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PARTIES OF RECORD FIRESTONE ON UNION LUA10-060, ECF, SA -A, MOD Bryan Martin Jones Lang LaSalle 601 Union Street ste: #3333 Seattle, WA 98101 tel: (206) 393-2890 eml: bryan.martin@am.jll.com (contact) Betty Y i u 4038 NE 4th Place Renton, WA 98056 eml: betty.yiu@gmail.com (party of record) Union Place LLC 12675 195th Places SE Issaquah, WA 98027 tel: (425) 281-0826 (owner) Amy (Fitzgerald) Hicks 440 Tacoma Avenue NE Renton, WA 98056 tel: (425) 430-4464 (party of record) Deanna McCollian Real Estate/Legal Department Bridgestone Retail Operations 333 E Lake Street Chicago, IL 60108 tel: (630) 259-9421 (applicant) Demetry Vyzis 10885 NE 4th Street ste: #500 Bellevue, WA 98004 (party of record) Updated: 03/16/11 (Page 1 of 1) 1 ` UNI N AVE i�"API, qi 11 dg . 9 ■ y11 ot o' Sr FET AFQ C8 Eloh"r*wg ABsockfda a7C. Mmk a"voxo rax w LAACOC.APE PLAN F1 WTOW 421 WON A VEM E AE AEwrc ! 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II t F� P ' z _ NEW FLAG STORE L 2010 JUNE RH �> QQ M(s1 421 UNION AVENUE RFNTON, WA Rrsir.cs1�s'•�:7� PUBLIC WORKS DEPARTMENT Otyof M E M O R A N D U M DATE: TO: FROM: July 20, 2011 Jan Illian, Plan Reviewer - VE DRon Straka, Surface Water Utility Supervisor, x7248 STAFF CONTACT: Hebe Bernardo, Surface Water Utility Engineer, x17248 SUBJECT: Firestone Project Adjustment 2011-03 L. U A-10 ^ 000 The City of Renton Surface Water Utility has completed review of the adjustment request for the Firestone Project in accordance with City adopted 2009 King County Surface Water Design Manual (KCSWDM) as amended by the City. Our review of the information leads us to understand that the applicant's engineering is requesting an adjustment from the 2009 King County Surface Water Design Manual to core requirement #3 (section 1.2.3), Flow Control. Our review of the information provided by the applicant engineer on July 11, 2011 (attached) provides the following findings: A level 2 flow control facility designed in accordance with section 1.2.3 was designed for the project. 2. An enhanced basic water quality treatment facility in accordance with section 1.2.8 was designed for the project. 3. A perforated pipe connection to the detention facility and 77 square feet of permeable pavement in accordance with Appendix C will be provided to comply with the flow control BMP requirement. 4. Per section 5.2.1.3, sites greater than 65 percent impervious are required to provide a flow control BMP to mitigate for 10 percent of the lot area. The project shall provide flow control BMP mitigation for 5,315 SF of the impervious area. 5. For infiltration devices located in loamy soils, 190 LF of trench (infiltration BMP) shall be provided per 1,000 5F of target impervious area. 1,010 LF of trench are required for the project. Assuming a trench width of two feet, the bottom area of trench required is 2,020 SF. Assuming an infiltration rate of 0.083 in/hr (0.025 in/hr divided by a safety factor of 3), the volume of infiltrated water is 3345 CF (110' long x 2' wide x 0.0069 ft/hr x 24 hours). Because of limited site conditions 0 Jan illian Page 2 of 2 July 21, 2011 the project proposes to utilize a 2,520 SF area located at the bottom of the pond in lieu of an equivalent area of two -foot gravel filled trenches for limited infiltration. The equivalent storage depth needed to store the volume of runoff needed to provide limited infiltration equivalent to the limited infiltration gravel filled trench flow control BMP is 0.13 feet. Based upon these calculations, the Storm detention pond will include 0.13 feet (1.56 inches) of limited infiltration storage plus six inches of sediment storage below the invert of the pond outlet elevation of 397.5. The design discussed above to provide limited infiltration in the pond bottom area of 2,500 SF in conjunction with a perforated pipe connection and porous concrete provides comparable results for meeting the flow control BMP requirements applicable to this project. Based on these understandings, findings and per section 1.2.3 of the 2009 Surface Water Design Manual as amended by the City, the flow control BMP adjustment to use the detention pond in lieu of flow control BMPs to infiltrate all targeted surfaces requiring mitigation trough flow control BMPs is approved under the following condition: 1. The equivalent storage depth of 0.13 feet in addition to six inches of sediment storage is required below the pond outlet invert elevation of 397.5 feet. If you have any questions about this adjustment, please contact Hebb Bernardo or me. Attachment cc: Lys Hornsby, P.E., Utility Systems Director Kayren Kittrick, Development Services Supervisor File H.\File Sys\SWP -Surface Water Projects\SWP-27- Surface Water Projects (C]P)\27-3129 Renton Stormwater ManuaI\ADJUSTNIENTS\2011-3 Firestone .doc`HBah July 8, 2011 i 10114>0445 ENGINEERS ■ SURVEYORS 9 PLANNERS LANDSCAPE ARCHITECTS s ENVIRONMENTAL SCIENTISTS 3715 Northside Parkway 100 North Creek, Suite 140 Atlanta, GA 30327 (404) 816-6800 Fax (404) 816-6803 www.ceieng.com GlTY OF RENTON RECEIVED City of Renton 3UL 11 2411 Renton Development Service Division (RDSD) BUILDING DIVISION 1055 South Grady Way Renton, WA 98057 RE: Firestone Proposed Development: Redevelopment of 421 Union Avenue Adjustment Request for King County Surface Water Design Manual Ms. lllian: Please accept this letter as a request to the Renton Development Service Division to grant an Adjustment from the infiltration BMP requirement of Core Requirement #3: Flow Control Duration Standard Matching Forested Site Conditions Area. Due to the special physical conditions affecting the use of the property such that strict application of the criteria may act in such a way that would not provide the intended environmental protection, however the proposed Adjustment would meet a comparable result and meet the intended environmental protection found in the 2009 King County Surface Water Design Manual (KCSWDM). Per the February 2010 City of Renton Amendments to the 2009 King County Surface Water Design Manual, projects must be designed for an infiltration BMP with various options allowed such as perforated pipe in trenches, rain gardens, dispersion, and pervious asphalt. The 2005 Washington State Department of Ecology leaves it to the jurisdiction to determine how a project will meet the infiltration BMP. Because .of the constraints on the project's small footprint we are asking the City to consider allowing infiltration through the bottom of the clean water detention pond with an area equivalent to that required for trenches. The project analyzed the use of pervious asphalt but due to the concern of frost heave due to low infiltration rates, risk of vehicle fluids entering the subgrade prior to implementing spill protection plans, and long term maintenance issues it was determined to be a less desirable option than utilizing the clean water system to meet the goals of the BMP. Per Section 52.1.3 for sites greater than 65% impervious, we will utilize 10% of the total lot area 53,143 for our target impervious area calculations. These calculations are as follows: Calculations of required site area: 10% of lot area = 53,000 x 0.1 = 5300 SF Per Section C.2.3.3, the trench required for loamy soils is 190 LF/1000 SF of target impervious area. Trench required = 530011000x190 = 1007 LF Assuming a 2' wide trench per the King County detail, the area of trench bottom would be equal to 1009.7'x 2' wide = 2019.4 SF 0 0 Assuming an infiltration rate of 0.25 in/hr and a factor of safety of 3, we will utilize a factored rate of infiltration of 0.083 inlhr or 0.0069 ft/hr. The resulting volume of water infiltrated in this trench over 24 hours is calculated below: Volume of infiltrated water =1007' long x 2' wide x 0.0069 ft/hr x 24 hrs =333.5 CF Because of the limited site conditions, the project proposes to utilize a 2520 SF area located at the bottom of the pond in lieu of an equivalent area of two -foot wide gravel trench_ This area would be required to have a storage volume of 0.13 ft as calculated below: Equivalent Storage Depth= 333.512520 = 0.13 ft Based on these calculations, the storm detention pond will have an outlet elevation of 397.5' with 0.5' of sediment storage depth and 0.13' of infiltration depth designed to meet the goal of the flow control BMP. This is in addition to the pervious sidewalks and perforated roof drain lines. it should be noted that the 0.5' of sediment storage depth is being provided even though the detention pond is located downstream of a sediment pond and stormwater filter cartridges. Groundwater protection as required by the Manual is being accommodated through the use of sediment control, the StormFilter CSF system, and an infiltration rate which is less than 9 in/hr. This design in conjunction with adding 302 LF of corrugated roof drain lines and 77 SF of pervious sidewalk meets the intent of core requirement #3 which is intended to infiltrate as much \ water as possible within the constraints of the site. The above adjustment is proposed to provide a practicable alternative to strict adherence to the 2009 KCSWDM. The above alternative uses sound engineering judgment and should not cause significant adverse impacts to the public health, welfare, water quality, and properties downstream from this project. it is our opinion, that this adjustment will be an improvement over the strict adherence to the 2009 KCSWDM infiltration BMP required as part of Core Requirement 3. The automotive service areas are completely enclosed from the outdoor elements, and additionally will be controlled with slopes to be filtered by a state of the art oillgrit separator that will discharge to the sanitary sewer; therefore these areas are not a concern to the storm water discharges. The project analyzed the use of pervious asphalt but due to the concern of frost heave due to low infiltration rates, risk of vehicle fluids entering the subgrade prior to implementing spill protection plans, and long term maintenance issues it was determined to be a less desirable option than utilizing the clean water system to meet the goals of the SMP. In conclusion, the proposed system is a comparable result that is in the public interest and does not cause significant adversely impact to the public health, welfare, water quality, and properties downstream. The proposed storm water system will include on-site water clarification and connection to the existing 12" storm pipe located in the right-of-way of NE 4t' Place, and will result in a significant improvement over the current site drainage condition. Sincerel 44 arles "Chip" shley M. Christopher Rogers, PE Project Ma ger Vice -President 2 CEI Engineering Associates, Inc. 0 0 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: April 15, 2011 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. � rwv}�� �_ Project Name: Firestone an Union�r -• LUA (file). Number: LUA-10-060, ECF, SA -A Cross -References: AKA's: Firestone Auto Care on Union Project Manager: Rocale Timmons Acceptance Date: August 25, 2010 Applicant: Deanna McCollian, Bridgestone Retail Operations Owner: Union Place LLC Contact: Bryan Martin, ]ones Lang La Salle PID Number: 0923059050 ERC Decision Date: March 14, 2011 ERC Appeal Date: April 1, 2011 Administrative Approval: March 16, 2011 Appeal Period Ends: April 1, 2011 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: Application requesting Environmental (SEPA) Review and Administrative Site Plan approval for the construction of a one-story retail building; approximately 7,654 sq ft in the Commercial Arterial (CA) zone. Location: 421 Union Avenue NE Comments: Denis Law Mayor ��� 7�[S • 4 �6 - w' 1 � Department of Community and Economic Development Alex Pietsch, Administrator April 15, 2011 Bryan Martin Jones Lang LaSalle 601 Union Street #3333 Seattle, WA 98101 SUBJECT: Firestone Auto Care on Union LUA10-060, ECF, SA -A Dear Mr. Martin: This letter is to inform you that the appeal period ended April 1, 2011 for the Environmental Review Committee's (ERC) Determination of Non -Significance — Mitigated and Administrative Site Plan approval for the above -referenced project. No appeals were filed on the ERC determination and Site Plan approval, therefore, these decisions are final and application for the appropriately required permits may proceed. The applicant must comply with all ERC Mitigation Measures and Site Plan Conditions of Approval outlined in the Report and Decision dated March 16, 2011. 1f you have any questions, please feel free to contact me at (425) 430-7219. For the Environmental Review Committee, Rocal Timmons Ass ciate Planner Enclosure cc: Union Place LLC / Owner(s) Deanna McCollian - Bridgestone Retail Operations/ Applicant Betty Yiu, Amy (Fitzgerald) Hicks, Demetry Vyzis / Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa_gov t•: CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 17th day of March, 2011, 1 deposited in the mails of the United States, a sealed envelope containing ERC Determination & Administrative Site Plan approval documents. This information was sent to: Name Representing Agencies See Attached Bryan Martin Contact Deanna McCollian Applicant Union Place LLC Owner Betty Yiu Party of Record Amy (Fitzgerald) Hicks Party of Record Demetry Vyzis Party of Record (Signature of Sender): STATE OF WASHINGTON } ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy M. Tucker 1 signed this instrument and acknowledged it to be his/her/their free and voluntary act for mentioned in the instrument. Dated: !''(lard k-1 a << 4A CA "S re co,�; ��,.lrposes Notary Publi6 in and for the State of Washington Notary (Print): W - /A- J0 Li� My appointment expires: Aub Mgr ao Ioject Name:'}: Firestone Auto Care on Union project Number:::. LUA10-060, ECF, SA -A template - affidavit of service by mailing 0 0 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology * WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015-172 nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., M5-240 Seattle, WA 98106-1514 39015 172°d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S. Jackson ST, M5 KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template - affidavit of service by mailing City of. OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Firestone Auto Care Shop on Union PROJECT NUMBER: LUA10-060, ECF, SA -A, MOD LOCATION: 421 Union Avenue NE DESCRIPTION: The applicant Is proposing for the construction of a one-story retail building for Firestone; approximately 7,654 square feet in size. The project site consists of a 56,628 square feet of CA zoned property which is currently vacant. The applicant is proposing a total of 26 parking stalls which would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two existing curb cuts along Union Ave NE. There are no critical areas located on site. The project requires Administrative Site Plan and Environmental Review THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE {ERC} HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT, Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 1, 2011. Appeals must be flied in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.15. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION 15 APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED: L -".rN' 3i, r RS I` ^ - "4 y- •j [ +,r , FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. City, U inl NOTICE' OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNfFICANCE- MITIGATED jDNS-MI - POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PHOJECT NAME: Fire.ten. Auto Grp $"Pon Union PROIECTAIUMI LOAIa 1310, ECF, SA -A, MOD LG CATION! 421 Union Avenue NE OFSCRIPTION: Th. -90IIC.nt Is prepoalnE lar the unw cU.n of a one-spery retail building for Flresoona; aPProeimately 7,654 square feet In sloe. The prole£! sfe. conakn of a K62B square feat of CA loved properly which Is currently Hunt The appil.nt Is propoalna . total 01 16 ",14.1 .tells whI h would he looted wtthIn a surrate P.ridng lot to the mrth, south and west of the prcppsed structure. Acres. to the sHe Is proposed yla two -611n1; curb ata along Union Are NE. There .re no or NII areas lamed on Pte. The prolect requlres Administratlee Site Pian and Emlemmental Renew THE CfTY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals Othe environmental determination must be f hid in writing on or before S. -OD p,m. on Aprii 1, 2011, Appeals must be riled In writing tngether with the required fee with: Nearing Examiner, qty of Renton, 1055 South Grady Way, Renton, WA 08057. Appeals to the Examiner are go—tcl by City of Ranter Municipal Code Section 49-110.19. Addhlanal Information regarding the appeal process may be obtained from the Renton City Clerk's Offloe, 1425} 430-8530, IF THE ENVIRONMENTAL DETERMINATION 15 APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED, FOR FVRTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when cailing for proper file Iderrtificatlon- CERTIFICATION I, 1 hereby certify that A copies of the above document were posted in ? conspicuous places or nearby t ed property on Date: 150 ?//,Z Sig ed: 9 IF STATE OF WASHINGTON ) ) SS COUNTY OF KING ) certify that I know or have satisfactory evidence that "D crev\ W L Li pr-, signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print): lA - A- f'fi rA-J� �-'r My appointment expires: A a@ LEb i- _ s t -CLQ 1. ,Z:.,!..0 y pZ.v�U.>. c o� �.t03. =a'� SCG ° c�' o o O o op E �z.aFFx cod es �� ��aE:��y,Oc�c vo � a' �ZF45 lg^ i� 6 �Z ZGec' siE O� WjWpu „ o od ° ° Lzz1�rz�Z_ Qyw c N �, :a .0 an °_�� LUQ L. -'a-�p� �'Es�r 4p'pj�a.� i do •03Qc, W" V) +J u >z uo r-04 AdIL Denis Law Ma or City of Y March 17, 2011 Department of Community and Economic Development Alex Pietsch, Administrator Bryan Martin Jones Lang Lasalle 601 Union Street #3333 Seattle, WA 98101 SUBJECT: ENVIRONMENTAL THRESHOLD [SEPA) DETERMINATION Firestone Auto Care on Union, LUA10-060, ECF, SA -A, MOD Dear Mr. Martin: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non -Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, part 2, Section G for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing.on or before 5:00 p.m: on April 1, 2011. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of menton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.6. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. if the Environmental Determination is appealed, a public hearing date will be set and all parties notified. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of.the above, please call me at (425) 430-7219. For the Environmental Review Committee, Roc a Timmons As ciate Planner Enclosure cc: Union Place LLC / owner(s) Deanna McCollian /Applicant Betty Yiu, Amy (Fitzgerald) Hicks, Demetry Vyzis / Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 a rentonwa.gov E Denis Law City Of Mayor 1, 1 AN March 17, 2011 Department of Community and Economic Development Alex Pietsch, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on March 14, 2011: DETERMINATION OF NON -SIGNIFICANCE -MITIGATED PROJECT NAME: Firestone Auto Care on Union PROJECT NUMBER: LUA10-060, ECF, SA -A, MOD LOCATION: 421 Union Avenue NE DESCRIPTION: The applicant is proposing for the construction of a one- story retail building for Firestone; approximately 7,654 square feet in size. The project site consists of a 56,628 square feet of CA zoned property which is currently vacant. The applicant is proposing a total of 26 parking stalls which would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two existing curb cuts along Union Ave NE. There are no critical areas located on site. The project requires Administrative Site Plan and Environmental Review. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 1, 2011. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.6. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, Roc a Timmons Associate Planner Renton City Hall 9 1055 South Grady Way • Renton, Washington 98057 + rentonwa.gov Washington State Department of Ecology Page 2 of 2 March 17, 2011 Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation 0 Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers 0 0 DEPARTMENT OF COMMUNITY � Cit y AND ECONOMIC DEVELOPMENT t "� 4 DETERMINATION OF NON -SIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA10-060, ECF, SA -A, MOD APPLICANT: Deanna McCollian, Bridgestone Retail Operations PROJECT NAME: Firestone Auto Care Shop on Union DESCRIPTION OF PROPOSAL: The applicant is proposing for the construction of a one-story retail building for Firestone; approximately 7,654 square feet in size. The project site consists of a 56,628 square feet of CA zoned property which is currently vacant. The applicant is proposing a total of 26 parking stalls which would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two existing curb cuts along Union Ave NE. There are no critical areas located on site. The project requires Administrative Site Plan and Environmental Review. LOCATION OF PROPOSAL: 421 Union Avenue NE LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 1. The applicant shall pay a Transportation Impact Fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of building permit issuance. 2. The applicant shall pay a Fire Impact Fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of building permit issuance. ERC Mitigation Measures Page 1 of 1 0 0 DEPARTMENT OF COMMUNITY Cityor \+ AND ECONOMIC DEVELOPMENT] DETERMINATION OF NON -SIGNIFICANCE -MITIGATED ADVISORY NOTES & CONDITIONS APPLICATION NO(S): LUA10-060, ECF, SA -A, MOD APPLICANT: Deanna McCollian, Bridgestone Retail Operations PROJECT NAME: Firestone Auto Care Shop on Union DESCRIPTION OF PROPOSAL: The applicant is proposing for the construction of a one-story retail building for Firestone; approximately 7,654 square feet in size. The project site consists of a 56,628 square feet of CA zoned property which is currently vacant. The applicant is proposing a total of 26 parking stalls which would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two existing curb cuts along Unions Ave NE. There are no critical areas located on site. The project requires Administrative Site Plan and Environmental Review. LOCATION OF PROPOSAL: 421 Union Avenue NE LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division 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 far environmental determinations. Plannine: 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. 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. 4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits ERC Advisory Notes Page 1 of 3 0 Water: 0 1. Applicant is required to install a separate fire line for the new fire sprinkler system. A system development fee for the new fire line is required. The fee is based on the size of the fire service line. A double detector check valve assembly will be required to be installed for the fire sprinkler system. The assembly shall be installed inside a vault outside the building or inside the building in accordance with the City of Renton's requirements. 2. A reduced pressure backflow assembly will be required to be installed in line of the 2 -inch domestic water meter proposed to serve the site. 3. Water system development fees will be based on the size of the water meters that will serve the site. This is payable prior to issuance of the construction permit. 4. If final fire flow demand calculation exceeds 2,500 gpm, a looped water main will be required around the building. Three hydrants are required to serve this site. One hydrant is required with 150 feet and two additional within 300 feet. Approved hydrants counted as fire protection shall be retrofitted with a storz fitting if not already in place. Sewer. 1. Sewer system development fees will be based on the size of the domestic water. This is payable prior to issuance of the construction permit. 2. This site lies within the East Renton special assessment district. The fee will be $5,513.24 Surface Water: 1. Surface water system development fees will be based on the square footage of the new impervious surface area. The rate is $0.405 x the new square footage after final design. This is payable prior to issuance of the construction permit. 2. A preliminary drainage plan and drainage report has been submitted with the site plan application. The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. Transportation: 1. None Fire: 1. Any existing fire hydrants used to satisfy the requirements shall meet current fire code including 5 -inch storz fittings. 2. Approved fire sprinkler systems are required throughout the building. Separate plans and permits are required by the Fire Department. Direct outside access is required for the fire sprinkler room. 3. An electronic site plan is required prior to occupancy for pre -fire planning purposes. General: 1. 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. 2. All plans shall be tied to a minimum of two horizontal and vertical controls per the City's current horizontal and vertical control network. FRC Advisory Notes Page 2 of 3 CONDITIONS: 1. The applicant shall comply with the two mitigation measures issued as part of the Determination of Non- significance Mitigated, dated March 18, 2011. 2. The applicant shall revise the Site and Landscape Plan in order to include the relocation of the sidewalk, to match the existing sidewalk which currently abuts the site. The 10 -foot proposed landscape strip, located in between the curb and the proposed sidewalk, shall be combined with the 7.5 —foot on site landscaping strip. 3. The applicant shall submit elevations for the refuse and recyclable enclosure. Elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Elevations shall include a roof, screening around the perimeter of the wall and have self-closing doors. Chain link, plastic or wire fencing is prohibited. 4. The applicant shall submit a materials list, noting the difference in materials for the pedestrian pathways. The list shall be submitted to and approved by the Current Planning Project Manager prior to construction or building permit approval. 5. The applicant shall be required to revise the landscape plan to depict street trees at an average minimum rate of one tree per 30 lineal feet of street frontage. The landscape plan shall be submitted to and approved by the Planning Project Manager prior to building permit approval. 6. The applicant shall submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. 7. The applicant shall submit an irrigation plan to and be approved by the Current Planning Project Manager prior to construction or building permit approval. 8. The applicant shall demonstrate the roof -mounted mechanical equipment is not visible within 150 feet of the structure viewed at ground level at the time of building permit application. 9. The applicant shall demonstrate the matching of the color of the roof -mounted mechanical equipment to the color of exposed portions of the roof at the time of building permit application. 10. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. 11. The applicant shall be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. ERC Advisory Notes Page 3 of 3 0 0 DEPARTMENT OF COMMUNITY Q City of e AND ECONOMIC DEVELOPMENT j 0 ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) APPLICATION NO(S): LUA10-060, ECF, SA -A, MOD APPLICANT: Deanna McCollian, Bridgestone Retail Operations PROJECT NAME: Firestone Auto Care Shop on Union DESCRIPTION OF PROPOSAL: The applicant is proposing for the construction of a one-story retail building for Firestone; approximately 7,654 square feet in size. The project site consists of a 56,628 square feet of CA zoned property which is currently vacant. The applicant is proposing a total of 26 parking stalls which would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two existing curb cuts along Union Ave NE. There are no critical areas located on site. The project requires Administrative Site Plan and Environmental Review. LOCATION OF PROPOSAL: 421 Union Avenue NE LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 1, 2011. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.6. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430- 6510. PUBLICATION DATE: March 18, 2011 DATE OF DECISION: March 14, 2011 SIGNATURES: n � it Gregg Zimm r a , Administrator Mark Peterson, Administrator Public Works epartment Date Fire & Emergency Services Date Terry Higashiyama, Administrator Community Services Department Alex Pietsch, Adml%istrator - Date Department of Community & Date Economic Development DEPARTMENT OF COMMUNITY d o cic}.of AND ECONOMIC DEVELOPMENT Q® ENVIRONMENTAL REVIEW COMMITTEE MEETING AGENDA TO: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator Mark Peterson, Fire & Emergency Services Administrator Alex Pietsch, CED Administrator FROM: Jennifer Henning, Current Planning Manager MEETING DATE: Monday, March 14, 2011 TIME: 3:00 p.m. LOCATION: Sixth Floor Conference Room #620 Quendall Terminals Discussion (Dolhee) LUA09-151, ECF, EIS, BSP, SM, SA -M Location: 4350 Lake Washington Blvd N. Description: The applicant is requesting Master Plan Review, Binding Site Plan, Shoreline Substantial Development Permit and SEPA Environmental Review for a mixed-use development located at 4350 Lake Washington Blvd. The site is 21.46 acres and is zoned Commercial/Office/Residential (COR) and located within the Urban shoreline designation. The 21.46 - acre site would be divided into 7 lots of which 4 would contain large mixed-use buildings. Overall, the development would consist of 800 residential units, 245,000 square feet of office, 21,600 square feet of retail and 9,000 square feet of restaurant, resulting in a net residential density of 46.4 units/acre. The applicant has proposed to dedicate 3.65 acres for public right-of-way, which would provide access to the 7 proposed lots. Surface and structured parking would be provided for 2,171 vehicles. The site contains approximately 0.81 acres of wetlands and 1,583 feet of shoreline along Lake Washington. The subject site has received a Superfund designation from the U.S. Environmental Protection Agency (EPA) and is currently working on a remediation plan with EPA. The results of the remediation would potentially change the existing environment on the subject site scientifically, including but not limited to trees, soils, and wetlands. Proposed improvements include remediation of existing contamination, stormwater and sewer improvements. Firestone on Union (Timmons) LUA10-060, ECF, SA A, MOD Location: 421 Union Avenue NE. Description: The applicant is proposing for the construction of a one- story retail building for Firestone; approximately 7,654 square feet in size. The project site consists of a 56,628 square feet of CA zoned property which is currently vacant. The applicant is proposing a total of 26 parking stalls which would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two existing curb cuts along Union Ave NE. There are no critical areas located on site. The project requires Administrative Site Plan and Environmental Review. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director ® W. Flora, Deputy Chief/Fire Marshal 11 C. Vincent, CED Planning Director ® Richard Perteet, Deputy PW Administrator—Transportation L. Warren, City Attorney " N. Watts, Development Services Director D. Pargas, Assistant Fire Marshal Hearing Examiner J. Medzegian, Council City of DEPARTMENT OF COMMUNITY D o [ '� AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT AND ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION ERC MEETING DATE. March 16, 2011 Project Name: Firestone Auto Care Store Owner: Union Place LLC, 12675 195" PI SE, Issaquah, WA 98027 Applicant: Deanna McCollian, Bridgestone Retail Operations; 333 East Lake St; Chicago, IL, 60108 Contact: Bryan Martin; Jones Lang Lasalle; 601 Union St, Suite 3333; Seattle, WA 98101 File Number: LUA10-060, ECF, SA -A, MOD Project Manager: Rocale Timmons, Associate Planner Project Summary: The applicant is proposing for the construction of a one-story retail building for Firestone; approximately 7,654 square feet in size. The project site consists of a 56,628 square feet of CA zoned property which is currently vacant. The applicant is proposing a total of 26 parking stalls which would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two existing curb cuts along Union Ave NE. There are no critical areas located on site. The project requires Administrative Site Plan and Environmental Review Project Location: 421 Union Ave NE Site Area: 56,628 5F (1.29 ac) Proposed New Bldg. Area (gross): 7,654 SF STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non -Significance - Mitigated (DNS -M). Project Location Mala ERC and Site Plan 10-060.doc City of Renton Department of Community omit Development Environmental R Committee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO CAR LUA10-060, SA -A, ECF_ Report of March 16, 2011 Page 2 of 21 PART ONE: PROJECT DESCRIPTION / GENERAL INFORMATION A. Exhibits Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Zoning and Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Landscape Plan Exhibit 5: Elevations Exhibit 6: Aerial Photo of Project Site B. General Information 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation 4. Existing Site Use: S. Neighborhood Characteristics: Deanna McCollian Bridgestone Retail Operations 333 East Lake St Chicago, IL, 60108 Commercial Arterial (CA) Commercial Corridor (CC) Vacant North: Multi -Family Residential (CA Zone) East: Commercial -- 24 Hr Fitness, Safeway, and secondary retail (CA Zone) South. Multi -Family Residential —(CA Zone) West: Retail (C,4 Zone) 6. Access: Via two existing curb cuts along Union Ave NE. i. Site Area: 56,628 SF (1.2 ac) C. Historical/Background Action Description Land Use File No. Ordinance No. Date Comprehensive Plan N/A N/A 4924 12/5/2001 Zoning N/A N/A 5099 11/1/2004 Annexation N/A N/A 1480 4/24/1954 D. Project Narrative The proposed project, a Firestone auto care store, would be sited on a vacant commercial parcel that fronts onto Union Ave NE just north of NE 4th St. The proposed one-story building would abut Union Ave N at the center portion of the parcel. The property is zoned Commercial Arterial (CA) and within the Commercial Corridor (CC) land use designation. A total of 26, including 2 accessible, parking spaces are proposed on site within surface parking areas located along the south and west sides of the building. The applicant originally requested a modification in order to ERC/Site Plan Report City of Renton Department of Community Iftomic Development Environmental R Committee & Adminis trative Site Plow Report FIRESTONE COMPLETE AUTO CAR _ LUA10-060, SA -A, ECF Report of March 16, 2011 Page 3 of 21 exceed the number of parking stalls allowed by code. Subsequently the proposal has been revised and a modification is no longer needed. New landscaping is proposed around the perimeter of the site and within the surface parking lots. The applicant proposes to excavate approximately 5,600 cubic yards, which would be hauled off-site. Access would be gained from two of the three existing curb cuts along Union Ave NE; north and south of the structure. A pedestrian walkway is provided along the eastern and western facades which connect the building to the public sidewalk on Union Ave NE. The proposed "F-" shape building would be approximately 7,654 gross square feet in area and is proposed to front Union Ave NE with entrances oriented towards NE 4tn St. There would have 10 service bays, 5 on each of the north and south sides of the structure. The height of the proposed structure would be 24 feet and 9 inches at the tallest point of the gabled roof. The exterior would be comprised of varying masonry, glass and metal materials. Proposed trash and recycling containers would be located within screened enclosures on the southwest portion of the site. The proposed landscape plan includes a 10 foot landscape strip along Union Ave NE and landscaping within surface parking areas. There are no trees located on site. There are no known critical areas on or near the site. Staff received comments from residential neighboring property owners; regarding potential noise impacts. E. Public Services 1. utilities a. Water: There is an existing 12 -inch cast iron water main in Union Ave NE on the east side of the street. There is a 10 -inch water main in NE 4t" Place. This site is in the 535 water pressure zone. Available fire flow is 5,000 gpm. b. Sewer: There is an 8 -inch gravity sewer main approximately 5 -feet inside the east property line. c. Surface/Storm Water: There is no nearby storm conveyance system in Union Ave NE. 2. Streets: Street improvements are installed along the frontage in Union Ave NE., including curb, gutter, sidewalk and street lights. 