELLING UNITS (if applicable): 110 H:\2011\201104 Sunset Terrace\Submittals\2015-03-05 Site Plan Review-Submittal\Land Use Master Application.doc -I - RECEIVED . lOJECT INFORMAT,.:.._10"---N--'.c-'----o=-:: _ _c_:=_ -=-"=u=e--=dL__ ______ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: $15,250,000 MAR O 6 2015 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IS THE SITE LOCATED IN ANY TYP BUILDINGS (if applicable): 158,676 sf ENVIRONMENTALLY CRITICAL AREA, ~i1Jl006JDl!I SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): 2,078 sf SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 27 0 FLOOD HAZARD AREA 0 GEOLOGIC HAZARD 0 HABITAT CONSERVATION 0 SHORELINE STREAMS & LAKES 0 WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal description on seoarate sheet with the followina information included! SITUATE IN THE NW QUARTER OF SECTION _09_, TOWNSHIP _23_, RANGE _05_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Namels) Ke 1,:f 5mvJJ\,i , declare under penalty of perjury unde)(e laws of the State of Washington that I am (please check one) _____ the current owner of the property involved in this application or the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein nd the inf •• ation herewith are in all respects true and correct to the best of my knowledge and belief. 3/~/12 I I Date Signature of Owner/Representative STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that +"""'-'--'"'---~""-''-'--'<..is."-.L""-J~- signed this instrument and acknowledge it to be his/her their free and voluntary act I r the uses and purpose mentioned in the instrument. · Dated H:\201 l \201104 Sunset Terrace\Submittals\2015-03-05 Site Plan Review-Submittal\Land Use Master Application.doc Date -2 - ,. March 5, 2015 City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 veer ARCHITECTURE PLLC Re: Sunset Terrace Development Building 'A' Site 9 /10 BACKGROUND RECi:lV .:U MAR O 6 2015 CITY OF RENTON PLANNING DIVISION A Master Site Plan was approved in 2011 for the Sunset Terrace public housing community to create a mixed-use, mixed density, mixed income community. The City more recently requested and received hearing examiner approval on January 14, 2015 for Master Site Plan Review and a Conditional Use pennit to modify the Sunset Terrace Redevelopment Area now that feasible development plans for the area have been defined. This allowed the mechanisms to approve modifications to allowable density, height and lot coverage. PROJECT LOCATION/ EXISTING CONDITIONS The project site is bounded by N.E. Sunset Boulevard (State Highway 900) to the Southeast, by Harrington Avenue N.E. to the Southwest, by Sunset Lane to the Northwest and by "lbe KCLS building under construction to the Northeast. The site is located within the Sunset Terrace master Plan area in the Center Village zone (CV). The site is approximately 26,320 square feet (.60 acres). Soils arc characterized by medium-dense to dense native sand and silty soils beneath a thin layer of loose fill. Because of their density the soils only have limited infiltration potential. The proposed building envelope is allowable with the guidelines established in the Sunset Terrace Master Plan through the Site Plan Review process. 2( 10202 _ corresp _ cumult_j uri~ _ 20 t 1 04 _ ( :orr _J uri~ _ SitcPlanSubmitt:1.IN arrati,·c PROPOSED DEVELOPMENT A seven story mixed-use project with associated structured parking is proposed for the site. The building will contain a total of 110 residential units and 2,078 square feet of commercial space. Five levels of residential flats are proposed to be developed on the 26,320 square foot mixed-use/library site over 6 at grade townhouse type units for a total of 110 units. The proposed density of the project is 183.33 dwelling units per acre. The maximum outright density allowed in the CV zone is 80 dwelling units per acre. Construction will be managed from a job site office located in the former Renton Housing Authority maintenance building directly across Sunset Lane from the subject site. Deliveries to the site will occur on Sunset Lane. Parking requirements will be accommodated on three levels of structured parking, one below grade, one partially below grade and one above grade. The parking will be accessed from Sunset Lane on the Northwest side of the site. Residential parking in the CV zone is to be provided at a minimum of one stall per dwelling unit and a maximum of 1. 7 5 stalls per dwelling unit. There are 110 units in the proposed project therefore 110 residential parking spaces, minimum are required and 192 spaces maximum are allowed. Commercial space will be parked at a minimum of 2.5 stall/1000 square feet. There is 2.078 square feet of commercial space thus yielding a requirement of 6 parking stalls. Minimum total parking required would then be 110+6=116 stalls and maximum allowed parking would be 192+6=198 stalls. It is anticipated that there will be 119 parking stalls in the project. The project will include the realignment and construction of the Sunset Lane right of way. From the proposed building side of the right of way the cross section consists of a 12' sidewalk, 6" curb, 18' angled parking, 20' drive lane, 6" curb for a total right of way width of 51 '. The project will also include completion of a looped water main around the building from N.E. 1Qth Street to Harrington Avenue. The proposed project will generate 13,600 CY of export and will include the removal of three trees. Drainage will be handled with a detention vault located in the underground portion of the parking structure and will have exterior access for maintenance. The vault will provide flow control prior to releasing water to the existing storm drain system in the Harrington Avenue NE right of way that then flows along Sunset Blvd. NE toward Lake Washington. Estimated construction cost is: $15,250,000. Estimated fair market value of the proposed project is: $23,800,000. 200202 _ corrcsp _ consult_juris _20 11 04 _ Corr_J uris _Site PlanSubmittalN arrati\"c MODIFICATION TO DESIGN DISTRICT REQUIREMENTS AS ALLOWED THROUGH ADOPTION OF THE SUNSET TERRACE REDEVELOPMENT REEVALUATION /ADDENDUM Density A modification to the district maximum density of 80 dwelling units per acre to allow the proposed development of 183.33 dwelling units per acre will be allowed through approval of a density bonus agreement. Height A modification to the building height limit from 60' maximum for buildings that contain commercial space to 70' is proposed and allowable through the adoption of the Sunset Terrace Redevelopment Reevaluation/ Addendum. I ,ot Coverage A modification from the 75% maximum lot coverage limit to 96.9% is proposed and allowable through the adoption of the Sunset Terrace Redevelopment Reevaluation/ Addendum. Setbacks A modification from the zone required 10' front and side yard setbacks is proposed and allowable through the adoption of the Sunset Terrace Redevelopment Reevaluation/ Addendum. Commercial Frontage and Depth A modification from the 75% commercial frontage requirement along Sunset Blvd. is proposed and allowable through the adoption of the Sunset Terrace Redevelopment Reevaluation/ Addendum. Proposed commercial frontage on Sunset Blvd. is 31 %. The proposed commercial space is situated at the cornet of Sunset Blvd. and Harrington Avenue NE because Harrington Avenue NE is a more pedestrian friendly street. 79% of the Harrington Avenue frontage consists of either commercial space or residential amenity space. MODIFICATION TO DESIGN DISTRICT REQUIREMENTS REQUESTED Private Open Space Private open space is required to be provided at 60sf per dwelling unit. 44 of the units in the project are proposed to have private decks meeting the private open space criteria. We request a modification to not require the remaining units in the project to have decks. A mix of units, some with decks and some without decks reduces repetition in the design of the building. Units without decks will incorporate "Juliet" balconies which introduces an element that helps to create modulation and adds interest to the building fa~ade. Transparency 50% of the building wall between 4' and 8' above grade is required to be transparent. The proposed project does not meet this requirement along Sunset Boulevard because our parking structure abuts the right of way at this location thus not lending to the use of windows. If windows were utilized glare from headlights on cars 2ll0 202 _ com·sp 3onsult_iuris_ 201104_ Corr _.J uris _Site PlanSu blTUttalN arrativc circulating within the parking structure would be a nuisance to traffic on Sunset Boulevard and to adjacent properties across the right of way. Blank Walls Blank walls facing a right of way greater than 6' in height and 15' in length are to be avoided. The proposed project does not meet this requirement along Sunset Boulevard because our parking structure abuts the right of way at this location thus not lending to the use of openings that would break up a blank wall. Because of the configuration of the garage structure the parking area must be mechanically ventilated and when mechanical ventilation is utilized the location and extent of openings must be controlled. Sincerely, Veer Architecture, PLLC Kent Smutny, Manager 200202_ corresp _ consul t_j uris_ZO 1104_ Corr_J uris_Sire PlanSu bmittalN arm ti Ye PREAPPLICATION MEETING FO~c:::ivED SUNSET TERRACE DEVELOPMENT MAR O 6 2015 NE SUNSET BLVD & HARRINGTON AVE N~ITY OF m:NTON PLANNING ::J1VISION CITY OF RENTON Department of Community and Economic Development Planning Division PRE12-007 February 09, 2012 Contact Information: Planner Rocale Timmons Phone: 425.430.7219 Public Works Reviewer: Jan Illian Phone: 425.430. 7216 Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT MEMORANDUM DATE: January 27, 2012 TO: FROM: SUBJECT: Rocale Timmons, Associate Planner Corey Thomas, Plans Review Inspector Sunset Terrace Development 1. The preliminary fire flow requirement is 3,000 gpm based on a fully fire sprinklered building. A minimum of four fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and three hydrants are required within 300-feet. One hydrant is required within 50- feel of the fire department connections. Existing hydrants can be counted toward the requirements as long as they meet current code. It appears adequate fire flow is available in this area. Looped fire mains (12 11 ) are required all around the building when fire flows exceed 2,500 gpm. 2. The fire mitigation impact fees are currently applicable at the rate of $388.00 per residential unit and $0.52 p-er square foot of commercial area. No charge for parking garage areas. Credit will be granted for the existing buildings lo be removed .. 3. 4. -t-5. ';f<--6. An approved fire alarm, fire sprinkler system and dry standpipe system are required throughout the building. Separate plans and permits are required lo be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. An annual place of assembly permit is required for occupancies exceeding 50 persons. An automatic external defibrillator (AED) is required if the occupancy exceeds 300 persons. Fire department apparatus access roads are required to be a minimum of 20-feet wide with 25-feet inside and 45-feet outside turning radius.\ The proposed 13-feet wide street is not acceptable. .$u.1lScr Vl.\11!" All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher and car width shall be a minimum of 80-inches wide with a center opening door. 7. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 8. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. See below for the format in which to submit your plans. In an effort to streamline our pre-fire process, we are requesting that you submit a site plan of your construction project in one of the following formats which we can then convert to VISIO.vsd. This is required to be submitted prior to occupancy. ABC Flowcharter.af3 ABC Flowcharter.af2 Adobe Illustrator File.ai AutoCad Drawing.dwg AutoCad Drawing.dm Computer Graphics Metafile.cgin Corel Clipart Format.cmx Corel DRAW! Drawing File Format.edr Corel Flow.cfl Encapsulated Postscript File.eps Enhanced Metafile.emf IGES Drawing File Formati"s Graphics Interchange Format.<rif Macintosh PICT Format.net Micrografx Desi1mer Ver 3.1.drw Micrografx Desicmer Ver 6.0.dsf Microstation Drawing.dcm Portable Network Graphics Forrnat.pnf Postscript File.ps Tag Image File F ormat.tif Text.tJct Text.csv VISIO.vsd Windows BitrnaP.bmo Windows Bitrnao.dib . Windows Metafile.wmf Zsoft PC Paintbrush Bitmao.ocx c:\users\rtimmons\appdata\local\microsoft\windows\temporary interoet files\content.outlook\o8k6733o\sunset.doc ...:,.:_·- DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM February 7, 2012 Rocale Timmons, Planner Jan Illian, Plan Review gl2- Sunset Terrace Development NE Sunset Blvd and Harrington Ave NE PRE 12-007 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. ~ 1. There is an existing 6-inch cast iron water main in Sunset Lane NE, an 8-inch cast iron water main in Harrington Ave NE and a new 12-inch water main in Sunset Blvd NE. Available maximum fire flow from this system is 2,100 gpm. The project is located in the 565 pressure zone. The static pressure at ground elevation 338 is about 98 psi. 2. The Fire Department has calculated preliminary fire flow for this project to be 3,000 gpm. Extension of the new 12-inch high pressure (565-zone) water main in Sunset Blvd NE will be required to provide the necessary fire flow and water pressure demand to serve this site. The 12-inch main in Sunset Blvd NE can deliver 5,000 gpm with a static pressure of 84 psi. The 12-inch main will be required to be extended in Harrington Ave NE, east in Sunset Lane NE, and back to NE 10'" Street where a connection back to the 12-inch main will be needed. At minimum, a hydrant is required for each 1,000 gpm of required fire flow. One hydrant shall be located within 150 feet, and two additional hydrants shall be located within 300 feet of the building. The fire department has requested an additional hydrant to meet spacing standard requirements. 3. Water system development fees will be based on the size of the domestic waters, irrigation meters, and fire services that will serve this proposed project. This fee is payable prior to issuance of the construction permit. See fee schedule attached. 4. The development is subject to the City's Special Assessment District #41 for the Highlands Water Main Improvements project (ordinance No. 5462). The estimated assessment amount, as of 1/30/12, is Sunset Terrace Development-PR[ )7 Page 2 of4 February 7, 2012 ,d,-'. ··-·;· --~·· -, ,.,,. $88,421 for parcels #5 and #6 of the Special Assessment District (Tax lots# 7227801085 and 7227801055). 4. A separate utility permit and separate plans will be required for the installation of all double detector check valve assembly for fire sprinkler system. DDCVA installations outside the building shall be in accordance with City of Renton Standards. Fire service system development fees will be based on the size of the fire service line(s). See fee schedule attached. 5. Since the buildings will exceed 30 feet in height, a separate backflow device (DCVA) will need to be installed in line of the domestic water meters for the library and residential portion of the project. 6. A reduced pressure backflow assembly (RPBA) will be required to be installed at the meter to the retail space. The RPBA shall be installed inside a "hot-box'' per City standard details. 7. Separate water meter and backflow prevention assembly (DCVA) is required for the laf!dscape irrigation system. 8. Individual pressure reducing valves will be required downstream of each domestic water meter since static pressure from the new higher pressure water main will be above 80 psi. Sanitary Sewer 1. There is an 8-inch sewer main in Harrington Ave NE, NE 10'h Street, and Sunset Blvd. 2. Sewer system development fees will be based on the size of the domestic water(s). This is payable prior to issuance of the construction permit. See fee schedule attached. 3. Applicant proposes underground parking. The building department will require floor drains, which will need to be connected to the sanitary sewer through an approved oil/water separator located outside the building, if feasible. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. E:,{l/.'!Lf'i °l)\UIN po 1J l'(?U:? Storm Drainage 1. There are storm drainage improvements in NE 10'", Sunset Lane, and Harrington Ave NE. _ ,,_ FU.L~ ~· P.T t l'c"-• ·-- 2. A drainage plan and drainage report will be required with the site plan appJjcatjon The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 4. Surface Water System Development fees of $.405 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 5. Applicant will be required to submit separate structural plans for review and approval under a building permit for storm water vault. Special inspection from the building department is required. H:\CED\Planning\Current Planning\PREAPPS\12-007.Rocale\Plan Review Comments PRE 12-007.doc Sunset Terrace Development-Pl 'IJ7 Page 3 of 4 February 7, 2012 6. A Construction Storm Water Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. N /A Transportation/Street l. All adjacent right-of-ways need to be fully improved in conformance to the current street standards, as shown in the conceptual drawings in the Sunset Area Planned Action EIS. This will include dedication of additional right-of-way on all four frontages of the property. Existing right-of-way width in NE 10"' and Harrington Ave NE is 60 feet, 50 feet in Sunset Lane, and 87 feet in Sunset Blvd NE. Sunset Blvd NE -The new frontage improvements are to include an 8-foot planting strip and 12-foot multi-use sidewalk behind the existing curb. Additional right-of-way will be required to the back of the new sidewalk. The exact dedication required cannot be accurately determined without s4rvey information showing the location of the existing curb. Based on rough information included in the EIS, this dedication could be 12 feet or more. NE 10th St and Harrington Av NE -The frontage improvements for these streets are for a new curb and gutter section located 18 feet from the existing centerline of the right-of-way. The planting strip is to be eight feet in width, and the new sidewalk is to be six feet in width. This will require dedication of an additional two feet of right-of-way along both frontages. Curb bulbs are also to be included on both streets at their intersections with both Sunset Blvd NE and Sunset Lane NE. Sunset Lane NE -Based on the street improvements shown in the EIS, angle parking will be allowed on this street. The angle parking can be moved to the south side of the street, adjacent to the development site. The street must be improved with a 10-foot sidewalk along the development frontage (south side of the street), and 38 feet of pavement. The 38 feet allows for angle parking and a minimum of 20 feet of clear space for two-way traffic and minimum fire access and response requirements. This existing right-of-way width of 50 feet will accommodate this level of improvements. Future improvements to the north side of the street may require up to 14 feet of additional right-of-way dedication from the future park development site. 2. Street lighting is required on all four frontages to meet the lighting levels specified in RMC 4-4-0601. 3. Current traffic mitigation fees are $75 per new additional generated daily trip as determined by the current addition of the ITE trip generation manual. A fee increase is expected in January of 2013. General Comments 1.· The multi-family portion of this project may qualify for a fee waiver. Fees which may be partially waived include: • Building permit and plan review fees • Public Works plan review and inspection fees • Water, surface water, and wastewater system development charges • Fire, transportation, and parks impact mitigation fees Fifty percent {50%) of the above fees may be waived for eligible market-rate rental housing projects in accordance with Renton Municipal Code 4-1-210,.Waived Fees. Request for rental housing incentive fee H:\CED\Planning\Current Planning\PREAPPS\12--007.Rocale\Plan Review Comments PRE 12-007.doc Sunset Terrace Development-PR 07 Page4 of 4 February 7, 2012 waivers must be made prior to or by the administrative site plan review period. Fee waivers are effective for building permits issued after August 13, 2001, and will sunset on December 31, 2012, unless extended by City Council action. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Professional Engineer. 3. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and an application fee to the counter on the sixth floor. H:\CED\Planning\Current Planning\PREAPPS\12-007.Rocale\Plan Review Comments PRE 12-007.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M February 9, 2012 Pre-Application File No. 12-007 Rocale Timmons, Associate Planner Sunset Library Mixed Use Development General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located on the northwest block of the intersection of NE Sunset Blvd and NE 10'" St. The project site totals 0.96 acres in area and is located within the Center Village {CV) zoning classification. The pre-application packet indicates that the proposal is to demolish the existing four residential structures, which are a part of the Sunset Terrace housing project, and construct a mixed use building which contains a total of 112 residential units and 18,900 square feet of commercial space of which 15,000 square feet would be occupied by a new King County Library facility. The applicant is proposing a total of 234 parking stalls which would be located within three levels of structured parking. Access to the site would be provided via a curb cut off of Sunset Ln NE. There appear to be no critical areas on site. Current Use: The property currently contains four existing Sunset Terrace housing structures which are proposed to be demolished, Zoning: The subject property is located within the Center Village zoning classification. In addition, the proposal would be subject to the Design District "D" standards and guidelines. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CV standards" herein). Commercial is an outright permitted use within the CV zone. i:\rtimmons\preapps\12-007 (cv sunset terrace library).doc Sunset Library Mixed I Page 2of7 February 9, 2012 'RE12-007 Library uses would be required to obtain a Hearing ExaminerConditional Use Permit. Attached residential is permitted within the Cl/ zone, if ground floor commercial development at a minimum of seventy five percent {75%) of the frontage of the building is provided on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. Minimum Lot Size. Width and Depth -There are no minimum requirements for lot width or depth within the CD zone at this location. The minimum require.ment, of 25,000 square feet, for lot size would not be applicable to the proposal unless the applicant is proposing to subdivide the property. Density-The minimum density in the CV zone is 20 units per net acre and the maximum density is 80 units per net acre. The applicant did not indicate the amount of area that would be required to be dedicated for right-of-way therefore a calculation on net density could not be provided. The proposal for 112 units on the 42,020 gross square foot site {0.96 acres) arrives at a gross density of 115.5 du/ac {112 units/ 0.96 acres= 115.S du/ac). The project exceeds the allowable density requirements of the CV zone. All increases in density beyond allowances in the code would need to be addressed through a to-be-developed development agreement. t;" Lot Coverage -The CV zone allows a maximum lot coverage of 65% which can be increased to 75% if parking is provided within the structure. Information regarding the footprint of the proposed structure was not provided with the submittal materials, therefore staff was not able to calculate the number lot coverage of the proposal. A lot coverage analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use application. Setbacks-Setbacks are the distance.between the building and the property line or any private access easement. Setback requirements in the CV zone are as follows: 10-foot minimum for the front yard setback which can be reduced to zero through the site plan review process if no blank walls are provided within the reduced setback; a 15 foot maximum front yard setback; and a 10 foot minimum side-yard along a street setback which can also be reduced to zero if no blank walls are provided within the setback. Gross Floor Area -There is no minimum requirements for gross floor area within the CD zone. Building Orientation -Commercial and civic uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot. The front entry of residential only uses shall be oriented to a public or private street developed to the required standards in RMC 4-6-060. Building Height -The maximum building height that would be allowed in the CV zone is 60 feet for mixed use projects. Based on the conceptual elevations provided the proposed structure would exceed the height limits of the zone by 8 feet. c,o.W I not-I kt, t,t.Sf 'i'~1lt-'-1'r /Ou'il!V>"t/J r t<~NtJJr Per RMC 4-2-120C a request to exceed the height allowance in the CV zone may be done through an Administrative Conditional Use permit. However, as the proposal would be required to obtain a Hearing Examiner Conditional Use Permit in order to establish the Library use all other permits would be reviewed by the City's Hearing Examiner. In consideration of a request for conditional use permit for additional building height, the Reviewing Official shall consider all relevant information, and the following factors along with the criteria in RMC 4-9-030. Conditional Use Permits. i:\rtimmons\preapps\12-007 (cv sunset terrace library).doc Sunset Library Mixed l Page 3 of7 February 9, 2012 'RE12-007 a. Loi:a-tion Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regulation of the City. c. Effect on Adjacent Properties: Building heights shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of the maximum height is proposed adjacent to or abuts a lot designated R-1, R-4, R-8, R-10, R-14 or RM-F, then the setbacks shall be equivalent to the requirements of the adjacent residential zone if the setback standards exceed the requirements of the Commercial Zone. The applicant may also seek to request the increase in height through the ta-be developed development agreement. Building elevations and detailed descriptions of elements and building materials are required with your site plan review submittal. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Jil Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC 4-4--090, "Refuse and Recyclables Standards" (enclosed). For multi-family developments a minimum of 1 Y, square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. For office, educational, and institutional developments a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 4 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Based on the proposal for a total of 15,000 square feet of library space and 3,900 square feet of commercial space; a minimum area of 100 square feet of refuse and recycle area would be -required. Another.22:!:._.square feet of refuse and recycle area should also be dedicated based on the proposal for 112 residential units. Additionally, at least one deposit area/collection point for every 30 dwelling units is required. If the proposal does not include additional deposit areas/collection points, a request for a refuse and recycle modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with the formal land use application. Landscaping -Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Based on the proposal the applicant would be required to request a modification through the site plan review process in order to reduce the 10-foot landscaping requirement. i:\rtimmons\preapps\12-007 (cv sunset terrace library).doc Sunset Library Mixed I Page4 of7 February 9, 2012 RE12-007 Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time af application for Site Plan Review. Tree Preservation -A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preseNatian of at least 5 percent of significant trees. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. Fences -If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking -For the purposes of parking calculations a library is considered a cultural facility. The following ratios would be applicable to the site: Use Square Footage gf Use or Ratio Required Spaces /!Qf Attached Residential Units Library 15,000SF Min/Max: 40 spaces / 1,000 Min/Max: 600 SF Commercial 3,900 SF Varies depending on use Unknown Attached 112 units Min: 1 space/ dwelling unit Min: 112 spaces Residential Max: 1.75 spaces/ dwelling Max: 196 spaces unit The applicant 1s proposing a total of 235 parking stalls of which 62 spaces would be dedicated to the proposed library. It appears the applicant would not meet the stall requirement. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. The applicant will be required ot the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions} ond calculations of the subject site and the overall campus use. Based on the proposal for 112 residential units, 56 bicycle parking stalls are required to be provided. The number of bicycle parking stalls required for the commercial and library uses are based on a 10% ratio of the vehicular parking stalls required for the uses. Based on parking requirements outlined above the applicant would also be required to provide at least 60 additional bicycle parking stalls. The applicant is encouraged to request o parking modification in order ta reduce the number of required vehicular and bicycle parking stalls. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1) forfurther general and specific parking requirements. Required parking shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure for all residential uses. Any additional parking may not be located between the building and public street unless located within a structured parking garage. Parking for commercial uses may not l>e located between the building and the public street unless located within a structured parking garage and for all mixed uses joint parking is required subject to RMC 4-4-080E(3). All 235 proposed parking stalls are located within the structure, complying with the requirement for structured and joint use parking. i:\rtimmons\preapps\12-007 {cv sunset terrace library).doc Sunset Library Mixed I Pages of7 February 9, 2012 'RE12-007 Structured parking stalls must be a minimum of BY. feet x··1s feet; a stall that has greater than a 45 degree angle must be BY. feet x 16 feet. Structured compact stalls must have dimensions of 7y, feet x 12 feet; a stall with greater than a 45 degree angle must be 7Y. feet x 13 feet. Compact structured parking spaces shall not account for more than 50 percent of the spaces in the structured parking areas. Structured parallel stall dimensions have a minimum of 9 feet x 23 feet also. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Access -Driveway widths are limited by the driveway standards, in RMC 4-40801. Pedestrian Access -A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. It appears the praposal provides adequate pedestrian connections to public spaces and streets. Building Design Standards -Compliance with Urban Design Regulations, District 'D', is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. 1. A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. 2. Facades shall be articulated and vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. 3. Pedestrian pathways within parking lots o.r parking modules shall be differentiated by material or texture from abutting paving materials. 4. Site furniture shall be provided and shall be made of durable, vandal-and weather- resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. 5. Amount of common space or recreation area to be provided is minimum fifty (50) square feet per unit. 6. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 7. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. · 8. Lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as specimen trees, other significant landscaping, water features, and/or artwork. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size of the proposed structure. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton i:\rtimmons\preapps\12-007 (cv sunset terrace library).doc Sunset Library Mixed Page 6of7 February 9, 2012 PRE12-007 · · 'Erivironme11ta·1 Review Committee. ·This deter'rnination is subject to appeal by eitherthe project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements The proposal would require Hearing Examiner Conditional Use Permit review in order to establish the Library use on the site. A second Conditional Use Permit would be required in order to exceed the height requirements of the OJ zone unless addressed in the to-be- developed development agreement. Site Plan and Environmental (SEPA) Review would also be required. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements-such as the number, size, brightness, lighting intensity, and location - to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Conditional Use Permit application fee is $2,000. The Site Plan Review application fee is $2,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. Any modification request would be reviewed with the land use application and would costs $100 each. There is an additional 3% technology fee charged at the time of land use application. Detailed ·information regarding the land use application submittal is provided in the attached handouts. i:\rtimmons\preapps\12-007 (cv sunset terrace library).doc Sunset Library Mixed Page 7 of7 'RE12-007 February 9, 2012 In addition to the required land use permits, separate construction, building and sign permits · would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. Impact fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined. + A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; • Fire Mitigation Fee based on $0.52 per square foot of new commercial building area and $388.00 per new multi-family unit; and • A Parks Mitigation Fee based on $354.51 per new multi-family unit. + A School District Impact Fee based on $1,236 per new multi-family unit. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. Phasing For development proposed on only a portion of a particular site, an applicant may choose to submit a site development plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site development plan approval is being requested. In every case, the site development plan application and review shall cover at least that portion of the site which is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. The Reviewing Official may grant site development plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection L of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. If the time limits of a particular phase are not satisfied, then site development plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the Uniform Building Code and Uniform Fire Code regulations in force at the time of building permit application. i:\rtimmons\preapps\12-007 (cv sunset terrace library).doc March 4, 2015 City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 veer ARCHITECTURE PLLC Re: Sunset Terrace Construction Mitigation Description Proposed Construction dates: RECEIVED MAR O 6 2015 CITY OF RENTON Pt.ANNING D1VIS!ON Construction is anticipated to begin in the spring of this year (2015) with completion projected for the fall of 2016. Hours and Days of Operation Construction will adhere to the City of Renton allowed work days and hours except for a possible request to work several evenings or weekends in order for construction activities to not interfere with library patron's access into and out of the library parking garage. Proposed Hauling/Transportation Routes See attached map for an illustration of proposed routes. Measures to be implemented to minimize dust. traffic and transportation impacts, erosion. mud, noise. and other noxious characteristics There will be a water truck on site with a plan to spray down all excavation efforts to minimize dust. There will also be flaggers on site for all activities with traffic impacts and a City of Renton traffic plan will be applied for prior to construction. All erosion control will be done per plans and standards. Sincerely, Veer Architecture, PLLC Kent Smutny, Manager 200202_ corresp _ comult_j uris_2011 04_ Corr_J uris_ ConstructionMitigat:ionDescript:ion DENSITY WORKSHEET RECEIVEIJ MAR O 6 2015 CITY OF R[!HON PLANNING DiVIS!ON City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1 . __ 26,320_ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: ___ o_ square feet ___ o_ square feet ___ O_ square feet 2. ___ o ___ square feet 3. __ 26,320 __ square feet 4. ___ 0.60 acres 5. ___ 11 O units/lots 6. Divide line 5 by line 4 for net density: 6. _183.33_ = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. H:\2011\201104 Sunset Terrace\Submittals\2015-03-05 Site Plan Review-Submittal\Density Worksheet.doc -j -03/08 PLANNING DIVISION RECEIVED MAR O 6 ; 15 CITY OF RE TON PlANNING DIV ION DESIGN DISTRICT "D " CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: Ensure compliance with design review regulations located in the Renton Municipal Code in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; c. Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. INSTRUCTIONS FOR APPLICANTS: This design district checklist asks you to describe some basic information about your proposal. The City will use this checklist to determine whether the proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4-3-100). There are two categories that have been established: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Planning Director in determining if the proposed action meets the intent of the design guidelines if the standard cannot be met. Please describe how your proposal meets each standard. If you are not able to meet the standard, please describe how the proposal meets the intent and guidelines of the applicable section. If a question does not apply to your proposal, write "does not apply". Complete answers may avoid unnecessary delays in the processing of your review. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. The proposed building is bound by streets on three sides providing ample exposure to natural light. Located across Sunset Lane from the future Sunset Park provides particularly expansive exposure on the Northwest side of the building. The one story KCLS library currently under construction to the Northeast provides availability to ample light on the one side of the building that is not bound by a right of way. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. The proposed building has entry points on all three sides that are bound by streets. The main residential entry and 4 street orientated units have entries off Sunset Lane. There are two additional street oriented units that have entries off of Harrington and there are commercial entries on Sunset Blvd. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. The proposed building is mixed-use thus there are multiple "front" entries all of which directly face the street. Standard: Buildings with residential uses located at the street level shall be set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building or Have the ground floor residential uses raised above street level for residents' privacy. The entries to the street orientated residential units on Harrington are set back 15'-3". Because of the curve in the Sunset Lane right of way the entries to the street orientated units on that side of the building vary from l' -2" to 2' -6". The wide sidewalk with street trees will provide buffer for these residential units. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human- scale elements. Because the proposed building is mixed-use there is not a single entry that meets the definition of "primary". All entries are visible from the street and connected directly to adjacent walkways. Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. All entries are identified and protected by canopies and will be highlighted with ornamental lighting. Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4- 1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. All canopies will project out from the building fa~ade 5'. Height of the canopies above the sidewalk will vary from 8'-0" to 10'-4" due to sidewalk slope and the desire to locate them at a consistent elevation. Standard: Building entries from a parking lot shall be subordinate to those related to the street. Does not apply Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. All entries, lobbies and display windows orientate directly to the street. Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Does not apply Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. Entries to residential units on Harrington are recessed back 15'-3" from the predominant face of the building. On Sunset Lane the wide sidewalk with street trees will provide buffer for these residential units. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1) Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2) Building articulation to divide a larger architectural element into smaller increments; or 3) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. A number of elements are used to reduce the bulk and scale of the proposed building. The northeast side of the building adjacent the KCLS library steps back at the top floor 7'-11" from the floors below. The top floor of the building elsewhere is differentiated by a different color and separated from the floors below with an "eyebrow" type overhang in order to deemphasize the building height and break up the mass. Deck niches and color are utilized to break up the longer elevations of the building and the opening of the "C" shaped building plan towards Sunset Blvd. breaks up the building mass and provides the appearance of multiple buildings on that side. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. The trash/recycle room for this project is located inside the building and is accessed directly from Sunset Lane near the vehicle entry to the parking garage. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. The trash/recycle room is internal to the building and accessed via a roll-up metal garage door. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). The trash/recycle room walls will be concrete. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. Does not apply Guidelines: Development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and public plazas. Standard: Developments located at district gateways shall be marked with visually prominent features. Does not apply Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. Does not apply Standard: Visual prominence shall be distinguished by two (2) or more of the following: 1) Public art; 2) Special landscape treatment; 3) Open space/plaza; 4) Landmark building form; 5) Special paving, unique pedestrian scale lighting, or bollards; 6) Prominent architectural features (trellis, arbor, pergola, or gazebo); 7) Neighborhood or district entry identification (commercial signs do not qualify). Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. Does not apply Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Does not apply Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. The parking structure is located behind pedestrian orientated uses on Harrington and Sunset Lane but because of site dimension restrictions it is not possible to place a pedestrian use between the parking structure and street on all three adjacent right of ways. Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Two of the three side of the building facing right of ways have pedestrian-orientated facades. 31% of Sunset Blvd. has a pedestrian-orientated fai;ade. The balance of Sunset Blvd. is comprised of several differing elements including a landscaped parking garage wall that is modulated with deep landscape niches at three points, decorative art screens and a pedestrian friendly covered seating niche. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. The parking garage wall adjacent Sunset Blvd. is articulated with multiple differing elements including landscape niches, green screen walls, decorative art panels, a covered seating niche and high quality differing finishes including board formed concrete, painted concrete with reveals, and subway style tile. Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. The primary adjacent street is Sunset Blvd. The entry to the parking garage is located on the opposite side of the building off Sunset Lane. Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. The parking garage in the proposed building is completely enclosed from view. Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: 1) Ornamental grillwork (other than vertical bars); 2) Decorative artwork; 3) Display windows; 4) Brick, tile, or stone; 5) Pre-cast decorative panels; 6) Vine-covered trellis; 7) Raised landscaping beds with decorative materials; or 8) Other treatments that meet the intent of this standard. Multiple design treatments are utilized at the garage wall to allow an area of reduced setback. Elements include landscaping, vine covered trellis, decorative artwork, tile. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. A singular parking garage entry will serve the proposed project and the adjacent KCLS library. Because there is not an adjacent alley the garage will be accessed off Sunset Lane which is a residential street. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. The single parking garage entry will minimize interruption to pedestrian circulation. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Does not apply Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Does not apply Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: a. Sidewalks and pathways along the facades of mixed use and retail buildings one hundred {100} or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). Adjacent sidewalks on all sides of the proposed building are a minimum of 12' wide with street trees in grates along Sunset Lane and Harrington. Trees in grates do not reduce the continuous walk surface to less than 8'. Standard: Mid-block connections between buildings shall be provided. Does not apply Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Large landscape pots will be provided at the residential lobby entrance as this entrance is set back from the right of way property line. Other building entries occur immediately adjacent the right of way sidewalk thus not allowing space for landscaping. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a. Site furniture shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period oftime. b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Site furniture proposed at the southeasterly end of the Sunset Blvd. side of the building will be of durable, vandal and weather resistant material. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4- 1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Pedestrian overhead weather protection 5' in depth is provided for greater than 75% of the length of the building fac;ade along Harrington and Sunset Lane and 35% along Sunset Blvd. The height of the weather protection above the sidewalk varies from 8' to 10'-6". Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. Common Open space is provided at the quantity required and is provided at the outdoor plaza space on the first residential level and at various gathering spaces within the building. Standard: Amount of common space or recreation area to be provided: at minimum fifty (50) square feet per unit. Common space exceeds the minimum 50 sf per unit Standard: The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator of the Department of Community and Economic Development or designee. See drawing sheets A202, A203, A204 that are a part of this submittal for specific common open space locations. Standard: At least one of the following shall be provided in each open space and/or recreation area (the Administrator of the Department of Community and Economic Development or designee may require more than one of the following elements for developments having more than one hundred (100) units): 1) Courtyards, plazas, or multi-purpose open spaces; 2) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; 3) Pedestrian corridors dedicated to passive recreation and separate from the public street system; 4) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or 5) Children's play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. The outdoor plaza space will have westerly territorial views and include space for barbeques and outdoor eating in addition to passive seating type areas. Indoor common spaces will vary from a proposed theatre room to party type rooms where indoor type games can be played including pool. There will also be passive gathering spaces where people can sit and use personal computer devices. Standard: The following shall not be counted toward the common open space or recreation area requirement: 1) Required landscaping, driveways, parking, or other vehicular use areas; 2) Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development; 3) Private decks, balconies, and private ground floor open space; and 4) Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. None of the proposed common open space fall under the non-allowed space criteria listed. Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. The proposed project has less than 30,000 square feet of nonresidential space thus pedestrian-oriented space is not required. Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. The proposed project has less than 30,000 square feet of nonresidential space thus pedestrian-oriented space is not required. Standard: The pedestrian-oriented space for buildings and developments with over thirty thousand {30,000) square feet of nonresidential uses shall include all of the following: 1) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and 2) Paved walking surfaces of either concrete or approved unit paving; and 3) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and 4) At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty {60) square feet of plaza area or open space. Does not apply Standard: The following areas shall not count as pedestrian-oriented space for buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses: 1) The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator of the Department of Community and Economic Development or designee determines such space meets the definition of pedestrian-oriented space. 2) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. Does not apply Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Does not apply Standard: At each corner of the intersections listed below, a public plaza shall be provided: 1) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176'h. 2) Bronson Area: Intersections with Bronson Way North at: a) Factory Avenue N./Houser Way S.; b) Garden Avenue N.; and c) Park Avenue N. and N. First Street. 3) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. 4) Northeast Fourth Area: Intersections with N.E. Fourth at: a) Duvall Avenue N.E.; b) Monroe Avenue N.E.; and c) Union Avenue N.E. 5) Grady Area: Intersections with Grady Way at: a) Lind Avenue S.W.; b) Rainier Avenue S.; c) Shattuck Avenue S.; and d) Talbot Road S. 6) Puget Area: Intersection of S. Puget Drive and Benson Road S. 7) Rainier Avenue Area: Intersections with Rainier Avenue S. at: a) Airport Way/Renton Avenue S.; b) s. Third Street/S.W. Sunset Boulevard; c) S. Fourth Street; and d) S. Seventh Street. 8) North Renton Area: Intersections with Park Avenue N. at: a) N. Fourth Street; and b) N. Fifth Street. 9) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: a) Duvall Avenue N.E.; and b) Union Avenue N.E. Does not apply Standard: The public plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. Does not apply Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Does not apply Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). With limited exception the proposed building is modulated at intervals not greater than 40' above the masonry commercial base. At the three locations above the masonry base where there are walls longer than 40' the building has been articulated through the use of differing siding patterns and color. See floor plan drawings included with this submittal for measurement of wall lengths and color elevation drawings for articulation. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. See floor plan drawings included with this submittal for measurement of wall lengths along with depth and length of modulation. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. The proposed building is greater than 160' in length and modulation and articulation have been provided to break up the apparent bulk and scale of the fai;ade. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Wall sconces will be provided at each masonry column to add visual interest and scale to the elevation. Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). The proposed building design incorporates greater than 50% transparency along all facades at street level except for a portion of the Sunset Blvd. elevation where alternate design details have been incorporated to mitigate the lack of transparency at this location. Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). Windows in the upper portions of the building facades are clear with visibility into and out of the building. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. The proposed design does not include separate display windows. All windows at grade will be storefront glass providing visibility to the uses within. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Storefront glazing will be clear. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. All glazing will be clear type glass. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. 1) A wall (including building facades and retaining walls) is considered a blank wall if: a) It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or b) Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. The one area where blank walls exist in the proposed design has been mitigated with trellises and landscape niches to support planting as well as decorative art screens, changes in patterning of the concrete wall and a covered seating area. Note all tools listed as a means to treat blank walls are utilized in the proposed design. Standard: If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use one or more of the following: 1) A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines abutting the blank wall; 2) Trellis or other vine supports with evergreen climbing vines; 3) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; 4) Artwork, such as bas-relief sculpture, mural, or similar; or 5) Seating area with special paving and seasonal planting. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: At least one of the following elements shall be used to create varied and interesting roof profiles: 1) Extended parapets; 2) Feature elements projecting above parapets; 3) Projected cornices; and/or 4) Pitched or sloped roofs. 5) Roof mounted mechanical equipment shall not be visible to pedestrians 6) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Because of the height of the building the roof will not be visible at street level. In order to add interest and create a cap to the building we have designed an eyebrow type overhang at the floor line of the highest level which in contrast will be visible at street level. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. All sides of the building utilize the same palate of materials, a masonry and concrete base with various styles, placement and color of fiber cement siding at the five residential levels above. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Within each area of material used different elements are used to break up that material. Masonry is broken up with horizontal accent bands of masonry. Different patterns are used within concrete, board formed concrete and smooth concrete with reveals. Different patterns are utilized within the fiber cement siding, panel, vertical panel, closely spaced horizontal plank. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. Durable cladding materials with a long life are used throughout the building with masonry and concrete at the building base and fiber cement siding at the upper levels which is resistant to insect damage and mildew and is cleanable. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. In the areas where concrete is used at the base of the building texture and color will be incorporated. Some areas will utilize board formed concrete and some areas will have a smooth finish with reveals. Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Does not apply Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. A number of different finish materials make up the cladding palate of the building and varied treatment and color within each material type is used to further articulate the building. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Standard: Signage shall be an integral part of the design approach to the building. It is anticipated that blade type signage will be used to mark entries to the residential lobby and the commercial space. Sign age for the residential lobby will be mounted on a building column adjacent the lobby entry and sign age for the commercial space will be hung from the adjacent awning. Back lit individual lettering is proposed to mark the entrance to the parking garage. Standard: Entry signs shall be limited to the name of the larger development. Does not apply Standard: Corporate logos and signs shall be sized appropriately for their location. Any sign age containing corporate desired logos will be sized proportionately for its location. Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. All blade type signage plates will be constructed the same but sized proportionate to their location. Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (S') above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Administrator of the Department of Community and Economic Development or designee. No ground-related monument signs are contemplated for the project. Standard: All of the following are prohibited: 1) Pole signs; 2) Roof signs; and 3) Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted, as are signs with only the individual letters back-lit. There are no pole, roof or box type lighted signs proposed for the project. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. There will be wall sconces at each masonry column and additional lighting will be provided at the underside of awnings that are directly over public building entrance points. Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Wall sconces will be utilized to provide general lighting and to accent the building fa~ade at street level. Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.). Down lighting will be utilized at the underside of building canopies at the residential lobby, commercial entry, parking garage entry and seating niche on Sunset Blvd. ' MAR O 6 2015 CITY 0'= ..,~,,,,.,.N ' r,· .. .r ., av Technical Information Report PLANNi'\,GDrvrsr::iN SUNSET TERRACE DEVELOPMENT COLPITTS SITE 9/10 Prepared for Colpitts Development and City of Renton, WA Prepared by OSBORN CONSULTING INCORPORATED Osborn Consulting, Inc. 1800 112th Ave NE, Suite 220E Bellevue, WA 98004 (425) 451-4009 January 2015 TABLE OF CONTENTS Section I Project Overview ........................................................................................................... 1 Section II Conditions and Requirements Summary ................................................................... 7 Section Ill Level 1 Off-site Analysis ........................................................................................... 10 Section IV Flow Control and Water Quality Facility Analysis and Design ............................. 13 Section V Conveyance System Analysis and Design .............................................................. 14 Section VI Special Reports and Studies ................................................................................... 15 Section VII Other Permits ........................................................................................................... 16 Section VIII CSWPPP Analysis and Design .............................................................................. 17 Section IX Bond Quantities, Facility Summaries, and Declaration of Covenant ................... 21 References ................................................................................................................................... 22 Appendices A -Permit Plans B -WWHM Detention Sizing Results and TESC Sizing Results C -Geotechnical Report D -O&M Manual Technical Information Report Sunset Terrace Development Colpitts Site 9/IO ; SECTION I PROJECT OVERVIEW Project Description This Technical Information Report (TIR) summarizes the stormwater requirements and the proposed stormwater management practices governing the design for the proposed Sunset Terrace Development Colpitts Site 9/10. The TIR worksheet is shown in Figure 1. The proposed improvement is located adjacent to King County's new Renton Highlands Library between NE Sunset Blvd, NE 1 o'" St, Sunset Lane NE and Harrington Ave NE, in the City of Renton, King County, Washington (Figure 2). The proposed improvement lot is 26,313 square feet and will include a six-story mixed use building with associated structured parking. Proposed Improvements The development provides these elements: • Creation of six-story mixed use building and associated structured parking • Drainage detention system • Sidewalk improvement to the property line Technical Information Report Sunset Terrace Development Colpitts Site 9/10 1 Figure 1, page 1 of 2 King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Address 1015 37'" Ave E, Seattle, WA. 98112 Phone 206-322-1381 Project Engineer Robert Parish. PE Company Osborn Consulting. Inc. Address/Phone 1800 112th Ave NE. Suite 220E, Bellevue. WA 98004 (425) 451-4009 D Subdivision D Short Subdivision D Grading D Commercial 00 Other Mixed-Use Community: Renton, King County, WA Drainage Basin: Johns Creek Drainage Basin D River D Stream D Critical Stream Reach D Depressions/Swales D Lake D Stee Sia es Soil Type Fill Silty Sand (USCS SP/SM) -TIii D Additional Sheets Attached Technical Information Report Slopes 0-4% 0-4% Sunset Terrace Development Colpitts Site 9/lO D D D D D Project: Sunset Terrace Development Colpitts Site 9/10 Location Township~ Range ____§g Section _J! DFWHPA COE404 DOE Dam Safety FEMA Floodplain COE Wetlands D Floodplain D Wetlands D Seeps/Springs D High Groundwater Table D Groundwater Recharge 00 Other Portion of Pro e Erosion Potential Slight Slight D Shoreline Management D Rockery 00 Structural Vaults 00 Other -Building Erosive Velocities 2 Figure 1, page 2 of 2 King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET REFERENCE [ID Downstream Analysis lisl Flow Control Standards D Wetlands and Stream Report D _____________ _ D Additional Sheets Attached ,p,4'1'\T:9 ,E:$!:l~GiYl~t.ffitJJ:$lt,, MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION lisl Sedimentation Facilities lisl Stabilized Construction Entrance lisl Perimeter Runoff Control lisl Clearing and Grading Restrictions ~ Cover Practices I!:! Construction Sequence D Other D Grass Lined Channel lisl Pipe System D lisl Tank Vault LIMITATION/SITE CONSTRAINT Level 1 Flow Control plus 100 year peak matching MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION lisl Stabilize Exposed Surface lisl Remove and Restore Temporary ESC Facilities lisl Clean and Remove All Silt and Debris lisl Ensure Operation of Permanent Facilities D Flag Limits of SAO and open space preservation areas D Other D Infiltration D Depression Method of Analysis WWHM D Open Channel D D Dry Pond D Energy Dissipater Wetland D Flow Dispersal D Waiver Compensation/Mitigation of Eliminated Site Storage D Wet Pond D Stream D Regional Detention Brief Description of System Operation Detention. connecting to existing storm drain in ROW Facility Related Site Limitations Reference Facility Limitation lisl Cast in Place Vault D Retaining Wall D Rockery > 4 • High D Structural on Steep Slope lisl Other -Building D Drainage Easement D Access Easement D Native Growth Protection Easement D Tract D Other I or a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. Si ned/Date Technical Information Report 3 Sunset Terrace Development Colpitts Site 9/10 ·- El , II.Saloon B , (i) @ <'1ft1· ,ary Baptist Church h St m Cl. 3 0 ::, Cl. "' )> < "' z m ~ 3 0 ::, Q. "' if 11) z m ' N.E 9thP/ Technical Infonnation Report "'- %' ,,a: "O 0 a ,: ·C C: ;!l! (!) ' ~ l1l -* I '· l ~ ! Tea Pala<:e ..s Jr § q (~) - Viet Wah Asian ,.i, Food Mallcet Fabrics Fa< Less :r: "' ~ s· . '° 0 l\lf' I. :, if ~.I} Exceed Martial Arts "' 0 z rn @ & ,,,, .. e s~f Ln NE i .l'Y Colpitts Site 9/10 tvcs El sareway unset Blvd 'G) 1n (~) Kalie Js Bar and Grill ::, . ::, Marla Elena Enterprises .~ . . {A) 8 -· Cl. ~ "' ifr z ~ m :;· (ii ) Pizza HUI Figure 2: Vicinity Map (NTS) Sunset Terrace Development Colpitts Site 9/10 Dollar Tree (A B ' rJi':o {.J R A 1\1(' com, .. r a,nS\ 4 Existing Drainage System The project site is a former Renton Housing Authority site. The property currently sits upon fill materials and glacial till, and has three two-story multi-family residential buildings. In addition to the buildings, the project site contains mainly lawn, with a few trees and sidewalks connecting entranceways to the sidewalks along Sunset Lane NE and Harrington Ave NE. See Table 1 for a breakdown of the area. Currently, storm drainage runoff originating from within the limits of the property is routed via catch basins and storm drains to an existing storm drain system in the Sunset Blvd NE Right of Way (ROW) that flows toward Lake Washington. The property slopes northeast to southwest. The high point of the property is on the northeast end of the property at approximately elevation 340 NAVD 88. The low point is at the southwest end of the property at approximately elevation 336 NAVD 88. Table 1: Existing Onsite Areas Surface Area (acres) Total Area (acres) Pervious 0.326 Landscaping 0.326 Impervious 0.278 Buildings and walkways 0.278 Total Site 0.604 Proposed Drainage System The project proposes to remove the existing improvements and construct a new building and sidewalks. See Table 2 for a breakdown of the proposed areas. As part of these improvements, a detention vault will provide flow control prior to flowing in to the existing storm drain system in the Harrington Ave NE ROW that flows along Sunset Blvd NE toward Lake Washington. The City of Renton's February 2010 Surface Water Design Manual Amendment to the 2009 King County Surface Water Design Manual was used to determine that the project requires a Full Drainage Review. The project adds 2,000 SF or more of new impervious surface, therefore all core requirements and special requirements Technical Infonnation Report 5 Sunset Terrace Development Colpitts Site 9/lO Soils must be met, if applicable. To comply with the requirements, a detention vault located in the underground parking structure is proposed. No water quality treatment is proposed as the roof and sidewalk are non-pollution generating surfaces. See Appendix A for a plan view of the proposed system. See Appendix B for a summary of the sizing calculations from WWHM. Table 2: Proposed Areas Surface Area (acres) Total Area (acres) Pervious 0 Landscaping 0 Impervious 0.604 Buildings and walkways 0.604 Total Site 0.604 Refer to the plans in Appendix A for drainage areas and existing/proposed storm drainage systems. The soils within the project site are fill soils on top of glacially compacted very dense silty sand that has a negligible permeability and the same properties glacial till. These soils are consistent across the site as summarized in the Geotechnical Engineering Report included in Appendix C. Technical Infonnation Report Sunset Terrace Development Colpitts Site 9/10 6 SECTION II CONDITIONS AND REQUIREMENTS SUMMARY The project is a mixed-use project that replaces more than 2,000 SF of impervious surface. As requested by the City of Renton, a Drainage Report has been completed, with the documented requirements below. Requirements follow the Full Drainage Review as specified Table 1.1.2.A in the City of Renton's February 2010 Amendment to King County's 2009 Surface Water Design Manual Core Requirements Core Requirement 1: Discharge at Natural Location Runoff from the site will continue lo flow to the storm drain system in the ROW that flows into Lake Washington. Core Requirement 2: Offsite Analysis See Section Ill for the findings of the level 1 offsite analysis. Core Requirement 3: Flow Control Per Reference 11-A of the City of Renlon's February 2010 Amendment to King County's 2009 Surface Water Design Manual, the site is located in a Peak Rate Flow Control Standard (existing Site Conditions) area. The project will utilize a detention vault system to provide flow control to provide peak rate flow control to match the existing 2, 1 O and 100-yr peak runoff rates. See Section IV below. Core Requirement 4: Conveyance System All conveyance systems have been designed for the 25-year peak flow. See Appendix B for a summary of the calculations. Core Requirement 5: Erosion and Sediment Control Temporary and permanent erosion and sediment control plans will be implemented as described in Section VIII. A Temporary Erosion and Sediment Control Plan is included within the construction documents and is attached in Technical Infonnation Report Sunset Terrace Development Colpitts Site 9/10 7 Appendix A. The construction documents also require the permanent stabilization be provided through paving and landscape. Core Requirement 6: Maintenance and Operations An Operations and Maintenance Manual is included in Appendix D. Core Requirement 7: Financial Guarantees & Liability To be provided by the owner prior to start of construction. Core Requirement 8: Water Quality No pollution generating surfaces are proposed as part of this project, therefore, no water quality treatment is proposed. See Section IV below. Special Requirements Special Requirement 1: Other Adopted Area-Specific Requirements Apart from the Sunset Terrace Master Site plan, there are no other known Adopted Area-Specific Requirements for the site. Special Requirement 2: Floodplain/Floodway Delineation The proposed project is not within or adjacent to an identified floodplain or floodway. Special Requirement 3: Flood Protection Facilities There is no existing or proposed flood protection facility included on the project. Special Requirement 4: Source Control No existing or proposed water quality pollutant hazard per the King County Stormwater Pollution Prevention Manual is currently known to be associated with the proposed building. The project's Temporary Erosion and Sediment Control Plan will address measures to reduce pollutant hazards resulting from construction activities. Technical Information Report 8 Sunset Terrace Development Colpitts Site 9/1.0 • Special Requirement 5: Oil Control The project does not qualify as a high use site therefore this requirement is not applicable. Special Requirement 6: Aquifer Protection Area The northern half of the project area is in an Aquifer Protection Zone per the City of Renton Sensitive Areas Map and is not planning to infiltrate stormwater onsite. Technical Infonnation Report Sunset Terrace Development Colpitts Site 9/lO 9 SECTION Ill LEVEL 1 OFF-SITE ANALYSIS This project falls within the Johns Creek Drainage Basin, as identified by the City of Renton. Runoff from the project is directed to an existing storm drain pipe network that direct discharges to Lake Washington. Task 1: Study Area Definition and Maps The majority of runoff from the proposed project area is collected and detained. The property slopes from northeast to southwest. The high point of the property is on the northeast corner of the property at approximately elevation 340 NAVO 88. The low point is at the southwest corner of the property at approximately elevation 336 NAVO 88. Any overland runoff originating from the property flows toward the southwest side of the property and would enter the roadway drainage system along Sunset Blvd NE. The flow continues southwest. According to the City of Renton Maps, the flow direct discharges into Lake Washington. These limits fall within Renton, King County, Washington. The proposed project is located within Section 9 of Township 23 North, Range 5 East, WM in King County, Washington. The site is located in the Cedar River/Lake Washington Watershed. Task 2: Resource Review The following resources have been reviewed for existing or potential problems in the study area. Geotechnical Evaluation Geotech Consultants Inc performed a geotechnical analysis of the site. Refer to Appendix C for the report. Renton Flow Control Per the City of Renton, the site shall provide Level 1 Flow Control. Technical Infonnation Report Sunset Terrace Development Colpitts Site 9/10 10 .. FEMA Map Review The FEMA map for the project area was reviewed and showed no floodplains or floodways within or near the project limits. Wetlands The City of Renton Sensitive Areas Map showed no wetlands at the site. Streams The City of Renton Sensitive Areas Map does not list any creeks or streams in the vicinity of the project. Erosion Hazard The project site is not indicated on the City of Renton Critical Erosion Hazard Area map. There is no Critical Erosion Hazard Area within a quarter mile radius of the project site. Landslide Hazard The project site is not indicated as a Landslide Hazard Area. There is no Landslide Hazard Area within a quarter mile radius of the project site. Seismic Hazard Areas The project site is not indicated as a Seismic Hazard Area. Technical Information Report Sunset Terrace Development Colpitts Site 9/10 11 Task 3: Field Inspection The field visit confirmed that the northern portion of the site drains into the existing piped drainage system in Sunset Lane NE where it flows 55-feet to the south-west to the 18-inch diameter storm drain in Harrington Ave NE. From here if flows about 170-feet to the 30-inch storm drain in Sunset Blvd NE. The southern portion of the site drains into the existing piped drainage system on Sunset Blvd NE, approximately 75 ft upstream of the 30-inch storm drain. The 30inch storm drain follows Sunset Blvd NE to the west turn to the northwest as is continues down the hill about 1,320-feet to Edmonds Avenue which was the limits of the field inspection. Task 4: Drainage System Description and Problems Description The drainage system is described above in Task 1 and 3. No existing or potential problems were identified during this study. Task 5: Mitigation of Existing or Potential Problems There are no existing or potential problems identified on or near the proposed project site. The project site development will not increase storm flow rates to create or exacerbate any existing drainage problems. Mitigation will be provided by a detention vault, in compliance with the City Drainage Requirements. Technical Infonnation Report Sunset Terrace Development Colpitts Site 9/10 12 SECTION IV FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN Flow Control As noted above, peak rate flow control is proposed for the project matching existing site conditions 2, 10 and 100-yr peak-rate runoff for areas draining to constructed (man-made) drainage systems. Flow Control will be mitigated as noted on the Drainage Control Plan (Sheet 3) in Appendix A, using an detention vault located in the south corner of the parking level 1 coupled with a flow control device. The vault will be part of the building structure but will be accessible from outside the building. Below is a summary of the peak flows for pre-developed, post-developed, and mitigated conditions. Additional WWHM results are located in Appendix B. Table 3: Summary of Peak Flows Condition 2-Year 10-Year 100-Year (cfs) (cfs) (cfs) Pre-Developed 0.128 0.203 0.314 Mitigated 0.128 0.192 0.297 Water Quality The proposed project does not include any pollution generating surfaces, so no water quality treatment is proposed. Technical Infonnation Report Sunset Terrace Development Colpitts Site 9/1.0 13 SECTIONV CONVEYANCE SYSTEM ANALYSIS AND DESIGN The peak flows for the proposed conveyance systems were modeled using the Western Washington Hydrologic Model (WWHM) with a 15-minute time step (See Table 4). All findings are shown in Appendix B. Plan views of the system is shown in the plans found in Appendix A. Table 4: Conveyance Peak Flows Condition 25-Year Flow (cfs) Mitigated 0.231 The peak flow rates from Table 4 are for the entire site and were compared to the full flow capacity flow for each proposed pipe using Manning's equation to ensure each pipe can handle the flow for the entire site. Results are shown in Table 5. Table 5: Summary of Conveyance Calculations Size Slope Mannings Full flow Peak From To capacity Flow (in) (%) n (cfs) (cfs) Vault MH 12 0.50 0.014 2.34 0.231 Technical Information Report 14 Sunset Terrace Development Colpitts Site 9/10 N/A Technical Infonnation Report SECTION VI SPECIAL REPORTS AND STUDIES 15 Sunset Terrace Development Colpitts Site 9/10 N/A Technical Information Report Sunset Terrace Development Colpitts Site 9/10 SECTION VII OTHER PERMITS 16 SECTION VIII CSWPPP ANALYSIS AND DESIGN ESC Plan Analysis and Design (Part A) See proposed ESC plan and Erosion control notes on the Demolition, and Erosion Sediment Control Plan (Sheet 4) in Appendix A. As discussed in the project overview of the TIR, the proposed improvement is located adjacent to King County's new Renton Highlands Library between NE Sunset Blvd, NE 101h St, Sunset Lane NE and Harrington Ave NE, in the City of Renton, King County, Washington. The contractor shall implement Erosion and Sediment control (ESC) measures during construction according to the City of Renton and King County Drainage Requirements. The proposed erosion control plan includes a stabilized construction entrance, inlet protection, chain link fencing, sediment trap/portable storage tanks and silt fence. Approximate sizing of the portable storage tanks/baker tank was based upon 2009 King County Surface Water Design Manual , section D.3.5.1 for Sediment Trap as follows: 2Year =0.128CFS Surface Area= 2080 x 2 year peak flow= 2080 x 0.128 CFS= 266 SF Volume = 266 SF x 5 feet depth = 1330 CF Dewatering Orifice Diameter = (per section D.3.5.2 for Sediment Pond) Ao = A,(2h)05/(0.6 X 3600 X TX g05 ) = 4.81 (10.6 ) X A, X {h)05 = 4.81(10"6) X 266 X (3.5)05 = 0.0024 SF D =13.54(Ao 05) = 13.54(0.0024°5 ) = 0.66 inches = 1 inch minimum per King County. Over flow riser = Technical Infonnation Report Sunset Terrace Development Colpitts Site 9/10 17 100 Year = 0.314 CFS Freeboard = 1-ft Per 2009 King County Surface Water Design Manual, figure 5.3.4.H, the minimum size for the over flow riser shall be 10-inches Actual sizing of the portable storage tanks/baker tank and all other erosion control facilities will depend on the contractor's approach, construction sequence and operations. Per the erosion control notes on the plans the control is required to upgrade the erosion control facilities as needed to keep the site in compliance. The 24-hour ESC contact for the project will be identified by the contractor prior to start of construction at the pre-construction meeting. Per the erosion control notes on the plans, at the pre-construction meeting the contractor is required to provide for City approval a SWPPP and erosion control plans detailing the construction approach and sequence to keep the site compliant. Stormwater Pollution Prevention and Spill (SWPPS) Plan Design (Part B) As part of construction the contractor shall provide a SWPPS plan utilizing BMP's from Washington State Department of Ecology's 2012 Stormwater Management Manual the that will detail, at a minimum, the following pollution generating activities typically associated with construction: Storage and Handling of Liquids Leaks and spills of pollutant materials during handling and storage are the primary sources of pollutants. Once the liquids to be stored and handled onsite are identified and the types and sizes of containers are specified, secondary containment methods can be sized. The following BM P's can be used to safely store and handle liquids onsite: S427 BMPs for Storage of Liquid, Food Waste, or Dangerous Waste Containers S412 BMP's for Loading and Unloading Areas for Liquid and Solid Material Storage and Stockpiling of Construction Materials and Wastes Contact between outside bulk materials (i.e. gravel, sand, topsoil, etc) and stormwater can cause leachate, and erosion of the stored materials. Contaminants may include TSS, BOD, organics, and dissolved salts (sodium, calcium, and magnesium chloride, etc.). Once construction materials and wastes that may be Technical Infonnation Report 18 Sunset Terrace Development Colpitts Site 9/10 generated or stockpiled onsite are identified, cover measures and containers can be specified to keep rainwater from contacting construction materials and wastes that can contribute pollutants to storm, surface and ground water. The following BMP's can be utilized to safely store and stockpile construction materials and wastes: S429 BMPs for Storage or Transfer (Outside) of Solid Raw Materials, Byproducts, or Finished Products BMP C153 Material Delivery, Storage and Containment Fueling The method of onsite fueling for construction equipment shall be specified, the type and size of tanks described, containment methods for fuel spills described, and lighting and signage plan for evening fueling described using the following BMP's: S419 BMPs for Mobile Fueling of Vehicles and Heavy Equipment Maintenance, Repairs, and Storage of Vehicles and Equipment Maintenance and repair areas shall be identified by the contractor. Use of drip pans or plastic beneath vehicles is required. Methods of collection, storage and disposal of vehicle fluid will be described and signs will be posted in areas designated for vehicle maintenance stating that no vehicle washing may occur in the area. The following BMP"s can be utilized for proper maintenance, repair and storage of vehicles and equipment: S414 BMPs for Maintenance and Repair of Vehicles and Equipment S421 BMPs for Parking and Storage of Vehicles and Equipment S431 BMPs for Washing and Steam Cleaning Vehicles/Equipment/Building Structures Concrete Saw Cutting, Slurry, and Washwater Disposal If possible, truck washout areas shall be located outside the Aquifer Protection Area. If truck washout areas are located within an Aquifer Protection Area, the washout area must be lined with an impervious membrane. Once truck washout areas and areas for rinsing hand tools are identified, the size of pumps necessary to collect and contain slurry and washwater can be specified and the methods for Technical Infonnation Report 19 Sunset Terrace Deve/opmeut Colpitts Site 9/10 collecting, treating, and disposal of wastewater from exposed aggregate processes, concrete grinding and saw cutting, and new concrete washing and curing water can be described. The following BM P's can be implemented for this work: BMP C106 Wheel Wash BMP C151 Concrete Handling BMP C152 Sawcutting and Surfacing Pollution Prevention BMP C154 Concrete Washout Area S431 BMPs for Washing and Steam Cleaning Vehicles/Equipment/Building Structures Handling of pH Elevated Water New concrete vaults/structures may cause collected water to have an elevated pH. This water cannot be discharged to storm or surface water until neutralized. Water can be treated, neutralized and disposed of using the following BMP's: BMP C252 High pH Neutralization Using CO2 BMP C253 pH Control for High pH Water Application of Chemicals including Pesticides and Fertilizers It is not known at this time if the contractor will apply any chemicals on the site. If chemicals are to be applied, a list of chemicals that may be used on the project site shall be provided and where and how the chemicals will be applied and stored will be described. If chemicals are to be applied on site, the following BMP's should be implemented: S411 BMPs for Landscaping and LawnNegetation Management BMP C153 Material Delivery, Storage and Containment Technical Infonnation Report Sunset Terrace Development Colpitts Site 9/10 20 SECTION IX BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT NIA Technical Infonnation Report 21 Sunset Terrace Development Colpitts Site 9/lO REFERENCES King County 2009 King County Surface Water Design Manual City of Renton 2010 City of Renton Amendments to the King County Surface Water Design Manual http://rentonwa.gov/uploadedFiles/Government/PW/UTILITIES/Surface_W ater/City%20Amendments%20to%20the%20King%20County%20Surface% 20Water%20Design%20Manual.pdf Department of Ecology 2012 Stonmwater Management Manual for Western Washington Technical Infonnation Report 22 Sunset Terrace Development Colpitts Site 9/10 APPENDIX A PERMIT PLANS - :LY BY CITY lUILDING CONNECTION PROP.FIRE H~RANT'J ,,,,,-----71----"°"---=~---R I irv?)%J / / ~ 7 y;>///7 ASSEMBLY BY CITY J / '..ITY POLE TO BE NNECT PROPOSED ID FRANCHISE UTILITIES UNDERGROUND SYSTEM INGTON AVE NE BY CITY PROP. BUILDING POWER AND TEL CONNECTION 9/10 COLPITTS FFE=336.50 GARAGE FFE=326.50 WALL MOUNTED PIV WALL MOUNTED FDC lb=='=fi J, [{ 0 / ~ D 0 D KCLS LIBRARY '1,L ~ ~~~~~ , ~ ~@J/ / L.......___ -----\ ·~ \ ===---PROPERTY LINE (TYP) I YAL~· IMPROVEMENTS :e :e \ I \ ~~~"-~~ -~~-1 I TO 8):: BY CITY I · D ~ 0 0 ;; __ ~ -, ~:-n~~DD • J~=;-ur,~~ -~ -_-, .--.-~ --"-· -zi;~ ---~-:._.,.._-.:~--.•. ~Cw.H-· I ! • • -<U • ~ . [' ' . ,----. ----···· ---=.:::.·____ . . > • ,{ ::iJ~: -. :....:. ~ • <:e,:;:J F , s D ~· ' 0 ~ ----,::,[) --- ---il"V ---------------VV ---~ VO Ne --\//------I I I 1,111 ------w --- -ss ----------- CONNECT FIRE SERVICE TO \UATC"D U AIII.I CONNECT DOMESTIC SERVICE Tf'\ \II A TC"D .... A It\! -------- YP) /::;,:g I 33&.20 . I 338,20 9/10 COLPITTS FFE=336.50 LOWER GARAGE FFE=326.50 C 1· 11= J J / / f~ jib: y / ~ ,""I u KCLS LIBRARY G ~ D 111/ D n I ~~--I -=~~~.~~ --~/~ ~~~ di .. -,-----=-,~ -·~ , i ,:-..., --. , '\ . -· ,, I it I \ ' N36. 00· oQ"Eh 343,BB~>r r 'L /: i ....... . 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' I l ' '~-=-~~--~-,~-~-'-;'../::'..': .. ;;:_-,_ . f'-:: :~0 '. -~ 'sf5<~ ~=~~'=::'' .·-~~~,fD°'.X~ ,c'-~-::::-~::'."'::::::~/ .:-s,"';',=::_ ~~:: ____ . ·, - / / +\ I fx EL :)t.),0:1; ,:>' v;,· -------~-------- ------ PROPERTY '"INE (TYP) _/ I ss ~,.,.:. ____________ _ ,,j~ / ::0::: 0: <( CL ""r-----~ 11---~"'--=·---- / / 7/// 8 9/10 COLPITIS FFE=336.50 GARAGE FFE=326.50 4" -. , I --\°.;... 1) ~ ~ / ~ ~ J / / ~ ['] D 0 KCLS LIBRARY 'i'L>'l?: ' I \ / 0~ .\ ......... , 1 ·1 I" ,/ / · ;--=--' I I ' ., .-/ -' --= ==--I i:;, / / ' I ' ,,--=--,._ -~=:::::::::---' (j,q ~ :i: < / / I .-- ---:.::::::::::::-~-I / <:; I / / I / ..... \ --..._ r-----'-----=.~ ' I / '\ ~4-\ ' ' 0 ~ 0 D L ' ', ~ ,. ·.. . . ~--~~ . -. -----------:. -:-----:_ c--=----=---__ --, ~ /":"-"-~~=~~~-:_~ ..._,~tit! ;,, , -~ , I '\ . 