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PLANT-SCHEDULE
TREES
N-, AI:ef cilCinaturn -Vine Maple
I.J:,,) 4-5' height min. J Bl8ms max. , 0 Acer PlIlmatum 'BIoodgoOIf -Bloodgood Japal'lese Maple
I@ H"""""", ,~ Acer p. ·CoIumn.re· _ Columnar Norway Maple
1-1I2"callpei"
: ~'} Glreditsla ll. 'S1(yIne' -Sicyline HoneyIocuaI
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"<L,I 1-1l2"canper
J"<..: PInus I'IIgra -Austrian Black PIM V 4-5' height mll'l.
: (!\ RobIria pseudoec:aaa 'FastigatII' -NafTow 6IeeX. L.oeust
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v 1-112" caliper o Stewartia pseudocameUla -JapaneM Stewartl.
5-6' height mtn.
~ Exbtiog Quereua coccInea -Seetlet Oak
SHRUBS:
® Abelll'l grandlllonl 'EdIIottrd Goucher' -Abella f J gallon
~ BerbenllhunbergU 'Roaa Glow' -Japan_ Barbel'ry I J gellorl o Comus lliba 'Alventaomarvll'lala' -Vartsglll8d Dogwood f 5 gallon
to CiItu9 hybridUII -WhltIi RoekroIIe f 2 gallon
ffi .h.w\iperus c. 'Kaizuka'· Hollywood Juniper 15 gallon
9 MIhol'll' aqulfolium 'COmpacta' -Dwf. Oregon Gl';ilpe f 2 gallon
8 Nandina OomeslJea 'Moyer'1; Red' -Nanditltl f J gallon
e> PlnUli m. mugo -Mugo Pine I J gallon
o PnJl'lUSiaurocerasus 'Otto luykal'l' -Otto luykel'luutell J gaJlon
'l, Pn.mus iuaitllnk:a -PortlIgallaurei J 5 gallon
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~ Rhododendron 'PJM' -PJM RhocIodendron 13 gallon
® FUlododendl"Ol'l 'Cllpil'lense' _ Rhododendl'Ol'l f 5 gallon
<$l Spiraea bumaldo 'Umemound' -UmamourId Splmea 13 gallon
;1; Thuja occidentalla 'Emerald GnMon' -Arborvitae 15' height min. AQ~1?'.t?· W
@ Vibumum davidil -Davids Vlbumum I 2 gallol'l
&; Viburnum p. 'TomentDaurn' -Doubleli~ Viburnum 15 gafton
GROUNOCOVERS:
AU An::tDstaphyk!e IMHI"*' -Kirll'lildnnick f 4" pots Cfl12" 0 C
VM Vinca minor -Perlwil'lkle J 4" poll@ 1'1" O.C,
f\ ... ~nniala: llMlndula, Erica. Harmel'OC3ll~, Sedum, Call1X,
13 liIhodorD, Fa.tuca /1 gallon poIa field verIIIed and located.
f!) 2-3 Man Granite Bouldanl set n I'IDtuf8I outcrop
PLANT NOTES
1. Place a mlnimym of 4'lDp&o~ In all plant beds, 2" n lawn BIlIBS.
Planmg IOIImlxfor badd'lilor all tnIe\J, shl\Jbs and
gnll.mdcovar shall be mbdura of 2t3topsoU lind 113
organic malleT. Provide tampia for approval.
2. PIaJ'ItIng and Iop&o~ standarda shall mMt CIty of Renton code.
3. Colllr8clor mall fdlow Standards for Nur&el)' Stock
and the ANN "Amancan Standards for NunIIIf)' SIIX:k.
4. Plan IIhaII be~. No 8IJbstitutionlllhall be mada
without the approval of the landscape Archltecl or own ....
Contradx:lr shall QUat8rlte8 plant matenal and "tIIIOfkmIm&hip
for a perIOd of one year after IInal .cceptanea. Replace
pIanta under guarantee with I8ma variety and root condition
~~~s ~llIpecif\aclm:~U8l'8f1tae period win be
6, Cootraetor shall place unlfDnn, '1" mulch Oller property deaned
and graded ptant beds. PrtlVIde sample for approval.
7 ~~ali~~~m~~~;~code
E ' 'ates
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DEPoVm.tENT of ASSESSMENTS
:: == ~.:.".~ :.. .... --= = _ ...... ----® -+ I(INGCOUNTY
NW 16-23-05
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Return Address:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, W A 98055
• •
BILL OF SALE I Proj Name;"'focru::!''',,-~'' 'P4I:tIL PI'operly Tox Pucel Number:
Proj<C! File #:l.Gt It 07 -&7S Street Internection:2 8.2.1 1If> 3~'f" Address:
Referencf' Nwnber(s) ofpocuments assigned or released: Additional reference numbers are on_ page __ .
Grantor(s): Grantee(s):
Lb/LRof ~IL'f "L J 1-1.. C-I. City of Renton, a Municipal Corporation
2.
The GranlOr, as named above, for, and in consideration of mutual benefits, hereby grants, bargains, sells and delivers to the
Grantee. as named above, the following described personal property:
WATER SYSTEM: Length Size Type
0-34-~3 s::a L.F. of 8" " .1l:r: Water Main
1=\ L.F. of ,. " 12r. Water Main
L.F. of .. Water Main
l each of 8" ,. Gate Valves
:2 each of ,. .. Gate Valves
:2 each of Fire Hydrant Assemblies
SANITARY SEWER SYSTEM: Length Size ~
L.F. of .. Sewer Main
L.F. of .. Sewer Main
L.F. of .. Sewer Main
each of " Diameter Manholes ..
each of .. Diameter Manholes
each of .. Lift Stations
STORM DRAINAGE SYSTEM: Length Size ~
L.F. of " Stann Main
L.F. of .. Stann Main
L.F. of " Stann Main
each of " Stonn Inlet/Outlet
each of .. Stann Catch Basin
each of " Manhole
STREET IMPROVMENTS: (Including Curb, Gutter, Sidewalk, Asphalt Pavement)
Curb, Gutter, Sidewalk L.F.
Asphalt Pavement: SYor L. F.of Width
STREET LIGHTING:
# of Poles ;l. CJ 0 Y "..eJC) () J..
By this conveyancc. Grantor will warrant and dcfend the sale hereby made unto th..! Grantee against all and every person or persons,
whomsoever. lawful! 'claiming or to claim the same. This conveyance shall bind the heirs, <:xecutors, administrators and assigns forever.
O:\Fonns\PBPW\BILLSALE2.J)OC\bh Page I
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~~m:tor has caused this instrument to be executed this 1'f day of .ItJ.6., 20!l
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lNDlVIDUAL FOR."" OFACKNOIVLEDG,'HENT
Notary Seal must be within box STATE OF WASHINGTON) SS
COUNTY OF KING )
I certify thai I know or have satisfactory evidence that
signed this instrument and
acknowledged it to be his/her/their frec and voluntary act for the uses and purposes
mentioned in the instrument
Notary Public in and for the State of Washington
Notary (Print)
My appointment expires:
Dated:
REPRESt::'",'T.4TIVE FORM OF A CKNOU"/.EDGAI£.vr
Notar .... Seal musl he within box STA TE OF WASHINGTON ) SS
COUNTY OF KING ) "~,'I ""'1 I certify that I know or have satisfactory evidence thaI _ (/ c.1tPrte, 0
\\\ J G "I A -." v~ _'1./9, '" . '" L!2.0~ signed this instrument, on oath $'''~ j ~,~"" I!i""';''' -. .. ~"",-" ",."". ,~ru .. ," •• . ~ ,.._.,-,.".,"'-"'-".......-= Q; pS('f % = of 6/L2bV ~\Yi-I,.llC...... to be the free and voluntary act afsueh = ~ 0 :partn the uses mid "uwases mentioned in the instrument. ;.~ 0 t5~ eA. ~.--: ~ ~..,~ "101r1t~~$
'" 0 "VJ'~'O~'~ ra~ l'ubli~ ~d for the State of wasnmgton-""'II~III"\\\\' otary (Print) "j'rntl,,,, SrIL"iU!I'Y
My apPoIntment expires: I ( ~61 ~ '0
Dated: At." II( V>IlQ
CORPOR4TE FORM OFACKN()U·I.EDG~UENT
Notary Seal must be within box STA TE OF WASHINGTON ) SS
COUNTY OF KING )
On this day of ,20 __ , before me personally appeared
to me known to
be of the corporation that
executed the within instrument, and acknowledge the said instrument to be the frec
and voluntary act and deed of said corporation, for the lISCS and purposes therein
mentioned, and each on oath stated that helshe was authorized to execute said
instrument and that the seal affixed is the corporate seal of said corporation.
-Notary Public in and for the State of Washington
Notary (Print)
My appointment expires:
Dated:
O:\Fonns\PBPw\BlLLSALE2.f)OC\bh Page 2
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• • CITY OF RENTON
PLANNING / BUILDING / PUBLIC WORKS
MEMORANDUM
Date: October 30, 2007
To: City Clerk's Office
From: Stacy Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office.
Project Name:
LUA (file) Number:
Cross-References:
AKA's:
Project Manager:
Acceptance Date:
Applicant:
Owner:
. Contact:
PID Number:
ERe Decision Date:
ERC Appeal Date:
Administrative Approval:
Appeal Period Ends:
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision:
Date Appealed to Council:
By Whom:
Council Decision:
Mylar Recording Number:
Stor-House Self Storage Phase III
LUA-07-078, SA-A
Elizabeth Higgins
August 10, 2007
Patrick Gilroy
Gilroy Family, LLC
Patrick Gilroy
1623059143; 1623059142
Orig. Dec.: September 14, 2007 Revised: September 28, 2007
Orig. Dec.: September 28,2007 Revised: October 14,2007
Date:
Date:
Project Description: Applicant proposes to develop Phase 3 of the Stor-House Self Storage site'
with 6 self-storage buildings ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft
of new building area) and 10 new surface parking stalls on approximately 2.04 acres. Proposed
structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is '
proposed on Building DD on the north west corner of the structure. Site is zoned IL (Light
Industrial). Proposal reguires Administrative Site Plan Review.
Location: 2829 NE 3,d Street
Comments:
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'CITY>FREN~ON
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Kathy Keolker, Mayor
'06tober 30,2.007'
Patrick Gilroy. . .
1520 i40~hA~enue NE#200 .
. Bellevue; WA 98005 .'
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SUBJECT: .S~or~House Self-Storage Phase III
LlJA07~078, SA~A '.
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'Dear:Mr..Gilroy:-· . ' , '. ,"' . ,'-"
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. Planning/BuildinglPublic Warks Department '.'
. Gregg ZimmernianP,E.,Adminlstrator.
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..: this lette~ is to inform y()Uihatth~appei Rei-ioil has endedJ6~ ther~vised' Ad~in;s~ati~eSii{' •
':, -<Plariapproval:: . No appeals we~efiled,therefore,iI1is'decisio~;isfiiialandapplication'fCi;the:' '. ' ..
":', ' .' , '.' _ ~ • l" -, -, -. -'. ~'.' I ", '," -., , -. '.': - . -.-"
:.' approp~iatelYrequiredperinits maypro'ceed:, .... _: ..... '".,::.:: '. .'-.. <'.,.-
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. '.-.' -.•... "Ae adviSory_ -notes~nd' con~iti~~s 1fap·~ro~ai·I;~i~d~ri:th~tit;;of~en~OnReport '~d' Deci~i6n
. sl<l,ted September28; 2007.n1ustbe adJ:ieredJoduripg;c6iistruction.arid'prior to flridiinspection, "., ".>,,,'~"<' .,', ,',", - . '" . ,', " ~~ ".:-.. ,.,', ' .. ,,' .~,:.' ' .' ,,-' ,.,:
"', .-'If'youhaveany queS!iahs·regardi~g;tli(reyisedad~iriistr~t;~e:rePd~~nd de~ision;pieas~caII me at (425)A30;73,82, '-. '. -" '.;: ;,' '., . . ..
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EliZabelhJ-iiggins', AICP' ...."..' .. ' ..
'Senior Pl~nner .. '
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Gilroy Family,LLC I Owner ... ,.,.. -'" . -,,'
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Cltyo.nton Department of Planning / Building / pU.Narks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW
REVIEWING DEPARTMENT:
PROJECT TITLE: Star-House Phase III
feet
LOCATION: 2829 NE 3" Street WORK NO: 77785
SHEET
SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 self-storage buildings
ranging in size from 3,123 sJ. to 9,900 sJ. (for a total of 34,098 sq ft of new building area) and 10 new surface parking stalls on
approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height A 29-foot high tower is
proposed on Building DD on the north west comer of the structure. Site is zoned IL (Light Industrial). Proposal requires
Administrative Site Plan Review.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the
Environment
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
Probable
Minor
Impacts
Probable
Major
Impacts
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
More
Information
Necessary
Element of the
Environment
Housin
Aesthetics
Li hI/Glare
Recreation
Utilities
Trans rtation
Public Services
Historic/Cultural
Presentation
Airport Environment
10,000 Feet
14, 00 Feet
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
We have reviewed this ap
areas where additional in~
ith particular attention to those areas in which we have expertise and have identified areas of probable impact or
need d to properl assess this proposal.
JIJ-1-{/}
Signature of Director or Au Date
PROJECT LUA 07-078, SA-A
Stor-House Self Storage Phase III
City of Renton Department of Planning 1 Building 1 Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
(Continuation)
POLICE RELATED COMMENTS
17 Police Calls for Service Estimated Annually
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To
protect materials and equipment it is recommended that all materials and tools be locked up
when not in use. The site should have security lighting, and any construction trailer or
storage area should be completely fenced-in wiih portable chain-link fencing. The fence will
provide both a physical and psychological barrier to any prospective criminal and will
demonstrate that the area is private property. Construction trailers should be kept locked
when not in use, and should be fitted with heavy-duty dead bolts with a minimum 1-1/2" throw
when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes
and storage containers should be secured with heavy-duty padlocks and kept locked when
not in use. "No Trespassing" signs should be posted on the property. These signs will aid
police in making contacts with unwanted individuals on the property if they are observed
vandalizing or stealing building materials.
Theft and burglary at construction sites is prevalent, and I expect due to the isolated location
and overabundance of construction materials, this site will be a target for such incidents. It's
recommended that the developer go the extra step and provide secured temporary housing
for materials that could be easily removed during the course of an evening or weekend. The
same security considerations should be made for any construction equipment (tractors,
backhoes, excavators, lifts, etc.) When not in Lise, this equipment should be lined up along
fence lines that abut adjacent streets. Spark plugs and/or batteries should be removed when
not in use for long periods of time (i.e., evenings, weekends, and holiday periods.) The
addition of security personnel after hours is recommended.
COMPLETED FACILITY
All exterior doors should be made of solid metal or metal over wood, with heavy-duty
dead bolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. If
glass doors are used, they should be fitted with the hardware described above and
additionally be fitted with a layer of security film. Security film can increase the strength of
the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry.
Access to the back of the buildings should be limited, preferably with security fencing, as
these areas could be vulnerable to crime due to the lack of natural surveillance by passing
vehicles and/or pedestrians.
Security Survey Page 1 of 2 07-078
... -.-It is recommended that the_tire facility be monitored using a rArded security system. It's
not uncommon for busine s to experience theft and/or vam8lism during the hours of
darkness. An auxiliary security service should be utilized to patrol the property. It is
important to direct all foot traffic into the main entrance of the facility.
All areas of this project need to have adequate lighting. Burglary to storage facilities is
common and proper lighting may help identify suspects. Each individual storage unit should
be separately secured. Burglars will commonly break into an outside unit, and then have full
access to all interior units based upon the construction inside.
The structure should have building numbers clearly posted with numbers at least 6" in height
and of a color contrasting with the building. This will assist emergency personnel in locating
the correct location for response.
Landscaping should be installed with the objective of allowing visibility -not too dense and
not too high. Too much landscaping will make customers and employees feel isolated and
will provide criminals with concealment to commit crimes such as burglary and malicious
mischief (property destruction).
Parking Areas
Lighting is the number one deterrent to crime. Theft from motor vehicle is the most common
occurring crime in our city. Additional security and lighting in and around any storage for
long-term parking of vehicles (i.e., boats, motor homes, trailers, etc.) is strongly
recommended. It's recommended surveillance equipment be installed and signage stating
such posted in conspicuous locations throughout the area.
Miscellaneous
I recommend the developer have a Crime Prevention Representative conduct a security
survey for this facility once it is near completion.
Security Survey Page 2 of 2 07-078
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CITY RENTON
Planning/Building/P]lblic Works Departmertt' '.
Gregg Ziinmerman P.E.; Administrator ' .
,'.
September 28, 2007
• . Patrick Gilroy
'1520 l'ioth AveriueNE.#200 '
· Belleuve, W A 98005
,Subject: Stor:HousefSelf-Storage Pliase.TII ".
LUA07-078,SA-A~.CORRECTIONS AND CLARIFICATION.' .-",", '.' . ';.' ". ',' -'",.,'
D.ear ML Gilroy:, . . ' ....
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this letteriswritien as a folIow 2upto otir meetingoflastweek; at which we,discussedthe' .•
. ' . Administrative Site'Plan Approviilfortheaboye'referenced project. Correcti,i:msaric!' . .'
· clarifi~ati6ns·are needectbecause)} an error was made in'deterffiirilhg the front and side setback,.
".", from a Light Indus1:)ial zone whim' It abuts a resideritialwne;'2) it was errom;ously'stated that
... ,: minimum sIze reqUIrements were'~pplicable for refuse areas In mdustnal zones; 3) an.additional
, .: ADAparking spacewilIb,e.providedwithinthe adjacent"Phase I ';'areaofthe facilitY; arid 4) ' .
.' 'poter;ti~larch'aeological r~sotirces;i£6re appropr!ateiy.ari "erivironinental" issue, were considered ',','
dirriIlg the'siteplantevi6w.. '. , .,' ,.. .. , ' .. ", . ".,," ,. ". , .
" " " .' '~ , -.-.,
.. 'ThefOllOwingC~tre~iio~~hav~'b~~dm~d~'iothe'Ad~i~istraiive Site pja~ Review staff report
"ated Sepi~mber 14, 200'7(Revis~dSeptember28,i007): ". . , . . . . .. . ',' . . .
,-,
· ~'The Devi:lopment Agreemenistates that, ,"Setbacks, shaH fOIlow,(he requi~ements oftile IL.
, : ': 'Zone, ~xcept thatthemiri'imum '~etback from,ihe top of slopes along the sit~ ,boundaries adjacent'
to residel)tial zoriesshall be 10Jeet.'i(Section 3:B.I). .' '
:Theproposed Building AAfront setback varie.s in width from 102 feetatthe northeastcomer Of
, th~bl)ilding to approximately 50 feet at the northwest building comer. This buildingsetb,;ck' ", I mee;t5-excee'ds therequirement·ofthe development standards. .
',-." .. "," . .
''''the pro~osed BuildIng -Dn 'iront setb~ck is about' 37 feet wide between tlie buiIOing. fa,adeand .
. . the edge of the pubJicright'of-wayat the west entIj.(othe site~ Where the front aridsidebuilding
· Ja,adei; abuts propertyth'aiis zonedR,lO, the setback is apprOXimately 10 feet wide. +!H&-These
· setb,ackj; must be increased so that the buildiI1 g is a minimum of W-llLfeet.from the shared .
. ,boundary oftiieR:IO zoned property/' " ' ... ........ '" '. .'. .... .
Service Areas.(page6 of 13):
· Renton Municipal Code requires ;creening ofoiltdoor.refuse and recyclingcirea,s (RMC 4-4-090,
. '''Refuse and Recyclables Standards"): -There are alse .miflimumno size requirements for these' .
areas: based ss'buileliflg size in.industrial zones, THere is fie iflsieatieflefl tlle'sitej3lllflfllatfu';se
, "stllflsards wsule 'be met within tiiebeufldaries sf file prsflerties. 8taffreeemmeflBs ilia! a reyised .
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Mr. PatrickGilroy
Septemoer 28, 2007 '
Page 2 of2· .
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,sitejlla~,aemeastratiagtHat tile jlr~~et meets t.herequiremeats fersi¢iag a~a sereeai~g efFefuse ...
aad reeyelia'g areas,'ee submitted aAa 8fljlre; .. ea bytHeDexelejlmeat Se",<jeestir~eet meiiager ..•..
. ' jlriene tHe issuaaeeef buiidiag perraits. ,... . '. •.. .... . . . .
, . Mitig~tiO~ of impacts 6fth~ prop~i~dsiteplan to the sit~(pag~ 8'of13): .,
·During tile PRase i~iiejllah;revie ..... ,ilie stateOffieeeL~eRaeeleg)' alia Histefie Pl'esep;.atiefl· ."
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'. ~emmeatea tRai "aA ladiaHTfail" etesseatllejlfejlerty. [IiJERibi\ 18] This, aaa t\yeeflHiegrBflhie'
jllaeeAames lseatea witfiia'efie'Ralf i-aileeftHesite,iaaieates tile jleteatial fer areRaeale~eal·, .•
fessHrees beiag jlreseai.,A,iimiiigatien rer Jietefiiial iffiti'aels eflllejlrej39sed sit~ plan-te ti-lesite,
. . staffieesmffieli8s tHat a EtH~lifiea arehaeelegi~aI'eeFisultaHt.~e fetai,;eats evaluatesa)'R>sterial ''-'.,
that is elEeavate~ d\lfiag jlfejeet eeaSlrti6tien fOr'fleteatialfiisterie ,er eliliuflll.signifieaaee .
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ConditIOns ~f Approval (page '(1, of 13): ": ~ .','. .
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'~ A re'{isea ~lte plaa, aeH)eastratiag tIlM tile jlf9Jeet meets tile re~lilremeats fer siziag aaa,
. ' ser~eaiag a/refuse aHa reeyaliag areas, sRall be submj\tea aaa,apprevea by tIle'!)eyelsjlmeat.
, " S'erviees Iif~eetiaai'"iger tiner.te the'jsg4ii~'et'llfliujlajag p~rffiits:'" ,.,. ,. "
-',' ".-<, "':'.:" :,:,<,_" ""'. K}~,::~~;;~,,:>t~_':~:~\,~/,', ,',-,-,,:,7·'~~~':'3},:-,.'_.,.·::'>, _,",.', .,':':_ ' ':'"" ''-:'''''.
, &;' A eep)'ef~,eeHffa~t,sli~I¥1i~!~~e~~~~~!~JI!!l,.gr:~~I~plfi..e'at~~.~':'i~~~ I>j\,jsi~n jlfajeet ~a~ag.L.
aemeRstratlHg .tIlat a Ejliahfiei:l'areRaeelegleal' eeasliltaRt~as ,lieeR fetalHea' tee'laluate '. .", ' .
A:!~teriar ejEeavatea~url~t~fejee(~~asm;6'tieR fer p~iea\ia:f!list~\i6.ei .eiljt'tir~i siisailie~i.ee. ".", ~ .-'-, .. "', .. i/"~Cj~-,~7if ~'~;' ·"~f;'~r:~"t<:,·t:~~~ ," \~' :";~".',~' ~~"-.'" -, " -.-' ';'." :.-,!":. ".'
'-f .: "< The followmg are clari~c'atIon~: r "G:{~"~ :;~'~;:~~b~~l:) 'r:;. :' ,Y1 . ~ , , _ . ' ~.~:', -:; .. ":
The addItional reqUIred !An{ pa{ki~f{;¥~~gIIi,~~;&~id~d ;h iK~:·art~· de~'l~at~d'~s Ph~se r, "', . ,' .
,~bUttl~g a wheelchaIr r~ljtp. to th~;~to:~a,.~yS,~iOffl~~~i:,; " I:" fi . . ' ... : , . , '
" ,,';, ,/,.,Il~~"\;,,,' .. ". :J", ' ... J' -""'".:i3:.;>', ~/ ,.".~'.' .
The Phase 3 refuse area was con~lfucted durmg an earher. pha.se of llie project. .
,: ':.' ....,' , .', . ::~:~:,~,}?:.~ ... :·':}'::'~~I.f ;'\'"'~':' < ,:yj:r;,~~~:.'::~-:~~\"'."<" ;~7", :
. ,.Please contact me at (425j.430'7382"ify'Ou'have·i.'nyquestions:A~ ..
. Sincerely, .' ..• Y';'<:'c,;~' .. ;;·::.:.~·;,,!:;~.~;::\d' .
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Elizabeth Higgins, AICP ,
Senior Planner' .'
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REPORT City of Renton
& Department of Planning / Building / Public Works
DECISION A DMINISTRA TIVE SITE PLAN REVIEW
DATE: September 14, 2007 Revised September 28,2007
Project Name: Stor-House Self-Storage, Phase III
Applicant/Contact: Patrick Gilroy; 1520 -140lh Ave NE, #200; Bellevue, WA 98005
Owner: Gilroy Family, LLC
1714 -140th Ave NE, 200
Bellevue, WA 98005
File Number: LUA-07-078, SA-A
Project Manager: Elizabeth Higgins, Senior Planner
Project Summary: The applicant is requesting Administrative Site Plan review and
approval of a proposed 34,098 sf enlargement (Phase 3) of an
existing "self-storage" facility. The proposed project site is located
on NE 3'd Street in Renton. Earlier phases of the facility were
developed in 2001 (Phase 1) and 2004 (Phase 2). The property
was subdivided into 4 parcels in 2002.
Project Location: 2829 N E 3'd Street
Exist. Bldg. Area: Phase 1: 70,493 sf Proposed new building Area: 34,098 sf
Phase 2: 37,860 sf
Total: 108,353 sf Total area covered by 139,498 sf
buildings:
Site Area: Phase 3: 88,796 sf /2.04 A
,
Total all phases: 333,654 sf /7.66 A
Phases 1 & 2 -44%
Percentage of area Phase 3 -35%
covered by buildings: Total-42%
Admin Site Plan Review 07·078.do
City of Renton PIBIPW Departm A Administrative Siten Review Staff Report
STOR-HOUSE SELF STORAGE~ASE 3 LUA-07-07B, SA-A
REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) Page 2 of 13
Exhibits
Exhibit 1: Yellow file containing: application, proof of posting and publication
environmental review and other documentation pertinent to this request.
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Zoning Map
Exhibit 4: Phase 1 Site Plan
Exhibit 5: Phase 1 Modified Site Plan
Exhibit 6: Short Plat
Exhibit 7: Phase 2 Site Plan
Exhibit 8: Phase 3 Site Plan (Sheet 1 of 3)
Exhibit 9: Elevations Building AA (Sheet A-2)
Exhibit 10: Elevations Building DD (Sheet A-5)
Exhibit 11: Elevations Building FF (Sheet A-7)
Exhibit 12: Elevations Building BB (Sheet A-3)
Exhibit 13: Elevations Building CC (Sheet A-4)
Exhibit 14: Elevations Building EE (Sheet A-6)
Exhibit 15: Landscape Plan (Sheet LA-1)
Exhibit 16: Phase 1 Environmental Determination and Mitigation Measures
Exhibit 17: Detailed Zoning Map
ExhiBit 18: Offise of Arshaoolo9Y aRS HistoriG PreservatioR Letter sates G9!24/G([Not
applicable]
II PART ONE: PROJECT DESCRIPTION/BACKGROUND
The proposed project is the third and final development phase of the "Stor-House" self-
stora~e facility. The 2.04 acre site is located on NE 3'd Street west of where it becomes
NE 4' Street at Jefferson Ave NE. [Exhibit 2]
The proposed project site abuts similarly zoned land to the east. Land to the northeast is
zoned Commercial Arterial, however, and residential zones (Residential Multi-family and
Residential 10) are adjacent (north of NE 3'd St) and abutting to the north and west
(Exhibit 3).
Development of the property was initiated following execution of a Development
Agreement with the City of Renton in 2000. Although office buildings were proposed for
the north portion of the property, fronting on NE 3'd Street, subsequent market research
by the property owner indicated additional storage area is more economically viable than
office space at the present time. A project consisting entirely of storage buildings is
allowed by the Development Agreement.
In 1999, the land was zoned Light Industrial (LI), which is an implementing zone of the
Comprehensive Plan land use designation, Employment Area -Industrial. [Exhibit 3]
Lacking the Development Agreement, self-service storage would require a conditional
use permit in the LI zone outside of the Valley, where it is allowed outright.
Phase 1 of the Aegis Storage and Office project, for 65,659 sf of buildings, was
approved in 2001 (LUA01-047). [Exhibit 4] This first phase included the area of the
current site plan review. The primary use shown on the north portion of Phase 1, now
identified as Phase 3, was office.
Admin Site Plan Review 07-07B.doc
.--~~~~~~~~~~~~~~---~-
City of Renton PIBIPW oeparlmA Administrative Siten Review Staff Reporl
STOR-HOUSE SELF STORAG~ASE 3 LUA-07-078. SA-A
REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) Page 3 of 13
The approved Phase 1 plan was revised in 2002, through the "minor modification"
process, to include an additional 4,834 sf structure (Building 'K'), reduction of the area
dedicated for the next phase, and delay of construction of 2 office buildings to a later
phase. [Exhibit 5]
In 2002, the property was subdivided into 4 lots (LUA02-065). [Exhibit 6] The current
proposed Phase 3 is across Lots 1 and 2 of this subdivision.
Phase 2 (LUA04-105). for 37,860 sf of buildings on Lot 4, was reviewed and approved in
2004. [Exhibit 7]
Phase 3 would consist of 34,098 sf of self-service storage space in 6 single-story
buildings. [Exhibit 8]
Buildings AA, DD. and FF would have green, metal roofs pitched at 12:6; Hardi-board
fascia panels painted tan; and concrete masonry unit (cmu) walls painted tan with cmu
brown insets. Roll-up metal doors would be painted green. [Exhibits 9, 10, and 11]
Building AA would have 3 wall-mounted, green, metal trellises provided on the north side
(facing NE 3'd St) to give the impression of windows. Building DD would have 2 metal,
wall-mounted trellises on the north, which fronts on the public arterial, and 1 on the west
side, which is viewed both from the eastbound lanes of NE 3'd St and the Liberty Ridge
subdivision. Building DD would also feature a "tower" and facility signage is proposed for
the north side only (evaluation of the signage for purposes of obtaining a City sign permit
is not within the scope of this review). Building FF, which runs parallel to the west
property boundary and can be viewed from both NE 3'd St and Liberty Ridge, would have
3 of the metal trellis "windows."
Other buildings (BB, CC, and EE) would have similar materials, but roofs would be
almost fiat. [Exhibits 12, 13, and 14] These buildings would be screened by either
existing buildings or new structures.
Although the site slopes down sharply to the west at the property boundary, it is
essentially without topographic relief.
A landscape plan has been submitted indicating landscaping would be provided along
the NE 3'd St frontage. Street trees, 4 scarlet oaks (Quercus coccinea). are existing and
would remain. The plan shows that 4 honeylocust trees (Gleditsia t.i 'Skyline), 6
Austrian black pines (Pinus nigra), and 7 narrow black locust (Robinia pseudoacacia
'Fastigata) would be planted along the west side of the proposed buildings. [Exhibit 15]
New parking stalls for 10 vehicles would be provided.
Access would be from NE 3'd Street by 2 curb cuts created for the earlier phases of the
project.
II PART TWO: ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C,
1971 as amended), on July 9, 2001, the Environmental Review Committee issued a
Determination of Non-Significance -Mitigated (DNS-M) for Phase 1 of the Aegis Storage
and Office project (Stor-House). [Exhibit 16]
Admin Site Plan Review 07-07B.doc
---------------------------- ----
City of Renton PIB/PW Departm.
STOR-HOUSE SELF STORAG€"f!If,ASE 3
Administrative siten Review Staff Report
LUA-07-07B, SA-A
REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) Page 4 of 13
No environmental review was conducted for Phase 2 of the project.
The applicant has requested waiver of environmental review for Phase 3 of the project.
A determination was made on July 25, 2007, by the Director of Development Services,
that Phase 3 is exempt from environmental review.
II PART THREE: ADMINISTRATIVE LAND USE ACTION -REPORT & DECISION!
A, Staff Review Comments
Representatives from various City departments have reviewed the application materials
to identify and address site plan issues regarding the proposed development. All of
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 Decision at the end
of the report.
B, Consistency with Site Plan Approval Criteria
The Site Development Plan Review Criteria set forth in Section 4-9-200 of the Renton
Municipal Code forms the basis of the Site Plan Review, as follows:
1. Conformance with the Comprehensive Plan, its elements and policies
The Comprehensive Plan Land Use Map designation for the site is Employment Area -
Industrial (EA-I). The following Comprehensive Plan policies are applicable to the
proposal:
Purpose Statement: The Employment Area-Industrial designation is intended to provide
contJ'nued opportunity for manufacturing and industrial uses that create a strong
employment base in the City.
Objective LU-ZZZ: Sustain industrial areas that function as integrated employment
activity areas and include a core of industrial uses and other related businesses and
services, transit facilities, and amenities.
The proposed project is subject to a Development Agreement, which would allow this
use at this location, regardless of other City objectives or policies.
Policy LU-436. The primary use in the Employment Area -Industrial designation should
be industrial.
The proposed project is subject to a Development Agreement, which would allow this
use at this location.
Policy LU-437. A mix of offices, light industrial, warehousing, and manufacturing
should be encouraged in the Employment Area-Industrial classification, with conditions
as appropriate.
The proposed project is subject to a Development Agreement, which would allow this
use at this location.
Admin Site Plan Review 07 -078.doc
City of Renton PIBIPW DepartmA
STOR-HOUSE SELF STORAG~ASE 3
Administrative Siten Review Staff Report
LUA-07-078. SA-A
REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) Page 5 of 13
Policy LU-442. Off-site impacts from industrial development such as noise, odors, light
and glare, surface and ground water pollution, and air quality should be controlled
through setbacks, landscaping, screening and/or fencing, drainage controls,
environmental mitigation, and other techniques,
See discussion, below.
2. Conformance with existing land use regulations
The subject site is zoned Light Industrial (IL). The use, self-storage, is allowed by virtue
of the Development Agreement.
The proposed project must meet the development standards of the IL zone (Renton
Municipal Code 4-2-130A).
Development Standards
Lot Size -The current proposal does not include subdivision of existing lots.
Lot Width and Depth -There are no development standards in the zone regulating
minimum lot width or depth.
Lot Coverage -The IL zone restricts lot coverage by buildings to no more than 65
percent of the total lot area. The total footprint of the existing buildings and proposed
enlargement of the facility would be approximately 139,498 sf, or 42 percent of the total
site area, which is well under the lot coverage limit in the zone.
Setbacks -The Development Agreement states that, "Setbacks shall follow the
requirements of the IL Zone, except that the minimum setback from the top of slopes
along the site boundaries adjacent to residential zones shall be 10 feet." (Section 3.B.1).
The west sides of Buildings DD and FF are set back approximately 10 feet from the top
of slope. [Exhibit 15] No other Phase 3 buildings are adjacent to steep slopes.
The "front" of the buildings for purposes of determining front setbacks are the fayades of
buildings AA and DD facing NE 3'd Street.
The minimum front setback required in the IL zone is 20 feet when the front fayade is
along a principal arterial. An exception to this setback is applicable if the lot is adjacent
to a lot with reSidential zoning. The front of the Stor-House property abuts a parcel of
land zoned Residential 10 (R-1 0) and is across the street from land zoned Residential
Multi-family (RM-F). [Exhibit 17]
The proposed Building AA front setback varies in width from 102 feet at the northeast
corner of the building to approximately 50 feet at the northwest building corner. This
building setback meets exceeds the requirement of the development standards.
The proposed Building DD front setback is about 37 feet wide between the building
fayade and the edge of the public right-of-way at the west entry to the site. Where the
front and side building fayade§. abuts property that is zoned R-1 0, the setback§. is-are
approximately 10 feet wide. +I=Hs-These setback§. must be increased so that the building
is a minimum of aQ...20 feet from the shared boundary of the R-10 zoned property. Staff
recommends that a revised site plan, demonstrating that the project meets the
development standard for building front setbacks, be submitted and approved by the
Development Services project manager prior to the issuance of building permits.
Admin Site Plan Review 07-078.doc
,--------------------------
City of Renton PIBIPW DepartmA Administrative Siten Review Staff Report
STOR-HOUSE SELF STORAG~ASE 3 LUA-07-07B, SA-A
REPORT OF SEPTEMBER 14. 2007 (REVISED SEPTEMBER 28.2008) Page 6 of 13
The side yards of Buildings DD and FF, which also abut the R-10 zone, are
approximately 43 feet wide, which is above the minimum side yard requirement when it
is adjacent to a residential zone (20 feet).
There are no other applicable building setback requirements.
Building Height -As stipulated in the Development Agreement, "structures shall be
limited to a maximum height of 2 stories or 30 feet." (Section 3.B.2) Although the
proposed buildings, at 12 feet for flat roofs and 14 feet for gabled roofs, are well below
this limit, the tower at Building DD is 29 feet to the roof midpoint. Since this is the
methodology used by the City to measure roof height, the roof should be considered
within the standard for building height.
Parking, Loading and Driveway Requirements -The parking regulations (RMC 4-4-
OBO) require a specific number of off-street parking stalls to be provided based on the
amount of net square footage dedicated to certain uses. The ratio of parking spaces to
building size for the use of "self-service storage" is 1 space for every 3,500 net fioor
area. The net floor area for the proposed Phase 3 is 30,675 nsf. This results in a
requirement for 9 spaces for the currently proposed plan. There are 10 spaces shown on
the plan. At least 1 of these spaces must be sized for accessibility in accordance with
the requirements of the Americans with Disabilities Act (ADA). (RMC 4-4-0BOF.B.g) Staff
recommends that a revised site plan, demonstrating that the project meets the ADA
requirements for parking lot accessibility, be submitted and approved by the
Development Services project manager prior to the issuance of building permits.
"Parallel" parking stalls have minimum required dimensions of 10 feet by 23 feet.
Therefore, parking stalls numbered 6 through 10, at 10 feet by 20 feet, are too short and
must be redesigned to meet the minimum length. Staff recommends that a revised site
plan, demonstrating that the project meets the development standard for building front
setbacks, be submitted and approved by the Development Services project manager
prior to the issuance of building permits.
There are at lease 24 feet of "back-up" space between the fa9ades of buildings, which
meets the minimum requirement.
EXisting 24-foot (west) and 36 -foot (east) entries to the site would remain. Interior
security gates, with minimum 20-foot openings, would be relocated to reconfigured
driveways closer to the site entries.
Landscaping -All pervious areas of the site must be landscaped (RMC 4-4-070). The
landscape plan does not indicate landscaping along the west side of the property, except
17 trees within the 10-foot "top-of-slope" setback area. Since the sloped area abuts a
residential subdivision it is particularly important that it be landscaped sufficiently, not
only for aesthetic reasons, but to prevent future erosion of the steep slopes.
Staff recommends a detailed landscape plan be submitted and approved by the
Development Services project manager prior to issuance of a building permit. An
automatic underground irrigation system is required unless plants are 'drought-tolerant,"
in which case a temporary watering system is required.
Screening of Service Areas -Renton Municipal Code requires screening of outdoor
refuse and recycling areas (RMC 4-4-090, "Refuse and Recyclables Standards"). There
are also minimumno size requirements for these areas, saseEl on suilElin!j size in
industrial zones. There is ne inc:liGalion on Ihe sile Fllan Ihallhese slanc:larc:ls weulc:l se
met '.vithin the Gounc:laries ef Ihe FlF9Flerlies. Siaff reGemmenc:ls Ihal a revisec:l sile Fllan,
c:lemonstralin!jlhallhe wejeGI meels Ihe requiremenls fer sizin!l anc:l sGFgenin!l of refuse
anc:l reGYGlin!l areas, ge sUGmiltec:l anc:l aFlI3F9Vec:l 91' the DeveleFlmenl ServiGes FlrejeGt
mana!lor prier te Ihe iS6uanGO ef 9uilc:lin!l l3ermits.
Admin Site Plan Review 07-078.doc
City of Renton PIBIPW Departm.
STOR-HOUSE SELF STORAGE, PHASE 3
Administrative siten Review Staff Report
LUA-07-07B, SA-A
REPORT OF SEPTEMBER 14. 2007 (REVISED SEPTEMBER 28. 2008) Page 70f13
3. Mitigation of impacts to surrounding properties and uses
The project is located in an area of both commercial and residential uses. Generally
speaking, commercial uses have more negative impacts on residential neighborhoods
than the other way around.
The use has been functioning at this location for several years, but would, with Phase 3,
be located closer to the north property boundary. Revisions to the site plan that would
increase buffers, to meet minimum requirements between the proposed project and
residentially-zoned properties. would reduce the likelihood of negative impacts on those
properties.
Currently, the area proposed for development is an unpaved, vacant area with weeds.
Development that would include lawn and landscaping would be a visual improvement
over the existing condition.
The buildings are, with the exception of a 29-foot "tower." single-story structures finished
with earth tone colors. Although there is considerable coverage of the site with
impervious area (see discussion. below), the buildings would not be considered out-of-
scale or the use high intensity. Therefore. surrounding properties would not be affected
negatively and property owners should continue to enjoy the use of their properties
unimpeded.
The property has steep slopes on three sides. This condition limits the amount of
"linkage" that can be achieved to abutting properties. For security purposes. the property
is not available for trails or paths that might otherwise cross it to provide access off-site.
A public sidewalk and connecting walkway between the Stor-House office and sidewalk
are available.
The impact of refuse and recycling on adjacent properties would be reviewed when a
revised plan. showing the proposed location, size. and screening of these service areas
is provided.
Light and glare will be produced by exterior lighting. Artificial lighting will be used
"enhance the appearance of the buildings at night." Wall-mounted lighting fixtures are
indicated on the building elevations. The applicant antiCipates that the affect on
surrounding properties would be minimal however. There would be lights from vehicles
using the facility at night and early hours of the morning.
It can be expected that additional security lighting would be installed at the enlarged
facility. Exterior lighting is required to have light cut-off features so that light does not
escape from the site onto neighboring properties (RMC 4-4-075. "Lighting, Exterior. On-
site"). The applicant should be particularly aware of the potential impact on the Liberty
Ridge subdivision residences on the downslope, west side of the project and those to
the north across NE 3 rd Street.
4. Mitigation of impacts of the proposed site plan to the site
Construction of Phase 3 would increase the size of the facility by 34.098 sf. The lot
coverage for Phase 3 was calculated at 35 percent. this amount. however. is calculated
on the gross square footage of the site. which includes the 52 percent grade slopes
Admin Site Plan Review 07-078.doc
City of Renton PIBIPW Departm A
STOR-HOUSE SELF STORAG~ASE 3
Administrative Siten Review Staff Report
WA-07-07B, SA-A
REPORT OF SEPTEMBER 14, 2007 (REV/SED SEPTEMBER 28, 2008) Page 8 0/13
around the perimeter, Therefore the percentage of net site coverage by structures is
higher,
D~ring the Phase 2 site ~Ian review, the state Offioe ef AFGhaeelegy and i=listerio
Preservatien oernrnentes that "an Indian Trail" cresses the ~reperty. [E)(hiBit 18] This,
ans two othnographio ~Iaoe narnes looates within one half rnile of the site, insioates the
~otential for arohaeolegioal rese~roes Being wesen!. As rnitigatien fer petential irnpaots
of the preposes site ~Ian to the site, staff reoornrnenss that a E1~alifies arohaeelogioal
oens~ltant Be retaines to eval~ate any rnaterial that is exoavates s~ring projeot
oonstr~otion fur potential histerio or oult~ral signifioanoe.