3. Fire Protection: City of Renton Fire Department PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.210.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. F. Environmental Threshold Determination Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS -M with a 14 -day Appeal Period. G. Mitigation Measures 1. The applicant shall pay a Transportation Impact Fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of building permit issuance. ERC/Site Pian Report City of Renton Department of Community omit Development FIRESTONE COMPLETE AUTO CAR Report of March 16, 2011 >=nviroomentul Rr Committee & Administrutive Site Plan Report LUA10-060, SA -A, ECF Page 4 of 21 2. The applicant shall pay a Fire Impact Fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of building permit issuance. H. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts.- 1. mpacts. 1. Earth Impacts: The site is nearly level with slopes of 1 percent or less with the steepest slope at approximately 5- 6 percent_ Portions of the surface of the site are undeveloped and rough graded areas are present consisting of partial asphalt and concrete paved surfaces, construction debris, rock piles, scrub vegetation, and grass. The site currently contains impervious cover due to former restaurant building, Bagnariol's, and associated pavement. Fallowing development impervious surface coverage will be approximately 65%. This would be a reduction of 5 percent or 1,870 square feet. The applicant is proposing a 4.5 feet tall retaining wall along the southern edge of the site in order facilitate easier vehicular circulation and another retaining wall along the northern property line in order to construct the proposed surface water detention pond. The latter wall would have a height of 4 feet at its tallest point. The geotechnical report provided with the application for Site Plan Review stated the soils generally consists of dense to very dense poorly -graded silty sand and silty sand fill with gravel and rock particles underlain by glacial till that extended to boring termination at depth of 50 feet below grade_ The applicant proposes to excavate approximately 5,600 cubic yards, which would be hauled off-site. While subsurface conditions are dense, rock -type excavation operations would not be required. The applicant submitted a Construction Mitigation Plan as part of the application materials. Soils would exit the site onto Union Ave NE and turn right onto NE 4th St and eventually onto 1-405. A flagger would assist drivers as the exit the site onto Union Ave NE. No evidence of instability was identified within the report. Excavation is also proposed in order to accommodate equipment for Firestone's wheel alignment operation. The dimensions of the equipment would be 19'-4" x 7'x8 1/2" x 12". All of the other lifts do not require a recess. Removal of the existing impervious cover during construction would leave soils susceptible to erosion. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable_ 2. Water a. Storm Water Impacts: The subject site is located in the Lower Cedar River Basin. Currently runoff flows across the existing site generally from west to east. Runoff is collected in three catch basins along the south and east property lines and conveyed to the southeast corner of the site by an 18 -inch storm pipe. The stormwater is discharged from the site by an flinch storm pipe to the southeast and subsequently into the City of Renton storm system on Union Ave NE. As the applicant is proposing to add and/or replace more than 2,000 square feet of impervious surface detention is required in accordance with the 2009 King County Surface Water Design Manual as amended by the City. The applicant submitted a "Technical Information Report," by PacLand ERC/Site Plan Report Co of Renton Department of Communityomic Development Environmental R* Committee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO CARrw LUA10-060, SA -A, ECF Report of March 16, 2011 Page 5 of 21 (Dated February 14, 2011), as part of the application materials. The applicant proposes to collect and convey onsite runoff with a concrete swale and gutter system in order to drain parking areas. Additionally, site grading would be done to allow runoff from the parking lot to sheet flow to the concrete swale and then flow via concrete gutter and scuppers along the west side of the parking area to the north. Runoff would be treated in a 3,415 cubic foot water quality wetpond. The treated runoff from the parking areas, as well as the roof runoff, would be detained in a 17,314 cubic foot detention pond on the northern portion of the site. Additionally, the applicant is proposing a 750 gallon oil/sand interceptor as part of the site waste water design which would be maintained by a third party vendor. Any discharge from the interceptor is expected to appropriate to be released into the City storm drainage system. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3. Transportation Impacts: The project would be accessed, by means of two of the three existing curb cuts, along Union Ave NE_ The proposed project would impact the City's street system. In order to mitigate transportation impacts, staff recommends a mitigation measure requiring the applicant to pay an appropriate Transportation Impact Fee. Currently this fee is assessed at $75.04 per net new average daily trip attributed to the project. However, the City is planning an adjustment to the Transportation impact fees in the near future. Therefore the fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code at the time of building permit application. Mitigation Measures: The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of building permit issuance. Nexus: SEPA Environmental Regulations, Resolution 3100, RMC 4-1 Administration and Enforcement 4. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Therefore, staff recommends a mitigation measure requiring the applicant to pay an appropriate Fire Impact Fee. Currently this fee is assessed at $0.52 per new square foot. However, the City is planning an adjustment to the Fire Impact Fee in the near future. The fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of building permit issuance. Mitigation Measures: The applicant shall pay a Fire Impact Fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of building permit application. Nexus: Fire Impact Fee Resolution 2895, SEPA Environmental Regulations, RMC 4-1 Administration and Enforcement I. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. ERC/Site Plan Report City of Renton Department of Community omic Development Environmental RCommittee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO CAR LUA10-060, SA -A, ECF Report of March 16, 2011 Page 6 of 21 PART THREE: ADMINISTRATIVE SITE DEVELOPMENT PLAN REVIEW This decision on the administrative land use action is made concurrently with the environmental determination. A. Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the appropriate recommendations have been incorporated into this report. B. Consistency with Site Development Plan Review 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 Pion Review, as follows: 1. Conformance with the Comprehensive Plan, its elements and policies The Comprehensive Plan Land Use Map designation for the project property is Commercial Corridor (CC). The purpose of CC is to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies as long as all conditions of approval are complied with: Land Use Element Objective LU-GGG: Guide redevelopment of land in the Commercial Corridor designation with Commercial Arterial zoning, from the existing strip commercial forms into more concentrated forms, in which structures and parking evolve from the existing suburban form, to more efficient urban configurations with cohesive site planning. ✓ Policy Objective Met ONot Met Policy LU -358: Parking areas should be landscaped (including street trees, buffers, berms), especially along roadways, to reduce visual impacts. ✓ Policy Objective Met ONot Met Policy LU -369: Development should be designed to consider potential adverse impacts on adjacent, less intensive uses, e.g. lighting, landscaping, and setbacks should all be considered during design. ✓ Policy Objective Met ONot Met Community Design Element Policy CD -17: Development should be designed (e.g. building orientation, setbacks, landscape areas and open space, parking, and outdoor activity areas) to result in a high quality development as a primary goal, rather than to maximize density as o first consideration. ✓ Policy Objective Met ONot Met Policy CD -21: Development should have buildings oriented toward the street or a common area rather than toward parking lots. ✓ Policy Objective Met ❑Not Met ERC/Site Plan Report City of Renton Department of Communityomit Development Environmental R Committee & Admi'nistrati've Site Plan Report FIRESTONE COMPLETE AUTO CAR0 L_U_A10-060, SA -A, ECF Report of March 16, 2011 Page 7 of 21 2. Conformance with Existing Land Use Regulations a. Use: The subject site is zoned Commercial Arterial (CA). The purpose of the CA zone is to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment. The CA zone provides for a wide variety of indoor and outdoor retail sales and services. Retail Sales are a permitted use in the CA zone. b. Lot Coverage —The CA zoning designation allows a maximum building coverage of 65 percent of the site area. The proposed building footprint of 7,654 square feet on the 56,628 square foot project site results in a building lot coverage of 13.5 percent. The proposed structure complies with the development standard for lot coverage. c. Setbacks — The CA zoning designation requires a minimum front yard setback of 10 feet which may be reduced to zero feet during the site plan development review process and a maximum front yard setback of 15 feet. No other side or rear setbacks are required. The proposed building would be set back from the front property line approximately 15 feet at the closest point. A 69 -foot rear yard setback, at the closest point, is proposed from the west property line. The proposed structure would have a 75 -foot side yard setback, from the north property line and an 86 -foot side yard setback from the southern property line. The proposal complies with the setback requirements for the zone. Landscaping — The CA zone requires a 10 -foot on site landscape strip along the street frontage, except where reduced through the site plan development review process. The landscaping requirements apply to the subject site's Union Ave NE and NE 4th Place frontages. A conceptual landscape plan was submitted with the project application. The applicant is requesting a modification in order to reduce the landscaping along Union Ave NE down to 7.5 feet. The proposal however includes a 10 -foot landscape strip in between the curb and the sidewalk. Due to the existing sidewalk to the north and south of the site along with the location of existing utilities, and their potential impact on possible vegetation, staff is recommending that the Site and Landscape Plan be revised. Revisions shall include the relocation of the sidewalk, to match the existing sidewalk which currently abuts the site, and the 10 -foot proposed landscape strip shall be combined with the 7.5 —foot on site landscaping strip. The applicant is required to plant street trees at 30 -feet on center within the 17.5 landscape strip in front of the site (see condition below under the Design table). The landscape plan includes a planting plan; the proposed tree species largely consist of Western hemlock, Douglas fir, Incense cedar, Shumard oak,Trident maple, Japanese snowball, and willow oak trees. Shrubbery includes laurel, spirea, Japanese holly, and climbing rose. Groundcover would consist of fescue. Conditions of approval, related to landscaping within the Design Review table below, if complied with would provide visual relief, define areas of pedestrian circulation, and add to the aesthetic enjoyment of the area. Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. A revised detailed landscape plan and irrigation plan will need to be submitted at the time of building permit review. d. He — The CA zone allows a maximum building height of 50 feet. The height of the proposed structure would be 24 feet and 9 inches in height at the tallest point of the gabled roof which complies with the height requirements of the zone. e. Refuse and Recyclable Deposit Areas — The City's refuse and recyclable standards for a retail development require a minimum of 5 square feet per every 1,000 square feet of building gross floor area for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of ERC/Site Plan Report City of Renton Department of Communityomic Development Environmental R Cammittee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO CAR LUA10-060, 5A -A, ECF Report of March 16, 2011 Page 8 of 21 building gross floor area for refuse deposit areas. Based on the proposed gross floor area of 7,654 square feet for the new building a minimum of 38 square feet of recyclable deposit areas would be required and a minimum of 76 square feet of refuse deposit areas would be required. The approximate location of the refuse and recyclable areas were shown on the submitted site plan, and would be located at the southwest corner of the site and screened from view of the surrounding properties. The applicant has proposed a 191 square foot area to be dedicated to refuse and recyclable. As proposed the refuse and recyclable area exceeds the minimum size requirements. Additional conditions related to the screening of the enclosure are included in the design review below. f. Parking/Circulation: The parking regulations require a specific number of off-street parking stalls be provided based on the amount of square footage dedicated to certain uses. The following ratios mould be applicable to the site: Use Net Square Footage of Use Ratio Required apaces Retail Sales 7,654 SF Min: 2.5 spaces / 1,000 SF Min: 19 Max: 5 spaces / 1,000 SF Max: 38 Based on these use requirements, a minimum of 19 parking spaces would be required to meet code_ The applicant proposed to provide a total of 26 spaces which is within the allowable range. The parking conforms to the minimum requirements for drive aisle and parking stall dimensions and the provision of ADA accessible parking stalls. Within the proposed surface parking lot, 15 square feet of landscaping per parking space would be required for parking lots with 15-50 parking stalls. Based on the proposal for 26 surface parking stalls, a minimum of 390 square feet of landscaping would be required within the surface parking areas. The submitted landscape analysis indicates that a total of 1,492 square feet of landscaping would be provided that would buffer the proposed parking area. As proposed the landscaping would exceed the minimum requirement. 3. Mitigation of impacts to surrounding properties and uses; City staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. All parcels immediately surrounding the subject property are zoned Commercial Arterial (CA). Surrounding uses include retail and multi -family residential. The proposed retail use is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zone. The retail store is oriented towards the southeast or the intersection of NE 4"' St and Union Ave NE and the floor plan primarily comprised of a public sales area, storage and service bay areas. The height of the proposed structure would be 24 feet and 9 inches in height at the tallest point of the gabled roof which complies with the height requirements of the zone. The 7,654 square foot site results in a building lot coverage of 13.5 percent. The scale, height and bulk of the proposed building are appropriate for the site and are anticipated to be architecturally compatible with the commercial development in the project vicinity. There are multi- family residential uses to the north and west of the site. The applicant is proposing to mitigate potential noise and aesthetic impacts through the use of fencing and vegetation. The scale and bulk of the building is reduced through the use of differing materials. The building is comprised of masonry, with pilaster elements along the southern and eastern facades. Along the eastern fagade, facing Union Ave NE, the applicant is proposing a use of trellises in combination with the concept of masonry filled windows, in order to break the up the appearance of a long blank wall. Additionally, along the eastern facade the applicant is proposing clerestory windows with metal awnings beneath to add to the visual interest of the street facing fagade. The primary entrances would be located at the southeastern corner, and are mostly comprised of transparent aluminum storefront ERC/Site Flan Report City of Renton Department of Communityomie Development Environmental Rommittee & Administrative Site Pion Report FIRESTONE COMPLETE AUTO CAR0 LUA10-060, SA-A, ECF Report of March 16, 2011 Page 9 of 21 glazing with metal awnings above. Wall mount sconce light fixtures are also proposed on the pilaster elements. The proposal does not include a sufficient amount of human scale elements which enhance the aesthetic appeal_ Conditions of approval, related to the design of the structure are included in the Design Review table below in order to encourage creativity in the building design and discourage standard architectural design associated with franchise development. The site is accessed from two existing curb cuts. Surface parking areas, in the amount of 26 stalls, would be provided to the south and west of the structure. No parking would be provided in between the street and the building. The proposed refuse and recycle area is located on the southwest corner of the site, and is proposed to be screened_ However, elevations for the enclosure were not provided with the Site Plan application_ A condition of approval requiring the applicant to provide elevations for the enclosure is recommended in the Design Review table below. According to code, parking lot lighting fixtures are to be non -glare and mounted no more than 25 feet above the ground. This is to help minimize the impact onto abutting properties and on-site building. 4. Mitigation of impacts of the proposed site plan to the site; The subject site is currently vacant. The proposed 7,654 square foot footprint on the 56,62$ square foot site results in a building lot coverage of 13.5 percent. The site is nearly level with slopes of 1 percent or less with the steepest slope at 5 percent on the northwestern portion of the site. The applicant proposes to excavate approximately 5,600 cubic yards which would be hauled off-site. The site currently contains impervious cover due to former retail space buildings and associated pavements. Following development impervious surface coverage will be approximately 65%. This would be a reduction of 5 percent or 1,870 square feet. Considering the size of the site and the need for parking and circulation, the applicant has limited the impervious surfaces on the site primarily due to the large wetpond located on the northern portion of the site. There are no trees located on site. The applicant is proposing landscaping around the perimeter of the site and within the surface parking lot which includes 20 trees and 31 shrubs. The landscape plan includes a planting plan; the proposed tree species largely consist of western hemlock, Douglas fir, incense cedar, shumard oak, trident maple, Japanese snowball, and willow oak trees. The shrubs proposed include: laurel, spire@, Japanese holly, and climbing rose. Groundcover would consist of fescue. Conditions of approval, related to landscaping within the Design Review table below, if complied with would provide visual relief, define areas of pedestrian circulation, and add to the aesthetic enjoyment of the area. 5. Conservation of area -wide property values; The proposed development is expected to conserve and increase property values in the vicinity of the site. This site contained, for many years, an abandoned restaurant. The development of the site provides improvements to infrastructure, landscaping, lighting and additional employment opportunities. 6. Safety and efficiency of vehicle and pedestrian circulation; Access would continue to be gained via two curbs of the three existing curb cuts located along Union Ave NE. The proposed project would utilize the northern and southern curb cuts while the central curb cut would be abandoned. Additionally, a private agreement between the subject property owner and the property owner to the north requires a cross access agreement. Therefore, the applicant has provided internal access to the abutting lot to the north- ERC/Site Plan Report City of Renton Department of Communityomic Development Environmental Reommittee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO GAR0 LUA10-060, SA-A, ECF_ Report of March 16, 2011 Page 10 of 21 The internal drive is "U" shaped in order to accommodate large trucks that would deliver to the site. The site development would include 26 parking stalls (2 ADA accessible, 24 standards stalls) within the surface lot, which would comply with the parking requirements for the proposed use. The applicant has proposed 90 degree head -in parking using a two way circulation pattern and has an aisle width of 24 feet which complies with the aisle width standards of the code. 7. Provision of adequate light and glare; The proposed building is designed appropriately to allow adequate light and air circulation to the building and the site. The design of the building will not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide normal airflow. A lighting plan was not submitted with the application materials. As a condition of Site Plan Approval the applicant shall provide a site lighting plan that will provide adequate lighting for public safety without resulting in excessive glare on adjacent properties at the time of building permit review_ 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposed development is not anticipated to generate any harmful or unhealthy conditions. There would be noise impacts associated with increased traffic and activity that are normally associated with a retail development and small mechanical maintenance operations. The applicant is proposing to mitigate possible with the use of masonry walls without openings towards the residential neighbors to the west and north. All maintenance operations would be limited to the service bays within the structure. The maintenance operations that are likely to create the most noise, wheel installation and tire balancing, are located in the bays on the western part of the structure away furthest away from the residential properties. Brake repairs and wheel alignments, which generate less noise, will be located on the bays closes the residential properties to the west. Additionally, the building is located 69 -foot from the west property line and 75 -foot from the north property line which provide and additional buffer between the proposed use and abutting residential properties. 9. Availability of public services and facilities to accommodate the proposed use; Fire and Police Department staff has indicated that existing facilities are adequate to accommodate the subject proposal, subject to the applicant's payment of the necessary impact fees. As imposed by the Environmental Review Committee, the applicant will be required to pay a Fire and Traffic Impact Fee prior to the issuance of building permits. The site is served by the City of Renton for all utilities. There is an existing 6 -inch cast water iron main within the frontage of the property which is connected to a There is an existing 12 -inch cast iron water main in Union on the east side of the street. There is a 10 -inch water main in NE 4th Place. There is an 8 -inch sanitary sewer main in an easement rubbing across the property. This site is located within the East Renton special assessment district a fee will be for the proposal estimated at $5,513.24 10. Prevention of neighborhood deterioration and blight; This site was considered blighted as it was formerly the location of an abandoned restaurant for many years. The development of the site would implement the City's vision for the Commercial Corridor land use designation. 11. Review of Compliance to District D Design Guidelines; The site is located within Design District V. The proposed project must meet the intent of the Design Regulations where the regulations are applicable. As demonstrated in the table below the proposal meets the intent of the Design Regulations on the basis of individual merit if all conditions of approval are met. A. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from ERC/Site Plan Report City of Renton Department of Communityomic Development Environmental RCommittee & Administrative Site Pfau Report FIRESTONE COMPLETE AUTO CAR _ LUA10-060, SA -A, ECF Report of March 16, 2011 Page 11 of 21 public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. N/A Minimum Standard: Provide a network of public and/or private local streets in addition to public arterials. Minimum Standard: Maintain a hierarchy of streets to provide organized circulation that N/A promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function_ (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian -Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on -street parking, and wide sidewalks. (d) Internal or local roads (public or private). 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. ✓ Minimum Standard: Orient buildings to the street with clear connections to the sidewalk. ✓ Minimum Standard. The front entry of a building shall not be oriented to a drive aisle, but instead a public or private street or landscaped pedestrian -only courtyard. 3. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Minimum Standard: A primary entrance of each building shall be located on the facade facing ✓ a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. Minimum Standard: Multiple buildings on the same site shall provide a continuous network N/A of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. N/A Minimum Standard: Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. ✓ Minimum Standard: Secondary access (not fronting on a street) shall have weather protection at least 4-1/2 feet wide over the entrance or other similar indicator of access. ✓ Minimum Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Minimum Standard: Careful siting and design treatment are necessary to achieve a ✓ compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: a. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards,- ards;b. b.Building proportions, including step -backs on upper levels; c. Building articulation to divide a larger architectural element into smaller increments; or d_ Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition ERC/Site Plan Report City of Renton Department of Communityomit Development Environmental R Committee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO CAR LUA10-060, SA -A, ECF Report of March 16, 2011 Page 12 of 21 with existing development. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Minimum Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). Minimum Standard: Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. Staff Comment_ Elevations for the refuse and recycle enclosure were not provided with the site Not Compliant plan application. As a condition of approval the applicant shall submit elevations for the refuse and recyclable enclosure. Elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Elevations shall include a roof, screening around the perimeter of the wall and have self-closing doors. Chain link, plastic or wire fencing is prohibited. Minimum Standard: In addition to standard enclosure requirements, garbage, recycling Not Compliant collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Staff Comment: See condition above. Not Compliant Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited. Staff Comment: See condition above - Minimum Standard: if the service area is adjacent to a street, pathway, or pedestrian - N/A oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. 6. Gateways: Not Applicable B. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Minimum Standard: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. Minimum Standard. Parking lot lighting shall not spill onto adjacent or abutting properties. Staff Comment: A lighting plan was not submitted as part of the application materials, Not Compliant therefore staff could not verify whether or not there would be light spillover onto adjacent properties. Staff has recommended, as a condition of approval, the applicant submit a site lighting plan to be reviewed and approved by the Current Planning Project Manager prior to construction or building permit approval. Minimum Standard: All surface parking lots shall be landscaped to reduce their visual impact (see RMC 4-4-080F7, Landscape Requirements). 3. Structured Parking Garages: Not Applicable C. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating ERC/Site Plan Report City of Renton Department of Communityomit Development Environmental R Committee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO CAR LUA10-060, SA -A, ECF Report of March 16, 2011 -- Page 13 of 21 pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi -modal and public transportation systems in order to reduce other vehicular traffic. 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. Minimum Standard: Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. N/A Minimum Standard: within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of 150 feet apart. 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Minimum Standard: Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties. Minimum Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. Not Compliant Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials - Staff Comment: A materials list was not submitted as part of the application therefore staff could not verify whether or not pedestrian pathways surrounding the building would be differentiated by material or texture. Staff recommends, as a condition of approval, the applicant submit a materials list noting the difference in materials for the pedestrian pathways. The list shall be submitted to and approved by the Current Planning Project Manager prior to construction or building permit approval. ✓ Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users_ Specifically: N/A (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface and street trees (see illustration, subsection RMC-4-3-100_G4d). (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Y� Minimum Standard: Locate pathways with clear sight lines to increase safety_ Landscaping shall not obstruct visibility of walkway or sight lines to building entries_ Not Compliant Minimum Standard: All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: See condition above. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. 1 Minimum Standard: Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. N/A Minimum Standard: Site furniture provided in public spaces shall be made of durable, vandal - and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. N/A Minimum Standard: Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. ERC/Site Plan Report City Of Renton Deportment of Community Iftomic Development Environmental RCommittee & Admrmstrative Site Plan Report FIRESTONE COMPLETE AUTO CARPW LUA10-060, SA -A, ECF Report of March 16, 2011 Page 14 of 21 Q. LANQSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area,- provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation,- and add to the aesthetic enjoyment of the area by the community. ✓ Minimum Standard: All pervious areas shall be landscaped. Not compliant Minimum Standard: Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. Staff Comment: The applicant is not proposing the planting of street trees between the curb edge and building, as there had not been adequate width within the landscape strips proposed_ There is no visual relief of the massing of the structure along the frontage of the site. As a condition of approval the applicant is being required to relocate the proposed sidewalk along Union Ave NE in order to provide sufficient area to accommodate the planting of street trees (see condition above under Landscaping). Therefore, staff recommends as a condition of approval the applicant be required to revise the landscape plan to depict street trees at an average minimum rate of one tree per 30 lineal feet of street frontage. The landscape plan shall be submitted to and approved by the Planning Project Manager prior to building permit approval. N/A Minimum Standard: On designated pedestrian -oriented streets, street trees shall be installor with tree grates. For all other streets, street tree treatment shall be as determined by the C of Renton. ✓ Minimum Standard: The proposed landscaping shall be consistent with the design intent a program of the building, the site, and use. Not Compliant Minimum Standard: The landscape plan shall demonstrate how the proposed landscapi through the use of plant material and nonvegetative elements, reinforces the architecture concept of the development. Staff Comment: See condition above. ✓ Minimum Standard: Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets. Such landscaping shall be at least 10 feet in width as measured from the sidewalk. Not compliant Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. Staff Comment: See condition above. ✓ Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. Shrubs shall be at least 12 inches tall at planting and have a mature height between three and four feet. ✓ Minimum Standard: Ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage of the landscaped area within three years of installation. Not Compliant Minimum Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. Staff Comment: Staff recommends, as a condition of approval, the applicant submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Manager prior to temporary occupancy permit. ✓ Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows: (1) Required Amount: Total Number of Spaces Minimum Required Landscape Area* ERC/Site Plan Report City of Renton Department of Communityauric Development Environmental Rr Committee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO CARW _ LUAI 0-060, SA -A, ECF Report of March 16, 2011 Page 15 of 21 ERC/Site Plan Report 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space ✓ (2) Provide trees, shrubs, and ground cover in the required interior parking lot landscape areas. ✓ (3) Plant at least one tree for every six parking spaces. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. ✓ (4) Up to 50 percent of shrubs may be deciduous. ✓ (5) Select and plant ground cover so as to provide 90 percent coverage within three years of planting; provided, that mulch is applied until plant coverage is complete. ✓ (6) Do not locate a parking stall more than 50 feet from a landscape area. ✓ Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. Not Compliant Minimum Standard: Underground, automatic irrigation systems are required in all landscape areas. Staff Comment: An irrigation plan was not submitted as part of the application. Therefore staff recommends, as a condition of approval, the applicant submit an irrigation plan to and be approved by the Current Planning Project Manager prior to construction or building permit approval. 2. Recreation Areas and Common Open Space: Not Applicable E. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Not Compliant Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Staff Comment: There is no modulation proposed on any of the other facades. Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the structure. Alternative methods to mass the building such as angled or curved facade elements, off -set planes, wing walls, and terracing will be considered for the facade facing the street in order to modify the standard for modulation. The proposed structure would be constructed of masonry with pilaster elements extended out from primary face of wall anchoring the prominent corners which identify the change in roof slopes. Additionally the masonry walls, on the two street facing facades are broken up with the use of differing material colors, trellises, clerestory windows, and overhangs. Based on the many architectural features provided staff has found that the applicant has achieved visual interest along the street facing fac=ades thereby meeting the intent of the code. 2. Ground -Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. ✓ Minimum Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or ERC/Site Plan Report City of Renton Deportment of Community omit Development Environmental R Committee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO CAR LUA10-060, SA -A, ECF -Report of March 16, 2011 Page 16 of 21 ERC/Site Plan Report (b) Any portion of a ground floor wall having a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. ✓ Minimum Standard: Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. ✓ Minimum Standard: Treatment of blank walls shall be proportional to the wall. ✓ Minimum Standard: Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. ✓ Minimum Standard: Facades on designated pedestrian -oriented streets shall have at least 75 percent of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian -oriented street) comprised of transparent windows and/or doors. Minimum Standard: Other facade window requirements include the following: ✓ (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50percent. ✓ (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. ✓ (c) Where windows or storefronts occur, they must principally contain clear glazing. ✓ (d) Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited. 3. Building Roof Lines: Intent. To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. ✓ Minimum Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices,- ornices;(d) (d)Pitched or sloped roofs. Not Compliant Minimum Standard: Locate and screen roof -mounted mechanical equipment so that the equipment is not visible within 150 feet of the structure when viewed from ground level. Staff Comment: It is unclear within the application materials whether or not the applicant complies with the standard above_ Staff recommends, as a condition of approval, the applicant demonstrate the roof -mounted mechanical equipment is not visible within 150 feet of the structure viewed at ground level. ✓ Minimum Standard: Screening features shall blend with the architectural character of the building, consistent with RMC 4-4-095E, Roof -Top Equipment. Not Compliant Minimum Standard. Match color of roof -mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. Staff Comment: Staff recommends, as a condition of approval, the applicant match the color of the roof -mounted mechanical equipment to the color of exposed portions of the roof. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance overtime; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Not Compliant Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. ERC/Site Plan Report City of Renton Department of Community omit Development Environmental R Committee & Administrative Site Pion Report FIRESTONE COMPLETE AUTO CAR LUA10-060, SA -A, ECF Report of March 16, 2011 Page 17 of 21 C. Findings Having reviewed the written record in the matter, the City now enters the following: ERC/Site Plan Report Staff Comment: In order to ensure that quality materials are used staff recommends the applicant submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. Not Compliant Minimum Standard: Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. Staff Comment: See comments above. Not Compliant Minimum Standard: Materials shall be durable, high quality, and reasonably maintained. Staff Comment: See Condition above. Not Compliant Minimum Standard: Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Staff Comment: See comments above_ F. SIGNAGE - Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. ✓ Minimum Standard: Signage shall be an integral part of the design approach to the building. ✓ Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. ✓ Minimum Standard: Prohibited signs include: i. Pole signs; ii. Roof signs; iii. Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back -lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back -lit - N/A Minimum Standard: In mixed use and multi -use buildings, signage shall be coordinated with the overall building design. N/A Minimum Standard: Freestanding ground -related monument signs, with the exception of primary entry signs, shall be limited to five feet above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign_ Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. N/A Minimum Standard: Entry signs shall be limited to the name of the larger development. G. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Not Compliant Minimum Standard: Lighting shall conform to on-site exterior lighting regulations located in RMC 4-4-075, Lighting, Exterior On -Site. Staff Comment: Staff recommended, as a condition of Approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. Not Compliant Minimum Standard: Lighting shall be provided on-site to increase security, but shall not be allowed to directly project off-site- site_St Staff ff Comment: See Condition above Not Compliant Minimum Standard: Pedestrian -scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian -oriented spaces_ Staff Comment: See Condition above C. Findings Having reviewed the written record in the matter, the City now enters the following: ERC/Site Plan Report Crry of Renton Department of Communityomit Development Fnvironmentol RI* Committee & Administrotive Site Plan Report FIRESTONE COMPLETE AUTO C.4RW _ _ L UA10-060, SA -A, ECF Report of March 16, 2011 Page 18 of 21 I. Request: The Applicant has requested Administrative Site Plan Approval and Environmental Review for Firestone, LUA 10-060, SA -A, ECF, MOD. 2. Environmental Review: The City's Environmental Review Committee (ERC) has reviewed the proposal and issued a Determination of Non -Significance -Mitigated (DNS -M) and imposed two mitigation measures. 3. Site Plan Review: The applicant's Site Plan Review application complies with the requirements for information necessary for site plan review. The applicant's plans are attached to this report. 4. Modification: The applicant has withdrawn their application for a parking modification in that the site plan has been revised to comply with the parking regulations. 5. Comprehensive Plan: The subject site is designated Commercial Corridor (CC) which permits auto care uses. 6. Zoning: The site is zoned Commercial Arterial (CA) and is located within Design District V. Retail sales are outright allowed in the CA zone. D. Conclusions 1. The subject project complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval contained in this Report and Decision are complied with. 2. The subject project complies with the Commercial Corridor Comprehensive Plan designation, the Commercial Arterial zoning designation, and Design District 'D' if all conditions of approval are met. 3. The City's Environmental Review Committee (ERC) has reviewed the proposal and issued a Determination of Nan -Significance -Mitigated (DNS -M) and imposed two mitigation measures. E. Decision The proposed Site Plan for Firestone, File No. LUA10-060, ECF, SA- is approved subject to the following conditions: 1. The applicant shall comply with the two mitigation measures issued as part of the Determination of Non -Significance Mitigated, dated March 18, 2011. 2. The applicant shall revise the Site and Landscape Plan in order to include the relocation of the sidewalk, to match the existing sidewalk which currently abuts the site. The 10 -foot proposed landscape strip, located in between the curb and the proposed sidewalk, shall be combined with the 7.5 —foot on site landscaping strip. 3. The applicant shall submit elevations for the refuse and recyclable enclosure. Elevations shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Elevations shall include a roof, screening around the perimeter of the wall and have self-closing doors. Chain link, plastic or wire fencing is prohibited. 4. The applicant shall submit a materials list, noting the difference in materials for the pedestrian pathways. The list shall be submitted to and approved by the Current Planning Project Manager prior to construction or building permit approval. S. The applicant shall be required to revise the landscape plan to depict street trees at an average minimum rate of one tree per 30 lineal feet of street frontage. The landscape plan shall be submitted to and approved by the Planning Project Manager prior to building permit approval- ERC/Site Plon Report City of Renton Department of Community omic Development Environmental Rr Committee & Administrative Site Plan Report FIRESTONE COMPLETE AUTO CAR _ _ LUA10-060, SA -A, ECF Report of March 16, 2011 Page 19 of 21 6. The applicant shall submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. 7. The applicant shall submit an irrigation plan to and be approved by the Current Planning Project Manager prior to construction or building permit approval. 8. The applicant shall demonstrate the roof -mounted mechanical equipment is not visible within 150 feet of the structure viewed at ground level at the time of building permit application. 9. The applicant shall demonstrate the matching of the color of the roof -mounted mechanical equipment to the color of exposed portions of the roof at the time of building permit application. 10. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. 11. The applicant shall be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. H �� C. E. C ip" Vincent, Planning Director TRANSMITTED this 16' day of March 2011 to the Contoct/Applicant/owner: Contact: owner: Bryan Martin Union Place LLC Jones Lang LaSalle 12675195th Place SE 601 Union Street ste: #3333 Issaquah, WA 95027 Seattle, WA 98101 TRANSMITTED this 16`h day of March 2011 to the Parties of Record: Betty Yiu Amy (Fitzgerald) Hicks 4038 NE 4th Place 440 Tacoma Avenue NE Renton, WA 98056 Renton, WA 98056 TRANSMITTED this 16th day of March 2011 to the following: Neil Watts, Development Services Director Larry Meckling, Building Official Kayren Kittrick, Development Services Jennifer Henning, Current Planning Fire Marshal Renton Reporter ERC/Site Plan Report 3 I 40 Z01 / Dante Applicant: Deanna McCollian Real Estate/Legal Department Bridgestone Retail Operations 333 E Lake Street Chicago, iL 60108 Demetry Vyzis 10885 NE 4th St, ste: #500 Bellevue, WA 98004 City of Renton Deportment of Communityomit Development Environments! RCommittee & Adminrstrotive Site Plan Report FIRESTONE COMPLETE AUTO CAR _ _ LUA10-06_0, SA -A, ECF Report of March 16, 2011 Page 20 of 21 Land Use Action Appeals, Request for Reconsideration, & Expiration The Environmental Determination and the Administrative Site Development Plan Review decisions will become final if the decisions are not appealed within 14 days of the decision date. Environmental Determination Appeal: Appeals of the environmental determination must be filed in writing to the Hearing Examiner on or before 5:00 p.m., April 1, 2011. Administrative Site Development Plan Approval Appeal: Appeals of the administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on April 1, 2011. APPEALS: An appeal of the decision(s) must be filed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110.8 governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the $250.00 application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, (425) 430-6510. RECONSIDERATION: Within 14 days of the decision date, any party may request that a decision be reopened by the Administrator (Decision -maker). The Administrator (Decision -maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision -maker) finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14 -day appeal timeframe. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200L.2. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADV150RY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process far the land use actions_ Planning: 1. RMC section 4-4-030.0.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year_ The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3_ 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. 4_ All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits Water: 1. Applicant is required to install a separate fire line for the new fire sprinkler system. A system development fee for the new fire line is required. The fee is based on the size of the fire service line. A double detector check valve assembly FRC/Site Plan Report City of Renton Deportment of Community omic Development Environmental R Committee & Administrative Site Pion Report FIRESTONE COMPLETE AUTO CAR LUA10-060, SA -A, ECF Report of March 15, 2011 Page 21 of 21 will be required to be installed for the fire sprinkler system. The assembly shall be installed inside a vault outside the building or inside the building in accordance with the City of Renton's requirements. 2. A reduced pressure backflow assembly will be required to be installed in line of the 2 -inch domestic water meter proposed to serve the site. 3. Water system development fees will be based on the size of the water meters that will serve the site. This is payable prior to issuance of the construction permit. 4. If final fire flow demand calculation exceeds 2,500 gpm, a looped water main will be required around the building. Three hydrants are required to serve this site. One hydrant is required with 150 feet and two additional within 300 feet. Approved hydrants counted as fire protection shall be retrofitted with a storz fitting if not already in place. Sewer. 1. Sewer system development fees will be based on the size of the domestic water. This is payable prior to issuance of the construction permit. 2. This site lies within the East Renton special assessment district. The fee will be $5,513.24 Surface Water: 1. Surface water system development fees will be based on the square footage of the new impervious surface area. The rate is $0.405 x the new square footage after final design. This is payable prior to issuance of the construction permit. 2. A preliminary drainage plan and drainage report has been submitted with the site plan application. The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. Transportation: None Fire: 1. Any existing fire hydrants used to satisfy the requirements shall meet current fire code including 5 -inch storz fittings. 2. Approved fire sprinkler systems are required throughout the building. Separate plans and permits are required by the Fire Department. Direct outside access is required for the fire sprinkler room. 3. An electronic site plan is required prior to occupancy for pre -fire planning purposes. General : 1_ 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. 2_ All plans shall be tied to a minimum of two horizontal and vertical controls per the City's current horizontal and vertical control network. 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RENTOK WA r--`xre*tO i� �f 11 i hog m m Km } m H �k 6 f¢l�a 3 ° 1 � f ® NEW FGAC STORE "L 2009 - DECEMBER" LEFT NAND 421 UNION AVE. RENTOK WA r--`xre*tO i� �f �a �n 0 0 0 N � E 7 c m 'a m a— p m m m¢g m co co O W e 3 Z m m Y Co m v W Y 3 z ly co va � 0 m C � cc o d J d rnC� rn w Q J ❑ z 0 F Z w i■ i n o rC Z E r � x C D H'1 W co O n rn do t ♦`14 ItR L O 16 Ln Rv i J` � m Ad L4 t -k -ii a 9N aev uruuq i■ i N O W l TTI —214 ems, S W C r a 4C cl'! ¢ mvi If r n o rC Z E r � x C D H'1 W 00 N O n rn W r O 16 Ln Q � m �... a fn w ti m 2 E w C H N O W l TTI —214 ems, S W C r a 4C cl'! ¢ mvi If r n o rC Z E o L ��o c �E W Ew mo EO 00 0 R Q H W W O O 16 Ln Q V T �... a fn 43 D 3 U W C N 0] Q m m E w o !E T.] 0 N Cl) 0 9 DEPARTMENT OF COMMUNITYo cit) -of 1111111111111111111111111111111111111 0000 1 � AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 1, 2011 TO: Jan Illian, Plan Review Dave Pargas, Fire Department FROM: Rocale Timmons, Associate Planner (x7219) SUBJECT: Firestone Site Plan Modification -- LUA10-060, SA -A, ECF, MOD Attached you will find the following revised plans for the proposed Firestone on Union: • Environmental Checklist • Project Narrative + Site Plan • Grading Plan • Utility Plan • Surface Water Drainage Technical Report • Infiltration Feasibility Study Changes were made, bythe applicant, in orderto accommodate drainage requirements. Please review and have revised comments to me by March 9, 2011. Feel free to let me know if you have any questions, ext. 7219. Thank you. A--, / 'e- V` 47; '/ --�" h:\ced\planning\current planning\projects\10-060.rocaie\comment request for revisions.doc P DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 0 MOM IIIIIIIII C City � M E M O R A N D U M DATE: March 1, 2011 TO: Jan Illian, Plan Review Dave Pargas, Fire Department FROM: Rocale Timmons, Associate Planner (x7219) SUBJECT: Firestone Site Plan Modification — LUA10-060, SA -A, ECF, MOD Attached you will find the following revised plans for the proposed Firestone on Union: • Environmental Checklist • Project Narrative • Site Plan • Grading Plan ■ Utility Plan • Surface Water Drainage Technical Report • Infiltration Feasibility Study Changes were made, by the applicant, in order to accommodate drainage requirements. Please review and have revised comments to me by March 9, 2011. Feel free to let me know if you have any questions, ext. 7219. Thank you. h_\ced\planning\current planning projects\10-060.rocale\comment request for revisions.doc Denis Law � -- -- Mayor �IL} y 0AS ,`1R. �� �J -rte- February 23, 2011 Department of Community and Economic Development Alex Pietsch, Administrator Bryan Martin Jones Lang Lasalle 601 Union Street #3333 Seattle, WA 98101 SUBJECT: "Off Hold" Notice Firestone on Union / LUALUA10-060, ECF, SA -A, MOD Dear Mr. Martin Thank you for submitting the additional materials requested in the September 14, 2011 letter from the. City. Your project has been taken off hold and the City will continue review of the Firestone on Union project. The proposal has been rescheduled for ERC on March 14, 2011. If you have any questions, please contact me at (425) 430-7219. Sincerely, Roc le Timmo s As ociate Planner cc: Union Place LLC / Owner(s) Bridgestone Retail Operations / Applicant Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov 0 JONES LANG LASALLE„ September 17, 2010 City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 City Of RentOt7 PJ. _'"IfnPl t)iVi5ion SIP 2 8' 1t+lu Re: Response to City of Renton, Site and Environmental Review Firestone Store — 421 Union Avenue, Renton WA Mrs, Timmons. E Jones Lang LaSallc America¢, Inc - 601 Union Siieel, Siwe 3133 Svotile, Washin&lon 98101 tel: —1 206 393,2890 I am responding to your email of September 13, 2010, which provides notification that Firestone's Site and Environmental Application has been put on hold due to insufficient storm sewer design. On behalf of Firestone, we are disappointed that the City of Renton has made this determination. We are also concerned that the City of Renton has changed its earlier acceptance of the two curb -cuts proposed for the site and is now requiring that the northernmost curb -cut be removed due to proximity to NE 4th Place. As you recall, Firestone and its consultants met with the City of Renton Planning Department staff on February 18, 2010 to conduct a "Pre -Application Meeting" in which the proposed project was discussed. During that meeting, Firestone's plans with respect to these two topics (storm water conveyance and curb -cut access) were specifically discussed. Regarding the site's storm water conveyance, Firestone demonstrated at that time that a drainage review was not required for the proposed project. We understood that the City of Renton staff attending the meeting agreed with our determination. It was not until our Pre -Screening for the Environmental and Site Review Submittal in August that we learned that the City would require that Firestone meet the requirements of the recently adopted designation of the site for '`Forested Site Conditions" and that a drainage review would in fact be required. As it turns out, this resulted in a substantial modification to our intended storm drainage design and required additional cost in civil engineering. We now understand that Firestone is expected to adopt the King County 2009 King County Surface Water Design Manual requirements for a Forested Site Condition. We believe that this site is is properly classified as an "existing" rather than "forested" site. Under applicable code provisions, Forest Site Conditions will not be assumed if "reasonable, historic, site-specific information is provided to demonstrate a different vegetation cover." 2009 Surface Water Design Manual Amendment, City of Renton, at 1-35 (stating forested land cover is the default standard). Furthermore, pursuant to Section 1.2.38, the Washington State's Department of Ecology has proposed that rather than forested land cover, "existing land cover can be used in basins that have had at least 40% total impervious surface area" since 1985 where "the stream channels receiving the runoff are considered stable from the standpoint of excessive erosion or sedimentation." Id. Here, the site has been developed since at least 1947 and was used commercially (as a restaurant) since 1977. The existing building was only recently torn down and the site currently contains a concrete slab and asphalt paved surfaces (associated with former parking and driveway areas). Indeed, an ALTA survey of the parcel shows that the majority of the site (greater than 40%) is or was asphalt or concrete. 1rhis historical information is supported by the following information, which was obtained by Firestone's consultants: aerial photographs, historical maps, City of Renton directories, interviews of site representatives, and information 0 0 provided by the City of Renton Building and Fire Departments. Because of the site's history, the project should be subject to the Flow Control Duration Standard Matching Existing Site Conditions, as was originally proposed by Firestone and pursuant to Section 1.2.3B. To designate the site otherwise would require the installation and operation of an on-site storm water detention system, the cost of which would render this particular property unfeasible for development, certainly by Firestone, and conceivably by any other party. The City of Renton's requirement that the northernmost curb -cut be eliminated due to its proximity to NE 4`h Place is also surprising. Site access for truck deliveries and fire department vehicles was specifically discussed during the Pre -Application meeting and was unanimously accepted as an appropriate design (by the lire department official in attendance, in particular). Asking that this second curb -cut be eliminated has a significant impact on Firestone's operations and would require added paving area in order to accommodate the necessary turning radii, at the expense of landscaping. It would also lead to increased storm water drainage requirements. Firestone is finding that in order to address these two issues, it is unable to satisfy the other guidelines and expectations of the various City of Renton staff who have input on this project. In fact, in many cases these two new requirements are in conflict with the expectations of other staff members. As an example, meeting the requirements of the Forested Site Condition will require on on-site drainage detention pond. The size and configuration of this pond will certainly compromise the Overlay District's requirement for street trees. The removal of the 2nd curb -cut will restrict access for fire trucks and will cause an increase in impervious pavement. At this point, Firestone does not know how it can satisfy all that is being imposed on this project. My client is very disillusioned and does not know if they should proceed with this project. We left the pre - Application meeting back in February confident that the City of Renton wanted this Firestone Project, citing that it proposes a significant improvement over the current site condition and a true enhancement to the surrounding community. Firestone feels that the city of Renton has since changed the rules and, in doing so, rendered the site undevelopable for their purposes. Before Firestone abandons this project, they would like an opportunity to meet with City of Renton officials (Chief Building Official, City Manager, Mayor, City Counsel Person, Economic Development personnel, King County official, etc) and all City Staff who have input to the development expectations of this site. Firestone's last ditch aspiration is to demonstrate that this project will truly be a significant enhancement to the neighboring community and develop a partnership with the City of Renton in getting it done. In order to accomplish this goal, the city of Renton and Firestone need to collaborate on addressing and mitigating the significant challenges that are currently putting the project at risk. Please let me know what the protocol is for scheduling this meeting. We look forward to hearing from you and thank you in advance for serving as our advocate in moving this project forward. Best Regards, % f Bryan Martin Senior Project Manager Jones Lang LaSalle Americas, Inc. cc: L. Aliment, Bridgestone Retail Operations, LLC S. Hook, Manager, Bridgestone Retail Operations, LLC D. McCollian, Bridgestone Retail Operations, LLC K. Parker, Jones Day Denis Law City of Mayor C \T September 14, 2010 Department of Community and Economic Development Alex Pietsch, Administrator Bryan Martin Jones Lang Lasalle 601 Union Street ##3333 Seattle, WA 98101 SUBJECT: "On Hold" Notice . Firestone on Union / LUA10-060, ECF, SA -A, MOD Dear Mr. Martin: The Planning Division of the City of Renton accepted the above master application for review on August 25, 2010. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before October 8, 2010 so that we may continue to review the application: + A preliminary drainage plan and drainage report has been submitted with the site plan application. The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. However, the engineer states the final design and report would be submitted at utility construction permit review. The engineer is required to provide a detailed report specifically addressing water quality and detention, conveyance and a downstream analysis prior to land use approval. + The northerly driveway, as shown on the site plan, does not provide adequate spacing from NE 4th Place and therefore is required to be eliminated. Please submit a revised site layout depicting the removal of the northerly driveway. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425.) 430-7219 should you have any questions. Sincerely, CA IRocal Timmon Ass iate Planner M Union Place LLC / Owner(s) Bridgestone Retail Operations /Applicant Party(ies) of Record Renton City Hall + 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov 0 DEPARTMENT OF COMMUNITYc1ty of AND ECONOMIC DEVELOPMENT D�MDZ� M E M D R A N D U M DATE: September 8, 2010 TO: Rocale Timmons, Planner FROM: Jan Illian, Plan Review SUBJECT: Utility and Transportation Comments for Firestone on Union 421— Union Ave NE LUA 10-060, ECF I have reviewed the application for Firestone on Union located at 421— Union Ave NE and have the following comments: EXISTING CONDITIONS WATER There is an existing 12 -inch cast iron water main in Union on the east side of the street. There is a 10 -inch water main in NE 4th Place. This site is in the 535 water pressure zone. Available fire flow is 5,000 gpm. SEWER There is an 8 -inch gravity sewer main approximately 5 -feet inside the east property line. STORM There is no nearby storm conveyance system in Union Ave NE. STREETS Street improvements are installed along the frontage in Union Ave NE., including curb, gutter, sidewalk and street lights. CODE REQUIREMENTS WATER 1. Applicant is required to install a separate fire line for the new fire sprinkler system. A system development fee for the new fire line is required. The fee is based on the size of the fire service line. A double detector check valve assembly will be required to be installed for the fire sprinkler system. The assembly shall be installed inside a vault outside the building or inside the building in accordance with the City of Renton's requirements. 2. A reduced pressure backflow assembly will be required to be installed in line of the 2 -inch domestic water meter proposed to serve the site. 3. Water system development fees will be based on the size of the water meters that will serve the site. This is payable prior to issuance of the construction permit. See fee schedule attached. 4. If final fire flow demand calculation exceeds 2,500 gpm, a looped water main will be required around the building. Three hydrants are required to serve this site_ One hydrant is required with 150 feet and two additional within 300 feet. Approved hydrants counted as fire protection shall be retrofitted with a storz fitting if not already in place. SANITARY SEWER 1. Sewer system development fees will be based on the size of the domestic water. This is payable prior to issuance of the construction permit. See fee schedule attached. 2. This site lies within the East Renton special assessment district. The fee will be $5,513.24. 3. Interior floor drains for this use shall flow through an approved oil water separator and shall be connected to the sanitary sewer. SURFACE WATER 1. Surface water system development fees will be based on the square footage of the new impervious surface area. The rate is $.405 x the new square footage after final design. This is payable prior to issuance of the construction permit. See fee schedule attached. 2. A preliminary drainage plan and drainage report has been submitted with the site plan application. The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2, however the engineer states the final design and report will be submitted at utility construction permit review. The engineer needs to provide a detailed report specifically addressing water quality and detention, conveyance and a downstream analysis. TRANSPORTATION/STREET 1. Transportation mitigation fees of $14,259.00 will be accessed. The use generates 190 average daily trips. The rate is $75.00 x 190.6 trips. See Transportation Mitigation fee sheet included. 2. City Code does not require new street improvements to be installed for this project, however the applicant is proposing to relocate the existing sidewalk outside the current right of way. The sidewalk must be within the public right of way. Therefore, if the applicant chooses to relocate the existing public sidewalk, additional right of way including the new sidewalk will need to be dedicated to the City. Please be aware the planting strip area shown on the site plan contains numerous utilities. 3. The northerly driveway as shown on the site plan is only 40 feet from NE 4`" Place. This does not provide adequate spacing due to the fact this site will generate up to 190 additional trips per day. The northerly driveway location cannot be approved as proposed_ 4. City standard driveway approaches shall be installed at both curb cuts rather than the proposed curb returns. Standard driveways are consistent with the existing driveways on both sides of Union. 5. It appears at least one Puget Sound Energy pole may need to be relocated in Union for the sidewalk relocation. GENERAL COMMENTS 1. Separate permits and fees for side sewer connection, domestic water meter and landscape irrigation meter installation, storm connection and any backflow devices will be required. i:lgreenfolderreviewlfirestone.doc City of Renpon Department of Community & Economic DevPfbpment ENVIRONMENTAL "EVEL�PMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: SEPTEMBER S, 2010 APPLICATION NO: LUA10-060, ECF, SA A, MOD DATE CIRCULATED: AUGUST 25, 2010 DEVELOPMENT SERVI RENTeN APPLICANT: Deanna McColhan - Bridgestone Retail Operations CITY OF PLANNER: Rocale Timmons PROJECT TITLE: Firestone on Union PLAN REVIEWER:�a�vmo')O 20 SITE AREA: 56,628 square feet EXISTING BLDG AREA (gross): N/A RECEIVE LOCATION: 421 Union Avenue NE PROPOSED BLDG AREA (gross) 7,654 square feet SUMMARY of PROPOSAL: The applicant is requesting Administrative Site Plan and Environmental (SEPA) Review for the construction of a one-story vehicle service and repair building for Firestone-, approximately 7,650 square feet in size. The project site consists of a 56,600 square feet of CA zoned property which is currently vacant. The applicant is requesting a parking modification in order to increase the maximum number of parking spaces allowed from 19 to 38 stalls. The 38 parking stalls would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two curb cuts along Union Ave NE_ There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment M+nor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element of the Probable Probable More Environment Minor Major !"formation Impacts Impacts Necessary Housing Aesthetics Li hVGlare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 1 0 000 Feet 14,000 Feet B. POLICY -RELATED COMMENTS I C. CODE -RELATED COMMENTS CES 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 PIA -tor Date S# 874 TRANSPORTATION MITIGATION FEE Project Name: Project Address: Contact Person: Permit Number: Project description: Land Use Type: ❑ Residential X Retail ❑Non -retail Calculation: 24.87 x 7.65 = 190.26 ADT Firestone on Union 421 Union Avenue NE Deanna McColian LUA10-060 7,650 square foot Tire Store 190. 26 x $75 = $14,269-50 Transportation Mitigation Fee: Calculated by: Date of Payment: Method of Calculation: X ITE Trip Generation Manual, Sth Edition ❑ Traffic Study ❑ Other (848) Tire Store 24.87 trips per 1000 $14,269.50 K.Kittrick Date: 9/1/2010 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1 � r_ COMMENTS DUE: SEPTEMBER 8, Zola APPLICATION NO: LUA10-060, ECF, SA -A, MOD DATE CIRCULATED: AUGUST 25, 2010 '� F_10P1A:: SERVK APPLICANT: Deanna McCollian - Bridgestone Retail Operations J PLANNER: Rocale Timmons PROJECT TITLE: Firestone on Union PLAN R EVI EWE R:—K&OfiammWitric!� 11 SITE AREA: 56,628 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 421 Union Avenue NE PROPOSED BLDG AREA (gross) 7,654 square feet SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan and Environmental (SEPA) Review for the construction of a one-story vehicle service and repair building for Firestone; approximately 7,650 square feet in size. The project site consists of a 56,600 square feet of CA zoned property which is currently vacant. The applicant is requesting a parking modification in order to increase the maximum number of parking spaces allowed from 19 to 38 stalls. The 38 parking stalls would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two curb cuts along Union Ave NE. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Earth Air Water Plants LondfShoreline Use Animals Environmental Health Energy/ Natural Resources Tyke' s r 87 � 9/I 1�01 o "3 B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14, 000 Feet 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 9 Terrence J. Flatley From: Terrence J. Flatley Sent: Wednesday, September 01, 2010 2:59 PM To: Leslie A Betlach Subject: Plan Review - Firestone on Union Attachments: image002.jpg 0 Here are my comments for the Environmental and Development Application Review Sheet: Street Trees: Union Avenue NE: None shown on the landscape plan. There are overhead electrical wires (and lower telephone and cable wires) at about 35 feet or less directly over the planting strip. Utilize street trees that achieve a small size when mature (recommend 'Ivory Silk' Japanese Tree Lilac, Syringa reticulata 'Ivory Silk'). Space street trees 40 feet on -center. There is a question about the use of the space between the sidewalk and curb north of the developments proposed north entrance and south of NE 4th Place - will this be concrete or green space?; if concrete, total trees along Union should be 4 and if green space, total trees along Union should be 5. NE 4th Place: Remove by transplanting the Douglas fir trees within the right-of-way and utilize within this development site. Plant 3 new, 2" caliper large -maturing street trees (no maples please), no closer than 40 feet from the street intersection and stop signs and 30 feet from the street light. Soil in planting strips: Soils shall be a minimum of 3 feet deep using sandy loam or topsoil. Terry Flatley, Urban Forestry & Natural Resources Manager Community Services Department - Planning & Natural Resources Division 1055 S. Grady Way Renton, WA 98057 425-766-6187 425-430-6603 FAX Email: tflatley@rentonwa.gov Urban ForestrV Program Website The 2009 OF Development Plan is Now Online City of Ann Department of Community & Economic Deve opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:ffiA I�'- COMMENTS IDUE: SEPTEMBER 83, 2010 APPLICATION NO: LUA10-060, ECF, SA -A, MOD DATE CIRCULATED: AUGUST 25, 2010 APPLICANT: Deanna McCollian - Bridgestone Retail Operations 1 PLANNER: Rocale Timmons PROJECT TITLE: Firestone on Union PLAN REVIEWER: Kayren Kittrick SITE AREA: 56,628 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 421 Union Avenue NE PROPOSED BLDG AREA (gross) 7,654 square feet SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan and Environmental (SEPA) Review for the construction of a one-story vehicle service and repair building for Firestone; approximately 7,650 square feet in size. The project site consists of a 56,600 square feet of CA zoned property which is currently vacant. The applicant is requesting a parking modification in order to increase the maximum number of parking spaces allowed from 19 to 38 stalls. The 38 parking stalls would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two curb cuts along Union Ave NE. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Environment Minor Impacts Probable More Major information Impacts Necessary Farah Air Water Plants Land/Shoreline Use Animols Enviroomental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Housing Aesthetics 1_i ht/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,00OFeet 14, 000 Feet We have reviewed this application with articular attention to those areas in which we hove expertise and have identified areas of probable impact or areas where additional informatio is eeded to properly assess this proposal. c 54/_ /_ !� Signature of Director or Authorize6 Representative Date CITY OF RENTON FIRE PREVENTION BUREAU DATE: August 30, 2010 MEMORANDUM TO: Rocale Timmons, Assistant Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Comments for Firestone Autocare Environmental Comments: 1. The fire mitigation fees are applicable at the rate of $0.52 per square foot of commercial space. This fee is paid at time of building permit issuance. , Code Related Comments: 1. The preliminary fire flow calculated is 2,250 gpm. A minimum of three hydrants are required. One within 150 -feet and two within 300 -feet of the proposed building. Existing hydrants may satisfy this condition if they meet current standards including 5 -inch storz fittings. It appears adequate fire flow is available in this area. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct access is required to the fire sprinkler control room. 3. Fire department apparatus access is adequate, 4. An electronic site plan is required prior to occupancy for pre -fire planning purposes.See attached sheet for the format in which to submit your plans. CT:ct Firestone 0 • Renton Fire Department PRE -FIRE PLANNING In an effort to streamline our pre -fire process, we are requesting that you submit a site plan of your construction project in one of the following formats which we can then convert to VISIO.vsd. This is required to be submitted prior to occupancy. ABC Flowcharter.af3 ABC Flowcharter.af2 Adobe Illustrator File.ai AutoCad Drawin .dw AutoCad Drawin ,d n Computer Graphics Metafile.c m Corel Cli art Format.cmx Corel DRAW! Drawing File Format.edr Corel Flow.cfl Encapsulated Postscript File.e s Enhanced Metafile.emf IDES Drawing File Format.i s Graphics Interchange Format. *if Macintosh PICT Format,pct Micro rafx Designer Ver 3. I.drw Micro rafx Designer Ver 6.0.dsf Microstation Drawin .d n Portable Network Graphics Format. of Postscript File.s Tag Image File Format.tif Text.txt Text.csv VISIO.vsd Windows Bitma .bm Windows Bitma .dib Windows Ivletafile.wmf Zsoft PC Paintbrush Bitma cx City of Renton Department of Community & Economic Deveopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1 V -Q, COMMENTS DUE: SEPTEMBER S, 2010 APPLICATION NO: LUA10-060, ECF, SA -A, MOD DATE CIRCULATED: AUGUST 25, 2010 APPLICANT: Deanna McCollian - Bridgestone Retail Operations PLANNER: Rocale Timmons PROJECT TITLE: Firestone on Union PLAN REVIEWER: Kayren Kittrick SITE AREA: 56,628 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 421 Union Avenue NE PROPOSED BLDG AREA (gross) 7,654 square feet SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan and Environmental (SERA) Review for the construction of a one-story vehicle service and repair building for Firestone; approximately 7,650 square feet in size. The project site consists of a 56,600 square feet of CA zoned property which is currently vacant. The applicant is requesting a parking modification in order to increase the maximum number of parking spaces allowed from 19 to 38 stalls. The 38 parking stalls would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two curb cuts along Union Ave NE. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code} COMMENTS Element of the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Eorth Air Water Plan is Lond/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Culturol Preservation Airport Environment 10, 000 Feet 14, 000 Feet 'Ur �hriC.`-0) lvf f Ala /L,/ � 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 L50 / 0 Date 0 City of Renton Department of Community & Economic Deve�ment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ecyv—�' 'n COMMENTS DUE: SEPTEMBER S, 2010 APPLICATION NO: LUA10-060, ECF, SA -A, MOD DATE CIRCULATED: AUGUST 25, 2010 _1t. -?f E!-Jf'N(,E-N I SERVIC APPLICANT: Deanna McCoilian - Bridgestone Retail Operations PLANNER: Rocale Timmons PROJECT TITLE: Firestone on Union PLAN REVIEWER: Kayren Kittrick AUG 2 5 2010 SITE AREA: 56,628 square feet EXISTING BLDG AREA (gross): N/A RFr_F11 FD LOCATION: 421 Union Avenue NE PROPOSED BLDG AREA (gross) 7,654 square feet SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan and Environmental (SEPA) Review for the construction of a one-story vehicle service and repair building for Firestone; approximately 7,650 square feet in size. The project site consists of a 56,600 square feet of CA zoned property which is currently vacant. The applicant is requesting a parking modification in order to increase the maximum number of parking spaces allowed from 19 to 38 stalls. The 38 parking stalls would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two curb cuts along Union Ave NE- There are no critical areas located on site. A. ENVIRONMENTAL IMPACTfe.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plon is Land/Shoreline Use Animals Environmental Health Energy/ Naturol Resources S. POLICY -RELATED COMMENTS Elementof the Probable Probable More Environment Minor major Information Impacts Impacts Necessary Housing Aesthetics Li ht/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,00OFeet I4, 000 Feet C. CODE -RELATED COMMENTS f / l___ ciy ` �C) C We hove 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 E City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: SEPTEMBER 8, 2010 APPLICATION NO: LUA10-060, ECF, SA -A, M D DATE CIRCULATED: AUGUST 25, 2010 APPLICANT: Deanna McCollian - Bridgestone Retail Operations PLANNER: Rocale Timmons PROJECT TITLE: Firestone on Union PLAN REVIEWER: Kayren Kittrick SITE AREA: 56,628 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 421 Union Avenue NE PROPOSED BLDG AREA (gross) 7,654 square feet SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan and Environmental (SEPA) Review for the construction of a one-story vehicle service and repair building for Firestone; approximately 7,650 square feet in size. The project site consists of a 56,600 square feet of CA zoned property which is currently vacant. The applicant is requesting a parking modification in order to increase the maximum number of parking spaces allowed from 19 to 38 stalls. The 38 parking stalls would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two curb cuts along Union Ave NE. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Elementofthe Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources 8. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS U Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Housin Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet 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_ c: . Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Deveppment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT_11 COMMENTS DUE. SEPTEMBER Sr 2010 EMW APPLICATION NO: LUA10-060, FCF, SA -A, MOD DATE CIRCULATED: AUGUST 25, 2010 - APPLICANT: Deanna McCollian - Bridgestone Retail Operations IMF PLANNER: Rocale Timmons PROJECT TITLE: Firestone on Union PLAN REVIEWER: Kayren Kittrick SITE AREA. 56,628 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 421 Union Avenue NE PROPOSED BLDG AREA (gross) 7,654 square feet SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan and Environmental (SEPA) Review for the construction of a one-story vehicle service and repair building for Firestone; approximately 7,650 square feet in size. The project site consists of a 56,600 square feet of CA zoned property which is currently vacant. The applicant is requesting a parking modification in order to increase the maximum number of parking spaces allowed from 19 to 38 stalls. The 38 parking stalls would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two curb cuts along Union Ave NE. There are no critical areas located on site. A. ENVIRONMENTAL: IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Forth Air Water Plants Land/Shoreline Use Animals Environmentol Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Probable More Minor Major Information impacts Impacts Necessary Housing Aesthetics Li hVGlore Recreation utilities Transportation Public Services ✓ Historic/Cultural Preservotion Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and hove identified areas of probable impact or areas where additio ofNormation is needed to properly assess this proposal. Signature of Director or Authorized Representative Date 6 Rocale Timmons From: Rocale Timmons Sent: Monday, August 30, 2010 9:40 AM To: 'betty.yiu@gmail.com' Cc: 'Martin, Bryan (US)' Subject: RE: Concern about the Firestone on Union/LUA10-060, ECF, SA -A, MOD project Attachments: landscape plan.pdf; Fixture Plan.pdf; Noise Ordinance.doc; FOR Response.pdf Hello Ms. Yiu, Attached you will find a letter in response the questions raised in the email below. Feel free to contact me should you have any further questions. Thank you. Rocale Timmons City of Renton - Current Planning Associate Planner 1055 South Grady Way Renton, WA 98057 Tel: (425) 430-7219 Fax: (425) 430-7300 rtimmons(@rentonwa,gov From: Betty Yiu Au [mai Ito: betty.yiuOgmail.com] Sent: Friday, August 27, 2010 7:46 AM To: Rocale Timmons Subject: Concern about the Firestone on Union/LUA10-060, ECF, SA -A, MOD project TO WHOM IN MAY CONCERN I'm a resident at the Cobblestone in Renton complex and I received a notice in the mail yesterday regarding an application and proposed land use in a vacant lot (421 Union Ave NE) in front of our house. Since the proposed land use is to build a vehicle service and repair building for Firestone, I'm concerned about the potential noise level that this business may bring to the residents in our complex as there will be machinery used to service vehicles. Are there any noise control measures that the business will need to follow? Are there any noise control/reduction solution that will be implemented by Firestone to ensure the residents will not be polluted by noise? I would like to be informed about this application.. Thank you very much for your attention. Please let me know if submitting a written comment via email is not acceptable and I will then send this out in postal mail. Sincerely, Betty Yiu 4038 NE 4th Place, Renton., WA 98056 Denis Law City of Mayor v A l Department of Community and Economic Development Alex Pietsch, Administrator August 30, 2010 Betty Yiu 4038 NE 4th Place, Renton, WA 98056 RE: Firestone on Union (LUA10-060) Dear Ms. Yiu: Thank you for your comments and photos related to the Firestone on Union; dated August 27, 2010. Your email has been included in the official project file and you have been added as a party of record. The City's noise ordinance is attached and can also be found at http://www. code publishing,com/wa/renton/. As described in the applicant's Environmental 'SEPA' Checklist, the proposed site layout and interior of the building are to be configured in a way that minimizes noise released towards residential neighbors. The building utilizes a masonry wall without openings directly facing the residential neighbors to the west. Noise created from operations is also proposed to be mitigated to the extent that the noise generating activities occurring with wheel installation and tire balancing services occur in the service bays located towards Union Avenue (see attached fixture plan). Very little noise is created in the service bays located on the residential side (north) of the site as these bays are utilized for brake repairs and wheel alignment. There will be a 6 foot high wooden fence along the perimeter of the site along in addition to landscaping which would be used to screen and reduce noise generated from the site to the residential neighbors (see attached landscape plan). If you have any further questions regarding this project feel free to contact me at (425) 430- 7219. Sincerely, Ro ale Timmons A sociate Planner cc: File LUA10-060 Bryan Martin, Jones Lang Lasalle/ Applicant Renton City Hall + 1055 South Grady Way • Renton, Washington 98057 0 rentonwa.gov 0 City of Aton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: _C� ! %,y' COMMENTS DUE: SEPTEMBER 8, 2010 APPLICATION NO: LUA10-060, ECF, SA -A, MOD DATE CIRCULATED: AUGUST 25, 2010 APPLICANT: Deanna McCollian - Bridgestone Retail Operations PLANNER: Rocale Timmons PROJECT TITLE: Firestone on Union PLAN REVIEWER: Kayren Kittrick SITE AREA: 56 62$.�,ware feet EXISTING BLDG AREA (gross): N/A LOCATI : 421 Union Avenue NE PROPOSED BLDG AREA (gross) 7,654 square feet SUMMARY OF Pk-CiM5AL.-TF6 applicant is requesting Administrative Site Plan and Environmental ($EPA) Review for the construction of a one-story vehicle service and repair building for Firestone; approximately 7,650 square feet in size. The project site consists of a 56,600 square feet of CA zoned property which is cur, rentlY vacant. The applicant is requesting a parking modification in order to increase the maximum number of parking spaces allowed from 19 to 38 stalls. The 38 parking stalls would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two curb cuts along Union Ave NE. There are no critical areas located on site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the probable probable More Environment Minor Major Information impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Heokh Energy/ NoturalResources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Probable More Minor Major information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. /z.1 / v Signature'of D�ector or Authorized Representative Date 0 ' f. CEty of ,l rll NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) DATE Aul 25.1010 LAND USE NUMIIII LL'A1D,06G, FCF, SA A. MOD PROJECT NAME: Fjttstone on ll PROJECT DE5CMPTIOh; rho will IS leo—hi ,dmin.toliNe Site Plan antl Envi.onmenUl (SEPA) Review rm rhe cenft—oft of a pnei vehicle se"' Ind reoalr bbbding!or Firestohw; Ippmxlliludy 7,650 squa Feet In site. The project elle c. nsisls of a 56,600 square het of CA meed property which Is curtenty arrant. The appl is nt h requesting r yel-lel medifi Ilea In order to Inerease the me rimsrn number of pahong spaces allowed from 19 to 38 drags. The 36 parking static would be III MINI a surface parting lot to the nenh, xO-M aId —L of the Pra Pefed sfructufe, Attest 10 the silt Is proposed ve two curb outf illUnlun Ave NE. There are no rhlkal meas heated on sae. PAOJE[T LOCATION, 421 Unkn Avenue NE 01771014 DETERMIraATSpN OF NON-31GNIFICANCE, MOIGATEO(DNAl As the Lead Agency, the Other Renton has determ tned that a[gnrhl it—oonol tN irnpa(l$ ate unilkefy to resuh Frons, the p•opdsed project. Therefore, Is mouilled under the RCW 43.210.110, the City of Menten 1$ using the Cptioue CAI process t0give notes that a DNS M IS IllN to be Issued. Comment Period, For the protect and the proposed Oral are Integraltd Into a ti Sl"'eel period. There will be no dont period Ishowing the IS9 It of the 7hrohold Oe—inlnatl0n of Non. reanee-Malgeted j0N5-M). A 1a-0ay appeal pil will hllow the lethonee or the ONS.M. PERMIT APPUCAT1ON DATE: August 13, 2010 NOTICE OF EOhAPLM APFUCATION: August 25, 2010 APPUCSRTIPROJECT CONTAR PERSON: Bryan Martin, J— Lain, 1a 14;601 Unlan Streit 63333: 5sattre, WA Eml: bryan.—Mn,AW,jll:com Perm Vhf Review 0.equlsted: Emindono Mal ISEPA2 Review, Adminh Jtae lift Plan R.vlaw, MedI lbn Requidt Other Permie5 whish may it reel Suiidinrrnd [onst,uttlen P. -I" Requnted Sludles: Geu[echnlcal Report and Omlmge Report Ltrcatlun Ah—appilwllon may he re,1-4l DepartmeMofCommunity Ill Ecpnamk OevelppmeM (CEOj-Planning Chill iia h riom Renton CNV M.IL 5055 South Grady Way, ill Mon, WA 9057 PUBLIC MEJAINGI NIA Is in, we old Rte to be made a patty of res. rd to rerel,t furthef in Formation on the in poo,d prefech cnmpkm me form and tthsn Io. City of Renton, CEO- Planning DMldon, 10555n. Grady Way, Acntan, WA 96057. NamefFlle No,. Firestone on Uni—JLLi ll1-060, ECF, Si MDC NAMC- MAILING ADDRESS: TELEPRGNE NO., 0 CCN$ISTENC OVERVIEW: 2aningfLand 11— Tho,eVhj silt, sdes Villed Com.meruat C.r-d.rlCCl on the CIA, of Fenton Lomprehensve Wnd Oil Map ache Commercial Arte, al;CA) on the C't,/s 'ori ng Map. Envlrvnmental Document, that E -el the Prepofed Protest: Emd—iiii iSEPAI Ch-lllst Dra.lapmanl Aqularym U,ed For Project MAlgation' Tho pr.leet Will be subject to the City's SEPA ardinanC,, AMC 4-1-1244 and ether applicable -de, and tell as aepre,ii Proposed Will Maasurm: The follcwmg Mltlgalhn Measures will likely lit Imposed on the prop.sttl pmj,1 These rKomm,nded MILlgaton Measu res led—p,dJICI IPi—1 not ,evened by eaisllrsg cedes and reguhtiond a$ cited about. • The opoil—t w01 be rtpired tp pay the dWoplidte Aro ,,,Fafbt Mfllpdian Fee, The pppRmdr will tt .q -ed sa pay the oppropriofe Fire Al.- Fee. Cemment, W the Al appllaallon will be -lonittad In wide, to All Timmons, A eeciate phu,eer, CED - Plannlry DNlslop, 1055 51u11 Grady Way, Renton, WA 96057, by 5:00 PM on 1tro her 4, )010. If you here question, about the prepesal, or wish to de mail, A pally of re[ord and reselae addill.nal nnthscalion by mail, [onset the Projecl Manager. Anyone wine submits written Bond— nor automatically become a party of retold and wIh be naliped If.i dechhn on thl, protect CONTACT PERSON: Rocale Timmons, Associate Planner; Tel- f425)430-7219; Eni rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION � Arli 1.Faa; Clry _ hi L-it-E-NCI-1111 af: of nerytorr,aiwoa TE+ rrJJnwE le to'h - 0". CERTIFICATION I,bG/�t ✓�'L t"'L�S hereby certify that '3 copies of the above document were posted in -, conspicuous places or nearby the described property on Date: 1 �' Signed:- STATE OF WASHINGTON } } SS COUNTY OF KING } certify that I know or have satisfactory evidence that 'tz?'o e C iy-%C) signed this instrument and acknowledged it to be his/her/their free dnd voluntary act for the uses and purposes mentioned in the instrument. Dated: C;,L' rqPA@I far.... iZ Notary Public in and for the State of Washington Notary (Print): {{ puaj J My appointment expires: CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 25th day of August, 2010, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, PMT documents. This information was sent to; Name Representing Agencies — NOA, Env. Checklist, PMT See Attached Bryan Martin, Jones Lang LaSalle Contact Deanna McCollian, Bridgestone Retail Operations Applicant Union Place LLC Owner 300' Surrounding Property Owners — NOA only See attached (Signature of Sender): Al STATE OF WASHINGTON ) ` ] SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy M. Tucker N. signed this instrument and acknowledged it to be his/her/their free and voluntary act for the mentioned in the instrument. Dated: c�d f A a*av r�$ =_ Ib1�1`i rposes Notary Publ c in and for the State of Washington Notary (Print): �� _ _ 64 c'V) �r My appointment expires: p`u�,�� k -q1:� c Project Name:,: Firestone on Union '``Project Number:' LUA10-060, ECF, SA -A, MOD template - affidavit of service by mailing AGENCY (DQE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology * WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015-172 nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler I Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S_ Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 _ Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 _ Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official j Gary Kriedt Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Pian PMT, and the notice of application. template - affidavit of service by mailing 165753036004 102305912804 165753005009 11:30 LUNCH LLC 4TH & UNION RENTON BARTZ LORI 601 108TH AVE NE C/O ISH PROPERTIES 4028 NE 4TH PL BELLEVUE WA 98004 10655 NE 4TH ST #300 RENTON WA 98056 BELLEVUE WA 98004 165753033001 165753045005 165753041004 BASSIG RAQUELLE A CRAMPTON SUSAN RANG TRACY TRANG 432 SHELTON PL NE 461 TACOMA AVE NE 5216 UNIVERSITY WAY NE RENTON WA 98056 RENTON WA 98056 SEATTLE WA 98105 165753043000 102305937405 165753042002 DELOOF SUSAN A EQUIVA SERVICES LLC FELDMAN GARY+CAROLYN 469 TACOMA AVE NE PROPRETY TAX DEPT 472 SHELTON PL NE RENTON WA 98056 PO BOX 4369 RENTON WA 98059 HOUSTON TX 77210 165753056002 165753010009 165753063008 FITZGERALD AMY L FRICKER TODD A GOLL DANIEL J 440 TACOMA AVE NE 4006 NE 4TH PL 438 TACOMA PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 165753061002 165753011007 162305908400 GUNDERSON CONTANCE D HAY KIMBLERY+RONALD L HEARTLAND AUTO SERVICES IN 428 TACOMA PL NE 4002 NE 4TH PL 11308 DAVENPORT ST RENTON WA 98056 RENTON WA 98059 OMAHA NE 68154 092305916501 165753046003 165753047001 HOU SOMERA S HUYNH THANH IGE DAVID+CYNTHIA 521 UNION AVE NE 457 TACOMA AVE NE 447 TACOMA AVE NE RENTON WA 98059 RENTON WA 98056 RENTON WA 98056 165753060004 165753049007 165753035006 JELKS JOHN H JR JOHNSON MONICA D+GAINES TRA JOSEPH KIMBERLEY A 424 TACOMA AVE NE #60 439 TACOMA AVE NE 442 SHELTON PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 165753040006 165753012005 165753066001 KENNEDY JASON S+BETHANY M KIM ERIC H+JINSOON KLUDIKOFSKY KIAN P+KIM LISA 464 SHELTON PL NE 3940 NE 4TH CIR 450 TACOMA PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 102305902904 165753050005 165753059006 LALL CHANDER P+MARIA LAM MERCEDES SANTAELLA+KEV LARIVIERE SETH A+JETTA M 4710 SOMERSET AVE SE 437 TACOMA AVE NE 426 TACOMA AVE N BELLEVUE WA 98006 RENTON WA 98056 RENTON WA 98056 165753048009 165753039008 165753009001 LAU CHIN PONG LEE JULIE L LEE THOMAS YOUNG 443 TACOMA AVE NE 6460 131ST AVE SE 4010 NE 4TH PL RENTON WA 98056 BELLEVUE WA 98006 RENTON WA 98056 165753058008 165753038000 092305916402 PHILLIPS KATHLEEN A PRITHIANI SANJAY+PINKY MULC PUGET SOUND ENERGY/ELEC 430 TACOMA AVE N 454 SHELTON PL NE PROPERTY TAX DEPT RENTON WA 98056 RENTON WA 98056 PO BOX 90868 BELLEVUE WA 98009 165753044008 165753004002 102305913208 RAMACHANDRAN RAJIV SERNA JEANETTE R+GABRIEL J SHILSHOLE & RENTON HIGHLAND 465 TACOMA AVE NE 4034 NE 4TH PL 3300 MAPLE VALLEY HWY RENTON WA 98056 RENTON WA 98056 RENTON WA 98058 165753064006 165753008003 162305908905 SIMKO CHARLES A+LINDA R SLOBODKIN ISRAEL M+HYLAN N+ SOUTH HILL PROFESSIONAL 442 TACOMA PL NE 4016 NE 4TH PL CENTER LLC DBA EASTWAY CTR RENTON WA 98056 RENTON WA 98056 PO BOX 1059 SNOHOMISH WA 98291 165753007005 165753057000 165753051003 SPEARMON SHAUN+BROOKE SUZUKI ANTONY H+YUKO TREDICI INC 4020 NE 4TH PL 434 TACOMA AVE NE 534 N 68TH ST RENTON WA 98056 RENTON WA 98056 SEATTLE WA 98103 165753062000 165753015008 165753001008 VALDIVIA MA LORECEL VASILEV NIKOLAY+ZLATKA VASILEV PETKO N+HRISTOV RUM 432 TACOMA PL NE 3926 NE 4TH CIR 4046 NE 4TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 165753065003 165753013003 092305916907 VIGIL DIEGO+REBECCA VINSON MARION H VISION HOUSE 446 TACOMA PL NE 3936 NE 4TH CIR PO BOX 2951 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 165753006007 165753054007 165753014001 LIEN VINH LOCKE SHEILA E LOGAN KATHERINE B 4024 NE 4TH PL 448 TACOMA AVE NE 3930 NE 4TH CIR BG5 RENTON WA 98056 RENTON WA 98055 RENTON WA 98056 165753034009 165753055004 165753032003 LUI AMANDA MALMQUIST CHELSEA M MARIN KRIS P 436 SHELTON PL NE 444 TACOMA AVE NE 428 SHELTON PL NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 092305920404 165753002006 165753053009 MCNEIL CEATRICE MIRZOYAN RUBEN+NUNS NGUYEN LOI K+LORENZO LAURA 517 UNION AVE NE 4042 NE 4TH PL 452 TACOMA AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 165753037002 165753052001 162305903104 NOLD KURTIS A+GWEN D NWANNE ANGELA E PALMER DONALD 450 SHELTON PL NE 429 TACOMA AVE NE 351 UNION AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98055 165753058008 165753038000 092305916402 PHILLIPS KATHLEEN A PRITHIANI SANJAY+PINKY MULC PUGET SOUND ENERGY/ELEC 430 TACOMA AVE N 454 SHELTON PL NE PROPERTY TAX DEPT RENTON WA 98056 RENTON WA 98056 PO BOX 90868 BELLEVUE WA 98009 165753044008 165753004002 102305913208 RAMACHANDRAN RAJIV SERNA JEANETTE R+GABRIEL J SHILSHOLE & RENTON HIGHLAND 465 TACOMA AVE NE 4034 NE 4TH PL 3300 MAPLE VALLEY HWY RENTON WA 98056 RENTON WA 98056 RENTON WA 98058 165753064006 165753008003 162305908905 SIMKO CHARLES A+LINDA R SLOBODKIN ISRAEL M+HYLAN N+ SOUTH HILL PROFESSIONAL 442 TACOMA PL NE 4016 NE 4TH PL CENTER LLC DBA EASTWAY CTR RENTON WA 98056 RENTON WA 98056 PO BOX 1059 SNOHOMISH WA 98291 165753007005 165753057000 165753051003 SPEARMON SHAUN+BROOKE SUZUKI ANTONY H+YUKO TREDICI INC 4020 NE 4TH PL 434 TACOMA AVE NE 534 N 68TH ST RENTON WA 98056 RENTON WA 98056 SEATTLE WA 98103 165753062000 165753015008 165753001008 VALDIVIA MA LORECEL VASILEV NIKOLAY+ZLATKA VASILEV PETKO N+HRISTOV RUM 432 TACOMA PL NE 3926 NE 4TH CIR 4046 NE 4TH PL RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 165753065003 165753013003 092305916907 VIGIL DIEGO+REBECCA VINSON MARION H VISION HOUSE 446 TACOMA PL NE 3936 NE 4TH CIR PO BOX 2951 RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 rt F-1 L 518210000908 165753016006 165753003004 WALGREEN COMPANY WONG ONSING+SUZIE SIU YEE YIU BETTY W ATTN TAX DEPT 3922 NE 4TH CIR 4038 NE 4TH PL 104 WILMOT RD #MS 1435 RENTON WA 98056 RENTON WA 98056 DEERFIELD IL 60015 0 0 City ofr i; � n . # NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS -M) DATE: August 25, 2010 LAND USE NUMBER: LUA10-060, ECF, SA -A, MOD PROJECT NAME: Firestone on Union PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan and Environmental {SEPA) Review for the construction of a one-story vehicle service and repair building for Firestone; approximately 7,650 square feet in size. The project site consists of a 56,600 square feet of CA zoned property which is currently vacant. The applicant is requesting a parking modification in order to increase the maximum number of parking spaces allowed from 19 to 38 stalls. The 38 parking stalls would be located within a surface parking lot to the north, south and west of the proposed structure. Access to the site is proposed via two curb cuts along Union Ave NE. There are no critical areas located on site. PROJECT LOCATION: 421 Union Avenue NE OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS -M process to give notice that a DNS - M is likely to be issued. Comment periods for the project and the proposed DNS -M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non - Significance -Mitigated (DNS -M). A 14 -day appeal period will follow the issuance of the DNS -M. PERMIT APPLICATION DATE: August 13, 2010 NOTICE OF COMPLETE APPLICATION: August 25, 2010 APPLICANT/PROJECT CONTACT PERSON: Bryan Martin, Jones Lang LaSalle; 601 Union Street 113333; Seattle, WA Eml: bryan.martin.am.jil.com Permits/Review Requested: Environmental (SEPA) Review, Administrative Site Plan Review, Modification Request Other Permits which may be required: Building and Construction Permits Requested Studies: Geotechnical Report and Drainage Report Location where application may be reviewed: Department of Community & Economic Development (CED) -- Planning Division, Sixth Floor Renton City Hail, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: N/A If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED — Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Firestone on Union/LUA10-060, ECF, SA -A, MOD NAME: MAILING ADDRESS: TELEPHONE NO.: CONSISTENCY OVERVIEW: Zoning/Land Use; The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Lard Use Map and Commercial Arterial (CA) on the City's Zoning Map , Environmental Documents that Evaluate the Proposed Project; Environmentaf 1SEPA) Checklist Development Regulations Used For Project Mitigation: The project will be subject to the City's 5EPA ordinance, RMC 4-2-120A and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • The applicorrt will be required to pay the appropriate Transport❑tion Mitigation Fee; • The applicant will be required to pay the appropriate Fire Mitigation Fee. Comments on the above application must be submitted In writing to Rocale Timmons, Associate Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on September 8, 2010. 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. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Associate Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION ,v .-9, F tdin•+ `77— r. r: 'J�� 9 A. Denis Law�IL O[ Mayor All r f'tD�Lrj Department of Community and Economic Development August 25, 2010 Alex Pietsch, Administrator Bryan Martin Jones Lang Lasalle 601 Union Street #3333 Seattle, WA 98101 Subject. Notice of Complete Application Firestone on Union, ILUA10-060, ECF, SA -A, MOD Dear Mr. Martin: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on September 20, 2010. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Roc a Timmons As ciate Planner cc: Union Place LLC / Owner(s) Bridgestone Retail Operations / Applicant Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 0 rentonwa.gov tTTO ROSENAU & AOCIATES INC. C Geotechnical Engineering, Construction Inspection & Materials Testing 6747 M. L. King Way South, Seattle, Washington 98118-3216 USA Tel: (206) 725-4600 • Tall Free: (888) OTTO-4-US ■ Fax: (206) 723-2221 January 17, 2011 WBE W2F5913684 • WASO Registered Agency • Website: w f torosenau.com X710 �R FES Group el7ton1)/L'isr � 772 30th Ave N a St. Petersburg FL 33704 : r,�� cy RE: Infiltration Feasibility Study c Proposed Firestone Complete Auto Care Facility`' 421 Union Avenue Northeast Renton, Washington ORA Project Number: 10-0708 INTRODUCTION We understand that a new Firestone Complete Auto Care Facility is planned at 421 Union Avenue Northeast in Renton, Washington. Please see the attached Vicinity Map on page A-1 of the appendix for an approximate location of the project site. An infiltration pond is being considered to dissipate stormwater collected from future impervious surfaces at the project site into the underlying subgrade soil. The City of Renton requires that the design of infiltration facilities be completed in accordance with the guidelines specified in the Icing County Surface Water Design Manual. As a result, as series of 4 test pits were completed at the proposed infiltration pond. Falling head percolation tests were performed at three of these locations. SUBSURFACE CONDITIONS Four test pits (TP -1 through TP -4) were completed at the northeast corner of the project site at the proposed location of the infiltration pond on January 6, 2011. Please see the attached Site Plan on page A-2 for approximate locations of the test pits. Stockpiles of uncontrolled fill was present at the ground surface at each test pit location. The stockpiles contained a mix of soil, wood, concrete rubble and metal debris. The stockpiles were pushed to the side prior to beginning each test pit using the subcontracted excavator. Test pits TP -1, TP -3, and TP -4 were completed to a depths of about 7 to S feet below the existing adjacent site grade. Test pit TP -2 was completed to a depth of about 13 feet below the existing adjacent site grade. Similar subsurface conditions were observed in test pits TP -1 through TP -3 with approximately 1 to 6 feet of loose to medium dense, light brown silty sand fill at the ground surface. The light brown silty sand with gravel fill was underlain 1.5 to 3.5 feet of with medium dense, orange - brown silty sand with gravel that we interpreted to be native, weathered till. The weathered till was underlain with dense to very dense silty sand with gravel that we interpreted to be glacial till. At TP -4 we observed the weathered glacial till immediately after the stockpiled fill soils were pushed aside. The soil at the base of each test pit consisted of dense to very dense, gray 9 Firestone Renton C� January 17, 2011 glacial till. Please see the attached test pit logs on pages A-3 through A-6 of the appendix for a full description of the observed subsurface soil and groundwater condtions. Slight to moderate groundwater seepage was observed in test pit TP -2 between depths of 10.5 and 13 feet below the existing adjacent site grade. We anticipate that the seasonal high groundwater level at this location is at approximately 10.5 feet below the existing adjacent site grade, which corresponds to about Elevation 397.5 feet as shown on the preliminary grading plan. INFILTRATION TESTS An infiltration test was completed at the test pits TP -1, TP -3 and TP -4 using the Falling Head Percolation test procedure. A single, 6 -inch diameter PVC pipe was placed in the completed test pit excavations. The soil around the pipes was carefully backfilled. The pipe was seated into the ground by soundly tapping a block of wood at the top of the pipe with a 3 -pound hammer. 