'c, , . <f>' ',,,_ ' _: :3~'E ~11)·5~'. T -·-:=---.:,,=.-1=~~'/.'fl'ta:a""1'ffl_.., ) / '4~----SD+---------SD . ---· :t--------/ / , _,. \ / > ---1-so 1---.-,,_ ---sm ---/,, / / . / r / / / / I \IV ----._ / / / / ~ I ----/ / I ~..._, / ----------1J1 / // / I ('i' ------- / V -/-----------\N --V ---\/', , / / / / / / / / / SUNSET/BL VD NE ,/ ...,_;;.,\.; / ~---------------- // ,,..... / // ;_, / / / "< >q '<'~ -><le_, C,; ss / 'L· '-1...· ~""" . ~.,...._________ / / ,, / /C:'r'"l {"\/'\r\\ -~1,.~·13~sc~i~i;ii~~ir·_,·-: · / ) ; ~ PLAN 217.Hi /AND 2~7.4Gl 1 -. ~--,-1-:-[--,--=1~-~3--: 12 '.~~r--~~#J.¢3Z ~ . . (,, v~~-~\, . . . '\, ---·-----;;::-,-:: ; 1 1 ., 1 -,~--• f----, -' · ___ ,.~ --· '...'.'._t r=-· · · f ~;~\'}f C'\ ~~r 1 • ....,;-.;r/ I • , I , 0 ~ / ( , I" ~ ·~~f ) i ; I "--_...__,'-.___·-· ' 1 •;./ I 1-'>.,, ______ ----__ I . j , ---_'-.__;_J--;/-: --;;·.r_/ ~~6~µ~,J;;~~rf !~~'A/ : --;-,-i, 1. PERM!;f/ vi1 -4> ;%1'. I I' , ~----~----"'_/ 1 ; • I'~-=(~ ~-~x;·-~; ,-.•.•••• ' ·1 I. I' r-/ ~-' ,. !' / ------, ,/ I~: ~ </] J 1_ ' \J I 1, v,; './j <lj, l\.fN'v;'. /J_ I. I ">-(.•, I~ ·<1, -/c·'-. -~ I \ ::----/'" ,/~ --: I \ 1· I "i-"-~/ /. ' / \ . , \ 1 1-____j_l,-..jp.r / , 1 I I ,! ' ' I J 1_' ~~,.,, , DEEk SEDIMENT tR..61~ WfTH ® I . i x2o'-'-~T BOTIOM LARSA/--WJTH , 1 • 1 i OE\1A TERI NG ORIF~ AND ... + I . :Hi O~RFLOW RI.SER ii O.D~~J ,330 .. ) ! / 1. I , ' I j ·rr--~~. ·--. I i -_.,,_,.; . ;;>>/-: -~;:-~ , I · •: . ' 1 1 1 I / ' . J __J -11 ·"" ,/ /. a . :> • !. EXISTING ~l~R.A.~1 'F~T- ffl. ~ .· I ,~.-~.'=~:.::: V' ~~~t~'ci~)~~0~/;~ ~~~-~-. <~-<-.::1., I c-, 1~-I ACCESS s: 11-J DOWNS ;i .:.1· 1 I' • WITH PROJ=t RTY OWNERS ,,, · 1 ; 1 I cf ::1)J!,J~~ V • KJ-~~·-· .,</,--;%/-•/ >11-.1::..' -..• · i LIBttA~¥'r1i f, f///( <] ij I _r_ ~-.' ..: --~-'''° l =-. \cc~r ~µ ... • ~.~-:::./-;-······· rrr 1 [,v·· I /I '·j \ ~-,. ~v-·. )f ~--n,_r-----f-·-- 1 ---• ,_ ··::: -----------~--1 ___ ·y _/ __ · __ I ! / 1' .·[ t KER iTANK, WITH:'.Stl,~&'if'UMP ~j I I i, ; DR SIILPLAN ~~,jl!iv, ~ , , , : l , i~.-__ /J . L. __ -.-_______ _____.,J ---_ , ~-----._y:;[ -!,!~ ,-¥,{ /:; I f /_, : I_ _j .; Po.SE"--BUILDIN.1.,;". 'O.·"'.'. JIL.·1NE ;./ .. · ' ' ' ... · ,:> ·-.~·~ ·r······ ~· . ·· · ·--·--' -·-----~·' __ . ., ··--·\/, j !! • t3:; IN~~ 1 _TOR SWALE I w/TH < ! ! 1 /[ re~~---.=.,,--. '>< ii('.~ c~.JG14 .... i~M.S_J'ER _c~bR 1_51D-.~·· .· // · .. ' Ii r· j' ii / :~(t7i;; PS~~J£?,'1_0_,AND _217A __ ' , __ ;5-r:;', . > .. L.·c· -// :i ~ -, ---i:::. i'·},:--I·~' ~~=fl-: ·= ;:/ I' ~ ·, t:·.. /1 .1 ·'-·•.· ;:.-.1' /~-/ I . . ' ,· ,,_: . /"/ _' i ' 111 :, /i-"'. f/ ~ilXJ ------i 2>;>;>; . . </'./_% • . 11 I c :-• •. >;I --/" 7 ~J-/ / / /~ ~-*4 -~--L~d,~,:-::-:-~7¥2i "-LL:/.:' _ _,/· , I ·-,'-.,, : .?c:,, --"'--::::-""~~ v / / j/ L / /// / / _/ / ~---""--*""""!""" -,. _:-:-·.:.,---::<\..,.., I -· -. • ·--=·-·---,-------1-e-----"-'..-· L:z:'.L·--'-.. ---.·_ ·-=z. 77 T7~ . * . ~-· * -~ -,,.--1-* . * . -~--------~----_-___ ::'"f \_ /;'··,\ . I y ' ! :::' c,:::::':s::=7;;~i :::~c=~~ ;;, . ~~? -~~::.'. ,sm~~'r .. --~:=., -=~--:r,:=··;·~= CLEARING AND GRADING LIMITS,' CHAIN _LIN~ FENCING (6-=.ELMlN,1HEJGl:II),.Ahl~D __ SILT FENCE PER COS STD PLAN 214-00 ""'··-I''.· .. \lo Ns ---- ,,3 ----- APPENDIXB WWHM DETENTION SIZING RESULTS AND TESC SIZING RESULTS WWHM.2012 PROJECT REPORT Project Name: 9-10 det tank sizing 1-8-2015-Till Site Name: Sunset Terrace -Colpitts 9-10 Building Site Address: City : Renton Report Date: 1/14/2015 Gage Sea tac Data Start: 1948/10/01 Data End: 2009/09/30 Precip Scale: 1.00 Version : 2014/08/29 Low Flow Threshold for POC 1 50 Percent of the 2 Year High Flow Threshold for POC 1: 50 year PREDEVELOPED LAND USE Name : Existing Site Bypass: No Groundwater: No Pervious Land Use AB, Lawn, Flat Pervious Total Impervious Land Use ROADS FLAT Impervious Total Basin Total Element Flows To: Surface MITIGATED LAND USE Acres .3263 0. 3263 Acres 0 .2778 0.2778 0.6041 Interflow Name : Building and sidewalk Bypass: No Groundwater: No Groundwater Pervious Land Use Pervious Total Impervious Land Use ROADS FLAT Impervious Total Basin Total Element Flows To: Surface Vault 1 Name Width Length: Vault 1 11. 5 ft. 16 ft. Acres 0 Acres 0.6041 0.6041 0.6041 Interflow Vault 1 Depth: 5. 5 ft. Discharge Structure Riser Height: 5 ft. Riser Diameter: 12 in. Groundwater Orifice 1 Diameter: 1.75 in. Elevation: 0 ft. Orifice 2 Diameter: 1.9 in. Elevation: 3.4 ft. Element Flows To: Outlet 1 Outlet 2 Vault Hydraulic Table Stage (ft~ Area tac} Volume (ac-ft} Dischar51etcfs2 Infilt{cfs2 0.0000 0.004 0.000 0.000 0.000 0. 0611 0.004 0.000 0.019 0.000 0.1222 0.004 0.000 0.028 0.000 0.1833 0.004 0.000 0.034 0.000 0.2444 0.004 0.001 0.039 0.000 0.3056 0.004 0.001 0.044 0.000 0.3667 0.004 0.001 0.048 0.000 0.4278 0.004 0.001 0.052 0.000 0.4889 0.004 0.002 0.056 0.000 0.5500 0.004 0.002 0.059 0.000 0. 6111 0.004 0.002 0.062 0.000 0. 6722 0.004 0.002 0.065 0.000 0.7333 0.004 0.003 0.068 0.000 0.7944 0.004 0.003 0.071 0.000 0.8556 0.004 0.003 0.074 0.000 0.9167 0.004 0.003 0.077 0.000 0.9778 0.004 0.004 0.079 0.000 1. 0389 0.004 0.004 0.082 0.000 1.1000 0.004 0.004 0.084 0.000 1.1611 0.004 0.004 0.086 0.000 1. 2222 0.004 0.005 0.088 0.000 1. 2833 0.004 0.005 0. 091 0.000 1. 3444 0.004 0.005 0.093 0.000 1.4056 0.004 0.005 0.095 0.000 1. 4 667 0.004 0.006 0.097 0.000 1. 5278 0.004 0.006 0.099 0.000 1.5889 0.004 0.006 0.101 0.000 1.6500 0.004 0.007 0.103 0.000 1.7111 0.004 0.007 0.105 0.000 1. 7722 0.004 0.007 0.107 0.000 1.8333 0.004 0.007 0.108 0.000 1.8944 0.004 0.008 0 .110 0.000 1.9556 0.004 0.008 0 .112 0.000 2.0167 0.004 0.008 0 .114 0.000 2. 0778 0.004 0.008 0 .115 0.000 2.1389 0.004 0.009 0.117 0.000 2.2000 0.004 0.009 0 .119 0.000 2. 2611 0.004 0.009 0.120 0.000 2. 3222 0.004 0.009 0.122 0.000 2.3833 0.004 0.010 0.124 0.000 2.4444 0.004 0.010 0.125 0.000 2.5056 0.004 0.010 0. 127 0.000 2.5667 0.004 0.010 0.128 0.000 2. 6278 0.004 0 .011 0 .130 0.000 2.6889 0.004 0 .011 0.131 0.000 2.7500 0.004 0 .011 0.133 0.000 2.8111 0.004 0 .011 0.134 0.000 2. 8722 0.004 0.012 0 .136 0.000 2.9333 0.004 0.012 0.137 0.000 2.9944 0.004 0.012 0.139 0.000 3.0556 0.004 0.012 0.140 0.000 3. 1167 0.004 0.013 0.142 0.000 3.1778 0.004 0. 013 0.143 0.000 3.2389 0.004 0.013 0.144 0.000 3.3000 0.004 0.013 0. 14 6 0.000 3. 3611 0.004 0.014 0.147 0.000 3.4222 0.004 0.014 0.162 0.000 3.4833 0.004 0.014 0 .177 0.000 3.5444 0.004 0.015 0.187 0.000 3.6056 0.004 0.015 0.195 0.000 3.6667 0.004 0.015 0.203 0.000 3. 7278 0.004 0.015 0.209 0.000 3.7889 0.004 0.016 0.215 0.000 3.8500 0.004 0.016 0.221 0.000 3. 9111 0.004 0.016 0. 226 0.000 3. 9722 0.004 0.016 0.232 0.000 4.0333 0.004 0.017 0.237 0.000 4.0944 0.004 0 .017 0.241 0.000 4.1556 0.004 0.017 0.246 0.000 4. 2167 0.004 0.017 0.250 0.000 4. 2778 0.004 0.018 0.255 0.000 4.3389 0.004 0.018 0.259 0.000 4.4000 0.004 0.018 0.263 0.000 4.4611 0.004 0.018 0.267 0.000 4.5222 0.004 0.019 0 .271 0.000 4.5833 0.004 0.019 0.275 4.6444 0. 004 0.019 0.279 4.7056 0.004 0.019 0.282 4. 7667 0.004 0.020 0.286 4. 8278 0.004 0.020 0.290 4.8889 0.004 0.020 0.293 4.9500 0.004 0.020 0.297 5. 0111 0 .004 0.021 0 .311 5.0722 0.004 0.021 0.492 5 .1333 0.004 0.021 0.781 5.1944 0.004 0.021 1.145 5.2556 0.004 0.022 1. 571 5.3167 0.004 0.022 2.052 5. 3778 0.004 0.022 2.581 5.4389 0.004 0.023 3.154 5.5000 0.004 0.023 3.769 5. 5611 0.004 0.023 4.422 5.6222 0.000 0.000 5 .112 ANALYSIS RESULTS Stream Protection Duration Predeveloped Landuse Totals for POC #1 Total Pervious Area:0.3263 Total Impervious Area:0.2778 Mitigated Landuse Totals for POC #1 Total Pervious Area:O Total Impervious Area:0.6041 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 Flow Frequency Return Return Period Periods for Flow(cfs) 0.128003 0.171973 0.203299 0.245478 0.278833 0.313887 Predeveloped. POC #1 2 year 5 year 10 year 25 year 50 year 100 year Flow Frequency Return Return Period 2 year 5 year 10 year 25 year 50 year 100 year Periods for Mitigated. Flow(cfs) 0.128113 0.166283 0.194973 0.235255 0.268323 0.304132 POC #1 Stream Protection Duration Annual Peaks for Predeveloped and Mitigated. POC #1 Year PredeveloEed Mitigated 1949 0.185 0 .139 1950 0.174 0.141 1951 0 .114 0.127 1952 0.080 0 .117 1953 0.086 0 .115 1954 0.104 0 .110 1955 o .113 0.129 1956 0 .112 0.123 1957 0.140 0.139 1958 0.100 0.108 1959 0.090 0.103 1960 0.120 0.129 1961 0 .116 0 .119 1962 0.088 0.101 1963 0 .112 0.108 1964 0.102 0.128 1965 0.148 0.118 1966 0.087 0 .109 1967 0.176 0.131 1968 0 .175 0.140 1969 0 .134 0.115 1970 0 .119 0.113 1971 0.142 0 .123 1972 0.174 0.144 1973 0.076 0.105 1974 o .136 0.107 1975 0.143 0.127 197 6 0.105 0.106 1977 0.099 0.114 1978 0.123 0.158 197 9 0.157 0.128 1980 0.201 0 .135 1981 0.129 0 .134 1982 0.206 0.247 1983 0 .139 0.175 1984 0.095 0.099 1985 o .131 0 .130 1986 0 .115 0.138 1987 0.158 0 .143 1988 0.090 0 .113 198 9 0 .112 0.108 1990 0 .311 0. 273 1991 0.227 0.244 1992 0.095 0 .117 1993 0.076 0.086 1994 0.075 0. 096 1995 0 .113 0 .114 1996 0.145 0 .134 1997 0 .133 0 .132 1998 0 .113 0 .114 1999 0.275 0.265 2000 0.129 0 .139 2001 0.121 0.113 2002 0.183 0.145 2003 0.143 0.105 2004 0. 253 0.319 2005 0 .117 0 .131 2006 0.108 0.102 2007 0.281 0.262 2008 0.223 0.269 2009 0.141 0.145 Stream Protection Duration Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 0. 3114 0.3195 2 0.2809 0.2732 3 0.2753 0.2693 4 0.2526 0.2651 5 0.2274 0.2616 6 0.2230 0.2468 7 0.2062 0.2442 8 0.2006 0 .17 54 9 0.1845 0.1582 10 0.1833 0.1454 11 0.1757 0.1451 12 0 .17 54 0.1437 13 0.1740 0.1433 14 0.1737 0.1407 15 0.1581 0.1402 16 0.1568 0 .1394 17 0.1478 0 .1392 18 0.1451 0 .1390 19 0.1429 0.1376 20 0.1425 0 .1351 21 0.1422 0 .1344 22 0.1405 0 .1340 23 0.1402 0 .1322 24 0 .1388 0 .1312 25 0 .1365 0.1310 26 0.1339 0.1300 27 0.1331 0.1293 28 0.1308 0.1286 29 0.1295 0.1283 30 0.1285 0.1277 31 0.1227 0 .1274 32 0 .1213 0.1271 33 0. 1197 0.1233 34 0.1190 0.1228 35 0.1167 0.1189 36 0 .1159 0 .11 77 37 0 .1150 0 .1170 38 0 .1143 0 .1167 39 0 .1134 0 .1153 40 0 .1128 0.1147 41 0 .1127 0 .1142 42 0 .1123 0 .1140 43 0. 1122 0. 1137 44 0 .1121 0 .1135 45 0.1075 0 .1127 46 0.1053 0 .1125 47 0.1037 0.1098 48 0.1023 0.1089 49 0.0995 0.1084 50 0.0994 0.1081 51 0.0955 0.1078 52 0.0946 0 .1072 53 0.0899 0.1056 54 0.0897 0.1050 55 0.0881 0.1047 56 0.0866 0.1033 57 0.0864 0.1019 58 0.0798 0.1012 59 0.0760 0.0993 60 0.0758 0.0957 61 0.0748 0.0858 Stream Protection Duration POC #1 Facility FAILED duration standard for 1+ flows. Flow(cfs) Predev Mit Percentage Pass/Fail 0.0640 1519 9032 594 Fail 0.0662 1377 8203 595 Fail 0.0683 1235 7445 602 Fail 0.0705 1106 6735 608 Fail 0. 0727 1007 6117 607 Fail 0.0749 917 5512 601 Fail 0.0770 787 4748 603 Fail 0.0792 721 4344 602 Fail 0.0814 660 3983 603 Fail 0.0835 604 3640 602 Fail 0.0857 557 3317 595 Fail 0.0879 514 3039 591 Fail 0.0900 451 2639 585 Fail 0. 0922 419 2413 575 Fail 0.0944 389 2194 564 Fail 0. 0966 368 1978 537 Fail 0.0987 345 1777 515 Fail 0.1009 317 1630 514 Fail 0.1031 294 1399 475 Fail 0.1052 275 1273 462 Fail 0.1074 260 1150 442 Fail 0 .1096 245 1043 425 Fail 0.1117 224 951 424 Fail 0 .1139 205 865 421 Fail 0.1161 182 749 411 Fail 0.1183 164 67 9 414 Fail 0.1204 153 608 397 Fail 0.1226 145 562 387 Fail 0.1248 139 499 358 Fail 0.1269 132 453 343 Fail 0.1291 122 372 304 Fail 0.1313 117 335 286 Fail 0.1334 112 296 2 64 Fail 0 .1356 108 267 247 Fail 0.1378 101 236 233 Fail 0 .1400 95 204 214 Fail 0.1421 90 182 202 Fail 0.1443 83 166 200 Fail 0.1465 77 156 202 Fail 0.1486 75 154 205 Fail 0.1508 73 151 206 Fail 0.1530 70 146 208 Fail 0.1551 64 144 225 Fail 0.1573 62 141 227 Fail 0.1595 56 137 244 Fail 0.1617 54 133 246 Fail 0.1638 51 131 256 Fail 0.1660 50 125 250 Fail 0.1682 47 120 255 Fail 0.1703 45 115 255 Fail 0 .1 725 45 114 253 Fail 0.1747 42 113 269 Fail 0.1768 35 108 308 Fail 0.1790 32 104 325 Fail 0.1812 32 101 315 Fail 0.1834 32 100 312 Fail 0.1855 29 96 331 Fail 0.1877 27 96 355 Fail 0.1899 26 91 350 Fail 0.1920 24 90 375 Fail 0.1942 23 87 378 Fail 0 .1964 23 81 352 Fail 0.1985 22 77 350 Fail 0.2007 20 75 375 Fail 0.2029 19 74 389 Fail 0.2051 18 73 405 Fail 0. 2072 15 71 473 Fail 0.2094 15 65 433 Fail 0.2116 15 64 426 Fail 0.2137 15 62 413 Fail 0.2159 15 59 393 Fail 0.2181 15 57 380 Fail 0.2202 12 54 450 Fail 0.2224 10 54 540 Fail 0.2246 9 52 577 Fail 0.2268 9 49 544 Fail 0.2289 8 46 575 Fail 0. 2311 8 40 500 Fail 0.2333 7 38 542 Fail 0.2354 7 37 528 Fail 0.2376 7 36 514 Fail 0.2398 7 33 471 Fail 0.2419 7 29 414 Fail 0.2441 5 29 580 Fail 0.2463 5 26 520 Fail 0.2485 5 24 480 Fail 0.2506 5 23 460 Fail 0.2528 5 22 440 Fail 0.2550 3 21 700 Fail 0.2571 3 17 566 Fail 0.2593 3 16 533 Fail 0.2615 3 16 533 Fail 0.2636 3 14 466 Fail 0.2658 3 14 466 Fail 0.2680 3 12 400 Fail 0. 2702 3 10 333 Fail 0. 2723 3 7 233 Fail 0. 2745 3 5 166 Fail 0. 27 67 2 3 150 Fail 0. 27 88 2 2 100 Pass The development has an increase in flow durations from 1/2 Predeveloped 2 year flow to the 2 year flow or more than a 10% increase from the 2 year to the SO year flow. The development has an increase in flow durations for more than 50% of the flows for the range of the duration analysis. Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0 acre-feet On-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. Off-line facility target flow: O cfs. Adjusted for 15 min: 0 cfs. LID Report LID Technique Percent Water Quality Volumn Infilt.rated Vault 1 POC 0.00 Used for Tolal Volumn Percent Comment Treatment? Needs Water Quality Treatment Treated (ac-ft) N 86.40 Total Volume Infiltrated 86. 40 0.00 0 90 No Treat. Credit Compliance with LID Standard 8 Duration Analysis Result= Failed Perlnd and Implnd Changes No changes have been made. Volumn Infiltration Through Volumn Facility (ac-ft) (ac-ft) 0.00 0.00 Cumulative Volumn Infiltration Credit N 0.00 This program and accompanying documentation are provided 'as-is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by End User. Clear Creek Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions Inc. be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions Inc. or their authorized representatives have been advised of the possibility of such damages. Software Copyright© by : Clear Creek Solutions, Inc. 2005-2015; All Rights Reserved. APPENDIXC GEOTECHNICAL REPORT GEOTEC:I CONSULTANTS, INC. Colpitts Development Company 2256 -38th Place East Seattle, Washington 98112 Attention: Judith C. Nielsen 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 April 18, 2013 JN 13096 via email: co/devco@gmail.com Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Mixed-Use Development Northwest Corner of Sunset Boulevard Northeast and Harrington Avenue Northeast Renton, Washington Dear Ms. Nielsen: We are pleased to present this geotechnlcal engineering report for the proposed mixed-use development to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, pavements, and tern porary shoring. This work was authorized by your acceptance of our proposal, P-8569, dated March 18, 2013. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. cc: Veer Architecture -Kent Smutny via email kent@veerarchitecture.com JLH/MRM: jyb Respectfully submitted, GEOTECH CONSULTANTS, INC. ~ Jason L. Hinds Geotechnical Engineer GEOTECH CONSULTANTS. INC. GEOTECHNICAL ENGINEERING STUDY Proposed Mixed-Use Development Northwest Corner of Sunset Boulevard NE and Harrington Ave NE Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed mixed-use development to be located in Renton. We were provided with preliminary plans and a topographic survey. Veer Architecture developed the plans, which are dated September 18, 2012. The site survey was created by Site Survey & Mapping and is dated April 29, 2011. Based on these plans, we understand that the existing four apartment buildings located at the site will be removed and replaced with a large mixed-use building. The southern approximate two-thirds of the new building will include five stories of residential units over two levels of parking and commercial space, and a parking garage beneath. the finish floor elevation for lower garage level will be approximately 323.5 feet. The northern portion of the building will include a one-story library over one level of below-grade parking having a floor slab elevation of 333.5 feet. We anticipate the construction of the below-grade parking structure will require cuts of up to about 15 feet on the southern side of the project 10 feet on the northern side. These cuts will be near property lines and temporary shoring will likely be needed. If the scope of the project changes from what we have described above, we should be provided with revised plans In order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site in Renton. The irregularly- shaped property Is located on the northwestern corner of the intersection of Sunset Boulevard Northeast and Harrington Avenue Northeast. The site is bordered to the north and west by Northeast 10th Street and Sunset Lane Northeast, respectively. The subject site is currently developed with four separate apartment buildings spaced evenly across the site. From south to north, these buildings are addressed 966 Harrington Avenue Northeast, then 2711, 2717 and 2723 Sunset Lane Northeast. An asphalt basketball court is located in the northeastern corner of the property. The areas surrounding the apartment buildings are mostly covered with grass lawn, concrete sidewalks, and landscaping beds. The site is relatively flat and sloped only gently down to the south. The adjacent Northeast 10th Street and Sunset Boulevard Northeast are higher than the site and appear to have been created by filling 3 to 5 feet above the original ground surface. A short steep slope exists on the northern side of the property below NE 10th Street and an approximately 4-to 5-foot tall concrete retaining wall runs along the eastern side of the site where the sidewalk and Sunset Boulevard Northeast are higher than the subject property. There are no steep slopes on, or near, the surrounding property. The surrounding properties contain single-and multi-family or commercial developments. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 SUBSURFACE JN 13096 Page 2 The subsurface conditions were explored by drilling six test borings at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The borings were drilled on March 26, 2013 using a track-mounted, hollow-stem auger drill. Samples were taken at 5-foot intervals with a standard penetration sampler. This split-spoon sampler, which has a 2-inch outside diameter, is driven into the soil with a 140-pound hammer falling 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency. A geotechnical engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soil encountered. The Test Boring Logs are attached as Plates 3 through 8. Soil Conditions The test borings conducted for this study encountered similar soils beneath the existing surface of the site. Generally, 3 to 4.5 feet of loose fill was encountered beneath the existing ground surface. The uppermost few inches of Boring 6 was asphalt pavement for the northeastern parking lot. Underlying this fill was a thin layer of loose to medium-dense sand, with dense to very dense, slightly silt to silty sand with gravel that extended to a depth of approximately 15 feet. This native soil became clean (only trace to negligible silt) soil below this depth, extending to the bottom of the borings. No obstructions were revealed by our explorations. However, debris, buried utilities, and old foundation and slab elements are commonly encountered on sites that have had previous development. Groundwater Conditions No groundwater or wet soil conditions were observed in our test borings. The test borings were left open for only a short time period. Considering that the borings were drilled following the fall and winter rainy month, it Is likely that the seasonal high groundwater table lies below the maximum 26.5-foot depth of our borings. It should be noted that groundwater levels vary seasonally with rainfall and other factors. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The Jogs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test boring logs are interpretive descriptions based on the conditions observed during drilling. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 CONCLUSIONS AND RECOMMENDATIONS GENERAL JN 13096 Page 3 THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDA T!ONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test borings conducted for this study encountered medium-dense to dense native sand and silty sand soils beneath a thin layer of loose fill at the site. Based on the preliminary building plans, the foundation of the new building will be about 10 to 13 feet beneath the existing ground surface. The competent native soils at that excavation depth are well suited for foundation support of the new building. The new building may be constructed on a conventional foundation system bearing on the dense native sand soils. Oftentimes, footing subgrade soils can be disturbed to a depth of several inches during excavation by the teeth on a backhoe bucket. It will be necessary for any such loosened or disturbed soils to be removed prior to pouring concrete. Excavating footings with a smooth bucket can help to reduce the amount of subgrade disturbance. The excavations required to construct the below grade-parking structure will extend 10 to 15 feet below the existing grade, and there are streets and surface improvements close to the property lines that need to be considered. Based on our investigation, the site soils can safely be excavated at temporary slopes of 1 :1 (Horizontal:Vertical) or flatter, but such temporary sloped cuts should generally not extend closer than 5 feet to traveled streets, existing retaining walls and footings, or other settlement-sensitive elements. As a result, based on the current plans the cuts for the parking garage cannot be made safely within property lines. It may be possible, however, to obtain temporary easements from the City to allow some of the cuts to temporarily cross property lines. If temporary excavation easements are not feasible, excavation shoring will be needed. Considering the excavation depths and encountered soil conditions, cantilevered soldier pile shoring or soil nail shoring would likely be the most economical for the project. The installation of tiebacks or soil nails would require easements to be obtained to allow them to cross property lines. Also, the presence of underground utilities on adjacent sites should be closely evaluated when considering utilizing anchors or nails. Cantilevered soldier pile shoring could be installed entirely within the subject property without the need for obtaining easements. Further recommendations for the design and construction of temporary shoring can be found in the Excavation Shoring section of this report. Our explorations encountered sand and slightly silty to silty sand beneath the surface of the site, and the seasonal high water table appears to be at least 10 feet below the planned excavation. Considering their density, the cleaner sands below the base of the excavation have only a limited infiltration potential, and infiltration of stormwater is not recommended in the siltier soils above the level of the basement garages, due to the low permeability of the silty sand and to prevent causing seepage problems in the below-grade spaces. An appropriate infiltration rate for the dense, cleaner sands below the bottom of the excavation would be 0.5 inches/hour. This is lower than the recommended long-term infiltration rate given for sand in the Washington Department of Ecology's (WDOE) Stormwater Management Manual, but takes into account the dense to very dense nature of the sand. Storm detention/retention facilities and other utilities are often installed below, or near, structures. The walls of storm vaults must be designed as either cantilever or restrained retaining walls, as appropriate. Wall pressures for the expected soil conditions are presented in the Permanent Foundation and Retaining Walls section of this report. It Is important that the portion of the GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page4 structure above the permanent detained water level be backfilled with free-draining soil, as recommended for retaining walls. Should drainage not be provided, the walls must be designed for hydrostatic forces acting on the outside of the structure. The backfill for all underground structures must be compacted in lifts according to the criteria of this report. Trenches for underground structures and utilities should not cross a line extending downwards from a new or existing footing at an inclination of 1:1 (H:V). We should be consulted if this excavation zone will be exceeded for installation of storm facilities or other utilities. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. The majority of the erosion control measures will be needed only during the initial demolition and clearing of the site. While this work is underway, a silt fence will likely be needed around the downslope sides of any cleared areas. Rocked construction access roads should be extended into the site to reduce the amount of soil or mud carried off the property by trucks and equipment. Cut slopes and soil stockpiles should be covered with plastic during wet weather. The ground surface should be graded to prevent silty water from flowing off of the site. Following the beginning of excavation, the majority of the erosion control measures will need to focus on avoiding off-site tracking of soil or mud by trucks and equipment. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERATIONS In accordance with the International Building Code (IBC), the site soil profile within 100 feet of the ground surface is best represented by Site Class Type D (Stiff Site Class). As noted in the USGS website, the mapped spectral acceleration value for a 0.2 second (S.) and 1.0 second period (S1) equals 1.43g and 0.49g, respectively. The site soils that will support the building are not susceptible to seismic liquefaction because of their dense nature and the absence of near-surface groundwater. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 CONVENTIONAL FOUNDATIONS JN 13096 Page 5 The proposed structure can be supported on conventional continuous and spread footings bearing on undisturbed, dense or very dense native sand, or on compacted structural fill placed above this native soil. We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively. Exterior footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface for protection against frost and erosion. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. The following allowable bearing pressures are appropriate for footings constructed according to the above recommendations: -----------.\LL O \\'. \ ll LE BF \Rl'\G C01'DI I 10:-1 Ill'. \RI'\(; PRLSSI RE Placed directly on competent, native soil beneath 7 feet below existinq orades Supported on structural fill placed above competent, native soil Where: (i) psf Is pounds per square foot. 6,000 psf 2,500 psi A one-third increase in this these design bearing pressures may be used when considering short- term wind or seismic loads. For the above design criteria, it is anticipated that the total post- construction settlement of footings founded on competent native soil, or on structural fill up to 5 feet in thickness, will be less than one inch, with differential settlements on the order of one-half-inch in a distance of 50 feet along a continuous footing with a uniform load. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level, well-compacted fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: --------- ' I' \R \~11:TER ll\~~~~T~l F Coefficient of Friction 0.45 Passive Earth Pressure 350 pcf Where: (I) pcf Is pounds per cubic foot, and (II) passive earth pressure Is computed using the equivalent fluld density. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. GEOTECH CONSULTANTS, INC. • Colpitts Development Co. Aprll 18, 2013 PERMANENT FOUNDATION AND RETAINING WALLS JN 13096 Page6 Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: PAIU\IETEll VAl.lJE Active Earth Pressure * 35 pcf Passive Earth Pressure 350 pcf Coefficient of Friction 0.45 Soil Unit Weight 125 pcf Where: (I) pc/ Is pounds per cubic foot, and (II) active and passive earth pressures are computed using the equivalent fluld pressures. *Fora restrained wall that cannot deflect at least 0.002 times its height, a uniform lateral pressure equal to 1 O psi times the height of the wall should be added to the above active equivalent fluid pressure. I The values given above are to be used to design only permanent foundation and retaining walls that are to be backfilled, such as conventional walls constructed of reinforced concrete or masonry. It is not appropriate to use the above earth pressures and soil unit weight to back-calculate soil strength parameters for design of other types of retaining walls, such as soldier pile, reinforced earth, modular or soil nail walls. We can assist with design of these types of walls, if desired. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a corner. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. Wall Pressures Due to Seismic Forces The surcharge wall loads that could be imposed by the design earthquake can be modeled by adding a uniform lateral pressure to the above-recommended active pressure. The recommended surcharge pressure is SH pounds per square foot (psf), where H is the design retention height of the wall. Using this increased pressure, the safety factor against sliding and overturning can be reduced to 1.2 for the seismic analysis. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 Retaining Wall Backfill and Waterproofing JN 13096 Page 7 Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. If free-draining soils are not used as backfill, a minimum 12-inch width of free-draining gravel should be placed against the backfilled retaining walls. The gravel "chimney" should be hydraulically connected to the foundation drain system. Free-draining backfill or gravel should be used for the entire width of the backfill where seepage Is encountered. For increased protection, drainage composites should be placed along cut slope faces, and the walls should be backfilled entirely with free-draining soil. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The subgrade soils for pervious surfaces, such as pavers or permeable pavements must also slope away from walls It is critical that the wall backfill be placed in lifts and be properly compacted, in order for the above-recommended design earth pressures to be appropriate. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. The section entitled General Earthwork and Structural Fill contains additional recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls, or to prevent the formation of mold, mildew or fungi in interior spaces. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. There are a variety of different waterproofing materials and systems, which should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. We recommend that you contact a specialty consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 SLABS-ON-GRADE JN 13096 Page 8 The lowest parking garage floors can be constructed as slabs-on-grade atop firm native soils, or on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. This can affect moisture-sensitive flooring, cause imperfections or damage to the slab, or simply allow excessive water vapor into the space above the slab. All interior slabs-on-grade should be underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No. 4 sieve) of no more than 10 percent. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders, such as 6-mil plastic sheeting, have been used in the past, but are now recommending a minimum 10-mll thickness. A vapor retarder is defined as a material with a permeance of less than 0.3 perms, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where vapor retarders are used under slabs, their edges should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.01 perms when tested In accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as Type B. Therefore, temporary cut slopes greater than 4 feet in height should not be excavated at an inclination steeper than 1: 1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. Other considerations for temporary cuts are presented in the General section. The above-recommended temporary slope inclination is based on the conditions exposed in our explorations, and on what has been successful at other sites with similar soil conditions. It is possible that variations in soil and groundwater conditions will require modifications to the inclination at which temporary slopes can stand. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. It is also important that surface water be directed away from temporary slope cuts. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sand or loose soil can cave suddenly and without warning. Excavation, GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 9 foundation, and utility contractors should be made especially aware of this potential danger. These recommendations may need to be modified if the area near the potential cuts has been disturbed in the past by utility installation, or if settlement-sensitive utilities are located nearby. All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. TEMPORARY SHORING A variety of shoring systems are feasible for use at this site. This section presents design considerations for cantilevered soldier pile walls and for nailed walls. Since the most suitable choice Is primarily dependent on a number of factors under the contractor's control, we suggest that the contractor work closely with the structural engineer during the shoring design. As discussed above, the sensitivity of adjacent utilities must be considered in the design to reduce the risk of causing settlement of these adjacent elements. Regardless of the system used, all shoring systems will deflect in toward the excavation. Therefore, there is always a risk of noticeable settlement occurring on the ground behind the shoring wall. These risks are reduced, but not entirely eliminated, by using more rigid shoring systems, such as soldier piles. Cantilevered Soldier Piles Soldier pile walls would be constructed after making planned cut slopes, and prior to commencing the mass excavation, by setting steel H-beams in a drilled hole and grouting the space between the beam and the soil with concrete for the entire height of the drilled hole. Groundwater seepage was not encountered in our borings, which extended to a depth of at least 1 O feet below the planned excavation. Even so, due to the loose condition of the uppermost soils, the contractor should be prepared to case the holes or use the slurry method if caving soil is encountered. Excessive ground loss in the drilled holes must be avoided to reduce the potential for settlement on adjacent properties. If water is present in a hole at the time the soldier pile is poured, concrete must be tremied to the bottom of the hole. As excavation proceeds downward, the space between the piles should be lagged with timber, and any voids behind the timbers should be filled with pea gravel, or a slurry comprised of sand and fly ash. Treated lagging is usually required for permanent walls, while untreated lagging can often be utilized for temporary shoring walls. Temporary vertical cuts will be necessary between the soldier piles for the lagging placement. The prompt and careful installation of lagging is important, particularly in loose or caving soil, to maintain the integrity of the excavation and provide safer working conditions. Additionally, care must be taken by the excavator to remove no more soil between the soldier piles than is necessary to install the lagging. Caving or overexcavation during lagging placement could result in loss of ground on neighboring properties. Timber lagging should be designed for an applied lateral pressure of 30 percent of the design wall pressure, if the pile spacing is less than three pile diameters. For larger pile spacings, the lagging should be designed for 50 percent of the design load. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 10 If permanent building walls are to be constructed against the shoring walls, drainage should be provided by attaching a geotextile drainage composite with a solid plastic backing, similar to Miradrain 6000, to the entire face of the lagging, prior to placing waterproofing and pouring the foundation wall. These drainage composites should be hydraulically connected to the foundation drainage system through weep holes placed in the foundation walls. Soldier Pile Wall Design Temporary soldier pile shoring that is cantilevered and that has a level backslope, should be designed for an active soil pressure equal to that pressure exerted by an equivalent fluid with a unit weight of 35 pounds per cubic foot (pcf). Traffic surcharges can typically be accounted for by increasing the effective height of the shoring wall by 2 feet. Slopes above the shoring walls will exert additional surcharge pressures. These surcharge pressures will vary, depending on the configuration of the cut slope and shoring wall. We can provide recommendations regarding slope surcharge pressures when the preliminary shoring design is completed. It is important that the shoring design provides sufficient working room to drill and install the soldier piles, without needing to make unsafe, excessively steep temporary cuts. Cut slopes should be planned to intersect the backside of the drilled holes, not the back of the lagging. Lateral movement of the soldier piles below the excavation level will be resisted by an ultimate passive soil pressure equal to that pressure exerted by a fluid with a density of 450 pcf. No safety factor is included in the given value. We recommend using a safety factor of 1.2 for temporary conditions or 1.5 for permanent conditions. This soil pressure is valid only for a level excavation in front of the soldier pile; it acts on two times the grouted pile diameter. Cut slopes made in front of shoring walls significantly decrease the passive resistance. This includes temporary cuts necessary to install internal braces or rakers. The minimum embedment below the floor of the excavation for cantilever soldier piles should be equal to the height of the "stick-up." Plate 1 O attached to this report illustrates basic soldier pile design details. Soil Nailing Soil nailing is a shoring system where closely spaced, tieback anchors (nails) are grouted into drilled holes in the cut face as the excavation proceeds, thereby reinforcing the cut face. More anchors are required for this system than for conventional systems, but steel soldier piles and timber lagging are eliminated. The anchored or nailed system essentially operates as a reinforced soil wall or a gravity wall, with the nails tying the soil mass together. We recommend that an allowable adhesion value of 1,250 pounds per square foot (psf) be used for the design of the soil nails. The process begins by making a 4-to 6-foot vertical cut in the shoring area followed immediately by the placement of anchors. The cut face is then covered with a wire mesh, and shotcrete is placed over the mesh and soil face. Generally, no temporary, unsupported excavations for soil-nail walls should be allowed to stand longer than 12 hours without the acceptance of the geotechnical engineer. Once the shotcrete has hardened, the excavation again proceeds and the nails are placed. A geotextile drainage composite must be placed GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 11 over the face of the cut prior to shotcreting to prevent buildup of hydrostatic pressures behind the shotcrete facing. As the excavation progresses downward, the drainage composite strips are extended, until reaching the base of the excavation, where weep holes are placed through the shotcrete to be tied into an underslab footing drain. Because soil nails are passive elements (they are not pre-stressed as tiebacks are), soil-nail walls will typically deflect more than a soldier-pile wall. This involves more risk of causing damage to adjoining utilities, streets, and other on-grade elements. The shoring designer should provide an estimate of the lateral deflection that is anticipated for the soil nail wall. Caving of loose or granular soils, or in zones of seepage, can require that the shoring contractor modify their installation techniques. This can increase the cost and time necessary to install the nailed wall. We recommend that the shoring contractor be consulted regarding potential difficulties and modifications that can occur during the construction of a soil-nailed wall. This adhesion value should be substantiated by load-testing at least two anchors in each soil type to at least 200 percent of their design capacity, prior to installing production anchors. During shoring construction, at least 5 percent of the production anchors should be proof-tested to 130 percent of the design anchor capacity. The shoring designer will likely utilize one of several commercially available computer programs to design the nailed walls. We recommend that the following soil strength parameters be used in the nail wall design: -----~-------r -Effecliv;-1-;;;~,:nal I Soil T)J)C :\loist l nit Ellcctn e Cohesion (pst) ' Weight (pct) b·iction \n:glt (dcgrC'cs) Loose fill/native 125 30 50 (upper 5 feet) Dense native Sand 135 38 100 Consideration of the loose condition of the near-surface soils and the presence of utilities must be considered in the design and construction of the system. Surcharges from adjacent existing structures and roads must be included in the design. Excavation and Shoring Monitoring As with any shoring system, there is a potential risk of greater-than-anticipated movement of the shoring and the ground outside of the excavation. This can translate Into noticeable damage of surrounding on-grade elements, such as foundations and slabs. Therefore, we recommend making an extensive photographic and visual survey of the project vicinity, prior to demolition activities, Installing shoring or commencing excavation. This documents the condition of buildings, pavements, and utilities in the immediate vicinity of the site in order to avoid, and protect the owner from, unsubstantiated damage claims by surrounding property owners. Additionally, the shoring walls should be monitored during construction to detect soil movements. To monitor their performance, we recommend establishing a series of survey reference points to measure any horizontal deflections of the shoring system. Control points should be established at a distance well away from the walls and slopes, and deflections from GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 12 the reference points should be measured throughout construction by survey methods. At least 1 O percent of soldier piles should be monitored by taking readings at the top of the pile. Additionally, benchmarks installed on the surrounding buildings should be monitored for at least vertical movement. We suggest taking the readings at least once a week, until it is established that no deflections are occurring. The initial readings for this monitoring should be taken before starting any demolition or excavation on the site. DRAINAGE CONSIDERA T/ONS We anticipate that permanent foundation walls may be constructed against the shoring walls. Where this occurs, a plastic-backed drainage composite, such as Miradrain, Battledrain, or similar, should be placed against the entire surface of the shoring prior to pouring the foundation wall. Weep pipes located no more than 6 feet on-center should be connected to the drainage composite and poured into the foundation walls or the perimeter footing. A footing drain installed along the inside of the perimeter footing will be used to collect and carry the water discharged by the weep pipes to the storm system. Isolated zones of moisture or seepage can still reach the permanent wall where groundwater finds leaks or joints in the drainage composite. This is often an acceptable risk in unoccupied below-grade spaces, such as parking garages. However, formal waterproofing is typically necessary in areas where wet conditions at the face of the permanent wall will not be tolerable. If this is a concern, the permanent drainage and waterproofing system should be designed by a specialty consultant familiar with the expected subsurface conditions and proposed construction. Footing drains placed inside the building or behind backfilled walls should consist of 4-inch, perforated PVC pipe surrounded by at least 6 inches of 1-inch-minus, washed rock wrapped in a non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the level of a crawl space or the bottom of a floor slab, and it should be sloped slightly for drainage. Plate 9 presents typical considerations for footing drains to be installed for both backfilled retaining walls and walls built against shoring. All roof and surface water drains must be kept separate from the foundation drain system. If the structure includes an elevator, it may be necessary to provide special drainage or waterproofing measures for the elevator pit. If no seepage into the elevator pit is acceptable, it will be necessary to provide a footing drain and free-draining wall backfill, and the walls should be waterproofed. If the footing drain will be too low to connect to the storm drainage system, then it will likely be necessary to install a pumped sump to discharge the collected water. Alternatively, the elevator pit could be designed to be entirely waterproof; this would include designing the pit structure to resist hydrostatic uplift pressures. As a minimum, a vapor retarder, as defined in the Slabs-On-Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an outlet drain is recommended for all crawl spaces to prevent a build up of any water that may bypass the footing drains. No groundwater was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 13 The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. The subgrade soils beneath pervious surfaces must also slope away from foundations and walls. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. It is important that existing foundations be removed before site development. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very Important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: Beneath footings, slabs or walkways Filled slopes and behind retaining walls Beneath pavements 95% 90% 95% for upper 12 inches of subgrade; 90% below that level Where: Minimum Relative Compaction Is the ratio, expressed In percentages, of the compacted d,y density to the maximum d,y density, as determined in accordance with ASTM Test Designation D 1557-91 (Modified Proctor). Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 LIMITATIONS JN 13096 Page 14 The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test borings are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking samples in test borings. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Colpitts Development, and its representatives, for specific application to this project and site. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not Include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, 'bacteria, mildew and fungi In either the existing or proposed site development. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes In the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 The following plates are attached to complete this report: Plate 1 Plate 2 Plates 3 -8 Plate 9 Plate 10 Vicinity Map Site Exploration Plan Test Boring Logs Typical Footing Drain Details Soldier Pile Shoring Detail JN 13096 Page 15 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. JLH/MRM: jyb Respectfully submitted, GEOTECH CONSULTANTS, INC. Jason L. Hinds Geotechnical Engineer GEOTECH CONSULTANTS, INC. ~ii ~i,., .... l!;!o,=~"'s'_;.-~· ""'==-...- GEOTECH CONSULTANTS, INC. NORTH (Source: Microsoft Streets and Trips, 2004) VICINITY MAP NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington I Job No: I Date: I • 13096 April 2012 I Plate: ... , ' ~ ·~ 0 APPROXIMATE BORING LOCATION ~t, GEOTECH CONSULTANTS, INC. 1~~te,:;;;~~,,....~~---.... \ ' .' (Source..:,_ Topographic Survey, Site Survey and Mapping, Inc., 2011) SITE EXPLORATION PLAN NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington Job No: Date: Plate: 13096 April 2012 No Scale 2 .. .. .. .. Si------ 10----- 15----- 20----- 25----- 30- 4 50 39 28 55 BORING 1 Description Brown sand with gravel, moist, loose (FILL) FILL j ~~-ii: Lig~t brown _to orange-brown, rusted SAND with gravel, fine to medium 1 I ·:\;'\ ;' grained, mmst, loose :,H, i;:' Light gray, slightly silty to silty SAND with gravel, fine to medium grained, · ·· · · '' moist, medium dense 2 I !1:: : -becomes dense SP / SM iliii 3 I -slightly more silt ·•iii Brown sand with trace gravels, fine to medium grained, moist, dense 51 ::il:iii -becomes very dense • Test boring was terminated on March 26, 2013 at 26.5 feet. • No groundwater was encountered during drilling. * Blow counts corrected to account for auto-hammer efficiency. ""-,.11' GEOTECH # CONSULTANTS, INC. TEST BORING LOG NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington ~'e .. t~;-""'\'l!'y=,;, __ ................... Job Date: Logged by: Plate: 13096 April 2013 JLH 3 5 10 25 BORING 2 Description Brown sand with gravel, fine to medium grained, moist, loose (FILL) FILL 24 1 I l! sPJfill _.~_..i~"'~ ... iu,...bm_..ro--";"°;n,"' s._..r~'--s-te_a_s_A_N_D_w_1_th_g_r_av_e_1._t_1n_e_1o_m~ed~ium grained, moist, ',i·.';_l I_ ;_l i,,i,_l Light gray, dense, slightly silty to silty SAND with gravel, fine to medium . grained, moist, dense lit 40 72 -increasing gravels, over; Brown SAND, fine to medium grained, moist, very dense 72 I · ··· 69 * Test boring was terminated on March 26, 2013 at 26.5 feet. * No groundwater was encountered during drilling. • Blow counts corrected to account for auto-hammer efficiency. GEOTECH CONSULTANTS, INC. TEST BORING LOG NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington Job Date: Logged by: Plate: 13096 April 2013 JLH 4 5 37 10 15 69 68 BORING 3 Description Light brown SAND with gravel, very moist, loose (FILL) FILL :i;i:::\:;:i!J 1 I 111;,~~:,111 -:-;:-:-:-:,-:-:-.:-~-,:-:-:-:-;:.-av-,:-1·-~-~-' ,-·:-:-0-ed-~-~-h-:-:-:-.'-,'.-~n-:-~-:-~-:-:-:-':-~-:-:-:-:-. 4 1:i[Bi :::·:···,···,-;: , 1 liiffli! moist, dense -large gravels encountered in drilling Light brown to light gray, slightly silty SAND, fine to medium grained, moist, very dense • Test boring was terminated on March 26, 2013 at 26.5 feet. • No groundwater was encountered during drilling. • Blow counts corrected to account for auto-hammer efficiency. TEST BORING LOG GEOTECH CONSULTANTS, INC. NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington Job Date: Logged by: Plate: 13096 April 2013 JLH 5 ... ... ... ... 51------ 10----- 15----- 20----- 25-... ... ... ... 30- 22 56* 121/ 11" 57 44 B0RING4 Description Brown, rusted sand with gravel, moist, loose (FILL) FILL H!Wlf?W: 11!~!! :, 'I' :; :! I : i: i •:: ' fl jj ; : ;1: ::: " ' : : : : .. Light brown with some rusting, SAND with gravel, fine to medium grained, moist, medium dense Light gray, slightly silty to silty SAND with gravel, fine to medium grained, moist, dense *blows overstated due to driving on rock -becomes very dense . , .. ,. ·------------------------- 41 iiiii 51111\li\i]I/\\\I\ Light gray SAND, fine to medium grained, moist, very dense • Test boring was terminated on March 26, 2013 at 26.5 feet. • No groundwater was encountered during drilling . • Blow counts corrected to account for auto-hammer efficiency. .._.l..4 GEOTECH # CONSULTANTS, INC. TEST BORING LOG NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington 1 ...... ~\;!!1111!!!!""',~-~====,,,-Job 1 Date: !Logged by: IP/ate: 13096 April 2013 JLH 6 ' ' ---- 5--- '- i- 10 i-. 15 '-- i- i- i- 30-- 53 60 64 60 BORING 5 Description Brown, rusted sand with gravel, moist, loose (FILL) FILL Light brown with some rusting, SAND with gravel, fine to medium grained, moist, medium dense Light gray, slightly silty to silty SAND with gravel, fine to medium grained, moist, very dense 'SP .. 2 I i SM i : ·'. :: -very dense, increasing gravels 3 I , ,, "'";;i;;:; ','~ -L-ig_h_t g-r-ay_S_A_N_D_, fi_m_e_t_o_m_e_d_iu_m_g_r-ai-n-ed-,-m-o-is-t,-v-e-ry-dense ,:.··'•' ,•,·,• .• 1~1 • Test boring was terminated on March 26, 2013 at 21.5 feet. • No groundwater was encountered during drilling. • Blow counts corrected to account for auto-hammer efficiency. TEST BORING LOG GEOTECH CONSULTANTS, INC. NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington Job I Date: !Logged by: IP/ate: 13096 April 2013 JLH 7 ... --- 5----- 10----- 15----- 20---... ... 25-... ... ... .. 30 '-- 21 57 50 50 BORING 6 Description Brown, rusted sand with gravel, moist, loose (FILL) FILL ~--1------------------------ Light brown SAND with trace slit, fine to medium grained, moist, medium dense -becomes dense 2 I !I!--~ mora ro,~ gralaed wilh '""'"· ,ery """ :;:;:::::/:\ 3 I liiijjjjjjjjl!Ji less gravels, fine to medium grained :::::::::::::::: 41 J;ilili\ii:iliil • Test boring was terminated on March 26, 2013 at 21.5 feet. • No groundwater was encountered during drilling . • Blow counts corrected to account for auto-hammer efficiency. .._,A GEOTECH ~-CONSULTANTS, INC, TEST BORING LOG NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington )~t~"O!:P~-== .......... Job I Date: !Logged by: IP/ate: 13096 April 2013 JLH 8 , ' Slope backfill away from foundation. Provide surface drains where necessary. NOTES: Tightllne Roof Drain (Do not connect to footing drain) 4" Perforated Hard PVC Pipe (Invert at least 6 Inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) Vapor Retarder/Barrier and Capillary BreakJDralnage Layer (Refet io Report text) Foundation wall & Footing (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage, waterproofing, and slab considerations. Footing Drain for Backfilled Retaining Wall Vapor retarder ----._ Non-woven filter fabric Slab Washed rock or pea gravel------!,. ,,.,.,,,.,,.,.,.., 4" perforated PVC drain (holes turned downward) 2" PVC weep pipe at 6' centers (Pour Into footing or wall below slab) Attach weep pipe to drainage composite.--J Pierce waterproofing and plastic backing of drainage composite. Note -Refer to the report for addition al considerations related to drainage and waterproofing. Footing Drain for Shoring FOOTING DRAIN DETAILS Soldier pile GEOTECH CONSULTANTS, INC. NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington I Job No: 13096 I Date: I April 2012 I Plate: 9 Groo,dSr H Lowest Excavation Elevation) (Assumed to be Level) Notes: D (mln.=H) 450(D) (psf) Passive Pressure 35(H) (psf) tive Pressure Surcharge Pressure from traffic or cut slopes as applicable. (1) The report should be referenced for specifics regarding design and installation. (2) Active pressures act over the pile spacing to the lowest excavation level. (3) Passive pressures act over twice the grouted soldier pile diameter or the pile spacing, whichever is smaller. (4) It is assumed that no hydrostatic pressures act on the back of the shoring walls. (5) Cut slopes or adjacent structures positioned above or behind shoring wlll exert additional pressures on the shoring wall. ___ ,Al GEOTECH " CONSULTANTS, INC. ~:i-.. .... t~,,.=~r;;;~~--.- SOLDIER PILE SHORING DETAIL NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington I Job No: I Date: I • 13096 April 2012 10 • • ' • APPENDIXD O&MMANUAL O&MManual SUNSET TERRACE DEVELOPMENT COLPITTS SITE 9/10 Prepared for Colpitts Development The attached Operation and Maintenance checklist is intended to provide guidance to the owner(s) for the operation and maintenance of the drainage and the stormwater detention system at the Sunset Terrace Development. The owner is responsible for maintenance of storm drainage facilities within the property. The owner is not responsible for maintenance within the public right-of- way. This manual cannot anticipate every problem, but provide a checklist for the most anticipated maintenance items. The stormwater system should be regularly maintained on an annual basis during the summer prior to the start of the "rainy season" at the end of September. When operating normally, the system should not have any surface ponding of stormwater and the detention system should fully drain (except for the 4-foot sump) within 24-hours after a storm event. If either of these are not true then the system should be reviewed using the maintenance checklist to determine the problem. For additional and updated maintenance information visit the King County Storm resources at: http://www.kingcounty.gov/environment/waterandland/stormwater.aspx or the Washington State Department of Ecology's web-site at: http://www.ecy.wa.gov/programs/wq/wqhome.html Below is a summary of each component of the storm drainage system: • ' • Stormwater Vault The vault in located in the south corner of the level 1 parking lot (see plans). The purpose of the vault is to use the flow control device (see below) hold back water and temporary store it to reduce the peak stormwater runoff flow. The vault can be accessed through a utility lid located outside of the building in the sidewalk. See the attached "NO. 3 -DETENTION TANKS AND VAULTS" checklist for items to be reviewed during the inspection. Flow control structure The flow control structure is located in the vault.The flow control structure consists of a 12-inch diameter vertical riser pipe with two orifices sized to only let though a certain flow of stormwater runoff. The lowest orifice is located under the bottom of the riser, the second is located under the elbow that is attached to the riser pipe near the top of the riser pipe. If the orifices are blocked, the Stormwater Vault can be drained to allow cleaning by opening a shear gate. This is done by pulling on the handle attached to the top rung underneath the lid. See attached "NO. 4 - CONTROL STRUCTURE/FLOW RESTRICTOR" checklist for items to be reviewed during the inspection. Below is a stormwater inspection form and checklists to be completed each year at the time of the inspection and when any maintenance is performed on the storm drain system. A copy of all the completed forms and checklists shall be kept on site in a log book for review by the City. • STORMW ATER INSPECTION FORM O.K. NotO.K. Condition, Corrective Action, General Notes Stormwater Vault Flow control structure Storm drain pipes Comments: I Was any waste disposed? If so where? Inspection completed by: _________ (Signature) ________ (Job Title) ___ _ (Date) Notes: • Attached completed checklists. • Keep a copy of all the completed forms and checklists on site in a log book for review by the City. ' • APPENDIX A Ml ,NANCE REQUIREMENTS FOR FLOW CON ., CONVEYANCE, AND WQ F AC!LITIES NO. 3-DETENTION TANKS AND VAULTS Maintenance Defect or Problem Conditions When Maintenance is Needed Results Expected When Component Maintenance is Performed Site Trash and debris Any trash and debris which exceed 1 cubic foot Trash and debris cleared from site. per 1,000 square feet (this is about equal to the amount of trash it would take to fill up one standard size office garbage can). In general, there should be no visual evidence of dumping. Noxious weeds Any noxious or nuisance vegetation which may Noxious and nuisance vegetation constitute a hazard to County personnel or the removed according to applicable public. regulations. No danger of noxious vegetation where County personnel or the public might normally be. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, concrete slurries or paint. according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Grass/groundcover Grass or groundcover exceeds 18 inches in Grass or groundcover mowed to a height. height no greater than 6 inches. Tank or Vault Trash and debris Any trash and debris accumulated in vault or tank No trash or debris in vault. Storage Area (includes floatables and non-floatables). Sediment Accumulated sediment depth exceeds 10% of the All sediment removed from storage accumulation diameter of the storage area for % length of area. storage vault or any point depth exceeds 15% of diameter. Example: 72-inch storage tank would require cleaning when sediment reaches depth of 7 inches for more than % length of tank. Tank Structure Plugged air vent Any blockage of the vent. Tank or vault freely vents. Tank bent out of Any part of tank/pipe is bent out of shape more Tank repaired or replaced to design. shape than 10% of its design shape. Gaps between A gap wider than Y:l'-inch at the joint of any tank No water or soil entering tank sections, damaged sections or any evidence of soil particles entering through joints or walls. joints or cracks or the tank at a joint or through a wall. tears in wall Vault Structure Damage to wall, Cracks wider than Y:l'-inch, any evidence of soil Vault is sealed and structurally frame, bottom, and/or entering the structure through cracks or qualified sound. top slab inspection personnel determines that the vault is not structurally sound. Inlet/Outlet Pipes Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. accumulation Trash and debris Trash and debris accumulated in inlet/ouUet No trash or debris in pipes. pipes (includes floatables and non-floatables). Damaged Cracks wider than 1.h-inch at the joint of the No cracks more than Y.-inch wide at inlet/outlet pipes or any evidence of soil entering the joint of the inlet/outlet pipe. at the joints of the inlet/outlet pipes. 2009 Surface Water Design Manual -Appendix A 1/9/2009 A-5 ' • APPENDIX A MAINTENANCE REQUIR !TS FLOW CONTROL, CONVEYANCE, AND FACILITIES • NO. 3-DETENTION TANKS AND VAULTS Maintenance Defect or Problem Conditions When Maintenance is Needed Results Expected When Component Maintenance ls Performed Access Manhole Cover/lid not in place Cover/lid is missing or only partially in place. Manhole access covered. Any open manhole requires immediate maintenance. Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. not working maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Cover/lid difficult to One maintenance person cannot remove Cover/lid can be removed and remove cover/lid after applying 80 lbs of lift. reinstalled by one maintenance person. Ladder rungs unsafe Missing rungs, misalignment, rust, or cracks. Ladder meets design standards. Allows maintenance person safe access. Large access Damaged or difficult Large access doors or plates cannot be Replace or repair access door so it doors/plate to open opened/removed using normal equipment. can opened as designed. Gaps, doesn't cover Large access doors not flat and/or access Doors close flat and covers access completely opening not completely covered. opening completely. Lifting Rings missing, Lifting rings not capable of lifting weight of door Lifting rings sufficient to lift or rusted or plate. remove door or plate. 1/9/2009 2009 Surface Water Design Manual -Appendix A A-6 • APPENDIX A M, 'NANCE REQUIREMENTS FOR FLOW CON ,, CONVEYANCE, AND WQ FACILITIES NO. 4 -CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Defect or Problem Condition When Maintenance is Needed Results Expected When Component Maintenance is Performed Structure Trash and debris Trash or debris of more than % cubic foot which No Trash or debris blocking or is located immediately in front of the structure potentially blocking entrance to opening or is blocking capacity of the structure by structure. more than 10%. Trash or debris in the structure that exceeds 1/3 No trash or debris in the structure. the depth from the bottom of basin to invert the lowest pipe into or out of the basin. Deposits of garbage exceeding 1 cubic foot in No condition present which would volume. attract or support the breeding of insects or rodents. Sediment Sediment exceeds 60% of the depth from the Sump of structure contains no bottom of the structure to the invert of the lowest sediment. pipe into or out of the structure or the bottom of the FROP-T section or is within 6 inches of the invert of the lowest pipe into or out of the structure or the bottom of the FROP-T section. Damage to frame Corner of frame extends more than % inch past Frame is even with curb. and/or top slab curb face into the street {If applicable). Top slab has holes larger than 2 square inches or Top slab is free of holes and cracks. cracks wider than V.. inch. Frame not sitting flush on top slab, i.e., Frame is sitting flush on top slab. separation of more than % inch of the frame from the top slab. Cracks in walls or Cracks wider than % inch and longer than 3 feet, Structure is sealed and structurally bottom any evidence of soil particles entering structure sound. through cracks, or maintenance person judges that structure is unsound. Cracks wider than % inch and longer than 1 foot No cracks more than 1'4 inch wide at at the joint of any inlet/outlet pipe or any evidence the joint of inleVoutlet pipe. of soil particles entering structure through cracks. Settlement/ Structure has settled more than 1 inch or has Basin replaced or repaired to design misalignment rotated more than 2 inches out of alignment. standards. Damaged pipe joints Cracks wider than %-inch at the joint of the No cracks more than %-inch wide at inlet/outlet pipes or any evidence of soil entering the joint of inlet/outlet pipes. the structure at the joint of the inlet/outlet pipes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, concrete slurries or paint. according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Ladder rungs missing Ladder is unsafe due to missing rungs, Ladder meets design standards and or unsafe misalignment, rust, cracks, or sharp edges. allows maintenance person safe access. FROP-T Section Damage T section is not securely attached to structure T section securely attached to wall wall and outlet pipe structure should support at and outlet pipe. least 1,000 lbs of up or down pressure. Structure is not in upright position (allow up to Structure in correct position. 10% from plumb). Connections to outlet pipe are not watertight or Connections to outlet pipe are water show signs of deteriorated grout. tight; structure repaired or replaced and works as designed. Any holes-other than designed holes-in the Structure has no holes other than structure. designed holes. Cleanout Gate Damaged or missing Cleanout gate is missing. Replace cleanout gate. 2009 Surface Water Design Manual -Appendix A 1/9/2009 A-7 , APPENDIX A MAINTENANCE REQUIRI !TS FLOW CONTROL, CONVEYANCE, AND FACILITIES • NO. 4-CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Defect or Problem Condition When Maintenance is Needed Results Expected When Component Maintenance is Performed Cleanout gate is not watertight. Gate is watertight and works as designed. Gate cannot be moved up and down by one Gate moves up and down easily and maintenance person. is watertight. Chain/rod leading to gate is missing or damaged. Chain is in place and works as designed. Orifice Plate Damaged or missing Control device is not working properly due to Plate is in place and works as missing, out of place, or bent orifice plate. designed. Obstructions Any trash, debris, sediment, or vegetation Plate is free of all obstructions and blocking the plate. works as designed. Overflow Pipe Obstructions Any trash or debris blocking {or having the Pipe is free of all obstructions and potential of blocking) the overflow pipe. works as designed. Deformed or damaged Lip of overflow pipe is bent or deformed. Overflow pipe does not allow lip overflow at an elevation lower than design lnleVOutlet Pipe Sediment Sediment filling 20% or more of the pipe. lnleVoutlet pipes clear of sediment. accumulation Trash and debris Trash and debris accumulated in inleVoutlet No trash or debris in pipes. pipes (includes floatables and non-floatables). Damaged Cracks wider than %-inch at the joint of the No cracks more than Y.-inch wide at inlet/outlet pipes or any evidence of soil entering the joint of the inlet/outlet pipe. at the joints of the inleVoutlet pipes. Metal Grates Unsafe grate opening Grate with opening wider than 7/8 inch. Grate opening meets design (If Applicable) standards. Trash and debris Trash and debris that is blocking more than 20% Grate free of trash and debris. of grate surface. footnote to guidelines for disposal Damaged or missing Grate missing or broken member{s) of the grate. Grate is in place and meets design standards. Manhole Cover/Lid Cover/lid not in place Cover/lid is missing or only partially in place. Cover/lid protects opening to Any open structure requires urgent structure. maintenance. Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. Not Working maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Cover/lid difficult to One maintenance person cannot remove Cover/lid can be removed and Remove cover/lid after applying 80 lbs. of lift. reinstalled by one maintenance person. 1/9/2009 2009 Surface Water Design Manual -Appendix A A-8 ' • • APPENDIX A Mi '.NANCE REQUIREMENTS FOR FLOW CON . ., CONVEYANCE, AND WQ FACILITIES NO. 5-CATCH BASINS AND MANHOLES Maintenance Defect or Problem Condition When Maintenance Is Needed Results Expected When Component Maintenance is Performed Structure Sediment Sediment exceeds 60% of the depth from the Sump of catch basin contains no bottom of the catch basin to the invert of the sediment. lowest pipe into or out of the catch basin or is within 6 inches of the invert of the lowest pipe into or out of the catch basin. Trash and debris Trash or debris of more than 1;S: cubic foot which No Trash or debris blocking or is located immediately in front of the catch basin potentially blocking entrance to opening or is blocking capacity of the catch basin catch basin. by more than 10%. Trash or debris in the catch basin that exceeds No trash or debris in the catch basin. 1/3 the depth from the bottom of basin to invert the lowest pipe into or out of the basin. Dead animals or vegetation that could generate No dead animals or vegetation odors that could cause complaints or dangerous present within catch basin. gases (e.g., methane). Deposits of garbage exceeding 1 cubic foot in No condition present which would volume. attract or support the breeding of insects or rodents. Damage to frame Comer of frame extends more than .:Y. inch past Frame is even with curb. and/or top slab curb face into the street (If applicable). Top slab has holes larger than 2 square inches or Top slab is free of holes and cracks. cracks wider than 1/4 inch. Frame not sitting flush on top slab, Le., Frame is sitting flush on top slab. separation of more than % inch of the frame from the top slab. Cracks in walls or Cracks wider than % inch and longer than 3 feet, Catch basin is sealed and bottom any evidence of soil particles entering catch structurally sound. basin through cracks, or maintenance person judges that catch basin is unsound. Cracks wider than 'X inch and longer than 1 foot No cracks more than 1/4 inch wide at at the joint of any inlet/outlet pipe or any evidence the joint of inlet/outlet pipe. of soil particles entering catch basin through cracks. Settlement/ Catch basin has settled more than 1 inch or has Basin replaced or repaired to design misalignment rotated more than 2 inches out of alignment. standards. Damaged pipe joints Cracks wider than 1/:z--inch at the joint of the No cracks more than %-inch wide at inlet/outlet pipes or any evidence of soil entering the joint of inlet/outlet Pipes. the catch basin at the joint of the inlet/outlet pipes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, concrete slurries or paint. acoording to applicable regulations. Source oontrol BMPs implemented if appropriate. No contaminants present other than a surface oil film. Inlet/Outlet Pipe Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. accumulation Trash and debris Trash and debris accumulated in inlet/outlet No trash or debris in pipes. pipes (includes floatables and non-floatables). Damaged Cracks wider than %-inch at the joint of the No cracks more than Y..-inch wide at inlet/outlet pipes or any evidence of soil entering the joint of the inlet/outlet pipe. at the joints of the inlet/outlet pipes. 2009 Surface Water Design Manual -Appendix A 1/9/2009 A-9 I' • • APPENDIX A MAINTENANCE REQUIRJ !TS FLOW CONTROL, CONVEYANCE, AND FACILITIES • NO. 5-CATCH BASINS AND MANHOLES Maintenance Defect or Problem Condition When Maintenance is Needed Results Expected When Component Maintenance is Perfonned Metal Grates Unsafe grate opening Grate with opening wider than 7/8 inch. Grate opening meets design (Catch Basins) standards. Trash and debris Trash and debris that is blocking more than 20% Grate free of trash and debris. of grate surface. footnote to guidelines for disposal Damaged or missing Grate missing or broken member(s) of the grate. Grate is in place and meets design Any open structure requires urgent standards. maintenance. Manhole Cover/Lid Cover/lid not in place Cover/lid is missing or only partially in place. Cover/lid protects opening to Any open structure requires urgent structure. maintenance. Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. Not Working maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Cover/lid difficult to One maintenance person cannot remove Coverllid can be removed and Remove cover/lid after applying 80 lbs. of lift. reinstalled by one maintenance person. 1/9/2009 2009 Surface Water Design Manual -Appendix A A-10 .. APPENDIX A Mi \NANCE REQUIREMENTS FOR FLOW CON ", CONVEYANCE, AND WQ FACILITIES NO. 6 -CONVEYANCE PIPES Maintenance Defect or Problem Conditions When Maintenance is Needed Results Expected When Component Maintenance Is Performed Pipes Sediment & debris Accumulated sediment or debris that exceeds Water flows freely through pipes. accumulation 20% of the diameter of the pipe. Vegetation/roots Vegetation/roots that reduce free movement of Water flows freely through pipes. water through pipes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, concrete slurries or paint. according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Damage to protective Protective coating is damaged; rust or corrosion Pipe repaired or replaced. coating or corrosion is weakening the structural integrity of any part of pipe. Damaged Any dent that decreases the cross section area of Pipe repaired or replaced. pipe by more than 20% or is determined to have weakened structural integrity of the pipe. 2009 Surface Water Design Manual -Appendix A 119/2009 A-11 -1. -. ?}!~ 'i"" Renton SUNSET TERRACE SITE H TRAFFIC LETTER February 9, 2015 ?~·:.Fosm MrrHr .JSi e.>J ~·"'i*; -~-. _.J_ __ _ . I --~ .. \a:-.S'i..l·':-, ... , (ill ii1J,.L:,;N-j ... ~::;;;:~,lA,t.T[ "~"""' ,!.',;.··~, .. -' ... i --f, L. ·~ ~··-i.---1 --· . r '----· ~;--· 11 .• ,r· ,· '.. ' ' ·-· -·------·-------4., ,., .. ,. ···----~~---,.··~-. JTE • Jake Traffic Engineering, Inc. Mark J. Jacobs, PE, PTOE, President 2614 39th Ave SW -Seattle, WA 98116 -2503 Tel. 206.762.1978-Cell 206.799.5692 E-mail jaketraffic@comcast.net J J E . Jake T raflic Engineering, Inc. • CITY OF RENTON Attn: Rocale Timmons, Senior Planner Plan Review Section 1055 -S. Grady Way, 6th floor Renton, WA 98057 Re: Sunset Terrace Site H -Renton Traffic Letter Dear Ms. Timmons, Hark J. Jacobs, PE, PTOE President 1614 39~ Ave. SW -Seattle, WA 98116 -1503 Tel. 106.762.1978 -Cell 206.799.5692 [ -mail jaketraffic@comca.1t.net February 9, 2015 I have prepared this letter in response to the City's request for Traffic Review of the Sunset Terrace Site H plan against what was envisioned as a part of the Sunset Area Community Planned Action Update Transportation Update May 2014 and Renton Sunset Terrace Redevelopment Reevaluation/Addendum dated September 2014. Below is an aerial of the Sunset Terrace Site H site obtained from King County I Map: C \ ·"01'"' f1l0>'¥0l, 01(. . ~., ... , IO!rlCO , eo.,,,,. ~Hr ~""''Kl""', Pon100·,:; ... .,1.,,," s., ••. i..,•oc1 .... oo, ,';J1 •J'~l1)!'> r\M', Cl1Y OF RENTON Attn: Rocale Timmons, Senior Planner February 9, 2015 Page -2- JTE, Inc. Attached to this letter is the Site Plan for Site H of the Sunset Terrace Re-development project. The basic statistics for Site H of the project are as follows: » 110 Apartment Units » 2,078 sf of street level commercial space » 119 total structured parking stalls » 4 new parallel parking stalls on Harrington » 8 angle parking stalls on Sunset Lane » Shared Entrance to structured parking for both Colpitts' project and the King County Library project is off Sunset Lane I have perused the following Sunset Terrace Master Plan Update documents: » Renton Sunset Terrace Redevelopment Reevaluation/Addendum dated September 2014. » Sunset Area Community Planned Action Update Transportation Update May 2014 Per Exhibit 6, copy attached, of Renton Sunset Terrace Redevelopment Reevaluation/Addendum Site His noted to have 117 units. The proposal now is 110 units I understand that the Master Site Plan includes 19,500 -59,000 sf (including the 15,000 sf library). Site H has a small amount of commercial space (2,078 sf proposed). In addition, to the proposed commercial square footage at Site H, I understand that Colpitts will propose 3.620 sf of commercial in their next building. This commercial space + Site H + the library would comprise the total proposed commercial square footage, 20,698 sf (3,620 sf + 2,078 sf+ 15,000 sf) for Sunset Terrace. The 20,698 sf is well below the 59,000 sf maximum commercial sf projected for the re-development. Summarizing: I have reviewed the proposed Site H Sunset Terrace re-development (110 units and 2,078 sf of commercial space) site plan against that envisioned as a part of the Sunset Terrace Master Plan update planning and determined that it is consistent with the Master Planning for the Sunset Re-development project. Substantial site Traffic Study has been conducted and the proposal is what was envisioned in the traffic study, thus no further traffic study should be needed. If you have any questions you can contact me at 206.762.1978 or email me at iaketraffic@comcast.com. Very truly yours, Mark J. Jacobs, PE, PTOE JAKE TRAFFIC ENGINEERING, INC. 0 2. () 5. 2 0 I J~ C\·f'I,,«!, le,';;'•'1~ ClO .,,,,., Te,·aco -C,,,o<te, v ... .0,,,ol"'"'" ~.,-,co\$"'"''••'><•:;,,,~·,.,,,,.,,,.""" C:;r.:·1;: ·.·r.,·y ,.·,•;, ,· APPENDIX From: Kent Smutny [mailto:kent@veerarchitecture.com] Sent: Thursday, February 05, 2015 10:11 AM To: 'Mark J Jacobs, PE, PTO' Cc: 'Colpitts Development Company' Subject: RE: 2015.010 -Sunset Terrace Project Hi Mark, In addition to the proposed commercial square footage at Site H, Colpitts will propose 3.620 sf of commercial in their next building. To my knowledge that+ Site H + the library comprises the total proposed commercial square footage for Sunset Terrace. Thanks, Kent Smutny ·-·--·- Veer Architecture, PLLC kent/alveerarchitecture.com 425.401.6828 xll From: MarkJ Jacobs, PE, PTO [mailto:JakeTraffic@comcast.net] Sent: Thursday, February 05, 2015 9:53 AM To: 'Rocale nmmons' Cc: kent@veerarchitecture.com; 'Colpitts Development Company' Subject: RE: 2015.010 -Sunset Terrace Project Rocale Thank you for the clarification. Mark From: Rocale llmmons (mailto:Rllmmons@Rentonwa.gov] Sent: Thursday, February 05, 2015 9:39 AM To: 'Mark J Jacobs, PE, PTO' Cc: kent@veerarchitecture.com; 'Colpitts Development Company' Subject: RE: 2015.010 -Sunset Terrace Project Hello Mark, That is not correct. The number below does not include residential square footage. If the library is a 15,000 sf then that leaves a range of 4,000 to 45,000 square feet for commercial throughout the master site plan. The intent was not provide site specific numbers but a range of square footages for the entire master site plan area. So again it will be you/your client proposing an exact amount of square footage of each site and as long as all square footages throughout the phases don't exceed the range provided in the Master Site Plan we are good. If this does not make sense or I am not addressing your question please just give me a call. (i) Thank you. Rocale Timmons 425-430-7219 From: Mark J Jacobs, PE, PTO [mailto:JakeTraffic@comcast.net] Sent: Thursday, February 05, 2015 9:34 AM To: Rocale Timmons Cc: kent@veerarchitecture.com; 'Colpitts Development Company' Subject: RE: 2015.010 -Sunset Terrace Project Rocale I believe the numbers you identified below include residential sf. Was there no break down to the commercial sf level? I am trying to keep the Traffic Letter item strait forward: This is what was identified in the Master Plan Update for Site H and this is what is being proposed today. The only item I do not have at my fingertip is the commercial sf value for Site H included in the Master Plan update. I perused the Revised Master Plan Documents you provided me. From what I see the subject project is noted as Site H and per Exhibit 6 of the attached Site H is noted to have 117 units. The proposal now is 11 O units. Regarding the small amount of commercial space (2,078 sf proposed) I did not locate the sf studied with the revised MP. The commercial uses would likely serve residents living in the facility and not be a significant traffic item. Typical use for this type of commercial space: Barber Shop, Salon The traffic from the Site H current proposal is in line to that included in the Master Plan Update. The only sf value I do not have to fully confirm is the sf of the commercial space included in the Masyter Plan Update (I believe the current sf of commercial proposed is consistent with the Master Plan update based on conversation with the applicant team). Mark From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Thursday, February 05, 2015 9:17 AM To: 'Mark J Jacobs, PE, PTO' Cc: kent@veerarchitecture.com; 'Colpitts Development Company' Subject: RE: 2015.010 • Sunset Terrace Project Hello Mark, This is what was provided for in the Master Site Plan: 19,500-59,000 SF (includes a 15,000 SF librory). If you have any other questions please feel free to let me know. Thank you. Roca le Timmons From: Mark J Jacobs, PE, PTO [mailto:JakeTraffic@comcast.net] Sent: Wednesday, February 04, 2015 6:37 PM Tn, RnrnlP Timmon~ Cc: kent@veerarchitecture.com; 'CoiplttS ueveiopment company' Subject: RE: 2015.010 -Sunset Terrace Project Rocale The current project proposal is for 2,078 sf of commercial space. My inquiry is regarding what was the commercial sf indicated with the Master Plan update? I have reviewed the update documents and could not find the sf value. Mark REEVALUATION / ADDENDUM Renton Sunset Terrace Redevelopment I September 2014 Prepared By: BERK Consulting in association with CH2MHill, Mithun, and Weinman Consulting LLC 1.0 Need for Reevaluation ...................................................................................................................... 2 2.0 Sunset Area Alternatives ................................................................................................................... 3 2.1 Study Area ..................................................................................................................................... 3 2.2 Land Use Proposals ....................................................................................................................... 7 2.3 Building Height, Density, Parking and Other Standards .............................................................. 11 2.4 Facility and Infrastructure Proposals ........................................................................................... 14 2.5 Impervious Area .......................................................................................................................... 16 2.6 Master Plan and Other Discretionary Applications .................................................................... 18 2.7 Phasing ........................................................................................................................................ 20 3.0 Environmental Analysis ................................................................................................................... 20 3.1 Land Use ...................................................................................................................................... 20 3.2 Aesthetics .................................................................................................................................... 21 3.3 Transportation ............................................................................................................................. 24 3.4 Noise ............................................................................................................................................ 25 3.5 Parks and Recreation ................................................................................................................... 25 3.6 Public Services ............................................................................................................................. 26 3.7 Utilities ........................................................................................................................................ 27 3.8 Other FEIS Topics ......................................................................................................................... 29 4.0 Conclusions ...................................................................................................................................... 32 September 2014 1 Exhibit 1. Revitalization Projects "ENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM SlJNSET TERRACE REDEVELOPMENT SUNSET AREA COMMUNITY REVITALIZATION PROJECTS w{i), s --·"c'===i50 i1111t 1:5.500 H,gl'lland:r Par~ 1md N~f:/xm,t,xyJ Cl!'flll!l" p Q B. X -Library Site (2013) ·.·'i / @ September 2014 •.. _,. ........ ,., -~s;,>>01c,..,U•l,""h~oe -,_.;,.,~1,A.,,1,.,,,,1 . • :.S.,:-<""'-'r"""'"' -·,,,-;·.,,,,,1, ..... , ... -· , ...... ,,,,· "4" .,, , .... ,,~-.. ~-··~,.,,;_.,,..,...,. r. ... ..-~ ..... ,,r..rnuP--l""'d<,P"!I"'~• • .,,·<>, .. -;.,,"""''··'""·'''''' .,.·.-,.i.r.,c""1J,:~·.,.,J·.'·er. •. , '""·""'•"'''~· .,,.,i,-11-tt,•·."(•·, .L..,,;·o"'C"""''~~:;'°", -···-"'' ... "·· -~co.·e-'l,.,,<,,,lrnH"'·'"''' -!ai•,i,,'1,.,._lf.""'"''''''I''"'""'~'· p ~o, Jo, ',·Y,l">,~[ •. ,-,,1'.•,·~ (C((O· "~"'·".'·'""""';,<,,...,, .. ,,..,~,-" ,.,,.,.~~R.,~.11r,rj,>:i (\'1:11':· """"''""''"'"'''l~ .... "'-''·'"''"""'' 4 ~ Site A 8 C D E F G H I J K L M N 0 X RENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM Exhibit 6. Study Area and Master Site Plan Properties -Total Units Under Review Added Total Units Proposed Reevaluation Reviewed in Name EIS Study Area Status Acres Units Units Reevaluation Glennwood Townhomes Sunset Terrace Redevelopment Constructed RHA 0.65 8 8 Kirkland Avenue Townhomes Swap Site, North Study Area Under Construction RHA 0.77 18 18 Edmonds Apartments Sunset Terrace Redevelopment Future Development RHA 1.70 Sunset Terrace Apartments Sunset Terrace Redevelopment Part of Master Site Plan 0.51 Sunset Park West Townhomes Sunset Terrace Redevelopment Part of Master Site Plan 0.55 99 13 112 41 13 54 10 10 Sunset Court Townhomes Swap Site, Central Study Area Future Development RHA 0.88 Sunset Park East (Piha) Townhomes & Apts Sunset Terrace Redevelopment Part of Master Site Plan 1.09 Sunset Terrace Dev. Building A Sunset Terrace Redevelopment Part of Master Site Plan 0.99 Sunset Terrace Dev. Buildlng B Sunset Terrace Redevelopment Part of Master Site Plan 1.18 Sunset Terrace Dev. Building C Sunset Terrace Redevelopment Part of Master Site Plan 0.74 15 15 56 1 57 111 6 117 188 8 196 104 6 110 Renton Highlands Library Sunset Terrace Redevelopment Part of Master Site Plan See H Regional Stormwater Facility Sunset Terrace Redevelopment Part of Master Site Plan SeeM Sunset Park Sunset Terrace Redevelopment Part of Master Site Plan 3.2 Sunset Lane Loop Improvements Sunset Terrace Redevelopment Part of Master Site Plan 1.41 NE 10th Street Extension Improvements Sunset Terrace Redevelopment Part of Master Site Plan 0.20 Library Site (2013) ___________ .......... -----·---·---Swap Site,Central 5tudy_Area ........ t':'.l~-~.~~--Developm~n.! ______ 1.41 Totals 15.28 25 25 ·--·-·--·-·····-··-·-·-·-·-···- 675 47 722 ········---···--·-········---... ···--·-···-----·---·-·-·-·-·-·-·--··-. .. -··--·-·---·-- Total Units: Difference Master Plan Proposals with EIS Preferred Alternative Total Units: Difference with EIS Alternative 3 +162 +209 +43 +90 Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, Mlthun, BERK 2014 Notes: Shaded sites= Master Plan Sites. Note: Units may be redistributed among sites provided the Reevaluation conclusions are maintained. Re~evaluation units are 90 units more than the Alternative 3 total and are spread generally to reflect: 1) Development of Sunset Court at 15 units {not originally part of Alternative 3 though considered to be part of the Preferred Alternative); 2f 13 units to the Edmonds Apartments to match the level studied in Alternative 3; 3} RHA preferences for share and distribution {10 units to Site D Sunset Terrace Apartments, 1 unit to Site G Sunset Park East (Piha), and 3 to spread as wished, but app!ied for a conservative analysis to Site D to consider highest possible density above the indivldual zone limit); and 4) distributed roughly in proportion to proposed units and rounded to even numbers for analysis purposes only since the proposed 20 units may be spread in any combination to Sites H, I, and J. Parcel acres for properties alorlg SR 900 assume dedication of ROW per the 2011 SR 900 Conceptual Plan and O feet front yard setback. Lot depths are 125 feet east of Harrington Avenue NE for Lots 9/10, and 130 west of Harrington Avenue NE to allow for sufficient depths of buildings that have underbuitding parking, odd geometries and a small setback from Sunset Lane NE. September 2014 9 - 'lENTON SUNSET COMMUNITY AREi\ REEVALUATION AND ADDENDUM Shade and Shadow While the Reevaluation Alternative would introduce greater building heights in the Sunset Terrace Redevelopment Area, the incremental effect on shading conditions would be minor. The nearby pedestrian areas are already likely to experience some moderate shading from buildings and street trees under Alternative 3 and the Preferred Alternative, as described in the NEPA/SE PA EIS. Increased height on Sites D, H, I, and J at the southern and western end of the Redevelopment Area would have the potential to slightly increase the length of shadows cast on the interior park to the north. However, reconfiguration of the park to increase its size as part of the updated Master Site Plan process would ameliorate this to some degree, and the application of design standards would further reduce shading impact from increased building height. Mitigation Measures Incorporated Plan Features • The Reevaluation Alternative provides for a larger park space than originally proposed with the Preferred Alternative and Alternative 3 in the FEIS. Adopted Regulations All development under the Reevaluation Alternative will be required to comply with adopted City of Renton development regulations, as described in the FEIS, including standards regarding site design, open space, residential design, pedestrian amenities, architectural features, and exterior lighting. Of particular relevance to the proposed height increase is RMC 4-3-100E.1. RMC4-3-100E.l, Transition to Surrounding Development, requires: At Jeast one of the following design elements sha!I be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper level~ in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards." Based on this reevaluation, this analysis recommends application of items 1 and 3. Application of these recommendations would be considered during the height-based conditional use permit review and during future detailed Site Plan Review. 3.3 Transportation Based on the results of the traffic analysis, the Reevaluation Alternative is expected to operate similarly to the FEIS Preferred Alternative and Alternative 3. The intersection LOS at each study location is expected to be the same between each of the alternatives, in both 2015 and 2030. The average vehicle delay difference at most of the study intersections in the Reevaluation Alternative is expected to be negligible compared to the delay with Alternative 3 or the Preferred Alternative. Similar mitigation measures as identified in the FEIS would still be required. See Attachment B. September 2014 24 GEOTECh. CONSULTANTS, INC. Colpitts Development Company 2256 -38th Place East Seattle, Washington 98112 Attention: Judith C. Nielsen 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 MAR O 6 2015 CITY 0"' rc:--, ..• ,.o, N ~ ....... ! ~ ' April 18, 2013 JN 13096 PlAN'.\1!:~G DIVt5lON via email: co/devco@gmai/.com Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Mixed-Use Development Northwest Corner of Sunset Boulevard Northeast and Harrington Avenue Northeast Renton, Washington Dear Ms. Nielsen: We are pleased to present this geotechnlcal engineering report for the proposed mixed-use development to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, pavements, and temporary shoring. This work was authorized by your acceptance of our proposal, P-8569, dated March 18, 2013. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. cc: Veer Architecture -Kent Smutny via email kent@veerarchitecture.com JLH/MRM: jyb Respectfully submitted, GEOTECH CONSULTANTS, INC. ~ Jason L. Hinds Geotechnical Engineer GEOTECH CONSULTANTS. INC. GEOTECHNICAL ENGINEERING STUDY Proposed Mixed-Use Development Northwest Corner of Sunset Boulevard NE and Harrington Ave NE Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed mixed-use development to be located in Renton. We were provided with preliminary plans and a topographic survey. Veer Architecture developed the plans, which are dated September 18, 2012. The site survey was created by Site Survey & Mapping and is dated April 29, 2011. Based on these plans, we understand that the existing four apartment buildings located at the site will be removed and replaced with a large mixed-use building. The southern approximate two-thirds of the new building will include five stories of residential units over two levels of parking and commercial space, and a parking garage beneath. the finish floor elevation for lower garage level will be approximately 323.5 feet. The northern portion of the building will include a one-story library over one level of below-grade parking having a floor slab elevation of 333.5 feet. We anticipate the construction of the below-grade parking structure will require cuts of up to about 15 feet on the southern side of the project 10 feet on the northern side. These cuts will be near property lines and temporary shoring will likely be needed. If the scope of the project changes from what we have described above, we should be provided with revised plans In order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site in Renton. The irregularly- shaped property Is located on the northwestern corner of the intersection of Sunset Boulevard Northeast and Harrington Avenue Northeast. The site is bordered to the north and west by Northeast 10th Street and Sunset Lane Northeast, respectively. The subject site is currently developed with four separate apartment buildings spaced evenly across the site. From south to north, these buildings are addressed 966 Harrington Avenue Northeast, then 2711, 2717 and 2723 Sunset Lane Northeast. An asphalt basketball court is located in the northeastern corner of the property. The areas surrounding the apartment buildings are mostly covered with grass lawn, concrete sidewalks, and landscaping beds. The site is relatively flat and sloped only gently down to the south. The adjacent Northeast 10th Street and Sunset Boulevard Northeast are higher than the site and appear to have been created by filling 3 to 5 feet above the original ground surface. A short steep slope exists on the northern side of the property below NE 10th Street and an approximately 4-to 5-foot tall concrete retaining wall runs along the eastern side of the site where the sidewalk and Sunset Boulevard Northeast are higher than the subject property. There are no steep slopes on, or near, the surrounding property. The surrounding properties contain single-and multi-family or commercial developments. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 SUBSURFACE JN 13096 Page 2 The subsurface conditions were explored by drilling six test borings at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The borings were drilled on March 26, 2013 using a track-mounted, hollow-stem auger drill. Samples were taken at 5-foot intervals with a standard penetration sampler. This split-spoon sampler, which has a 2-inch outside diameter, is driven into the soil with a 140-pound hammer falling 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency. A geotechnical engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soil encountered. The Test Boring Logs are attached as Plates 3 through 8. Soil Conditions The test borings conducted for this study encountered similar soils beneath the existing surface of the site. Generally, 3 to 4.5 feet of loose fill was encountered beneath the existing ground surface. The uppermost few inches of Boring 6 was asphalt pavement for the northeastern parking lot. Underlying this fill was a thin layer of loose to medium-dense sand, with dense to very dense, slightly sill to silty sand with gravel that extended to a depth of approximately 15 feet. This native soil became clean (only trace to negligible silt) soil below this depth, extending to the bottom of the borings. No obstructions were revealed by our explorations. However, debris, buried utilities, and old foundation and slab elements are commonly encountered on sites that have had previous development. Groundwater Conditions No groundwater or wet soil conditions were observed in our test borings. The test borings were left open for only a short time period. Considering that the borings were drilled following the fall and winter rainy month, it Is likely that the seasonal high groundwater table lies below the maximum 26.5-foot depth of our borings. It should be noted that groundwater levels vary seasonally with rainfall and other factors. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test boring logs are interpretive descriptions based on the conditions observed during drilling. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 CONCLUSIONS AND RECOMMENDATIONS GENERAL JN 13096 Page 3 THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test borings conducted for this study encountered medium-dense to dense native sand and silty sand soils beneath a thin layer of loose fill at the site. Based on the preliminary building plans, the foundation of the new building will be about 10 to 13 feet beneath the existing ground surface. The competent native soils at that excavation depth are well suited for foundation support of the new building. The new building may be constructed on a conventional foundation system bearing on the dense native sand soils. Oftentimes, footing subgrade soils can be disturbed to a depth of several inches during excavation by the teeth on a backhoe bucket. It will be necessary for any such loosened or disturbed soils to be removed prior to pouring concrete. Excavating footings with a smooth bucket can help to reduce the amount of subgrade disturbance. The excavations required to construct the below grade-parking structure will extend 10 to 15 feet below the existing grade, and there are streets and surface improvements close to the property lines that need to be considered. Based on our investigation, the site soils can safely be excavated at temporary slopes of 1 :1 (Horizontal:Vertical) or flatter, but such temporary sloped cuts should generally not extend closer than 5 feet to traveled streets, existing retaining walls and footings, or other settlement-sensitive elements. As a result, based on the current plans the cuts for the parking garage cannot be made safely within property lines. It may be possible, however, to obtain temporary easements from the City to allow some of the cuts to temporarily cross property lines. If temporary excavation easements are not feasible, excavation shoring will be needed. Considering the excavation depths and encountered soil conditions, cantilevered soldier pile shoring or soil nail shoring would likely be the most economical for the project. The installation of tiebacks or soil nails would require easements to be obtained to allow them to cross property lines. Also, the presence of underground utilities on adjacent sites should be closely evaluated when considering utilizing anchors or nails. Cantilevered soldier pile shoring could be installed entirely within the subject property without the need for obtaining easements. Further recommendations for the design and construction of temporary shoring can be found in the Excavation Shoring section of this report. Our explorations encountered sand and slightly silty to silty sand beneath the surface of the site, and the seasonal high water table appears to be at least 1 O feet below the planned excavation. Considering their density, the cleaner sands below the base of the excavation have only a limited infiltration potential, and infiltration of stormwater is not recommended In the siltier soils above the level of the basement garages, due to the low permeability of the silty sand and to prevent causing seepage problems in the below-grade spaces. An appropriate infiltration rate for the dense, cleaner sands below the bottom of the excavation would be 0.5 inches/hour. This is lower than the recommended long-term infiltration rate given for sand in the Washington Department of Ecology's (WDOE) Stormwater Management Manual, but takes into account the dense to very dense nature of the sand. Storm detention/retention facilities and other utilities are often installed below, or near, structures. The walls of storm vaults must be designed as either cantilever or restrained retaining walls, as appropriate. Wall pressures for the expected soil conditions are presented in the Permanent Foundation and Retaining Walls section of this report. It is important that the portion of the GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page4 structure above the permanent detained water level be backfilled with free-draining soil, as recommended for retaining walls. Should drainage not be provided, the walls must be designed for hydrostatic forces acting on the outside of the structure. The backfill for all underground structures must be compacted in lifts according to the criteria of this report. Trenches for underground structures and utilities should not cross a line extending downwards from a new or existing footing at an inclination of 1: 1 (H:V). We should be consulted if this excavation zone will be exceeded for installation of storm facilities or other utilities. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. The majority of the erosion control measures will be needed only during the initial demolition and clearing of the site. While this work is underway, a silt fence will likely be needed around the downslope sides of any cleared areas. Rocked construction access roads should be extended into the site to reduce the amount of soil or mud carried off the property by trucks and equipment. Cut slopes and soil stockpiles should be covered with plastic during wet weather. The ground surface should be graded to prevent silty water from flowing off of the site. Following the beginning of excavation, the majority of the erosion control measures will need to focus on avoiding off-site tracking of soil or mud by trucks and equipment. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERATIONS In accordance with the International Building Code (IBC), the site soil profile within 100 feet of the ground surface is best represented by Site Class Type D (Stiff Site Class). As noted in the USGS website, the mapped spectral acceleration value for a 0.2 second (Ss) and 1.0 second period (S1) equals 1.43g and 0.49g, respectively. The site soils that will support the building are not susceptible to seismic liquefaction because of their dense nature and the absence of near-surface groundwater. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 CONVENTIONAL FOUNDATIONS JN 13096 Page 5 The proposed structure can be supported on conventional continuous and spread footings bearing on undisturbed, dense or very dense native sand, or on compacted structural fill placed above this native soil. We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively. Exterior footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface for protection against frost and erosion. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. The following allowable bearing pressures are appropriate for footings constructed according to the above recommendations: ALLOWABLE llEARING CO:\ 1)1 rIO:\ m,: \RING PRESS(IIU: Placed directly on competent, native soil beneath 7 feet below existina arades Supported on structural fill placed above competent, native soil Where: (I) psi Is pounds per square foot. 6,000 psf 2,500 psf A one-third increase in this these design bearing pressures may be used when considering short- term wind or seismic loads. For the above design criteria, it is anticipated that the total post- construction settlement of footings founded on competent native soil, or on structural fill up to 5 feet in thickness, will be less than one inch, with differential settlements on the order of one-half-inch in a distance of 50 feet along a continuous footing with a uniform load. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level, well-compacted fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: Coefficient of Friction 0.45 Passive Earth Pressure 350 pcf Where: (I) pcf Is pounds per cubic foot, and (II) passive earth pressure ls computed using the equivalent fluid density. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 PERMANENT FOUNDATION AND RETAINING WALLS JN 13096 Page 6 Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: Active Earth Pressure • 35 pcf Pass Ive Earth Pressure 350 pcf Coefficient of Friction 0.45 Soil Unit Weight 125 pcf Where: (I) pcf Is pounds per cubic foot, and (ii) active and passive earth pressures are computed using the equivalent fluid pressures. "" For a restrained wall that cannot deflect at least 0.002 times Its height, a uniform lateral pressure equal to 10 psi times the height of the wall should be added to the above active equivalent fluid pressure. The values given above are to be used to design only permanent foundation and retaining walls that are to be backfilled, such as conventional walls constructed of reinforced concrete or masonry. It is not appropriate to use the above earth pressures and soil unit weight to back-calculate soil strength parameters for design of other types of retaining walls, such as soldier pile, reinforced earth, modular or soil nail walls. We can assist with design of these types of walls, if desired. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a corner. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. · Wall Pressures Due to Seismic Forces The surcharge wall loads that could be imposed by the design earthquake can be modeled by adding a uniform lateral pressure to the above-recommended active pressure. The recommended surcharge pressure is 8H pounds per square foot (psf), where H is the design retention height of the wall. Using this increased pressure, the safety factor against sliding and overturning can be reduced to 1.2 for the seismic analysis. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 Retaining Wall Backfill and Waterproofing JN 13096 Page 7 Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. If free-draining soils are not used as backfill, a minimum 12-inch width of free-draining gravel should be placed against the backfilled retaining walls. The gravel "chimney" should be hydraulically connected to the foundation drain system. Free-draining backfill or gravel should be used for the entire width of the backfill where seepage is encountered. For increased protection, drainage composites should be placed along cut slope faces, and the walls should be backfilled entirely with free-draining soil. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The subgrade soils for pervious surfaces, such as pavers or permeable pavements must also slope away from walls It is critical that the wall backfill be placed in lifts and be properly compacted, in order for the above-recommended design earth pressures to be appropriate. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. The section entitled General Earthwork and Structural FIii contains additional recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls, or to prevent the formation of mold, mildew or fungi in interior spaces. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. There are a variety of different waterproofing materials and systems, which should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or caplllary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. We recommend that you contact a specialty consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 SLABS-ON-GRADE JN 13096 Page 8 The lowest parking garage floors can be constructed as slabs-on-grade atop firm native soils, or on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. This can affect moisture-sensitive flooring, cause imperfections or damage to the slab, or simply allow excessive water vapor into the space above the slab. All interior slabs-on-grade should be underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No. 4 sieve) of no more than 10 percent. As noted by the American Concrete Institute (AC!) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders, such as 6-mil plastic sheeting, have been used in the past, but are now recommending a minimum 10-mil thickness. A vapor retarder is defined as a material with a permeance of less than 0.3 perms, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where vapor retarders are used under slabs, their edges should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.01 perms when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as Type B. Therefore, temporary cut slopes greater than 4 feet in height should not be excavated at an inclination steeper than 1:1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. other considerations for temporary cuts are presented in the General section. The above-recommended temporary slope inclination is based on the conditions exposed in our explorations, and on what has been successful at other sites with similar soil conditions. It is possible that variations in soil and groundwater conditions will require modifications to the inclination at which temporary slopes can stand. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. It is also important that surface water be directed away from temporary slope cuts. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sand or loose soil can cave suddenly and without warning. Excavation, GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 9 foundation, and utility contractors should be made especially aware of this potential danger. These recommendations may need to be modified if the area near the potential cuts has been disturbed in the past by utility installation, or if settlement-sensitive utilities are located nearby. All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. TEMPORARY SHORING A variety of shoring systems are feasible for use at this site. This section presents design considerations for cantilevered soldier pile walls and for nailed walls. Since the most suitable choice Is primarily dependent on a number of factors under the contractor's control, we suggest that the contractor work closely with the structural engineer during the shoring design. As discussed above, the sensitivity of adjacent utilities must be considered in the design to reduce the risk of causing settlement of these adjacent elements. Regardless of the system used, all shoring systems will deflect in toward the excavation. Therefore, there is always a risk of noticeable settlement occurring on the ground behind the shoring wall. These risks are reduced, but not entirely eliminated, by using more rigid shoring systems, such as soldier piles. Cantilevered Soldier Piles Soldier pile walls would be constructed after making planned cut slopes, and prior to commencing the mass excavation, by setting steel H-beams in a drilled hole and grouting the space between the beam and the soil with concrete for the entire height of the drilled hole. Groundwater seepage was not encountered in our borings, which extended to a depth of at least 10 feet below the planned excavation. Even so, due to the loose condition of the uppermost soils, the contractor should be prepared to case the holes or use the slurry method if caving soil is encountered. Excessive ground loss in the drilled holes must be avoided to reduce the potential for settlement on adjacent properties. If water is present in a hole at the time the soldier pile is poured, concrete must be tremied to the bottom of the hole. As excavation proceeds downward, the space between the piles should be lagged with timber, and any voids behind the timbers should be filled with pea gravel, or a slurry comprised of sand and fly ash. Treated lagging is usually required for permanent walls, while untreated lagging can often be utilized for temporary shoring walls. Temporary vertical cuts will be necessary between the soldier piles for the lagging placement. The prompt and careful installation of lagging is important, particularly in loose or caving soil, to maintain the integrity of the excavation and provide safer working conditions. Additionally, care must be taken by the excavator to remove no more soil between the soldier piles than is necessary to install the lagging. Caving or overexcavation during lagging placement could result in loss of ground on neighboring properties. Timber lagging-should be designed for an applied lateral pressure of 30 percent of the design wall pressure, if the pile spacing is less than three pile diameters. For larger pile spacings, the lagging should be designed for 50 percent of the design load. GEOTECH CONSULTANTS. INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 10 If permanent building walls are to be constructed against the shoring walls, drainage should be provided by attaching a geotextile drainage composite with a solid plastic backing, similar to Miradrain 6000, to the entire face of the lagging, prior to placing waterproofing and pouring the foundation wall. These drainage composites should be hydraulically connected to the foundation drainage system through weep holes placed in the foundation walls. Soldier Pile Wall Design Temporary soldier pile shoring that is cantilevered and that has a level backslope, should be designed for an active soil pressure equal to that pressure exerted by an equivalent fluid with a unit weight of 35 pounds per cubic foot (pcf). Traffic surcharges can typically be accounted for by increasing the effective height of the shoring wall by 2 feet. Slopes above the shoring walls will exert additional surcharge pressures. These surcharge pressures will vary, depending on the configuration of the cut slope and shoring wall. We can provide recommendations regarding slope surcharge pressures when the preliminary shoring design is completed. It is important that the shoring design provides sufficient working room to drill and install the soldier piles, without needing to make unsafe, excessively steep temporary cuts. Cut slopes should be planned to intersect the backside of the drilled holes, not the back of the lagging. Lateral movement of the soldier piles below the excavation level will be resisted by an ultimate passive soil pressure equal to that pressure exerted by a fluid with a density of 450 pcf. No safety factor is included in the given value. We recommend using a safety factor of 1.2 for temporary conditions or 1.5 for permanent conditions. This soil pressure is valid only for a level excavation in front of the soldier pile; it acts on two times the grouted pile diameter. Cut slopes made in front of shoring walls significantly decrease the passive resistance. This includes temporary cuts necessary to install internal braces or rakers. The minimum embedment below the floor of the excavation for cantilever soldier piles should be equal to the height of the "stick-up." Plate 10 attached to this report illustrates basic soldier pile design details. Soil Nailing Soil nailing is a shoring system where closely spaced, tieback anchors (nails) are grouted into drilled holes in the cut face as the excavation proceeds, thereby reinforcing the cut face. More anchors are required for this system than for conventional systems, but steel soldier piles and timber lagging are eliminated. The anchored or nailed system essentially operates as a reinforced soil wall or a gravity wall, with the nails tying the soil mass together. We recommend that an allowable adhesion value of 1,250 pounds per square foot (psf) be used for the design of the soil nails. The process begins by making a 4-to 6-foot vertical cut in the shoring area followed immediately by the placement of anchors. The cut face is then covered with a wire mesh, and shotcrete is placed over the mesh and soil face. Generally, no temporary, unsupported excavations for soil-nail walls should be allowed to stand longer than 12 hours without the acceptance of the geotechnical engineer. Once the shotcrete has hardened, the excavation again proceeds and the nails are placed. A geotextile drainage composite must be placed GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 11 over the face of the cut prior to shotcreting to prevent buildup of hydrostatic pressures behind the shotcrete facing. As the excavation progresses downward, the drainage composite strips are extended, until reaching the base of the excavation, where weep holes are placed through the shotcrete to be tied into an underslab footing drain. Because soil nails are passive elements (they are not pre-stressed as tiebacks are), soil-nail walls will typically deflect more than a soldier-pile wall. This involves more risk of causing damage to adjoining utilities, streets, and other on-grade elements. The shoring designer should provide an estimate of the lateral deflection that is anticipated for the soil nail wall. Caving of loose or granular soils, or in zones of seepage, can require that the shoring contractor modify their installation techniques. This can increase the cost and time necessary to install the nailed wall. We recommend that the shoring contractor be consulted regarding potential difficulties and modifications that can occur during the construction of a soil-nailed wall. This adhesion value should be substantiated by load-testing at least two anchors in each soil type to at least 200 percent of their design capacity, prior to installing production anchors. During shoring construction, at least 5 percent of the production anchors should be proof-tested to 130 percent of the design anchor capacity. The shoring designer will likely utilize one of several commercially available computer programs to design the nailed walls. We recommend that the following soil strength parameters be used in the nail wall design: 1-------1\-~;.