5. Conservation of area-wide property values
New development typically increases area-wide property values, but this generalization
does not take into consideration the use. It is unlikely that values of near-by properties
will be increased by their proximity to a self-storage facility, although they may not be
significantly impacted negativoly either. Values of single-family residences in Liberty
Ridge, which abut the site on the west, could be negatively impacted.
6. Safety and efficiency of vehicle and pedestrian circulation and access
Sito plan review for Phase 1 of the project raised concerns about the impact of vehicles
pulling out onto NE 3'd St from the project and queuing in NE 3'd to enter the site.
Improvements to NE 3'd St were required and completed.
The Development Agreement addressed impacts from potential traffic volumes by
limiting the total number of trips associated with the project to 680, cumulatively. The
applicant has estimated the total number of projectod trips from all phases at 350.
Although no additional frontage improvements would be required, staff has
recommended payment of a Transportation Impact Fee as compensation for the
estimated new trips associated with Phase 3. The estimated fee of $6,450.00, based on
$75 per trip for an estimated 86 new trips, would be due prior to issuance of building
permits.
The proposed security gates must meet Renton Fire Department requirements.
7. Provision of adequate light and air
The single-story buildings would not have a significant impact on light access or air
movement on adjacent properties. The use of the project is not influenced by factors of
light or air.
8. Mitigation of noise, odors and other harmful or unhealthy conditions
Noise and odor impacts would occur for a short period of time during building and site
construction. The contractor would be limited to hauling according to "Haul Hours"
(RMC 4-4-030C2) and working during "Permitted Work Hours in or Near Residential
Areas" (RMC 4-4-030C3).
Odors expected to be produced from the enlargement of the project would consist of
vehicle exhaust. Two buildings, AA and DO, would be heated. Renton Municipal Code
Admin Site Plan Review 07 -07B.doc
City of Renton PIBIPW Departm A
STOR·HOUSE SELF STORAG~ASE 3
Administrative Siten Review Staff Report
LUA·07·078. SA·A
REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) Page 9 of 13
regulates screening of surface-mounted or roof-top mechanical equipment (RMC4-4-
095).
9. Availability of public services and facilities to accommodate the proposed use
The site is served by the City of Renton for all utilities. It is located in Aquifer Protection
Zone 2. which is a resource for the City of Renton water system (see "Advisory Notes to
Applicant" following this report).
The site is located in the 565 Water Pressure Zone. There are existing 10 inch and 12
water mains on the site. The preliminary fire flow has been determined to be 4,000 gpm.
Based on Fire Prevention Bureau requirements, it appears that 4 fire hydrants would be
required, unless the estimated fire flow is reduced.
Fire Prevention Bureau staff has indicated that the City has the capability to provide
service to the facility, but has also recommended that a Fire Impact Fee be assessed for
the enlarged project area. The required Fire Impact Fee would be based on $0.52 feet
per square foot for the proposed buildings. The estimated fee is $17,730.96 and would
be due prior to issuance of building permits.
Automatic sprinklers may be required, based on relationship between building size,
potential adoption of new regulations, and issuance of building permits.
There is an existing 8 inch sanitary sewer main on the site.
The project is within the Mt. Olivet drainage basin. There are storm drainage facilities on
the site. The storm drainage narrative and conceptual drainage plan state that the
existing system would meet the proposed project design criteria.
All new electrical, telephone, and cable services and lines (if any) must be placed
underground.
10. Prevention of neighborhood deterioration and blight
The screening of the site by trees and other landscaping would ensure that the property
would prevent neighborhood deterioration and blight.
xx Copies of all Review Comments are contained in the Official File.
Copies of all Review Comments are attached to this report.
C. Findings
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The Applicant has requested Site Plan Approval for construction of Phase
3 of a project located at 2829 NE 3'd Street in Renton.
Admin Site Plan Review 07·078.doc
City of Renton PIB/PW Departm.
STOR-HOUSE SELF STORAGE, PHASE 3
Administrative Sit.n Review Staff Report
LUA-07-078 , SA-A
REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 2B, 200B) Page 100'13
2, Site Plan Review: The applicant's file containing the application, the comments
from various City departments, the public notices requesting citizen comment, and
other pertinent documents was entered as Exhibit 1, The applicant's site plan
application complies with the requirements for information for site plan review, The
applicant's site plan and other project drawings are entered as Exhibits No, 2 -15,
3. Environmental Review: A Determination of Non-Significance with Mitigation was
made by the Environmental Review Committee for Phase 1 on June 19,2001, The
Determination and Mitigation Measures are entered as Exhibit 16,
4. Development Agreement: The subject proposal is consistent with the Development
Agreement adopted June 11. 2001,
5. Zoning: The subject proposal complies with the zoning requirements and
development standards of the Light Industrial (IL) Zoning designation, as modified by
the Development Agreement
6. Existing Land Use: Land uses surrounding the subject site are commercial
(Commercial Arterial Zone) on the northeast, Light Industrial on the east and south,
Residential 10 (single-family residential) on the west, and Multi-family Residential on
the north,
D. Conclusions
1, The subject proposal complies with the policies and codes of the City of Renton
provided that the applicant complies with the conditions of approval contained in this
Report and Decision,
2, The proposal complies with the Development Agreement and the zoning designation
of Light Industrial (IL), as modified by the Development Agreement, provided that the
applicant complies with the conditions of approval contained in this Report and
Decision,
E. Decision
The Site Plan for Stor-House Phase 3, File No, LUA07 -078, is approved as proposed
subject to the following conditions:
1, A revised site plan, demonstrating that the project meets the development standard
for building front setbacks shall be submitted and approved by the Development
Services Division project manager prior to the issuance of building permits,
2, Staff recommends that a revised site plan, demonstrating that the project meets the
ADA requirements for parking lot accessibility, be submitted and approved by the
Development Services Division project manager prior to the issuance of building
permits,
3, A revised site plan, demonstrating that the project meets the minimum required
dimensions for parallel parking spaces, be submitted and approved by the
Development Services Division project manager prior to the issuance of building
permits,
4, A detailed landscape plan shall be submitted and approved by the Development
Services Division project manager prior to issuance of a building permit.
Admin Site Plan Review 07 -07B.doc
City of Renton PIBIPW Departm. Administrative Siten Review Staff Report
STOR-HOUSE SELF STORAGE, t'HASE 3 LUA-07-07B, SA-A
REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 2B, 200B) Page 11 of 13
5.A revised site Fllan, demonstrating that the Flrejest meets the reEjuirements fer sizing
and ssreening of refuse and resysling areas, shall se 6Usmittee aRe aFlFlre'lee sy the
DeveleFlment Servises Flrejest manager Wior to the issuanse of suilding Flermits.
a,A sOFlY of a sontrast shallse FlFO'Jided to the DeveloFlment Servises Division wejest
mana\ler demonstratin\l that a Ejualified arshaeolo\lisal sonsultant has seen retained
to evaluate material e)(savated durin\l wejest sonstrustion fer Fletential historis or
sultural si\lnifisanse.
1,5. A Transportation Impact Fee, estimated at $6,450,00, based on $75 per trip for
an estimated 86 new trips, shall be paid prior to issuance of building permits.
8,6. Payment of Fire Impact Fee, based on $0.52 feet per square foot, for new
buildings would be required, The estimated fee is $17,730,96 and would be due
prior to issuance of building permits,
EFFECTIVE DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
Neil Watts, Development Services Director
TRANSMITTED this 2a'" day of September, 2007 to the owner:
Gilroy Family, LLC
1714 -140th Ave NE, 200
Bellevue, WA 98005
TRANSMITTED this 2a'" day of September, 2007 to the applicant/contact:
Patrick Gilroy
1520 -140th Ave NE, #200
Bellevue, WA 98005
TRANSMITTED this 2a'" day of September, 2007 to the parties of record:
[There are no Parties of Record for this project]
TRANSMITTED this 28 t
" day of September, 2007 to the following:
Larry Meckling, Building Official
Jennifer Henning, Current Planning Manager
Corey Thomas, Inspector
Kayren Kittrick, Development Engineering Supervisor
Renton Reporter
Admin Site Plan Review 07·07B.doc
date
---------------------------------------------------------
City of Renton PIBIPW Departm A Administrative Sit.n Review Staff Report
STOR·HOUSE SELF STORAGii"HASE 3 LUA·07·07B, SA·A
REPORT OF SEPTEMBER 14. 2007 (REVISED SEPTEMBER 28.2008) Page 12 of 13
Land Use Decision Appeal Process: Appeals of the land use decision must be filed in writing on
or before 5:00 PM on October 12, 2007 (14 days from the date appeal period begins).
If no appeals are filed by this date. both actions will become final. Appeals must be filed in writing
together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way. Renton, WA 98055.
Appeals to the Examiner are governed by City of Renton Municipal Code Section 4·8·110. Additional
information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)·430·
6510.
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.
Planning
1. RMC section 4·4·030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday
unless otherwise approved by the Development Services Division.
2. Commercial, multi·family, new single·family and other nonresidential construction activities shall be
restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m.
and eight o'clock (8:00) p.m. No work shall be permitted on Sundays.
3. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits.
Fire Bureau
1. The preliminary fire flow is 4,000 gpm,
2. One fire hydrant is required within 150 feet of the structure and three additional hydrants are required
within 300 feet of the structure. The distance is measured along the travel route.
3. A fire sprinkler system may be required by the Fire Department (see staff report).
4. Separate plans and permits are required for the installation of sprinkler and fire alarm systems.
5. Fire department access roadways are required to within 150 feet of all portions of the building
exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25
feet inside.
Water Service
1. See City of Renton water drawing W2974 for detailed engineering plans.
2.The prGjest shall maintain a a leet separatien !rem lJuildiA§ te existiA§ water main easement.
3,2. Water System Development Charges based on a rate of $0.273 x total square footage of the site, but
no less than $1,956.00, will apply. A redevelopment credit will be applied for the existing water
meter. Actual fees will be calculated at the time of building permit submittal.
403. New landscape irrigation systems will require a separate permit for the irrigation meter and approved
backflow device is required to be installed. A plumbing permit will be required.
Sanitary Sewer Service
1. If the applicant increases the size of the existing water meter, Sanitary System Development Charges
based on a rate of $0.142 x total square footage of the site will apply. A redevelopment credit will be
applied for the existing water meter. Actual fees will be calculated at the time of building permit
submittal.
2. No structures are allowed to be located over sanitary sewer mains.
3. If the buildings are required to be sprinklered, floor drains will be required.
Admin Site Plan Review 07-07B.doc
City of Renton PIBIPW Departm A
STaR-HOUSE SELF STORAG~ASE 3
Administrative Sit.n Review Staff Report
LUA.07·078 , SA·A
REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) Page 130113
Surface Water System
1. The Surface Water System Development fees are $0.265, but not less than $795 per square fool of
new impervious area. The fees are collecled allhe lime a conslruction permil is issued.
Aquifer
1. The sile is located in Aquifer Protection Zone 2 and may be subject to additional requirements per
City code. Constructed secondary containment may be required if more than 20 gallons of regulated
hazardous materials will be present at the new facility (RMC 4·3·050H2d(i)),
2. A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be
imported to the project site,
3. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than
20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site.
4. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters, stormwater conveyance,
and water quality ponds may require a groundwater protection liner.
5. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals.
6. This is not intended to be a complete list of the APA requirements nor does this information substitute
for the full ordinance, it is only intended to guide the applicant to the City of Renton code book.
General
1. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance, If
three or more poles are required to be moved by the development design, all existing overhead
utilities shall be placed underground.
2. All construction utility permits for utilities, 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 Civil Engineer.
3. When utility plans are complete, please submit three (3) copies of the drawings, permit application
and an itemized cost of construction estimate and application fee at the counter on the sixth floor.
4, The fee for review and inspection of these improvements is 5 percent of the first $100,000 of the
estimated construction cost; 4 percent of anything over $100,000, but less than $200,000; and 3
percent of anything over $200,000. Half the fee must be paid upon application.
5. Separate permits and fees for side sewer, domestic water meter, landscape irrigation meter, and any
backflow devices will be required.
6. Applicant shall be responsible for securing all necessary easements for utilities.
Admin Site Plan Review 07-07B.doc
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2. Planting end tnpsoIlItIIndanIa 1hd!MII CIty of Renton codl.
3. Contractor shall Ioilaw standanls for Nursery Stock
and !he ANN"Amarican Standards fer Nu!"'Y Stodt.
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6. Contmctor shan place uniform 2" mulch OYIT properly cleaned
and gi1Idl!ld plant beds. ProvkIe..-nple lor approval.
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• CITY OF RENTON •
DETERMINATION OF NON·SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S): LUA-01-047,SA-A,ECF
APPLICANT:
PROJECT NAME:
Northward Properties (Patrick Gilroy)
Aegis Self Storage
DESCRIPTION OF PROPOSAL: The applicant has requested an Environmental Committee
Review and Administrative Site Plan Review for new buildings to be constructed on a 7.51 acre vacant
property. The proposed use would be self-service storage and office. Phase One would consist of eleven
buildings between 10'-6" and 30'-0" in height. Phase One would have 119 parking spaces. Phase Two
would have either self-service storage or office, or a combination of both, aepending on market
demand at the time of development. The area of Phase Two would have approximately 97,000
sf of land.
LOCATION OF PROPOSAL:
LEAD AGENCY:
2000 blk NE 3"' Street (south side of NE 3 rd Street)
City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The City of Renton Environmental Review Committee has determined that it does not have a probable
significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required
under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental
Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are
necessary to mitigate environmental impacts identified during the environmental review process.
Appeals of either the environmental determination [RCW 43.21.C075(3), WAC 197-11-6801 and/or
the land use decision must be filed in writing on or before 5:00 PM July 9, 200LIf no appeals are.
filed by this date, both actions will become final. Appeals must be filed in writing together with the required
$75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.
Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,
(425)-430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
dnsmslgn
June 25, 2001
June 19, 2001
DATE I ,
DATE' I
DATE EXHIBIT
16
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EXHIBIT
17
Wednesday, September 12, 2007 1 :06 PM
I
REPORT City of Renton
&
Department of Planning / Building / Public Works
DECISION ADMINISTRA TIVE SITE PLAN REVIEW
DATE: September 14, 2007
Project Name: Stor-House Self-Storage, Phase III
Applicant/Contact: Patrick Gilroy; 1520 _140th Ave NE, #200; Bellevue, WA 98005
Owner: Gilroy Family, LLC
1714 -140th Ave NE, 200
Bellevue, WA 98005
File Number: LUA-07-078, SA-A
Project Manager: Elizabeth Higgins, Senior Planner
Project Summary: The applicant is requesting Administrative Site Plan review and
approval of a proposed 34,098 sf enlargement (Phase 3) of an
existing "self-storage" facility. The proposed project site is located
on NE 3'd Street in Renton. Earlier phases of the facility were
developed in 2001 (Phase 1) and 2004 (Phase 2). The property
was subdivided into 4 parcels in 2002.
Project Location: 2829 N E 3'd Street
Exist. Bldg. Area: Phase 1: 70,493 sf Proposed new building Area: 34,098 sf
Phase 2: 37,860 sf
Total: 108,353 sf Total area covered by 139,498 sf
buildings:
Site Area: Phase 3: 88,796 sf 12.04 A
Total all phases: 333,654 sf 1 7.66 A
Phases 1 & 2 -44%
Percentage of area Phase 3 -35%
covered by buildings: Total _ 42%
Admin Site Plan Review 07·078.do
3
Site Plan Review Staff Report
WA-07-07B SA-A
REPORT OF SEPTEMBER 14. 2007 Page 2 of 13
Exhibits
Exhibit 1: Yellow file containing: application. proof of posting and publication
environmental review and other documentation pertinent to this request.
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Zoning Map
Exhibit 4: Phase 1 Site Plan
Exhibit 5: Phase 1 Modified Site Plan
Exhibit 6: Short Plat
Exhibit 7: Phase 2 Site Plan
Exhibit 8: Phase 3 Site Plan (Sheet 1 of 3)
Exhibit 9: Elevations Building AA (Sheet A-2)
Exhibit 10: Elevations Building DD (Sheet A-5)
Exhibit 11: Elevations Building FF (Sheet A-7)
Exhibit 12: Elevations Building BB (Sheet A-3)
Exhibit 13: Elevations Building CC (Sheet A-4)
Exhibit 14: Elevations Building EE (Sheet A-6)
Exhibit 15: Landscape Plan (Sheet LA-1)
Exhibit 16: Phase 1 Environmental Determination and Mitigation Measures
Exhibit 17: Detailed Zoning Map
Exhibit 18: Office of Archaeology and Historic Preservation Letter dated 09/24/04
II PART ONE: PROJECT DESCRIPTION/BACKGROUND
The proposed project is the third and final development phase of the "Stor-House" self-
stora~e facility. The 2.04 acre site is located on NE 3rd Street west of where it becomes
NE 4' Street at Jefferson Ave NE. [Exhibit 2]
The proposed project site abuts similarly zoned land to the east. Land to the northeast is
zoned Commercial Arterial, however, and residential zones (Residential Multi-family and
Residential 10) are adjacent (north of NE 3rd St) and abutting to the north and west
(Exhibit 3).
Development of the property was initiated following execution of a Development
Agreement with the City of Renton in 2000. Although office buildings were proposed for
the north portion of the property, fronting on NE 3rd Street, subsequent market research
by the property owner indicated additional storage area is more economically viable than
office space at the present time. A project consisting entirely of storage buildings is
allowed by the Development Agreement.
In 1999, the land was zoned Light Industrial (LI), which is an implementing zone of the
Comprehensive Plan land use designation, Employment Area -Industrial. [Exhibit 3]
Lacking the Development Agreement, self-service storage would require a conditional
use permit in the LI zone outside of the Valley, where it is allowed outright.
Phase 1 of the Aegis Storage and Office project, for 65,659 sf of buildings, was
approved in 2001 (LUA01-047). [Exhibit 4] This first phase included the area of the
current site plan review. The primary use shown on the north portion of Phase 1, now
identified as Phase 3, was office.
Admin Site Plan Review 07-07B.doc
Site Plan Review SIaN
The approved Phase 1 plan was revised in 2002, through the "minor modification"
process, to include an additional 4,834 sf structure (Building 'K'), reduction of the area
dedicated for the next phase, and delay of construction of 2 office buildings to a later
phase. [Exhibit 5]
In 2002, the property was subdivided into 4 lots (LUA02-065). [Exhibit 6] The current
proposed Phase 3 is across Lots 1 and 2 of this subdivision.
Phase 2 (LUA04-105), for 37,860 sf of buildings on Lot 4, was reviewed and approved in
2004. [Exhibit 7]
Phase 3 would consist of 34,098 sf of self-service storage space in 6 single-story
buildings. [Exhibit 8]
Buildings AA, DO, and FF would have green, metal roofs pitched at 12:6; Hardi-board
fascia panels painted tan; and concrete masonry unit (cmu) walls painted tan with cmu
brown insets. Roll-up metal doors would be ,painted green. [Exhibits 9, 10, and 11]
Building AA would have 3 wall-mounted, green, metal trellises provided on the north side
(facing NE 3 rd St) to give the impression of windows. Building DO would have 2 metal,
wall-mounted trellises on the north, which fronts on the public arterial, and 1 on the west
side, which is viewed both from the eastbound lanes of NE 3rd St and the Liberty Ridge
subdivision. Building DO would also feature a "tower" and facility signage is proposed for
the north side only (evaluation of the signage for purposes of obtaining a City sign permit
is not within the scope of this review). Building FF, which runs parallel to the west
property boundary and can be viewed from both NE 3rd St and Liberty Ridge, would have
3 of the metal trellis "windows."
Other buildings (BB, CC, and EE) would have similar materials, but roofs would be
almost flat. [Exhibits 12,13, and 14] These buildings would be screened by either
existing buildings or new structures.
Although the site slopes down sharply to the west at the property boundary, it is
essentially without topographic relief.
A landscape plan has been submitted indicating landscaping would be provided along
the NE 3 rd St frontage. Street trees, 4 scarlet oaks (Quercus coccinea), are existing and
would remain. The plan shows that 4 honeylocust trees (Gleditsia t.i 'Skyline), 6
Austrian black pines (Pinus nigra), and 7 narrow black locust (Robinia pseudoacacia
'Fastigata) would be planted along the west side of the proposed buildings. [Exhibit 15]
New parking stalls for 10 vehicles would be provided.
Access would be from NE 3rd Street by 2 curb cuts created for the earlier phases of the
project.
II PART TWO: ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C,
1971 as amended), on July 9,2001, the Environmental Review Committee issued a
Determination of Non-Significance -Mitigated (DNS-M) for Phase 1 of the Aegis Storage
and Office project (Star-House). [Exhibit 16]
Admin Site Plan Review 07-D7B.doc
Site Plan Review Staff
REPORT OF SEPTEMBER 14, 2007 Page 4 of 13
No environmental review was conducted for Phase 2 of the project.
The applicant has requested waiver of environmental review for Phase 3 of the project.
A determination was made on July 25, 2007, by the Director of Development Services,
that Phase 3 is exempt from environmental review.
II PART THREE: ADMINISTRATIVE LAND USE ACTION· REPORT & DECISION ~
A. Staff Review Comments
Representatives from various City departments have reviewed the application materials
to identify and address site plan issues regarding the proposed development. All of
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 Decision at the end
of the report.
B. Consistency with Site Plan Approval Criteria
The Site Development Plan Review Criteria set forth in Section 4-9-200 of the Renton
Municipal Code forms the basis of the Site Plan Review, as follows: .
1. Conformance with the Comprehensive Plan, its elements and pOlicies
The Comprehensive Plan Land Use Map designation for the site is Employment Area -
Industrial (EA-I). The following Comprehensive Plan policies are applicable to the
proposal:
Purpose Statement: The Employment Area-Industrial designation is intended to provide
continued opportunity for manufacturing and industrial uses that create a strong
employment base in the City.
Objective LU-ZZZ: Sustain industrial areas that function as integrated employment
activity areas and include a core of industrial uses and other related businesses and
services, transit facilities, and amenities.
The proposed project is subject to a Development Agreement, which would allow this
use at this location, regardless of other City objectives or policies.
Policy LU-436. The primary use in the Employment Area -Industrial deSignation should
be industrial.
The proposed project is subject to a Development Agreement, which would allow this
use at this location.
Policy LU-437. A mix of offices, light industrial, warehousing, and manufacturing
should be encouraged in the Employment Area-Industrial classification, with conditions
as appropriate.
The proposed project is subject to a Development Agreement, which would allow this
use at this location.
Admin Site Plan Review 07·078.doc
City of Renton PIBIPW /)AflRri,m,
STOR-HOUSE SELF
REPORT OF SEPTEMBER 14, 2007
3
Site Plan Review Staff Report
Page50f13
Policy LU-442, Off-site impacts from industrial development such as noise, odors, light
and glare, surface and ground water pollution, and air quality should be controlled
through setbacks, landscaping, screening andlor fencing, drainage controls,
environmental mitigation, and other techniques.
See discussion, below,
2, Conformance with existing land use regulations
The subject site is zoned Light Industrial (IL), The use, self-storage, is allowed by virtue
of the Development Agreement.
The proposed project must meet the development standards of the IL zone (Renton
Municipal Code 4-2-130A).
Development Standards
Lot Size -The current proposal does not include subdivision of existing lots,
Lot Width and Depth -There are no development standards in the zone regulating
minimum lot width or depth,
Lot Coverage -The IL zone restricts lot coverage by buildings to no more than 65
percent of the total lot area, The total footprint of the existing buildings and proposed
enlargement of the facility would be approximately 139,498 sf, or 42 percent of the total
site area, which is well under the lot coverage limit in the zone.
Setbacks -The Development Agreement states that, "Setbacks shall follow the
requirements of the IL Zone, except that the minimum setback from the top of slopes
along the site boundaries adjacent to residential zones shall be 10 feet." (Section 3,B,1),
The west sides of Buildings DD and FF are set back approximately 10 feet from the top
of slope, [Exhibit 15] No other Phase 3 buildings are adjacent to steep slopes,
The "front" of the buildings for purposes of determining front setbacks are the fa~ades of
buildings AA and DD facing NE 3rd Street.
The minimum front setback required in the IL zone is 20 feet when the front fa~ade is
along a principal arterial. An exception to this setback is applicable if the lot is adjacent
to a lot with residential zoning, The front of the Stor-House property abuts a parcel of
land zoned Residential 10 (R-10) and is across the street from land zoned Residential
Multi-family (RM-F). [Exhibit 17]
The proposed Building AA front setback varies in width from 102 feet at the northeast
corner of the building to approximately 50 feet at the northwest building corner. This
building setback meets the requirement of the development standards.
The proposed Building DD front setback is about 37 feet wide between the building
fa~ade and the edge of the public right-of-way at the west entry to the site, Where the
front building fa~ade abuts property that is zoned R-10, the setback is approximately 10
feet wide, This setback must be increased so that the building is a minimum of 50 feet
from the shared boundary of the R-10 zoned property. Staff recommends that a revised
site plan, demonstrating that the project meets the development standard for building
front setbacks, be submitted and approved by the Development Services project
manager prior to the issuance of building permits.
Admin Site Plan Review 07·078.doc
-----------------------------------------------------------
Site Plan Review Staff Report
The side yards of Buildings DD and FF, which also abut the R-10 zone, are
approximately 43 feet wide, which is above the minimum side yard requirement when it
is adjacent to a residential zone (20 feet).
There are no other applicable building setback requirements.
Building Height -As stipulated in the Development Agreement, "structures shall be
limited to a maximum height of 2 stories or 30 feet." (Section 3.B.2) Although the
proposed buildings, at 12 feet for flat roofs and 14 feet for gabled roofs, are well below
this limit, the tower at Building DD is 29 feet to the roof midpoint. Since this is the
methodology used by the City to measure roof height, the roof should be considered
within the standard for building height.
Parking, Loading and Driveway Requirements -The parking regulations (RMC 4-4-
080) require a specific number of off-street parking stalls to be provided based on the
amount of net square footage dedicated to certain uses. The ratio of parking spaces to
building size for the use of "self-service storage" is 1 space for every 3,500 net fioor
area. The net floor area for the proposed Phase 3 is 30,675 nsf. This results in a
requirement for 9 spaces for the currently proposed plan. There are 10 spaces shown on
the plan. At least 1 of these spaces must be sized for accessibility in accordance with
the requirements of the Americans with Disabilities Act (ADA). (RMC 4-4-080F.B.g) Staff
recommends that a revised site plan, demonstrating that the project meets the ADA
requirements for parking lot accessibility, be submitted and approved by the
Development Services project manager prior to the issuance of building permits.
"Parallel" parking stalls have minimum required dimensions of 10 feet by 23 feet.
Therefore, parking stalls numbered 6 through 10, at 10 feet by 20 feet, are too short and
must be redesigned to meet the minimum length. Staff recommends that a revised site
plan, demonstrating that the project meets the development standard for building front
setbacks, be submitted and approved by the Development Services project manager
prior to the issuance of building permits.
There are at lease 24 feet of "back-up" space between the fa9ades of buildings, which
meets the minimum requirement.
Existing 24-foot (west) and 36 -foot (east) entries to the site would remain. Interior
security gates, with minimum 20-foot openings, would be relocated to reconfigured
driveways closer to the site entries.
Landscaping -All pervious areas of the site must be landscaped (RMC 4-4-070). The
landscape plan does not indicate landscaping along the west side of the property, except
17 trees within the 10-foot "top-of-slope" setback area. Since the sloped area abuts a
residential subdivision it is particularly important that it be landscaped sufficiently, not
only for aesthetic reasons, but to prevent future erosion of the steep slopes.
Staff recommends a detailed landscape plan be submitted and approved by the
Development Services project manager prior to issuance of a building permit. An
automatic underground irrigation system is required unless plants are 'drought-tolerant,"
in which case a temporary watering system is required.
Screening of Service Areas -Renton Municipal Code requires screening of outdoor
refuse and recycling areas (RMC 4-4-090, "Refuse and Recyclables Standards"). There
are also minimum size requirements for these areas, based on building size. There is
no indication on the site plan that these standards would be met within the boundaries of
the properties. Staff recommends that a revised site plan, demonstrating that the project
meets the requirements for sizing and screening of refuse and recycling areas, be
submitted and approved by the Development Services project manager prior to the
issuance of building permits.
Admin Site Plan Review 07 -07B.doc
,-----------------------------------------------
City of Renton PIB/PW Depattm&
STOR-HOUSE SELF STORAG ASE 3
Administ.· Site Plan Review Staff Repott
._ LUA-07-078 , SA-A
REPORT OF SEPTEMBER 14, 2007 PBgB 7 of 13
3. Mitigation of impacts to surrounding properties and uses
The project is located in an area of both commercial and residential uses. Generally
speaking, commercial uses have more negative impacts on residential neighborhoods
than the other way around.
The use has been functioning at this location for several years, but WOUld, with Phase 3,
be located closer to the north property boundary. Revisions to the site plan that would
increase buffers, to meet minimum requirements between the proposed project and
residentially-zoned properties, would reduce the likelihood of negative impacts on those
properties.
Currently, the area proposed for development is an unpaved, vacant area with weeds.
Development that would include lawn and landscaping would be a visual improvement
over the existing condition.
The buildings are, with the exception of a 29-foot "tower," single-story structures finished
with earth tone colors. Although there is considerable coverage of the site with
impervious area (see discussion, below), the buildings would not be considered out-of-
scale or the use high intensity. Therefore, surrounding properties would not be affected
negatively and property owners should continue to enjoy the use of their properties
unimpeded.
The property has steep slopes on three sides. This condition limits the amount of
"linkage" that can be achieved to abutting properties. For security purposes, the property
is not available for trails or paths that might otherwise cross it to provide access off-site.
A public sidewalk and connecting walkway between the Stor-House office and sidewalk
are available.
The impact of refuse and recycling on adjacent properties would be reviewed when a
revised plan, showing the proposed location, size, and screening of these service areas
is provided.
Light and glare will be produced by exterior lighting. Artificial lighting will be used
"enhance the appearance of the buildings at night." Wall-mounted lighting fixtures are
indicated on the building elevations. The applicant anticipates that the affect on
surrounding properties would be minimal however. There would be lights from vehicles
using the facility at night and early hours of the morning.
It can be expected that additional security lighting would be installed at the enlarged
facility. Exterior lighting is required to have light cut-off features so that light does not
escape from the site onto neighboring properties (RMC 4-4-075, "Lighting, Exterior, On-
site"). The applicant should be particularly aware of the potential impact on the Liberty
Ridge subdivision residences on the downslope, west side of the project and those to
the north across NE 3'd Street.
4. Mitigation of impacts of the proposed site plan to the site
Construction of Phase 3 would increase the size of the facility by 34,098 sf. The lot
coverage for Phase 3 was calculated at 35 percent, this amount, however, is calculated
on the gross square footage of the site, which includes the 52 percent grade slopes
Admin Site Plan Review 07-078.doc
REPORT OF SEPTEMBER 14, 2007 Page 8 13
around the perimeter. Therefore the percentage of net site coverage by structures is
higher.
During the Phase 2 site plan review, the state Office of Archaeology and Historic
Preservation commented that "an Indian Trail" crossed the property. [Exhibit 18] This,
and two ethnographic place names located within one-half mile of the site, indicates the
potential for archaeological resources being present. As mitigation for potential impacts
of the proposed site plan to the site, staff recommends that a qualified archaeological
consultant be retained to evaluate any material that is excavated during project
construction for potential historic or cultural significance.
5. Conservation of area-wide property values
New development typically increases area-wide property values, but this generalization
does not take into consideration the use. It is unlikely that values of near-by properties
will be increased by their proximity to a self-storage facility, although they may not be
significantly impacted negatively either. Values of single-family residences in Liberty
Ridge, which abut the site on the west, could be negatively impacted.
6. Safety and efficiency of vehicle and pedestrian circulation and access
Site plan review for Phase 1 of the project raised concerns about the impact of vehicles
pulling out onto NE 3'd St from the project and queuing in NE 3'd to enter the site.
Improvements to NE 3'd St were required and completed.
The Development Agreement addressed impacts from potential traffic volumes by
limiting the total number of trips associated with the project to 680, cumulatively. The
applicant has estimated the total number of projected trips from all phases at 350.
Although no additional frontage improvements would be required, staff has
recommended payment of a Transportation Impact Fee as compensation for the
estimated new trips associated with Phase 3. The estimated fee of $6,450.00, based on
$75 per trip for an estimated 86 new trips, would be due prior to issuance of building
permits.
The proposed security gates must meet Renton Fire Department requirements.
7. Provision of adequate light and air
The single-story buildings would not have a significant impact on light access or air
movement on adjacent properties. The use of the project is not influenced by factors of
light or air.
8. Mitigation of noise, odors and other harmful or unhealthy conditions
Noise and odor impacts would occur for a short period of time during building and site
construction. The contractor would be limited to hauling according to "Haul Hours"
(RMC 4-4-030C2) and working during "Permitted Work Hours in or Near Residential
Areas" (RMC 4-4-030C3).
Odors expected to be produced from the enlargement of the project would consist of
vehicle exhaust. Two buildings, AA and DD, would be heated. Renton Municipal Code
Admin Site Plan Review 07-078.doc
.----------------
City of Renton PIBIPW Departm.
STOR·HOUSE SELF STORAG 1ASE 3
Administ. Site Plan Review Staff Report
LUA·07·078 , SA·A
REPORT OF SEPTEMBER 14, 2007 Page 9 of 13
regulates screening of surface·mounted or roof-top mechanical equipment (RMC4-4-
095).
9. Availability of public services and facilities to accommodate the proposed use
The site is served by the City of Renton for all utilities. It is located in Aquifer Protection
Zone 2, which is a resource for the City of Renton water system (see "Advisory Notes to
Applicant" following this report).
The site is located in the 565 Water Pressure Zone, There are existing 10 inch and 12
water mains on the site. The preliminary fire flow has been determined to be 4,000 gpm,
Based on Fire Prevention Bureau requirements, it appears that 4 fire hydrants would be
required, unless the estimated fire flow is reduced,
Fire Prevention Bureau staff has indicated that the City has the capability to provide
service to the facility, but has also recommended that a Fire Impact Fee be assessed for
the enlarged project area, The required Fire Impact Fee would be based on $0.52 feet
per square foot for the proposed buildings, The estimated fee is $17,730.96 and would
be due prior to issuance of building permits,
Automatic sprinklers may be required, based on relationship between building size,
potential adoption of new regulations, and issuance of building permits.
There is an existing 8 inch sanitary sewer main on the site.
The project is within the Mt. Olivet drainage basin. There are storm drainage facilities on
the site, The storm drainage narrative and conceptual drainage plan state that the
existing system would meet the proposed project design criteria.
All new electrical, telephone, and cable services and lines (if any) must be placed
underground.
10. Prevention of neighborhood deterioration and blight ,
The screening of the site by trees and other landscaping would ensure that the property
would prevent neighborhood deterioration and blight.
XX Copies of all Review Comments are contained in the Official File.
Copies of all Review Comments are attached to this report.
C. Findings
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The Applicant has requested Site Plan Approval for construction of Phase
3 of a project located at 2829 NE 3rd Street in Renton,
Admin Site Plan Review 07-078.doc
REPORT OF SEPTEMBER 14, 2007
Plan Review Staff Report
LUA-07-07B SA-A
Page 10 of 13
2. Site Plan Review: The applicant's file containing the application, the comments
from various City departments, the public notices requesting citizen comment, and
other pertinent documents was entered as Exhibit 1, The applicant's site plan
application complies with the requirements for information for site plan review, The
applicant's site plan and other project drawings are entered as Exhibits No.2 -15,
3. Environmental Review: A Determination of Non-Significance with Mitigation was
made by the Environmental Review Committee for Phase 1 on June 19, 2001, The
Determination and Mitigation Measures are entered as Exhibit 16,
4. Development Agreement: The subject proposal is consistent with the Development
Agreement adopted June 11,2001,
5. Zoning: The subject proposal complies with the zoning requirements and
development standards of the Light Industrial (IL) Zoning designation, as modified by
the Development Agreement.
6. Existing Land Use: Land uses surrounding the subject site are commercial
(Commercial Arterial Zone) on the northeast, Light Industrial on the east and south,
Residential 10 (single-family residential) on the west, and Multi-family Residential on
the north.
D. Conclusions
1. The subject proposal complies with the policies and codes of the City of Renton
provided that the applicant complies with the conditions of approval contained in this
Report and Decision,
2. The proposal complies with the Development Agreement and the zoning designation
of Light Industrial (IL), as modified by the Development Agreement, provided that the
applicant complies with the conditions of approval contained in this Report and
Decision,
E. Decision
The Site Plan for Stor-House Phase 3, File No, LUA07 -078, is approved as proposed
subject to the following conditions:
1, A revised site plan, demonstrating that the project meets the development standard
for building front setbacks shall be submitted and approved by the Development
Services Division project manager prior to the issuance of building permits,
2, Staff recommends that a revised site plan, demonstrating that the project meets the
ADA requirements for parking lot accessibility, be submitted and approved by the
Development Services Division project manager prior to the issuance of building
permits.
3. A revised site plan, demonstrating that the project meets the minimum required
dimensions for parallel parking spaces, be submitted and approved by the
Development Services Division project manager prior to the issuance of building
permits,
4. A detailed landscape plan shall be submitted and approved by the Development
Services Division project manager prior to issuance of a building permit.
Admin Site Plan Review 07-07B.doc
3
REPORT OF SEPTEMBER 14. 2007
5. A revised site plan, demonstrating that the project meets the requirements for sizing
and screening of refuse and recycling areas, shall be submitted and approved by the
Development Services project manager prior to the issuance of building permits.
6. A copy of a contract shall be provided to the Development Services Division project
manager demonstrating that a qualified archaeological consultant has been retained
to evaluate material excavated during project construction for potential historic or
cultural significance.
7. A Transportation Impact Fee, estimated at $6,450.00, based on $75 per trip for an
estimated 86 new trips, shall be paid prior to issuance of building permits.
8. Payment of Fire Impact Fee, based on $0.52 feet per square foot, for new buildings
would be required. The estimated fee is $17,730.96 and would be due prior to
issuance of building permits.
EFFECTIVE DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
Neil Watts, Development Services Director
TRANSMITTED this 14'h day of September, 2007 to the owner:
Gilroy Family, LLC
1714 -14Oth Ave NE, 200
Bellevue, WA 98005
TRANSMITTED this 14'h day of September. 2007 to the applicant/contact:
Patrick Gilroy
1520 _140'h Ave NE. #200
Bellevue. WA 98005
TRANSMITTED this 14'h day of September, 2007 to the parties of record:
[There are no Parties of Record for this project)
TRANSMITTED this 21h day of March, 2007 to the following:
Larry Meckling, Building Official
Jennifer Henning, Current Planning Manager
Corey Thomas, Inspector
Kayren Kittrick, Development Engineering Supervisor
Renton Reporter
Admin Site Plan Review 07 -078.doc
date
3
REPORT OF SEPTEMBER 14, 2007
Plan Review Staff Report
LUA-07-07B SA-A
Page 12 of 13
Land Use Decision Appeal Process: Appeals of the land use decision must be filed in writing on
or before 5:00 PM on September 28, 2007 (14 days from the date appeal period begins).
If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing
together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98055.
Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional
information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-
6510.
Advisory Notes to Appticant:
The following notes are supplemental information provided in conjunction with the environmental
determination, Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday
unless otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single-family and other nonresidential construction activities shall be
restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m.
and eight o'clock (8:00) p.m. No work shall be permitted on Sundays.
3. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits.
Fire Bureau
1. The preliminary fire flow is 4,000 gpm,
2. One fire hydrant is required within 150 feet of the structure and three additional hydrants are required
within 300 feet of the structure. The distance is measured along the travel route.
3. A fire sprinkler system may be required by the Fire Department (see staff report).
4. Separate plans and permits are required for the installation of sprinkler and fire alarm systems.
5. Fire department access roadways are required to within 150 feet of all portions of the building
exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25
feet inside.
Water Service
1. See City of Renton water drawing W2974 for detailed engineering plans.
2. The project shall maintain a 5-foot separation from building to existing water main easement.
3. Water System Development Charges based on a rate of $0.273 x total square footage of the site, but
no less than $1,956.00, will apply. A redevelopment credit will be applied for the existing water
meter. Actual fees will be calculated at the time of building permit submittal.
4. New landscape irrigation systems will require a separate permit for the irrigation meter and approved
backflow device is required to be installed. A plumbing permit will be required.
Sanitary Sewer Service
1. If the applicant increases the size of the existing water meter, Sanitary System Development Charges
based on a rate of $0.142 x total square footage of the site will apply. A redevelopment credit will be
applied for the existing water meter. Actual fees will be calculated at the time of building permit
submittal.
2. No structures are allowed to be located over sanitary sewer mains,
3. If the buildings are required to be sprinklered, floor drains will be required.
Admin Site Plan Review 07 -07B.doc
,---------------------------------------------
City of Renton PIBIPW Departmllit..
STOR-HOUSE SELF STORAGI!IIP:iASE 3
REPORT OF SEPTEMBER 14, 2007
Surface Water System
Administ. Site Plan Review Staff Report
LUA-07-07B, SA-A
Page 13 of 13
1. The Surface Water System Development fees are $0,265, but not less than $795 per square foot of
new impervious area. The fees are collected at the time a construction permit is issued.
Aquifer
1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per
City code. Constructed secondary containment may be required if more than 20 gallons of regulated
hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)).
2. A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards offill material will be
imported to the project site.
3. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than
20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site.
4. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters, stormwater conveyance,
and water quality ponds may require a groundwater protection liner.
5, Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals.
6, This is not intended to be a complete list of the APA requirements nor does this information substitute
for the full ordinance, it is only intended to guide the applicant to the City of Renton code book.
General
1. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance, If
three or more poles are required to be moved by the development design, all existing overhead
utilities shall be placed underground.
2. All construction utility permits for utilities, 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 Civil Engineer.
3. When utility plans are complete, please submit three (3) copies of the drawings, permit application
and an itemized cost of construction estimate and application fee at the counter on the sixth floor.
4. The fee for review and inspection of these improvements is 5 percent of the first $100,000 of the
estimated construction cost; 4 percent of anything over $100,000, but less than $200,000; and 3
percent of anything over $200,000. Half the fee must be paid upon application,
5. Separate permits and fees for side sewer, domestic water meter, landscape irrigation meter, and any
backflow devices will be required,
6. Applicant shall be responsible for securing all necessary easements for utilities.
Admin Site Plan Review 07·078.doc
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PLANT~CHEDULE
TREES: I 6) Ac.erdrdnelum-ViMMaple
4-5' height min. 3 !Items max, : 0 N:Jef palrnatum 'Bloodgood' • 61oodgood Japanese Maple
IflJ 8-'_mo,
, /IoDtJK p. 'CoIUITltl .... •• ColUmnar Norway Maplfl
1·112" caliper
I ;;rn-) GIItdItsia ll. 'Skyline' _ Skyh H~
'<L.-' 1-112" c:aIper
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V 4-5' height min.
(i} Robinia pseudoaatda 'F_llllgate'· NafTlllW Black loculi
~ 1-112" eelpel' o St8waft!a pseudoc:ameilia -JapIIMH Stewartla
5-8' height min. e ExbUog 0uemIS cocdne8 • Searle! Oak
®
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Abeli, grandillota 'Edward Goucher'· Abelia 13 gallon
Be1berIs thunbergi 'Rc8e Glow' -JapantIM 8a:berTy /3 gallon
Co!nIa alba 'Age;&t&Olli&gkIBIa"· VatIegat8d Dogwood' 5 gallon
C Cletu, hybridua • WhIIa Rockn;Jae f 2 gallon
EEl .Miparus c. 'KaIzuka'. HQ\Iywood Juriper 15 flBIlon
9 MahonIlI aquIrdIum 'CompKta' • Dwf. Oregon Grape 12 gaJkJrl.
S Nendina ~ ~ Red'. NcIndinII/J gallon.