2 inches of clean gravel was placed at the base of each stand pipe. The following morning (11712011) the soil at the base of each pipe was soaked for 4 hours by maintaining at least 12 inches of clean water in the pipe. The following morning (11812011), approximately 20 hours after the soaking period was completed, the percolation tests were performed. The percolation tests were performed. The measured infiltration rates are presented in the following table. Please see the details of each percolation test in the logs on pages A-8 through A-10 of the appendix. The measured infiltration rate must be modified in accordance with the requirements of the King County Surface Water manual in accordance with the following formula to come up with the design infiltration rate. ldesrgn = I measured X Ftesfirrg X Fgeomefry x Fptugging Otto Rosenau & Associates, Inc. Page 2 of 3 Measured Infiltration Test Pit/Infiltration Test Rate - Imeasured Location (minutes per inch) Notes TP -1 12.3 Assumed to have a poor seal at base of pipe and not representative TP -3 48 Assumed to have a poor seal at base of pipe and not representative TP -4 240 Appeared to have a good seal at the base of the pipe and is representative Please see the details of each percolation test in the logs on pages A-8 through A-10 of the appendix. The measured infiltration rate must be modified in accordance with the requirements of the King County Surface Water manual in accordance with the following formula to come up with the design infiltration rate. ldesrgn = I measured X Ftesfirrg X Fgeomefry x Fptugging Otto Rosenau & Associates, Inc. Page 2 of 3 0 Firestone Renton 0 .January 17, 2011 We recommend that the measured infiltration rate (imeasu1ed) be 240 minutes per inch, or 0.0042 inches per minute. The geometry factor (Fgeomerry) is must be between 0.25 and 1 as determined by the formula Fgeometry= {4 x (D / W)} + 0.05 Where D = depth from the bottom of the proposed facility to the maximum wet -season water table or nearest impervious layer, whichever is less W = width of the facility For a 100 -foot wide pond built over a shallow water table with a depth of 5 feet below the facility, Fgeome" = (4 x (5!100)) +0.05 = 0.25. The current design bottom of infiltration facility would likely need to be revised to a higher elevation to provide greater separation between the design bottom of pond and the maximum wet season water table at about Elevation 397.5 feet. This also roughly coincides with the depth to the dense to very dense tills at the site. We recommend that Fougg;ng be equal to 0.8 (for fine sands and loamy sands). A value of 0.3 is to be used for Fj.,tj,g when the EPA falling head percolation rate is used to measure infiltration rates in the field. As a result, if a Fgeometry of 0,25 is assumed the design infiltration rate is ldesign = (0.0042 inches/minute) x 0.3 x 0.25 x 0.8 = 0.00025 inches / minute. We anticipate that this would render the current design to be unfeasible due to the very large size of the infiltration pond that would be required. An infiltration pond may not be possible at this site due to the relatively shallow depth to groundwater and relatively impervious soils. At a minimum, a revised infiltration facility would need to have its base at a shallower depth to increase the separation between the groundwater and relatively impervious soils. This may be able to be accomplished by using an open -bottomed, arched vault system that can be built beneath paved areas. Alternatively, a detention tank and a connection to the public sewer system may be required. If you have any questions, please contact us. Sincerely, OTTO ROSENAU & ASSOCIATES, INC. Anthony Coyne, P. . Geotechnical Engineer Otto Rosenau & Associates, Inc. Page 3 of 3 0 APPENDIX Ll i JIM PI k .:•: . • • rf + AF4- .L.. E- . ''' }�R ' • f • a I f '+ • ' 4 41 I + i •�roh ••� •■lis■. • 91 ■ Kiva S • - _ _ _ _ , _ , e k, w H gy Dew w •u 2 .10 IMD 117 •• Q � ' #.0, ` l�jj ��. Trull t Substali n . ■ I dsor Hills,' 13 in Pa k � • r NE 4th Stoil - ■ $ 11 "An r=; ; GMqvvood Proposed Firestone + ■ • ° ` (421 Union Avenue NE) ■• �.i = Tfali�r 1 � • ••■■■ . •• ■ ■ A ' �• zx i ■ � aw f/ ■ ••• '■ i • 122 r i �■t+ ra+'• •r•'�• i t �S i r. "-■ __..- // it, ,wr+tea• �. �'.,1 r . �4 ,-., � rY �i � � waw ■r+ ��■j iii ; a I ■' tr i ■ - - - ' 7 � � . s- ti ••a wr ��.f �- t - f +'s+Massaa...■aessi�f`+ hJ � T ��� `'` .�. �,?�} �,�� � .- ING • � =� ■ �.� ,Ws� iii $ - -1 Note: The location of all features shown is approximate. Scale: Not to scale Reference: USGS Quad - Renton, WA - MAPTECH MAPS: Washington. VICINITY MAP Project Name: Firestone Renton For: FES Group Location: 421 Union Avenue NE, �"•'� OTTO ROSENAU $ Renton, WA ASSOCIATES, INC. ORA Project Number: 10-0708 Date: January 11, 2011 ►M r �Y U C 0 CLCL W � oil ~ oa 13N 3nN3AV NOINn m�na� LLF a _ m -_ 0M - _ - _ y f id�1596t1? 'xYYll 74L- - g Q - -ry - -- =-ir-- n II � _ ~•r � W � z z riLU 13 U Jill -- ----- 0 i _ w Ich W ty 20 N� aa\t Q o E C2 e O n to tfr, Q LD d n — TT rte• C p C 12 Uv FU vv Uo a_ O O (7 p c p0 nn wo rtrn M� � O N N - �P Ili V'ir Kii z �� i a o -r -TO ROSENAU &As OCIATES, INC. TEST PIT NUMBER TP -1 6747 M. L. King Way South Seattle, WA 98118 PAGE 1 OF 1 Telephone: (206) 725-4600 Fax: (206) 723-2221 CLIENT FES Group PROJECT NAME Firestone Renton PROJECT NUMBER 10-0708 PROJECT LOCATION 421 Union Avenue Northeast, Renton, Washington DATE STARTED 116!19 COMPLETED 1/6111 GROUND ELEVATION 408 ft TEST PIT SIZE 4' w x 90' I x 8' d EXCAVATION CONTRACTOR Evergreen On -Site GROUND WATER LEVELS: EXCAVATION METHOD Steet-track excavator AT TIME OF EXCAVATION Not encountered LOGGED BY Jeff Rabe CHECKED BY Anthony Come P.E. AT END OF EXCAVATION Not encountered NOTES Infiltration test. Approx 2' yard waste, old fill and rubble removed AFTER EXCAVATION Not observed LU � o' V _ L Lu w M MATERIAL = O DESCRIPTION o aZ) z C6 C9 0.0 SM Loose to medium dense, light brawn, silty SAND with gravel (Fill) (moist) 2.5 GB 1 4.5 403.5 5.0 SM Loose to medium dense, gray, silty SAND with gravel (Fill) (mast) (ad topsoil horizon at depth of about 6 feet) s.0 402.0 G13 2 SM ;: Medium dense, orange -brown, silty SAND with gravel (Native) (mast) (weathered glacial till) 7.5 7.5 400.5 GB 3 SM ' :: S.o Very dense, gray, silty SAND with gravel (mast} (glaaal till) 400.0 Bottom of test pit at 8.0 feet. A-3 a a OTTO ROSENAU & ASSOCIATES, INC IM, TEST PIT NUMBER TP -2 6747 M, L. King Way South SeatUe, WA 98118 PAGE 1 OF 1 Telephone: (206) 725-4600 Fax (206) 723-2221 CLIENT FES Group PROJECT NAME Firestone Renton PROJECT NUMBER 10-0708 PROJECT LOCATION 421 Union Avenue Northeast, Renton, Washington DATE STARTED 1!6111 COMPLETED 1!6111 GROUND ELEVATION 408 ft TEST iPIT SIZE 6' w x 12' I x 13' d EXCAVATION CONTRACTOR Evergreen On -Site GROUND WATER LEVELS: EXCAVATION METHOD Steel -track excavator 4 AT TIME OF EXCAVATION 10.5 ft ! Elev 397.5 ft LOGGED BY Jeff Rabe CHECKED BY Anthony Coyne P.E. TAT END OF EXCAVATION 12.0 ft1 Elev 396.0 ft NOTES _ No Infiltration test. Approx 2' yard waste, old fill, rubble, removed 2hrs AFTER EXCAVATION 11.5 ft 1 Elev 396.5 ft ui IL a! c3 j ui g d MATERIAL DESCRIPTION u a a C6 0.0 SM Loose to medium dense, light brown, silty SAND with gravel (Fill) (moist) 2.5 404.0 5.0 GB 1 SM .' Medium dense, orange -brown, silty SAND with gravel (Native) (moist) (weathered glacial till) 7.5 ; : 7.5 400.5 Grades to dense, gray, glacial till 10.0 .r Slight groundwater seepage observed at depth of 10 feet Fqj GB 2 Q SM Very dense, gray silty SAND with gravel (wet) (glacial till) - 3 Z 12.5 GB 4 13.0 395.0 Bottom of test pit at 13.0 feet. A4 'a c� z O r z w LL z 4 0 W W irLL a a OTTO ROSENAU & ASSOCIATES, INC. TEST PIT NUMBER TP -3 6747 M. L. King Way South Seattle, WA 98118 PAGE 1 OF 1 Telephone: (206) 725-4600 Fax: (206) 723-2221 CLIENT FES Group PROJECT NAME Firestone Renton PROJECT NUMBER 10-0748 PROJECT LOCATION 421 Union Avenue Northeast, Renton Washington DATE STARTED 116111 COMPLETED 116111 GROUND ELEVATION 408 ft TEST PIT S¢E 4' w x 10' I x 8' d EXCAVATION CONTRACTOR Evergreen On -Site GROUND WATER LEVELS: EXCAVATION METHOD Steel -track excavator AT TIME OF EXCAVATION Not encountered LOGGED BY Jeff Rabe CHECKED BY AnthonyCoyne P.E. AT END OF EXCAVATION Not encountered NOTES Infiltration test. AWox 2' yard waste old fill and rubble removed AFTER EXCAVATION Nol observed w 2 x U7 U w j 2 Q D MATERIAL DESCRIPTION D Q Z c� U) 0.0 SM Medium dense, orange -brown, silty SAND with gravel (Native) (moist) (weathered glacial till) 2.5 3.5 404.5 Ol t Dense, gray, silty SAND with gravel (glacial till) 5.0 6.0 402.0 GB 2 SM Very dense, gray silty SAND with gravel (moist) (glacial till) 7.5 8.0 400.0 Bottom of test pit at 8.0 feet. A-5 a i OTTO ROSENAU &ASSOCIATES, INC TEST PIT NUMBER TP -4 6747 M. L. King Way South Seattle, WA 98118 PAGE 1 OF f Telephone: (206) 725-4600 Fax (206) 723-2221 CLIENT FES Group PROJECT NAME Firestone Renton PROJECT NUMBER 10-0708 PROJECT LOCATION _421 Union Avenue Northeast, Renton, Washington _ DATE STARTED 1!6111 COMPLETED 116111 GROUND ELEVATION 409 ft TEST PIT SIZE 4' w x 10' I x 7.5' d EXCAVATION CONTRACTOR Everqreen On -Site GROUND WATER LEVELS: EXCAVATION METHOD Steel -track excavator AT TIME OF EXCAVATION Not encountered LOGGED BY Jeff Rabe CHECKED BY Anthony Coyne P. E. AT END OF EXCAVATION Not encountered NOTES Infiltration test. Aonrox 3' yard waste, old fill and rubble removed AFTER EXCAVATION Not observed w U WLu 2 ¢ O MATERIAL DESCRIPTION Lu CL C6 Q z C9 4.0 SM Medium dense, orange -brown, silty SAND with gravel (Native) (moist) (weathered glacial till) 1.0 40$.0 SM Dense, gray, silty SAND with gravel (glacial fill) 2.5 r. 4.0 405.0 5.0 SM '; Very dense, gray silty SAND with gravel (moist) (glacial till) 7.0 402.0 Bottom of test pit at 7.0 feet. A-6 P SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH I LETTER GRAVEL AND CLEAN GRAVELS - ,4 ` G� WELL -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES GRAVELLY SOILS (LITTLE OR NO FINES) ° 30 c Oo ol]D�o Q Q o 90 C3 GP POORLY -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES COARSE GRAINED SOILS MORE THAN 50% OF COARSE FRACTION GRAVELS WITH FINES °� b �° a 'a C3 GM SILTY GRAVELS, GRAVEL -SAND - SILT MIXTURES RETAINED ON NO. 4 SIEVE (MORE THAN 12% FINES) G`* CLAYEY GRAVELS, GRAVEL - SAND - CLAY MIXTURES MORE THAN 50% OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE SAND AND SANDY SOILS CLEAN SANDS (LITTLE OR NO FINES) Sw WELL -GRADED SANDS, GRAVELLY SANDS, LITTLE OR NO FINES _ : SP POORLY -GRADED SANDS, GRAVELLY SAND, LITTLE OR NO FINES MORE THAN 50% OF COARSE SANDS WITH FINES SM SILTY SANDS, SAND - SILT MIXTURES FRACTION PASSING ON NO.4 SIEVE (MORE THAN 12% FINES) SC CLAYEY SANDS, SAND - CLAY MIXTURES INORGANIC SILTS AND VERY FINE M L SANDS, ROCK FLOUR, SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAYS OF LOW TO SILTS FINE GRAINED SOILS AND LIQUID LIMIT CLAYS THAN 50 CL MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS — — GL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY MORE THAN 50% OF MATERIAL SMALLER THAMN NO. 200 SIEVE MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAND OR SILTY SOILS SIZE SILTS AND LIQUID LIMIT CLAYS GREATER THAN 50 CH INORGANIC CLAYS OF HIGH PLASTICITY OH CLAYS OF MEDIUM TO HIGH PLASTICITY, PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS .0. `'-`' '-`' `-` PT PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS NOTE: FINES ARE MATERIALS PASSING THE NO. 200 SIEVE. COARSE GRAINED SOILS RECEIVE DUAL SYMBOLS IF THEY CONTAIN BETWEEN 5% AND 12% FINES. FINE GRAINED SOILS RECEIVE DUAL SYMBOLS IF THEIR LIMITS PLOT LEFT OF THE "A" LINE WITH A PLASTICITY INDEX (PI) OF 4% TO 7%. A-7 0 PERCOLATION TEST DATA FORM ORA PROJECT: _Firestone Renton ORA JOB #: 10-0708 DATE: 01/08/2011 TEST HOLE #: TP -1 E DEPTH TO BOTTOM OF HOLE: _116 inches from top casing PERCOLATION TEST BY: AGC TIME TIME INTERVAL READING inches DROP IN WATER LEVEL inches PERCOALTION RATE min/inch REMARKS 193.1875 13:07 0 199.1875 0 13:37 30 196.375 2.8125 14:07 30 196..625 2.5625 14:37 30 196.75 2.4375 15:07 30 196.75 2.4375 12.3 A-8 10 PERCOLATION TEST DATA FORM ORA PROJECT: Firestone Renton ORA JOB #: 10-0708 DATE: 01/08/2011 TEST HOLE #: TP -3 DEPTH TO BOTTOM OF HOLE: _116 inches from top casing PERCOLATION TEST BY: AGC TIME TIME INTERVAL min. READING inches DROP IN WATER LEVEL inches PERCOALTION RATE minlinch REMARKS 119.875 13:13 0 125.875 0 13:43 30 124.875 1 14:13 30 125.125 0.75 14:43 30 125.1875 0.6875 15:13 30 125.25 0.625 48 A-9 PERCOLATION TEST DATA FORM ORA PROJECT: Firestone Renton ORA JOB #: 10-0708 DATE: 01/08/2011 TEST HOLE #; TP -4 DEPTH TO BOTTOM OF HOLE: _116 inches from top casing PERCOLATION TEST BY: AGC TIME TIME INTERVAL min. READING inches DROP IN WATER LEVEL inches PERCOALTION RATE min/inch REMARKS 49.375 13:17 0 55.375 0 13:47 30 55,3125 0.0625 14:17 30 55.125 0.25 14:47 30 55.1875 0.1875 15:17 30 55.25 0.125 240 A-10 1-1A^ 1G __C&G City of Renton ot R.(ant0n DiviCicm LAND USE PERMIT MASTER APPLICATIO PROPERTY OWNER(S) !NAME: UnO(��?ba 44L ADDRESS: 2An� Eff-):eL CITY: I�N I m ZIP: 9SCz1_ TELEPHONE NUMBER• �� 2 � /1g 2J "0 APPLICANT (if other than owner) NAME: Real Estate I Legal Department - Deanna McCollian COMPANY (if applicable): Bridgestone Retail Operations ADDRESS: 333 East Lake Street CITY: Chicago ZIP: 60108 TELEPHONE NUMBER: (630) 259-9421 CONTACT PERSON NAME: Bryan Martin COMPANY (if applicable): Jones Lang LaSalle ADDRESS: 601 Union Street, Suite 3333 CITY: Seattle ZIP: 98101 TELEPHONE NUMBER AND EMAIL ADDRESS: (206) 393-2890 Email: bryan.martin@am.jll.com PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Firestone Complete Auto Care Store PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: 421 Union Ave NE Renton, WA 98059 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 092305-9050 EXISTING LAND USE(S): Vacant PROPOSED LAND USE(S): Automotive repair and tire sales EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Commercial Corridor PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) NIA EXISTING ZONING: CA with Overlay District D PROPOSED ZONING (if applicable): NIA SITE AREA (in square feet): 56,628 SF SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: NIA SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: NIA PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) NIA NUMBER OF PROPOSED LOTS (if applicable) Existing NUMBER OF NEW DWELLING UNITS (if applicable): Zero (0) C:1Documents and Set6ngsl6Martin7011_.oca1 Settingsl'l'emporary Internet Fi1eslContent.IE51ZIWFZLKXILand Use Permit master app[ I]_doe - I - P&ECT INFORMA7 NUMBER OF EXISTING DWELLING UNITS (if applicable): Zero (0) SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Zero 0 SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Zero a SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 7,654 SF SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Zero (0) NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): 7,654 SF NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable). 12 employees r-7 ION confiMed PROJECT VALUE: $1,195,000 IS THE SITE LOCATED 1N ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): NIA ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft, ❑ HABITAT CONSERVATION sq. ft, ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE SE QUARTER OF SECTION 9 , TOWNSHIP 23N RANGE 5E , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Site plan approval 3 Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Namels) _ � G - 6 m�(N , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) the current owner of the property involved in this application or _ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that / L ,J'Wy 4 signed this instrument and acknowledge it to be hWherttheir free and voluntary act for the uses and purposes mentioned in the instrument. Srgnati of OwneriRepresentative) urrl/---/ _0/14141� s! VkU MAfyNota ublic in and for th tate of ashin tan • Y (Signature of Owner/Representative) �� • • Q ±: �¢ �O~ �rLTj s Notary (Prink) i A • �= �• ♦ � • [r: ,: fJly appointment expires: C:1Documents and SettingslBMartin701L''Jrttings`Tpmeofary,I�'Fil,,%Content,IF517kWFZt,KX\L d Use Permit master eppLl].doc -2- C' 2- C',. 0 PREAPPLICATION MEETING FOI Y Of neto �tf�r�nrr�g �onn 421 UNION AVE NE AUG 13 rUi� CITY OF RENTON 1 � Department of Community and Economic Development Current Planning Division PREI 0-005 February I8, 2010 Contact Information: Planner: Rocale Timmons Phone: 425.430.7219 Public Works Reviewer: Kayren Kittrick Phone: 425.430.7299 Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager (planner) to have it pre- screened before making all of the required copies. The pre -application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). • i CITY OF RENTON ��FIRE PREVENTION BUREAU MEMORANDUM DATE: February 18, 2014 TO: Rocale Timmons, Assistant Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Firestone Autocare 1. The preliminary fire flow calculated is 2,250 gpm. A minimum of three hydrants are required. One within 150 -feet and two within 300 -feet of the proposed building. Existing hydrants may satisfy this condition if they meet current standards including 5 -inch storz fittings. It appears adequate fire flow is available in this area. 2. The fire mitigation fees are applicable at the rate of $0.52 per square foot of commercial space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct access is required to the fire sprinkler control room. 4. Fire department apparatus access is adequate. 5. An electronic site plan is required prior to occupancy for pre -fire planning purposes.See attached sheet for the format in which to submit your plans. — CT:ct Firestone 0 0 Renton Fire Department PRE -FIRE PLANNING In an effort to streamline our pre -fire process, we are requesting that you submit a site plan of your construction project in one of the following formats which we can then convert to VISIO.vsd. This is required to be submitted prior to occupancy. ABC Flowcharter.0 ABC Flowchartenat2 Adobe Illustrator File.ai Autocad Drawin _dw AutoCad Drawin .d Computer Graphics Metafile.cgm Corel Cli art Format.cmx Corel DRAW! Drawing File Format.edr Corel Flow.cfl Encapsulated Postscript File.e s Enhanced Metafile.emf IGES Drawing File Format.i s Graphics Interchange Format_ if Macintosh PICT Format.pct Micrografx Designer Ver 3.1.drw MicrografK Designer Ver 6_Q.dsf Microstation DrawingAgo Portable Network Graphics Format. of Postscript File - s Jag Image File Fonnat.tif Text.txt Text. csv VISIO.vsd Windows Bitma .bm Windows Bitma .dib Windows Metafile.wmf Zsoft PC Paintbrush Bitmap.pcx 0 9 DEPARTMENT OF COMMUNITY p cityot'.0 M AND ECONOMIC DEVELOPMENT�� M E M Q R A N D U M DATE: February 11, 2010 TO: Rocale Timmons, Planning FROM: Kayren K. Kittrick, Development Engineering SUBJECT: Utility and Transportation Comments Firestone Auto Care PRE 10-005,421 Union Avenue NE NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official city decision -makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER: • This site is in the City of Renton water service boundary. The project is required to provide both domestic service and irrigation service as well as meet any fire code mandated improvements. • The project site is located in the 565 Water Pressure Zone. • There is an existing 12 -inch diameter water main located in Union Ave NE and a 10 -inch main located to the north in NE 4th Place. • The available fire flow at this location is approximately 5600 gpm. • A Reduced Pressure Backflow Prevention Assembly (RPBA) is required behind each domestic water meter for this commercial building. • Per the City Fire Marshall, the preliminary fire flow for this site is 2,250 GPM. Three fire hydrants are required. 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 two 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. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections if possible. The number of hydrants required is based on the calculated fire flow. • Any existing fire hydrants counted to serve this site may need to be fitted with 5 -inch Storz quick connect fittings to bring them up to current City code prior to occupancy of the building. • If a fire sprinkler system is required, a separate water meter permit for the fire service line will be issued with the approved plans. Firestone Auto Care PRE 10-0 Page 2 of 2 February 11, 2010 The Water System Development Fee is based on the size of the (each and all) water meter(s). This fee is collected at the time a construction permit is issued, prior or concurrent to the issuance of the building permit. Please see the Development Fee Sheet for further information. SANITARY SEWER: • This site is within the City of Renton sanitary sewer utility service boundary. • There is an existing 8" sanitary sewer main in Union Ave NE as well as NE 4th Place. • The proposed project is required to show how they propose to serve the new development with sanitary sewer service meeting City of Renton standards. • The Sanitary Sewer System Development Fee is based on the size of the (each and all) water meter(s). This fee is collected at the time a construction or utility permit is issued, prior or concurrent to the issuance of the building permit. Please see the Development Fee Sheet for further information. STORM DRAINAGE: • A drainage plan and calculations addressing the erosion control and pipe conveyance design shall be in accordance with the 2009 King County Surface Water Design Manual as adopted and amended by the City of Renton. Both are required with the formal application for a commercial project. • The Surface Water SDC fee is $0.405 (but not less than $1,012) per square foot of new impervious area. This fee is collected at the time a construction or utility permit is issued, prior or concurrent to the issuance of the building permit. STREET IMPROVEMENTS: • Per City of Renton code, commercial projects that are 5,000 —10,000 sq ft in size shall provide full pavement width per standard, curb, gutter and sidewalks and a planter strip (between curb and sidewalk) along the full frontage of the parcel being developed on the project side. • A preliminary calculation of additional daily traffic per the ITE manual, 8th edition (848) Tire Store with a pass -by credit of 8% would generate approximately 190 additional daily trips. A Traffic Mitigation fee will apply at $75 per additional daily trip. A traffic study by a traffic engineer addressing trip generation and traffic movement/safety is required. The traffic mitigation fee is payable with the building permit. GENERAL: • Construction of a commercial building will trigger a separate utility review at the time of submittal with all utility installations required to meet current City of Renton code. • All utility, drainage and street improvements 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 of Renton Horizontal and vertical Control Network. • 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 will be additional fees for water service related expenses. See Development Fee sheet and City of Renton Drafting Standards for detailed information. DEPARTMENT OF COMMUNITY AND ECONOMIC UO` ♦DEVELOPMENT ,;1VM E M O R A N D U M DATE: February 18, 2010 TO: Pre -Application File No. PRE 10-005 FROM: Rocale Timmons, Associate Planner (425) 430-7219 SUBJECT: Firestone AutoCare — 421 Union Ave NE General We have completed a preliminary review of the pre -application for the above -referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Development Services Director, Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or on the City's website www.rentonwa.gov Project Proposal The subject property is located on the east side of Union Ave NE just north of NE 4th Street. The project site consists of 52,990 square feet of CA zoned property. The applicant is proposing to develop a 1 -story vehicle service and repair building for Firestone Complete AutoCare; approximately 7,653 square feet in size. Surface parking, in the amount of 49 spaces, would be located on the north, south and west sides of the structure. Access to the site is proposed via two curb cuts along Union Ave NE. Current Use: The site is currently vacant. Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning designation. The property is also located within Urban Design District `D', and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage, street furniture, paving, and street width. Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). A copy of these standards is included herewith. Zoning —The intended use as a Firestone is permitted in this zone as a vehicle service and repair use. Minimum Lot Size, Width and Depth — The minimum lot size in the CA zone is 5,000 square feet. The proposal does not appear to alter the existing lot lines and therefore it complies with the lot size requirements of the zone. Firestone AutoCare • February 18, 2010 Page 2 of 5 Lot Coverage — The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. A 7,653 square foot footprint is proposed on the 52,990 square foot site resulting in a building lot coverage of 14.4 percent. The project proposal appears to comply with the lot coverage requirements of the zone. Setbacks — Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the site plan review process provided blank walls are not located within the reduced setback; and a 15 feet maximum front yard setback. There is not a minimum rear or side yard setback required in the CA zone. The project appears to comply with all setback requirements. Gross Floor Area —There is no minimum requirement for gross floor area. Building Height — Maximum building height in the CA zone is 50 feet or 60 feet for mixed-use building with commercial on the I' floor. It appears the proposed structure would be a 1 -story building with a height of approximately 25 feet at the tallest point of the structure. The proposal complies with the height requirements of the zone. Building elevations and detailed descriptions of elements and building materials are required with your site plan review submittal. Screening — Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Based on the proposal for 7,653 square feet of commercial area a minimum area of 100 square feet of refuse and recyclable is required. Landscaping — Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought -resistant veget9A cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. The applicant appears to comply with the landscaping requirements along the frontage of the site with the exception of providing additional landscaping within the right-of-way, north of the northern curb cut. I Please refer to landscape regulations (RMC 4-4-070) and the design criteria (RMC 4-3-100) for landscaping for further general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of building permit application or application for Site Plan Review. As a note, revisions will be adopted to landscaping regulations that may affect the property. Fences — If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking—The following ratios would be applicable to the site: Use Square Footage of Bldgs Ratio Required Spaces Vehicle Service and Repair 7,653 Min: 2.5 spaces / 1,000 SF Max: 2.5 spaces / 1,000 SF Min: 19 Max: 19 Firestone AutoCare February 18, 2010 Page 3of5 Information regarding the net square footage of the proposed building was not provided. The applicant is proposing a total of 49 parking stalls which exceeds the number of stalls allowed by code. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards or revise the proposal to comply with the standards. Asa note net square footage is the total of all floor area of a building, excluding stairwells, elevator shafts, mechanical equipment rooms, interior vehicular parking or loading, and all floors below the ground floor, except when used for human habitation or service to the public. Surface parking lots with more than 15 stalls shall also provide a minimum of 15 square feet per parking space. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Parking lots shall also be oriented to minimize their visual impact on the site. No more than six stalls may be consecutively clustered without an intervening landscaped area a minimum of five feet in width and the length of the stall. The proposal should be revised to depict intervening landscaping, every six stalls, within the new parking areas. Otherwise, the applicant would be required to apply for and have granted a parking modification. The applicant will be required to provide a Parking, Lot Coverage, Landscaping Analysis as defined in RMC 4-5-120.D.16 for the site. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 81/2 feet x 15 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls, based on the total number of spaces, must be provided. in addition the applicant is also required to provide bicycle parking spaces in the amount of 10 percent of the number of required off-street parking spaces. Spaces shall meet the requirements of RMC 4-4- 080F.11. b. Access — Driveway widths are limited by the driveway standards, in RMC 4-40801. However, as part of the design guidelines that applicant is encouraged to eliminate the southern curb cut from Union Ave NE, as the curb located on the property to the south could be use by both properties. in addition the spacing for the northern curb cut could be relocated further south in order to provide better spacing from NE 4th Place. Pedestrian Access — A pedestrian connection shall be provided from a public entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail properties. A pedestrian connection was depicted from the proposed structure to the street. Signage — Only one freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage, however pole signs are not permitted within the CA zone. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the facade, to which it is applied, are also permitted. Building Design Standards — Compliance with Urban Design Regulations, District V, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the Firestone AutoCare February 18, 2010 Page 4 of 5 standards outlined in the regulations which are required to be incorporated into the site design as proposed. A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. • Secondary access (not fronting on a street) shall have weather protection at least 4-1/2 feet wide over the entrance or other similar indicator of access. • Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. • Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). • Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. • Facades on designated pedestrian -oriented streets shall have at least 75 percent of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian -oriented street) comprised of transparent windows and/or doors. Additional glazing on the west and east of the sides of the structure will be required. • Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.15f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. • All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. • Pedestrian -scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian -oriented spaces. Critical Areas There appears to be no critical areas on site. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. Environmental Review The proposed project would be subject to Washington state Environmental Policy Act (SEPA) review due to the size of the project and number of parking stalls. The threshold to require environmental review is 4,000 square feet or 20 parking stalls. Therefore, an environmental checklist is a submittal requirement. An 00 Firestone AutoCare February 18, 2010 Page S of 5 environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements The proposal would require Administrative Site Plan Review and Environmental (SEPA) Review. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. The applications would be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The Site Plan Review application fee is $1,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. ♦ A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; ♦ A Fire Mitigation Fee based on $0.52 per square foot of new commercial building area. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. A handout listing all of the City's Development related fees in attached for your review. PLANNING DIVISION WAIVEPOF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LANA fu T 1_ 'M Calculations, Q-6006& f6 A Construction Mitigation Description 2 AND 4 dY 6, tp . . .. ....... ....... ;77777 Density Worksheet 4 Drainage Report 2 Environmental Checklist 4 1§11 R06 Existing Easements (Recorded COPY) 4 Floor Plans 3 AND 4 .. ......... Master Application Form 4 .. ......... fd s; n Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Planning Section City of Renton PROJECT NAME: Plan ing Division DATE: 3 QAWEB\PW%DEVS E RV\Form s\Planningkwalverofsubm ittalreq sAs 02108 PLANNING DIVISION 0 WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 PhotoSlmuiatlonS 2 AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section G. Planning Section PROJECT NAME: ir-t DATE: _- 2.1 I g Zd l 0 p:%WEB%PWIDEVSERV1Forms\PlanninglwaiverofsubmiUalregs.xls 02108 9 0 REVISED City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 RE: UPDATED NARRATIVE To Ms. Timmons: Jones Lang LaSalle Americas, Inc. has been retained by Bridgestone Retail Operations, LCC (Firestone), to provide real estate services, including Project Management for its retail stores throughout North America. On behalf of Firestone, Jones Lang LaSalle is submitting for review and approval a retail project located at 421 Union Avenue NE. As the leading provider of maintenance, repairs and tires, Firestone believes that this new Complete Auto Care Center will be a beneficial addition to community. The property, which is currently vacant with no existing structures in place, was previously the site of a restaurant and is 1.216 acres in size. The zoning of the property is Commercial Arterial Zone (CA), which is consistent with the proposed project, and provides for a wide variety of retail sales, services and other commercial activities. The project is subject to Overlay District D criteria, including treatment of building facade and orientation on the site. All adjacent properties have CA zoning with mixed uses residential to the north, grocery to the east, retail strip center to the south, and mixed use residential to the west. There are no special site features at this site (i.e. wetlands, water bodies). The site will require a short retaining wall along the southern edge of the site to maintain safe and comfortable slopes for the necessary vehicular circulation. Based on the geotechnical investigation that has been performed on the site, the borings indicated that the subsurface soils generally consisted of dense to very dense poorly -graded silty sand (SP -SM) and silty sand fill (SM) with gravel and rock particles underlain by glacial till that extended to boring termination at an appropriate maximum depth of 50 feet below the ground surface. Drainage conditions consist of a previously developed site where the drainage was allowed to enter the City's 8" diameter storm water system without known detention. The building proposed for the site is a current Firestone Complete Auto Care Center "L" shaped configuration placed to minimize the garage doors from view of the primary street, Union Avenue. The building will have 10 service bays, 5 on each side, with one taller door to service larger panel vans. The building has 3 primary areas including the service bay area, storage area, and public sales area. The proposed site configuration follows the current overlay district "D" design guidelines by placing the customer parking area to the rear and sides of the building. Page 1 of 3 The front elevation of the building will be set approximately 15' from the Union Avenue property line which will provide direct access to the street at the building's primary entrance. Site circulation separates the public from the service bay area by bringing the customers to the front of the building's expanded public courtyard area adjacent to the public sidewalk. The trash container structure is proposed to be located behind the building within the rear landscape area. The front elevation is proposed to be landscaped which softens the hard streetscape sidewalk, and this revised narrative includes an adjustment in the front -yard setback to 15' based on recent discussions with City staff. The building elements follow neighboring residential building design components with peaked roof lines, eliminating flat roofs. The facade is proposed to be a brick surface with aluminum and glass storefront. The awnings proposed over the entrance provide the weather protection required by ordinance, but the length is reduced for only that area of the storefront (the ordinance requires that the awning cover 75% of the length of the wall). However, as the enclosed site plan and building elevations illustrate, the setback and property line limitations establish an area that improves circulation for pedestrian access away from the building and provides an opportunity to place the landscaping adjacent to the building. The design has a trellis system along the front fagade to help with the vertical dimension to the landscape. The proposed facade includes brick pilasters which coordinate with architectural building lighting. The lot is adjacent to a corner tract which is subject to "Gateway" landscaping requirements when the tract redevelops. Final survey data confirming setback will be utilized in establishing the final layout. The proposed Firestone tract has a conditional cross access agreement with the property owner on the corner lot. This places a