~;-;;i--r-El'fccth c Cohesion (11,rt)I Soil l'i pc ' We (degrees I Loose fill/native 125 30 50 (upper 5 feet) Dense native Sand 135 38 100 Consideration of the loose condition of the near-surface soils and the presence of utilities must be considered in the design and construction of the system. Surcharges from adjacent existing structures and roads must be included in the design. Excavation and Shoring Monitoring As with any shoring system, there is a potential risk of greater-than-anticipated movement of the shoring and the ground outside of the excavation. This can translate into noticeable damage of surrounding on-grade elements, such as foundations and slabs. Therefore, we recommend making an extensive photographic and visual survey of the project vicinity, prior to demolition activities, Installing shoring or commencing excavation. This documents the condition of buildings, pavements, and utilities in the immediate vicinity of the site in order to avoid, and protect the owner from, unsubstantiated damage claims by surrounding property owners. Additionally, the shoring walls should be monitored during construction to detect soil movements. To monitor their performance, we recommend establishing a series of survey reference points to measure any horizontal deflections of the shoring system. Control points should be established at a distance well away from the walls and slopes, and deflections from GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 12 the reference points should be measured throughout construction by survey methods. At least 10 percent of soldier piles should be monitored by taking readings at the top of the pile. Additionally, benchmarks installed on the surrounding buildings should be monitored for at least vertical movement. We suggest taking the readings at least once a week, until it is established that no deflections are occurring. The initial readings for this monitoring should be taken before starting any demolition or excavation on the site. DRAINAGE CONSIDERATIONS We anticipate that permanent foundation walls may be constructed against the shoring walls. Where this occurs, a plastic-backed drainage composite, such as Miradrain, Battledrain, or similar, should be placed against the entire surface of the shoring prior to pouring the foundation wall. Weep pipes located no more than 6 feet on-center should be connected to the drainage composite and poured into the foundation walls or the perimeter footing. A footing drain installed along the inside of the perimeter footing will be used to collect and carry the water discharged by the weep pipes to the storm system. Isolated zones of moisture or seepage can still reach the permanent wall where groundwater finds leaks or joints in the drainage composite. This is often an acceptable risk in unoccupied below-grade spaces, such as parking garages. However, formal waterproofing is typically necessary in areas where wet conditions at the face of the permanent wall will not be tolerable. If this is a concern, the permanent drainage and waterproofing system should be designed by a specialty consultant familiar with the expected subsurface conditions and proposed construction. Footing drains placed inside the building or behind backfilled walls should consist of 4-inch, perforated PVC pipe surrounded by at least 6 inches of 1-inch-minus, washed rock wrapped in a non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the level of a crawl space or the bottom of a floor slab, and it should be sloped slightly for drainage. Plate 9 presents typical considerations for footing drains to be installed for both backfilled retaining walls and walls built against shoring. All roof and surface water drains must be kept separate from the foundation drain system. If the structure includes an elevator, it may be necessary to provide special drainage or waterproofing measures for the elevator pit. If no seepage into the elevator pit is acceptable, it will be necessary to provide a footing drain and free-draining wall backfill, and the walls should be waterproofed. If the footing drain will be too low to connect to the storm drainage system, then it will likely be necessary to install a pumped sump to discharge the collected water. Alternatively, the elevator pit could be designed to be entirely waterproof; this would include designing the pit structure to resist hydrostatic uplift pressures. As a minimum, a vapor retarder, as defined in the Slabs-On-Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an outlet drain is recommended for all crawl spaces to prevent a build up of any water that may bypass the footing drains. No groundwater was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 JN 13096 Page 13 The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. The subgrade soils beneath pervious surfaces must also slope away from foundations and walls. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. It is important that existing foundations be removed before site development. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very Important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: Beneath footings, slabs or walkways Filled slopes and behind retaining walls Beneath pavements 95% 90% 95% for upper 12 inches of subgrade; 90% below that level Where: Minimum Relative Compaction Is the ratio, expressed In percentages, of the compacted dry density to the maximum dry density, as determined In accordance with ASTM Test Designation D 1557-91 (Modified Proctor). Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 LIMITATIONS JN 13096 Page 14 The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test borings are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking samples in test . borings. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Colpitts Development, and its representatives, for specific application to this project and site. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, "bacteria, mildew and fungi In either the existing or proposed site development. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. It is still the responsibility of your. contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. GEOTECH CONSULTANTS, INC. Colpitts Development Co. April 18, 2013 The following plates are attached to complete this report: Plate 1 Plate 2 Plates 3 -8 Plate 9 Plate 10 Vicinity Map Site Exploration Plan Test Boring Logs Typical Footing Drain Details Soldier Pile Shoring Detail JN 13096 Page 15 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. JLH/MRM: jyb Respectfully submitted, GEOTECH CONSULTANTS, INC. Jason L. Hinds Geotechnical Engineer GEOTECH CONSULTANTS, INC. ~-, 11.,,,,,.,iti;;;=i=::)>-~====-- GEOTECH CONSULTANTS, INC. NORTH (Source: Microsoft Streets and Trips, 2004) VICINITY MAP NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington I Job No: I Date: I • 13096 April 2012 I Plate: " APPROXIMATE BORING LOCATION GEOTECH CONSULTANTS, INC. • I -~'i '' \ (Source: Topographic Survey, Site Survey and Mapping, Inc., 2011) .. .,. SITE EXPLORATION PLAN NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington Job No: Date: Plate: 13096 April 2012 No Scale 2 ,_ ,_ ,_ ,_ 5-,_ ,_ - 10----- 15----- 20----- 25----- 30- 4 50 39 28 BORING 1 Description Brown sand with gravel, moist, loose (FILL) FILL ..,,.=~:· ----~---·-------------------- :1 SP l:l Light brown _to orange-brown, rusted SAND with gravel, fine to medium 1 1,.,., ... ,.,.,.,, grained, moist, loose_····~--··--------------- Light gray, slightly silty to silty SAND with gravel, fine to medium grained, moist, medium dense -becomes dense -slightly more silt Brown sand with trace gravels, fine to medium grained, moist, dense (E]li! 55 5 I :':' ' ' ': -becomes very dense • Test boring was terminated on March 26, 2013 at 26.5 feet. • No groundwater was encountered during drilling. • Blow counts corrected to account for auto-hammer efficiency. TEST BORING LOG GEOTECH CONSULTANTS, INC. NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington Job Date: Logged by: Plate: 13096 April 2013 JLH 3 ... ... ... ... 5-... ... ... ... ... ~ ~ - 15----- 20----- 25---.. ... 30- FILL 24 40 72 BORING 2 Description Brown sand with gravel, fine to medium grained, moist, loose (FILL) light brown, rusted SAND with gravei;ffne to medium grained, moist, medium dense --------- Light gray, dense, slightly silty to silty SAND with gravel, fine to medium grained, moist, dense -increasing gravels, over; Brown SAND, fine to medium grained, moist, very dense 72 41 il~il • Test boring was terminated on March 26, 2013 at 26.5 feet. • No groundwater was encountered during drilling . • Blow counts corrected to account for auto-hammer efficiency. GEOTECH CONSULTANTS, INC. TEST BORING LOG NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington Jab Date: Lagged by: Plate: 13096 April 2013 JLH 4 5 10 20 25 30 BORING 3 Description Light brown SAND with gravel, very moist, loose (FILL) FILL -~., · Brown SAND with gravel, fine to medium grained, moist, medium dense ~- 37 1 1 ,:· .... _ · , Light gray, slightly silty to silty SAND with gravel, fine to medium grained, moist, dense 44 68 69 68 -large gravels encountered in drilling Light brown to light gray, slightly silty SAND, fine to medium grained, moist, very dense • Test boring was terminated on March 26, 2013 at 26.5 feet. • No groundwater was encountered during drilling. • Blow counts corrected to account for auto-hammer efficiency. GEOTECH CONSULTANTS, INC. TEST BORING LOG NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington Job Date: Logged by: Plate: 13096 April 2013 JLH 5 5 10 25 30 22 1211 11" 44 BORING 4 Description Brown, rusted sand with gravel, moist, loose (FILL) FILL :·:·:·:·:·:·:·:· Light brown with some rusting, SAND with gravel, fine to medium grained, moist, medium dense 11i~ji ff&I------------------------~ Light gray, slightly silty to silty SAND with gravel, fine to medium grained, moist, dense *blows overstated due to driving on rock -becomes very dense Light gray SAND, fine to medium grained, moist, very dense • Test boring was terminated on March 26, 2013 at 26.5 feet. • No groundwater was encountered during drilling. • Blow counts corrected to account for auto-hammer efficiency. ____ ,,. GEOTECH ~-CONSULTANTS, INC. TEST BORING LOG NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington 1 ..... ~;,__!!!'!"11'~~"""""""""'"""""' .... Job Date: Logged by: Plate: 13096 April 2013 JLH 6 5 10 20 25 30 53 60 64 60 BORING 5 Description Brown, rusted sand with gravel, moist, loose (FILL) FILL Light brown with some rusting, SAND with gravel, fine to medium grained, moist, medium dense Light gray, slightly silty to silty SAND with gravel, fine to medium grained, moist, very dense -very dense, increasing gravels • Test boring was terminated on March 26, 2013 at 21.5 feet. • No groundwater was encountered during drilling. • Blow counts corrected to account for auto-hammer efficiency. GEOTECH CONSULTANTS, INC. TEST BORING LOG NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington -'1 1-~t!!!!!!"'!'!""<;;ye!!==-"""'==--~ Job Date: Logged by: Plate: 13096 April2013 JLH 7 ---. - 5----- 10----- 15-... ... ... ... ... ... ... ... ... ... ... 30- 21 57 50 BORING 6 Description Brown, rusted sand with gravel, moist, loose (FILL) FILL Light brown SAND with trace silt, fine to medium grained, moist, medium dense -becomes dense -becomes more coarse grained with gravels, very dense less gravels, fine to medium grained 50 4 l.._i._.:; ... ::: ..... ---------------- • Test boring was terminated on March 26, 2013 at 21.5 feet. • No groundwater was encountered during drilling . • Blow counts corrected to account for auto-hammer efficiency . _____ ,_.. GEOTECH ~-CONSULTANTS, INC. TEST BORING LOG NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington ~ ...... l~r~=---Job I Date: !Logged by: IP/ate: 13096 April 2013 JLH 8 Slope backfill away from foundation. Provide surface drains where necessary, NOTES: Backfill (See text for requirements) Tlghtllne Roof Drain (Do not connect to footing drain) 4" Perforated Hard PVC Pipe (Invert at least 6 Inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) Vapor Retarder/Barrier and Capillary Steak/Drainage layer (Refer to Report text) (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. Foundation wall ~ &Footing ~ (2) Refer to report text for additional drainage, waterproofing, and slab conslderations. Footing Drain for Backfilled Retaining Wall Vapor retarder ----.. Non-woven filter fabric Washed rock or pea gravel------.1.- , 4" perforated PVC drain (holes turned downward) 2" PVC weep pipe at 6' centers (Pour into footing or wall below slab) Attach weep pipe to drainage composite.--~ Pierce waterproofing and plastic backing of drainage composite. t:12li-Refer to the report for additional considerations related to drainage and waterproofing. Footing Drain for Shoring FOOTING DRAIN DETAILS Soldier pile ______ ,_. GEOTECH ~, CONSULTANTS, INC. ,~·~=-µ r NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington I Job No: 13096 I Date: I April 2012 9 H Lowest Excavation Elevation} {Assumed to be Level) Notes: D (min.=H) 450(D) (psf) Passive Pressure 35(H) t • _, (psf) ~tive Pressure Surcharge Pressure from traffic or cut slopes as applicable. (1) The report should be referenced for specifics regarding design and installation. (2) Active pressures act over the pile spacing to the lowest excavation level. (3) Passive pressures act over twice the grouted soldier pile diameter or the pile spacing. whichever is smaller. (4) It is assumed that no hydrostatic pressures act on the back of the shoring walls. (5) Cut slopes or adjacent structures positioned above or behind shoring will exert additional pressures on the shoring wall. GEOTECH CONSULTANTS, INC. SOLDIER PILE SHORING DETAIL NWC of Sunset Blvd NE and Harrington Ave NE Renton, Washington 'Job No: 13096 I Date. I April 2012 10 Form WA-5 (6/76) Commitment Face Page COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY MAR O 6 2015 PLANNP,~G D!V:$!0N First American Title Insurance Company, herein called the Company, for valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagor of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of the Commitment or by subsequent endorsement. This Commitment if preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent. IN WITNESS WHEREOF, the Company has caused this commitment to be signed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By· Laws. This Commitment is effective as of the date shown in Schedule A as "Effective Date." First American Title Insurance Company Pr///~ ()(!Innis J Gilmore Presldt-nt Jeffre:, S Rol>mson Secr,e1ary First American Title Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-717675-WAl Page No. 1 To: i" .,,_ M ~; R1 ~ """ First American Title Insurance Company National Commercial Services 818 Stewart Street, Suite 800, Seattle, WA 98101 (206)728-0400 -(800)526-7544 FAX (206)448-6348 Laura Lau (206)615-3017 llau@firstam.com Colpitts Development 1015 37th Avenue East Seattle, WA 98112 Attn: Richard Senseney SCHEDULE A Soupy Klea (206)615-3054 sklea@firstam.com File No.: NCS-717675-WAl Your Ref No.: Colpitts Sunset 1. Commitment Date: February 23, 2015 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT PREMIUM TAX Extended Owner's Coverage $ To Be $ To Be Determined $ To Be Determined Determined Proposed Insured: To Be Determined 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: Colpitts Sunset, LLC, a Washington limited liability company 4. The land referred to in this Commitment is described as follows: The land referred to in this report is described in Exhibit "A" attached hereto. Rrst American Tltle Insurance Company Form WA-5 (6/76) Commitment LEGAL DESCRIPTION: EXHIBIT 'A' File No.: NCS-717675-WAI Page No. 2 LOT A OF THE CllY OF RENTON LOT LINE ADJUSTMENT NO. LUA 13-001114, AS RECORDED IN VOLUME 302 OF SURVEYS, PAGES 162 AND 163, RECORDED OCTOBER 02, 2013 UNDER RECORDING NUMBER 20131002900011, RECORDS OF KING COUNTY, WASHINGTON. Rrst American Title Insurance Company Form WA-5 (6/76) Commitment SCHEDULE B -SECTION 1 REQUIREMENTS The following are the Requirements to be complied with: File No.: NCS-717675-WA! Page No. 3 Item (A) Payment to or for the account of the Grantors or Mortgagors of the full consideration for the estate or interest to be insured. Item (B) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. Item (C) Pay us the premiums, fees and charges for the policy. Item (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions SCHEDULE B -SECTION 2 GENERAL EXCEPTIONS The Policy or Policies to be issued will contain Exceptions to the following unless the same are disposed of to the satisfaction of the Company. A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interest, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of person in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, confiicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. E. (1) Unpatented mining claims; (2) reservations or exceptions in patents or in acts authorizing the issuance thereof; (3) Water rights, claims or title to water; whether or not the matters excepted under (1), (2) or (3) are shown by the public records; (4) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor, materials or medical assistance theretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgages thereon covered by this Commitment. First American Tltle Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-717675-WAl Page No. 4 SCHEDULE B -SECTION 2 ( continued) SPECIAL EXCEPTIONS 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.7B%. Levy/Area Code: 2100 2. For all transactions recorded on or after July 1, 2005: • A fee of $10.00 will be charged on all exempt transactions; • A fee of $5.00 will be charged on all taxable transactions in addition to the excise tax due. General Taxes for the year 2015. Tax Account No.: 722780-1075-03 Amount Billed: $ 11,022.44 Amount Paid: $ 0.00 Amount Due: $ 11,022.44 Assessed Land Value: $ 464,300.00 Assessed Improvement Value: $ 407,200.00 3. Potential charges, for the King County Sewage Treatment capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County and Pierce County may be subject to the King County Sewage Treatment capacity Charges. To verify charges contact: (206) 296-1450 or capChargeEscrow@kingcounty.gov. 4. Reservations and exceptions, including the terms and conditions thereof: Reserving: Fissionable materials Reserved By: United States of America Recorded: Recording Information: December 22, 1953 Recorders No. 4408715 5. The terms and provisions contained in the document entitled "Right of Entry Agreement" recorded August 13, 1993 as Recorders No. 9308130258 of Official Records. with TC! cablevision of Washington, Inc. 6. The terms and provisions contained in the document entitled "MDU Broadband Services Agreement, Memorandum of Easement" recorded December 5, 2000 as Recorders No. 20001205000834 of Official Records. with TC! cablevision of Washington, Inc. 7. The terms and provisions contained in the document entitled "City of Renton, Washington, Ordinance No. 5462, Establishing a Special Assessment District for the Highlands Water Main Improvements Project and Providing for the Collection of Special Assessments upon Certain Properties Receiving Benefits from the Improvements" recorded August 4, 2009 as Recorders No. 20090804000500 of Official Records. A'rst American Title Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-717675-WA! Page No. S 8. Right to cut, remove, and dispose of any and all brush, trees and other vegetation in the easement area. Grantee shall also have the right to control, on a continuing basis and by any prudent and reasonable means, the establishment and growth of brush, trees or other vegetation in the Easement Area, as granted by instrument recorded August 01, 2013 under Recording No. 20130801002023. 9. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revision) LLA No. LUA 13-001114 : Recorded: October 02, 2013 Recording Information: 20131002900011 10. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Colpitts Sunset, LLC, a Washington limited liability company Grantee/Beneficiary: ICAP BI, LLC, a Washington limited liability company Trustee: First American Title Insurance Company Amount: $1,302,000.00 Recorded: November 10, 2014 Recording Information: 20141110000997 Said instrument is a re-record of recording no(s). 20131101000589 recorded November 1, 2013. A document recorded April 8, 2014 as Recording No. 20140408000786 of Official Records provides that the above document was subordinated to the document recorded April 7, 2014 as Recording No. 20140407001198 of Official Records. The above deed of trust states that it secures a line of credit. Before the close of escrow, we require evidence satisfactory to us that (a) all checks, credit cards or other means of drawing upon the line of credit have been surrendered to escrow, (b) the borrower has not drawn upon the line of credit since the last transaction reflected in the lender's payoff demand, and (c) the borrower has in writing instructed the beneficiary to terminate the line of credit using such forms and following such procedures as may be required by the beneficiary. The Deed of Trust/Mortgage was Partially reconveyed as to Lot B by instrument recorded November 5, 2014 under recording no. 20141105000908. 11. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Colpitts Sunset, LLC, a Washington limited liability company Interamerican Investments, Inc. First American Title Insurance Company $695,000.00 April 7, 2014 20140407001198 The Deed of Trust/Mortgage was Partially reconveyed as to Lot B by instrument recorded November 5, 2014 under recording no. 20141105000907. First American Title Insurance Company Form WA-5 (6/76) Commitment 12. Easement, including terms and provisions contained therein: File No.: NCS-717675-WAI Page No. 6 Recording Information: May 22, 2014 under Recording No. 20140522001797 In Favor of: City of Renton and the King County Rural Library District For: Vehicular access 13. The terms and provisions contained in the document entitled "Temporary Shoring and Crane Easement" recorded May 22, 2014 as Recording No. 20140522001798 of Official Records. 14. Evidence of the authority of the individual(s) to execute the forthcoming document for Colpitts Sunset, LLC, a Washington limited liability company, copies of the current operating agreement should be submitted prior to closing. 15. Title to vest in an incoming owner whose name is not disclosed. Such name must be furnished to us so that a name search may be made. 16. Matters of extended owner/purchaser coverage which are dependent upon an inspection and an ALTA survey of the property for determination of insurability. Please submit a copy of the ALTA Survey at your earliest convenience for review. Our inspection will be held pending our review of the ALTA Survey and the result of said inspection will be furnished by supplemental report. 17. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. 18. Prior to issuance of an extended coverage policy, the Company will require an Owner's Affidavit be completed and submitted to the Company for approval prior to closing. The Company reserves the right to make any additional requirement as warranted. First American Title Insurance Company Form WA-5 (6/76) Commitment INFORMATIONAL NOTES File No.: NCS-717675-WAI Page No. 7 A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. 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 A, City of Renton LLA No. LUA 13-001114, Rec No. 2013100290011 APN: 722780-1075-03 D. A fee will be charged upon the cancellation of this Commitment pursuant to the Washington State Insurance Code and the filed Rate Schedule of the Company. END OF SCHEDULE B First American Title Insurance Company Form WA-5 (6/76) Commitment "( ,',.),H; R1 ~ ~~~ First American Title Insurance Company National Commercial Services COMMITMENT Conditions and Stipulations File No.: NCS-717675-WAl Page No. 8 1. The term "mortgage" when used herein shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of a defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment, other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act or reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclosure such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option, may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of Policy or Policies committed for, and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (bl to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the Policy or Policies committed for and such liability is subject to the Insuring provisions, exclusion from coverage, and the Conditions and Stipulations of the form of Policy or Policies committed for in favor of the proposed Insured which are hereby incorporated by references, and are made a part of this Commitment except as expressly modified herein. 4. Any claim of loss or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or interest or the lien of the Insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and Conditions and Stipulations of this Commitment. Rrst American T1tle Insurance Company Form WA-5 (6/76) Commitment The First American Corporation First American Title Insurance Company National Commercial Services PRIVACY POLICY We Are Committed to Safeguarding Customer Information File No.: NCS-717675-WA! Page No. 9 In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our seivices you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and· • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate seivices, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. c 2001 The First American Corporation -All Rights Reseived First American Title Insurance Company RECEIPT EG00035374 BILLING CONTACT Kent Smutney Veer Architecture 600108THAVE NE, 503 BELLEVUE, WA 98004 REFERENCE NUMBER FEE NAME -~-,,~ "~""'"''''' '""'"""''"'-·'~~'-=~--"'"- LUA 15-000159 PLAN -Site Plan Review -Admin Technology Fee Printed On: 3/12/2015 Prepared By: Rocale Timmons . TRANSACTION TYPE """"~''"'""'"----,-,-,~ "'"·-·--·'--"' Fee Payment Fee Payment Transaction Date: March 11, 2015 PAYMENT METHOD '~-~'-"''' '"""'"''""''='""'''''''-' k:;heck #11193 Check #11193 " - SUBTOTAL TOTAL AMOUNT PAID ·. $1,500.00 $45.00 $1,545.00 $1,545.00 Page 1 of 1