<e PInua m. mugo • Mugo Pine 13 gallon
o Pnmus laufOoe!8sus 'Otto luyten' -otto luyken Laurel' 3 gallon
'Z' Prunua IuaIIanIce • PortugIII UnnI/5 gallon
.' .-J
Q) RMdodencIron 'PM· pJM Rhodoc:Iendn;Jn 13 gallon
® RhoOOdendron 'CI\pinoolll' • Rhododendron 15 gallon
@ Spiraea bumalclo Unemound' .1..ImfImOUnd Splraa/3 gallon
@; Thuj:e oc:cIdentIIb ~ On!en' • AItIorvItae IS' height min.
G) Viburnum davidQ • DavIda Vlbumum , 2 gallon
(ifJ VIburnum p. 'Tomentosum'· Doublallie Viburnum 15 glnon
GROUNOCOVERS:
AU ~ 1I'ilt-ln1· KIrInti1nlck / •• pall C 12" O.c.
VM Vlnc:a minor -Pllflwtnkle I"· pofII@12"C.C.
[\ PerennIals: Lavendula, Erica, Hermeroealllt, s.dum. Cern, o l.IIhodr;n, FestuI;a 11 gallon poIa fIekI YBrfiecI sndlocstlld.
b 2--3 Men Gl1Inita Boulders Mt In natural outcrop.
PLANT NOTES
1. PIacs II mlnlmumof"·lDpdlnanpiantbeds, 'Z'lnlawn_.
PIIInting 101 mill: for baddlB for all hell, Btwbs lind
groundcoversh811 be nUtureof 2131opso11 end 1(3
organic maIttlor. P1'OYIdII eampll for IIppI'OWI.
2. Planting lind II)pIIoI .~ .tIaII n1Mt CIty of Renton code.
3. Cattrador IIhallfollow Standarda for NLn$«f $t\:IdI;
and the ANN "Americ:an Standard. for NInIIfy Stock.
4. Plan ahaII be followed. No subslltutloosshlltl be msde
without the apprlMIl of the Landlce~ ArchItect or ownw.
5. ConlracIor shaI guaranl:ee plant rnaterIaI.-d WOI1cmanstlIp
for II penod of one year after hi aa:eptance. Replace
pIents under guarantee with .ami! varlety and root condlUon
=~s~. ~edina'=-guarantes period will be
6. ConIrDdor ahatt place unIfonn 2" muk:tI over propsrty cIesned
and ~ plant bed.. ProvIde...-.ple lor approval.
7. ~~~.:'~m~~":.~:v.eoda
DEVEI.DPME~..!T FL \\~~-,1?·;:':_-.
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LA-l
• CITY OF RENTON
DETERMINATION OF NON·SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S): LUA-01-047,SA-A,ECF
APPLICANT:
PROJECT NAME:
Northward Properties (Patrick Gilroy)
Aegis Self Storage
... _----
DESCRIPTION OF PROPOSAL: The applicant has requested an Environmental Committee
Review and Administrative Site Plan Review for new buildings to be constructed on a 7.51 acre vacant
property. The proposed use would be self-service storage and office. Phase One would consist of eleven
buildings between 10'-6" and 30'-0" in height. Phase One would have 119 parking spaces. Phase Two
would have either self-service storage or office, or a combination of both, depending on market
demand at the time of development. The area of Phase Two would have approximately 97,000
sf of land.
LOCATION OF PROPOSAL: 2000 blk NE 3"' Street (south side of NE 3"' Street)
LEAD AGENCY: City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The City of Renton Environmental Review Committee has determined that it does not have a probable
significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required
under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental
Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are
necessary to mitigate environmental impacts identified during the environmental review process.
Appeats of either the environmental determination [RCW 43.21.C075(3), WAC .. 197-11-6801 and/or
the land use decision must be filed in writing on or before 5:00 PM July 9, 200Uf no appeals are
filed by this date, both actions will become final. Appeals must be filed in writing together with the required
$75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.
Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office,
(425)-430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
dnsmsign
June 25, 2001
June 19, 2001
DATE I ,
DATEI i
DATE EXHIBIT
16
• Renton
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SCALE 1 : 1 ,669
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FEET
http://rentonnet.org/MapGuide/maps/Parcel.mwf
300
•
A
EXHIBIT
17
Wednesday, September 12, 2007 1 :06 PM
September 24,2004
Ms. Nancy Weil
Associate Planner
City of Renton
• •
STATE OF WASHINGTON
Office of Archaeology and Historic Preservation
1063 S. Capitol Way, Suite 106 • Olympia, Washington 98501
(Mailing Address) PO Box 48343 • Olympia, Washington 98504·8343
(360) 586·3065 Fax Number (360) 586·3067
1055 South Grady Way
Renton, W A 98055
In future correspondence please refer to:
Log: 092404·55·KI
Re: Stor·House Self·Storage II LUA04·1 05 Renton
Dear Ms. Weil:
We have reviewed the materials forwarded to our office for the proposed project referenced above. According
to our.records, an Indian Trail crosses through the property, and there are two ethnographic place names
located within one·halfmile. These factors increase the potential for archaeological resources. We
recommend a professional archaeological survey of those areas proposed for any excavation associated with
the proposed proj ect be required. We also recommend consultation with the concerned tribes cultural
committees and staff regarding cultural resource issues.
These comments are based on the information available at the time of this review and on behalf of the State
Historic Preservation Officer. Should additional information become available, our assessment may be
revised. Thank you for the opportunity to comment on this project and we look forward to receiving the
survey report.
Sincerely,
Jil~
Assistant State Archaeologist
(360) 586·3083
StephenieK@cted.wa.gov
cc: Laura Murphy
Richard Brooks
Cecile Hansen EXHIBIT
18
ADMINISTERED BY DEPARTMENT OF COMMUNITY, TRADE & ECONOMIC DEVELOPMENT
v:~~\~G
~~"'o~ \..o~~~ ,,\O~'
\)\O'.J"'b't' 0 lj 1.'U'U4.
• •
St.'? 1. ~Q STATE OF WASHINGTON
~C~\\l Office of Archaeology and Historic Preservation ~ 1063 S. Capitol Way, Suite 106 • Olympia, Washington 98501
September 24, 2004
Ms. Nancy Weil
Associate Planner
City of Renton
1055 South Grady Way
Renton, W A 98055
(Mailing Address) PO Box 48343 • Olympia, Washington 98504·8343
(360) 586·3065 Fax Number (360) 586·3067
In future correspondence please refer to:
Log: 092404-55-KJ
Re: Stor-House Self-Storage II LUA04-105 Renton
Dear Ms. Weil:
We have reviewed the materials forwarded to our office for the proposed project referenced above. According
to our .. records, an Indian Trail crosses through the property, and there are two ethnographic place names
located within one-half mile. These factors increase the potential for archaeological resources. We
recommend a professional archaeological survey of those areas proposed for any excavation associated with
the proposed project be required. We also recommend consultation with the concerned tribes cultural
committees and staff regarding cultural resource issues.
These comments are based on the information available at the time of this review and on behalf of the State
Historic Preservation Officer. Should additional information become available, our assessment may be
revised .. Thank you for the opportunity to comment on this project and we look forward to receiving the
survey report.
cc: Laura Murphy
Richard Brooks
Cecile Hansen
ADMINISTERED BY DEPARTMENT OF COMMUNITY. TRADE & ECONOMIC DEVELOPMENT
Page 1 of 1 • Patrick Gilroy
From: David Halinen [davidhalinen@halinenlaw.com]
Sent: Wednesday, July 25,20079:17 AM
To: Neil Watts
Cc: Patrick Gilroy
Subject: Stor-House Self Storage Phase III--Processing
Dear Mr. Watts:
Thank you for taking my call this morning to discuss my July 16,2007 letter to you and Patrick Gilroy's
simultaneously submitted letter and companion materials concerning Stor-House Self Storage Phase III.
Based on our discussion, I understand that (a) your office will be performing an administrative site plan
review of the proposal (application for which will be submitted by Mr. Gilroy today) and (b) your
preliminary conclusion is that further SEPA review is not necessary and you will be considering whether
the previous DNS-M should be adopted.
If my above-stated understanding is in anyway incorrect, please let me know.
Thank you for your cooperation.
Dave Halinen
Halinen Law Offices, P.S.
1019 Regents Boulevard, Suite 202
Fircrest, Washington 98466-6037
(206) 443-4684 Seattle
(253) 627-6680 Tacoma
(253) 272-9876 FAX
davidhalinen@halinenlaw.com
CONFIDENTIALITY NOTICE:
The information contained in this email, along with any attachments hereto, may contain privileged and confidential material
and is intended only for the use of the Individua/(s) or entity to which it Is addressed. If you are not the Intended recipient,
you are hereby notified that any dissemination, distribution, copyIng or forwarding of the communication is strictly
prohibited. If you have received the communication in error, please immediately notify the sender by return e-mail, or by
calling (206) 443-4686 (Seattle) or (253) 627-6680 (Tacoma), and delete the original message and its attachments from
any computer. Thank you.
7/25/2007
• • City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: EL-_ COMMENTS DUE: AUGUST 24, 2007
APPLICATION NO: LUA07-078, SA-A DATE CIRCULATED: AUGUST 10, 2007
APPLICANT: Patrick Gilroy PROJECT MANAGER: Elizabeth Hiqqins
PROJECT TITLE: Star-House Self Storage Phase III PLAN REVIEW: Arneta Henninger
SITE AREA: 88,796 square feet BUILDING AREA (gross): 34,098 square feet
LOCATION: 2829 NE 3"' Street I WORK ORDER NO: 77785
SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 self-storage buildings
ranging in size from 3,123 s.t. to 9,900 s.t. (for a total of 34,098 sq It of new building area) and 10 new surface parking stalls on
approximately 2.04 acres. Proposed structures would be one-story or approximately 12-112 feet in height. A 29-foot high tower is
proposed on Building DD on the north west corner of the structure. Site is zoned IL (Light Industrial). Proposal requires
Administrative Site Plan Review.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housinrl
Ai, Aesthetics
Water Light/Glare
Plants Recreation
LandlShoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
~~ fJ10b7
Signature of Director or Authorized Representative Date
DATE:
TO:
FROM:
SUBJECT:
•
CITY OF RENTON
MEMORANDUM
August 20, 2007
Elizabeth Higgins
Arneta Henninger X7298
•
STOR-HOUSE SELF STORAGE PHASE III
APPLICATION LUA 07-078
2829 NE 3RD ST
I have reviewed the application for this 6 self storage one story high buildings in Section 16, Twp.
23N Rng 5E, and have the following comments:
Existing Conditions
Water --This site is served by the City of Renton and is located in the Aquifer Protection Zone 2.
This site is located in the 565 Water Pressure Zone. There is an existing 10" and an existing 12"
watermain on the site. See City of Renton water drawing W2974 for detailed engineering plans.
Sanitary Sewer --There is an existing 8" sanitary sewer main on the site.
Storm --There are storm drainage facilities on the site. This project lies in the Mt. Olivet drainage
basin.
CODE REOUIREMENTS
WATER:
• Per the City of Renton Fire Marshal the preliminary fire flow is 4,000 GPM.
• Any new construction must have one fire hydrant capable of delivering a minimum of 1,000
GPM and shall be located within 150 feet of the structure and additional hydrants (also capable
of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is
measured along the travel route. The number of additional hydrants required is dependent on
the calculated fire flow of the new commercial building. If the fire flow remains at 4000 GPM
then 4 fire hydrants are required.
• Project shall maintain 5' separation from building structure to existing watermain easement.
• The Water SOC fees are $0.273 per square foot of property but not less than $1956.00 if not
previously paid. Any project that currently has 'water and or sewer service is eligible for a
prorated system development charge.
SEWER:
• No permanent structures over sanitary sewer mains.
• If the building is required to be sprinklered, floor drains will be required.
Stor.Housc Self Storage Phase III • •
• The Sanitary Sewer SOC fees are $0.142 per square foot of property but not less than $1017.00
if not previously paid. Any project that currently has water and or sewer service is eligible for a
prorated system development charge.
STORM DRAINAGE:
• A storm drainage report and conceptual drainage plan was submitted with the formal
application. The storm drainage states that the existing system meets the proposed project
design criteria.
• The Surface Water SOC fees are $0.265 (but not less than $759) per square foot of new
impervious area. If no new impervious area then the fee is not triggered. These fees are
collected at the time a construction permit is issued.
STREET IMPROVEMENTS:
• All new electrical, phone and cable services and lines must be undergrounded. Construction of
these franchise utilities must be inspected and approved by a City of Renton public works
inspector prior to recording of the plat.
• The Traffic Mitigation Fee of $6,450 applies to this project and shall be paid at the time the
building permit is issued.
AOUIFER:
• The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements
per City code. Constructed secondary containment may be required if more than 20 gallons of
regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill
source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will
be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be
followed if during construction, more than 20 gallons of hazardous materials will be stored on
site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-030E2
and 3)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater
protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or
storage of chemicals. This is not intended to be a complete list of the APA requirements nor
does this information substitute for the full ordinance, it is only intended to guide the applicant
to the City of Renton code book.
GENERAL:
• All required utility, drainage and street improvements will require separate plan submittals
prepared according to City of Renton drafting standards by a licensed Civil Engineer.
• All plans shall be tied to a minimum of two of the City's current horizontal and vertical control
plan.
• Permit application must include an itemized cost estimate for these improvements. Half of the
fee must be paid upon application for building and construction permits, and the remainder
when the permits are issued. There may be additional fees for water service related expenses.
See Drafting Standards.
STORHOUSEPH3GF
v----
I • • City of Renton Departmenl of Planning I Building I Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: 'Rl1lf'I ~ieu)
APPLICATION NO: LUA07-078, SA-A
APPLICANT: Patrick Gilroy
PROJECT TITLE: Stor-House Self Storaqe Phase III
SITE AREA: 88,796 square feet
LOCATION: 2829 NE 3" Street
COMMENTS DUE: AUGUST 24, 2007
DATE CIRCULATED: AUGUST 10, 2007
PROJECT MANAGER: Elizabeth Hiqqins
PLAN REVIEW: Arneta Henninqer
BUILDING AREA (qross): 34,098 square feet
WORK ORDER NO: 77785
RECEIVED
Allr. 1 5
,.,~.~N
SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Stor-House Self Storage site with 6 self-storage buildings
ranging in size from 3,123 s.t. to 9,900 s.t. (for a total of 34,098 sq It of new building area) and 10 new surface parking stalls on
approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is
proposed on Building DD on the north west comer of the structure. Site is zoned IL (Light Industrial). Proposal requires
Administrative Site Plan Review.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable
Environment Minor Major
Impacts Impacts
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY-RELATED COMMENTS
C.
We have reviewed this app/i
areas where additional infor
More
Informat/on
Necessary
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Housin
Aesthetics
Li hVG/are
Recreation
Utilities
Transportation
Public Setvices
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
"
Project Name:
Project Address:
SroQ.-k\ouS~ SG1..£ S'\bfU~\2. pl-l 3
1..82. 'l t-lG 3v&\ s-r
Contact Person:
Permit Number:
Project Description:
Land Use Type:
o Residential
o Retail
~on-retail
Calculation:
BlP ADI
'OlD ~ ''1S -:. $lo,IlS'O.lfD
Method of Calculation:
o ITE Trip Generation Manual, 7th Edition
~raffic Study
o Other
Transportation ~ I liS ?I ()1)
Mitigation Fee: \D ,"\ U,
Calculated by: 1(:{;.6 Jkn dL Date: \) IWI rvu]:
Date of Payment: _____ 1 ____________________________________________ __
-~--------------~;~
····_--1 • • City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:Irll1't3(Z)r-h-hon COMMENTS DUE: AUGUST 24, 2007
APPLICATION NO: LUA07-078, SA-A DATE CIRCULATED: AUGUST 10, 2007
APPLICANT: Patrick Gilroy PROJECT MANAGER: Elizabeth Hiqqins
PROJECT TITLE: Star-House Self Storaqe Phase III PLAN REVIEW: Arneta Henninqer ... CII Y OFFrEN I ON
" .. ,,"'." SITE AREA: 88,796 square feet BUILDING AREA (gross): 34,098 square feet
LOCATION: 2829 NE 3'· Street I WORK ORDER NO: 77785 AUG J a ,,,I
SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 BU/!1BllUN l1~iJdinll~.
ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq It of new building area) and 10 new surface parkir1ll~tMIi3I9t\'1
approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is
proposed on Building DO on the north west comer of the structure. Site is zoned IL (Light Industrial). Proposal requires
Administrative Site Plan Review.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public SeN/cas
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
----------------------------------------------------~----------------------------------------------------------:
• • City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: (II lIlJhillJirn COMMENTS DUE: AUGUST 24, 2007
APPLICATION NO: LUA07-078, SA-A DATE CIRCULATED: AUGUST 10, 2007
APPLICANT: Patrick Gilroy PROJECT MANAGER: Elizabeth Higgins C"Y no
PROJECT TITLE: Stor-House Self Storage Phase III PLAN REVIEW: Arneta Henninger RECEIV'
SITE AREA: 88,796 square feet BUILDING AREA (gross): 34,098 square feet Allr: ;
LOCATION: 2829 NE 3"' Street WORK ORDER NO: 77785
"LI'Y/~,~, , SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site With 6 self-storage buildings
ranging in size from 3,123 s.t, to 9,900 s.t, (for a total of 34,098 sq It of new building area) and 10 new surface parking stalls on
approximately 2,04 acres, Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is
proposed on Building DD on the north west corner of the structure, Site is zoned IL (Light Industrial), Proposal requires
Administrative Site Plan Review,
A. ENVIRONMENTAL IMPACT (e,g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
~ ~
Environmental Health ,
Energy/
Natural Resources ,
A«~,! ;ngg~:::
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representa'. ;; Date
DATE:
TO:
FROM:
• •
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
August 21, 2007
Elizabeth Higgins, Senior Planner
Camille Walls, Acting Assistant Fire Marshal
SUBJECT: Project -Stor-House Self Storage Phase III
2829 NE 3 rd Street
MITIGATION ITEMS;
1. A fire mitigation fee of $17,730.96 is required based on $.52 per
square foot of commercial property.
FIRE CODE REQUIREMENTS:
1. The preliminary fire flow is 4,000 GPM, one hydrant is required within
150 feet of the structure and 3 additional hydrants are required within
300 feet of the structure. No reduction in fire flow has been given for
sprinklers as none are proposed. There is however, a potential for
sprinkler requirements based on square footage of 3 buildings. The
adoption of the 2006 International Fire Code with City of Renton
amendments would require all buildings of 5,000 square feet or more to
have sprinklers.
2. Separate plans and permit are required for the installation of systems.
3. Fire Department access roadways are required to within 150 feet of all
portions of the building exterior. Roadways are a minimum 20 in width
with a turning radius of 45 foot outside and 25 foot inside.
4. Fire department dead-end access roadways over 150 feet in length are
required to have an approved turnaround.
5. Automatic entry gates shall meet all Renton Fire Department
requirements.
6. A site plan for Pre-Fire planning is required to be submitted prior to
occupancy in one of the attached formats.
Please feel free to contact me if you have any questions.
• • City of Renton Department of Planning / Building / Public Works ~Ul<nw"'~ l/ilr/~,~ ~,!EET{f;1 U! ENVIRONMENTAL & DEVELOPMENT APPL/CA TION
REVIEWING DEPARTMENT: F'("e.. COMMENTS DUE: AUGUST ~I ' v LVU/ 24, 007
APPLICATION NO: LUA07-078, SA-A DATE CIRCULATED: AUGUST 0,2007 CIIY OF RENTON , , LI t~ , I MeriT
APPLICANT: Patrick Gilroy PROJECT MANAGER: Elizabeth Hiqqins "
PROJECT TITLE: Stor-House Self Storaqe Phase III PLAN REVIEW: Arneta Henninqer
SITE AREA: 88,796 square feet BUILDING AREA (qross): 34,098 square feet
LOCATION: 2829 NE 3"' Street I WORK ORDER NO: 77785
SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Stor-House Self Storage site with 6 self-storage buildings
ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq It of new building area) and 10 new surface parking stalls on
approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is
proposed on Building DD on the north west corner of the structure. Site is zoned IL (Light Industrial). Proposal requires
Administrative Site Plan Review.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earlh Housin
Air Aesthetics
Water Li htiGlare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
:;
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
City of Ion Department of Planning I Building I PUbl!,rks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: PetItS COMMENTS DUE: AUGUST 24, 2007
APPLICATION NO: LUA07-078, SA-A DATE CIRCULATED: AUGUST 10, 2007
APPLICANT: Patrick Gilroy PROJECT MANAGER: Elizabeth Hi~qins
~o = () PROJECT TITLE: Star-House Self Stora~e Phase III PLAN REVIEW: Ameta Henninger --i ."
SITE AREA: 88,796 square feet BUILDING AREA (gross): 34,098 square feet fil ill w :;:l
LOCATION: 2829 NE 3" Street WORK ORDER NO: 77785 ;g d 25 m
SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 se~~rage bUildi~
ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq It of new building area) and 10 new surface parking stalls on
approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is
proposed on Building DD on the north west comer of the structure. Site is zoned IL (light Industrial). Proposal requires
Administrative Site Plan Review.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable Mo ... Element of the Probable Probable More
EnvironllJent Minor Major Information
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Trans ortation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas wher, additional informatio needed to properly assess this proposal.
~ -kg-Q7
Date
• •
NOTICE OF APPLICATION
A Mut"r Application Ilu bean filed and accepted with Ih& Development Services Olvl.Lon of the City 01 Renton.
The following briefly describe. the ~ppllc"tlon Ind the neo .... ry Public Approvals.
PROJECT NAMEINUMBER: Stor·House Se~ Stor~gll Phase III/ LUA07·078, SA-A
PROJECT DESCRIPTION: Applicant proposes to develop Phase 3 of the Stor_House Self Storage site with 6
sell·storag" buildings ranging In size from 3.123 s.l. to 9,900 s t, (tor a total of 34,098 sq It of new building afea) and 10
new IUrfaOll parking stall. on approximately 2 04 acres. PropoHd structures would be one-story or approXimately 12-112
IMI in height. A 29-100\ high lower IS proposed M Build,ng DD on the north wesl comer 01 the structure Site is zone<llL
(Ughllndustrlal). Proposal requires Administrative 5111,1 Plan ReView
PROJECT LOCATION: 2829 NE 3'" Street
PU8L1C APPROVALS: Administratl~e Site Plan approval
APPLICANT/PROJECT CONTACT PERSON: Patrick Gilroy, Tel: (425) 747_1726 xl02
Comm.nt. on the abo~. application must btl lubmltted In ..... ritlng to Elizab.th H1llgllw, S.nlor Plann.r,
DlYllopmenl Slrvlcel DI~lllon, 1055 Soulh Grady Way, Renton, WI. 98051, by 5:00 PM on AuguII 24, 2001. II you
h ..... quesHone about this proposal. or wish to be made a party of record end r8Cllive additional notification by mall.
contact the Proj4ld. Manager at (425) 430-7382. Anyone who submits written comments Will aulomaHcally become 8 party
01 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:
NOTICE OF COMPLETE APPL.ICATION:
DATE OF NOTICE OF APpLICATION:
July 25, 2007
August 10, 2007
August 10, 2007
II you would like 10 bI! made a party of record to recei'le further mformallOn on this propoaed project, complete this form
end retum to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98057.
Fila Name/ No.: Stor-Houle Sell Storage Phase III/ LUA07-07B, SA-A
NAME: ________________________________________________________ __
MAILING ADDRESS _____________________________________________________ _
TELEPHONE NO.: _______________________ _
CERTIFICATION
I, B'r~tt ~!!e-~ , hereby certify that ~ copies of the above document
were posted by me in -OS conspicuous places or nearby the described property on . '''''' .-""
DATE: ~lp47
,on the /0 t,,-day of Q, ! 0 L! ,,*
I
,. • •
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 10 th day of August, 2007, I deposited in the mails of the United States, a sealed envelope
containing Acceptance Letter & NOA documents. This information was sent to:
Name
Surrounding Property Owners
Patrick Gilroy
Gilroy Family, LLC
(Signature of Sender): ~ \ jJ~
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
Representing
See Attached
ApplicanUContact
Owner
I certify that I know or have satisfactory evidence that Stacy Tucker
signed this instrument and acknowledged it to be his/her/their free and voluntary act for R\~ii~l1s and
purposes mentioned in the instrument. ~"'->.~J.YNiV. ~/'
II .~~<*,\
Dated: B -\ 3-01 f'I-. 0 T~f: .", ~
he Sta' 0 asbingtim "ll
Notary (print):_.!::A:ln:~!U::....J'-:,:,J..n...tL......t:\Q:~~~~~~\;"" i:~~V~&t.~· ,c.~-~~lit-i ~:E..-_
My appointment expires: C)-\ q -\ 0 11// oill",\\;;,,~,~o.$':'-
Project Name: Stor-House Self Storage Phase III
Project Number: LUA07·078, SA-A
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430734025009
ALFORD STEPHANIE
2602 NE 2ND PL
RENTON WA 98056
162305911503
BP WEST COAST PRODUCTS LLC
6 CENTERPOINTE DR
LA PALMA CA 90623
430734026007
CHU BELMA+RODOLFO
2608 NE 2ND PL
RENTON WA 98056
162305914309
GILROY FAMILY LLC
1714 BELLEVUE WAY NE
BELLEVUE WA 98004
430734072001
LAGRABA WALTER L
256 FERNDALE AVE NE
RENTON WA 98056
430734024002
LUJAN PATRICIA C
PO BOX 3770
HAGATNA GU 96932
430734063000
RAMASUBRAMANIAM BALAli
253 FERNDALE AVE NE
RENTON WA 98056
430734066003
TRAN LEE MINH+CUC STANG
271 FERNDALE AVE NE
RENTON WA 98056
• 430734027005
ANDERSON ERIC E
2614 NE 2ND PL
RENTON WA 98056
430734073009
CHON U WON+KYONG HA CHON
250 FERNDALE AVE NE
RENTON WA 98056
430734022006
DENG MIANYU+RUNHAO CHEN
2568 NE 2ND PL
RENTON WA 98056
162305913004
KING COUNTY
500A K C ADMIN BLDG
500 FOURTH AVE
SEATTLE WA 98104
430735123001
LIBERTY RIDGE HOA
325 118TH AVE SE STE 204
BELLEVUE WA 98005
430734068009
LY SIV K+ZHU SHUXIAN
11310 117TH PL NE
KIRKLAND WA 98033
162305912006
RENTON HOUSING AUTH
PO BOX 2316
RENTON WA 98056
430734071003
TRAN TUAN DINH
262 FERNDALE AVE NE
RENTON WA 98056
• 430734067001
BAKER JEFFERSON F
2603 NE 2ND PL
RENTON WA 98056
430734064008
CHOW ANDY
259 FERNDALE AVE NE
RENTON WA 98056
162305904607
DEPT OF TRANSPORTATION
PO BOX 47300
OLYMPIA WA 98504
430734069007
KWAN SIU L
2615 NE 2ND PL
RENTON WA 98056
430735124009
LIBERTY RIDGE LLC
9125 10TH AVE S
SEATTLE WA 98108
430734023004
:, .
RAMANPREET +KAUR HARMANDEEP
2574 NE 2ND PL
RENTON' WA 98056
430734070005'
TOMOIAGA VIOLER+ANA
268 FERNDALE AVE NE
RENTON WA 98056
430734065005
ZHAO HUI ZHU
265 FERNDALE AVE NE
RENTON WA 98056
"
• •
NOTICE OF APPLICATION
A Master Application has been filed and accepted with the Development Services Division of the City of Renton.
The following briefly describes the application and the necessary Public Approvals.
PROJECT NAME/NUMBER: Stor·House Self Storage Phase III/ LUA07·078, SA·A
PROJECT DESCRIPTION: Applicant proposes to develop Phase 3 of the Stor-House Self Storage site with 6
self-storage buildings ranging in size from 3,123 sJ. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 10
new surface parking stalls on approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2
feet in height. A 29-100t high tower is proposed on Building DD on the north west corner of the structure. Site is zoned IL
(light Industrial). Proposal requires Administrative Site Plan Review.
PROJECT LOCATION: 2829 N E 3rd Street
PUBLIC APPROVALS: Administrative Site Plan approval
APPLICANT/PROJECT CONTACT PERSON: Patrick Gilroy; Tel: (425) 747-1726 x102
Comments on the ahove application must be submitted in writing to Elizabeth Higgins, Senior Planner,
Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 24, 2007. 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) 430-7382. 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:
NOTICE OF COMPLETE APPLICATION:
DATE OF NOTICE OF APPLICATION:
July 25, 2007
August 10, 2007
August 10, 2007
If you would like to be made a party of record to receive further information on this proposed project, complete this form
and return to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98057.
File Name I No.: Star-House Self Storage Phase III1 LUA07-078, SA-A
NAME:
MAILING ADDRESS: _____________________________ _
TELEPHONE NO.: ____________ _
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Page 1 of 1 • •
Patrick Gilroy
From: David Halinen [davidhalinen@halinenlaw.comj
Sent: Wednesday, July 25,20079:17 AM
To: Neil Watts
Cc: Patrick Gilroy
Subject: Stor-House Self Storage Phase III--Processing
Dear Mr. Watts:
Thank you for taking my call this morning to discuss my July 16, 2007 letter to you and Patrick Gilroy's
simultaneously submitted letter and companion materials concerning Stor-House Self Storage Phase III.
Based on our discussion, I understand that (a) your office will be performing an administrative site plan
review ofthe proposal (application for which will be submitted by Mr. Gilroy today) and (b) your
preliminary conclusion is that further SEP A review is not necessary and you will be considering whether
the previous DNS-M should be adopted.
If my above-stated understanding is in anyway incorrect, please let me know.
Thank you for your cooperation.
Dave Halinen
Halinen Law Offices, P.S.
1019 Regents Boulevard, Suite 202
Fircrest, Washington 98466-6037
(206) 443-4684 Seattle
(253) 627-6680 Tacoma
(253) 272-9876 FAX
davidhalinen@halinenlaw.com
CONFIDENTIALITY NOTICE:
The information contained in this email, along with any attachments hereto, may contain privileged and confidential material
and is intended only for the use of the individua/(s) or entity to which it is addressed. If you are not the intended recipient,
you are hereby notified that any dissemination, distribution, copying or forwarding of the communication is strictly
prohibited. If you have received the communication in error, please immediately notify the sender by return e-mail, or by
calling (206) 443-4686 (Seattle) or (253) 627-6680 (Tacoma), and delete the original message and its attachments from
any computer. Thank you.
7125/2007
i ------'! -------------,
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: GILROY FAMILY, LLC PROJECT OR DEVELOPMENT NAME:
ADDRESS: 1714 BELLEVUE WAY NE
STOR-HOUSE SELF STORAGE, PHASE III
PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE:
CITY: BELLEVUE ZIP: 98004
2829 NE 3,d Street, Renton 98056
TELEPHONE NUMBER: 425-454-0528
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
APPLICANT (if other than owner) 1623059143,1623059142
NAME: Patrick Gilroy EXISTING LAND USE(S): Light Industrial
COMPANY (if applicable):
PROPOSED LAND USE(S): Light Industrial
ADDRESS: 1520 _140th Ave NE, #200 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
CITY: Bellevue ZIP: 98005 Employment Area -Industrial
TELEPHONE NUMBER (425) 747-1726, x102 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): N I A
CONTACT PERSON EXISTING ZONING: IL
NAME: --Same as Applicant--PROPOSED ZONING (if applicable): N/A
COMPANY (if applicable):
SITE AREA (in square feet): 88,796 S.F.
SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED
FOR SUBDIVISIONS OR PRIVATE STREETS SERVING
ADDRESS: THREE LOTS OR MORE (if applicable): N/A
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: ZIP: ACRE (if applicable): N/A
NUMBER OF PROPOSED LOTS (if applicable): N/A
TELEPHONE NUMBER AND E-MAIL ADDRESS:
NUMBER OF NEW DWELLING UNITS (if applicable): N/A
Q:web/pw/devscrv/formsfplanninglmastcrapp.doc 06/12/07
. " :---. -. """ '~1: : ,.;, .1, .. ( \ ... \ \ • u 1 "'.I "0 J :"', ....... --. • •
I •
INFORMATION (4 .: I)
NUMBER OF EXISTING DWELLING UNITS (if applicable): 0
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if I I N/A
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if N I A
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): 31,145 S.F.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): N I A
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
i N/A
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if . N I A
PROJECT VALUE: $1,000,000.00
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SOIIARFFOOTAGE(if I
o AQUIFER PROTECTION AREA ONE
X AQUIFER PROTECTION AREA TWO
o FLOOD HAZARD AREA
o GEOLOGIC HAZARD
o HABITAT CONSERVATION
o SHORELINE STREAMS AND LAKES
o WETLANDS
___ sq.ft.
___ sq. ft.
___ sq. ft.
___ sq. ft.
___ sq. ft.
LEGAL DESCRIPTION OF PROPERTY
.L legal ~. on S90arate sheet with the information
SITUATE IN THE NW QUARTER OF THE NW QUARTER OF SECTION 16, TOWNSHIP 23, RANGE 05E ,
IN THE CITY OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. Site Plan Review 3.
2. SEPA 4.
I, (Print p,r. c41ft) If .
involved in this I i I or .-+. the
~-2I,jard.
\... ~ y
(Signature OT I
Q:web/pw/devscrv/fonns/pJanningimastcrapp.doc
AFFIDAVIT OF OWNERSHIP
, declare that I am (please check one) the current owner of the property
....'" t to act for a corporation (please attach proof of authorization) and that the foregoing
the information herewith are in all respects true and correct to the best of my knowledge and belief.
I certify I know or have satisfactory evidence that I? IC!Mt<fl A. t[ It~
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses an ases m~n~in this instrument.
\\"111111",,
.P1'/-'r12-I'-/i.: iJ· .e.&-y ""~C"' .. ~ .. ~/t.::'" ~A..~~~~ O~
Notary Public in and for the State of Washington .:-~ if ~ ~ ~
§:(O ~~ ~~
-;.~ ":: ~ '"'9'N , ~O C!J ~ ~,:~ ... !~~~~,$
"" OF Wft<S \\" "'11"""\\
06/12/07
• •
. -• • LEGAL DESCRIPTION
LOTS 1 AND 2 OF CITY OF RENTON SHORT PLAT NO. LUA-02-065-SHPL, AS RECORDED UNDER KING
COUNTY RECORDING NUMBER 20021217900004.
Q:web/pw/devserv/forms/pianning/mastcrapp.doc 06/12/07
·' •
After recording return to:
W. Dirke, Ehlert
Casey & Pruzan, PLLC
425 Pike Street. Suite 610
Seattle, WA 981014078
E2220746
e7/le/ZGee 13:20
KING COlJNTY, IJA s~~ $i::::
QUIT CLAIM DEED
20060710001019.;;;;
PAGE001 OF 001
Indexing Information required by the Washington State Auditor/Recorder's Office (RCW 64.04) 1/97:
Reference No.
Grantor (Seller):
Grantee (Purchaser):
Legal Description:
Assessor's Property Tax Parcell
Account Nos:
King County Recording No. NIA
Gilroy Family, L.L.C.,
Gilroy Family I, L.L.C., a Washington limited liability
company
Lots 1 and 2, City of Renton Short Plat No. LUA·02~65·
SHPL, entitled Stor·House Self Storage and Office Short
Plat, accordIng to Short Plat recorded December 17, 2002
under Recording No. 20021217900004, In King County,
Washington j
tty;
d-
The Grantor, Gilroy Family, L.L.C., a Washington limited liability company, for and in
consideration of change in identity and form of ownership, conveys and quitclaims to Gilroy
Family I, L.L.C., a Washington limited liability company, the following described real estate
situated in the COWlty of King, State of Washington, together with all after-acquired title of the
Grantor therein:
Lois 1 and 2, City of Renton Short Plat No. LUA~2·065-SHPL, entitled Stor·House
Self Storage and Office Short Pial, according 10 Short Pial recorded December 17,
2002 under Recording No. 20021217900004, In King County, Washinglon
Subjecl to encumbrances and exceptions stated on Exhibit A attached hereto.
Page 1
C:\MSWOfd\WDmQilroy\l'atn.IIc,QCD,doc
I EXCEPTION No.~i
-/
.I 2006071 000101 ~.,:,;, . • •
DATED this ~., day of JWle, 2006.
GILROY FAMILY, L.L.C.
B'~~ RICHARDA.
Its Managing Member
STATE OF WASHINGTON)
) 55.
COUNTY OF KING )
On this ;). q "TfIday of j' W , 2006 , before me, the undersigned, a Notary
Public in and for the State of Washington, duly commissioned and sworn, personally appeared
RICHARD A. GILROY, to me known to be the Managing Member of GILROY FAMILY,
L. L. C., the corporation that executed the foregoing instrument, and acknowledged the said
instrument to be the free and volWltary act and deed of said corporation, for the uses and
purposes therein mentioned, and on oath stated that he is authorized to execute the said
instrument.
WITNESS my hand and official seal hereto affixed the day and year first above
written.
Page 2
C';\MSWoI"IfIWDB\(h1roy\lam.Ik.QCD.doc
NOTARY PUBLIC in and for
the S tate of Washington.
My commission expires I{ -~:z. -0 r
------------~
05/18/2007 FRI 7:41 FAX 4254307300 City of Renton DS/EDNSP
~EVELOPMENT SERVICES DIVISION •
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
~ requirement may be waived by:
'roperty Services Section '
"ublic Works Plan Review section
lui/ding Soction
PROJECT NAME: S 70 R. -I-J..,;, U $ £. ?H ~
DATE: 11A-'( 10! z.oo 7
~002/002
>evelopment Planning Section
5/1(; ("SI/f'f3..R.seOcS HA-~ I( 21707
WA-(V£~ S~l
F/1 8 (~~.uUS MItA.f 1(/ 't57IV~)
O:\WEO\P\tV\DEVSERVlFofllls\Planning'waiverofsubmitmlrcQs_9-06.xis 09106
05/11/2007 FRI 10,56 FAX 4254307300 City of Ronton DS/EDNSP
Wireless:
• DEVELOPMENT SERVICES DIVISION.
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Applicant Agreement Statement 3
Inventory of Existing Siles 2 ""0 3
Map of 3
Map of
Iii!I003/003
-his requirement may be waiv€d by:
Pr~perty Services Section PROJECT NAME: ~1() fZ---(-h:J V 1:>,s PH:3
'. Public Works Plan Review Section
Building Section
' .. Oevelopment Planning Secti.on
Q;\WE8\Pvv\DEVSERv\Forrn s\Plannlng\waiverofsubmittalreqs_94 06.xls
DATE: 11A-'1 III I ZCJtJ7
{Sf/P8t2--?I3-r?G-s 1-'1A-J2-/ f Z<JlJ7
wfl-IV~ SHeGT;
09/06
• • DEVELOPMENT PLANNING
CITY OF RENTON
TO:
FROM:
DATE:
Elizabeth Higgins
Jan lilian
January 24, 2007
, .
CITY OF RENTON MEMO
UTILITY PLAN REVIEW
SUBJECT: PREAPPLICATON REVIEW COMMENTS
STOR-HOUSE PHASE III
JUL 25 2007
RECEIVED
PREAPP NO. 07-004
2829 -NE 3" Street
NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT:
I
!
The following comments on development and permitting issues are based on the pre-application submittals
made to the City of Renton by the applicant. The applicant is cautioned that information contained in this
summary may be subject to modification andlor concurrence by official decision makers (e.g. Hearing
Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also
need to be revised based on site planning and other design changes required by the City or made by the
applicant.
WATER
I. Water System Development Charges (SOC) of $0.273 per square foot of gross site area may apply. Fees
are payable at the time the utility permit is issued.
2. There is an existing IO-inch and 12-inch water mains onsite. See water drawing 27-2974.
3. Preliminary fire flow required is 3.000. _ c... :::;. ~ e.-l CDD~tlU aj
4. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm. A primary
hydrant is required within 150 feet from the buildings and two additional hydrant will be required be within
300 feet of the nearest comer of each buildings.
5. There are fire hydrants onsite that can be counted towards the fire protection of this project, but are subject
to verification for being within the required distances.
6. Extension of water main on site and additional hydrants will be required.
7. Landscape irrigation systems will require a separate meter and backflow device. A plumbing permit will be
required.
8. Water service stubs are required ifnot already installed,
SANITARY SEWER
I. Sanitary Sewer System Development Charges (SDC) of $0.142 per square foot of gross site area may
apply. Fees are payable at the time the utility permit is issued.
\
Stor-house Phase III
Page 2 0' 2 •
2. There is 8-inch sewer main installed onsite.
3. No side sewer connections will be required.
SURFACE WATER
I. There are existing storm drainag: facilities onsite.
•
NO ']cc.... ( ~ I/L.D 5VvV1 ~
TRANSPORT A TION/STREET
I. Traffic mitigation fees of $75 per additional generated daily trip may be assessed as determined by the ITE
trip generation manual.
2. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If
three or more poles are required to be moved by the development design, all existing overhead utilities
shall be placed underground.
GENERAL COMMENTS
I. All construction utility permits for utilities, 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 Civil Engineer.
2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the
drainage report, permit application and an itemized cost of construction estimate and application fee at the
counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is
recommended to call 425-430-7266 for a fee estimate as generated by the permit system.
3. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated
construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over
$200,000. Half the fee must be paid upon application.
4. Any proposed rockeries or retaining walls greater than 4 feet in height will be require a separate building
permit and will require special inspection.
5. Separate permits and fees for water meters, side sewers, irrigation meters and all backflow devices are
required.
cc: Kayrcn Kittrick
..
i
DATE:
TO:
FROM:
SUBJECT:
• •
-,
_ FIRE DEPARTMENT
MEMORANDUM
January 23,2007
Elizabeth Higgins, Senior Planner
James Gray, Assistant Fire Marshal~
Stor-House Phase III, 2829 NE 3,d St.
Fire Department Comments:
I. The preliminary fire flow is 3000 GPM for buildings AA & EE, one hydrant is
required within 150 feet of the structures and two additional hydrants are required within
300 feet of the structures. !,?OOO --r ?-r. == s-pv-;1I\l V-c;.
2. A fire mitigation fee of$16,396.60 is required based on $.52 per square foot of the
buildings square footage.
3. Separate plans and permits are required for the installation of fire alarm systems, if
provided.
4. Fire department access roadways are required to within 150 feet of all portions of the
building exterior. Roadways are a minimum 20 feet in width with a turning radius of~
~eet outside and 25 feet inside. l1?'PUN' -+-v % ~.
5. Fire department dead end access roadways over 150 feet in length are required to have
an approved turnaround.
6. Provide a list of flammable, combustible liquids or hazardous chemicals that are used
or stored on site.