condition for internal road access between the corner tract and the proposed Firestone property. This access is accomplished by moving the access location away from Union Avenue allowing for a landscape area adjacent to the public sidewalk. This area is set up for the future redevelopment of the corner lot in order to provide a pedestrian friendly area which will be developed in conformance with the ordinance. A monument sign, including required landscaping, will be placed at one of the site entrances. The existing tract has three (3) curb cuts, one of which is proposed to be eliminated. Firestone can effectively operate with the proposed "U" shaped drive very while providing good visibility from the street to the store and good visibility for customers exiting the site onto Union Avenue. The delivery truck drive path is shown on the site plan to emphasize the operational access requirements. Also, since the traffic impact associated with Firestone's proposed use is less than that of the prior use (restaurant), a Traffic Study is not included in this proposal. Please see the letter and statement from Firestone describing the expected traffic impact of their store. Offsite improvements are expected to be limited to the connection of a b" fire department connection and a 2" domestic water service line to an existing 10" water main line located under the pavement of NF 41' Place. In addition, a sidewalk will be required along the frontage of Union Avenue to provide safe pedestrian circulation. This narrative has been updated to reflect required changes in drainage design implemented to meet the City's February 2010 adopted Amendments to the 2009 King County Surface Water Page 2 of 3 Design Manual. The new drainage design proposes to collect and convey onsite runoff with a swale running through the paved areas along the western portion of the parking area. The site grading has been designed to allow run-off from the parking lot to sheet flow to the pavement swale, and then north to the sediment pond, while the roof runoff is diverted to the detention pond. Site run-off will be first treated in a 3,415 CF water quality wetpond and then will flow into a StormFilter manhole with CSF media cartridges to provide Enhanced Basic water quality treatment. The treated runoff from the parking spaces, as well as the roof run-off, will be detained in a 17,314 CF detention pond on the northern portion of the site. A flow control structure out of the detention pond with two orifices will match the forested pre - developed stormwater durations described in the Design Criteria. Runoff will discharge from the onsite flow control structure to the City of Renton stormwater system via a 12" storm drain line running northwest across NE 4th Place to a storm drain manhole along the curb of NE 4th Place. The expected cost for the proposed project will be approximately $1.18 million, including the new drainage design. Due to the existing grades on the site, it is estimated that the site will require a net excavation which is typical to industry standards with a retail center of like size. No trees currently exist on the site, and all existing trees located in the rights-of-way of NE 4`h On behalf of Firestone, Jones Lang LaSalle requests the City of Renton's preliminary review of the Firestone Complete Auto Care Center project. One area concern is development of the property along the north and west property boundaries and creating an acceptable buffer between the site and neighboring multi -family residential. Also, location and quantity of curb cuts will be critical to Firestone's use of the site. Other than these two particulars, compliance with the City of Renton's development standards should not be a problem. Firestone has gone to great lengths to satisfy both drainage design and site plan review requirements, recognizing that certain conflicts exist within the full range of such compliance. As you know, Firestone has incurred additional cost in developing three full schematic drainage and grading plans. The new drainage design will result in reduced environmental impacts when compared to the original drainage proposal and/or current site condition. Accordingly, we do not believe that an additional public comment period under ,SEPA will be necessary. We look forward receiving approval on this Site and Environmental re -submittal and hope to submit a concurrent Building Permit Application. Very Truly Your 'j11f f I I� ryanartin r Project Manager Jones Lang LaSalle (206) 393-2890 Page 3 of 3 0 0 PLANNING DIVISION DESIGN DISTRICT "D" CHECKLIST ars City of Renton Planning Division +''lar�nrng Divisior7 1055 South Grady Way, Renton, WA 98057 .1 3 if�1Li Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: Ensure compliance with design review regulations located in the Renton Municipal Code in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; c. Encourage creativity in building and site design; d_ Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. INSTRUCTIONS FOR APPLICANTS: This design district checklist asks you to describe some basic information about your proposal. The City will use this checklist to determine whether the proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4-3-100). There are two categories that have been established: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Planning Director in determining if the proposed action meets the intent of the design guidelines if the standard cannot be met. If you are not able to meet the standard, please describe how the proposal meets the intent and guidelines of the code. If a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. 1. Site Design and Building Location: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. C J 0 direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas). Ground floor residential uses located near the street should be raised above street level for residents' privacy. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk_ Response — The Firestone building is oriented with the retail salesicustomer area located facing Union Avenue NE with eastern exposure and with exposure south towards 4`h street. Natural light is provided through the extensive glazing for the public area of the building. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian -only courtyard_ Response — The sales area of the building is on the southeast corner which is the primary pedestrian corner for activity. The building is connected with a concrete paved area attaching to the Union Avenue sidewalk which has been relocated to meet the current Ordinance criteria. Street trees are proposed with the alternate site plan which is asking for relief from the maximum 15'-0" setback indentified in Ordinance Table 4-2-120A. Relief from the setback criteria will allow of the relocation of the sidewalk and existing public utilities street trees and pavement connection to the sidewalk. N r yi'Mn � v4 M4 �SGy'FAy^rt _A Guidelines: Multiple buildings on the same site should provide a network of pedestrian paths for access within the site and access to the site from the surrounding area. For projects that include residential uses, entries and/or front yards should provide transition space between the street and the residence. Ground floor units should be directly accessible from the street or an open space. Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian -oriented space; l:otherwise, screening or decorative features should be incorporated. Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Secondary access (not fronting on a street) should be subordinate to those related to the street and have weather protection. Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human - scale elements. Response — The sidewalk connection at the east elevation provides for a bicycle rack and public access to the sales area of the building. The southern entrance provides a convenient and safe access to the ADA parking spaces without the requirement to cross the entrance drive. The proposed layout meets Firestone requirements and meets the intent of the ordinance providing safe pedestrian movement to and from the site. Standard: Multiple buildings on the same site shall provide a continuous network of pedestrian paths I and open spaces that incorporate landscaping to provide a directed view to building entries. Response - The site only has a single building proposed. Standard: Ground floor units shall be directly accessible from the street or an open space such as a 0 0 courtyard or garden that is accessible from the street. Response - The ground floor is directly connected to the public sidewalk at the south and east elevations. Standard: Secondary access (not fronting on a street) shall have weather protection at least four and lone -half feet (4-1/2') wide over the entrance or other similar indicator of access. Response - Both the primary and secondary entrances to the building have a 4'/z foot wide canopy awning for weather protection as proposed on the building elevations. Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. Response - Pedestrian access is provided by the improved sidewalk which replaces a non- conforming existing sidewalk fronting Union Avenue. Union Avenue has existing public transportation stops on the north and south sides of 4'" Street. 4T" Street also has public transportation stops on the east and west sides of Union Avenue. a*y Zv ',Mw rlsef.w ' S ,',a,e t 3✓ t k .s � ." x k l Guidelines: Careful siting and design treatment should be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards; or 2. Building proportions, including step -backs on upper levels in accordance with the surrounding planned and existing land use forms; or 3. Building articulation to divide a iarger architectural element into smaller increments; or 4. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Response - The site is located north and adjacent to an older existing convenience store on the corner of 4th Street and Union Avenue and adjacent to the entrance of a residential apartment complex. The building proposed has a residential style of roof which blends into the style of the residential development located north and west of the site. The building is oriented by ordinance 15'-0" from Union Avenue. The site provides for the ability to provide extensive landscaping on the west and east adjacent to the residential property. A private cross access agreement exists between the corner convenience store and the property proposed for the Firestone. The access provides vehicular and public direct access to the corner of 4th Street and Union Avenue. The Urban Design Regulations identified in Ordinance 4-3-100 as well as the design Guidelines applicable to District D have been incorporated into the proposed fagade of the building. 0 0 SERVICE ELEMENT LOCAWN AND DAN Intent: To reduce the potential neptivii impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three (3). Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian ,environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (illustration below). Response — The trash container is located on the site away from the residential development placed in the southwest corner of the site, behind the convenience store. This location is screened from public view and meets the intent of the Ordinance. The enclosure will be constructed using the same masonry materials matching the building. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Response - The enclosure will be provided with self closing doors and a roof to enclose the area from the elements. Standard: The use of chain link, plastic, or wire fencing is prohibited. Response -Chain link, plastic or wire fencing will not be used. Standard: If the service area is adjacent to a street, pathway, or pedestrian -oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. Response — The service area is not adjacent to the street. i 1�. W^ i Guidelines: development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and public plazas. Standard: Developments located at district gateways shall be marked with visually prominent features Response - The proposed site is not located on the hard corner of 4th Street and Union Avenue so the "Gateway" criteria referenced in the Ordinance does not apply. The public sales area of the Firestone facility is oriented towards the hard corner lot, which if the existing site would ever redevelop, the Firestone facility is set up with cross access and a pedestrian friendly sidewalk connection to allow for inclusion into the Gateway design requirements for the future development. Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. Response- Not applicable, but see above for future connection possibilities. i Standard: Visual prominence shall be distinguished by two (2) or more of the following: 1. Public art; 2. Special landscape treatment; 3. Open space/plaza; 4. Landmark building form; 5. Special paving, unique pedestrian scale lighting, or bollards; 6. Prominent architectural features (trellis, arbor, pergola, or gazebo); 7. Neighborhood or district entry identification (commercial signs do not qualify). Response - Not applicable under the Gateway Ordinance requirements, but Firestone is providing trellis features and a special "Green" pervious pavement for the patio area made from recycled tires. Intent: To provide safe, convenient access; incorporate various modes of transportation, including public transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. Guidelines: Parking lots should be located on the interior portions of blocks and screened from the surrounding roadways by buildings, landscaping, and/or gateway features as dictated by location. A limited number of parking spaces may be allowable in front of a building, provided they are for passenger drop-off and pick-up and they are parallel to the building facade. Standard: Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. Response — The parking lot is located meeting the intent of the Ordinance. STRUCTURED PARIONG GARAGES Intent: To promote more eftient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with. tithe€ uses; and reduce the overall impact of parking garages. Guidelines: Parking garage entries should not dominate the streetscape. They should be designed to be ;complementary with adjacent and abutting buildings and sited to complement, not subordinate, the pedestrian entry. Similar forms, materials, and/or details to the primary building(s) should be used to [enhance garages. The parking entry should be located away from the primary street, to either the side or rear of the building. Parking within the building should be enclosed or screened. Standard: Parking structures shall provide space for ground floor commercial uses along street frontages] at a minimum of seventy five percent (75%) of the building frontage width. Response — The site does not utilize a parking structure. Standard. The entire facade must feature a pedestrian-oriented facade. Response — Not applicable. Standard: Facades shall be articulated and vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Response — Not applicable. Standard: Parking structures not featuring a pedestrian-oriented facade shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination hof evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting high visibility streets. Response — Not applicable. Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: 1. Ornamental grillwork (other than vertical bars); 2. Decorative artwork; 3. Display windows; 0 4. Brick, tile, or stone; 5. Pre -cast decorative panels; 6. Vine -covered trellis; 7. Raised landscaping beds with decorative materials; or 8. Other treatments that meet the intent of this standard. Response — Not applicable. E VUSCULMJ L . Guidelines; Parking lots and garages should be accessed from alleys or side streets and when accessed from a street, pedestrian circulation along the sidewalk should not be impeded. Driveways should be located to be visible from the right-of-way, but not to impede pedestrian circulation. Where possible, the number of driveways and curb cuts should be minimized. Standards: N/A 3. Pedestrian Environment: Intent: To enhance the urban character of development by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safe, convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi -modal and public transportation systems in order to reduce other vehicular traffic. 77 is " . �^ Guidelines: Pedestrians should be provided with clearly delineated safe routes for travel from their vehicle and/or the surrounding area to the building. Standard: Clearly delineated pedestrian pathways (i.e., raised walkway, stamped concrete, or pavers) and/or private streets shall be provided throughout parking areas. Response — The parking layout provides for safe delivery and customer parking and maximizes the area available for landscaping meeting the intent of the Ordinance. Standard: The pathways shall be perpendicular to the applicable building facade and no greater than one hundred and fifty feet (150') apart. Response — Not applicable. 11 i PEDESTRIAN aRCULATIQN Intent: To create a network of Onkages fnr p . edestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: Pathways should be provided and should be delineated by material treatment such as texture, color treatment, and/or stamping. Mid -block connections are desirable. Between buildings and between streets through -block connections should be made. Standard: Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the sidewalk system and abutting properties. Response — Not applicable. Standard: Pathways shall be located so that there are clear sight lines, to increase safety. Response — Not applicable. E Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. Response — Not applicable. Standard: Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from abutting paving materials. Response — Not applicable. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: 1. Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The walkway shall include an eight -foot (8') minimum unobstructed walking surface. 2. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). Response — The area identified on the site plan connecting to the front Union Avenue sidewalk is intended to be used as a patio area containing the bicycle storage racks and benches for public use. The secondary entrance provides a sidewalk that meets the criteria for ADA use directly connecting to ADA parking spaces. Standard: All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Response — The connection walks will be all-weather materials. I kMmt create attrackiye spa l�°uf 11 ai[id stto�ocit+a and are and.:::::: conaf�rtable for ; a a�b�e aReas that f�nctic a variety of year- ........... E aictai t k u Guidelines: Amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. Amenities such as transit shelters, benches, trash receptacles, and street furniture should also be provided. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces, and at facades along streets should be included. Standard: Site furniture shall be provided and shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. Response — Outdoor furniture with benches, trash receptacle and bicycle parking is proposed in the area between the sidewalk and the building. Standard: Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Response — The paved area proposed is large enough to not impede the pedestrian traffic. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4- 1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. The east and south elevations incorporate awnings meeting the requirements of the Ordinance. 4. Recreation Areas and Common Open Space: significant landscaping, unique topography or architecture, and solar exposure. Developments located at street intersections should provide pedestrian -oriented space at the street corner to emphasize pedestrian activity. Projects that include residential, common space and children's play areas should be centrally located near a majority of dwelling units and visible from surrounding units. Play areas should also be away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. 1. A mount to be provided: at minimum fifty (50) square feet per unit. 2. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator of the Department of Community and Economic Development or designee. 3. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. 4. Open space or recreation area required elements. At least one of the following shall be provided in each open space and/or recreation area (the Administrator of the Department of Community and Economic Development or designee may require more than one of the following elements for developments having more than one hundred (100) units). i. Courtyards, plazas, or multi-purpose open spaces; Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv_ Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children's play spaces. 5. The following shall not be counted toward the common open space or recreation area requirement: L Required landscaping, driveways, parking, or other vehicular use areas; ii. Required yard setback areas. Except for areas that are developed as private or semi -private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development (illustration below); iii. Private decks, balconies, and private ground floor open space; and iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. 9 Response — Not applicable. E Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space. 1. The pedestrian -oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. 2. The pedestrian -oriented space shall include all of the following: L Visual and pedestrian access (including barrier -free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building -mounted lighting providing at least four (4) foot-candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. 3. The following areas shall not count as pedestrian -oriented space: The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian -oriented space if the Administrator of the Department of Community and Economic Development or designee determines such space meets the definition of pedestrian -oriented space. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. 4. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that does not contribute to the pedestrian environment is prohibited within pedestrian -oriented space. Response — Not applicable. Standard: At each corner of the intersections listed below, a public plaza shall be provided. Response — Not applicable. Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. Response — Not applicable. (Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian -scaled lighting, and seating. Response — Not applicable. Standard: These public plazas are to be provided at intersections identified on the Commercial Arterial Zone Public Plaza Locations Map. Those locations are at all of the following intersections: 1. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. 2. Bronson Area: Intersections with Bronson Way North at: i. Factory Avenue N./Houser Way S.; ii. Garden Avenue N.; and iii. Park Avenue N. and N. First Street. 3. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. 4. Northeast Fourth Area: Intersections with N -E. Fourth at: i. Duvall Avenue N.E.; ii. Monroe Avenue N.E.; and iii_ Union Avenue N.E. 5. Grady Area: Intersections with Grady Way at: i. Lind Avenue S.W.; ii. Rainier Avenue S.; iii. Shattuck Avenue S.; and iv. Talbot Road S. 6. Puget Area: Intersection of S. Puget Drive and Benson Road S. 7. Rainier Avenue Area: Intersections with Rainier Avenue S. at: i. Airport Way/Renton Avenue S.; ii_ S. Second Street; iii. S. Third Street/S.W. Sunset Boulevard; iv. S. Fourth Street; and v. S. Seventh Street. 8. North Renton Area: Intersections with Park Avenue N. at: L N. Fourth Street; and ii. N. Fifth Street. 9. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: i. Duvall Avenue N.E.; and ii. Union Avenue N.E. Response — Not applicable. 0 E 5. Building Architectural Design: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate and to discourage franchise retail architecture. BUILI)OW Rterrt: To ensure that buNdings are riot Wad and so that they appear to be ata hurnan scale, a5 well as to ensure that ail sides of a building which can be seers by the publk, are visually interesting. Guidelines: Building facades should be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Buildings greater than one hundred and sixty feet (160') in length should provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration below); or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering. Standard: All building facades shall include modulation or articulation at intervals of no more than forty 'feet (40'). Response — The building proposed is constructed of masonry with pilaster elements extended out from the primary face of wall anchoring the prominent corners and identifying the change in roof slopes. Additionally the masonry wall is broken up with different colors of material developing a pattern along the wall to break up the visual length of wall. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16) in height, and eight feet (S') in width. Response — Not applicable. r Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human -scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Response — The building proposed identifies varying masonry colors for the walls, provides for trellis structures to create the concept of a masonry inflled window, and proposes a residential type of roof with shingles. Awnings are provided to continue the theme of the facade even in the landscaped areas. Awning windows are provided above the awing canopies to provide natural light j into the nonpublic areas of the building. The Union Avenue elevation of the building will have a pedestrian pavement connection to the sidewalk, which is to be constructed from Flexipave. This material is made from recycled tires and is a pervious material. !Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Response — The public portion of the Firestone facility provides over 75% of the wall area as storefront glazing. The non public areas where tires are stored have awning windows proposed at the top of the wall located between the masonry wail featured pilasters. Standard: Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and: energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays_ Response — Firestone controls the merchandising and display area for the customerisales area. A fixture plan will be submitted with the construction documents. A great deal of marking research has been completed for this area. Clear windows are placed to allow for view into and out of the public area. Awning canopies are placed over the window to provide shading and indirect light into the space minimizing direct heat gain. The awning window above the canopies will allow light into a light well providing interior wall wash lighting without providing glare or excessive heat gain. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Response — All of the glazing proposed is clear allowing for viewing into and out of the customer sales area space. IStandard: All of the following are prohibited: 1. Tinted and dark glass, highly reflective (mirror -type) glass and film. 2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways. L A wall (including building facades and retaining walls) is considered a blank wall if: a. It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or b. Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. ii. if blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use one or more of the following: a. A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines abutting the blank wall; b. Trellis or other vine supports with evergreen climbing vines; c. Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; d. Artwork, such as bas-relief sculpture, mural, or similar; or e. Seating area with special paving and seasonal planting. 0 9 Response - The glazed walls meet the intent of the Ordinance. The wall below the awning windows primarily on the east elevation where the tire storage occurs provides trellis elements fronting changing patterns of masonry as required in the Ordinance section page 4-3-1001 Section "I" Building Architectural Design. BET BODE LINES lftertt: To ensure that roof farms:::pM.Yide;dlstkwtWe profiles and interest consistent with an urban project and contribute to the visual contindity of the fit. Guidelines: Building roof lines should be varied to add visual interest to the building. Roofs should be dark in color. Roof mounted mechanical equipment should not be visible to pedestrians. Buildings containing predominantly residential uses should have pitched roofs with a minimum slope of one to four (1:4) and should have dormers or intersecting roof forms that break up the massiveness of an uninterrupted sloping roof_ Standard: At least one of the following elements shall be used to create varied and interesting roof profiles (illustration below): 1. Extended parapets; 2. Feature elements projecting above parapets; I 3. Projected cornices; 4. Pitched or sloped roofs. 5. Pitched or sloped roofs. Response — The proposed facility sits in an undeveloped lot fronting a multi level apartment complex. The roof proposed is a gabled end shingled roof that fits in with the architectural character of the residential area. The shingles are a dark brown color and a continuation of the color theme for the building. � �" i n -;i � ""�EiT: h ,b € � � �R- � [ yK - 1 Tss� C� ` ✓ I � ,7. ., �'• ._ .. •+_ w... .,. .,-. ....., -s... . s. . Guidelines: Buildings should use material variations such as colors, brick or metal banding or patterns, or textural changes. Building materials should be attractive, durable, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre -finished metal, stone, steel, ,glass, and cast -in-place concrete. If concrete is used, walls should be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. If concrete block walls are used, they should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. Response - The building is submitted with 4 sided architecture. Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Response — The building materials are carried throughout all elevations visible from the street and the view of the building from the residential apartments is consistent with Ordinance criteria. Standard: Materials shall be durable, high quality, and reasonably maintained. Response - The material proposed are maintenance free masonry, steel awnings and asphalt shingles for the roofing. 6. Signage: MlK Tcrea € f that aI8 }4 t t that to tip � � t Guidelines: Front -lit, ground -mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian -oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Standard: Signage shall be an integral part of the design approach to the building. Response - The building signage proposed is placed to identify the pedestrian entrance to the building from the street. A ground mounted monument sign is proposed adjacent to the ADA parking spaces. This sign will be externally lit. Firestones corporate signage contains Firestone's corporate colors of red and blue. The signage coordinates with the proposed awning to be painted red as an accent to the building's brown and tan masonry colors. Standard: Entry signs shall be limited to the name of the larger development. Response - The site only contains the proposed Firestone. t Standard: Corporate logos and signs shall be sized appropriately for their location_ Response — The proposed signage meets the requirements of the ordinance and appropriately fills the space proportional to the building facade elements. Standard: In mixed use and multi -use buildings, signage shall be coordinated with the overall building design. Response - Not applicable Standard: Freestanding ground -related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Administrator of the Department of Community and Economic Development or designee. Response - Firestone is proposing a freestanding sign conforming to Ordinance criteria with ground planted materials. This is further shown on the proposed landscaping plan. Standard: All of the following are prohibited: 1. Pole signs. 2. Roof signs. 3_ Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). f Exceptions: Back -lit logo signs less than ten (10) square feet are permitted, as are signs with only the individual letters back -lit. Response - Firestone is not proposing a pole sign. The back lit signs for the building are individual letters. 7. Lighting: � ;• a�q •psi st � �+ s "� ;- U= Y' }LA v J� titlow: KOO 000W - r � i { %th6i,publSe and '� Guidelines: Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with down -lighting, decorative street lighting, etc. Standard: Pedestrian -scale lighting shall be provided at primary and secondary building entrances. Response — Wall mounted sconce light fixtures are proposed to light the sidewalk as well as place light to wash the walls framing the customer store fronts on the east and south elevations. These sconce lights continue on the pilasters on the east elevation. Wall Pack full cut off lights are provided for site lighting in front of the service bays. These lights are will not provide horizontal glare to the surrounding development. 'Standard: Lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as specimen trees, other significant landscaping, water features, ;and/or artwork. f Response — See response above. c i Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On -Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right -of -way -lighting, etc_). Response -- See response above. All site lighting will be provided that satisfies the intent of the Ordinance. IL Parking Modification Justification: Parking is laid out according to Ordinance 4-3-100E. Site Design and Building Location and 4-3-100F 2. Design of Surface Parking. The parking is configured into small units, connected by landscaped areas. The parking lot is connected to the corner tract with the private cross -access agreement and the layout provides for the best use of the available space. The parking proposed is separated from the residential tract with an extensive landscaped buffer. Firestone's operational requirements with respect to parking are included in the letter. Anything less than the proposed parking would negatively impact the surrounding properties with expected off-site parking overflow. City Of g Division AUS 13 1t,� uqecco�ea V'Vastern Zone — Reai E=state Department 6971 =riars Road, 5uita 140-A e San Diego, CA , 92198 August 9, 2010 City of Renton Planning Department 1055 S. Grady Way Renton, WA 98057 Re; Proposed Firestone Complete Auto Care location 421 Union Avenue NE Bridgestone -Firestone currently operates a Firestone Complete Auto Care in Renton at 351 Rainier Avenue South_ This store's ability to operate is severely constrained due in large part to very limited parking. In an attempt to relieve some of the pressure on the existing store, we are looking to open a second store in Renton, at 421 Union Avenue NE. We chose this site as it has a large enough land area to accommodate our 10 service bay prototype building, and provide adequate parking and truck access. We are currently proposing 37 parking spaces. This is very close to the 4 parking spaces per service bay (4 x 10 = 40 spaces) that we look for, with an absolute minimum of 3 parking spaces per service bay (3 x 10 = 30 spaces). We look for this number of spaces as it is typical for vehicles to be parked on site for extended portions of the day. The typical pattern is for many customers to drop off their vehicles on their way to work, and pick up their vehicles on their way home from work. We anticipate servicing approximately 30 vehicles Sunday — through Friday, and 40 — 45 on Saturdays. Additionally there will be approximately 6 employees working Sunday through Friday, and approximately 10 employees working on Saturday. Based on the projected volume for this store, and our operational experience with the limited parking at our existing Renton store, the 19 parking stalls allowed per code would be insufficient for Bridgestone - Firestone to operate at this location. Sincerely, Lynn Aliment Development Manger BRS Retail & Commercial Operations, LLC Credit First National Association • CxpertTre • Firastone Complete Auto Care" Firestone Complete Fleet Care'' • GCR Tire Centems • TiresP4us'''' . Wheel Wvrtcs 9FRC.cam Construction Mitigation Description c1 'Division Schedule Proposed Construction Dates Start: December 17, 2414 End: May 24, 2411'=�� Hours and Days of Operation 6:34am to 3.34 pm, Monday through Friday Proposed Hauling Spoils would exit the site onto Union Avenue NE and turn right putting Routes them westbound on NE 4`h Street. They would then turn left, putting them southbound on Sunset Boulevard North for a short distance until the Maple Valley Highway, passing under 1445. They would turn left to access the north bound lanes of I-445. Preliminary A flagger could assist drivers as they exit the site onto Union Avenue Traffic Control during high volume work, however, this is a small site and traffic on and Plan of the site is expected to be very low during most of the construction. Dust Control Purpose Dust control prevents wind transport of dust from disturbed soil surfaces onto roadways, drainage ways, and surface waters. Conditions of Use In areas (including roadways) subject to surface and air movement of dust where on-site and off-site impacts to roadways, drainage ways, or surface waters are likely. Design and Vegetate or mulch areas that will not receive vehicle traffic. In areas Installation where planting, mulching, or paving is impractical, apply gravel or Specifications landscaping rock. • Limit dust generation by clearing only those areas where immediate activity will take place, leaving the remaining area(s) in the original condition, if stable. Maintain the original ground cover as long as practical. • Construct natural or artificial windbreaks or windscreens. These may be designed as enclosures for small dust sources. • Sprinkle the site with water until surface is wet. Repeat as needed. To prevent carryout of mud onto street, refer to Stabilized Construction Entrance (BMP C145). • Irrigation water can be used for dust control. Irrigation systems should be installed as a first step on sites where dust control is a concern. 