7. A site plan for Pre-Fire planning is required to be submitted for your project. This sh!-II
be submitted prior to occupancy, in one ofthe attached formats. ~~~~ ~
Please feel free to contact me if you have any questions. vlJ ()
i:\storhouseiii.doc
• •
I PRE-FIRE PLANNING I
RENTON FIRE DEPARTMENT
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
VISID.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.dgn
Computer Graphics Metafile.cgm
Corel Clipart Format.crnx
Corel DRAW! Drawing File Format.edr
Corel Flow.cfl
Encaosulated Postscriot File.eos
Enhanced Metafile.emf
IGES Drawing File Fonnat.igs
Graohics Interchange Format.l!.if
Macintosh prCT Format.oct
Micrografx Designer Ver 3.I.drw
Micrografx Designer Ver 6.0.dsf
Microstation Drawing.dgn
Portable Network Graohics Format.pnf
Postscriot File.os
Tag Image File Format.tif
Text.txt
Text.csv
VISID.vsd
Windows Bitrnap.bmo
Windows Bitrnap.dib
Windows Metafile.wmf
Zsoft PC Paintbrush Bitmao.ocx
(
•
Project Narrative
• C;=YELOPMENT PLANNING
-CITY OF RENTON
Star-House Self Storage, Phase III --Renton, Washington JUL 252007
c":CEUVED • Project Name:
Project Size:
Location of Site:
• Current zoning:
Surrounding zoning:
• Current use:
• Project history:
• Special site features:
• Soil type and Drainage:
Star-House Self Storag~, Phase III Ii'(\t.-"
The total site area for Phase III is 88,796 sq. ft, or
approximately 2.04 acres.
The project is located on the south side of NE 3nl INE 4th
Streets, east of the intersection with Edmonds Avenue NE;
2829 NE 3'd St, in Renton, \VIA.
Industrial -Light (IL)
North: Residential Multi-Family Infill (Across NE 3'd /NE
4th Street)
South: Residential 8 dulac
East: Industrial-Light
West: Residential 8 dulac
Phases I & II of the site are operating as a self storage facility.
Proposed Phase III will add approximately 34,098 square feet
of self-storage space to the existing business. The lots on
which Phase III is proposed to be constructed are currently
vacant, graded dirt with no trees or major vegetation (except
for formal landscaping that was approved in conjunction with
the previous two development applications).
To-date we have constructed, in two separate phases, 17 fully
enclosed buildings with 700 storage units totaling 108,353
square feet of storage area. A site plan showing the existing
site conditions has been attached for your reference, and
photographs of the buildings as they appear from the street
have been added to sheets A 1 and A 7 of the Phase III
architectural drawings.
Special site features include the site's location, size and
topography. The buildings occupy a prominent location in
the Renton Highlands neighborhood, and the existing
business currently offers easy-access self-storage to people
from the neighborhood and all over Renton.
Of the 7.5 acres that make up the entire site, roughly 5.4 acres
have already been developed as self storage (phases I & II).
Phase III will expand the self-storage development by 2.04
acres and will add approximately 34,098 square feet of
building area to the site.
The site is underlain by medium dense to dense fill. The fill
- 1 -
6/11/2007
•
• Proposed property use:
•
consists of silty sand with gravel (Unified Classification(Sl'vI).
The borings for the environmental studies indicate the fill is
four (4) to fifty (50) feet deep at the locations explored and is
dense to very dense .
. The original in·situ soils are well draining, with an average
infiltration rate of 24.5 inches/hour. An infiltration
stormwater detention vault has already been installed and
functioning, and was sized appropriately to serve all three
phases.
Our proposal includes the addition of 6 single-story self
storage buildings, totaling 34,098 square feet of additional
floor area, to be constructed on 2.04 acres that is comprised
of the two vacant parcels abutting NE 3'" Street located to
the north and west of our existing self storage facility.
Proposed buildings AA, DO and FF (please see the attached
proposed site plan), which will have the most exposure to NE
3'" Street and the Liberty Ridge subdivision, are proposed to
have articulated fa~ades featuring alternating colors and
materials and a high-pitched roof line with residential-style
gabled and hipped ends. These fa~ades will be virtually
identical to the elevations of buildings A, G and K -the
buildings that are currently visible from NE 3'" Street (please
see pictures of these existing building fa~ades on Sheets A 1
through A7, attached). Approximate building heights will
range from 13' to 16'. The approximate square footage of the
self-storage buildings will range from 3,123 square feet to
9,900 square feet. Phase III will provide 10 parking stalls in
addition to those already constructed during previous phases
of development.
The first phase of development included the construction of
two points of ingress and egress to and from the site from
NE 3"'/NE 4'h Street. Primary access to the site will take
place from the easterly entrance -the westerly entrance is
intended only for emergency access only.
• Off-site improvements: Off-site improvements were fully constructed during Phase I
of the project. No further off-site improvements are
proposed.
• Construction Costs: $1,000,000 (phase III only)
• Est. fair market value: $1,490,000 (phase III only)
- 2 -
6/11/2007
.....
. " "-~" • • •
• Quantity and type of fill: At this point in the'design process it is estimated the project
will require no fill, However, if fill is required, a fill source
statement will be submitted at that time,
• Trees to be removed: None.
• Land dedication: None.
• Proposed job shacks: The site will have a construction trailer during the
construction of the development.
• Signage: One sign is proposed to be added to the north face of
Building DD, on the tower element.
,. Traffic analysis: Please refer to the attached Traffic Report, dated June 8,
2007, by Jake Traffic Engineering.
• Landscape, Lot Coverage and Parking Analysis (phase III only):
o Total Site Area:
o Total Bldg Sq Ft:
o Sq Ft of Bldgs:
o % Lot Coverage:
o Parking:
o Landscaping:
The total site area (Lots 1 and 2 of City of Renton
Short Plat No. LUA-02-065) to be developed as
Phase III is 88,796 square feet.
The total building square footage to be added is
34,098.
AA -5,950 s.f.
BB -9,900 s.f.
CC -3,525 s.f.
DD -3,123 s.f.
EE -7,600 s.f.
FF -4,000 d.
The percentage of Lots 1 and 2 that are covered by
buildings is 38% (34,098 SF / 88,796 SF = 0.38).
The code requires 1 stall per 3,500 s.f.; 10 parking
stalls are required (34,098 / 3,500 = 9.8); 10 parking
stalls are provided - 5 stalls near the easterly entrance
to NE 3'd / 4th Street, and 5 parallel parking stalls, 9' x
22', located next to Buildings AA and BB.
Approximately 20% of Lots 1 and 2 is proposed to be
landscaped (18,000 SF / 88,796 SF = 0.20) per the
landscaping plan submitted herewith on sheet LA-1.
- 3 -
6/11/2007
• •
• Cumulative Landscape, Lot Coverage and Parking Analysis (phases I, II and III):
o Total Site Area:
o Total Bldg Sq Ft:
o Sq Ft of Bldgs:
o % Lot Coverage:
o Parking:
o Landscaping:
The total site area, including Lots 1, 2, 3 and 4 of City
of Renton Short Plat No. LUA-02-065, is 333,823
square feet.
The total building square footage is 142,451.
A -7,700 s.f.
B -5,750 s.f.
C -5,400 s.f.
D -4,000 s.f.
E -16,479 s.f.
F -9,800 s.f.
G -4,680 s.f.
H -5,850 s.f.
J -6,000 s.f.
K -4,834 s.f.
L -6,705 s.f.
M -6,750 s.f.
N -6,375 s.f.
P -6,750 s.f.
Q -3,400 s.f.
R -3,280 s.f.
S -4,600 s. f.
AA -5,950 s.f.
BB -9,900 s.f.
CC -3,525 s.f.
DD -3,123 s.f.
EE -7,600 s.f.
FF -4,000 d.
The percentage of Lots 1,2,3 and 4 that are covered
by buildings is 43% (142,451 SF / 333,823 SF = 0.43)
The code requires 1 stall per 3,500 s.f.; 41 parking
stalls are required (142,451 / 3,500 = 40.7); 47 stalls
are provided -11 parking stalls near the easterly
connection to NE 3"'/ 4'h Street, and 36 parallel
parking stalls, 9' x 22', located next to buildings
throughout the site.
Approximately 8.6% of the site is landscaped (28,900
SF / 333,823 SF = 0.086), including the 10-foot deep
landscaping strips along the west and south property
lines, as well as the 20-to 90-foot deep landscaping
strip that separates the buildings from NE 3'd /4'h
Street.
-4-6/11/2007
CONSTRUCTION MITIGATION DESCRIPTION
Stor-House Self Storage, Phase III
I. PROPOSED CONSTRUCTION DATES
Building Construction will start late Summer 2007.
II. HOURS OF OPERATION
7:00 am to 6:00 pm -Monday through Friday
•
III. PROPOSED HAULINGffRANSPORTATION ROUTES
All equipment, materials and laborers will enter the site off ofNE 3,d Street.
-I'VELOPMENT PLANNING
,,-CI1Y OF RENTON
JUl 252007
RttEWEO
IV. MEASURES TO BE IMPLEMENTED TO MINIMIZE DUST, TRAFFIC AND
TRANSPORTATION IMPACTS, MUD, NOISE AND OTHER NOXIOUS
CHARACTERISTICS, .
• Dust
Best management practices will be used to minimize dust on the project site. Water
trucks or metered fire hoses will be used as needed to wet down the areas used by
construction equipment. Disturbed slopes will be hydroseeded per the
Erosion/Sedimentation Control Plan to control dust.
• Traffic
During building construction, the traffic entering and leaving the site will consist of
subcontractors and deliveries. When arriving for work, the subcontractors will be
traveling opposite the traffic on NE 3,d Street, and materials are primarily delivered at off
peak hours during the day. None of these operations are anticipated to have a significant
impact on the peak or non-peak hour in the area.
• Transportation Impacts
Access for construction of the project will be located on NE 3,d Street, but as stated above
will not have a significant impact on traffic.
• Mud
In keeping with state law, any vehicle with deposits of mud, etc. on the vehicle's body,
(fender, undercarriage, wheels or tires) will be cleaned of such material before the
operation of the vehicle on a paved public highway. In addition a street sweeper will also
be used as necessary to remove any deposits from the roadways.
• Noise
All Construction equipment will have approved mufflers. Impacts from noise are
expected to be minimal. The hours of operation will be 7:00 am to 6:00 pm.
STOR-HOUSE PHASE III SITE PLAN
REVIEW APPLICATION
SEPA CHECKLIST
• ENVIRONMENTAL CHECKL"
A. BACKGROUND
1. Name of proposed project, if applicable:
Stor-House Self Storage, Phase III
2. Name of applicant:
Gilroy Family, LLC
3. Address and phone number of applicant and contact person:
Applicant:
Gilroy Family, LLC
1714 Bellevue Way NE
Bellevue, WA 98004
(425) 747-1726
4. Date checklist prepared:
July 16, 2007
5. Agency requesting checklist:
Contact Person:
Patrick Gilroy
1520 -140'h Avenue NE, #200
Bellevue, WA 98005
(425) 747-1726, ext. 102
email: palrick@northward.com
City of Renton Development Services Division
6. Proposed timing or schedule (including phasing, if applicable):
Construction is proposed to start Fall of 2007 subject to securing necessary approvals.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
No. Phase III is the final phase of the Stor-House Self Storage development and will completes
development of the overall site.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
Geotechnical Engineering Study (12/14/98) Prepared by: Geotech Consultants, Inc. (in response to a
request by an earlier owner of the site)
Site Investigation Report (7/25/00) Prepared by: Kleinfelder Inc.
Geotechnical Engineering Study Update (2/26/01) Prepared by: Earth Consultants, Inc.
Infiltration Testing and Slope Recommendations (3/29/01) Prepared by: Earth Consultants, Inc.
Update to original Geotechnical Study (8/30/04) Prepared by: Earth Consultants, Inc.
9. Do you know whether Ilications are pending for governmAI approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
Not to our knowledge.
10. List any government approvals or permits that will be needed for your proposal, if known.
Site Plan Approval
Building Permits
Grading Permits
Other Customary Permits.
11. Give a brief, complete description of your proposal, including the proposed uses and the size of
the project and site. There are several questions later in this checklist that ask you to describe
certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead
agencies may modify this form to include additional specific information on project
description. )
In September of 2000. the City, the applicant and the then-owner of the subject property entered into
a Development Agreement regarding the development of the overall property of which the site of the
current Phase III proposal is a part. The agreement included two alternative conceptual development
site plans and corresponding building elevation drawings. The first site plan (Site Plan Version A)
depicts all storage buildings on the site except for a small office building (1,717 square feet, designed
to be appropriate for use as the storage company's business office) that is shown with six associated
customer parking stalls located at the site's northeast corner. The second site plan (Site Plan
Version B) depicts a development scenario with both (1) a 14,000 square foot two-story commercial
office building at the site's north end and (2) the balance of the site comprised entirely of storage
buildings. No amendments to the Development Agreement have ever been sought.
In early 2001, the property owner submitted an application to the Renton Development Services
Division (LVA 01-047) for site plan approval that proposed a phased development that included both
office and storage uses. Phase I of the proposal included two office buildings, totaling 31,196 square
feet, and II self storage buildings, totaling 63, 028 square feet. Phase 11 of the proposal included two
options: an Option A, which contemplated adding 40, 000 square feet of storage buildings to the site,
and an Option B, which contemplated a 12, OOO-square foot office building and several storage
buildings totaling 20,000 squarefeet of storage. On July 9,2001, the Development Services Division
approved a site plan for the then-proposed phased development of the property.
On September 20,2002, the property owner appliedfor a minor site plan modification (i.e., a
modification to the July 9, 2001 site plan approval issued by the Development Services Division) that,
concurrent with Phase I of the proposal, would allow construction of a 4,600 square foot storage
building on a part of the Phase II portion of the property. On October 8, 2002, the Development
Services Division approved the proposed modification of the site plan to revise the project's phasing.
To-date, in two separate phases, the owner has constructed 17 fully-enclosed buildings with 700
storage units totaling 108,353 square feet of storage area. Now-proposed Phase III, the final phase
of development, will add 6 self storage buildings and approximately 34, 098 square feet of building
area to the site for a total of 142,451 square feet of self storage and 23 buildings. Proposed
buildings AA, DD and FF (please see the attached proposed site plan), the Phase III bUildings that
will have the most exposure to NE 3rd Street and the Liberty Ridge subdivision to the west, are
designed to have articul. fa,ades featuring alternating colors. materials and a high-pitched
roof line with residential-style gabled and hipped ends. These far;ades will be virtually identical to
the elevations of existing buildings A, G and K, which buildings are currently visible from NE 3'd
Street.
12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township, and
range, if known. If a proposal would occur over a range of area, provide the range or
boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic
map, if reasonably available. While you should submit any plans required by the agency, you
are not required to duplicate maps or detailed plans submitted with any permit applications
related to this checklist.
The site is located north of Maple Valley Highway, immediately south of NE 3,d/NE 4th Street, east of
the Mt. Olivet Cemetery and west of the King County shops in the City of Renton. A legal description is
attached hereto and incorporated by reference.
13. Does the proposal lie with an area designated on the City's Comprehensive Land Use Policy
Plan map as environmentally sensitive?
The proposed project is within the City of Renton's Aquifer Protection Zone 2.
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous
other ___ .
The majority of the site is gently sloping, while the south and west portions of the site's perimeter
contain areas of steeper slopes.
b. What is the steepest slope on the site (approximate percent slope)?
The steepest slope is ± 25%.
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any prime
farmland.
Please refer to the Geotechnical reports, listed below, that have been prepared for this property
and are currently onjile with the City under LUAOJ-047:
Geotechnical Engineering Study (12/14/98) Prepared by: Geotech Consultants, Inc. (prepared
in response to a request by an earlier owner of the site)
Site Investigation Report (7/25/00) Prepared by: Kleinfelder Inc.
Geotechnical Engineering Study Update (2/26/01) Prepared by: Earth Consultants, Inc.
Injiltration Testing and Slope Recommendations (3/29/01) Prepared by: Earth Consultants, Inc.
Update to original Geotechnical Study (8/30/04) Prepared by: Earth Consultants, Inc.
Site Pbll SFPA (("l.>iAL 7-16-.(7); 7/16";~~('ll7; ,;
• • d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
Not to our knowledge.
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate source of fill.
Some grading may be needed to bring the existing grade level to elevation for construction of
building pads and utilities. At this time, no fill material is anticipated to be brought onto the site.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
Erosion could occur as a result of denuded soil during and immediately following storm events.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Phase III will add approximately 0.78 acres of building area to the site, for a total of 3.27 acres
of buildings that will cover 43% of the entire site (inclusive of all three phases). Phase lJI will
also add approximately 1.53 acres of impervious surface, for a total of 6.35 acres of impervious
surface across the entire site, inclusive of all three phases of development (see table, below).
Impervious Area Acres)
Phase Impervious Area Pervious Area Total Area
I 3.17 0.32 3.49
II 1.65 0.04 1.69
III 1.53 0.29 1.82
Total: 6.35 0.65 7
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
2. Air
A temporary erosion and sedimentation control (FESCP) plan will be prepared and implemented
prior to commencement of construction activities. During construction erosion control measures
may include any of the following: siltation fence, temporary siltation ponds and other measures
which may be used in accordance with requirements of the City. At completion of the project,
permanent measures will include stormwater runoff detention and water quality facilities as
required the City. Please refer to the Erosion Control Plan submitted with this Site Plan Review
application for more specific information.
a. What types of emissions to the air would result from the proposal (i.e., dust, automobile,
odors, industrial wood smoke) during construction and when the project is completed? If
any, generally describe and give approximate quantities if known.
Site PIeHl ";tTA (FtNAJ. 7-16-(7); 7/16:'2(107; Page-: ',1
-----------------
During constructi. there will be increased exhaust • dust particle emiSSIOns. After
construction, the principal source of emissions will be from the automobile traffic that uses the
site, which will be minimal.
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
Off-site sources of emissions or odors are those typical of the mixed-use neighborhoods that
surround this site, such as automobile emissions from traffic on adjacent roadways and fireplace
emissions from nearby homes.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
Construction impacts will not be significant and can be controlled by several methods: watering
or using dust suppressants on areas of exposed soils, washing truck wheels before leaving the
site, and maintaining gravel construction entrances.
Automobile and other emission standards are regulated by the State of Washington. The site has
been included in a "No Burn Zone" by the Puget Sound Air Pollution Control Agency, which
went into effect on September 1, 1992. In view of that regulation, no land ciearingfires would be
permitted on-site (nor in the surrounding neighborhood).
3. Water
a. Surface:
l) Is there any surface water body on or in the immediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows into.
No.
2) Will the project require .any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
Not applicable.
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material.
Not applicable.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
There will be no surface water withdrawals or diversions. Please refer to the storm
drainage narrative, submitted with the Site Plan Review application.
5) Does tbe proposal lie within a lOO-year floodplain? If so, note location on the site plan.
Site PJun SFPA (FiNAL !--l6-(7):, 7n6/;'007; Page: 5
• • No.
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
No. a public sanitary sewer system has been installed to serve the site.
b. Ground:
1) Will ground water be withdrawn, or will water be discharged to ground water? Give
general description, purpose, and approximate quantities if known.
No groundwater will be withdrawn -public water mains have been installed as part of the
site construction. Storm water is infiltrated on-site. through the native soils after the water
has been treatedfor the removal of sediment and petroleum products.
2) Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any (for example: Domestic sewage: industrial, containing the
following chemicals .... ; agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if applicable), or the
number of animals or humans the system(s) are expected to serve.
The site is served by sanitary sewers. There will be no waste material discharged to the
ground from the site. Post-construction stormwater runofffroin roadways and self-storage
buildings will be collected within drainage facilities which will settle out and/or separate
automobile petroleum and other waste materials to acceptable levels before being infiltrated
into the native soils on-site. The on-site infiltration vault was designed to handle the
stormwater runoff from all three phases of development (please refer to the Storm Water
Drainage Narrative submitted with the Site Plan Review Application). Requirements for
water quality and runoff rate control will be met.
c. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters? If so, describe.
Stormwater runoff will result from roadways and other impervious surfaces. The run-
off will be collected and routed to the infiltration vault located on-site. treated for
sediment and petroleum removal. then infiltrated through the on-site native soils. The
on-site infiltration vault was designed to handle storm water runoff from all 3 phases
of construction. Requirements for water quality and runoff rate control will be met.
Overflow from this system will be connected to the downstream storm drain system.
2) Could waste materials enter ground or surface waters? If so, generally describe.
This would be very unlikely. The only materials that could enter ground or surface
waters would be those associated with automobile discharges and yard and garden
preparations.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
• • A City-approved storm drainage system was previously designed and constructed to handle
runoff from the entire project at full build-out in order to mitigate any adverse impacts from
stormwater runoff. The site will feature temporary erosion control barriers during the period of
site construction for Phase Ill. After Phase III construction, all site runoff will be directed to the
permanent storm water collection/treatment facility.
4. Plants
a. Check or underline types of vegetation found on the site:
deciduous tree: alder, maple, aspen, other:
evergreen tree: fir, cedar, pine, other:
shrubs
l grass
pasture
wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
water plants: water lily, eelgrass, milfoil, other:
other types of vegetation:
b. What kind and amount of vegetation will be removed or altered?
The entire site was cleared, graded and filled during Phase I of the project. Since then, the
portion of the site that will be developed as Phase III was stabilized to prevent erosion of the
exposed soils. To prevent erosion immediately prior to Phase III building construction, the
Phase III portion of the overall site will be cleared of the grasses that were previously
established. All landscaped vegetation either will remain untouched or will be relocated to the
proposed new landscape areas.
c. List threatened or endangered species known to be on or near the site.
None to our knowledge.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Certain areas throughout the site have been landscaped with native species in an effort to
enhance the vegetation on site and to diminish the impact of site construction. Additions to and
embellishments of landscaping in these areas are proposed in conjunction with the construction
of Phase Ill. Please refer to the Landscaping Plan on sheet LA-I, submitted with the Site Plan
Review application.
5. Animals
a. Underline any birds and animals which have been observed on or near the site or are
known to be on or near the site:
birds: hawk, heron, eagle, songbirds, other: crows and miscellaneous small birds
mammals: deer, bear, elk, beaver, other: squirrels, chipmunks, raccoons
fish: bass, salmon.ilt, herring, shellfish, other: None •
b. List any threatened or endangered species known to be on or near the site.
None to our knowledge.
c. Is the site part of a migration route? If so, explain.
The site is part of the Pacific Fly Way.
d. Proposed measures to preserve or enhance wildlife, if any:
Certain areas throughout the site have been landscaped with native species in an effort to
enhance the vegetation on site and to diminish the impact of the site construction. Please refer to
the Approved Landscaping Plan, a copy of which was submitted with this application. Existing
vegetation and landscaping will be retained as much as possible.
6. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
Electricity will be needed to serve the proposed buildings in Phase III with lighting. Electrical
energy is immediately available to the site. Propane from an existing above-ground storage tank
in Phase 1 will be used to heat buildings AA, BB and EE during the colder months to an average
temperature of 54 degrees.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
No.
c. What kinds of energy conservation features are included in the plans of this proposal: List
other proposed measures to reduce or control energy impacts, if any:
The requirements of the lBC and the State Energy Code will be incorporated into the construction
of the buildings.
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of
fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal?
If so, describe.
The project will not generate any environmental health hazards.
1) Describe special emergency services that might be required.
• • None to our knowledge.
2) Proposed measures to reduce or control environmental health hazards, if any:
There are no on-site environmental health hazards known to exist today nor are there any
that will be generated as a direct result of this Phase III proposal.
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
The main source of off-site noise in this area originates from the vehicular traffic present on
NE 3,d StreetlNE 4th Street. .
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site.
Short-term noise impacts will result from the use of construction and building eqUipment
during site development. These temporary activities will be limited to normal working
hours. Please refer to the Construction Mitigation Description, submitted with the Site Plan
Review application, for more specific information.
Long-term impacts will be those associated with the increase of activity on the site;
additional traffic and noise associated with the use of the self-storage facility (which is
minimal) will not create a significant impact in the area.
3) Proposed measures to reduce or control noise impacts, if any:
Building construction will be done during daytime hours. Construction equipment will be
equipped with mufJIer devices and idling time should be kept at a minimum.
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
The site is currently vacant.
North: Multi-family residential. gas station.
East: King County Medical Clinic. King County Shops, King County Transfer Station.
South: R-IO. Liberty Ridge residential development
West: R-IO, Liberty Ridge residential development
b. Has the site been used for agriculture? If so, describe.
Not to our knowledge.
c. Describe any stru&es on the site. •
None.
d. Will any structures be demolished? If so, what?
Not applicable.
e. What is the current zoning classification of the site?
The current zoning is Light Industrial (IL).
f. What is the current comprehensive plan designation of the site?
Employment Area -Industrial (EAI)
g. If applicable, what is the current shoreline master program designation of the site?
Not applicable.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
No; however, it should be noted that the proposed project is within Renton's Aquifer Protection
Area Zone 2.
i. Approximately how many people would reside or work in the completed project?
Unknown at this time.
j. Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts, if any:
Not applicable.
I. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
The proposal is consistent with current City of Renton Comprehensive Plan goals and policies,
as well as with the Development Agreement entered into by the City and the Applicant in June of
2000.
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
Not Applicable. • •
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
Not applicable.
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including antennas; what is the
principal exterior building material(s) proposed?
The height of the tallest building will be approximately 16 '. The exterior of the self-storage units
will be concrete modular units (CMU), metal and Hardi-Plank™ siding, which provides a
similar appearance to stucco. Proposed buildings AA (please see the attached proposed site
plan), DD and FF, all of which will have the most exposure to NE j,d Street and the Liberty
Ridge subdivision, will feature alternating colors and materials and a high-pitched roof line with
residential-style gabled and hipped ends.
b. What views in the immediate vicinity would be altered or obstructed?
None. The site is located on a high promontory, and the tallest building proposed in Phase III is
16 '. No views will be obstructed.
c. Proposed measures to reduce or control aesthetic impacts, if any:
The buildings in Phase III will be of a scale and size that will be compatible with the surrounding
neighborhood. Building colors and materials will be tasteful and residential in theme, featuring
materials such as CMU, metal and Hardi-Plank™ siding, which provides a similar appearance
to stucco. Building finishes will be painted with alternating dark and light colors to break-up the
building far;ades. A high-pitched roof line with residential-style gabled and hipped ends will
accent the building facades that are visible from NE j,d Street, as well as those visible from the
neighboring Liberty Ridge subdivision to the west and the Chantille Apartments to the north.
The far;ades of proposed Buildings AA, DD and FF will be virtually identical to the elevations of
existing buildings A, G and K, which are currently visible from NE 3,d Street. Proposed
landscaping improvements will relocate and expand on the existing landscape buffer along NE
j,d Street. The landscape buffer will increase from a uniform dimension of 20 feet across the
project frontage to a width that will vary between 20 and 90 feet deep. Please refer to the
Landscape Plan, LA-I, submitted with the Site Plan Review application.
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur.
Site Plan SFPA (FINAL i-l(l-I)?); 7/16/:,?{I07: Page: ! I
• • Light and glare will originate from exterior lighting. Some lighting may be used to enhance the
appearance of the buildings at night, but the affect on surrounding properties will be minimal.
Light will also be produced from vehicles using the site. These impacts would occur primarily in
the evening and before dawn.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No.
c. What existing off-site sources of light or glare may affect your proposal?
The only ojJsite sources of light and glare are from vehicles and street lighting from the adjacent
streets and the surrounding neighborhood.
d. Proposed measures to reduce or control light and glare impacts, if any:
Street lighting, when deemed necessary, will be installed in a manner that directs the lighting
downward to minimize spillover onto adjacent properties.
12. Recreation
a. What designated and informal recreational opportunities are in the immediate vicinity?
There are several designated and informal recreational opportunities in the vicinity. Windsor
Hills Park is to the north of the site and the Cedar River Park is located to the south. However,
the proposed project is not of a type that would typically make use of surrounding recreational
opportunities.
b. Would the proposed project displace any existing recreational uses? If so, describe.
No.
c. Proposed measures to reduce or control impacts on recreation, including recreational
opportunities to be provided by the project or applicant, if any?
Not Applicable.
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or proposed for, national, state, or local
preservation registers known to be on or next to the site? If so, generally describe.
No.
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or
cultural importance known to be on or next to the site.
None. • •
c. Proposed measures to reduce or control impacts, if any:
Not applicable.
14. Transportation
a. Identify public streets and highways serving the site, and describe proposed access to the
existing street system. Show on site plans, if any.
Primary access to the site will be provided from NE 3,d/N E 4'11 Street. Two entrances to the site
were constructed in 2002 during Phase I development. The eastern-most site access is the
primary site access for all traffic; the second, westerly access is intended for emergency access
only, and will be gated with a double-swing arm gate made from solid, rough-sawn cedar. The
gate will be of a size and type so as not to allow visibility into the interior of the project.
b. Is the site currently served by public transit? If not, what is the approximate distance to
the nearest transit stop?
Yes, there is public transit service on NE 3,d/N E 4,h Street. The nearest bus stop is 100 feet from
the intersection ofNE 3,d/NE 4'11 Street and Edmonds Avenue NE.
c. How many parking spaces would the completed project have? How many would the
project eliminate?
The project will not eliminate any parking spaces. Phase I of the project created approximately
26 parking spaces, including one (1) handicapped space. Phase II added 11 parking spaces to
the site. Phase III will add another 10 parking spaces, for a total of 47 parking spaces
throughout the site. Parking will meet City requirements for storage facilities, which is 1 stall
per 3,500 square feet of building area.
d. Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or
private).
The proposal will create private, internal access roads to service the storage units. The proposal
will not reqUire any improvements to existing public roads or streets along the frontage -those
were completed with in conjunction with Phase I of the project.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
No.
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
Maximum traffic allowed per the September 2000 Development Agreement -680 daily trips
• • Trip Generation rate (per ITE Manual Land Use Code ]5], Mini-Storage): 2.5 daily trips per
] 000 square feet
Phase I: (70,493SFI]000) X 2.5 = 176 daily trips
Phase II: (37, 860SFllOOO) X 2.5 = 94 daily trips
Phase II: (34,098SFI]000) X 2.5 = 86 daily trips
Phase I, II and III total daily trips: 356 daily trips
Please refer to the Traffic Impact Analysis, dated June 8, 2007 and prepared by JTE, Inc., for
further information.
g. Proposed measures to reduce or control transportation impacts, if any:
Primary access to the site will be provided from NE 3,dlNE 4th Street. Two entrances to the site
were constructed in 2002 during Phase I development. The eastern-most site access is the
primary site access for all traffic; the second, westerly access is intended for emergency access
only. The easterly access allows entering vehicles the option of either (a) parking and entering
the leasing office, located in the northeast corner of the site (immediately adjacent to NE 3'd
Street), or (b) driving up to an access control gate where they must enter a key code prior to
entering the site. Adequate queuing room is provided (over 100 feet) to allow traffic space to
queue prior to passing through the access control gate without c:Jl:ecting traffic on NE 3'd Street.
Departing vehicles may make a right turn onto eastbound NE 3' Street, or a left turn into a two-
way-left-turn refoge lane before merging onto westbound NE 3'd Street. There is adequate room
for vehicles to queue in the center left-turn lane, and the driveway is located such that it will not
conflict with traffic from other driveways in the immediate vicinity. Please refer to the Traffic
Impact Analysis, dated June 8, 2007 and prepared by JTE, Inc. Jar further information.
15. Public Services
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
Self-storage is a low-intensity use for the site. The number of people present at any time on the
site that may require emergency services (such as fire, health. and police services) is relatively
small compared to other urban land uses.
b. Proposed measures to reduce or control direct impacts on public services, if any.
The proposed buildings and internal driveways will be constructed to meet all applicable
standards and codes of the City and the IBe. The site will be accessed from a public street. The
proposed expansion of the Star-House Self Storage business will contribute to the local tax base
and provide additional tax revenue for the various public services.
--I
16. Utilities • •
a. Underline utilities currently available at the site:
electricity. natural gas, water. refuse service. telephone, sanitary sewer, septic system, other.
All utilities are available to the site through a proper extension of services. Extension of services
will be the developer's responsibility. Two water services that were installed for use by once-
anticipated future office buildings (buildings that are no longer proposed to be constructed on
the site) will be removed One fire hydrant will be added to the site.
b. Describe the utilities that are proposed for the project, the utility providing the service, and
the general construction activities on the site or in the immediate vicinity which might be
needed.
Electricity will be provided by Puget Sound Energy
Water Service will be prOVided by the City of Renton
Sanitary Sewer will be provided by The City of Renton
Telephone Service will be provided by Qwest
c. SIGNATURE
Signature:
The above answers are true and complete to the best of my knowledge. I understand that the lead
agency is relying on them to make its decision.
~ .-."",8"bm" .... ' J"I"~ 2007 ()".iFro
• •
LEGAL DESCRIPTION OF PHASE III OF THE STOR-HOUSE SELF STORAGE SITE
LOTS 1 AND 2 OF CITY OF RENTON SHORT PLAT NO. LUA-02-065-SHPL, AS RECORDED UNDER
KING COUNTY RECORDING NUMBER 20021217900004.
cORE
~DESIGN
June 12,2007
Core No. 99121
Jan Illian
•
City of Renton
Development Review
1055 South Grady Way
5th Floor City Hall
Renton, W A 98055
• Core Design, 'nco
14711 N.E. 29th Place, Suite 101
Bellevue, Washington 98007
425.885.7877 Fax425.885.7963
www.coredesigninc.com
Subject: Stor-House Self Storage Phase III, Storm Drainage Narrative
Dear Ms. Illian:
The underground storm water detention and treatment vault that was constructed in 200 I
to serve Phase I of the Stor-House Self Storage Project (City of Renton Land Use File
No. LUA 01-047) was designed to detain and treat runoff not just from the 3.17 acres of
impervious surfaces in Phase I, but all runoff from all impervious surfaces throughout the
site at full build-out. The site plan that was approved in conjunction with LUA 01-047
included office buildings, which are no longer proposed to be constructed. In their place,
the Applicant has proposed to construct self storage units, and we understand that the
City is concerned about whether or not the original drainage study accounted for a
pervious area equal to or less than the pervious area now being proposed.
After reviewing the Storm Drainage Analysis for Phase 2 Star-House Self Storage in
Renton, Washington previously submitted for you in conjunction with the Phase II Site
Plan Review (City of Renton File No. LUA 04-105), I determined that the previous
drainage analysis accounted for 0.6 acres of pervious area and 6.4 acres to be impervious.
In contrast, the Phase III Site Plan, Sheet A-I, prepared by Moore Design Associates,
shows 0.65 acres of pervious area and 6.35 acres of impervious area. (Please see the area
table on the next page.) The Phase III Site Plan includes an additional 0.05 acres of
pervious area. (Please see the attached exhibit for the pervious areas.) Since the
proposed impervious area is less than the impervious area that was used for the design, no
additional storage capacity will be required.
99121ltrll Phase III Drainage.doc ENGINEERING PLANNING SURVEYING
,-------------------------------------------------------------.------------------------
06/12/07 • • Area Table
Impervious Pervious Total (Acres) (Acres)
Stor-House Phase I Office 6.40 0.6 7.0
Bigs (LUA 01-047)
Stor-House Phase III
Storage Bldgs (Proposed 6.35 0.65 7.0
Design)
The new impervious area was entered into the computer program WaterWorks, results
shown below. As can be seen from the routing results the storage required and release
rates are slightly lower than the rates found in the original design. Therefore no
additional analysis is necessary. (See attached WaterWorks printouts on the following
pages):
ROUTING RESULTS 10-YR,24-25-YR, 24-HR 100-YR,24-
HRSTORM STORM HRSTORM
OFFICE BUILDINGS (ORIGINAL DESIGN)
Qp inflow into vault (cfs) 4.04 4.79 5.54
Qp overflow (cfs) See Hyd. 3,7 0.00 1.15 2.70
Vault live storage required (CF) 16,110 16,676 17,220
STORAGE UNITS (PROPOSED DESIGN)
Qp inflow into vault (cfs) 4.03 4.78 5.53
Qp overflow (cfs) See Hyd. 3,7 0 1.13 2.59
Vault live storage required (CF) 15,988 16,671 17,140
Page: 2
A temporary sediment and erosion control plan have been added on sheet 2. The
calculations for the temporary sediment and erosion control trap are shown below.
Sediment Trap Calculations
The runoff tributary to the sediment trap was calculated using KCRTS. The soils on
site consist of Arents, Everett material (An) and Gravel Pit according to the King
County Soil Survey. According to the geotechnical consultant, the site has a large
amount of fill atop the existing infiltrating soils. The site will therefore be
considered to have pervious soils exhibiting characteristics of till soils.
During the erosion control phase of the project, the site will be entirely cleared and
will therefore be modeled as developed conditions. The following information was
used to create the runoffhydrograph from KCRTS:
EROSION CONTROL PHASE Total Area = 1.82 acres
GROUND COVER AREA(acre)
Impervious Area 1.53
Till Grass (pervious area) 0.29
I 06/12/07 •
The resulting hydrographs are:
2yr = 0.73 cfs
10yr = 1.00 cfs
1 OOyr = 1.95 cfs
Surface Area:
SA = 2080 sf/cfs • Q2
Q2 = 0.73 cfs
SA = 2080 sflcfs· 0.73 cfs = 1518.4 SF
•
The designed sediment trap is 32' x 50' at the overflow elevation
SA = 1600 SF> 1519 SF => OK
Trap Geometry:
3: 1 interior side slopes
3.5' depth (min)
The top of the sediment storage is EL 308.5. The elevation of the top of the trap is
EL 312 (3.5 feet of depth). The bottom of the trap is 307.5 (l foot of sediment
storage).
Page: 3
We hope this answers any questions or concerns regarding the capacity of the infiltration
system. If there are any questions or concerns please call us at 425-885-7877.
Sincerely,
CORE DESIGN, INC.
Tara L. Burton, E.l.T.
Design Engineer
--
AREA TABLE
'MPERVIOUS PERVIOUS
,
(AG.) (A e.)
ORIGINAL 6.4 0.6
PROPOSED 6.35 0.65 -
""" "'"'"'
.... ,
PERVIOUS AREA
(0.36 ACRESL
..
°1 (f' "-E:::j I ~/ ~ a .,.-~D)
cc;;;{~. ]
SCALE: 1" = 1 00'
o 25 50 100 ! !! ! ,
'll
i ~
! ;
II Hi ; !l !
_ R I ,,~
~
Form No, 14
Subdivision Guarantee
Issued by
-------
• Guarantee No.: NC5-296852-WAl
First American Title Insurance Company
2101 Fourth Avenue, Suite 800, Seattle, WA 98121
Title Officer: Mike Cooper
Phone: (206)728-0400
FAX: (206)448-6348
First American Title Insurance Company
• • Form No. 14
Subdivision Guarantee (4-10-75)
Guarantee No.: NCS-2968S2-WAl
Page No.: 1
LIABILIlY
FEE
First American Title Insurance Company
$
$
National Commercial Services
2101 Fourth Avenue, Suite 800, Seattle, WA 98121
(206)728-0400 FAX (206)448-6348
Mike Cooper
(206)615-3107
mcooper@firstam.com
Vincent Nguyenpham
(206)615-3267
vnguyenpham@firstam.com
3,000_00
THIRD REPORT
SUBDIVISION GUARANTEE
ORDER NO.:
500.00 TAX $ 44.00 YOUR REF.:
First American Title Insurance Company
a Corporation, herein called the Company
NCS-296852-WAl
Gilroy Family I LLC
Subject to the Liability Exclusions and Limitations set forth below and in Schedule A.
GUARANTEES
Northward Homes
herein called the Assured, against loss not exceeding the liability amount stated above which the Assured
shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
LIABILIlY EXCLUSIONS AND LIMITATIONS
1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of
any matter shown therein.
2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the
Assured because of reliance upon the assurance herein set forth, but in no event shall the
Company's liability exceed the liability amount set forth above.
3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence
as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W.,
and the local regulations and ordinances adopted pursuant to said statute. It Is not to be used
as a basis for closing any transaction affecting title to said property.
Dated: June 06, 2007 at 7:30 A.M.
Rrst American ntle Insurance Company
• Form No. 14
Subdivision Guarantee (4-10-75)
SCHEDULE A
The assurances referred to on the face page are:
A. litle is vested in:
Gilroy Family I, L.L.c., a Washington limited liability company
• Guarantee No.: NCS-296852-WAl
Page No.: 2
B. That according to the Company's title plant records relative to the following described real
property (including those records maintained and indexed by name), there are no other
documents affecting title to said real property or any portion thereof, other than those shown
below under Record Matters.
The following matters are excluded from the coverage of this Guarantee:
1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the
issuance thereof.
2. Water rights, claims or title to water.
3. Tax Deeds to the State of Washington.
4. Documents pertaining to mineral estates.
DESCRIPTION:
PARCEL A:
LOTS 1 THROUGH 2, INCLUSIVE, OF THE CITY OF RENTON SHORT PLAT NO. LUA-02-065-SHPL,
ENTInED: STOR-HOUSE SELF STORAGE AND OFFICE SHORT PLAT, ACCORDING TO PLAT
RECORDED DECEMBER 17, 2002 UNDER RECORDING NO. 20021217900004, IN KING COUNTY,
WASHINGTON.
PARCEL B:
A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS DEUNEATED ON CITY OF
RENTON SHORT PLAT NO. LUA-02-065-SHPL, ENTInED: STOR-HOUSE SELF STORAGE AND
OFFICE SHORT PLAT, ACCORDING TO PLAT RECORDED DECEMBER 17, 2002 UNDER
RECORDING NO. 20021217900004, IN KING COUNTY, WASHINGTON.
APN: 162305-9142-00
APN: 162305-9143-09
Rrst American Title Insurance Company
• Form No. 14
Subdivision Guarantee (4·10·75)
RECORD MAnERS:
1. General Taxes for the year 2007.
2.
Tax Account No.:
Amount Billed:
Amount Paid:
Amount Due:
Assessed Land Value:
Assessed Improvement Value:
(Affects Lot 1 of Parcel A)
General Taxes for the year 2007.
Tax Account No.:
Amount Billed:
Amount Paid:
Amount Due:
Assessed Land Value:
Assessed Improvement Value:
(Affects Lot 2 of Parcel A)
$
$
$
$
$
162305-9142-00
3,262.89
1,631.45
1,631.44
297,200.00
0.00
162305-9143-09
$ 3,076.91
$ 1,538.46
$ 1,538.45
$ 280,200.00
$ 0.00
• •
Guarantee No.: NCS-2968S2-WAl
Page No.: 3
3. Reservations contained in Deed from the State of Washington recorded August 18, 1925 under
recording no. 2060096, in Volume 1285 of Plats, Page 334, reserving all oil, gases, coal, ores,
minerals, fossils, etc., and the right of entry for opening, developing and working the same.
4. The terms and provisions contained in the document entitled "City of Renton Ordinance No.
4612" recorded June 21, 1996 as Recording No. 9606210966 of Official Records.
5. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey
recorded January 26, 1999 under Recording No. 9901269002, in Volume 127 of Surveys, at Page
98, in King County, Washington.
6. The terms and provisions contained in the document entitled Development Agreement, executed
by and between City of Renton, a municipal corporation and T and E Investment, Inc., a
Washington corporation and Aegis Capital International, a Nevada corporation, recorded October
13, 2000 as Instrument No. 20001013000480 of Official Records.
7. Easement, including terms and provisions contained therein:
Recording Information: December 17, 2002 under Recording No. 20021217002196
In Favor of: aty of Renton, a Municipal corporation
For: Sewer pipeline
Affects: as described therein
First American 77tle Insurance Company
• Form No. 14
Subdivision Guarantee (4-10-75)
8. Easement, including terms and provisions contained therein:
• Guarantee No.: NCS-296852-WAl
Page No.: 4
Recording Information: December 17, 2002 under Recording No. 20021217002197
In Favor of: Oty of Renton, a Municipal corporation
For: Water pipeline
Affects: as described therein
9. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained
and/or delineated on the face of the Short Plat No. LUA-02-065-SHPL recorded December 17,
2002 under Recording No. 20021217900004, in King County, Washington.
Document(s) declaring modifications and partial release thereof recorded July 5, 2006 as
Recording No. 20060705002265 of Official Records.
10. This item has been intentionally deleted.
11. Easement, including terms and provisions contained therein:
Recording Information: July 5, 2006 under Recording No. 20060705002266
For: Access and utilities
Affects: as described therein
12. Easement, including terms and provisions contained therein:
Recording Information: July 5, 2006 under Recording No. 20060705002267
For: Storm Drainage
Affects: as described therein
13. Easement, including terms and provisions contained therein:
Recording Information: July 5, 2006 under Recording No. 20060705002268
For: Propane Tank Facility
Affects: as described therein
First American litle Insurance Company
• Form No. 14
Subdivision Guarantee (4·10-75)
14. Deed of Trust and the terms and conditions thereof.
• Guarantee No.: NCS-2968S2-WAl
Page No.: 5
Grantor/Trustor: Gilroy Family (Bellefield) LLC, a Washington limited liability
Grantee/Beneficiary:
Trustee:
Amount:
Recorded:
Recording Information:
Affects:
company
Keybank National Association, its successors and assigns
First American 'Title Insurance Company, Its successors and
assigns
$3,750,000.00
January 19, 2007
20070119001615
The land and other property.
15. Assignment of leases and/or rents and the terms and conditions thereof:
Assignor: Gilroy Family (Bellefield) LLC, a Washington limited liability
company
Assignee: Keybank National ASSOCiation, its successors and assigns
Recorded: January 19, 2007
Recording Information: 20070119001616
Affects: The land and other property.
16. Matters that may be disclosed upon recordation of final subdivision.
First American 7itle Insurance Company
• Form No. 14
Subdivision Guarantee (4-10-75)
•
INFORMATIONAL NOTES
Guarantee No.: NCS-2968S2-WAl
Page No.: 6
A. 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.
Rrst American Title Insurance Company
• Form No. 14
Subdivision Guarantee (4~10-7S) • Guarantee No.: NCS-296852-WAl
Page No.: 7
, ,
SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE
1. Except to the extent that specific assurance are provided In Schedule A of this Guarantee, the Company assumes no Uability for loss or damage by reason of the following:
(a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records.
(b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes
or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the 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 excluded under (1), (2) or (3) are shown by the public records.
2. Notwithstanding any specific assurances which are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the
following:
(a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set
forth in Schedule (A), (C) or In Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein
vaults, tunnels, ramps, or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and speCifically set forth
In said description.
(b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by
one or more of the Assureds; (2) which result In no loss to the Assured; or (3) which do not result In the invalidity or potential invalidity of any judicial or non-judiCial
proceeding which is within the scope and purpose of the assurances provided.
(c) The Identity of any party shown or referred to in Schedule A.
(d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee.
GUARANTEE CONDmONS AND STIPULATIONS
1. Definition of Terms.
The following terms when used in the Guarantee mean:
(a) the "Assured": the party or parties named as the Assured In this Guarantee, or
on a supplemental writing executed by the Company.
(b) "land": the land described or referred to In Schedule (A) (C) or In Part 2, and
Improvements affixed thereto which by law constitute real property. The term "land"
does not Include any property beyond the lines of the area described or referred to In
Schedule (A) (C) or In Part 2, nor any right, title, Interest, estate or easement In
abutting streets, roads, avenues, alleys, lanes, ways or waterways.
(c) "mortgage"; mortgage, deed of trust, trust deed, or other security instrument.
(d) ·public records" ; records established under state statutes at Date of
Guarantee for the purpose of Imparting constructive notice of matters relating to real
property to purchasers for value and without knowledge.
(e) "date": the effective date.
2. Notice of ClaIm to be Given by Assured Claimant.
An Assured shall notify the Company promptly In writing In case knowledge shall
come to an Assured hereunder of any claim of title or interest which Is adverse to the
title to the estate or interest, as stated herein, and which might cause loss or damage
for which the Company may be liable by virtue of this Guarantee, If prompt notice
shall not be given to the Company, then all liability of the Company shall terminate
with regard to the matter or matters for which prompt notice Is required; provIded,
however, that failure to notify the Company shall In no case prejudice the rights of
any Assured under this Guarantee unless the Company shall be prejudiced by the
failure and then only to the extent of the prejudice.
3. No Duty to Defend or Prosecute.
The Company shall have no duty to defend or prosecute any action or proceeding to
which the Assured is a party, notwithstanding the nature of any allegation in such
action or proceeding.
4. Company's Option to Defend or Prosecute Actions; Duty of Assured
Claimant to Cooperate.
Even though the Company has no duty to defend or prosecute as set forth In
Paragraph 3 above:
(a) The Company shall have the right, at Its sole option and cost, to institute and
prosecute any action or proceeding, Interpose a defense, as limited In (b), or to do
any other act which in its opinion may be necessary or desirable to establish the title
to the estate or interest as stated herein, or to establish the lien rights of the
Assured, or to prevent or reduce loss or damage to the Assured. The Company may
take any appropriate action under the terms of this Guarantee, whether or not It shall
be liable hereunder, and shalt not thereby concede liability or waive any provisIon of
this Guarantee. If the Company shall exercise Its rights under this paragraph, It shall
do so diligently.
(b) If the Company elects to exercise Its options as stated In Paragraph 4(a) the
Company shall have the right to select counsel of its choice (subject to the right of
such Assured to object for reasonable cause) to represent the Assured and shall not
be liable for and will not pay the fees of any other counsel, nor will the Company pay
any fees, costs or expenses Incurred by an Assured in the defense of those causes of
action which allege matters not covered by this Guarantee.
(c) Whenever the Company shall have brought an action or interposed a defense
as permitted by the provisions of this Guarantee, the Company may pursue any
litigation to final determination by a court of competent jurisdiction and expressly
reserves the right, In Its so!e discretion, to appeal from an adverse judgment or order.
(d) In all cases where this Guarantee permits the Company to prosecute or
provide for the defense of any action or proceeding, an Assured shall secure to the
Company the right to so prosecute or provide for the defense of any action or
proceeding, and all appeals therein, and permit the Company to use, at its option, the
name of such Assured for this purpose. Whenever requested by the Company, an
Assured, at the Company's expense, shall give the Company all reasonable aid in any
action or proceeding, securing evIdence, obtaining witnesses, prosecuting or
defending the action or lawful act which In the opinion of the Company may be
necessary or desirable to establish the title to the estate or interest as stated herein,
or to establish the lien rights of the Assured. If the Company is prejudiced by the
failure of the Assured to furnish the required cooperation, the Company's obligations
to the Assured under the Guarantee shall terminate.
5. Proof of Loss or Damage.
In addition to and after the notices required under Section 2 of these Conditions and
Stipulations have been provided to the Company, a proof of loss or damage Signed
and sworn to by the Assured shall be furnished to the Company within ninety (90)
days alter the Assured shall ascertain the facts giving rise to the loss or damage. The
proof of loss or damage shall describe the matters covered by this Guarantee which
constitute the basis of loss or damage and shall state, to the extent possible, the
basis of calculating the amount of the loss or damage. If the Company is prejudiced
by the failure of the .Assured to provide the required proof of loss or damage, the
Company's obligation to such Assured under the Guarantee shall terminate. In
addition, the .Assured may reasonably be required to submit to examination under
oath by any authorized representatiVe of the Company and shall produce for
examination, Inspection and copying, at such reasonable times and places as may be
deSignated by any authorized representative of the Company, all records, books,
ledgers, checks, correspondence and memoranda, whether bearing a date before or
after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if
requested by any authorized representative of the Company, the Assured shall grant
Its permission, in writing, for any authorized representative of the Company to
examine, Inspect and copy all records, books, ledgers, checks, correspondence and
memoranda In the custody or control of a third party, which reasonably pertain to the
Loss or Damage. All information deSignated as confidentIal by the Assured provided
to the Company, pursuant to this Section shall not be disclosed to others unless, in
the reasonable judgment of the Company, it Is necessary in the administration of the
claim. Failure of the Assured to submit for examination under oath, produce other
reasonably requested information or grant permisslon to secure reasonably necessary
information from third parties as required in the above paragraph, unless prohibited
by law or governmental regulation, shall terminate any liability of the Company under
this Guarantee to the Assured for that claim.
Form No. 1282 (Rev. 12/15/95)
Rrst American Title Insurance Company
'.'
, . • 6. Options to Pay Or Otherwise Settle Claims: Termination of liability.
In case of a claim under this Guarantee, the Company shall have the following
additional options:
(a) To Payor Tender Payment of the Amount of liability or to Purchase the
Indebtedness.
The Company shall have the option to payor settle or compromise for or in the name
of the Assured any claim which could result in loss to the Assured within the coverage
of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee Is
issued for the benefit of a holder of a mortgage or a lienholder, the Company shall
have the option to purchase the Indebtedness secured by said mortgage or said lien
for the amount owing thereon, together with any costs, reasonable attomeys' fees and
expenses incurred by the Assured claimant which were authorized by the Company up
to the time of purchase.
Such purchase, payment or tender of payment of the full amount of the Guarantee
shall terminate all liability of the Company hereunder. In the event after notice of
claim has been given to the Company by the Assured the Company offers to purchase
said Indebtedness, the owner of such indebtedness shall transfer and assign said
Indebtedness, together with any collateral security, to the Company upon payment of
the purchase price.
Upon the exercise by the Company of the option provided for In Paragraph (a) the
Company's obligation to the Assured under this Guarantee for the claimed loss or
damage, other than to make the payment required in that paragraph, shall terminate,
Including any obligation to continue the defense or prosecution of any litigation for
which the Company has exercised Its options under Paragraph 4, and the Guarantee
shall be surrendered to the Company for cancellation.
(b) To Payor Otherwise Settle With Parties Other Than the Assured or With the
Assured Claimant.
To payor otherwise settle with other parties for or in the name of an Assured claimant
any claim Assured against under this Guarantee, together with any costs, attorneys'
fees and expenses incurred by the Assured claimant which were authorized by the
Company up to the time of payment and which the Company is obligated to pay,
Upon the exercise by the Company of the option provided for In Paragraph (b) the
Company's obligation to the Assured under this Guarantee for the claimed loss or
damage, other than to make the payment required in that paragraph, shall terminate,
Including any obligation to continue the defense or prosecution of any litigation for
which the Company has exercised its options under Paragraph 4.
7. Determination and Extent of Liability.
This Guarantee is a contract of Indemnity against actual monetary loss or damage
sustained or incurred by the Assured claimant who has suffered loss or damage by
reason of reliance upon the assurances set forth in this Guarantee and only to the
extent herein described, and subject to the Exclusions From Coverage of This
Guarantee.
The Liability of the Company under this Guarantee to the Assured shall not exceed the
least of:
(a) the amount of liability stated In Schedule A or In Part 2;
(b) the amount of the unpaid prlndpal Indebtedness secured by the mortgage of an
Assured mortgagee, as limited or provided under Section 6 of these Conditions and
Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the
time the loss or damage Assured against by this Guarantee occurs, together with
interest thereon; or
(c) the difference between the value of the estate or interest covered hereby as
stated herein and the value of the estate or interest subject to any defect, lien or
encumbrance Assured against by this Guarantee.
8. Limitation of Liability.
(a) If the Company establishes the title, or removes the alleged defect, lien or
encumbrance, or cures any other matter Assured against by this Guarantee in a
reasonably diligent manner by any method, Including litigation and the completion of
any appeals therefrom, it shall have fully performed its obligations with respect to that
matter and shan not be liable for any loss or damage caused thereby.
(b) In the event of any litigation by the Company or with the Company's consent.
the Company shall have no liability for loss or damage until there has been a final
determination by a court of competent jurisdiction, and disposition of all appeals
therefrom, adverse to the title, as stated herein.
• (c) The"C~mpany shall not be liable for loss or damage to any Assured for liability
voluntarily assumed by the Assured in settling any claim or suit without the
prior written consent of the Company.
9. Reduction of Liability or Termination of liability.
All payments under this Guarantee, except payments made for costs, attorneys' fees
and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto.
10. Payment of Loss.
(a) No payment shall be made without producing this Guarantee for endorsement
of the payment unless the Guarantee has been lost or destroyed, in which case proof
of loss or destruction shall be furnished to the satisfaction of the Company.
(b) When liability and the extent of loss or damage has been definitely fixed in
accordance With these Conditions and Stipulations, the loss or damage shall be
payable within thirty (30) days thereafter.
11. Subrogation Upon Payment or Settlement.
Whenever the Company shan have settled and paid a claim under this Guarantee, all
right of subrogation shall vest in the Company unaffected by any act of the Assured
claimant.
The Company shall be subrogated to and be entitied to all rights and remedies which
the Assured would have had against any person or property in respect to the claim had
this Guarantee not been issued. If requested by the Company, the Assured shall
transfer to the Company all rights and remedies against any person or property
necessary In order to perfect this right of subrogation. The Assured shall permit the
Company to sue, compromise or settle in the name of the Assured and to use the
name of the Assured In any transaction or litigation involving these rights or remedies.
If a payment on account of a claim does not fully cover the loss of the Assured the
Company shall be subrogated to all rights and remedies of the Assured after the
Assured shall have recovered Its principal, interest, and costs of collection.
12. Arbttratlon.
Unless prohibited by applicable law, either the Company or the Assured may demand
arbitration pursuant to the Title InSurance Arbitration Rules of the American Arbitration
Association. Arbitrable matters may include, but are not limited to, any controversy or
claim between the Company and the Assured arising out of or relating to this
Guarantee, any service of the Company in connection with its issuance or the breach
of a Guarantee provision or other obligation. All arbitrable matters when the Amount
of Liability is $1,000,000 or less shall be arbitrated at the option of either the Company
or the Assured, All arbitrable matters when the amount of liability is in excess of
$1,000,000 shall be arbitrated only when agreed to by both the Company and the
Assured. The Rules In effect at Date of Guarantee shall be binding upon the parties.
The award may include attorneys' fees only if the laws of the state in which the land is
located permits a court to award attorneys' fees to a prevailing party. Judgment upon
the award rendered by the Arbitrator(s) may be entered In any court having
jurisdiction thereof,
The law of the situs of the land shall apply to an arbitration under the Title Insurance
Arbitration Rules.
A copy of the Rules may be obtained from the Company upon request.
13. Liability Limited to This Guarantee; Guarantee Entire Contract.
{al This Guarantee together with all endorsements, if any, attached hereto by the
Company is the entire Guarantee and contract between the Assured and the
Company. In interpreting any provision of this Guarantee, this Guarantee shall be
construed as a whole.
(b) Any claim of loss or damage, whether or not based on negligence, or any action
asserting such claim, shall be restricted to this Guarantee.
(c) No amendment of or endorsement to this Guarantee can be made except by a
writing endorsed hereon or attached hereto signed by either the PreSident, a Vice
PreSident, the Secretary, an Assistant Secretary, or validating officer or authorized
signatory of the Company.
14. Notices, Where Sent.
All notices required to be given the Company and any statement in writing required to
be furnished the Company shall include the number of this Guarantee and shall be
addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA, 92707,
Form No. 1282 (Rev. 12!15/95)
A'rst American TItle Insurance Company
. ' . . • •
STOR-HOUSE PHASE III -SITE PLAN REVIEW
Landscape Plan -Supplemental
June 12, 2007
The attached colored rendering shows an artist's perspective of the how the proposed
landscaping improvements and new buildings will look from NE 3'd Street. (Note: the
perspective is raised slightly from street level so the viewer can see more of the proposed
landscaping).
---------,
PL"NNING DEVEcii~~~~ENiot.\
jUl 15 l.1l1l?
RE.CENe,O
•
•
• ,
Printed: 07-25-2007
Payment Made:
ecITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA07 -078
07/25/2007 11 :55 AM
• DEVELOPMENT PL.4NNING
CITY OF RENTON
JUL 252007
fH2CEiVED
Receipt Number: R0703823
Total Payment: 1,500.00 Payee: PATRICK GILROY
Current Payment Made to the Following Items:
Trans Account Code Description
5009 000.345.81.00.0006 Conditional Use Fees
5010 000.345.81.00.0007 Environmental Review
Payments made for this receipt
Amount
1,000.00
500.00
Trans Method Description Amount
Payment Credit C MC Master Card
Account Balances
Trans Account Code Description
3021 303.000.00.345.85 Park Mitigation Fee
5006 000.345.81.00.0002 Annexation Fees
5007 000.345.81.00.0003 Appeals/Waivers
5008 000.345.81.00.0004 Binding Site/Short Plat
5009 000.345.81.00.0006 Conditional Use Fees
5010 000.345.81.00.0007 Environmental Review
5011 000.345.81.00.0008 Prelim/Tentative Plat
5012 000.345.81.00.0009 Final Plat
5013 000.345.81.00.0010 PUD
5014 000.345.81.00.0011 Grading & Filling Fees
5015 000.345.81.00.0012 Lot Line Adjustment
5016 000.345.81.00.0013 Mobile Home Parks
5017 000.345.81.00.0014 Rezone
5018 000.345.81.00.0015 Routine Vegetation Mgmt
5019 000.345.81.00.0016 Shoreline subst Dev
5020 000.345.81.00.0017 Site Plan Approval
5021 000.345.81.00.0018 Temp Use or Fence Review
5022 000.345.81.00.0019 Variance Fees
5024 000.345.81.00.0024 Conditional Approval Fee
5036 000.345.81.00.0005 Comprehensive Plan Amend
5909 000.341.60.00.0024 Booklets/EIS/Copies
5941 000.341.50.00.0000 Maps (Taxable)
5954 650.237.00.00.0000 Special Deposits
5955 000.05.519.90.42.1 Postage
5998 000.231.70.00.0000 Tax
Remaining Balance Due: $0.00
1,500.00
Balance Due
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
•
. . • • HALINEN LAW OFFICES, P.S.
A Professional Service Corporation
~nvf·~
Lf/,lftJ 7 -() Tl
David L. Halinen, P.E.
davidhalinen@halinenlaw.com
1019 Regents Blvd., Suite 202
Fircrest, Washington 98466-6037
Tacoma: (253) 627-6680
Seattle: (206) 443-4684
Fax: (253) 272-9876
HAND-DELIVERED
City of Renton Development Services Division
Department of Planning/Building/Public Works
1055 S. Grady Way, Sixth Floor
Renton, Washington 98055
Attn: Neil Watts, P.E., Director
July 16, 2007
RE: Response to Elizabeth Higgins' Recent Oral Assertion to Mr. Patrick Gilroy That a
Public Hearing is Required by the City's Development Regulations for the Proposed
"Stor-House Self-Storage" Phase III (City of Renton File No. PRE07-004)
Dear Mr. Watts:
I am writing on behalf of my client Gilroy Family, LLC with respect to my client's "Stor-
House Self-Storage" Phase III proposal in follow-up to Elizabeth Higgins' recent oral assertion
to Patrick Gilroy (during a Monday, June 18, 2007 discussion they had at City Hall) that that a
public hearing before the Renton Hearing Examiner is required by the City's Development
Regulations for the proposed "Stor-House Self-Storage" Phase III. In response to that assertion,
Mr. Gilroy explained to her that he was sure that the Development Agreement with the City
(dated September 14, 2000 and recorded against the entire Stor-House Self-Storage site under
King County Recording Number 20001013000480-the "Development Agreement", copy
attached as Attachment 1 ), vested development applications under the development regulations
that were in effect on the effective date of the Development Agreement (which is September 29,
2000, the date by which all parties had executed it) but Ms. Higgins nevertheless continued to
maintain that a public hearing would be required. At my client's request I have reviewed this
matter and am now writing you to demonstrate that: R ECoEIEVE 0
JUL 162007
BU/LDINGOIVISION
••
, • • City of Renton Development Services Division
Attn: Neil Watts, P.E., Director
July 16,2007
Page 2
(I) The Development Agreement clearly applies to the question of whether a
Public Hearing is required and establishes the effective date of the
Development Agreement as the date on which provisions of the City'S
Development Regulations dealing with public hearing requirements must
be in effect in order to be applicable to City review of development
proposals for the subject property;
(2) RMC 4-9-200D (Criteria to Determine if Public Hearing is Required) as in
effect on September 29, 2000 is the only applicable portion of the City'S
Development Regulations relating to the question of whether a Public
Hearing is required for site plan review of the "Stor-House Self-Storage"
Phase III proposal; and
(3) Under then-existing RMC 4-9-200D a public hearing is not required for
the "Stor-House Self-Storage" Phase III proposal, a proposal that involves
a Level I site plan review under the Development Regulations in effect on
September 29, 2000.
Demonstration of the Above Three Points
Point 1: The Development Agreement Clearly Applies to the Ouestion of Whether a
Public Hearing is Required and Establishes the Effective Date of the
Development Agreement as the Date on Which Provisions of the City's
Development Regulations Dealing with Public Hearing Requirements
Must be in Effect in Order to be Applicable to City Review of
Development Proposals for the Subject Property.
Section 1 (Authority) of the Development Agreement recites the state statutory authority
for development agreements. Section 1 states:
SECTION 1. AUTHORITY
Pursuant to RCW 36. 70B.170(1), the City and persons with ownership or control
of real property are authorized to enter into a development agreement setting
forth development standards and any other provisions that shall apply to,
govern, and vest the development, use, and mitigation of the development of the
real property for the duration of such development agreement.
(Emphasis added.)
Pursuant to that statutory authority, Section 4 of the Development Agreement states:
• • City of Renton Development Services Division
Attn: Neil Watts, P.E., Director
July 16, 2007
Page 3
SECTION 4. EFFECT OF DEVELOPMENT AGREEMENT
Unless amended or terminated, this Agreement shall be enforceable during its
term by a party to this Agreement; provided, however, only the City may enforce
the above-stated site specific restrictions. During the term of this Agreement
the subject property shall not be subject to a new zoning ordinance or an
amendment to a zoning ordinance or development standard adopted after the
effective date of this Agreement unless (a) otherwise provided in this
Development Agreement or (b) agreed to by the owner(s) of any of the
portiones) of the Property to which such new zoning ordinance or an
amendment to a zoning ordinance or to a development standard shall apply
or (c) in the case of a new or amended development regulation the regulation
is one that the City was required to adopt or amend because of requirements
of state or federal law. Any permit or approval issued by the City for the subject
property during the Agreement's term must be consistent with this Agreement.
(Emphasis added.) Clause (c) of Section 4's second sentence makes clear that the terms "zoning
ordinance" and "development regulation" are used interchangeably in the Development
Agreement. For a proposal like Stor-House Self-Storage Phase III, public hearing requirements
are obviously within the scope of the terms "zoning ordinance" and "development regulation".
Thus, because (a) the Development Agreement does not provide otherwise, (b) my client does
not agree to the application of a new or amended zoning ordinance/development regulation and
(c) the City was not required under state or federal law to adopt or amend a public hearing
requirement for site plan review and approval of a proposal like Stor-House Self-Storage Phase
III, the subject property is not subject to the post-September 29, 2000 amendments to the
provisions ofRMC 4-9-200D (Criteria to Determine if Public Hearing is Required).
Likewise pursuant to that statutory authority, Subsection E of Section 5 of the
Development Agreement makes this point explicit with respect to "applicable permit process
requirements", of which public hearing requirements are obviously a part. Section 5 states in
relevant part that:
SECTION 5. EFFECT OF OTHER CITY REGULATIONS
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*
*
E. Other Development Regulations and Permits: Development shall be
subject to any other applicable development standards or requirements
not otherwise specified in this Agreement including, but not limited to,
.. • • City of Renton Development Services Division
Attn: Neil Watts, P.E., Director
July 16, 2007
Page 4
any applicable permit process requirements, impact fees, mitigation
measures, development conditions, street and utility regulations and
specifications, subdivision regulations, and health and sanitation
regulations, which are in effect at the time ofthis Agreement.
(Emphasis added.)
Point 2: RMC 4-9-200D (Criteria to Determine if Public Hearing is Required) as in
Effect on September 29, 2000 (With Amendments Made Through
Ordinance 4802) is the Only Applicable Portion of the City's Development
RegUlations Relating to the Ouestion of Whether a Public Hearing is
Required for Site Plan Review of the "Stor-House Self-Storage" Phase III
Proposal.
RMC 4-9-200D (Criteria to Determine if Public Hearing is Required) as in effect on
September 29, 2000 is the only applicable portion of the City's Development Regulations setting
forth criteria as to whether a Public Hearing is required for site plan review of a development
proposal like the "Stor-House Self-Storage" Phase III proposal. Neither my client nor
(apparently) the City Clerk's office nor I have a copy of the page(s) of the portion of the codified
Development Regulations covering RMC 4-9-200D that were in effect on September 29, 2000
(i.e., through Ordinance 4802). However, the City Clerk's Office has (a) supplied my client the
relevant code pages that went into effect with the adoption of Ordinance 4722 (see Attachment
II, (b) supplied my office with Ordinance 4773 (relevant excerpted pages of which are set forth
on Attachment 3) and (c) supplied my client with Ordinance 4802 (relevant excerpted pages of
which are set forth on Attachment 4). Because, through September 29, 2000, the only
ordinances amending RMC 4-9-200D (as adopted by Ordinance 4722) were Ordinances 4773
and 4802, those materials provided by the City Clerk provide everything necessary for a
determination of RMC 4-9-200D as it was in effect on September 29, 2000. With the
modifications made by Ordinances 4773 and 4802, RMC 4-9-200D as adopted by Ordinance
4722 reads as follows:
D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In
all cases, the public hearing for site plan review should be conducted
concurrently with any other required hearing, such as rezone or subdivision, if
the details of the development are sufficiently defined to permit adequate
review. A public hearing before the Hearing Examiner shall be required for
all projects if:
1. Significant Environmental Concerns Remain: The Environmental
Review Committee determines that based on departmental comments or
public input there are significant unresolved concerns that are raised by
the proposal; or
• • City of Renton Development Services Division
Attn: Neil Watts, P.E., Director
July 16, 2007
Page 5
2. Applicant Requests Hearing: The applicant has requested a public
hearing; or
3. Large Project Scale: The proposed project is larger than anyone of the
following:
a. One hundred (l00) semi-attached or attached residential units;
b. One hundred thousand (100,000) square feet of gross floor area
in the 1L or CO Zone or other zones in the Valley Planning
Area;
c. Twenty five thousand (25,000) square feet of gross floor area
in the CC, CN, CM, CA, CB, CO or P-I Zones outside the
Valley Planning Area;
d. Four (4) stories or sixty feet (60') in height;
e. Three hundred (300) parking stalls; or
f. Ten (10) acres in size.
4. Commercial Property Adjacent or Abutting Certain Residential
Zones: Any commercial property that is adjacent to or abutting the
following residential zones: RC, R-l, R-5, R-8 and R-IO.
Point 3: Under RMC 4-9-200D in Effect on September 29, 2000, a Public Hearing is
Not Required for the "Stor-House Self-Storage" Phase III Proposal.
None of the above-quoted criteria of RMC 4-9-200D in effect on September 29, 2000
require a hearing for the Stor-House Self-Storage Phase III proposal. The first criterion set forth
in RMC 4-9-200D relates to a determination of the Environmental Review Committee when,
based on departmental comments or public input! there are significant unresolved environmental
1 Note that Higgins suggested to Patrick Gilroy that the residents of the Liberty Ridge subdivision might be
concerned over the development. Liberty Ridge is a residential subdivision that is located on property adjacent to
the conunon boundary between the parcels but lies about 60 feet below Stor-House Self-Storage site. The horizontal
distance between the proposed fmal phase storage buildings and the Liberty Ridge homes along the conunon
property line between the sites varies between 90 and 140 feet. To gauge the concern (or lack thereof) of the Liberty
Ridge community, on Thursday, June 29 th , Dick and Patrick Gilroy presented to the Liberty Ridge Homeowners
Association at the Association's regular monthly meeting their Proposed Stor-House Phase III development plan.
They have reported to me the following in relation to their presentation to the Board.
• City of Renton Development Services Division
Attn: Neil Watts, P.E., Director
July 16, 2007
Page 6
•
concerns. There cannot rationally be any such concerns in the case of the "Stor-House Self-
Storage" Phase III proposal because, as demonstrated by Mr. Patrick Gilroy's July 16, 2007
letter to Development Services Division, Phase III SEPA Checklist and companion SEPA
Impacts Comparison Table (collectively attached to this letter as Attachment 6), the proposal,
which is for Stor-House Self-Storage's final phase, will result in less overall development and
less environmental impact than there would have been if the overall development considered in
the original environmental review had been fully implemented. In any event, the decision under
RMC 4-9-200D's first criterion is not a Development Services Division staff decision but, rather,
Patrick Gilroy gave each of the board members and homeowners in attendance a packet of information regarding the
proposal (a copy of the information in that packet included herewith as Attachment C) and provided a brief, oral
statement highlighting the location of the proposed buildings in relationship to the Liberty Ridge homes, as well as
the style and type of landscaping and architecture that would be visible from Liberty Ridge and NE 3'd Street. He
particularly emphasized the depth of and number of proposed plantings within the landscape buffer between the
project and both Liberty Ridge and NE 3'd Street.
Dick Gilroy then presented another packet of information to those in attendance (see Attachment D) describing a
previous proposal for development of the site that included office buildings in the location where the Phase 1lI
storage buildings are now proposed, after which he explained that the City is generally concerned about Liberty
Ridge homeowners' reaction to the current Phase III proposal to build self storage as opposed to office buildings on
the side of the site adjacent to Liberty Ridge. He pointed out that the self-storage proposal would be a less-intensive
use of the property, adding less traffic and fewer visitors to the area, while providing more landscaping than would
the earlier proposal that involved office buildings. He also pointed out that the self storage use would also prevent
the possibility of a tenant in an office building peering down into Liberty Ridge homes and yards. Dick Gilroy
concluded by requesting that the Board consider issuing a letter indicating its preference for the current self-storage
proposal, if it was comfortable in doing so.
The reception from the Board members and other homeowners present was generally positive, with no serious
objections to any portion of the current proposal vocalized during the Gilroys' presentation. One homeowner
indicated a clear preference for the storage buildings over office because the storage buildings will be "secure" and
will limit access from the Gilroys' property to Liberty Ridge. Of particular interest to two of the homeowners (who
also happened to be members of the Liberty Ridge Landscape Committee), were the proposed landscaping
improvements. Those two homeowners inquired specifically as to how the Gilroys' Phase III landscaping might
compliment their own improvements recently installed with the help of a neighborhood improvement grant from the
City of Renton coordinated by Norma McQuiller, Renton's Neighborhood Coordinator.
The July 2007 edition of the Liberty Ridge Homeowners Association Newsletter (copy attached as Attachment 5)
noted the Gilroys' presentation to the Board and the Board's support for the project with this unequivocal statement:
FYI --The storage unit company on NE 3rd is planning an expansion to build more storage units.
The company presented their plan to the HOA Board. Their designs include additional
landscaping and they remain consistent with their current architectural design. The Board
supports their expansion plans.
(Emphasis added.)
• • City of Renton Development Services Division
Attn: Neil Watts, P.E., Director
July 16, 2007
Page 7
•
an ERC decision and there is no logical conclusion for the ERC to reach other than that proposed
Phase III poses no significant umesolved environmental concerns.2 •
The second criterion set forth in RMC 4-9-200D will not be satisfied because the
applicant (my client) will not be requesting a public hearing.
None of the elements of the 6-element third criterion will be satisfied either. Element a
is not satisfied because no semi-attached or attached residential units are proposed (let alone
more than 100 of them). Element b is not satisfied because the Phase III proposal only involves
34,098 square feet of gross floor area in the IL zone. Element c is not satisfied because the
subject property does not lie within the any of the CC, CN, CM, CA, CB, CO or P-l Zones.
Element d is not satisfied because the proposal does not involve buildings that will be more than
four (4) stories or sixty feet (60') in height. Element e is not satisfied because the Phase III
proposal only involves ten (10) parking stalls (only a tiny fraction of three hundred (300) parking
stalls). Element fis not satisfied because the Phase III site is only 2.04 acres in size (far less than
ten (10) acres in size).
The fourth (last) criterion set forth in RMC 4-9-200D will not be satisfied because the
subject site is industrial property, not commercial property.
In view of the above, Gilroy Family, LLC requests that the City process the "Star-House
Self-Storage" Phase III proposal without a public hearing. Please send me a response letter
advising me and my client that the Development Services Division will do so. Should you have
any questions or comments concerning this, please let me know immediately.
Thank you for your anticipated attention to this matter.
Sincerely,
HALINEN LAW OFFICES, P.S.
Attaclunents
cc: Patrick Gilroy, Gilroy Family, LLC (with copies of attaclunents)
2 For the reasons set forth in Attachment 6, the ERe should adopt the 2001 DNS-M for the Phase III proposal and I
urge you and your staff to request that the ERe do so.
• City of Renton Development Services Division
Attn: Neil Watts, P.E., Director
July 16, 2007
Page 8
•
Jennifer Henning, Principal Planner, City of Renton Development Services Division
(with copies of attachments)
Elizabeth Higgins, Senior Planner, City of Renton Development Services Division (with
copies of attachments)
C:\CF\2433\OOI\Site Plan Processing\NeiJ Watts LTI Fl (7-16-07).doc
.---------------------------, • •
ATTACHMENT 1
DEVELOPMENT AGREEMENT
King County Recording No. 2001013000480
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WHEN RECORDED RETURN TO:
Offlce of !he CIty Clerk
Renton CIty Hall
, 05S South Grady Wrry
Renton, WA 98055
DEVELOPMENT AGREEMENT
PARTIES
ATTACHMENT 1
This Development Agreement (this "Agreement") " made and entered mto this 14th
day of September, 2000, by and among the Clly of Renton ("City"), a mUniCipal corporation
of the state of Washington, T and E Investment, Inc, a Washmgton corporallon, owner of the
parcel of property withIn the area covered by thIs Agreement ("Owner"), and AEGIS
CAPITAL fNTERNA TlONAL, a Nevada corporation, purchaser of the same parcel of
property wlthm the are" covered by thIS Agreement ("Purchaser")
RECITALS
WHEREAS, there IS a vacant parcel of property located adJ,lcent to and south of N E
3rd/4t h Street, between Monroe Avenue N E and Edmonds Avenue N E UI the City of
Renton, and
WHEREAS, the vacant parcel of propeny " currently zoned R-IO, and
WHEREAS, the >lte ha~ been propo~ed for ,df-storage and onice use" and
WHEREAS, such uses may not be estabhshed m the R-ID Zone under CUI rent CIty
OrdUlances, and
WHEREAS, the Ctty Council of the Llty of Renton has determmed that such uses
may be appropnate for the subject propelly under certall1 conchtlons, and
WHEREAS, the City Council beheves that such uses can be accommodated pun,uant
to a Comprehensive Plan Amendment and Rezone, Renton MunIcIpal ('ode amendment>, dnd
a development agreement a~ authonzed m RCW Chapter) 6 70B 170 through 210, and
WHEREAS, on MdY J, 2000, the Planning Commission held a public hearing about
the Comprehensive Plan Amendments and Rezone redeslgnatmg the property from
DEVELOPMENT AGREEMENT -Page I
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ResIdentIal OptoonsIR-IO to Employment Area -IndustroalILlght Industroal, potentIal
Mumclpal Code amendments, and an assocIated development agreement, and
WHEREAS, the City CouncIl adopted a Plannong and Development CommIttee report
on August 7, 2000, which recommended (a) redeslgnatlon of the property to Employment
Area -IndustnalILtght Industnal and (b) amendment of the LIght Industnal Zone to allow
Office uses city-wide, and
WHEREAS, the adopted CommIttee report also mcludes recommendatIons for a
development agreement that Incorporates Environmental Review Comnllttee mItigatIon
measures, and
WHEREAS, thIs Agreement has been revIewed and approved by the CIty CouncIl of
the Ctty of Renton, Washington, and
WHEREAS, this Agreement appears to be on the best mterests of the cItIzens of the
CIty of Renton, Washington,
NOW, THEREFORE, the partIes agree as follows
SECTION I. AUTHORITY
Pursuant to RCW 3670B 170(1), the CIty and persons wIth ownershIp or control of real
property are authonzed to enter onto a development agreement settong forth development
standards and any other provIsIons that shall apply to, govern, and vest the development, use,
and mItigation of the development of the real property for the duratIon of such development
agreement
SECTION 2. SUBJECT PROPERTY
A. Legal Description and Illustrative Map: The subject property IS legally descrobed m
ExhIbIt A, attached hereto and Incorporated by reference as If fully set forth hereIn,
and graphIcally represented In the drawmg attached as ExhIbIt B and Incorporated
hereon as If fully set forth
B. King County Property Identification Number: The Kmg County Property
IdentificatIon Number for the subject property. applocable at the tIme of 'thIS
Agreement, IS 1623059062
SECTION 3. DEVELOPMENT STANDARDS
A. Permitted and Prohibited Uses. Permitted uses of the subject property onclude. and
are limIted to, the follOWing
1. Office
DEVELOPMENT AGREEMENT -Page 2
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2. Self-storage. mcludlng storage of vehicles, provided that no portion of any
stored vehicle IS vIsible from any adjacent. resldenlJally-zoned property
B. Site Development Standards. The development standards of RMC Title 4 m effect
at the lime of this Agreement shall apply to the subject property, except as provided In
subsections B I to B 3. below
Setbacks Setbacks shall follow the requirements of the IL Zone. except that
the minimum setback from the top of slopes (as Identified by the 25% slope
boundary line) along site boundaries adjacent to residential zones shall be 10
feet Slopes may be measured following approved grading on site
2 Height Self storage structures ,hall be !Jnllted to a maXimum height of 2
stones or 30 feet
3 Special ReqUirements
(a)
(b)
No cham-lmk or other metallic fencmg shall be VISible from the
adjacent reSidential zoned propertle, to the ,outh dnd west
The gross noor area of uses on the slle shall be i1mlted such that
avel age daily vehicular tnps generated shall not cumulatlvety exceed
680. as calculated by the 1997 /lIIllllI/e ()f 'rl/lllpOrlal/()/I ,,'/lKllleen
(ITE) Mal/llal
(c) Conslsten~y With either of the Elevation and Site Plan alternatives.
attached as Exhibits C and D and mcorporated herem as If fully set
forth, shall be a requirement for approval of development of the subject
property West fa,ades ;hall retlect the fa,ade articulation and
chalacter represented In the north elevatIOn In Exhibit C. however, as to
the east facades, only the portlon(;) thereof that will be VISible when
travelling westbound on NE3rd/4'h Street shall be reqUired to rellect the
fayE-de artlctllatton and character represented In the north elevation In
Exhibit C Minor modifications, such as may be reqUired to meet City
of Renton Codes. shall be allowed only With the approval of the ZOning
Admllllstrator or deSignee Development proposals for the subject
property that are determined to be Significantly different In scale.
layout, facade articulation or visual character from both ElevatIOns
shown m ExhIbit C or trom both of the Stte Plans shown In Exhibit D
are prohibited wlthout amendment to thiS Agreement
SECTION 4. EFFECT OF DEVELOPMENT AGREEMENT
Unless amended or tem1Jnated. thiS Agreement shall be enforceable dUring JlS term by a party
to thiS Agreement. provided, however, only the City may enforce the above-slated site
DEVELOP?v!ENT AGREEMENT -Page 3
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specIfic restnctlOns Dunng the term of this Agreement the subject property shall not be
subject to a new zoning ordinance or an amendment to a zOrllng ordInance or development
standard adopted after the effective date of thls Agreement unless (a) otherwIse proVIded In
tlus Development Agreement or (b) agreed to by the owner(;) of any of the portlon(s) of the
Property to whIch such new zonmg ordinance or an amendment to a zoOlng ordinance or to a
development standard shall apply or (c) In the case of a new or amended development
regulatIOn the regulatIOn IS one that the City was reqUIred to adopt or amend because of
reqUIrements of state or federal law Any permIt or approval Issued by the CIty for the subject
property dunng the Agreement's term mllst be consistent WIth this Agr~cment
SECTION 5. EFFECT OF OTH ER CITY REGULATIONS
A. Delinitions: The definlt[ons of RMC TItle 4 In elfect at the lime of thiS Agreement
shall apply to interpretatIOn of permItted uses and Site development standards proVIded
In thts Agreement
B.
C.
Parking: The Parking and Loading regulations ofRMC Title 4 In efTect at the !Lme of
thIS Agreement shall apply to development of the subject property that [s consistent
WIth thIS Agreement
Environment:II Review/Sensitive Areas: Where applicable, all development shall
comply WIth all envlromnental review and sens[tlve area regulations addressed In T[tle
4 and T[tle 8 of the Renton MUIl[c[pal Code which arc In elTeet at the tIme of thIS
Agreement
D. Signs: The SIgn Code of RMC T[tle 4 [11 etTect at the tllne of this Agreement shall
apply to development of the subject property that IS consistent WIth thIS Agreement
E. Other Development Regulations nnd Pernl1ts: Development ;l1all be subject to any
other applIcable development standards or reqUirements not otherWIse ~pec[fied In thIS
Agreement including, but not lImIted to. any applicable permit process requirement;,
Impact fees. m[tlgat[on measures. development condlt[on,. ~treet and utility
regulatIOns and speCifications. subd,v[s[on regulation,. dnd health and ;amtatlon
regulatIOns. which are In etTect at the time of this Agreement
SECTION 6. AUTHORITY RESERVED
Pursuant to RCW 36708 170(4), the CIty reserves Its authonty to Impose new or dlfTerent
regulations to the extent reqUired by a serious threat to pubhc safety
SECTION 7. RECORDING
Pursuant to RCW 36 708 190, this Agreement shall be recorded With the real property records
of KlIlg County DUring the term of this Agreement. the Agreement shall be bondong on the
DEVELOPMENT AGREEMENT. Page 4
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partIes and their respective successors and a~slgns In Interest wuh re,pect to the subject
property
SECTION 8. TERM
This Agreement shall run with the subject property until amended or rescinded by the City
CouncIl In accOJdance with Section 9, below With respect to any portlon(s) of the property
that are not developed, the parties to this Agreement agree to evaluate the Agreement
periodically, but not less than evel y ten (10) year> Where appropnate, penodlc review of the
Agreement shall generally cOincide With the City's evaluatIOn of ItS entlfe Comprehensive
Plan
SECTION 9. AMENDMENT
The prOVIsions of this Agreement, before the explfatlon of ten (10) year, from tlie date of
execution of this Agreement by all of the parties, may only be amended With the mutual
wnlten consent of the parties After ten (J 0) years, the C,ty may change the zoning and
development regulations pertmellt to the subject property as pal1 of Lt; normal process of
alteration to Its ComprehenSive Plan, Zomng and Development Regulation,
DATED this 14th day of Septembel, 2000
CITY OF RENl ON
By ;;/~. -:--~~~:::::.-.------
Je anner, Mayor
Attest
Approved a:)o Form
of~WU~7,"CZ'~
Lawrence J Warren, City Attorney
DEVELOPMENT AGREEMENT· Page 5
•
STATE OF WASHINGTON)
)ss
COUNTY OF KING )
•
T AND E INVESTMENT, INC,
a Washington corporatIon
By 4't.l~A'./ ( >:}ltn"~,'.
Delores Petterson
Its I~' c-~ 'i I, Ce: i2
AEGIS CAPITAL INTERNATIONAL, a
THIS IS TO CERTIFY that on the ill d,IY ot~ (:n:i-~,.pA. 2000, before me,
the undersIgned, a notary pubiJc tn and lor the State ofW~~commlssloned and
sworn, personally appeared Jesse Tanner, to me known to be the Mayor of the C,ty of Renton,
a muniCIpal corporation that executed the Within and foregOing IIIstrument and acknowledged
the said tnstrument to be the free and voluntary act and deed of said CIty of the uses and
purposes therein mentIOned, and on oath stated that he was authonzed to execute such
Instrument, and that the seal affixed, If any, IS the corporate seal of Stud CIty
IN WITNESS WHEREOF, I have hereto set my h,tnd and atlixed my offiCial seal tr~
day and year tirst above wntten
D. ~~wJ!~ __ _
NOT RY PUBLIC In and for the State ofWashtngton
Notary S'U2UllO D. Hn-0AedJ
My appotntment expIre, __ Q.iiJ-~O'...:~f{./--!()"-'{L-___ _
DEVELOPMENT AGREEMENT· Page 6
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STATE OF WASHINGTON)
)ss
COUNTY OF KING )
•
I certify that I know or have satisfactory eVidence that DDLORES PETTERSON IS the person
who appeared before me and acknowledged that she signed the IIlstrument. on oath stated that
she was authorized to execute the Instnllnent and acknowledged It as
T!:EfiSiI(?,cl:. of T AND E INVESTMENT. INC'. a Washmgton
corporation. to be the tree and voluntary act of such corpordtlOn for the uses and purposes
mentlOned 111 the IIlstnllnent
Dated
print~ ~ MC5n...<-~
Signature
:=:c7------------~-
Title s-\~-O,:\
My Appomtment Expires
STATE OF WASHINGTON)
)ss
COUNTY OF KING )
I certify that I know or have satisfactory eVidence that Riel-lARD GILROY IS the person who
appeared before me and acknowledged that he signed the mstrument. on oath ,tated that he
was authorized to execute the II1strument and acknowledged It as vl(,e-presldent of AEGIS
CAPITAL INTERNATIONAL. a Nevada corporatIOn. to be the free and voluntary act of such
corporation for the uses and purposes mentioned m the mstrument
Dated q. /1/ -L!(]CO
DEVELOPMENT AGREEMENT -Page 7
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EXHIBIT A
LEGAL DESCRIPTION OFTHE SUBJECT PROPERTY
ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 16. TOWNSHIP 23 NORTH. RANGE 5 EAST. W M • IN KING
COUNTY. WASHINGTON. DESCRIBED AS FOLLOWS
COMMENCING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF
THE NORTHWEST QUARTER OF SECTION 16. TOWNSHIP 23 NORTH. RANGE 5 EAST.
WM,
THENCE NORTH 89°12' 42" WEST ALOI'\G THE NORTH LINE OF SAID SECTION 16 A
mST ANCE OF 315 66 FEET.
THENCE SOUTH 1°08'26" WEST ALONG A LINE 30 FEET EASTERLY OF AND
PARALLEL WITH THE EAST LINE OF THE STATE OF WASHINGTON TRACT (THE
DESCRIPTION OF WHICH IS RECORDED IN VOLUME 2045 OF DEEDS AT PAGE 487.
INKING COUNTY. WASHINGTON) A DISTANCE OF 660 30 FEET.
THENCE NORTH 89°12'42" WEST A DISTANCE OF 13558 FEET.
THENCE SOUTH I °08'26" WEST A DISTANCE OF 659 5 I FEET. MORE OR LESS. TO
THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER
OF SECTION 16,
THENCE SOUTH 89°06'38" EAST ALONG SAID SOUTH LINE A DISTANCE OF 45200
FEET TO THE SOUTHEAST CORNER OF THE SAID NORTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 16.
THENCE NORTH 1°06'27" EAST A DISTANCE OF 132061 FEET. MORE OR LESS. TO
THE POINT OF BEGINNING
EXCEPT THAT PORTION THEREOF LYING l':ORTH OF THE SOUTH MARGIN OF 3 1<1>
AVENUE NORTH EXTENSION. NOW KNOWN AS NORTHEAST 3R1
) STREET. AS
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ATTACHMENT 2
SELECTED PAGES FROM THE RENTON MUNICIPAL CODE
(RMC 4-9-200D)
that went into effect with the adoption of
City of Renton Ordinance 4722
_ £'tCapf -re-!
places of which one (1) _ting shall be at or
within the area described in the permit.
4. Public Hearing Before any such permit
can berescinded, a public hearing shall be
held by the Land Use Hearing Examiner.
Notice of the public hearing shall be made in
accordance with Section 4-36-8(0) of the
Renton Municipal Code.
5. Final Decision: The decision of the
Land Use Hearing Examiner shall be the
final decision of the City on all rescinded
applications. A written decision shall be
transmitted to the Department of Ecology,
the Attorney General's office, the applicant,
and such other departments or boards of the
City as are affected thereby and the
legislative body of the City.
P. APPEALS: See Section
_____ (4~8-11H)
Q. VIOLATIONS AND PENALTIES:
1. Prosecution: Every person violating any
of the provisions of this Master Program or
the Shoreline Management Act of 1971,
shall be punishable under conviction by a
fine not exceeding one thousand ($1,000)
dollars, or by imprisonment not exceeding
ninety (90) days, or by both such fine and
imprisonment, and each day's violation shall
constitute a separate punishable offense.
2. Injunction: The City Attorney may bring
such injunctive, declaratory or other actions
as are necessary to insure that no uses are
made of the shorelines of the State the
City's jurisdiction which are in conflict with
the provisions and programs of this Master
Program or the Shoreline Management Act
of 1971, and to otherwise enforce provisions
of this Section and the shoreline
Management Act of 1971.
3. Public and Private Redress: Any
person subject to the regulatory program of
this Master Program who violates any
provision of this Master Program or the
provisions of a permit issued pursuant
thereto shall be liable for all damages to
public or private property arising from such
violation, including the cost of restoring the
affected area to its condition prior to such
violation. The City Attorney may bring suit
for damages under this subsection on behalf
of the City. Private persons shall have the
right to bring suit for damages under this
subsection on their own behalf and on
Ord l/1~). ATIACHMENT 2
at/()plcd tocl_
behalf of all "I'-!'I'sons similarly situated. If
liability has been established for the cost of
restoring an area affected by violation, the
Court shall make provision to assure that
restoration will be accomplished within a
reasonable time at the expense of the
violator. In addition to such relief, including
monetary damages, the Court in its
discretion may award attorney's fees and
costs of the suit to the prevailing party.
(Ord. 3758,12-5-83, Rev. 7-22-85 (Min.);
3-12-90 (Res. 2787); 7-16-90 (Res. 2805);
Rev. 9-12-93 (Min.); Ord. 4716, 4-13-98)
4.9.200 SITE PLAN REVIEW:
A. PURPOSE AND INTENT: The purpose
of site plan approval shall be to assure that the
site plan of proposed uses is compatible with
existing and potential uses and complies with
plans, policies and regulations of the City of
Renton. Site plan elements subject to this
Section include, but are not limited to, site
layout, building orientation, pedestrian and
vehicular access, signage, landscaping, natural
features of the site, screening and buffering,
parking and loading arrangements, and
illumination. Site planning is the horizontal and
vertical arrangement of these elements so as to
be compatible with the physical characteristics
of a site and with the surrounding area. Site
plan review does not include design review,
which addresses the aesthetic considerations of
architectural style, exterior treatment and colors.
Site plan review should occur at an early stage
in the development of a project, when the scale,
intensity and layout. of a project are known, but
before final building plans are completed. The
intent of site plan approval shall be:
1. To protect neighboring owners and uses
by assuring that reasonable provisions have
been made for· such matters as sound and
sight buffers, light and air, and those other
aspects of site plans which may have
substantial effects on neighboring land uses;
2. To promote the orderliness of community
growth, protect and enhance property values
and minimize discordant and undesirable
impacts of development both on and off-site;
3. To promote coordination of public or
quasi-public elements, such as walkways,
driveways, paths, and landscaping within
segments of larger developments and
between individual developments;
9 -56
4. To ensure conveniet_nd safety of
vehicular and pedestrian movement within
the site and in relation to adjacent areas;
5. To protect the desirable aspects of the
natural landscape and environmental
features of the City by minimizing the
undesirable impacts of proposed
developments on the physical environment;
6. To minimize conflicts that might
otherwise be created by a mix of uses within
allowed zones;
7. To provide for quality, multiple family or
clustered housing while minimizing the
impacts of high density, heavy traffic
generation, and intense demands on City
utilities and recreational facilities;
8. To promote the creation of "campus-like"
and "park-like" settings in appropriate zones;
9. To provide a mechanism to more
effectively meet the purposes and intent of
the State Environmental Policy Act;
10. To supplement other land use
regulations by addressing site plan elements
not adequately covered elsewhere in the
City Code and to avoid violation of the
purpose and intent of those codes.
(Ord. 3981,4-7-86)
B. APPLICABILITY: No building permit shall
be issued for any use requiring site plan
approval pursuant to this Section until the
Environmental Review Committee has
determined that a'public hearing is not required
or the Hearing Examiner has approved or
approved with conditions the site plan
application. All building permits issued shall be
in compliance with the approved site plan. .
Site Plan Review is required for:
1. All development In Certain Zones: All
,development in the Industrial Light (IL),
Commercial Office (CO) and Public Use (P-
1) Zones and CC, CN, CD, CA, CS and the
Residential Use--Maxlmum 10 Units per
Acre (R-10), Manufactured Housing Park
(RMH), Residential Multi-Family (RM) and
Residential Use-Maximum 14 Units per
Acre (R-14) Zones,
a. Requirements for R-10 Zone
Developments: For development
proposed in conjunction with a planned
subdivision in the R-10 Zone, a Site
Plan application shall be required to be
9 -57
sUbmittaith the subdivision
application. In the event that there is no
specific residential development
planned with a subdivision application,
the applicant shall be required to
provide structural footprints (including
setbacks) for each of the lots which
would result from the proposed
subdivision of the property. (Ord.4636,
9-23-96)
2. Specified and Secondary Uses:
Secondary uses and other uses specified
within each zoning district, provided that:
a. Exceptions for Secondary Uses:
Where secondary uses are required to
file an application for a site plan review
by the provisions of the Zoning
regulations, but would otherwise be
exempt from the site plan review
requirements, the decisions of the
Zoning Administrator shall not be
subject to public notice and comment, or
the requirement for a public hearing.
(Ord. 4404, 6-7-93)
3. Development within the Valley
Planning Area: All development with the
Valley Planning Area.
4. Hazardous Waste Facilities: All
hazardous waste treatment and storage
facilities.
C. EXEMPTIONS:
1. Development Exempt from Site Plan
Review In All Zones: In all zones, the
following types of development shall be
exempt from the requirements of site plan
review:
a. Interior RemOdels: Interior remodel
of existing buildings or structures,
provided:
i The alterations conform with any
prior approved site plan; and
ii The alterations do not modify the
existing site layout.
b. Facade Modifications: In addition,
facade modifications such as the
location of entrances/exits; the location
of windows; changes in signage; or
aesthetic alterations shall be exempt.
(Ord, 4008, 7-14-86)
c. Planned unit d.opments
(PUDs).
d. Conditional use permits.
e. Off-premises signs (billboards).
f. SEPA-Exempt Developments: All
development categorically exempt from
review under the State Environment
Policy Act (RCW 43.21C and WAC 197-
11) and under the City of Renton
Environmental regulations ___ _
(Title IV, Chapter 6).
g. Minor work in Shoreline Areas:
Minor new construction, repair,
remodeling and maintenance activities
that would otherwise be exempt from
Site Plan Approval if they were not
located within the shoreline master
program jurisdiction. (Ord. 3981, 4-7-
86) .
2. Development Exempt from Site Plan
Review In the R-10 andR-14 Zones: In
the R-10 and R-14 Zones, the following
types of development shall be exempt from
the requirements of site plan review:
a. New or replacement detached or
semi-attached home on a single-
previously platted lot.
b. Exterior remodeling or expansion of
an existing single family home and/or
primary residence.
c. Accessory structures otherwise
exempt from SEPA review. (Ord. 4614,
6-17-96)
D. CRITERIA TO DETERMINE IF PUBLIC
HEARING REQUIRED: In all cases, the
public hearing for site plan review should be
conducted concurrently with any other required
hearing,-such as rezone or subdivision, if the
details of the development are sufficiently
defined to permit adequate review. A public
hearing before the Hearing Examiner shall be
required for projects not reviewed pursuant to
=-.--:-;:-;:-;--;;-:c;;-;:;-;:-;--Chapter 35 if:
(Ord. 4551, 9-18-95)
1. Significant Environmental Concerns
Remain: The Environmental Review
Committee determines that based on
departmental comments or public input there
are significant unresolved concerns that are
raised by the proposal; or
9 -58
2. APPIiCaAequests Hearing: The
applicant has requested a public hearing; or
3. Large Project Scale: The proposed
project is larger than anyone of the
following:
a. One hundred (100) multiple family
residential units;
b. One hundred thousand (100,000)
square feet of g-ross floor area in the IL
or CO Zone or other zones in the Valley
Planning Area;
c. Twenty five thousand (25,000)
square feet of gross floor area in the
CC, CN, CM, CA, CB, CO or P-1 Zones
outside the Valley Planning Area;
d. Four (4) stories or sixty feet (60') in
height;
e. Three hundred (300) parking stalls;
or
f. Ten (10) acres in size.
4. Commercial Property Adjacent to
Single Family Zone: Any commercial
property is adjacent to a single-family zone.
(Ord. 4551, 9-18-95)
E. DECISION CRITERIA: The Hearing
Examiner and City staff shall review and act
upon site plans based upon comprehensive '
planning considerations and the following
criteria. These criteria are objectives of good
site plans to be aimed for in development within
the City of Renton. However, strict compliance
with anyone or more particular criterion may not
be necessary or reasonable. These criteria also
provide a frame of reference for the applicant in
developing a site, but are not intended to be
inflexible standards or to discourage creativity
and innovation. The site plan review criteria
include, but are not limited to, the following:
1. General Review Criteria:
a. Conformance with the
Comprehensive Plan, its elements and
policies;
b. Conformance with existing land use
regulations;
c. Mitigation of impacts to surrounding
properties and uses;
d. Mitigation of imp. of the proposed
site plan to the site;
e. Conservation of area-wide property
values;
f. Safety and efficiency of vehicle and
pedestrian circulation;
g. Provision of adequate light and air;
h. Mitigation of noise, odors and other
harmful or unhealthy conditions;
i. Availability of public services and
facilities to accommodate the proposed
use; and
j. Prevention of neighborhood
deterioration and blight.
2. Review of Impacts to Surrounding
Properties and Uses:
a. Mitigation of undesirable impacts of
proposed structures and site layouts
that could impair the use or enjoyment
or potential use of surrounding uses and
.. structures and of the community;
b, Mitigation of undesirable impacts
when an overscale structure, in terms of
size, bulk, height, and intenSity, or site
layout is permitted that violates the spirit
andlor intent of the zoning code and
impairs the use, enjoyment or potential
use of surrounding properties;
c, Provision of a desirable transition
and linkage between uses and to the
street, utility, walkway,. and trail systems
in the surrounding area by the
arrangement of landscaping, fencing
andlor other buffering techniques, in
order to prevent conflicts and to promote
coordinated and planned benefit from,
and access to, such elements;
d. Consideration of placement and
scale of proposed structures in relation
to the natural characteristics of a site in
order to avoid over-concentration of
structures on a particular portion of a
site such that they create a perception
of greater height or bulk than intended
under the spirit of the zoning code;
e. Effective location, design and
screening of parking and service areas
in order to promote efficient function of
9 -59
such fAes, to provide integrated
facilities between uses when beneficial,
to promote "campus-like" or "park-like"
layouts inappropriate zones, and to
prevent unnecessary repetition and
conflict between uses and service areas
or facilities;
f. Mitigation of the unnecessary and
avoidable impacts of new construction
on views from eXisting buildings and
future developable sites, recognizing the
public benefit and desirability of
maintaining visual accessibility to
attractive natural features and of
promoting "campus-like" or "park-like"
settings in appropriate zones;
g. Provision of effective screening from
public streets and residential uses for all
permitted outdoor storage areas (except
auto and truck sales), for surface
mounted utility equipment, for rooftop
equipment, and for all refuse and
garbage containers, in order to promote
a "campus-like" or "park-like" setting
where appropriate and to preserve the
effect and intent of screening or
buffering otherwise required by the
zoning code;
h, Consideration of placement and
design of exterior lighting in order to
avoid excessive brightness or glare to
adjacent properties and streets,
3. Review of hnpacts of a Proposed Site
Plan to the Site:
a, Building placement and spacing to
provide for privacy and noise reduction;
orientation to views and vistas and to
site amenities, to sunlight and prevailing
winds, and to pedestrian and vehicle
neeos;
b, Consideration of placement and
scale of proposed structures in relation
to the openness and natural
characteristics of a site in order to avoid
over concentration or the impression of
oversized structures;
c. Preservation of the desirable natural
landscape through retention of existing
vegetation and limited soil removal,
insofar as the natural characteristics will
enhance the proposed development;
, '
d. Use of existing t.graPhY to reduce
undue cutting, filling and retaining walls
in o"rder to prevent erosion and
unnecessary storm water runoff, and to
preserve stable natural slopes and
desirable natural vegetation;
e. Limitation' of paved or impervious
surfaces, where feasible, to reduce
runoff and increase natural infiltration;
f. Design and protection of planting
areas so that they are not susceptible to
damage from vehicles or pedestrian
movements;
g. Consideration of building form and
placement and landscaping to enhance
year-round conditions of sun and shade
both on-site and on adjacent properties·
and to promote energy conservation.
4. Review of Circulation and Access:
a. Provision of adequate and safe
vehicular access to and from all
properties;
b. Arrangement of the circulation
pattern so that all ingress and egress
movements may occur at as few points
as possible along the public street, the
points being capable of channelization
for turning movements;
c. Consolidation of access points with
adjacent properties, when feasible;
d. Coordination of access points on a
superblock basis so that vehicle
'conflicts and vehicle/pedestrian conflicts
are minimized;
e. Orientation of access points to side
streets or frontage streets rather than
directly onto arterial streets, when
feasible;
f. Promotion of the safety and efficiency
of the internal circulation system,
including the location, design and
dimensions of vehicular and pedestrian
access points, drives, parking,
turnarounds, walkways, bikeways, and
emergency access ways;
g. Separation of loading and delivery
areas from parking and pedestrian
areas;
9 -60
h. proans for transit and carpool
facilities and access where appropriate;
and
i. Provision for safe and attractive
pedestrian connections between parking
areas, buildings, public sidewalks and
adjacent properties.
5. Review of Signage:
a. Employmenf of signs primarily for the
purpose of identification;
b. Management of sign elements, such
as size, location and arrangement so
that signs complement the visual
character of the surrounding area and
appear in proportion to the building and
site to which they pertain;
c. Limitation of the number of signs to
avoid visual clutter and distraction;
d. Moderation of surface brightness or
lighting intensity except for that
necessary for sign visibility; and
e. Provision of an identification system
to allow for quick location of buildings
and addresses. (Ord. 3981, 4-7-86)
6. Special Review Criteria and Process
for Proposals within an Aquifer
Protection Area (APA): Prior to the
issuance of any permit in an Aquifer
Protection Area, a finding must be made that
the proposal will not impact the quantity or
quality of water in the aquifer on a short-
term basis, long-term basis, or cumulatively
in conjunction with other existing or
proposed uses. .
a. Authority and Responsibility for
Finding: The required finding shall be
made by the Hearing Examiner for all
proposals which are subject to approval
by the Hearing Examiner pursuant to
4-8-10. All other findings shall
:-b-e-m-a-'d"-e by the Water Utility Engineer.
b. Review Criteria: The required
finding shall be based on the activities to
be conducted, substances that will be
stored, handled, transported, treated,
used or produced, and the potential for
these activities or substances to
degrade the groundwater quality.
7. Special Review Crlt.for Hazardous
Waste Treatment and Storage Facilities:
a. Above-ground hazardous waste
treatment and storage facilities shall be
constructed with containment controls
which will prevent the escape of
hazardous wastes in the event of an
accidental release from the facility.
Such controls shall conform with all
adopted Federal, State and local design
and construction standards.
b. Underground hazardous waste
treatment and storage facilities shall
comply with Chapter 2 of Title VII, the
Underground Storage Tank Regulations.
c. Hazardous waste treatment and
storage facilities shall comply with article
80 of the Uniform Fire Code as adopted
by ordinance by the City of Renton.
d. A hazardous waste spill contingency
plan for immediate implementation in
the event of a release of hazardous
wastes at the facility shall be reviewed
and approved by the Renton Fire
Department prior to issuance of any
permits.
e. The location of all on-site and off-site
facilities must comply with the state
siting criteria as adopted in accordance
with RCW70.105.210. (Ord. 4186,11-
14-88)
F. SITE PLAN REVIEW PROCEDURES:
1. General: All site plan applications shall
be reviewed in the manner described below
and in accordance with the purposes and
criteria of this Section. The Development
Services Division may develop additional
review procedures to supplement those
required in this subsection. (Ord. 3981, 4-7-
.86) _ ..
2. Preappllcation Conference
Recommended: Applicants are
encouraged to consult early and informally
with representatives of the Development
Services Division and other affected
departments. This consultation should
include a general explanation of the
requirements and criteria of site plan review,
as well as the types of concerns that might
be anticipated for the proposed use at the
proposed site. (Ord. 3981, 4-7-86)
9 -61
3. SUbmitt.eqUlrements and
Application Fees: Shall be as listed in
Sections (4-8-12C) and
_____ (4-1-18).
4. Public Notice and Comment Period
Required: Whenever a completed site plan
application is received, the Development
Services Division shall be responsible for
providing public notice of the pending site
plan application, pursuant to Section
-;;-;:;--___ . _(4:8-9). (Ord. 3981, 4-7-
86)
5. Circulation and Review of Application:
Upon receipt of a completed application, the
Development Services Division shall route
the application for review and comment to
various City departments and other
jurisdictions or agencies with an interest in
the application. This routing should be
combined with circulation of environmental
information under Section = ____ _
(4-9-7). (Ord. 4008, 7-14-86)
Comments from the reviewing departments
shall be made in writing within fourteen (14)
days. Unless a proposed site plan is
subsequently modified, the
recommendations of the reviewing
departments shall constitute the final
comments of the respective departments
with regard to the proposed site plan. Lack
of comment from a department shall be
considered a recommendation for approval
of the proposed site plan. However, all '
departments reserve the right to make later
comments of a code compliance nature
during building permit review. This includes
such requirements as exact dimensions,
specifications or any other requirement
specifically detailed in the City Code.
6. City Notification of Applicant: After the
departmental comment period, the
Development Services Division shall notify
the applicant of any negative comments or
conditions recommended by the
departments. When significant issues are
raised, this notification should also normally
involve a meeting between the applicant and
appropriate City representatives. The
applicant shall have the opportunity to
respond to the notification either by
submitting a revised site plan application, by
submitting additional information, or by
stating in writing why the recommendations
are considered unreasonable or not
acceptable.
,-----------------
;'"
7. Revisions or MOdi.ions to Site
Plan Application: Whenever a revised site
plan or new information is received from an
applicant, the Development Services
Division may recirculate the application to
concerned departments. Consulted
departments shall respond in writing within
ten (10) days with any additional comments.
In general, the City's environmental
determination of significance or non-
significance pursuant to Title IV, Chapter 6
will not be issued until after final
departmental comments on the site plan or
revised site plan are received. (Ord.3981,
4-7-86)
8. Environmentat Review Committee to
Determine Necessity for Public Hearing:
Upon receipt of final departmental
comments and after the close of the public.
comment period .. the Environmental Review
Committee shall determine the necessity for
a public hearing on the site' plan for those
projects that have not been reviewed as part
of a master site plan pursuant to Chapter 35
of the City Code .. (Ord. 4551, 9-18-95}
9. Environmental Review Committee
Decision Appealable to Hearing
Examiner: The final decision by the
Environmental Review Committee on
whether a site plan application requires a
public hearing may be appealed within
fourteen (14) days to the Hearing Examiner
pursuant to Section 4.6.X
(4-8-11B). (Ord. 3981, 4-7-86)
10. Administrative Approval of Site Plan:
When the Environmental Review Committee
determines that a public hearing is not
required, the proposed site plan shall be
deemed approved, subject to any
environmental mitigating measures that may
be a part of the City's declaration of
significance or non significance. (Ord. 4551,
9-18-95)
11. 'Hearlng Process and Examiner
Authority for Modification of Plans:
a. Date of Hearing: Whenever a public
hearing is required, the Development
Services Division shall coordinate with
the Hearing Examiner in setting a
hearing date for the site plan
application. (Ord. 3981, 4-7-86)
b. Examiner's Decision: After
conducting at least one public hearing
on the site plan application, the Hearing
9 -62
Examil~hall render a written decision
pursuant to the provisions of
:;:;-"'-;;---;7""..,,--Title IV, Chapter 8.
The time limits of Title
IV, Chapter 8 shall apply.
The Hearing Examiner shall approve a
site plan if the applicant demonstrates
that the proposed site plan is consistent
with the general purposes of this
Section and with the review criteria.
c. Authority for Conditions and Plan
Modifications: The Hearing Examiner
shall have the power to place
reasonable conditions on or modify a
site plan in order to satisfy the general
purposes of this Section and to achieve
consistency with the review criteria.
However, strict compliance with anyone
or more particular criterion may not be
necessary or reasonable. Such
conditions or modifications may include,
but are not limited to, screening,
buffering, building location and
orientation, paving, landscaping,
vegetation removal, grading and
contouring. The Hearing Examiner shall
also have the power to fix the location
and configuration of driveways,
walkways. parking and loading areas,
emergency access, curbs, planting
areas, and signs. When only a portion
of a site is proposed for development,
such power to condition, modify or fix
shall be exercised only for that area'
which is directly related to or may be
impacted by the actual proposed
development.
To the extent necessary to meet the site
review criteria 'and to the extent·
necessary. to compensate for the
impacts attributable to the proposed
development, the Hearing Examiner
may impose additional requirements,
including:
i. Preparation of a landscape plan
by a licensed landscape architect;
ii. Preparation of a grading,
drainage and erosion control plan;
iii. Preparation of a vegetation
preservation plan;
iv. Improvements to identified or
planned public rights of way,
including paving, curbs, gutters,
sidewalks, li9hti.urn lanes,
signalization, bikeways or
pedestrian paths; and
v. Provision of or improvements to
public facilities and utilities.
d. Modification of Plan Subsequent
to Public Hearing and Prior to
Decision: In all cases, if an applicant
can demonstrate that a site plan can be
made consistent with the review criteria
and general purposes by alternative
modifications to the site plan, the
Hearing Examiner shall accept the
alternative modifications as conditions of
approval and approve the site plan. If a
public hearing on the site plan
application has already been closed, the
modifications proposed by the applicant
shall be administered according to
Section 4-31-33F below.
e. Denial of Site Plan: If the Hearing
Examiner finds that the site plan
application cannot be made consistent
with the general purposes and review
criteria of this Section by requiring
reasonable conditions, then the site plan
shall be denied.
f, Limitations on Authority: The
authority to condition or deny site plan
applications should be exercised to the
minimum extent necessary to protect
the public interest and welfare as
expressed in the purposes of this
Section. (Ord. 3981, 4-7-86)
G. MAJOR ADJUSTMENTS TO AN
APPROVED SITE PLAN: Major adjustments
to an approved site plan require an amended
application pursuant to § 4-31-
33C through § 4-31-33G.
The review and approval shall rest with the
approval body which approved the original site
plan. Major adjustments involve a substantial
change in the basic site design plan, intensity,
density, use and the like generally involving
more than a ten percent (10%) change in area
or scale. (Ord. 4008, 7-4-86)
H. MINOR ADJUSTMENTS TO AN
APPROVED SITE PLAN: (Reserved)
I. TIMING OF BUILDING PERMITS:
(Reserved)
9 -63
J. EXPIRATI.AND EXTENSION OF
SITE PLAN APPROVAL: The final approval
of a site plan shall expire within two (2) years of
the date of approval. A Single two (2) year
extension may be granted for good cause by the
approval body which approved the original site
plan. The approval body may, however,
determine at its discretion that a public hearing
may be required for such extension. (Ord. 4008,
7-14-86)
K. EXCEPTION TO 2 YEAR TIME LIMIT
FOR PHASED PROJECTS:
1. PhaSing Permitted: For development
proposed on only a portion of a particular
site, an applicant may choose to submit a
site 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 plan
approval is being requested. In every case,
the site 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.
2. Authority for Extension of Time: The
Hearing Examiner may grant site plan
approval for large projects planned to be
developed or redeveloped in phases over a
period of years exceeding the normal tim~
limits of § 4-31-331 above.
Such approval shall include clearly defined
phases and specific time limits for each
phase.
3, Expiration of Phase(s): If the time limits
of a particular phase are noi satisfied, then
site 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.
4, Vested for the Purposes of Zoning: 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. (Ord. 3981,4-7-
86)
. '. '.
L. APPEALS: Any decis.m an
administrative site plan approval shall be
appealed as an administrative decision pursuant
to City Code section ----,-_--,_--,-,...,-__ _
(4-8-11). Any appellant must be seeking to
protect an interest that is arguably within the
zone of interest to be protected or regulated by
this Section, must allege an injury in fact, and
that injury must be real and present rather than
speculative. (Ord. 4551, 9-18-95)
4.9.210 SITE PLAN APPROVAL,
MASTER:
A. PURPOSE: The master site plan process
is to provide a site plan approval at the
conceptual stage for those projects, series of
projects, phased developments or developments
occurring over a long period of time or which are
of such a size and' complexity or duration as to .
make independent site plan review burdensome,
difficult, or inclined to lead to segmented and
inconsistent conditions and approvals. The
process is also to provide a plan for the physical
and functional interrelationships between uses
'and facilities on the site, and to plan for and
mitigate potential impacts that could result from
large scale site and facility development.
(Ord. 4551, 9-18-95)
This Section is to provide a system whereby a
conceptual site plan can be approved without
the·level of detail necessary for site plan
approval under City Code Section
____ -(4-9-20).
Once conceptual site plan approval has been
obtained, individual phases, buildings or
developments will be approved, conditioned or
denied by administrative determination pursuant
to the City's site plan review regulations and this
Section.
B. APPLICABILITY: Master site plan review
is particularly' appropriate to include, but not be
limited to, the fOllowing types of developments:
1. Development which will occur over a
period of five years or more.
2. Development which consists ola number
of unconnected buildings, projects or
improvements on the same site, with or
without a certainty of order of development.
3. Development in a number of phases
when the phases are not predictable or
certain of the timing of development.
9 -64
4. Develop.t of a number of buildings or
projects under single ownership on
geographically separated parcels within the
CitY.
5. Governmental projects including, but not
limited to, projects proposed by any
municipal corporation established under the
laws of the state of Washington, whether or
not meeting any other category listed above
which:
a. will be developed repetitiously,
periodically, or over an extended time
period due to size, dispersed locations,
periodic needs or uncertainty of funding,
or
b. have been identified in the City's
Comprehensive Plan or applicable
Capital Facilities Plan or have been the
subject of a public hearing.
1. Exemptions: (Reserved)
C. SUBMITTAL REQUIREMENTS AND
APPLICATION FEES: Shall be as stipulated
in Sections (4-1-18)
______ (4.8-12C).
D. DECISION CRITERIA:
1, Scale, Spaces, Uses and Form of
Improvements: The master site plan
application shall provide sufficient detail qS
to the scale of the proposed improvements,
the quantity of the various types of spaces to
be provided, the use to which the structures
will be put, the bulk and general form of the
improvements and such further detail as to
demonstrate the physical and functional
interrelationships of the proposal. .
2. Compatibility and Public Amenities:
Information shall be provided as to the
compatibility of the proposed development
with its surrounding areas and what public
amenities will be provided, if any.
3, Appropriate Level of Plan Detail: The
Hearing Examiner may refuse to approve
any master site plan application if the
Examiner feels there is inadequate detail
upon which to render such an approval
under this Section. However, the level of
detail must be appropriate for the master
site plan process leaving individual details to
the administrative site plan process. For
example, the master site planning approval
should include consideration of safety and
-., --
efficiency of vehicle an.estrian access
over the entire site.
4. Site Specific Development Standards:
Applicants are encouraged to consult with
staff about creating site specific
development standards which would allow
subsequent development purs'uant to City
Code to mitigate or avoid potential adverse
impacts on or off site through such devices
as self imposed limits as to total bulk for the
types of uses, or the ratio of developed
space to open space. The intent of such
development standards would be to create
conceptual site plans of sufficient detail so
that a reviewer could determine whether
potential detrimental impacts of the project
had been avoided or mitigated through
creative site planning, building, massing and
phasing.
E. OPTIONAL COMBINED.
APPLICATION: The applicant may wish to
provide more detail than what is required by this
section and may request that the master site
. plan approval be combined for public hearing
before the Hearing Examiner with the approval
of an individual phase of the master site plan
that would otherwise be subject to administrative
approval pursuant to City Code section
_____ 4-35-5.
F. REVIEW PROCESS:
1. Authority: A hearing to consider a
master site plan application, except for
master site plans covered by Section
4-35-8, will be held before
7:th-e-;H"7e:-a-r"'in-g-;:E""xaminer following pu blication
of notice in the same manner as for site plan
approval.
2. Conditions limited: The Examiner will
have the same authority for approval, denial,
and modification as granted to him under
City Code section 4-31-33A,
except that the modifications may only relate
to the master plan itself and the Examiner's
approval should not require site specific
details such as landscaping, buffering,
location of walkways, etc. except to
establish general project criteria as set forth
in City Code sections _______ _
4-31-33D1 and D2.
3, Decision Options: The Examiner may
determine that it is appropriate to issue a
master site plan approval, approve certain
elements of the master site plan application,
or conditionally approve andlor defer other
9 -65
elements o.ues for administrative site
plan review. For example, the Examiner
could approve the setbacks and
approximate square footage of a building
and defer the approval of the exact location
to the administrative site plan review stage.
G. SUBSEQUENT ADMINISTRATIVE
APPROVAL OF INDIVIDUAL PHASES:
Once a master site plan has been approved
pursuant to City Code s.ections
-;;;,-:--;;---;-_--;-~ 4-35-4 or 4-35-8 and is
still in effect, any individual phase, structure or
improvement will be subject to individual site
plan approval pursuant to City Code section
_---:..,,-..,..,.,_--:-_---.,,--_ 4-31-33,
except that the review and approval will be
administrative in nature and will not require a
Hearing Examiner hearing. The administrative
review shall be based upon an application
conforming with the requirements and judged
upon the criteria of City Code section
______ 4-31-33.
1. Special Public Notice and 30 Day'
Comment Period Required: As part of the
administrative consideration of approval of
individual phases of a master site plan, there
shall be public notification of such
application announcing that the application
has been received and that the
administration is accepting public comment
for a period of thirty (30) days. The public
notice shall be posted and published in the
same manner as would be a Hearing
Examiner's notification of public hearing io
consider a site plan approval.
2. Waiver of Site Plan Requirements by
Administrator: Approval of the master site
plan may have satisfied portions of City
Code section 4-
31-33 and the department administrator or
his or her designee has discretion waive
those portions of the requirements of City
Code section 4-31-33
that have been satisfied by the master site
plan approval. Whenever the department
administrator or his or her designee has
discretion to note those portions of the
requirements of City Code section
,..---;---:-__ .,.,....,::--;-.,---."..-4-31-33 as
having been satisfied by the master site plan
approval, such sections of the Code shall be
detailed and that portion of the approved
master site plan wherein the reqUirements
were satisfied shall be cited by the
department administrator or his or her
designee in the approval of the individual
phase or phases and va further
consideration of them.
3. Three Types of Administrative
Approvals: There may be three types of
adminislrative site plan approval:
a. An approval that Ihe application for
individual site plan approval is
consistent with the masler site plan
approval;
b. An approval following a minor
modification of the site plan approval
pursuant to City Code Section
___ 4-35-6; and
c. An approval following major
modification to the master site plan
approval pursuant to City Code Section
____ 4-35-6.
H. MODIFICATIONS TO APPROVED
MASTER SITE PLANS: Since the master
site planning approval is a conceptual process
'without a great deal of detail, substantial
flexibility and discretion is granled to allow
modifications under this section. In delermining
whether a major or minor modification has been
proposed, the department administrator or his or
her designee will consider if the basic design
plan, overall project, intensity and density are
not changed.
1. Major Modifications: Major modification
to an approved master site plan will require
a hearing before the Hearing Examiner and
an amended application pursuant to this
chapter. Major modifications involve a
sUbstantial change in the concept, intensity,
use .or phasing of the approved master site
plan.
2. ·Minor Modifications: Minor
modifications will be permitted by
administrative determination. A minor
modification shall be a modification that:
a. involves no more than a ten percent
(10%) increase in square footage of the
overall floor area over that proposed in
the master site plan;
b. will not have a significantly greater
impact on the environment and facilities
than the approved plan;
c. does not change the boundaries of
the originally approved plan;
g -66
d. or, .nativelY complies with the
special development standards
established under the Zoning Code such
as the P-Suffix development standards
for public facilities.
I. EXPIRATION TIME FOR NON-
GOVERNMENTAL SITE PLANS:
1, General: The master site plan approval
granted under City ~ode section
4-35-4 shall be valid for a
t"'im=e-e-st:-a7"'b::-lis7h-ed within that approval. The
Hearing Examiner shall establish a duration
for the validity of the master site planning
approval based upon such factors as size,
complexity, capital requirements, market
necessities and other factors, but should be
flexible in establishing the duration of the
approval.
2. Normal Expiration Time: Normally,
master site plan approval shall be for a
period of six to ten years.
3. Phased Approvals: Whenever master
site plan approval has been given and the
approval involves more than a single phase,
then a time limitation shall be established for
commencement of the first phase of the
project. Subject to extension of time as
permitted in this Section, failure to
commence construction of any individual
phase within the time limits permitted, shall
result in loss of master site plan approval ..
4. Extended Time for Projects Over 1 00
Acres: For projects of over one hundred
acres, upon a showing of need, the Hearing
Examiner can grant an approval that will be
valid for up to twenty (20) years.
a. Ten Ye'ar Review Hearing:
Whenever a master site plan approval is
granted for more than ten (10) years;
there shall be a review hearing of the
approval at the end of ten (10) years. At
that time the Hearing Examiner shall
conduct a public hearing to review the
concepts and scope of the project, the
development pattern in the general
area, changes in laws, and whether or
not the project phases are being
developed in the manner and timing as
originally proposed in order to determine
that the approval should remain in
effect. The approval shall remain in
effect unless the Examiner determines
upon clear, cogent, and convincing
evidence that there has been a
substantial change .ircumstances,
whether legal or factual, such that the
project would not receive approval if
considered initially at the time of the
review hearing and would riot be in the
public interest, in which case the master
site plan approval shall lapse and the
project will no longer be considered
vested under this Section. Such a
determination by the Hearing Examiner
would be appealable to the City Council
as a decision under section
____ -4-35-4B.
J. EXTENSION: A single two (2) year
extension of any individual phase of the master
site plan approval may be given, which two year
extension of an individual phase shall likewise
extend the master site plan approval for two
years, and the master site plan approval as a
whole shall receive no more than a five year
extension without prior Hearing. Examiner
approval with respect to any individual phase,
but the project as a whole shall receive not more
than a five year extension without prior Hearing
'Examiner approval. Such extension may be
given by the Hearing Examiner following public
notification of the application for extension, but
_ no public hearing shall be required for such
extension unless the City, the applicant or some
party showing likelihood of actual monetary or
environmental damage requests such a public
hearing.
K. EXPIRATION TIME FOR
GOVERNMENTAL SITE PLAN
APPROVALS: Governmental units including,
but not limited to, any municipal corporation
established under the laws of the state of
Washington which are required to plan under the
Growth Management Act or otherwise, and are
required to or have developed a Capital
Facilities Plan and Funding Plan, may obtain a
governmental site plan approval. The
governmental master site plan approval for City
of Renton projects shall be valid for six (6) years
or the period covered by the Capital Facilities
Plan, whichever is shorter. The governmental
master site plan may be approved following
public hearing by the City Council if such
hearing occurs in conjunction with Council
consideration of the Capital Facilities Plan
required pursuant to Chapter 36.70 A RCW, and
by the Hearing Examiner for other governmental
master site plan approvals. Any governmental
master site plan approval may be extended
following any change to the capital Facilities
Plan, ·financing, phasing or duration of the plan if
it is determined by the administration that such
9 -67
change is not ~jor modification to the
governmental master site plan approval.
L. RECOGNITION OF EXISTING MASTER
PLANS: Where there exists plans of a nature
essentially equivalent to a master plan, which
have undergone City scrutiny and have
complied with SEPA, and which meet the
general provisions of this Section and have
undergone a public hearing with proper
notification, then the City may process a request
to certify that existing plan as an existing master
plan for the number of years remaining on the
previously approved plan, just as if it had
complied fully with this Section.
M, VESTING: The rights of an applicant
under the Comprehensive Plan and Zoning
Code to construct all elements, phases and
improvements shown or described in a master
site plan, if approved, or approved with
conditions, shall vest upon master site plan
approval: At the time of building permit
application, or administrative site plan appr<;lVal,
the improvements shall be designed and
approved pursuant to the then existing codes
such as the applicable Building Code, Fire
Code, Plumbing Code and other developmental
codes.
N. APPEALS OF ADMINISTRATIVE SITE
PLAN DECISIONS: Any decision on an
administrative site plan approval shall be
appealable as an administrative decision
pursuant to Section (4-8-11) .•
....
The approval shall remain in effect unless the
Examiner determines upon clear, cogent, and
convincing evidence that there has been a
substantial change in circumstances, whether
legal or factual, such that the project would not
receive approval if considered initially at the time .
of the review hearing and would not be in the
public interest, in which case the master site
plan approval shall lapse and the project will no
longer be considered vested under this Section.
Such a determination by the Hearing Examiner
would be appealable to the City Council as a
decision under Section 4-35-4B.
O. APPEALS OF HEARING EXAMINER
DECISIONS: The final decision of the Hearing
Examiner on a master site plan application will
be appealable to the City Council within 14 days
pursuant to City Code Section ~,....,.,~-=:-__
4-8-16 of this Code. (Ord. 4551,9-18-95)
4.9.220 SPECIAL PE~TS:
A. PURPOSE AND AUTHORITY:
Recognizing that there are certain uses of
property that may be detrimental to the public
health. safety. morals. and general welfare, and
not permitted by right in the zone where
proposed, depending upon the facis, of each
particular case, a limited power to issue permits
for such uses is vested in the·Hearing Examiner
following recommendation by the Building
Department. (Ord. 3592,12-14-81)
B. APPLICABILITY: (Reserved)
C, SUBMITTAL REQUIREMENTS AND
FEES: Shall be as listed in Sections -;-::-: __
(4-8-12C) and (4-1-18).
D. REVIEW PROCESS AND DECISION
CRITERIA: The standards of review and
procedural requirements shall be the same as a
conditional use permit. (Ord. 3592,12-14-81)
,E. EXPIRATION AND EXTENSIONS:
Shall be as stipulated in Sections
____ ,(4-8-10H and I).
F. MODIFICATIONS TO APPROVED
PLANS: (Reserved)
4.9.230 SPECIAL PERMIT TO ALLOW
PRIVATE GARAGES ON STEEP
SLOPES TO LOCATE WITHIN FRONT
OR SIDE YARD SETBACK:
A. PURPOSE, AUTHORITY AND
CONDITIONS OF APPROVAL: The
Building Department may, in specific cases
where the topography of the premises or the
location of buildings existing prior to the passage
of this Code make compliance with the
provisions governing the location of private
garages impossible, grant a special permit for a
private garage to be located nearer to the street
line than the main structure, but in any case
where such location is within a required front or
side yard, the highest point of a building so
located shall not be more than thirty inches (30")
above the average level of the ground on the
side farthest from the street line. Likewise, the,
Building Department may, upon proper
application, grant a special permit for the
location of a garage on the low side of the street
nearer to the street line than the main building.
(Ord, 2630, 4-26-71, Amd. Ord. 3592, 12-14-81)
9 -68
B. APPLlCA&v: (Reserved)
C. REVIEW CRITERIA: (Reserved)
4.9.240 TEMPORARY USE PERMITS:
A. PURPOSE: A Temporary Use Permit
allows a use or structure on a short term basis.
Such uses or structures may be allowed subject
to modified development standards which would
not be appropriate for p~rmanent uses in the
zoning designation, (Ord, 4560, 11-13-95)
B. APPLICABILITY: (Reserved)
1. Exemptions: (Reserved)
C. USES WHICH MAY BE PERMITTED:
1. Occupancy of a temporary structure
(existing home, mobile home or travel
trailer with adequate water and sewer/septic
service) on the same lot while a residential
building is being constructed or while a·
damaged residential building is being
repaired, and when a valid residential
building permit is in force, The permit may
be granted for up to 180 days, or upon
expiration of the building permit, whichever
first occurs. (Ord. 4560,11-13-95)
2. Model homes and trailers used for the
purpose of real estate sales and/or rental
information, located within the subdivision
or residential development to which they,
pertain.
3. Contractor's office, storage yard, and
equipment parking and servicing on or near
the site or in the vicinity of an active
construction project.
4. Circuses, carnivals, fairs, or similar
transient amusement or recreational
activities,
5. Temporary parking lots/areas.
6. The Planning/Building /Public Works
Administrator or designee may authorize
additional temporary uses not listed in this
subsection, when it is found that the
proposed uses are in keeping with the intent
and purposes of this section.
D. SUBMITTAL REQUIREMENTS AND
APPLICATION FEES: Shall be as listed in
Sections (4-8-12C) and
______ (4-1-18).
l • •
ATTACHMENT 3
Relevant pages from
CITY OF RENTON ORDINANCE 4773
• • ATIACHMENT3
(Pages 1, 28 and 30 only)
Amends ORO U'S 4466, 4502,
4631, 4722
Amended by ORO U 4786, 4788
CITY OF RENTON, WASHINGTON 484U 4857
ORDINANCE NO. 4773
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING TITLE IV (DEVELOPMENT REGULATIONS), OF
ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL
ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY
AMENDING THE RESIDENTIAL-to DU/ACRE (R-IO) AND THE
RESIDENTIAL-14 DUIACRE (R-14) WNES.
4963, 4971
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS:
SECTION L Section 4-2-020.G of Chapter 2, Land Use Districts, of Title IV (Building
Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended to read as follows:
G. RESIDENTIAL-to DU/ACRE (R-tO):
The Residential-l0 Dwelling Units Per Acre Zone (R-IO) is established for medium
density residential development that will provide a mix of residential styles including detached
dwellings, semi-attached dwellings, attached townhouse and attached flat dwellings. It is designed
to encourage residential areas with better use of common and private open space, greater privacy
and more energy and resource efficient homes. The R-IO Zone is intended for areas that are
designated as Residential Options (RO) on the Comprehensive Plan Land Use Map.
The intent of this Zone is twofold: (1) to create new residential neighborhoods on larger
parcels ofland in a "traditional neighborhood" deVelopment style and (2) create high quality infiII
development that increases density while maintaining the single family character of the existing
neighborhood.
1
" • •
ORDINANCE NO, 4773
d, Opening headers, size and material,
e, Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction, Including
connection details,
f, Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors, .
and anchor bolls,
g, Spacial details as needad, (i.e., stairs, fireplaces, special construction), and
h, Insulation of walls, slab, floors, and roof/ceiling,
SECTIONXIL Subsection 4-9-2oo,B.l.a of Cbapter 9, Procedures and Review Criteria, of Title
IV (Building Regulations), of Ordinance No, 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby deleted:
SECTIONXITI. Section 4-9-200,C of Cbapter 9, Procedures and Review Criteria, of Title IV
(Building Regulations), of Ordinance No, 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended by adding the following subsections:
C.2,h: In the R-l0 Zone, all development categOrically exempt from the State Environmental Policy Act (RCW
43.21C and WAC 197-11) and under RMC 4-9-070, Environmental Review Procedures, excluding shadow platting oflwo
or more units per section 4-2-110.F,
C.2.i: In the R-l0 Zone, development of detached or semi-attached dwelling units where part of a subdivision
application.
SECTION XIV_ Subsections 4-9-200,0.3,8 and 4-9-200,0.4 of Cbapter 9, Procedures and Review
Criteria, of Title IV (Building Regulations), of Ordinance No, 4260 entitled "Code of General Ordinances of the
City cifRenton, Washington" are hereby amended to read as follows:
D,3.a; One hundred (100) semi-attached or attached residential units;
D.4: Commercial Property Adjacent or Abutting Certain Residential Zones: Any commercial property that is
adjacent to or abutting the following residential zones: RC, R-t, R-S, R-8 and R-t O.
SECTION XV. Section 4-11-040 of Cbapter 11, Definitions, of Title IV (Building Regu1ations), of
Ordinance No, 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended by deleting the definitions of DUPLEX and DWELLING UNIT, ATTACHED, and adding the
following definitions:
26
• •
ORDINANCE NO. 247L;7",3,--_
SECTION XVIll. Section 4-11-260 of Chapter 11, Definitions, of Title IV (Building Reguiations),of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby
amended by changing tbe following definition to read as foUows:
ZERO LOT LINE: A siting technique which allows slngls-famlly houses to be built along one lot line.
SECTION XIX. This Ordinance shall be effective upon its passage, approval, and five days after its
publication.
PASSED BY THE CITY COUNCIL this 22nd day of __ M-=ac.::r-=c-,-h ___ ~, 1999.
APPROVED BY THE MAYOR this 22nd day of March , 1999.
~;!~.~/
Approved as to fonn:
o(~~
Lawrence J. Warren, City Attorney
Date of Publication: March 26, 1999 (Summary)
. ORD.770:03/03/99:as
30
• •
ATTACHMENT 4
Relevant pages from
CITY OF RENTON ORDINANCE 4802
.---------------------------------------~-----------
• (~\~§i:~~' 1, 14 17, end 22 only) ATTACHMENT 4
Amends Ord 3981, 4008, 4404
4587, 4614, 4631, 4722, 4777
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 4802
Amended by ORn 485q 4854
4857, 4900,
4963, 4971,
5028, 5137
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING TITLE 4 (DEVELOPMENT REGULATIONS), OF
ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL
ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY
ADDING A CENTER OFFICE RESIDENTIAL-3 ZONE, AMENDING
CENTER OFFICE RESIDENTIAL USE ALLOWANCES AND
DEVELOPMENT STANDARDS, AMENDING SITE PLAN REVIEW
PROCEDURES, DELETING MASTER SITE PLAN APPROVAL
PROCEDURES, AND AMENDING MODIFICATION PROCEDURES.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS:
SECTION I. Subsections 4-1-050.Al.k and 4-1-I70.A, of Chapter 1, Administration
and Enforcement, of Title 4 (Development Regulations), of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" are hereby amended as follows:
4-1-050.A.I.k. Modifications to development standards in the Centers Residential
Demonstration Overlay District, and Center Office Residential-3 (COR-3) District.
4-1-170.A
Change the row entitled "SITE PLAN APPROVAL:" to be titled "SITE PLAN
APPROVAL ~EVEL I OR LEVEL II):"
SECTION IL Subsection 4-2-020.P of Chapter 2, Land Use Districts, of Title 4
(Development Regulations), of Ordinance No. 4J\~H ftltitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended t~l*~a as follows:
P. CENTER OFFICE RESIDENTi~~ZONE (COR 1, COR 2, and COR-3):
The purpose of the Center OfficelResidential Zone is to provide for a mix of intensive
office and residential activity in a high quality, master planned development which is integrated
with the natural environment. Commercial retail and service uses which support the primary uses
• •
SECTION XIV.
ORDINANCE NO. 4802
IV. Minor Work ill Shoreline Areas: Minor new
construction, repair, remodeling and maintenance
activities that would otherwise be exempt from site
plan approval if they were not located within the
Shoreline Master Program jurisdiction.
v. Conditional Use Pennits.
VI. Off-Premises Signs (Billboards).
The introductory paragraphs of subsections 4-9,200.D and 4-9-
200.E of Chapter 9, Procedures and Review Criteria, of Title 4 (Development Regulations), of
Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton;-Washington"
are hereby amended to read as follows:
D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED:
In all cases, the public hearing for site plan review should be conducted concurrently with
any other required hearing, such as rezone or subdivision, if the details of the development are
sufficiently defined to pennitadequate review. A public hearing before the Hearing Examiner
shall be required for all projects if.
E. DECISION CRITERIA FOR LEVEL I AND LEVEL H SITE PLANS:
---~....,~ The Reviewing Official shall review and act upon site plans based upon comprehensive r planning considerations' and the following criteria in subsections' E and F as applicable. These
criteria are objectives of good site plans to be'airnedfor in development within the City of RentoIL '.
However, strict compliance' with any'oneor more particular .. criterion may not be'. necessary or·
reasonable. These criteria also provide a frame of reference. for the applicant in developing a site,
but are not intended to be ioflexible standards· or to. discourage creativity and ionovatioIL The site
plan review criteria include, but are not lirnited to, the following:.
SECTION XV. Section 4-9-200.D of Chapter 9, Procedures and Review Criteria of
Title 4 (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances
of the City of Renton, Washington" is hereby amended by adding subsection 5 which reads as
follows:
5. Level II Site Plans: Level II Site Plans, where applicable, pursuant to RMC
section 4-9-200.G.9.b or c.
14
. , •
c.
a.
SECTION XXI.
• ORDINANCE NO. 4802
A combined Level IILevel II site plan for the entire site: or
A Level II site plan addressing the entire site, and a Level I site
planes) for one or more phases of the site that addressees) less than
the entire site.
Subsection 4-9-200.G of Chapter 9, Procedures and Review
Criteria, of Title 4 (Development Regulations), of Ordinance No. 4260 entitled "Code of General
Ordinances of the City of Renton, Washington" is hereby amended by inserting a new section 8
which reads as follows, and renumbering the remaining sections accordingly:
8. Special Review For Planned Actioris: A consistency review shall be
conducted by the Zoning Administrator for proposals submitted under the
authority of an adopted Planned Action Ordinance.
If found consistent with the Planned Action Ordinance including required
conditions and mitigation measures, the Zoning Administrator shalI notifY
the applicant of the. departmental comments and the consistency analysis
consistent with section 4-9-200.G.6. Revisions or modifications may be
made in accordance with section 4-9-200.G.7 .. Once these steps have been
I completed, the Zoning Administrator shall forward the Level II Site Plan to I
the Environmental Review Committee to detennine if a public hearing
before ti,e Hearing Exanliner is required.
If found inconsistent· with the Planned Action Ordinance, the Zoning
Administrator shalI notifY the applicant of the departmental comments and
the consistency analysis consiStent with section 4-9-200.G.6. ReviSions or
modifications niay be made in accordance with section 4-9-200.G.7. If the
application is still found to be inconsiStent once these steps have been
completed, the Zoning Administrator shalI forward the findings to the
Environmental Review Committee to detennine if additional enVironmental
review is required. The application shall then follow the process,
subsection 9.b for Level II Site Plans with no applicable Planned Action
Ordinarice. If the application is modified to. be consistent with the Planned
Action Ordinance, the Zoning Administrator shalI forward the proposed
Level II Site Plan to the Environmental Review Committee to detennine if
a public hearing before the Hearing Examiner is required.
SECTION XXII. Subsections 4-9-200.G.9 and G.12.d of Chapter 9, Procedures and
Review Criteria, of Title 4 (Development Regulations), of Ordinance No. 4260 eirtitled "Code of
General Ordinanc.es of the City of Renton, Washington" are hereby amended to read as follows:
17
• • ORDINANCE NO. 4802
9. Environmental Review Committee to Detennine Necessity for Public
Hearing;
a Level I Site Plans: Upon receipt of final departmental comments
and after the close of the public comment period, the Environmental
Review Committee shall detennine the necessity for a public
hearing on the site plan for those projects that have not .beeiJ.
reviewed as part of a Level II site .planpursuant to RMC 4-9-200.
Where a Level II site plan is· approved, subsequent site plans
submitted for future phases may be submitted and approved
administratively without a public hearing.
b. Level II Site Plans without Planned Action Ordinance, or Combined
Level IIII Site Plans Wrthout Planned Action Ordinance:
L
11.
COR Zones: The Hearing 1 Examiner shall consider the
application and hold a public hearing consistent with section
4-9-200.G.l2, except the Examiner shall issue a
recommendation rather. than a decision. The City Council
shall consider the recommendation ofthe Hearing Examiner
and issue a decision on the· application.
Other Zones: The provisions of 4-9"200.D shall apply.
Upon receipt of final departmental comments and after the
close of the public comment period, the Environmental
Review Committee shan detennine the necessity for a public
hearing before the Hearing Examiner on the site plan. If a
hearing is required, the procedures in section 4-9-200.G.12
shall apply.
c. Level II Site Plans Under Planned Action. Ordinance or Combined.
Level I/II Site Plans. Under Planned· Action . Ordinance: The
Environmentru. Review Committee .shall consider the following
criteria: to detennine if a hearing before the Hearing Examiner
should be held regarding the Level II Site Plan and any associated
site plan applications. A hearing before the Hearing Examiner is
required unless both of the following criteria are met:
i. One or more public hearings were held where public
comment was solicited· on the proposed Planned Action
Ordinance, and,
ii. The environmental impact statement for the Planned Action
reviewed preliminary conceptual plans for the site which
provided the public and decisionmakers with sufficient detail
regarding the scale of the proposed ·llnprovements, the
quantity of the various types of spaces to be provided, the
use to which the structure· will be put, and the bulk and .
general fonn of the improvenients.
18
• • ORDINANCE NO. 4802
criteria in section 4-9-2S0.D.2, the request for modification in the COR-3 zone
requirements for upper story setbacks shall meet all ofthe following criteria:
a. In comparison to the standard upper story setbacks, the proposed building
design will achieve the same or better results in terms of solar access to the
public shoreline trails/opens space and publicly accessible plazas; the
. building will allow access to sunlight along the public trail/open space
system and plazas abutting the shoreline during daytime and seasonal
periods projected for peak utilization by pedestrians.
b. The building will create a step in perceived height, bulk and scale in
comparison to buildings surrounding the subject building.
SECTION XXXI. This ordinance sball be effective upon its passage, approval, and
five days after its pUblication.
PASSEDBYTHECITYCOUNCILthis 25th dayof __ o_c_t_ob_e_r ___ .,1999.
APPROVED BY THE MAYOR this 25th day Of_-'O.L\c""t..l.oJj.b"'e""r _____ , 1999.
Approved as to form:
£~~~
Lawrence 1. Warren, City Attorney
-', .-
,
':: J . ...-,
/
Date of Publication: 10/29/99 (S)1JlII11ary Only)
ORD.814: I OIl4/99:as.
22
._-_._---_ .. _--_ ...... .
• •
ATTACHMENT 5
The Liberty Ridge Homeowners Association
Newsletter, July 2007 edition
------------
Liberty Ridge Home Owne.ssociation • Page I of2
ATTACHMENT 5
~!'J!!~.~. .,.;;".;'",1
1·P,/llPl'~~r I
EN~~~7"'-' ~
f·~~rn~~!j
r",.t"!l"l.IIiii;tliili"'·",j"·,':'i ~ ,_~ __ 'r_ , ""c",,?, ,_"
HB!!"rti'!~I?~l
1·,8<>,.r~ Ml!l\1~{ I
July 2007 News
-NOTICE: Volunteer Board Member Needed
Recently a HOA Board Member resigned. The Board Is searching for a
volunteer replacement. If interested, please send an email to
lnfo@rentonllbertyrldge.com. Please indude your phone number and
how you feel you can most likely contribute in the email. The
replacement will hold the Board Member seat until the HOA elections in
September/October 2007 when all five Board Member positions are up
for re-eledion.
* ACe Committee volunteers needed. Please email
info@rentonlibertyridge if interested. These committee
members review and approve/deny homeowner ACe
applications for exterior improvements to their lots.
···!..IBERIY RIDGE CQMMU~ITY GARAGE S:ALE,
Jul~ Z7-ZStb (Sat &; SUO) 10am 12 I:jpm····
It's time to open up those garage doors and move your excess items out
to the driveway!
The HOA will be advertising a community garage sale on July 27-28th,
Saturday and Sunday, from 10am to 5pm.
You are welcomed to participate at your convenience.
If you would like more infonnation or to have a yard sign to post in your
front lawn that weekend, please email
garagesale@rentonlibertyrldge.com
-or-call Becky at 425-277-1396 .
•• ~ •• : Increased Fee Structure for CC&R Violations
There is an increased In the fee structure for CC&R violations.
• The first notice of a violation will be a warning with a 30
day grace period to become compliant.
• After 30 days, there will be a second notice and a $100
fine.
• After 60 days, there will be a third notice and a $300 fine.
• All subsequent notices and fines within a twelve month
period will be a $300 fine.
• In addition, a stop-work order request issued by the
ACCIHOA can be $100 per week .
• Newsletter being mailed week of July 17th. Look for it in the mail.
.. Read the new ACe G!!ideline~
• Assessment Fees due by 7/31107. Send $158 to Monis
Management
* Community BBQ -August 29th.
http://rentonlibertyridge.com/News.htm 7/13/2007
Liberty Ridge Home owne.ssociation •
We need volunteers for things like organize games for kids, brainstorm
fun ideas, setup andior cleanup. If interested, please email
info@rentonlibertyridge.com,
.. -. ".
FYI --The storage unit company on NE 3rd is planning an
expansion to buiiq mor:e storage umts. The company presented
their plan to the HOA Board. Their designs include additional-
... landscaping and they remain consistent with their current
: ar.c~it.e~tura~ design~ The .~oard.suppo.r~s. the~r exp~l\s~~n p.la,ns.
1< Thanks to all those neighbors that assisted with landscaping the
NE 3rd St strip. It looks greatl Over 40 volunteers participated II
And a special thanks to the Landscape Committee members who
organized the entire thing from obtaining a grant from the City of Renton,
to doing the original landscape design, to getting landscape bids, to
organizing the work parties:
• Sunil Dev
• Michael Reyes
• Tom Rowley
• Ed Ruth
• Mike and Connie Tupper
• Tom Winter
Thank you for Improving our communltyll
Old Newsletters
Page 2 of2
·Disclaimer: Information may be outdated informer nev.'s/etters. Please contact
the property manager 10 clarify any questions you might have.
lyn~ II , 20Ql
AQril I ,2007
l~nya~ 17 2QQl
~Qv~l1lb~r 30 2QQ6
July 2006
Not Yet Available Online
~Qv~mber 19 2Q04
August 5 20Q~
Jul~ 1,2004
March 25, 2004
Not Yet Available Online
December 5 20QJ
August 7 2QQJ
M~rch I 200,
Ma~ 10 2002
http://rentonlibertyridge.comlNews.htm 7/13/2007
• •
ATTACHMENT 6
Patrick Gilroy's July 16, 2007 Letter to the
Renton Development Services Division,
with copies of: (1) Phase III SEPA Checklist, and
(2) companion SEPA Impacts Comparison Table.
•
"
July 16, 2007
City of Renton Development Services Division
lOSS South Grady Way
Renton, W A 98057
Attn: Elizabeth Higgins, Senior Planner
• ATIACHMENT6
Gilroy Family, LLC
1714 Bellevue Way NE
Bellevue, W A 98004
(425) 747-1726
Re: STOR-HOUSE PHASE III, APPLICATION FOR SITE PLAN REVIEW
Request That the City Adopt the ERC's 2001 SEPA Threshold
Determination
Dear Elizabeth:
I am writing to request that, for SEPA review of the Stor-House Phase III Site Plan Review
application submitted herewith, the City adopt the Environmental Review Committee's July
2001 Determination of Non-Significance, Mitigated (copy attached), which was issued in
conjunction with the Site Plan Review application for Stor-House Self Storage Phase I (City of
Renton File No. LUA-OI-047). To help put this request into perspective, before I elaborate
further on my request let me first review the land use decisions that have been issued to-date
concerning the subject property.
PROJECT HISTORY
On September 29, 2000, a Development Agreement among the City, us (the current Applicant)
and the then-property owner was mutually executed concerning the subject property. That
agreement established a set of standards by which the subject property could be developed.
Observing the standards set forth in the 2000 Development Agreement, we prepared an
application for Site Plan Review, which was submitted to the City on March 5, 2001. On July 9,
2001, the City issued an Environmental Review Committee Report and Administrative Land Use
Decision (File No. LUA 01-047, ECF, SA-A) for the subject property. (A copy of the approved
site plan is attached hereto as Exhibit A.) The Administrative Land Use Decision approved a site
plan that featured two phases of development:
(a) Phase I, which contemplated the development of two office buildings
totaling 31,196 SF plus 9 self-storage buildings totaling 70,493 SF; and
• •
. .
•
City of Renton Development Services Division
Attn: Elizabeth Higgins, Senior Planner
.July 16, 2007
Page 2
•
(b) Phase II, which contemplated either of two options: Option A, which
would add 8 buildings and 40,000 SF of self storage to the site, or Option
B, which would add a third, 12,000 SF office building and 5 self·storage
buildings totaling 20,000 SF.
On October 8, 2002, after we had made building permit applications to build the 9 self·storage
buildings contemplated by Phase I of the Site Plan Approval (but not the 2 office buildings,
which we did not build because market conditions at the time prevented the successful leasing of
such buildings), Development Services Director Neil Watts issued a letter to us approving a
Minor Modification to the above· referenced site plan approval. This minor modification
approved both (a) the addition of a "sub·phase" to Phase I of the project, under which two office
buildings could be built, and (b) the adjustment in size and location of the area being developed
as Phase II. A copy of the approved modified site plan is attached hereto as Exhibit B.
On October 15, 2004, following our application to construct 7 new self·storage buildings totaling
37,860 SF on 2.1 acres set aside as Phase II, the City issued an Administrative Land Use
Decision (File No. LUA 04·105, SA·A) for the subject property. (A copy of the approved site
plan is attached hereto as Exhibit C.) That Administrative Land Use Decision approved the
addition of the 7 self storage buildings to the site plan and adopted the original July 2001
Environmental Review Committee Report and Decision that was issued in conjunction with the
first Site Plan Review (LUA 01·047).
CURRENT PROPOSAL
Our current proposal is to construct the third and final phase of the Stor·House development as 6
self·storage buildings, which will add approximately 34,098 square feet of building area to the
site. A copy of the proposed Phase III site plan is attached hereto as Exhibit D. We are not
proposing to construct the two office buildings that were previously contemplated for this
portion of the site because, after much research, we have determined that the construction of
office space at this location is not financially feasible at this time. On the other hand, our self·
storage business has been very successful and the demand for storage space has exceeded our
current supply.
REOUEST FOR ADOPTION OF THE ERC'S 2001 SEPA THRESHOLD DETERMINATION
Adoption of the Environmental Review Committee's July 2001 Determination of Non·
Significance, Mitigated is appropriate because implementation of our current proposal would not
cause any adverse impacts to the environment that were not already contemplated in the
environmental review that culminated in that determination. To demonstrate that fact, I have
drafted the attached table, which summarizes each category of impacts contemplated in each of
the two previous applications for Site Plan Review and compares them with the cumulative
impacts of our current proposal. As the attached table makes abundantly clear, the proposed
Phase III development will in no way add adverse impacts to the site or the surrounding
•
City of Renton Development Services Division
Attn: Elizabeth Higgins, Senior Planner
.July 16, 2007
Page 3
•
environment that were not previously anticipated, but will, in some categories (such as
Transportation, Water and Public Services), create less of an impact than was originally
contemplated in the first Site Plan Review Application, LVA 01-047.
Note that WAC 197-11-600-4(a) lists adoption as an appropriate course of action at the Lead
Agency's disposal while conducting SEPA review. It states, in part, that "an agency may use all
or part of an existing eiwironmental document to meet its responsibilities under SEPA."
Because adoption is appropriate in circumstances like the one I have demonstrated that we have,
we respectfully request that the City adopt the 200 I Environmental Review Committee
Determination of Non-Significance, Mitigated for Phase III as was previously done in the case of
the Stor-House Self Storage Phase II Site Plan Review Decision (LVA 04-105). For your
convenience, I have enclosed a copy of the "Adoption of Existing Environmental Document"
form found in WAC 197-11-965.
If you would like to discuss our proposal at greater length or discuss the above-stated request,
please contact me at (425) 747-1726, ext. 102.
Sincerely,
~o~
Attachments
cc: Neil Watts, Director, City of Renton Development Services Division (with copies of
attachments)
Jennifer Henning, Principal Planner, City of Renton Development Services Division
(with copies of attachments)
Elizabeth Higgins, Senior Planner, City of Renton Development Services Division (with
copies of attachments)
David L. Halinen, Halinen Law Offices, P.S. (with copies of attachments)
-"
~fie
Jesse Tanner Mayor
• Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
1"H'( H'" rJLJ
July 09. 2001
Mr. Patrick Gilroy
Northward
1560 -140'· Avenue NE, #100
Bellevue. WA 98005
JUL 1 1 ZOOl
SUBJECT: Aegis Self Storage
Project No. LUA-01-047, ECF, SA-A
Dear Mr. Gilroy:
This letter is written on behalf of the Environmental Review Committee (ERC) and is to
advise you that they have completed their review of the subject project. The ERC issued
a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. See
the enclosed Mitigation Measures document.
Appeals of either the environmental determination [RCW 43.21.C075(3), WAC 197-11-
680) and/or the land use decision must be filed in writing on or before 5:00 PM July 23,
2001. If no appeals are filed by this date, both actions will become final. Appeals must
be filed in writing together with the required $75.00 application fee with: Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the
Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional
information regarding the appeal process may be obtained from the Renton City Clerk's
Office, (425)-430-6510.
The preceding information will assist you in planning for implementation of your project
and enable you to exercise your appeal rights more fully, if you choose to do so. If you
have any questions or desire clarification of the above, please call me at (425) 430-7382.
For the Environmental Review Committee,
j;;fi~~-.· »
Elizabeth Higgins, AICP
Senior Planner
cc: T & E Investment, Inc.lOwners
Enclosure
1055 South Grady Way -Renton, Washington 98055
® This paper contains 50% recycled malerial, 30% post consumer
• • • CITY OF RENTON
DETERMINATION OF NON·SIGNIFICANCE
(MITIGATED)
MITIGATION MEASURES & CONDITIONS
APPLICATION NO(S): LUA-01-047,SA-A,ECF
APPLICANT:
PROJECT NAME:
Northward Properties (Patrick Gilroy)
Aegis Self Storage
DESCRIPTION OF PROPOSAL: The applicant has requested an Environmental Committee
Review and Administrative Site Plan Review for new buildings to be constructed on a 7.51 acre vacant
property. The proposed use would be self-service storage and office. Phase One would consist of eleven
buildings between 10'-6" and 30'-0" in height. Phase One would have 119 parking spaces. Phase Two
would have either self-service storage or office, or a combination of both, depending on market demand at
the time of development. The area of Phase Two would have approximately 97,000 sf of land.
LOCATION OF PROPOSAL: 2000 blk NE 3'd Street (south side of NE 3"' Street)
MITIGATION MEASURES:
1. The applicant shall follow recommendations as found in the geotechnical reports, "Geotechnical
Engineering Study," by Geotech Consultants, Inc., December 1998; "Geotechnical Engineering
Study Update Office Buildings," by Earth Consultants Inc., February 26, 2001, and "Infiltration
Testing and Slope Recommendations Renton Office and Mini Storage," by Earth Consultants Inc.,
March 29, 2001. .
2. The applicant shall utilize the City of Renton stormwater system, rather than on-site infiltration,
should available evidence indicate potential contamination of the Aquifer Protection Area.
3. The infiltrative surface of the drainage facility shall be located entirely in native soils. The
infiltration vault drain lines and/or sidewall infiltration perforations shall be below the level of fill
material previously deposited on the site. Design of the facility shall not allow discharge water to
contact contaminated fill material on the site. The design shall be reviewed and approved by the
City, prior to construction and inspected following construction to assure that this design
parameter is met.
4. The applicant shall pay Transportation Mitigation at the rate of $75.00 per new trip generated by
the project. The fee shall be paid prior to issuance of building permits.
5. The applicant shall pay the Fire Mitigation Fee equal to $0.52 per square foot of new
construction. The fee shall be paid prior to issuance of building permits.
The Site Plan for AEGIS SELF STORAGE AND OFFICE File No. LUA-01-047, is approved subject to the
following conditions:
CONDITIONS:
1. The applicant shall submit a revised landscape plan that includes vegetative screening along the west
boundary of the future Phase II development. The revised landscape plan shall be submitted with the
application for building permits.
2. The Site Plan Review decision shall run consecutively with the Development Agreement to September
14,2010, unless the Development Agreement is amended or otherwise modified as provided for in the
Agreement.
MITMEASURES
iii
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PHASE II
THE STOR-HOUSE SELF STORAGE
SIT E P LA N I UNIT M I X
-'------.'-' --------.~-
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• •
ENVIRONMENTAL
IMPACTS
Eilrth
Air
Water
Plants
Animals
Land Use
(site
and
surroundings)
Housing
Aesthetics
Light and Glare
Page 1 of 2
Self.Storage Phase III, SEPA Impacls Table
IMPACTS CONTEMPLATED UNDER
LUA·01-047 (PHASE I)
Approved Site plan attached as Exhibit A
storm-water runoff from
lirrlperviil JUS surfaces, then release treated
to infiltrate into native soils. The
,"'u" Wi'. designed to handle 6.40 acres
lot im,pervi()us surface -3.17 acres of
limpelrvi()us surface were added during
I construction
and
with native species
the impact of the site
I ~~~~~:~~~:~o:: Please refer to the I) Landscaping Plan.
l ir~~~:~~F.and residential property liberty Ridge) were noted;
consistent with existing City
Comprehensive plan and
I range
building materials for
11;:;:~~I:~~'~~, buildings will be concrete .5 units (eMU), stucco and metal.
and light from vehicles using the
IMPACTS CONTEMPLATED UNDER
LUA·04·105 (PHASE II)
Approved Site plan attached as Exhibit C
are
impacts are proposed.
(adldilional impervious surfaces, then
treated runoff into native soils.
II construction added 1.65 acres
impervious surface to the site, bringing
overall total to 4.85 acres of
limperviOtJs surfaces.
la:,~~~.~~~:~~::Y( building Ir I consist primarily of Hardi-
lap siding and cedar shingles.
Exterior building materials for self-
buildings will be concrete
units (eMU) and metal.
and light from vehicles using the
CURRENT PROPOSAL (PHASE III)
Proposed Slle plan attached as Exhibit 0
acres of impervious surface to
i I bringing the total impervious area
to 6.35 acres, which is 0.05
less than the maximum capacity
detention vault. Therefore, the new
limperviolJs area added by the proposed
Ide'vele.pment can be adequately detain,edl
treated by the existing underground
water vault.
i
consistent with
1~:~~I~:~:~~i,~~, Plan designation of 11 Area -Industrial and Light
Ilnd""tri,.1 Zoning classification, and with
September 2000 Development
are
constitutes a higher-
of the property in
Icompari"on to self storage, is no longer
the street and surrounding
Ipr,op"rtiles. New structures will not
feet in height, and exterior
Icc,nstru.:tiie In materials will include eMU,
,and Hardi·Plank™, which pro,videsl
similar appearance to stucco.
on the interior
will not affect surrounding
Iprc)perties. Some lighting may be used to
lenhal1ce the appearance of the exteriors
perimeter buildings at night, but
affect on surrounding properties will
minimal.)
711612007
Self-5torage Phase III, SEPA Impacts Table
ENVIRONMENTAL
IMPACTS
Recreation
IMPACTS CONTEMPLATED UNDER
LUA-01-047 (PHASE I)
Approved Site plan attached as Exhibit A
Historic Preservation Ide,velopmelnt.
Transportation
Public Services
Utilities
Page 2 of2
Id~:~~:~~~~~;;~t~i ,NE 3rd Street frontage Ii include construction of
pOints to NE 3rd Street; the
cut is for right in/out only +
parking
Ist,ora.ge at a ratio of 1 space per 3,500
of building area. (70,493 SF
= 20 stalls required; 26 stalls
il' ladrlod to site plan.
frontage in NE 3rd Street. Public
mains will be extended to serve
15,598 square-foot office buildings
one 1,500 square-foot self-storage
are
the Liberty Ridge
I I J Public water mains will be
to serve two 15,598 square-
buildings and one 1,500
Isoua"o-foot self-storage leasing office
i potable water and adequate fire
IMPACTS CONTEMPLATED UNDER
LUA-04-105 (PHASE II)
Approved Site plan attaChed 890 Exhlbit C
daily trips; Phase II (storage
add an additional 95 daily
i add
at a ratio of 1 space per 3,500
feet of building area. (37,860 SF
= 10.8 stalls required; 11 stalls
to site plan. Total parking provided
37 stalls
sewer main extension is needed
serve the storage buildings under this
I
were i
I~;:~~~~:~~;~~iln conjunction with Phase I I( i Mains will be extended to
the new buildings with adequte fire
CURRENT PROPOSAL (PHASE III)
proposed Site plan attached 85 Exhibit 0
i are
improvements were constructed
Phase I.
office and will add 34,098
self storage buildings and 86 new
i trips to the area, for a cumulative
total of 142,451 SF of self
Ist,)(aoe: this is estimated to generate.A.
I~~~~~S~" which is less traffic
Itl anticipated.
i are
In fact, the impacts that the
proposal will have on public
1 •• 'NI,"o. will be less than for a project
would have included office buildings.
applicant will pay the appropriate fire
Imilligalion fee al the lime of building
sewer main extension is needed
serve the storage buildings under this
were
I~~:~~;~~;:~~,~irn conjunction with Phase I Ie Two water services that
for use by previously the
Icont"m,)lal:ed office buildings will be
Irerno,'ed. and one fire hydrant will be
to the site.
7'1~"nf'\'7
• •
FORM FOR ADOPTION OF AN
EXISTING ENVIRONMENTAL
DOCUMENT
WAC 197-11-965
• •
ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT
Adoption for (check appropriate box)
Description of current proposal:
Proponent:
Location of current proposal
Title of document being adopted
Agency that prepared document being adopted
Date adopted document was prepared
[] DNS [] EIS [ ] other. ...... .
• •
Description of document (or portion) being adopted:
[fthe document being adopted has been challenged (WAC 197-11-630), please
describe:
The document is available to be read at (place/time):
We have identified and adopted this document as being appropriate for this proposal after
independent review. The document meets our environmental review needs for the current
proposal and will accompany the proposal to the decision maker.
Name of agency adopting document:
Contact person, if other than responsible official: Phone:
Responsible official:
Position/title: Phone:
Address
Date: Signature:
" • •
STOR-HOUSE PHASE III SITE PLAN
REVIEW APPLICATION
SEPA CHECKLIST
• ENVIRONMENTAL CHEC~T
A. BACKGROUND
1.' Name of proposed project, if applicable:
Stor-House Self Storage, Phase III
2. Name of applicant:
Gilroy Family, LLC
3. Address and phone number of applicant and contact person:
Applicant:
Gilroy Family, LLC
1714 Bellevue Way NE
Bellevue, WA 98004
(425) 747-1726
4. Date checklist prepared:
July 16, 2007
5. Agency requesting checklist:
Contact Person:
Patrick Gilroy
1520 -140111 Avenue NE, #200
Bellevue, WA 98005
(425) 747-1726, ext. 102
email: patrick@northward.com
City of Renton Development Services Division
6. Proposed timing or schedule (including phasing, if applicable):
Construction is proposed to start Fall of2007 subject to securing necessary approvals.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
No. Phase III is the final phase of the Stor-House Self Storage development and will completes
development of the overall site.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
Geotechnical Engineering Study (12114198) Prepared by: Geotech Consultants, Inc. (in response to a
request by an earlier owner of the site)
Site Investigation Report (7125100) Prepared by: Kleinfelder Inc.
Geotechnical Engineering Study Update (2126101) Prepared by: Earth Consultants, Inc.
Infiltration Testing and Slope Recommendations (3129101) Prepared by: Earth Consultants, Inc.
Update to original Geotechnical Study (8130104) Prepared by: Earth Consultants, Inc.
9. Do you know whether tPlications are pending for governmlal approvals of other proposals
directly affecting the property covered hy your proposal? If yes, explain.
Not to our knowledge.
10. List any government approvals or permits that will he needed for your proposal, if known:
Site Plan Approval
Building Permits
Grading Permits
Other Customary Permits.
11. Give a hrief, complete description of your proposal, including the proposed uses and the size of
the project and site. There are several questions later in this checklist that ask you to describe
certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead
agencies may modify this form to include additional specific information on project
description.)
In September of 2000, the City, the applicant and the then-owner of the subject property entered into
a Development Agreement regarding the development of the overall property of which the site of the
current Phase 111 proposal is a part. The agreement included two alternative conceptual development
site plans and corresponding building elevation drawings. The first site plan (Site Plan Version A)
depicts all storage bUildings on the site exceptfor a small office building (1,717 square feet, designed
to be appropriate for use as the storage company's business office) that is shown with six associated
customer parking stalls located at the site's northeast corner. The second site plan (Site Plan
Version B) depicts a development scenario with both (1) a 14,000 square foot two-story commercial
office building at the site's north end and (2) the balance of the site comprised entirely of storage
buildings. No amendments to the Development Agreement have ever been sought.
In early 2001, the property owner submitted an application to the Renton Development Services
Division (LUA 01-047) for site plan approval that proposed a phased development that included both
office and storage uses. Phase I of the proposal included two office buildings, totaling 31,196 square
feet, and 11 self storage buildings, totaling 63, 028 square feet. Phase 11 of the proposal included two
options: an Option A, which contemplated adding 40, 000 square feet of storage buildings to the site,
and an Option B, which contemplated a 12, OOO·square foot office building and several storage
buildings totaling 20,000 square feet of storage. On .luly 9, 2001, the Development Services Division
approved a site plan for the then-proposed phased development of the property.
On September 20, 2002, the property owner appliedfor a minor site plan modification (i.e., a
modification to the .luly 9, 2001 site plan approval issued by the Development Services Division) that,
concurrent with Phase 1 of the proposal, would allow construction of a 4,600 square foot storage
building on a part of the Phase 11 portion of the property. On October 8, 2002, the Development
Services Division approved the proposed modification of the site plan to revise the project's phasing.
To-date, in two separate phases, the owner has constructed 17 fully-enclosed buildings with 700
storage units totaling 108,353 square feet of storage area. Now-proposed Phase III, the final phase
of development, will add 6 self storage buildings and approximately 34, 098 square feet of building
area to the site for a total of 142,451 square feet of self storage and 23 buildings. Proposed
buildings AA, DD and FF (please see the attached proposed site plan), the Phase 111 buildings that
will have the most exposure to NE 3rd Street and the Liberty Ridge subdivision to the west, are
;
,-------------------------------
designed to have articled fa9ades featuring alternating colOllnd materials and a high-pitched
roof line with residential-style gabled and hipped ends. These fa9ades will be virtually identical to
the elevations of existing buildings A, Gand K, which buildings are currently visiblefrom NE 3,d
Street.
12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township, and
range, if known. If a proposal would occur over a range of area, provide the range or
boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic
map, if reasonably available. While you should submit any plans required by the agency, you
are not required to duplicate maps or detailed plans submitted with any permit applications
related to this checklist.
The site is located north of Maple Valley Highway, immediately south of NE 3,d/NE lh Street, east of
the Mt. Olivet Cemetery and west of the King County shops in the City of Renton. A legal description is
attached hereto and incorporated by reference.
13. Does the proposal lie with an area designated on the City's Comprehensive Land Use Policy
Plan map as environmentally sensitive?
The proposed project is within the City of Renton's Aquifer Protection Zone 2.
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous
other __ _
The majority of the site is gently sloping, while the south and west portions of the site's perimeter
contain areas of steeper slopes.
b. What is the steepest slope on the site (approximate percent slope)?
The steepest slope is ± 25%.
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any prime
farmland.
Please refer to the Geotechnical reports, listed below, that have been prepared for this property
and are currently onfile with the City under LUA01-047:
Geotechnical Engineering Study (12/14/98) Prepared by: Geotech Consultants, Inc. (prepared
in response to a request by an earlier owner of the site)
Site investigation Report (7/25/00) Prepared by: Kleinfelder Inc.
Geotechnical Engineering Study Update (2/26/01) Prepared by: Earth Consultants, Inc.
Infiltration Testing and Slope Recommendations (3/29/01) Prepared by: Earth Consultants, Inc.
Update to original Geotechnical Study (8/30/04) Prepared by: Earth Consultants, Inc.
"jt,;:: l'!~H1 Sf·Y!\ IlT'.\~ 7-i(1--CI--;-;: r!,'16/::~t!~:'7; Pag~:"'
• • d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
Not to our knowledge.
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate source of fill.
Some grading may be needed to bring the existing grade level to elevation for construction of
building pads and utilities. At this time, no jill material is anticipated to be brought onto the site.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
Erosion could occur as a result of denuded soil during and immediately following storm events.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Phase III will add approximately 0.78 acres of building area to the site, for a total of 3.27 acres
of buildings that will cover 43% of the entire site (inclusive of all three phases). Phase III will
also add approximately 1.53 acres of impervious surface, for a total of 6.35 acres of impervious
surface across the entire site, inclusive of all three phases of development (see table, below).
I mpervlOus Ar (A ea cres )
Phase Impervious Area Pervious Area Total Area
I 3.17 0.32 3.49
II 1.65 0.04 1.69
III 1.53 0.29 1.82
Total: 6.35 0.65 7
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
2. Air
A temporary erosion and sedimentation control (J'ESCP) plan will be prepared and implemented
prior to commencement of construction activities. During construction erosion control measures
may include any of the following: siltation fence, temporary siltation ponds and other measures
which may be used in accordance with requirements of the City. At completion of the project,
permanent measures will include stormwater runoff detention and water quality facilities as
required the City. Please refer to the Erosion Control Plan submitted with this Site Plan Review
application for more specific iriformation.
a. What types of emissions to the air would result from the proposal (i.e., dust, automobile,
odors, industrial wood smoke) during construction and when the project is completed? If
any, generally describe and give approximate quantities if known.
During construlon, there will be increased eXhaus~nd dust particle emissions. After
construction, the principal source of emissions will be from the automobile traffic that uses the
site, which will be minimal.
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
Off-site sources of emissions or odors are those typical of the mixed-use neighborhoods that
surround this site, such as automobile emissions from traffic on adjacent roadways and fireplace
emissions from nearby homes.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
Construction impacts will not be significant and can be controlled by several methods: watering
or using dust suppressants on areas of exposed soils, washing truck wheels before leaving the
site, and maintaining gravel construction entrances.
Automobile and other emission standards are regulated by the State of Washington. The site has
been included in a "No Burn Zone" by the Puget Sound Air Pollution Control Agency, which
went into effect on September 1, 1992. 1n view of that regulation, no land clearingfires would be
permitted on-site (nor in the surrounding neighborhood).
3. Water
a. Surface:
l) Is there any surface water body on or in the immediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows into.
No.
2) Will the project require .any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
Not applicable.
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material.
Not applicable.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
There will be no surface water withdrawals or diversions. Please refer to the storm
drainage narrative, submitted with the Site Plan Review application.
5) Does the proposal lie within a lOO-year floodplain? If so, note location on the site plan.
~;i\'f:' Pl<:!l'l SI·TA (I"T\,'\ I. : .. j 6··iJ7 \' '.I"! \1<~(l(;7; P~l\;l~::;
• • No.
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
No. a public sanitary sewer system has been installed to serve the site.
b. Ground:
1) Will ground water be withdrawn, or will water be discharged to ground water? Give
general description, purpose, and approximate quantities if known.
No groundwater will be withdrawn -public water mains have been installed as part of the
site construction. Stormwater is infiltrated on-site. through the native soils afier the water
has been treated for the removal of sediment and petroleum products.
2) Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any (for example: Domestic sewage: industrial, containing the
following chemicals .... ; agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if applicable), or the
number of animals or humans the system(s) are expected to serve.
The site is served by sanitary sewers. There will be no waste material discharged to the
ground from the site. Post-construction storm water runofffrom roadways and selfstorage
buildings will be collected within drainage facilities which will settle out and/or separate
automobile petroleum and other waste materials to acceptable levels before being infiltrated
into the native soils on-site. The on-site infiltration vault was designed to handle the
stormwater runoff from all three phases of development (please refer to the Storm Water
Drainage Narrative submitted with the Site Plan Review Application). Requirements for
water quality and runoff rate control will be met.
c. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters? If so, describe.
Stormwater runoff will result from roadways and other impervious surfaces. The run-
off will be collected and routed to the infiltration vault located on-site. treated for
sediment and petroleum removal. then infiltrated through the on-site native soils. The
on-site infiltration vault was designed to handle storm water runoff from all 3 phases
of construction. Requirements for water quality and runoff rate control will be met.
Overfiow from this system will be connected to the downstream storm drain system.
2) Could waste materials enter ground or surface waters? If so, generally describe.
This would be very unlikely. The only materials that could enter ground or surface
waters would be those associated with automobile discharges and yard and garden
preparations.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
• • A City-approved storm drainage system was previously designed and constructed to handle
runofJ from the entire project at full build-out in order to mitigate any adverse impacts from
stormwater runoff The site will feature temporary erosion control barriers during the period of
site construction for Phase III. After Phase III construction, all site runofJwill be directed to the
permanent storm water collection/treatment facility.
4. Plants
a. Check or underline types of vegetation found on the site:
deciduous tree: alder, maple, aspen, other:
evergreen tree: fir, cedar, pine, other:
shrubs
l grass
pasture
wet soil plants: cattail, buttercup, bull rush, skunk cabbage, other
water plants: water lily, eelgrass, mil foil, other:
other types of vegetation:
b. What kind and amount of vegetation will be removed or altered?
The entire site was cleared, graded and filled during Phase I of the project. Since then, the
portion of the site that will be developed as Phase III was stabilized to prevent erosion of the
exposed soils. To prevent erosion immediately prior to Phase III building construction, the
Phase III portion of the overall site will be cleared of the grasses that were previously
established. All landscaped vegetation either will remain untouched or will be relocated to the
proposed new landscape areas.
c. List threatened or endangered species known to be on or near the site.
None to our knowledge.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Certain areas throughout the site have been landscaped with native species in an efJort to
enhance the vegetation on site and to diminish the impact of site construction. Additions to and
embellishments of landscaping in these areas are proposed in conjunction with the construction
of Phase III. Please refer to the Landscaping Plan on sheet LA-I, submitted with the Site Plan
Review application.
5. Animals
a. Underline any birds and animals which have been observed on or near the site or are
known to be on or near the site:
birds: hawk, heron, eagle, songbirds, other: crows and miscellaneous small birds
mammals: deer, bear, elk, beaver, other: squirrels, chipmunks, raccoons
fish: bass, salmo!rout, herring, shellfish, other: None •
b. List any threatened or endangered species known to be on or near the site.
None to our knowledge.
c. Is the site part of a migration route? If so, explain.
The site is part of the Pacific Fly Way.
d. Proposed measures to preserve or enhance wildlife, if any:
Certain areas throughout the site have been landscaped with native species in an effort to
enhance the vegetation on site and to diminish the impact of the site construction. Please refer to
the Approved Landscaping Plan, a copy of which was submitted with this application. Existing
vegetation and landscaping will be retained as much as possible.
6. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
Electricity will be needed to serve the proposed buildings in Phase III with lighting. Electrical
energy is immediately available to the site. Propane from an existing above-groundstorage tank
in Phase I will be used to heat buildings AA, BB and EE during the colder months to an average
temperature of 54 degrees.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
No.
c. What kinds of energy conservation features are included in the plans of this proposal: List
other proposed measures to reduce or control energy impacts, if any:
The requirements of the IBC and the State Energy Code will be incorporated into the construction
of the buildings.
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of
fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal?
If so, describe.
The project will not generate any environmental health hazards.
1) Describe special emergency services that might be required.
• • None to our knowledge.
2) Proposed measures to reduce or control environmental health hazards, if any:
There are no on-site environmental health hazards known to exist today nor are there any
that will be generated as a direct result of this Phase III proposal.
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
The main source of off-site noise in this area originates from the vehicular traffic present on
NE jrd StreetlNE 4'h Street.
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site.
Short-term noise impacts will result from the use of construction and building equipment
during site development. These temporary activities will be limited to normal working
hours. Please refer to the Construction Mitigation Description, submilled with the Site Plan
Review application, for more specific information.
Long-term impacts will be those associated with the increase of activity on the site;
additional traffic and noise associated with the use of the self-storage facility (which is
minimal) will not create a significant impact in the area.
3) Proposed measures to reduce or control noise impacts, if any:
Building construction will be done during daytime hours. Construction equipment will be
equipped with mujJler devices and idling time should be kept at a minimum.
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
The site is currently vacant.
North: Multi-family residential, gas station.
East: King County Medical Clinic, King County Shops, King County Transfer Station.
South: R-IO, Liberty Ridge residential development
West: R-IO, Liberty Ridge residential development
b. Has the site been used for agriculture? If so, describe.
Not to our knowledge.
c. Describe any strAres on the site. •
None.
d. Will any structures be demolished? If so, what?
Not applicable.
e. What is the current zoning classification of the site?
The current zoning is Light Industrial (IL).
f. What is the current comprehensive plan designation of the site?
Employment Area -Industrial (EAI)
g. If applicable, what is the current shoreline master program designation of the site?
Not applicable.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
No; however, it should be noted that the proposed project is within Renton's Aquifer Protection
Area Zone 2.
i. Approximately how many people would reside or work in the completed project?
Unknown at this time.
j. Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts, if any:
Not applicable.
I. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
The proposal is consistent with current City of Renton Comprehensive Plan goals and policies,
as well as with the Development Agreement entered into by the City and the Applicant in June of
2000.
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
• Not Applicable .• •
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
Not applicable.
10. Aesthetics
a. What is the tallest height of any proposed structure(s}, not including antennas; what is the
principal exterior building material(s} proposed?
The height of the tallest building will be approximately 16 '. The exterior of the self-storage units
will be concrete modular units (eMU), metal and Hardi-PlanFM siding, which provides a
similar appearance to stucco. Proposed buildings AA (please see the attached proposed site
plan), DD and FF, all of which will have the most exposure to NE 3rd Street and the Liberty
Ridge subdivision, will feature alternating colors and materials and a high-pitched roof line with
residential-style gabled and hipped ends.
b. What views in the immediate vicinity would be altered or obstructed?
None. The site is located on a high promontory, and the tallest building proposed in Phase III is
16 '. No views will be obstructed.
c. Proposed measures to reduce or control aesthetic impacts, if any:
The buildings in Phase III will be of a scale and size that will be compatible with the surrounding
neighborhood. Building colors and materials will be tasteful and residential in theme, featuring
materials such as CMU, metal and Hardi-Plank™ siding, which provides a similar appearance
to stucco. Buildingjinishes will be painted with alternating dark and light colors to break-up the
building far;ades. A high-pitched roof line with residential-style gabled and hipped ends will
accent the building facades that are visible from NE 3rd Street, as well as those visible from the
neighboring Liberty Ridge subdivision to the west and the Chantille Apartments to the north.
The far;ades of proposed Buildings AA, DD and FF will be virtually identical to the elevations of
existing buildings A, G and K, which are currently visible from NE 3rd Street. Proposed
landscaping improvements will relocate and expand on the existing landscape buffer along NE
3rd Street. The landscape buffer will increase from a uniform dimension of 20 feet across the
project frontage to a width that will vary between 20 and 90 feet deep. Please refer to the
Landscape Plan, LA-I, submitted with the Site Plan Review application.
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur.
• • . ,
•
Light and glare will originate from exterior lighting. Some lighting may be used to enhance the
appearance of the buildings at night, but the affect on surrounding properties will be minimal.
Light will also be produced from vehicles using the site. These impacts would occur primarily in
the evening and before dawn.
b. Could light or glare from the fiuished project be a safety hazard or interfere with views'?
No.
c. What existing off-site sources of light or glare may affect your proposal?
The only ofJsite sources of light and glare are from vehicles and street lighting from the adjacent
streets and the surrounding neighborhood.
d. Proposed measures to reduce or control light and glare impacts, if any:
Street lighting, when deemed necessary, will be installed in a manner that directs the lighting
downward to minimize spillover onto adjacent properties.
12. Recreation
a. What designated and informal recreational opportunities are in the immediate vicinity?
There are several designated and informal recreational opportunities in the vicinity. Windsor
Hills Park is to the north of the site and the Cedar River Park is located to the south. However,
the proposed project is not of a type that would typically make use of surrounding recreational
opportunities.
b. Would the proposed project displace any existing recreational uses? If so, describe.
No.
c. Proposed measures to reduce or control impacts on recreation, including recreational
opportunities to be provided by the project or applicant, if any?
Not Applicable.
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or proposed for, national, state, or local
preservation registers known to be on or next to the site? If so, generally describe.
No.
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or
cultural importance known to be on or next to the site.
,~----------
None. • • •
c. Proposed measures to reduce or control impacts, if any:
. . Not applicable .
14. Transportation
a. Identify public streets and highways serving the site, and describe proposed access to the
existing street system. Show on site plans, if any.
Primary access to the site will be provided from NE 3rd/NE 4'h Street. Two entrances to the site
were constructed in 2002 during Phase 1 development. The eastern-most site access is the
primary site access for all traffic; the second, westerly access is intended for emergency access
only, and will be gated with a double-swing arm gate made from solid, rough-sawn cedar. The
gate will be of a size and type so as not to allow visibility into the interior of the project.
b. Is the site currently served by public transit? If not, what is the approximate distance to
the nearest transit stop?
Yes, there is public transit service on NE 3rd/NE 4'h Street. The nearest bus stop is 100 feet from
the intersection ofNE 3rd/NE 4'h Street and Edmonds Avenue NE.
c. How many parking spaces would the completed project have? How many would the
project eliminate?
The project will not eliminate any parking spaces. Phase I of the project created approximately
26 parking spaces, including one (1) handicapped space. Phase 11 added 11 parking spaces to
the site. Phase III will add another 10 parking spaces, for a total of 47 parking spaces
throughout the site. Parking will meet City requirements for storage facilities, which is 1 stall
per 3,500 square feet of building area.
d. Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or
private).
The proposal will create private, internal access roads to service the storage units. The proposal
will not require any improvements to existing public roads or streets along the frontage -those
were completed with in conjunction with Phase I of the project.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
No.
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
Maximum traffic allowed per the September 2000 Development Agreement-680 daily trips
• • . ,
•
Trip Generation rate (per ITE Manual Land Use Code 151, Mini-Storage): 2.5 daily trips per
1000 square feet
Phase I: (70, 493SFl1000) X 2.5 = 176 daily trips
Phase II: (37,860SFl1000) X 2.5 = 94 daily trips
Phase II: (34,098SFlJOOO) X 2.5 = 86 daily trips
Phase 1, II and III total daily trips: 356 daily trips
Please refer to the Traffic Impact Analysis, dated June 8, 2007 and prepared by JTE, Inc., for
further information.
g. Proposed measures to reduce or control transportation impacts, if any:
Primary access to the site will be provided from NE 3,dINE 4'1. Street. Two entrances to the site
were constructed in 2002 during Phase I development. The eastern-most site access is the
primary site access for all traffic; the second, westerly access is intended for emergency access
only. The easterly access allows entering vehicles the option of either (a) parking and entering
the leasing office, located in the northeast corner of the site (immediately adjacent to NE 3'd
Street), or (b) driving up to an access control gate where they must enter a key code prior to
entering the site. Adequate queuing room is provided (over 100 feet) to allow traffic space to
queue prior to passing through the access control gate without ~ecting traffic on NE 3'd Street.
Departing vehicles may make a right turn onto eastbound NE 3' Street, or a left turn into a two-
way-left-turn refuge lane before merging onto westbound NE 3'd Street. There is adequate room
for vehicles to queue in the center left-turn lane, and the driveway is located such that it will not
conflict with traffic from other driveways in the immediate vicinity. Please refer to the Traffic
Impact AnalYSis, dated June 8, 2007 and prepared by JTE, Inc., for further information.
15. Public Services
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
Self-storage is a low-intensity use for the site. The number of people present at any time on the
site that may require emergency services (such as fire, health, and police services) is relatively
small compared to other urban land uses.
b. Proposed measures to reduce or control direct impacts on public services, if any.
The proposed buildings and internal driveways will be constructed to meet all applicable
standards and codes of the City and the IBC. The site will be accessed from a public street. The
proposed expansion of the Stor-House Self Storage business will contribute to the local tax base
and provide additional tax revenue for the various public services.
, • 16. Utilities •
a. Underline utilities currently available at the site:
electricity. natural gas, water. refUse service. telephone. sanitary sewer, septic system, other.
All utilities are available to the site through a proper extension of services. Extension of services
will be the developer's responsibility. Two water services that were installed for use by once-
anticipated future office buildings (buildings that are no longer proposed to be constructed on
the site) will be removed. One fire hydrant will be added to the site.
b. Describe the utilities that are proposed for the project, the utility providing the service, and
the general construction activities on the site or in the immediate vicinity which might be
needed.
Electricity will be provided by Puget Sound Energy
Water Service will be provided by the City of Renton
Sanitary Sewer will be provided by The City of Renton
Telephone Service will be provided by Qwest
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand that the lead
agency is relyin them to mak . ts decision.
Signature:
• •
LEGAL DESCRIPTION OF PHASE III OF THE STOR-HOUSE SELF STORAGE SITE
LOTS 1 AND 2 OF CITY OF RENTON SHORT PLAT NO. LUA-02-065-SHPL, AS RECORDED UNDER
KING COUNTY RECORDING NUMBER 20021217900004.
• •
DATE:
TO:
VIA:
FROM:
ST AFF CONTACT:
SUBJECT:
ISSUE:
PLANNING/BUILDING/
PUBLIC WORKS DEP"","","
ISSUE PAPER
April 9, 2007
Toni Nelson, Council President
Members of the Renton City Council
Kathy Keolker, Mayor
Gregg Zimmennan, Administrator
Elizabeth Higgins, Senior Planner (x7382:
fuM-c-~ o-J
fJbUrW ;; 'CL..
P=-LL/4
t)7~,:)7l(
Stor-House Phase III -Proposed Site Plan Revisions (t...U A 01-D 76)
Is the Stor-House Self-Storage site owner's Phase III (final phase) development proposal
consistent with the City Council-approved, September 2000 Development Agreement
between the City of Renton and the site owner or does the Development Agreement need
to be amended by the Council before the Development Services Division can issue a site
plan approval for the Phase III proposal?
RECOMMENDATION:
The PIBIPW Department recommends a Council detennination that the proposed
Stor-House Phase III site plan is consistent with the 2000 Development Agreement
and that no further Council action is needed.
BACKGROUND SUMMARY:
The subject property, which is currently known as the Stor-House self storage facility, is
located on the south side ofNE 3,d / 4th Street between Monroe Avenue NE and Edmonds
Avenue NE.
In August 2000, the Renton City Council adopted a Planning and Development
Committee report with the following recommendations:
• That the Comprehensive Plan be amended to change the land use designation of
the subject property from Residential Options to Employment Area -Industrial.
• That the uses allowed in the Light Industrial Zone (IL) be broadened to include
office use citywide in the lL zone.
• That the zoning of the subject property be changed from Residential 10 (R-lO) to
Light Industrial (lL).
30'vl:i/"\HUO~ \
31AO • • ;)TAO-lAITIHI 3MAH
, -
--.j
----------
• •
DATE:
TO:
VIA:
FROM:
STAFF CONTACT:
SUBJECT:
ISSUE:
PLANNINGIBUILDINGI
PUBLIC WORKS DEPARTMENT
ISSUE PAPER
April 9, 2007
Toni Nelson, Council President
Members of the Renton City Council
Kathy Keolker, MayO~
Gregg Zimmerman~Administrator
Elizabeth Higgins, Senior Planner (x7382)
Stor-House Phase III -Proposed Site Plan Revisions
Is the Stor-House Self-Storage site owner's Phase III (final phase) development proposal
consistent with the Development Agreement that was approved by Council in September
2000 or does the Development Agreement need to be amended by Council prior to the
Development Services Division issuing a site plan approval for the Phase III proposal?
RECOMMENDATION:
Determine that the Stor-House Self-Storage site owner's Phase III development
proposal is consistent with the 2000 Development Agreement and agree that no
further Council action is needed.
BACKGROUND SUMMARY:
The subject property, which is currently known as the Stor-House Self-Storage facility, is
located on the south side ofNE 3,d /4 th Street between Monroe Avenue NE and
Edmonds Avenue NE (see zoning map, attached).
In August 2000, the Renton City Council adopted a Planning and Development
Committee report with the following recommendations:
• That the Comprehensive Plan be amended to change the land use designation of
the subject property from Residential Options to Employment Area -Industrial.
• That the uses allowed in the Light Industrial Zone (IL) be broadened to include
office use citywide in the IL zone.
• That the zoning of the subject property be changed from Residential 10 (R-IO) to
Light Industrial (IL).
-----------------
Renton City Council
April 9, 2007
Page 2 of4 • •
• That the City of Renton enter into a Development Agreement (Attachment A)
with T and E Investment, Inc (the property owner at that time) and Aegis Capital
International (Aegis, the property purchaser at that time).
• That the Development Agreement ensures a site plan in which certain uses would
be allowed, developmental standards would be met, and environmental mitigation
measures incorporated.
The Development Agreement that was authorized by the City Council, signed by the
Mayor, the property owner, and the property purchaser and then recorded against the
subject property by the King County Recorder, included two alternative conceptual
development site plans and corresponding building elevation drawings. The first site
plan (Site Plan Version A) depicts all storage buildings on the site except for a small
office building (1,717 square feet) that is shown with six associated customer parking
stalls located outside ofthe storage area driveway's proposed security gate at the site's
northeast comer. This office was apparently designed to be appropriate for use as the
storage company's business office. The second site plan (Site Plan Version B) depicts a
development scenario with both a 14,000 square foot two-story commercial office
building at the site's north end and the balance of the site comprised entirely of storage
buildings except, again, for a 1,717 square feet office building that is shown with five
associated customer parking stalls located outside of the storage area driveway's
proposed security gate.
No amendments to the Development Agreement have been sought, although there have
been two modifications of the site plan, in 2001 and 2002 (see below).
A requirement for consistency with either of the alternative development approaches is
required by Subsection B.3( c) of the Development Agreement, which states:
(c) Consistency with either of the Elevation and Site Plan
alternatives, attached as Exhibits C and D and incorporated
herein as iffully setforth, shall be a requirementfor approval of
development of the subject property. West fa9ades shall reflect
the fa9ade articulation and character represented in the north
elevation in Exhibit C; however, as to the east facades, only the
portion(sl thereofthat will be visible when traveling westbound on
NE 3rd /4' Street shall be required to reflect the fa9ade articulation
and character represented in the north elevation in Exhibit C.
Minor modifications, such as may be required to meet City of
Renton Codes, shall be allowed only with the approval of the
Zoning Administrator or designee. Development proposals for the
subject property that are determined to be significantlv different
in scale, layout,far;ade articulation, or visual character from
both Elevations shown in Exhibit Cor from both of the Site
Plans shown in Exhibit D are prohibited without amendment to
tl,is Agreement. [Emphasis added.]
C:\Oocuments and Settings\User\Desktop\Stor~House Issue Paper (rey 4.2.07).doc\SLtp
Renton City Council
April 9, 2007
Page 3 of4 • •
In early 2001, the property owner submitted an application to the Development Services
Division for site plan approval that proposed a phased development that included both
office and storage uses. Phase I of the proposal included two office buildings, totaling
31,196 square feet, and 11 self storage buildings, totaling 63,028 square feet. Phase II of
the proposal included two options: an Option A, which contemplated adding 40,000
square feet of storage buildings to the site, and an Option B, which contemplated a
12,000 square foot office building and several storage buildings totaling 20,000 square
feet of storage.
The Department of Economic Development, Neighborhoods and Strategic Planning
asked whether the Council concluded that the consistency required by Subsection B.3( c)
of the Development Agreement was embodied in the proposal. Following review by the
Council's Planning and Development Committee, on June 11,2001 the Committee issued
a report indicating that it was consistent with the Development Agreement and that no
amendment to the Development Agreement was required in order for Development
Services to process and approve the site plan application that the property owner had
submitted. Thereafter, on July 9, 2001, the Development Services Division approved a
site plan for the proposed phased development of the property (LUAO 1-047).
On September 20, 2002, the property owner applied for a minor site plan modification
(i.e., a modification to the July 9,2001 site plan approval issued by the Development
Services Division) that, concurrent with Phase I of the proposal, would allow
construction of a 4,600 square foot storage building on a part of the Phase II portion of
the property. On October 8, 2002, the Development Services Division approved the
proposed modification of the site plan to revise the project's phasing. The Division
deemed the modification to be consistent with the Development Agreement and,
therefore, concluded that no amendment of the Development Agreement was necessary
In regard to the applicant's current (Phase III) proposal, the applicant has advised the
Development Services Division that, because of market conditions, the applicant wishes
to complete the project with storage buildings only (except for the small business office
in the site's northeast corner, which has already been constructed as part of a previous
phase), but with some differences to the Site Plan Version A site plan attached to the
Development Agreement as Exhibit C thereto.
Specifically, with the Phase III proposal, (a) the overall self-storage floor space would
total only 138,793 square feet (compared to 170,000 square feet previously approved by
Council under Site Plan Version A ofthe Development Agreement) and (b) there would
be two, separated 150 foot long and 160 foot long self-storage buildings along
NE 3rd /4 th Street (rather than the contiguous 370 foot long self-storage building depicted
on Site Plan Version A).
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r-----------------------------~--
Renton City Council
April 9, 2007
Page 4 of4 • •
Rather than having a uniform 30 foot wide landscaping strip along the project's
NE 3rd /41h Street frontage, as contemplated by Site Plan Version A, the depth of the
landscape area as now contemplated by Phase III would vary from 10 feet (along a small,
westerly part of the site's street frontage) to 90 feet, and as a result, the proposed overall
street frontage area would be 18,132 square feet, which is 3,192 square feet greater (21
percent greater) than the 14,940 square feet of frontage landscaping contemplated by Site
Plan Version A.
In addition, the building fayades along the project's perimeter, as contemplated by
proposed Phase III, would be consistent with those contemplated by the Development
Agreement and the previous phases of the development that have already been permitted
and constructed.
CONCLUSION:
The overall project that would result from the addition of proposed Phase III appears to
be generally consistent with Site Plan Version A and the corresponding building
elevations attached to the Development Agreement. The resulting project would not be
significantly different in scale, layout, fayade articulation, or visual character than that
envisioned by Site Plan Version A, as set forth in the Development Agreement, or the
corresponding building elevations, as set forth in the Development Agreement.
Attachments
cc: Alex Pietsch, EDNSP Administrator
Neil Watts, Director, Development Services Division
C:\Documents and Scttings\User\I)csktop\Stor-House Issue Paper (rev 4.2.07).doc\SLtp
..... ./
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• • ATTAC-H-'H e-NT
'A'
WHEN RECORDED RETURN TO:
OffIce of the CIty Clerk
Renton CIty Hall
, 055 South Grady WIrf
Renton, WA 98055
DEVELOPMENT AGREEMENT
PARTIES
This Development Agreement (this "Agreement") I' made and entered IOto this 14th
day of September, 2000, by and among the City of Renton ("City"), a mUnicipal corporation
of the state of Wash mgt on, T and E Investment, Inc, a Washmgton corporation, owner orthe
parcel of property wlthm the area covered by this Agreemenl ("Owner"), and AEGIS
CAPITAL fNTERNA TlONAL, a Nevada corporatIOn, purchaser of the same parcel of
property wlthm the area covered by this Agreement ("Purchaser")
RECITALS
WHEREAS, there IS a vacant parcel of property located adJ<lcent to and south of N E
3nl/4th Street, between Monroe Avenue N E and Edmonds Avenue N E m the City of
Renton, and
WHEREAS, the vacant parcel of propeny 1\ currently zoned R-I 0, and
WHEREAS, the site ha, been propo,ed Illf ,ell:storage and ot1ice use" and
WHEREAS, such uses may not be established 10 the R-IO Zone under cUlrent City
Ordinances, and
WHEREAS, the City CouncIl of the City of Renton has detenmned that such uses
may be appropnate for the subject property under certam condl!lons, and
WHEREAS, the City Counco! beheves that sllch uses can be nccOlllmo~ated pur,uant
to a Comprehensive Plan Amendment and Rezone, Renton MunicIpal Cude alnendmenb, dnd
a development agreement a, authonzed 10 R('W ('hapter 36 70B 170 through 210, and
WHEREAS, on MdY 3, 2000, the Plannmg Commission held a pubhc hearmg about
the Comprehensive Plan Amendments and Rezone redeSignating the property from
DEVELOPMENT AGREEMENT -Page I
= = = ,...,
• •
ResIdentIal OptlonsIR-IO to Employment Area -IndustnalILlght Industnal, potentIal
MUnlcfpal Code amendments, and an associated development agreement, and
WHEREAS, the C,ty Council adopted a Plannmg and Development Committee report
on August 7, 2000, whIch recommended (3) redeslgnallOn of the property to Employment
Area -IndustnallLlght Industnal and (b) amendment of the LIght Industnal Zone to allow
Office uses cIty-wide, and
WHEREAS, the adopted CommIttee report also mcludes recommendatIOns for a
development agreement that mcorporates EnvIronmental RevIew CommIttee mItigation
measures, and
WHEREAS, thIS Agreement has been revIewed and approved by the C,ty Council of
the City of Renton, Washington, and
WHEREAS, this Agreement appears to be III the best mterests of the cItIzens of the
C,ty of Renton, Washmgton,
NOW, THEREFORE, the parties agree as follows
SECTION 1. AUTHORITY
Pursuant to RCW 3670B 170(1), the CIty and persons With ownership or control of real
property are authonzed to enter mto a development agreement scttmg forth development
standards and any other provIsIons that shall apply to, govern, and vest the development, use,
and mitIgation of the development of the real property for the duration of such development
agreement
SECTION 2. SUBJECI" PROPERTY
A. Legal Description and Illustrative Map: The subject property IS legally descnbed m
Exhibit A, attached hereto and Incorporated by reference as If fully set forth hereIn,
and graphIcally represented m the drawmg attached as ExhIbIt Band mcorporated
herem as If fully set forth
B. King County Property Identification Number: The King County Property
Idenhficatlon Number for the subject property, applicable at the tIme of 'thIS
Agreement, IS 1623059062
SECTION 3. DEVELOPMENT STANDARDS
A. Permitted and Prohibited Uses. Permitted uses of the subject property Include, and
are hmlted to, the follOWing
1. Office
DEVELOPMENT AGREEMENT -Page 2
.::.;.
-"
.-
• •
2. Self-storage. including storage of vehicles, provided that no portIOn of any
stored vehicle IS vIsible from any adjacent. residentially-zoned property
B. Site Development Standards. The development standards of RMC Title 4 In effect
at the time of this Agreement shall apply to the subject property, except as provided 10
subsections B I to B 3. below
Setbacks Setbacks shall follow the reqUirements of the IL Zone, except that
the minimum setback from the top of slopes (as Identified by the 25% slope
boundary Ime) along site boundanes adjacent to reSidential zones shall be 10
feel Slopes may be measured follOWing approved grad 109 on site
2 Height Self storage structures ~hall be limited to a maximum height of 2
stones or 30 feet
3 Special ReqUirements
(a)
(b)
No cham-link or other metallic fencmg shdll be VISible from the
adjacent reSidential zoned propertle~ to the ~outh dnd west
The gross floor area of uses on the slle shall be limited such that
avelage daily vehicular tnps generated shall nol cumulatively exceed
680. as calculated by the 1997 1/lIIIIlIIe u( I rt/lllporlQIIlJ/I IC"/lKllleen
(IrE) Mal/llal
(c) "('onslsten~y With either of the Elevation and Site Plan alternallves.
altached as Exhibits C and D and Incorporated herein as If fully set
forth. shall be a requirement for approval of development of the subject
property West fa,ades ~hall reflect the fayade articulation and
chal acter represented In the north elevatIOn In Exhibit C. however. as 10
the east facades. ollly the portlon(~) thereof that will he VISible when
travelling westbound on NE3rd!4 lh Street shall be reqUired to reflect the
fa~.de artlculallon and character represented 111 the north elevation 111
Exhibit (' MIOor modifications, such as may be required to meet City
of Renton ('odes, shall be allowed only with the approval of the ZOning
AdmlOlstrator or deSignee Development proposals for the subject
property that are determll1ed to be Significantly d,tl'erent In scale,
layout, fa,ade articulation or Visual character trom both Elevatlons
shown In Exhibit (' or trom both of the Site Plans shown III Exhibit D
are prohibited w1thout amendment to thiS Agreement
SECTION 4. EFFECT OF DEVELOPMENT AGREEMENT
Unless amended or terminated. thiS Agreement shall be enforceable dUring ItS term by a party
to thiS Agreement. prOVided. however. only the City may enforce the above-stated site
DEVELOPMENT AGREEMENT -Page 3
= = -~ = ~ .. ,
'"""' cr,
• •
specific restrictIOns DUring the term of this Agreement the subject property shall not be
subject to a new zOning ordmance or an amendment to a zonmg ordinance or development
standard adopted after the effective date of this Agreement unless (a) otherwise provided m
tlus Development Agreement or (b) agreed to by the owner(~) of any of the portlon(s) of the
Property to which such new zonmg ordinance or an amendment to a zonmg ordinance or to a
development standard shdll apply or (c) In the case of a new or amended development
regu\allon the regulation IS one that the ('Ity was required to adopt or amend because of
reqUIrements of state or federal law Any penmt or approval Issued by the ('Ity for the subject
property dUring the Agreement's term must be consistent with this Agreement
SECTION 5. EFFECT OF OTHER CITY REGULATIONS
A. Definitions: The definitIOns of RM(, Title 4 In elrect at the time of this Agreement
shall apply to mterpretatlOn of permitted uses and site development standards provided
In this Agreement
B.
c.
Pnrking: The Parkmg and Loading regulations of RM(, Title 4 III effect at the time of
this Agreement shdll apply to development of the subject property that IS consistent
With this Agreement
Environmental Review/Sensitive Areas: Where applicable. all development shall
comply with all environmental review and senSItive area regulatJons addressed In Title
4 and Title 8 of the Renton Municipal Code which are m elreet at the lime of thiS
Agreement
D. Signs: The Sign Code of RMC Title 4 III etfect at the tllne of thiS Agreement shall
apply to development of the subject property that IS consistent With thiS Agreement
E. Other Development Regul:tlions lind Pernllts: Development ,hall be subject to any
other applicable development standards or reqUIrements not otherWIse 'peclfied In thiS
Agreement mcludmg. but not "mlted to. any applicable permit process requlremenb.
Impact fees. millgallon measures. development condItion>. ,treet and utlilly
regulatIOns and specifications. subdiVISIon regulation,. dnd health and ,amtatlOn
regulations. which are In effect at the time of this Agreement
SECTION 6. AUTHORITY RESERVED
Pursuant to RCW 36 70B 170(4). the City reserves Its authonty to Impose new or dlfTerent
regulattons to the extent reqUired by a seflous threat to pubhc safety
SECIlON 7. RECORDING
Pursuant to RCW 36 70B 190. thiS Agreement shall be recorded With the real property records
ofKmg County DUTlng the term of thiS Agreement. the Agreement shall be blndmg on the
DEVELOPMENT AGREEMENT -Page 4
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=
c:: c.-,
<::, c--,
• •
parties and their respective successors and a>slgns In rnterest wllh re,pect to Ihe subject
property
SECTION 8. TERM
ThIS Agreement shall run with the subject property until amended or rescinded by the City
Council In accOJdance w.th Section 9, below W.th respect to any portlOn(s) of the property
that are not developed. the part.es to this Agreement agree to evaluate the Agreement
periodically. but not less than eve. y ten (10) year> Where appropnate. penod.c rev.ew of the
Agreement shall generally cOincide with Ihe CIty's evaluatIOn of .ts ent.re ComprehenSive
Plan
SECTION 9. AMENDMENT
The prOVISions of tills Agreement, before the expiration of ten (10) year> from the date of
execution of this Agreement by all of the parties, may only be amended With the mutual
wntten consent of the parties After ten (10) years, the City may change the zoning and
development regulations pertlnelll to the subject property as part of It> normal process of
alteration to Its ComprehenSive Plan, ZOOlng and Development Regulation,
DATED tlllS 14th day of Septembel. 2000
CITY OF RENl ON
BY~~~~~~'~_-__ _
Je anner, Mayor
Attest
.'
Approved a,s)o Form
d~~<2'~
Lawrence J Warren, City Anorney
DEVELOPMENT AGREEMENT -Page 5
= 0:>
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T AND E INVESTMENT. INC' .
a WashJOgton corporation
By ,(L, /,. J.,~/ ~ ~,:)& ''''~ ",
Delores Petterson
Its T,(: '" ~ '; tI i!.J::. I!.
AEGIS CAPITAL INTERNATIONAL. a
'" ...., STATE OF WASHINGTON)
COUNTY OF KING
)ss
)
THIS IS TO CERTIFY that on the £ d,lY o!:.\~ 2000. before me.
the undersigned, a notary publtc tn and for the State of Was tngtOrJ:dlJIi commissioned and
sworn, personally, appeared Jesse Tanner. to me known to be the Mayor of the City of Renton,
a municipal corporation that executed the wlthJO and foregOing IOstrument and acknowledged
the said tnstrument to be the free and voluntary act and deed of said llty of the uses and
purposes theretn mentIOned. and on oath stated that he was authonzed to execute such
tnstrument. and that the seal affixed. If any. IS the corporate seal of said City
IN WITNESS WHEREOF. I have hereto set my h,lnd and ~tlixed Illy official seal tr~
day and year first above written
NOT RY PUBLIC 111 and for the State of Wash JOg ton
Notary S'u 2(/ II aD. '-"~ blA"o
My ap po tnt III en t ex pi re, __ QiJ~O..J~'{-/-,O'-'I'-___ _
DEVELOPMENT AGREEMENT -Page 6
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= <:.> c::-, , ,
•
STATE OF WASHINGTON )
)ss
COUNTY OF KfNG )
•
f certify that I know or have satisfactory eVidence that DDLORES PETTERSON IS the person
who appeared before me and acknowledged that she signed the Instrument, on oath stated that
she was authonzed to execute the Instrument and acknowledged It as
TRJ3f1Sit{?,EIC of T AND E INVESTMENT, INC', a Washtngton
corporation, to be the frec and voluntary act of such corpordtlon for the uses and purposes
mentIOned In the mstnunent
Dated
printb
Signature
Title
-S-\"-OLj
My AppOintment Expires
ST ATE OF W ASI-IINGTON )
)ss
COUNTY OF KING )
I certIfy that I know or have satIsfactory eVidence that RIO-lARD GILROY IS the person who
appeared before me and acknowledged that he sIgned the 1I1strument, on oath ,tated that he
was authorized to execute the Instrument and acknowledged It as vl"e-presldent of AEGIS
eAPIT AL INTERNATIONAL, a Nevada corporatIon, to be the free and voluntary act of such
corporation for the uses and purposes mentIoned 111 the II1strument
Dated (1-/4 -i.(JCO
DEVELOPMENT AGREEMENT -Page 7
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EXHIBIT A
LEGAL DESCRIPTION OFTHE SUBJECT PROPERTY
ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, W M , IN KING
COUNTY, WASHrNGTON, DESCRIBED AS FOLLOWS
COMMENCING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF
THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST,
WM,
THENCE NORTH 89°12' 42" WEST ALONG THE NORTH LINE OF SAID SECTION 16 A
DISTANCE OF 315 66 FEET,
THENCE SOUTH 1°08'26" WEST ALONG A LINE 30 FEET EASTERLY OF AND
PARALLEL WITH THE EAST LINE OF THE STATE OF WASHINGTON TRACT (THE
DESCRlPTION OF WHICH IS RECORDED IN VOLUME 2045 OF DEEDS AT PAGE 487,
IN KING COUNTY, WASHINGTON) A DISTANCE OF 660 30 FEET,
THENCE NORTH 89°12'42" WEST A DISTANCE OF 135 58 FEET,
THENCE SOUTH 1°08'26" WEST A DISTANCE OF 65951 FEET, MORE OR LESS, TO
THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER
OF SECTION 16,
THENCE SOUTH 89°06'38" EAST ALONG SAID SOUTH LINE A DISTANCE OF 45200
FEET TO THE SOUTHEAST CORNER OF THE SAID NORTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 16,
THENCE NORTH 1°06'27" EAST A DISTANCE OF 132061 FEET. MORE OR LESS. TO
THE POINT OF BEGINNING
EXCEPT THAT PORTION THEREOF LYING NORTH OF THE SOUTH MARGIN OF 3'<Il
AVENUE NORTH EXTENSION. NOW KNOWN AS NORTHEAST 3R
T> STREET. AS
ESTABLISHED BY DEED RECORDED JUNE 15. 1964 UNDER RECORDING NO
5748566
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NE 4th St
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1:7,200
EconolQlc Development, Nellbborhoods &: Slratellc PlanIllnr
SUe c.,ltOll., AdmlD.,blr&to: o Del1nbon
23 AUfU.l 2000
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A full-size copy of this drawing IS
on file with the Renton CItY Clerk
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E HIBIT D
A full,slZe copy of thIs draw,ng IS
on file wltll the Renlon CIty Clerk
January 12, 2007
Jennifer Henning
Principal Planner
Development Services Division
City of Renton
1055 S Grady Way
Renton, WA 98055
Re:
Dear Jennifer:
Pre-Application Meeting Request
Stor-House Self Storage, Phase III
2829 NE 3'" Street, Renton
Gilroy~amily, LLC
1714 Bellevue Way NE
Bellevue, W A 98004
I am writing to request a pre-application meeting to review our proposal to construct the third phase to our
Stor-House Self Storage development located at 2829 NE 3'd Street, in the Highlands area of the City of
Renton. With this request I am SUbmitting: a) 5 copies this letter; b) 5 copies of a site plan showing existing
site conditions, entitled "Improvement Survey," by CORE Design, dated June 2006; c) 5 copies of our
proposed improvements, including a proposed site plan and architectural elevations by Moore Design
Associates, dated January 1:1., 2007; and d) 5 copies of our proposed landscaping improvements by Holly P.
Moore, also dated January IJ.. 2007. Briefly described, our proposal includes the addition of 6 single-story
self storage buildings, totaling 31,350 sq uare feet of additional floor area, to be constructed on 2.04 acres that
is comprised of the two vacant parcels abutting NE 3,d Street located to the north and west of our existing self
storage facility.
PROJECT HISTORY
The City Council approved a Development Agreement on September 14,2000 that regulates the standards by
which the subject property should be developed - I have attached a copy of that document to this letter for
your reference. On June 11,2001, after we made application for building permit and site plan approval for
construction of Phase I of our project (file no. LUA 01-047, ECF, SA-A), staff remanded the decision
regarding the proposed site plan back to Council. The Council issued a determination that our proposed site
plan, though it differed in some ways from the schematic designs included in the original Development·
Agreement, was still consistent with the Agreement as approved by the Council. And, on October 8, 2002,
after we had applied to develop additional self-storage buildings under Phase II of the Development
Agreement, Neil Watts issued a letter approving a Minor Modification to the above-referenced site plan
approval. This minor modification approved: a) the addition ofa "sub-phase" to Phase I of the project, under
which two office buildings could be built; and b) the adjustment in size and location of the area being
developed as Phase II (a copy of the Minor Modification approval is also attached for your reference).
To-date we have constructed, in two separate phases, 17 fully enclosed buildings with 700 storage units
totaling over 108,000 square feet of storage area. A site plan showing the existing site conditions has been
attached for your reference, and photographs of the buildings as they appear from the street have been added to
the architectural drawings on sheets A 1 and A 7.
CURRENT PROPOSAL
Our current proposal is to construct the third and final phase of the Stor-House development as 6 self storage
buildings, which will add approximately 31,530 square feet of building area to the site. Proposed buildings
AA (please see the attached proposed site plan), DO and FF, all of which will have the most exposure to NE
3'd Street and the Liberty Ridge subdivision, are proposed to have articulated fa~ades featuring alternating
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colors and materials and a high-pitched roof line with residential-style gabled and hipped ends. These fa,ades
will be virtually identical to the elevations of buildings A, G and K, which buildings are currently visible from
NE 3'· Street (please see pictures of these building fa,ades, attached).
We are not proposing to construct the two office buildings that were previously contemplated for this portion
of the site because, after much research, we have determined that the construction of office space at this
location is not financially feasible at this time. On the other hand, our self storage business has been very
successful and the demand for storage space has exceeded our current supply.
The original Development Agreement, in our opinion, supports this proposal, as demonstrated in Paragraph
B3(c) of Section 3 "Development standards," which states: "Consistency with either of the Elevation and Site
Plan alternatives, attached as Exhibits C and 0 and incorporated herein as fully set forth, shall be a
requirement for approval of development of the subject property." [Emphasis added]. Exhibit 0, referenced
here, shows two site plans: Site Plan Version A, which shows the construction of self storage buildings on
100% of the site; and Site Plan Version B, which shows the construction of one office building in addition to
the self storage bUildings. Our current proposal to construct 6 additional self storage buildings on the
remaining portion of vacant land is consistent with the Site Plan Version A contemplated in Exhibit 0 of the
Development Agreement. As a matter offact, our proposed site plan is an improvement on Site Plan Version
A, since it draws the new self storage buildings away from the street and adds even more landscaped buffer
between the street and the development.
REOUEST FOR PRELIMINARY APPLICATION REVIEW
At this time, we would like to request preliminary review of our development proposal. Specifically, we are
looking for feedback on the following points:
I. Does Staff concur that the proposal to add 6 self storage buildings to the project site is consistent with
the Development Agreement?
2. Will Staff support the construction of Building AA over the private storm drain line that feeds into the
existing underground storm water detention vault, or will it need to be re-routed around the building?
3. Are the turning radii shown around proposed Building EE adequate to satisfy Fire Department
requirements?
4. Assuming Il-B construction type for the proposed buildings, how many GPMs of fire flow will the
Fire Department require for each building?
5. Assuming a 2-foot separation between proposed Building CC and existing Building G, what fire rating
will the south wall of Building CC require? Would it be simpler to combine Building CC and existin
Building G as one building?
6. Since Elizabeth Higgins reviewed the original site plan application, may we request that she be
assigned to review our Phase III application, as well?
We look forward to the opportunity to meet with Staff and discuss these questions at a preliminary application
meeting. If any questions may arise in the meantime, I can be reached at (425) 747-1726, ext. 102. Thank
you.
Sincerely,
GILROY FAMILY, L.L.C.
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