4-40 Volume 11— Construction Stormwater Pollution Prevention February 2005 fr� 0 • Spray exposed soil areas with a dust palliative, following the manufacturer's instructions and cautions regarding handling and application. Used oil is prohibited from use as a dust suppressant. Local governments may approve other dust palliatives such as calcium chloride or PAM. PAM (BMF C 126) added to water at a rate of 0.5 lbs. per 1,000 gallons of water per acre and applied from a water truck is more effective than water alone. This is due to the increased infiltration of water into the soil and reduced evaporation. In addition, small soil particles are bonded together and are not as easily transported by wind. Adding PAM may actually reduce the quantity of water needed for dust control, especially in eastern Washington. Since the wholesale cost of PAM is about S 4.00 per pound, this is an extremely cost-effective dust control method. Techniques that can be used for unpaved roads and lots include: • Lower speed limits. High vehicle speed increases the amount of dust stirred up from unpaved roads and lots. • Upgrade the road surface strength by improving particle size, shape, and mineral types that make up the surface and base materials. • Add surface gravel to reduce the source of dust emission. Limit the amount of fine particles (those smaller than .075 mm) to 10 to 20 percent. • Use geotextile fabrics to increase the strength of new roads or roads undergoing reconstruction. • Encourage the use of alternate, paved routes, if available. • Restrict use by tracked vehicles and heavy trucks to prevent damage to road surface and base. • Apply chemical dust suppressants using the admix method, blending the product with the top few inches of surface material. Suppressants may also be applied as surface treatments. • Pave unpaved permanent roads and other trafficked areas. • Use vacuum street sweepers. 4-40 Volume 11 — Construction Stormweter Pollution Prevention February 2005 0 0 • Remove mud and other dirt promptly so it does not dry and then turn into dust. • Limit dust -causing work on windy days. • Contact your local Air Pollution Control Authority For guidance and training on other dust control measures. Compliance with the local Air Pollution Control Authority constitutes compliance with this BMP. Maintenance Respray area as necessary to keep dust to a minimum_ Standards 4-40 Volume 11 — Construction Stormwrater Pollution Prevention February 2005 • • RSV/SSD PLANNING DIVISION ENVIRONMENTAL CHECKLIST" City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231_} fl PURPOSE OF CHECKLIST: �f 'o The State Environmental Policy Act (SEPA), Chapter 43.210 RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. - 1 - 06109 PA2600M1 35%Environmentai Checklist%Environmental Checklist rev 3.doc E A. BACKGROUND 1. Name of proposed project, if applicable: Renton, Washington Firestone Complete Auto Care 2. Name of applicant: Is CEI Engineering Associates, Inc on behalf of Bridgestone Retail Services Operations Address and phone number of applicant and contact person: CEI Engineering Associates, Inc. 3715 Northside Parkway Northcreek 1-100 Atlanta, GA 30327 Charles "Chip" Ashley 404816-6800 4. Date checklist prepared: 02/15/2011 5. Agency requesting checklist: City of Renton Planning Division Proposed timing or schedule (including phasing, if applicable): Construction duration is planned to last approximately 90 days and is planned to begin between August 2011 and lune 2012. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. There are currently no plans to expand the project beyond what is currently proposed. The proposed development is utilizing the entire vacant tract of property within the Overlay District. Cross access is provided with the corner tract fronting 4t Street as a requirement of a private access agreement. The proposed site has been designed to allow for this continued access if the existing corner tract were to redevelop in the future under the Overlay District requirements. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A Phase I Environmental Site Assessment was prepared by GaiaTech under the supervision of Mr. Howe Gate in Vancouver, WA dated February 2010 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Research indicated that there are no pending governmental approvals directly affecting this property. -z- 06M PA260001264351Environmental Checklist\Environmental Checklist rev 3.doc 0 0 10. List any governmental approvals or permits that will be needed for your proposal, if known. Union Avenue has three existing curb cuts which are being reworked for the proposed site design configuration. The following known approvals will be needed for the proposal: Renton Department of Transportation, Site, Grading, Utility, Landscape, Irrigation Plan, Building, Fire, Public Works, and Construction Storm Water General Permit (NPDES). 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. An existing 1.2 Acre site is being developed for a new Firestone facility operating as a mercantile commercial use specializing in tire sales and minor vehicle service maintenance and repairs. 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. 421 Union Ave NE, at intersection of 4th Place and Union Ave in Renton, WA Lot 2 City of Renton short plat # 076-81 recording # 8112039003 in King County WA. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other Flat with slight slope from back to front. b. What is the steepest slope on the site (approximate percent slope?) 5%-6% 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. Per the borings made by the geotechnical engineer (Bruce Wolle, PE, FES Group) the subsurface soils generally consisted of dense to very dense poorly - graded silty SAND (SP -SM) and silty sand FILL (SM) with gravel and rock particles underlain by glacial till that extended to boring termination at an approximate maximum depth of 50 feet below the ground surface. Subsurface formations requiring rock -type excavation operations (such as blasting and/or percussion hammers) were not encountered. It is relevant to note that this site was formerly a retail space consisting of a significant amount of impervious surfaces (ie. Existing building and pavements). - 3 - 06109 P3260001264351Environmental ChecMstWnvsronmenta! Checklist rev 3.doc d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No surface indications or historic evidence is documented that would be detrimental for development of the site. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The site will be cut to accommodate the design. Approximately 5,600 cubic yards of material will be hauled off. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Removal of the existing impervious cover during construction will leave the soils susceptible to erosion. Adequate measures will be installed to prevent the transport of sediment from the site according to industry standard best management practices and in compliance with the Construction Storm Water General Permt (NPDES). About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The total amount of impervious area proposed is 65°x6. The proposal currently provides for a building that will occupy 22% of impervious area. The total impervious decrease from the previous use its approximately a 5% decrease or 1,870 square feet. Proposed measures to reduce or control erosion, or other impacts to the earth, if a ny: Construction Best Management Practices (BMP's) including silt fence, temporary and permanent seeding, dust control, rock construction entrance/exit and inlet protection. 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. Dust emissions and construction equipment exhaust emissions would result during construction; however dust control will be mitigated by the protocols stated in the Construction Storm Water General Permit guidelines. Once the project is complete, then the emissions would be limited to normal vehicle emissions when the vehicles are moved around the site. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. There are no known off-site sources of emissions or odors that will affect the proposal. - 4 - 06109 PA260001264351Environmental Checklist\Environmental ChecUst rev 3 -doe C. Proposed measures to reduce or control emissions or other impacts to air, if any: Dust control measures during construction of the site per the Construction Storm Water General Permit BMPs will be utilized to minimize the impact of the construction to surrounding neighbors. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no streams, wetlands, etc. (surface water bodies) within the immediate vicinity of the site. There is no impact anticipated to surrounding water systems as the site is not located near storm drainage systems that flow directly into protected waterways. The surface water system proposed will connect to the existing City storm water system after water quality treatment and required detention. The current vacant tract partially connects to the City system and the rest of the storm runoff is collected in the street or stands on site. 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. The project will NOT require any work within 200 feet of above mentioned surface waters. 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. The project will NOT require any work within 200 feet of above mentioned surface waters. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. The project will NOT require any work within 200 feet of above mentioned surface waters. 5) Does the proposal lie within a 100 -year flood plain? If so, note location on the site plan. The site does not lie with in the 100 year flood plain per the FEMA FIRM Map number 53033 C 0981, Panel 981 or 1725 dated May 16, 1995. This project location is designated Zone `X' described as "areas determined to be outside of the 500 year flood plain". 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. The project will NOT require any work within 200 feet of above mentioned surface waters. The proposed site and building is designed to contain product - 5 - 06109 P. 260001264351Environmental ChecklistlEnvimnmental Checklist rev 3.doc that could be released into the city storm drainage system. In addition, the proposal will include a 750 gallon oil/sand interceptor as part of the site waste water design which will be maintained by a third party vendor of Firestone specializing in this activity. Any discharge of materials from parked vehicles in the parked vehicles in the parking area will utilize spill prevention measures. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. The above mentioned geotech report borings indicate groundwater to be at an approximate depth of 25 feet below the current ground surface elevations during the time of the exploration. Therefore, the proposal does not anticipate any direct contact with the groundwater table during this construction or end use of this proposal. 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. This proposal includes the connection to the public sanitary sewer and storm water system. Waste material discharges into the ground are not anticipated during the construction or end use of this proposal. C. Water Runoff (including storm water): 1) Describe the source of runoff (including storm watery 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. All runoff will be from the site only, as there is little to no surface runoff from adjacent properties. The project proposes to collect and convey onsite runoff with a Swale running through the paved areas along the western portion of the parking area. The site grading has been designed to allow runoff from the parking lot to sheet flow to the pavement Swale, and then north to the sediment pond, while the roof runoff is diverted to the detention pond. The site runoff is first treated in a 3,455 CF water quality wetpond and then flows into a StormFilter manhole with CSF media cartridges to provide Enhanced Basic water quality treatment. The treated runoff from the parking spaces, as well as the roof runoff, is detained in a 17,314 CF detention pond on the northern portion of the site. A flow control structure out of the detention pond with two orifices will match the forested pre -developed stormwater durations described in the Design Criteria. Runoff will discharge from the onsite flow control structure to the City of Renton stormwater system via a 12" storm drain line running northwest across NE 4th Place to a public storm drain manhole along the curb of NE 4th Place. Please see the Technical Information Report that is attached in this submittal. 2) Could waste material enter ground or surface waters? If so, generally describe. - 6 - 06109 PA260001264MEnvironmenlal ChecklisllEnvironmental Checklist rev 3.doc i 0 The service of vehicles is done within the building which provides a continuous trench drain that is designed to intercept oil or chemical from Firestone's operation if a spill should occur. This system connects to a oil/sand interceptor which connects to the sanitary sewer system. Materials spilled outside of the building would utilize spill prevention measures as any mercantile user of the site would employ. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Construction BMP's will reduce sediment leaving the site during construction and the store's spill protection and prevention policy will dictate how operational procedures are handled. The long-term (post construction) site runoff is first treated in a 3,455 CF water quality wetpond and then flows into a StormFilter manhole with CSF media cartridges to provide Enhanced Basic water quality treatment. The treated runoff from the parking spaces, as well as the roof runoff, is detained in a 17,314 CF detention pond on the northern portion of the site. A flow control structure out of the detention pond with two orifices will match the forested pre -developed stormwater durations described in the Design Criteria. The impacts of storm water runoff have been greatly reduced from the existing conditions because the site detention has been designed under the assumptions of the fully forested conditions designation found in the 2009 King County Surface Water Design Manual with City of Renton Amendments. 4. PLANTS There are no plants identified on the vacant lot that would be identified other than grass, weeds and brush that has accumulated after the demolition of the restaurant. a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs X grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? The vegetation to be removed from the site is the grass areas currently on the site. List threatened or endangered species known to be on or near the site. There are no known threatened or endangered species at this site. This site is a developed site and not raw land. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: - 7 - 06/09 RQ60=264351Environmental Checksist\Environmental Checklist rev 3.doc The site will be landscaped along the perimeter and throughout the interior parking areas per the Overlay District and Ordinance Design Criteria. In addition, the frontage is planned to bring enhance the pedestrian scale and experience. Native plants and drought tolerant plants have been reviewed to provide the best overall scenario for the landscaped environment of this urban setting while keeping a strong presence with bio -diversity. It is planned to plant the following plants per the City of Renton Approved Tree List: Western Hemlock, Douglas Fir, Incense Cedar, Shumard Oak, Trident Maple, Japanese Snowball, and Willow Oak. S. ANIMALS Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: This site is currently a developed site in an urban setting. Birds: hawk, heron, eagle, songbirds, other NO Mammals: deer, bear, elk, beaver, other NO Fish: bass, salmon, trout, herring, shellfish, other NA - b. List any threatened or endangered species known to be on or near the site. There are no known threatened or endangered species located at this site. C. Is the site part of a migration route? If so, explain This site is not any part of a known migration route. d. Proposed measures to preserve or enhance wildlife, if any: This site is currently a developed space in an urban setting. The site has been limited to provide trees for birds and acorns for smaller wildlife. Currently there are not any trees on the site, so the planned addition will be a much improved site for small animal wildlife. 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. Electric- Three (3) Phase Power and natural gas are the anticipated energy sources. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No, there would be no impact to surrounding neighbors if they were to implement solar energy systems other than the planting of evergreen trees along the site's western property line to provide screening and limited sound buffering. 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: - 8 - 06109 PA260001264351Environmental Cheeklist%EnvironmentaI Checklist rev 3.doc The building design incorporates significant glazing in the customer/public area which is intended to take advantage of natural light. The service bay doors also use a polycarbonate glazing system which accounts for 9 of the 15 panels in the door. These doors are designed to provide natural light into the service bays. Radiant heaters are utilized in the service bays which heat objects and not the air minimizing the impact of opening and closing the service bay doors. Drought tolerant plants are being utilized to reduced the need for water irrigation consumption once the plants are established. 7. ENVIRONMENTAL HEALTH 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. Normal business operations include dealing with typical vehicular service and fluids that are handled and contained in a manor commensurate with prevailing codes. The International Building Code and National Electric Code identifies the operation as a minor garage with regard to vehicle fluid changes and minor repairs. 1) Describe special emergency services that might be required. Firestone utilizes safety procedures as standard operating practices for its employees. Eye wash and spill containment absorbent pads and booms are provided in the building and by Firestone. 2) Proposed measures to reduce or control environmental health hazards, if any: The store will implement a spill prevention and remediation practice. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The equipment to exchange tires and make small mechanical maintenance changes will be housed inside of the proposed building. Noise should be greatly reduced as the doorways do not open/face towards Union Ave. or the residential units located to the rear of the property. The trash enclosure will need to be serviced by trash trucks on a regular basis. Large semi -trucks will be utilized to make routine deliveries. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction traffic during construction and vehicular traffic during business hours (7-7 Mon — Sat and 9-5 Sun). 3) Proposed measures to reduce or control noise impacts, if any: The site layout and interior of the building is configured to minimize noise released towards the residential neighbors. The building utilizes a masonry - 9 - 06109 P:12600052W51Environmental Checklist\Environmental Checklist rev 3.doc wall without openings directly facing the residential neighbors to the west. Noise created from Firestone's operation is mitigated to the extend that the noise generating activities occurring with wheel installation and tire balancing services occurring in the service bays located towards Union Avenue. Very little noise is created in the service bays located on the residential side of the tract as these bays are utilized for brake repairs and wheel alignment as shown in the F1.0 Fixture plan. The residential tract has a 6'-0" solid wooden fence and the Firestone tract will have extensive landscaping added between the fence and the parking area to help screen and reduce noise generated from the site to the neighbors. S. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Site is undeveloped city block with adjacent properties as residential apartment complexes. b. Has the site been used for agriculture? If so, describe. The site has not been used for agriculture in the recent past. C. Describe any structures on the site. No buildings currently exist on the site, but the site once was a retail center and has debris from previous construction, pavement and a parking lot light and 6' chain link fence to be demolished. d. Will any structures be demolished? If so, what? No structures will be demolished. e. What is the current zoning classification of the site? Overlay district "D" and Commercial Arterial "CA" f. What is the current comprehensive plan designation of the site? CC — Commercial Corridor g. If applicable, what is the current shoreline master program designation of the site? Does Not Apply h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No known environmentally sensitive area designation exists for this site. i. Approximately how many people would reside or work in the completed project? Twelve employees are anticipated for Saturday, which is Firestone's largest sales day of the week. -10- 06109 PA26000126435NEnvironmental ChecklisAEnvironmental Checklist rev 3.doc Approximately how many people would the completed project displace? None, as the current site is vacant. The project should create all net new jobs for the area. k. Proposed measures to avoid or reduce displacement impacts, if any: Does not apply Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The site is planned to be heavily landscaped and the building aesthetically pleasing to help blend into the current community. The front facade of the building has been designed to provide a pedestrian friendly environment. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Does not apply as this is a commercial proposal. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Does not apply as this is a commercial proposal. C. Proposed measures to reduce or control housing impacts, if any: Does not apply as this is a commercial proposal. 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. Max Building Height =50'-0" Per Ordinance, Proposed Building is approx. 25'to roof ridge b. What views in the immediate vicinity would be altered or obstructed? Residential view of the street will be altered by the addition of shade trees and evergreen trees and the proposed building and site. The current view from the residential property is across a vacant non maintained site contained within a security fence. C. Proposed measures to reduce or control aesthetic impacts, if any: The site landscape design is intended to provide a significant improvement to the vacant site and to create a buffer between the proposed firestone and the existing adjacent residential apartments located to the north and west of the site. The site currently has a solid 6'-0" high fence separating the property - ! 1 - 06109 R: 2640M1 351Environmental ChecklistlEnvironmental Checklist rev 3.doc from residential development. The proposed landscaping meets or exceeds the requirements of the Ordinance. 11. LIGHT AND GLARE What type of light or glare will the proposal produce? What time of day would it mainly occur? The site lighting will be designed to eliminate horizontal light (glare) by utilizing fully cut off parking light fixtures. The site lighting will be designed per Ordinance criteria. Could light or glare from the finished project be a safety hazard or interfere with views? It is not anticipated that the lighting from the proposed project to be considered a safety hazard to vehicular traffic, etc. The lighting proposed for the project should be beneficial to the surrounding mixed use area within the Overlay District as the vacant lot will be filled in eliminating the security concerns from unoccupied areas within a development. What existing off-site sources of light or glare may affect your proposal? There are no known existing off-site sources of lighting or glare that will effect this proposal. d. Proposed measures to reduce or control light and glare impacts, if any: Proper full cut-off light fixtures and landscaping are planned to reduce the lighting and glares produced by this proposal. The site design will be completed in accordance to Ordinance criteria for site lighting to create a pedestrian friendly environment for both vehicular and foot traffic. 12. RECREATION What designated and informal recreational opportunities are in the immediate vicinity? There are not any designated or informal recreational activities planned in the proposal. However, the proposal is planning to install bike racks and seat walls with landscaping to help with recreational possibilities. The site is currently vacant with complete development boarding all property lines. There are no immediate opportunities to create a recreational space within the confines of the tract. b. Would the proposed project displace any existing recreational uses? If so, describe. The site is not displacing an area for recreational use. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Does not apply as this is a commercial proposal. -12- 06109 PA26000V64351Environmental ChecklistlEnvironmental Checklist rev ZIA= 0 0 13. HISTORIC AND CULTURAL PRESERVATION 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. There is no recorded historic significance that can be found regarding the site. At one time a restaurant was located on the site, but the structure has been removed. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. There are no known landmarks or evidence of historic, archaeological, scientific, or cultural importance in the direct vicinity of the site. C. Proposed measures to reduce or control impacts, if any: There are no known landmarks or evidence of historic, archaeological, scientific, or cultural importance in the direct vicinity of the site. 14. TRANSPORTATION Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The proposed project would develop a 7,700 gsf tire store located on the southwest corner of the NE 4th Place/Union Avenue intersection. The project site is currently vacant, but was previously occupied by another commercial development, which has been demolished. The previous development was served by three curb cuts along Union Avenue. The northern existing curb cut is spaced approximately 75 feet centerline to centerline to the south of NE 4th Place (the NE 4th Place intersection was constructed more recently than the three existing curb cuts), and aligns with the existing Safeway driveway to the east of Union Avenue NE. The proposed project would reuse the northern and southern curb cuts, while the central driveway would be closed. The northern driveway would be reconstructed and shifted a few feet north to better align with the driveway on the east side of Union Avenue. Both the northern and southern driveways are evaluated as full access, accommodating left and right - turn movements in and out of the site. The following highlights the primary conclusions and findings based on a Site Access Operations and Safety Analysis provided by a traffic engineer (Mike Swenson, Transpo Group). + The proposed project is anticipated to generate less traffic than the previous use, which utilized all three driveways + The northern driveway of the Firestone project will be reconstructed to better align with the existing Safeway driveway on the east side of Union Avenue + Both driveways to the Firestone project are anticipated to operate at LOS C or better -13- RQ60001264WEnvironmental ChecklistlEnvironmental Checklist rev 3.doc 06/09 0 F -I L • The collision history provided by the City shows a minimal number of collisions within this section of Union Avenue • The NE 4th Place intersection is projected to operate at LOS B (EB approach). The northbound approach is anticipated to operate at LOS A, resulting in limited northbound queuing at the intersection Based on the results of this analysis, considering both the safety and operational aspects of the northern driveway, we have not identified any issues that would suggest that the provision of full turning movements at either access would result in an operational or safety concern. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is currently located directly across from the nearest bus transit stop on Union Avenue. Bus stops are also located on each side of Union Avenue on 4th street in both eastbound and westbound traffic. How many parking spaces would the completed project have? How many would the project eliminate? Twenty-six (26) new spaces are provided. The existing site does not provide parking. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? No new roads are required. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No, the site does not required alternate methods of transportation. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The site is anticipated to 40 customers per day on Saturday which is considered Firestone's peak sales day of the week. Weekdays are expected to generate 35 customers per day. Firestone provides parking for 8 employees on the weekend. g. Proposed measures to reduce or control transportation impacts, if any: The project has reduced the transportation load by having two entrances and parking on three sides of the building. This will allow traffic to normally be internal to the site once the cars enter the site. 14- 06109 R 260001264351Environmental ChecklisAEnvironmental Checklist rev 3.doc 0 0 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. No b. Proposed measures to reduce or control direct impacts on public services, if any. Does not Apply as this is an existing commercial project that is not vacant. 16. UTILITIES Circle utilities currently available at the site: lectrieit natural a ate refuse service, ele hon anita sewe septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Utility work is limited to site area and right of way immediately in front of property. Street cuts on NE 4th Place are anticipated to connect the storm sewer, fire service water line and domestic / irrigation water lines. C. SIGNATURE I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, and complete. It is understood that the lead agency may withdraw any declaration of non -significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosurg bn my part. Proponent Signature: �(•— !� Name Printed: Gr ,�l/ TSPia(ll Date:�7- 11 -14- 0W09 C:%DOCUME-11mcrNLOCAL5-71TempVxAe$4732FBlEnvironmental Checklist rev 2.doc BriIlestone Retail Uperations,We to: City of Renton, VVA from: Lynn Aliment, Development Manager date: July 6, 2010 U-11 � rf rJ �D subject: Proposed Firestone Tire & Service Center 421 Union Avenue Traffic Projections Bridgestone Retail Operations is excited at the prospect of adding a second location within the City of Renton. For this location we will be utilizing ore of our 10 -bay prototypes with exterior upgrades to comply with City design requirements. As this facility wiil have 10 service bays, at any given time as many as 10 customer vehicles will be within the facility, and not sitting in the parking areas. Additionally, on those occasions where a customer vehicle needs to remain overnight, the vehicle is pulled within ly cles opening into thosethe vehicles that customer eice bays and a a at the the prior to onpeningl thus utilizing our lly nighde prior drrop key -box. I've noted n the attached our estimates relative to anticipated vehicle trips, peak trip periods, and anticipated store hours of operation, Thank you, Z BRIDGESMHE Lynn Aliment Development Manager West zone Bridgestone [retail Operations, LLC 6977 Friars Road, Suite 1410-A San Diego, CA 92108 Marie, 619-296-1552 Fax: 619-296-1563 Mobile_ 619-277-5$40 E-mail: lalimentCOMCom Web: www.SSRQ.com Fir,;, niltoo;;Li Aea60cihrior'." 1=xPe!Y�Irra 3ornclote Fleet r'1u9 4 Vvheel %Nark BSRO.com 0 0 Proposed Firestone Tire & Service Center 421 Union Avenue Traffic Projections BSRO is estimating the following average vehicle trips per day for this location: Sunday — Friday: Approximately 35 per day (34 customers + 5 employees) Saturday: Approximately 48 per day (40 customers + 8 employees) The anticipated hours of.operation for this store are: Monday -Friday: 7AM to 7PM Saturday: 7AM to 6PM Sunday: 9AM to 5PM Peak Volume Periods: The peak traffic volume periods for our stores are typical the first 2 hours after opening, when customers are dropping off their vehicles for service, and the last 2 hours prior to closing, when customers are picking up their vehicles. 0 0 NBU No. 20903799 Local No. 1298849 Issued 12/29/09 CHICAGO COMMERCIAL CENTER' CHICAGO TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. The effective date of this Commitment is: December 18, 2009 at 5:00 A.M_ 2. The proposed form of policy (or policies) to be issued is: ALTA Leasehold Owner's (REV. 06/17/06) 3. The proposed insured value of the policy (or policies) to be issued is: Leaschold Owner's: To Be Determined 4_ The proposed insured for the policy (or policies) is: Leasehold Owner's: Bridgestone Retail Operations, LLC O -Y of Renton :,��31`iriir��l JfV+SlOII I FF - l fJ 1`/ L' � Q 5. The estate or interest in the land described or referred to in the Commitment and covered herein is: Fee Simple 6. Title to said estate or interest at the date hereof is vested in: UNION PLACE, LLC, A WASHINGTON LIMITED LIABILITY COMPANY 7. The land referred to in this policy is described as follows: (See "Exhibit `A"' attached) NBU No_ 20903799 Local No. 1298849 Issued 12/29/09 EXHIBIT "A" LEGAL DESCRIPTION LOT 2, CITY OF RENTON SHORT PLAN' NUMBER 076-81, RECORDED UNDER RECORDING NUMBER 81 12039003, IN KING COUNTY, WASHINGTON. NBU No. 20903799 Local No. 1298849 Issued 12/29/09 0 10 SCHEDULE B -EXCEPTIONS Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. $. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the Public Records_ D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto; reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof, Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. H. Water rights, claims or title to water. 1. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY PURPOSE: ELECTRIC TRANSMISSION LINE CONSISTING OF GUY WIRE AND ANCHOR AREA AFFECTED: AN EASTERLY PORTION OF SAID PREMISES RECORDED: JANUARY 4, 1963 RECORDING NUMBER: 5527147 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: NBU No. 20903799 Local No. 1298849 Issued 12/29/09 GRANTEE: CITY OF RENTON PURPOSE: REPAIRING, CONSTRUCTING AND MAINTAINING ROADWAY SLOPES AND SIDEWALK AREA AREA AFFECTED: THE EASTERLY 10 FEET OF SAID PREMISES RECORDED: JULY 14, 1971 RECORDING NUMBER: 7107140462 UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM TOGETHER WITH ALL NECESSARY OR CONVENIENT APPURTENANCES AREA AFFECTED: PORTION OF SAID PREMISES LYING WITHIN A STRIP OF LAND 10 FEET IN WIDTH HAVING 5 FEET OF SUCH WIDTH ON EACH SIDE OF GRANTEE'S FACILITIES AS STAKED AND/OR AS MAY BE CONSTRUCTED RECORDED: MARCH 22, 1977 RECORDING NUMBER: 7703220874 CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTIVITIES WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM. 4. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: RESERVING AND EXCEPTING FROM SAID LANDS SO MUCH OR SUCH PORTIONS THEREOF AS ARE OR MAY BE MINERAL LANDS OR CONTAIN COAL OR IRON, AND ALSO THE USE AND THE RIGHT AND TITLE TO THE USE OF SUCH SURFACE GROUND AS MAY BE NECESSARY FOR GROUND OPERATIONS AND THE RIGHT OF ACCESS TO SUCH RESERVED AND EXCEPTED MINERAL LANDS, INCLUDING LANDS CONTAINING COAL OR IRON, FOR THE PURPOSE OF EXPLORING, DEVELOPING AND WORKING THE SAME. RECORDING NUMBER: 234123 SAID RESERVATIONS WERE AMENDED BY AGREEEMENT RECORDED UNDER RECORDING NUMBER 4450143 TO READ AS FOLLOWS: EXCEPTING AND RESERVING UNTO THE GRANTOR, ITS SUCCESSORS AND ASSIGNS, FOREVER, ALL MINERALS, INCLUDING COAL AND IRON, UPON OR IN SAID LANDS, TOGETHER WITH THE USE OF SUCH OF THE SURFACE AS MAY BE NECESSARY FOR EXPLORING FOR AND MINING, OR OTHERWISE EXTRACTING AND CARRYING AWAY THE SAME; BUT THE GRANTOR, ITS SUCCESSORS AND ASSIGNS, SHALL PAY TO THE PRESENT LEGAL OWNERS, OR TO THEIR HEIRS, SUCCESSORS OR ASSIGNS, THE MARKET VALUE AT THE TIME MINING OPERATIONS ARE COMMENCED OF SUCH PORTION OF THE SURFACE AS MAY BE USED FOR SUCH OPERATIONS, OR INJURED THEREBY, INCLUDING ANY IMPROVEMENTS THEREON. 0 0 NBU No. 20903799 Local No. 1298849 Issued 12/29/09 5. NOTICE OF CLAIM TO SEVERED MINERAL INTERESTS (GIVEN BY GLACIER PARK COMPANY), INCLUDING THE TERMS AND PROVISIONS THEREOF: RECORDED: DECEMBER 9, 2008 RECORDING NUMBER: 20081209000690 6. COMMON USE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: R & S INVESTMENT CO., A WASHINGTON JOINT VENTURE, DRURY D. PICKERING AND DOROTHY PICKERING, HUSBAND AND WIFE AND: JOHN BAGNARIOL, D/B/A BAGNARIOUS VINEYARD INN RECORDED: APRIL 3, 1986 RECORDING NUMBER: 8604030885 REGARDING: ESTABLISHMENT OF INGRESS AND EGRESS OVER, THROUGH AND ACROSS PORTIONS OF SAID PREMISES AND OTHER PROPERTY 7. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CITY OF RENTON. PRESENT RATE IS 1.78%. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE TAX AFFIDAVIT. THE APPLICABLE EXCISE TAX MUST BE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING OF THE CONVEYANCE DOCUMENTS_ 8. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: 2009 TAX ACCOUNT NUMBER: 092305-9050-09 LEVY CODE: 2100 ASSESSED VALUE -LAND: $ 954,2 00.00 ASSESSED VALUE -IMPROVEMENTS: $ 0.00 GENERAL & SPECIAL TAXES: BILLED: $ 9,510.3 9 PAID: $ 0.00 UNPAID: $ 9,510.39 9. TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 4612, ESTABLISHING AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE IN A PORTION OF THE SOUTH HIGHLANDS, HEATHER DOWNS, AND MAPLEWOOD SUB - BASINS AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES: RECORDED: JUNE 21, 1996 NBU No. 20903799 Local No. 1298849 Issued 12/29/09 RECORDING NUMBER: 9606210966 AFFECTS: INCLUDES OTHER PROPERTY 10. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: UNION PLACE, LLC, A WASHINGTON LIMITED LIABILITY COMPANY TRUSTEE: VALLEY COMMUNITY BANCSHARES, INC. BENEFICIARY: VALLEY BANK AMOUNT: S 678,000.00 DATED: JUNE 5, 2008 RECORDED: JUNE 6, 2 008 RECORDING NUMBER: 20080606000408 LOAN NUMBER: THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED. 11. TERMS AND CONDITIONS OF THE LIMITED LIABILITY COMPANY AGREEMENT FOR UNION PLACE, LLC. NOTE: A COPY OF THE LIMITED LIABILITY COMPANY AGREEMENT, AND AMENDMENTS THERETO, IF ANY, MUST BE SUBMITTED. 12. ANY CONVEYANCE OR MORTGAGE BY UNION PLACE, LLC, MUST BE EXECUTED IN ACCORDANCE WITH THE LIMITED LIABILITY COMPANY AGREEMENT AND BY ALL THE MEMBERS, OR EVIDENCE MUST BE SUBMITTED THAT CERTAIN DESIGNATED MANAGERS/MEMBERS HAVE BEEN AUTHORIZED TO ACT FOR THE LIMITED LIABILITY COMPANY. 13. TITLE IS TO VEST IN SMBC LEASING AND FINANCE, INC., AND WILL THEN BE SUBJECT TO THE FOLLOWING MATTERS SHOWN AT PARAGRAPH(S) 14. 14. THE PROPOSED DEED OF TRUST OR MORTGAGE MUST BE AUTHORIZED BY RESOLUTION OF THE DIRECTORS OF SMBC LEASING AND FINANCE, INC., AND A COPY SUBMITTED. 15. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. 16. TO PROVIDE AN EXTENDED COVERAGE OWNER'S AND LENDER'S POLICY GENERAL EXCEPTIONS A THROUGH D WILL BE CONSIDERED WHEN OUR INSPECTION AND/OR REVIEW OF SURVEY, IF REQUIRED, IS COMPLETED. A SUPPLEMENTAL COMMITMENT WILL FOLLOW. 0 NBU No. 20903799 Local No. 1298849 Issued 12/29/09 IF THE ANTICIPATED CLOSING DATE IS LESS THAN 4 WEEKS FROM THE DATE OF THIS COMMITMENT, PLEASE CONTACT YOUR TITLE OFFICER IMMEDIATELY. IT PRIOR TO ISSUING AN EXTENDED FORM OWNER'S POLICY THIS COMPANY REQUIRES THAT THE PARTIES TO THE TRANSACTION PROVIDE AN ALTA/ACSM CERTIFIED, AS - BUILT SURVEY. NOTE 1: IN THE EVENT THE OWNER'S POLICY COVERAGE IS CHANGED FROM EXTENDED TO STANDARD COVERAGE A CHARGE OF $215.00, PLUS $19.35 SALES TAX, WILL BE ADDED TO COVER THE COSTS RELATING TO THE EXTENDED COVERAGE INSPECTION. NOTE 2: EFFECTIVE JANUARY I, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FOR DETAILS OF THESE STATEWIDE REQUIREMENTS PLEASE VISIT THE KING COUNTY RECORDER'S OFFICE WEBSITE AT WWW.METROKC.GOV/PECELEC/RECORDS AND SELECT ONLINE FORMS AND DOCUMENT STANDARDS. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 2, CITY OF RENTON SHORT PLAT RECORDED UNDER RECORDING NUMBER 8112039003. END PI REMRJI M MON PLACE, SLC 17708 19STR PLSCS Sm ISSAQt7A8 WA 98077 200602O20017S2.001 STATUMRY WARRAWff DEER RAkFOM 1(It MORMble) Graator(s)t RRNTON EIam-ANDS PROPXRTIBS, LLC AddidmW m P"m 6nrne(s)t MIUM PLACE, LLC Addkkml m Paye: Kyr Legg Damrlpdl„. PTX SS 1/4 98 114 9-23-5, W.X. Addklmd as Pact: AseuWs Tmj Pard JD# N692305-9050-09 THEGRAWO1( Rnr= EICd==S PROPERTIES, LLC, A WASB: MTON LUaT1V LIABILITY COMPANY Por a -d "-M"W'd- a( lnM DOLLLKS AND OTEBR 6000 AND VALWJZZ OMjDBRATIOAi Atm AS PA= Or AN I.R.C. SECTION 1031 TAI DSFUMM MXMUM 'a haed P96L ®PIP and watra U to MION MACS, LLC, A MASE=W= LIMITED LIABILITY COWPANr I" Mhwkt &-a" not arta; dtmcw hl do Co=y at BIw4 Stade of 8la�. IAT 7, CXTS OF RB]WBOW, PIC>Mip SHORT PLAT 3AOM= 076-81, RRWRDBD um= AIDC COtW= RECORDINt'A NOAEBER 8112039003, SAID SHORT pLAT RE32M A PORTIOAW OF TSE FOLLOAzm r TBE SUM NAT, r OF SES SOUTMOM Q[tARTER Or TM SORTRRUT QUNRTn OF TEE SO41'BRAST QUIRTBR OF SECTION 9, TOWMP 73 NOBSH, RANGE S EAST, 11.39., IN 1<M COMMWISM31MW. 9UAMI T TO, sae ZXR721t •A• ATTACHM HERNTO- Daetm Sant y 31, ]Op6 E2184823 e�2{ t3:47 "{p8l-3 p01�.y01 OF M RBHSOW III6U-U= PROPS MNS, LLC LE IMM . t. • .,r �Lw.� i i / 1 1'• 0 NOTARY PAGE STATE OF WASHVdG70N } }a comaty Of } I hereby *Mhg r that 1 imaw or baw =Lb(attOry mWo m the[ h the P --As) aria am wed before 8*, aed sad , -, (s) a[bmowledped thaw Che. *e, tbgr} slaved h tb8 mmmeet -dattmowk4mW k to be JW her, Shot) Coe and vodmtay as for the Wer ted ppepeem weddamed is thb butrmnent. ldptary POW In and for the Staa of wa.bhlaLee pdeted Mme Cealdb at * appoh mmt espksa 0 2006M021144752002 ........................................... a ..................................... STATE OF wASHCUGM ComeyoT� } I heerby ardfy that C forty w haw "ad-a'y erdeere thaw ,J O b the per.ar(s} who appeared before req, and sod perianal} ad.,o Wedded that (�. t tl�f) A.WShia b --mew. m oath wted that _,51 E /S am6 tnd to — tIw and M mow&dpe k as tie of kMMM JECCEUM9 MFRRTIZS, LLC to be the fes and •may sat er aath pwry Sar tlk am and pmpaees aQmtleeed Is eb4 Celt, Weedy x ae am Mi NOTARY Ply 10 et to sed the Sate d wadmxb. !d}EOF WA%*40M 'cppw I J FLAW 28.7A14 Frhted Name r.e ••.T. ml I L l R;E3itii4/�iCG1t7u�i.7■ 200602020OT752-.= EXHIBIT "A" 1. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE HOLLOWING: GRANTEE: Puget Sound Bower & Light Company PURPOSE: An electric line consisting of guy wire and anchor AREA AFFECTED: As now staked across said property within 10 feet of the east line thereof, or as may be relocated by mutual consent RECORDED. January 4, 1963 RECORDING NUMBER: 5527147 2. HASEMIENT AND THE TMtMS AND CONDITIONS R$BERENCM TASRBIN,.INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING. GRACE: The city of Renton PURPOSE. Repairing, constructing and maintaining roadway slopes and sidewalk areas AREA AFFECTED: Easterly 10 feet of said premises RECORDED: July 14, 1971 RECORDLNG NUMBER: 7107146452 3, UNDERGROUND UTILITY EASEMENT, AND THE TERMS AND CONDITIONS RSPE MCED THE&E1W, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTER:- Puget Sound Power & Light g Company, a Washington corporation PURPOSE: An underground electric transmission and/or distribution system ARBA APPECTSf3: As staked and or as may be constructed on said premises RECORDED: March 22, 1977 RECORDING NUMMER: 7703220874 Contains covenant prohibiting structures over said easement or other activity which might endanger the underground system. � - �•.'- • ■ - � �'P 1'1 . 1 1': 1 1 1`1 .,� • � , � � - a �C�: SR - f-`� � 1'1" 20060202001757.M 4. BASEMENT AGAREEMENT AND THE TERMS AND CONDITIONS REFER WCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTas: R & S Investment Co., a Washington joint venture PURPOSE: Ingress and egress AREA AFFECTED: Over, through and across those portions of said property on which are located or will be located driveways, curb cuts, parking areas, exits to and entrances from public streets RECORDED: April 3, 1986 RECORDING NUMBER: 8604030885 5- COVENANTS, CONDITIONS, RESTRICTIONS AND EASSMC=S CONTAINED IN SHORT PLAT: RECORDED: December 3, 1981 RECORDING NUMBER: 8112039003 6- RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NogTHERN PACIFIC RAILROAD COMPANY: Reserving and excepting from said lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may he necessary for mining operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the same. RECORDING NUMBER: 234123 NOTE: No examination has been made to determine the present record owner of the above minerals, or mineral sande and appurtenant rights thereto, or to determine matters which may affect the lands or rights so reserved. NOTE: Said reservations were modified by instn=ent recorded under Rcwrdiug Number 4450143. 01 +P rgfioN —i r!i' I'1. 1'I:T I 11 .'a- •, ■-- � :* d•+:*'rt •t 11' RETURN ADDRESS: VALLEY BANK 1307 E MAIN Po Sox 578 PUYALLUP, WA 98M DATE: June 5,.2008 20080606000408.001 DEED OF TRUST Reference # (if applicable), 1019-1111 Talon Group Addftionai on page Grantor(s): j 2 1. Union Place, LLC A d'erisi'on of .Fast American Title Insurance Grantee(s) Company 1. VALLEY BANK 2. VALLEY COMMUNITY BANCSHARES, INC., Trustee Legal Description: Lot 2, Pickering SPN 076-81 Rec 8112039003 Additional on page 2 Assessor's Tax Parcel iD#: 092305-9050-D9 THIS DEET? OF TRUST is dated ,lune 5, 20083 among Union Place, LLC, a Washington Limited Liablilty Company, whose mailing address is 12708 195th Place SE, Issaquah, WA 9802'7 ("Grantor'); VALLEY RANK, whose mailing address is 1307 E MAIN, PO 13OX 578, PUYALLUP, WA 98371 (referred to below sometimes as 'Lender" and somobnes as -Bene idary"); and VALLEY COMMUNITY BANCSHARES, INC., whose mailing address Is 1307 East Main, Puyallup, WA 98372 (referred to below as 'Trustee". .a;x. t� � &ti ^F ;� � ,�i. +f � �k, �%r �•+...,i 5 �, � '�' S � x r [ s � .:,--2 W r PhbHc Rword rLW PMU I Ur 15 BY; ZWICK n 1241872W9 2:27:43 FM PS I 20080606000436-002 jouns jo ulelsns A9mw. io Aimip Avw iaPM 4o!4M --ed- pug '90.Wiad '$015w -P '9epplgeg 'lasso} 's"LIO pe We Aue Isulebe j 'l ssaluu214 ploy pug '"JOP 'AHuwepu! o} same (Z) pue !sans! 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The provisions of this section of to Deed of Trust. tncludklg the ob6paw b bftmnffy and defend, shall survive the payment of the indebtedness and the satisfaction arrd reconveyance of ]he ion of this Deed of Trust and shag not be affected by Lenders acquisition of any krlerest in the Property, whether by foreclosure or fterv*e, Nulsanrx, Waata Grankx• shall not cause, conduct or permit any nu�os nor commit, pwmft or suffer any Stripping of or waste on or to the Property or awry portion d the Property. Without lirNting the generaTdy, of the foregoing, (iranlor wm not remvre, or grant to any other party the right to remove, any 6rrrber, minerals (rzkwhq of and gas), coat, clay, scoria. soi, gravel or rock products wit wxA Lender's prior written consent. Removal of Tmp" weaneM& Grantor $hari riot demolteh ar;amore any Improvement tram the Real Property without LwKWs prior written consent. As a condition to the mit vat of any improvema>ta, under may require Grantor to make arrangements satistaciory tG Lender tG replace such krrp 7mment with Improvements of at least equal vakmL Lender's Right Ila Enter. Landar and benders agent and represe tativw may enter upon fie Reel Properly at all reasonable 5mes to attend b Lenders krierest and to Inepeet the Real Property for purposes of Grantor's cwnpGance wish the terms and oorKWte Of this Deed of Trust. Compliance With Gpyernn antal Flbqu w nems, Grantor strep promptly comfy, and shall promptly cause compllan" by all agents, tenants or Ulnar persons or entitles of away nature whatsoever who rent tease or otherwise use or occupy Use Property n any mama;, with al laws, ordinances. and regulations, now or hereafter in effect, of an gNernmental aumoriries applicable to the use or occupancy of the property, including wdtrouf Ilrnitagm. the Americans With Disaboftes Act, Grantor may contest In good (alts any such law, ordinance, or regulation and wMhdd compliance dunme proceeding, irx:ludisg appropriate appeals, so long as Grantor has noMd Lander b writ prior to doing so and so ting as, in Lenders sofa opinlon, lenders Interests in the Property are not jeopardized. under may requite Grantor to post adequate seo[rfly or a surety bond, reasonably sabsiacdory to tender, to protect Lwdees interest. Duty to Protect. Grantor agrees mellita; to abandon or leave unattended the Property. Grantor Shan do an other acts, m addition to Mrose ads set forth; above in this section, which from The character and use of the Property are reasonably necessary to protect and preserve the Property, DUE ON $ALI- - CONSENT BY LENDER. Lender may, at Lender's option, (A) declare ammedrately due and payable an SUM secured by this Deed of Trust or (B) incresse the Infonet rate provided for it the Note or other document evidencing the indebtedness and Impose such other eonditions as Lender deems appropriate, upon the sale or transfer. without Lenders prior written consent, of ail or any pat of the Rea[ Property, or any Interest in the Real Property. A 'sate or buster' means the oomreyance of ileal Property or any rig % title or interest h the Real Propety: whetter fegal, beneficial or equitable; whether voluntary or involuntary; whether by oeblght sale. dead, instalment sale contract, lard owbract, contract for deed, leasehold interest wish a term greater than tfxee (3) years, leaso<"Icn oontrwk or by sale, assowwrl4 or transfer of any beneficial interest In or to any lend trust W ft Na * Ute Real property. or by any other method of emveyance of an Interest in the Real Property. If any G jantor is a oorporadon, partnership or limited liability oompany, transfer also Includes any change. in awnenshlp of nrore than twrerttyave percent (25%) of the voting stock, partrmrship Interests or Wed lability comfy kt[arests, as the case may be, of such Giranlm. However,. this option shall not be exercised by Lender if such exercise Is pmhrbhed by federal law or by Wraahingnon law. TAXES AND LIENS. The fntbwasg provisions relating to the taxeaand (fens on ti;e Property are part of to Deed of Trust PayanesL GMior $hy pay when due (and i, all events Prior to 0-90querwy) all Taxes, special taxes, assessmarrls. charges (kcludkg water and sawe0, fares and knpoeftione levied agalnel or on account of the Property. and shorn pay when due at ciairrts for work done on or tar services rendered or material fumehad to tta Property. Grantor shalt mafnteitrhe Prop" tree of atf bans having priorly over Or equal b the ihlaeast of Lender under M Beed of Trust. swept for the Ben of taxes and astimmem not due and except aB otherwise provided In fhb Deed of TrusL Rkjht to Contest, Grargar may wtthhohd payment Of arty tax, asaesgmerrt, or claim in coru;eetipn with a good faith disputa over The obligation to pay, 90 ting as Lendefs interest in the Property is not Jeopardize& if alien arises or is filed as a result of nonpayment. Granlor Mml WFM fifteen (15) days after the lien arises or, U a Ban Is fled, wftirfn stem (15) days after Grantor has r ilm of the Bing, secure the discharge of the Bien, or t requeefed by tender, deposit with Lender cash or a sutident oerparata surety bond or other sactafly satisfactory 10 Lender in an amount sufffcrant to dscharge the fieri plus airy casts and aftomeys' fees, or otrer drarges dist could accrue as a result of a iorecWure or sale under rte lien. In arry contest, Grantor shat defend beg and Leader and strati satisfy any adverse judgment before 0&xcerretrt a ga4xt the Property. 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M -Pus I AMU MP >o}uarD 'uoipngS-0 to aolloN Public Record page 1; ar 13 20D80606000408.006 DEED OF TRUST (Continued) Page 5 d Trust, and (b) Grantor has the fur right power, and authority to execute and deliver this Dead of Trust tO Lender. Odense of Title. Subbed t to the MOM in the paragraph above, Granbr warrants and win forever defend the UCO ID the Property against the Farviui claire of an persons. in the event any action or procesding is commenced !flat questions Grantor's title or the Interest of Tnrsme or Lender under, this Deed of Trust Grantor shalt defend the actio! at Grantor's expense. Grantor may be.the nombtsl party in such proeegft, but Lender shall be entitled to perdcipste in the pig and in be relimsented in the Pxnceeding by txxnnsei of Pander's own choice, and Grantor WIN dewer, or cause to be tenanted, to Lender such Instruments as Lender may request from tune to title to porta such part"mtion. Complks"cv Mh Lave. Grantor nrarWI that the Property and GrarrlI use of the Property complies with all existing app&m* laws, ordinances, and r WeVons or 9wernmental autharifies. Survival of ROPraswuatlans and UVarrarrtlaa. At representatlons, warranties, and agreements made by Grantor in M Deed of Trust shall survive the mlactdien and detivary at this Deed of Trust shalt be contirluhg in name, and shall remah in fWt force and effect until Such Grne as Gnintors indebtedness shall be paid in lull. COME NATIOM The following provisions reialing to condenrnaGon proceedings am a part of this Deed d Trust: PMCeedbngs. if any ProCM-09 In candOWA11011 is fiat, e"Mor $han prWII notify Leader in writing, and Grantor steal prorrrpgfy take such steps as may be awessary tO defend the action and obtain the award. Grantor may be Uhe nominal party in such prnaeerling, bat Lender shag be entitled to particlpate it the proeeeding and to be represented h Me proceeding by counsel of Fla awn choice all at Grantor$ expanse, and grantor will deliver or cause to be delivered to Lender such instruments and docu ria lation as may be requested by Lender from time to time to pamdt such par6ciiiialic n. APPgcadon of Met Proceeds, if a1 of any part of the Property is condemned by eminent dorm! proceedings or by any proceeding Q purchase in [w of earldtltrnnayian, under may at Its election requse that an or any portion of the net Proceeds of the award be appal Iii the Indebtedness or the repair or restoration of the Properly_ The not proceeds of tine award Shap mean the award after payment of all reasonable costs. expenses. and arlornsy3, fees incurred by Trustas or Lender In connection with Rte condemnation. IMPOSMON OF TAXES, FEES AND CHARGES BY GOVERNMENTAi. AUTHORITIES. The following provision; relating to governrnentai taxes. fees and charges are a part of this Deed of Trust Current Taoes, Fees and Charges. Upon request by under, Grantor shad execute such documents in addition to this Deed of Trust and take whalever ether action is requested by Lender to perfect and continue Lender's fen on tins meal Property. Grantor shall reimburse Lender for ad taxes. as described below, together with all expenses incurred in recording. perfecting or continuing this Deed of Trust. inchldmg without Iimrtalion all taxes, lees, documentary stamps, and other charges for MWdling Of regmiering Ibis Deed of Trust Taxes. The following shag cwsllibie taxes to which this section applies+ (1) a specific tax upon this typeof Deed 01 Trust a upon all Or arty part d tine Indebtedness sedrred by ft Deed of That; (2) a specise tax on Grantor which Grantor is arNrorixed or required to deduct from payments an the hhdebtedness secured by this type d Deed of Trust: (3) a tax On fhis type of Deed of Trust chargeable against the Lender or the holier of the Nota; and (4) a specific tax on all or any padon of the indebtedness or on payments Or prtncbpal and Rate vst mads by Grarttcx. Strineequolrt Tames. If any lax fo which tilts sacdorr applies Is enaclad subrequent to the date of this Deed of Trust, this avert alien nava the same ellen as an !Event of 00%4 and Lender may aw wJse any or al of Its awalfabie remedies for an Evart of Dsfaui as prorsad below unless Granhor either (t) pays the tax before it beoornm daGrxgtent, or (2) trorilosls the tax = provided above in the Taxes and lions seetton and depmns with Lender cash or a suffliicient =Wets surely band or odnar security salidnirxy b [ander_ SECURITY AGREFAW11TP FINAMC3MG STAT MEN'M The idbvdny "Ism= celbt6g to this Dead of Trust as a swirly agreement we a part of this Deed of Trust security► Agreement. This 1118MMMI't shah cmugh to a Secudly Agreement to the earoant any of the Property it am. and Lander sW have all of the rights of a secured party udder the Unffotm Commercial Code as amended from We 10 time Setxrrlty 01 let t Upon request by L endar, Grantor 3hd take whatever action is requested by Lender to perfect and property securityft I ntrrrest In the Renin and Personal Property. In addition to recording this Dead d Trull n the Feel may. at any the and wftI further authorization front Grantor, tie executed eotut/erparta, copies or reprodretione of this Deed of Trust as a financing statema rL enu ar shalt relnnbume, Lander for as elwses incrrrad in perfO--ft Or con*Rft this security trot mK Upon defautt Grantor shat rill wwoe, Sauer 0r d@Wch the Persalts! Property trap Ria Property. Upon default Gregor shall assemble any Personal Property, not altered to the Property to a roannar and at a place mmuu y convenient b Grantor and Leader and make it avaiiiI thLariat wit ree ih(3) days aft receipt d written demand tram Lender in the odent permitted by appk abia law. AddMeB . The rnaflhng addresses Of Grantor (dabiOr) and Lander (seotxad pasty) horn which inkrrnation concerning y the ssmff f kbfe t Varted by We Deed d Trust may be obtained (each as MWired by &o lAAMM Ganrnardaf Gude -"� -_ �„p'� �;_ •� ���� wX...� !'�' I1: 11:1'.1.!'I'1'••tq ;��- �, i`i :� dam: ��. �� 1r' 20080606000408.006 'WKIVP aW Jol PuD4 Jo ahJaSQJ alanbape ue 6ueq se 'toPnS!P aPs q 14 'JaPua'1 X19 Pau!wralap iunowe ue u +bulpseaoo,d Wp-aool Ja xOwwo aW Jol WW Mems a Jo Sol" a p-1 gluA s1le0dep Pug 6u!pm=d Wr%W 4 Jo Jol!paJa a1µ 10 aollou uawm JaPual saA6 Mum P. 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'"LUMBP t mlempl= 'quawejals &JIVAMI `sluetW $e Apirms 'speep AMirow 7M P qmP 'saw Woos P Pte due `a %dWdda weep Amu mw l so saoeld p- wJp W ms tq pug seu* tpno le `aq hew ossa at4 se `paPJo ww Jo'POLOJ 'paper' Vqq aq q asnea 'JaPua1 Aq Palsenbei Lm M pue 'ewAlasp 2APual W m Japue•j q 'PaMmIOp Jo Pejnoaxe `OMU aq of aam MA Jo 'JaARP pue almexa '&4Lnu R_ J04M!D 'Mun p "gm Wrl "aua of awg u%g pue 'ewg Am 3V saaue,n V -qun j Wwj p paaa sIta p wed a ens pupwlat con pug saave>slssa reWu 4 of &qoW amp.uaud 6uwmol iX L 'MV:I-NPA3NUO11V-%30Mj19SV a3RWnd -Pul jo P9aq s!<p p abed jWg am uo Pe4ele se am S y ased (uEJua"J) L s`J r Is ami o Q,3 -:- Public Record re- n n 20080606000408.007 DEED OF TRUST (Continued) Page 7 Breach of Other Agrexment Arty breach by Grantor uxh ler Ira terms of any other agreement between Grantor and Lender tree ie not remedied witnit eery grace period provided therein. incJuoTrg without fimltatlon arty agreement concerning any hdsb *ms or odd obigaticn of Grantor to Lender. whether e7t"ng now or latter. Events AI'fec" Guarantor. Any of the preceding events occurs with respect to any Guarantor of any d the k debledneas Or any Guttrantar dies Or heoomes khcornpetwY4 or revokes or daps the valdtty of, or debility urxW, any Guaranty of the Indebtedness. Adverve Change. A malerW adverse change occurs in Grantor's financiaE condb^ or Lender believes the proaped of payment or perkxmance of the Indebtedness Io ctrpafred. Insecurtty. Lender h good faith betleves Itsed hsecure. Right to Cu% If any default other than a default In payment Is curable and A Grantor has not been given a notice of a breach of the same providon of this Deed of Trust within the preceding hveehre (12) months, it may be Cured if Grantor, after recdving written notice from Lender demandYng arra of such defaults (f) cures the default within fifteen (15) days; or (2) d the axe requires more than Wmeh (16) days, im medwely IniVaaas steps nihich lender deems In Lender's sole dlacrelion to be sufficient fa cure lie default and thereafter coetirhm and compteles al reasonable and necessary steps sufficient to produce ormplianca as soon as reasormay practical. fpC1HTS AND REMEDIES ON OF-FALtLT. ff an Event of DeWt ooctxs under bite Deed of Trust, at any lime thereafter, Tmotee or lender may exercise any ane or more of the blkrwing rV is and rernedfes, Bmtkm of Ramedles. Etection by Lender to pursue any remedy am not wmkude pursuit of any other remedy, and an election to make expendthmes or to take action 10 perform an obligaO`on of Grantor urndef this Deed of Trust, atter Grantor's faikse IQ perform, shalf not affect Lender's right to declare a det:cft and exerdse its remedma Accelerate bideblednesa. Lender shat Maya the right at its option to declare the entire Indebtedness iron due and payable. Including any prepayment penalty which Grantor would be required to pay. � Foreclosure. With respect to ati or any part d the Real Property, the Trustee shat have the right to exercise its power of sale and to foreclose by notice and safe. and Lender star' have the right tip breclose by judicial foreclosure, in either case in accordance with and to the fust extent provided by applicable law. UCC Remedies. With respect to al or any part of the Personal Property, Lender shaft have all the rights and remedies of a secured party under the U"Aorm Cormnercial Cade. Collect Rents. Ender shall have the right willwul notice tip Grantor to take possession Of and manage the Property and oonect the Rents, mchrding amounts past due and unpaid, and aPPtY the net proceeds, over and above Lender's touts, against the Indebtedness. In f mthamwe of this fight Lender may require any tenant or other user of the Property to make payments of rent or use fees dira * to Lender. If the Rens are od eded by Lender. then Grantor irravocahty deslgnafes Lender as Grantor's a"Orney-iMact to eandor5e kmtrwnsnis received In payment thereof in Are name of Grantor and to negotiate the same and ootect Its proceeds. Payments by tenants Of other users to Lander in response b Lander's demand shall sad* the obligations for which the payments are made, whether or not any proper grow lds for the demand wdsted. Lender may exercise Its tk" under this subparagraph either in person, by agent, or through a receiver. Appoint Ree:ehrer. Lender shag have the right b have a receiver apPOINDd m take possession d e1 or any pan of the Properly, with the power to protect and premerve Are Property, b operate the Property preceding or pending foreclosure or sale, and to collect tine Rents from the Property and apply the fa OMCIIS, over and above the oost of rhe recehrershrp, agahhst the Indebtedness. The racefver may ewe without bond t POYM bed by law. LaruW$ Agit to the appolntnhent Of a receiver shag axi:sl whether Or not the apparent value of the Property exceeds the Indebtedness by a substantial amount. Employment by Lender shall not dsqualilly a Person from gerving as a receiver. Te wCY at Sufferance. $ Grantor rennalr a In poasesslon of the Properly after the Pmperly Is sold as provided above or Lander otherwise becorrws entitled to possessicm of the Prapoly Mon ddK* of 0r Mor, QMnbr shag beaane a Wart at sufferance of Lender or the purchaser of the Pmpeq and sire! at Lender's opft% ether (1) pay a raasonable regi for the use of the Property. or (2) vacate the Property irx� upon the demand of Lender. Other Remedies. Trustee or Lender shah have any other right or remedy provided in this Deed of Trust or the Nota of evalfaWe at law or in egcity. Nance of Safe. Lender shall give Grantor reasonable nolfoe of the time and paw of any pubic sale of the Paraonal Properly or of the time after which cry private sate or other handed dspos*m of to Peraonal Property Is to be made. PAa$1116 $ notice shag mean notice given at least ten (10) days before die fine of tie sale or disposition. Ary aale of Property may be made in oonprotion with any sale of Ira Real Property. Sale of the Property. To the MOOM permitted by applicable Iaw, Granbr hereby waives cry and ag rights to have the Property marshaled. In exercising ds r4ft and remedies. the Trustee or Lender sitar be free to seg al or any part of rhe Property together or sepmatay, in one sale a by separate safes. Lender shag be entitled to told at any public sale on ag .. _ . ,. r.''�M Public Record r 20080606000408.008 M UXM sldR — 4sea F ueaw nRI43 .a—! 6uaxjado WN. 'M*191 Heys j8ptral Se 1!14ep pue uu% 4Dns to jeoA p as4 smvmd wowwu Oump Aljejloid -m4 umjl paruami awom 6unwado you 101uauja}ets Pa!VW a `lsanbm uodn %*ptje'1 0) 4wxy Ila4s mluaj9 aouap,— S,jol=!E) uegl jotao sasodjnd ml pass s! 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Caption Headings, Caption headings In this Dead of Trust are for convenience purposes only and are not 10 be used 14 his" or define the pruMsiona d Itis Deed of Trust Merger, There shall be no merger of the Interest or estate created by this Deed of Trust with any other tnWast or estate in the Property at arty time hold by Or for the benefit of tender In any capacity. without the written consent of Lander. Governing Law. Ttds Deed of Truk will be governed by federal law applicable to Lender and, to the euderd not preempted by federal law, the laws Of the State of Wastdngtw! without regard to its conflicts of taw prowWons. Thls Deed of Trust has been accepted by Leader In the Slate or Wmftgwm No Waiver by Lender. Lender shall not be deemed to have waived arty netts under this Deed of Trust unless such waiver k given In writing and slpned tiny Lender. Ne delay a omission en the part of Lender In exercising any right shad operate as a MIVOr Of such right Or any Darer right, A warver by Lender d a provision of No Dead of Trust shell not preILOce or oenstituts a waiver of Landers right otherwise to demand sttCt OOvapftwe. withthat prcni+slon Or any other provision d this Decd d No pver trust prior waiby Lender. oar any wtrrse d deaYnp helvreen Lender and Grantor, shall constitute a waiver of any of Lender's rights or of any of GwWa Oblgatims as to any lrhure transactions. V&enever the consent of tender Is requited under ft peed of TrusL the grenting of such consent by lender in any nsuvv@ shail not ennstt<tte continuing consent m Subsequent instances where such eamSent is required and In all cases such consent may be granted or withheld in the sate discretion d lander. sev ty. U a court Of campolerat j wictfon 6bds any pnovlsion of this Deed of Trust to be Illegal, inward, or rmanforceabla as 10 arty cir7danstarbr Ural finding shah not mates the offending provision ffiega1, fnvaid, or unenforceable as to any other circtarrhstarrce g feasible. The o9&KNg provision drill be considered reodlffad so that it becomes legal, valid and aftuoabte. If the ofTerdirg provlsldm cannot be so fwd rifled, it shag be ounsidered dojo d from this Deed d Trt*L Unless otherwise regtirad bylaw, the lilegagty. hVaferhty, or unenfarceandity of any pmvtslon of due Deed of Toast shag not affect the legality, validity or afteasIxKy of any odw provision of this Deed of Trua Suceessora and Assigns. Subject to any imitate staled in thfs Beed of Trust an transfer of Grankx's interask rhes Dead of Trust shag be binding upon and erre to the beneih Of the parties, their successors and assigns. if ownership of the Prcpeby becomes vested in a person other than Grantor, Lender, Wigton notice to Grantor, may deal with Grantor's successors with reference to Ibis peed of Trust and the Indebtedness by way of forbearance or extension without releasing Grantor tram rhe DWigafons of Mile Deed of Trust or flability under the Indebtedness. Time Is of tate Essence. The is of the essence in the perforrnanoe of this peed of Trust- Wahner of Homestead Exompiloo. Grantor hereby releases and waives all rights and bereft of the homestead exemption laws of the State of Washington as to all Indebtedness secured by fhLs Deed of Trust. DEFINI T1ONs. The fdbwhtg caprkalized words and terms chaff have the foAowiiag meanings when used in this peed of Trust. finless specificcally, stated to the cw uW, al r6knInces 10 dollar amounts shall trhean amounts in lawkd money of the United States of America. Wards and faros used 'n dte sin"r shag in&6a the plural, and the plural shall include the singuhar, as the context may require. Words and feints not otherwise deffned ki ft Deed of Trust shat have the meanings attributed to such terms in the Uniform Comrtrerclal Cadet Beneficiary. The wori'Benaficaary' Insert VALLEY BANK, and Its 8twoesaom and assigns. Harrower. The word'Borrowsr means Union Place, LLC and 1witrdss all co-signers and eotttakers signing the Nato and all their successors and assigns. Deed of T4vet The words 'Deed of Trust' mean this Deed Cl Trust among Grantor, Under. and Tnrstes, and hnWudes without WMatiOn all assignment and s6p911Y Interest provisions rete" en the Personal Property and Renis. Dafauft The word 'Defame' means Use Default $et forth In this peed of Trust in the section wed -Detour. F.mlrMnOntet Laws. The words'Envlrormantaf Lowe mean any and of stag l+ederat and lordwl stash n. regulab= and ordmences umalating p the prateq M d human health or Ore onv6onmert indu$g withdat "llialion the C"Mr t onSiVe ER�ti� ReWmft mfion, and Lily Act of 19M as amerK*A 42 U.S.C. Section ria i,a t sages hAeiRCL T end Ameedrnonts and RMAOrizatlon Act Of 1996, Pub. L No. 88-498 ('SARA, Act 42 rdGUS ;escheat 6Pp1� Aft. 49 U-S.G. Secdan Ml, et ser;., the Resowae Conservation and Reovvery thereto., or ether appitOabte state or federal varve, rules, or regubatlorhs adopted pursuant Event of Default The words 'Event Of odaui' maim any of Ito ev" of deiamit set idih in this Deed d Trust in ere events d default aecgdh of this Deed d Trust Grantor. The word'GrtrrtW mesas Union Place; LLC. Gumantor, The word 'Guarantor means any guararrbr, surety, or a000rnmodadon party Of any or alf d the Indebtedness, ,,� ti k. 4 �'- "� �a i • -.7-Y- ii' r n : ! 1':1:1.1'11..,1 a' -'k I I;YAK. LIZ .,;� -F11 W, IS A I jI�r:Fi1JLI11:'. .7 JLll;tllr 20080606000408.010 •saalsn� j05sao�ns jo aytpksgns �(ue pua ZL£8fi tlM 'd�nd �!sW ise3 LMI sl SS JM 6u!ll= aSOW " ONl 'S3ldVHSJNVG AIIN11 WW A3TEVA Wl3au ,eaisnsl. PIG14 24' '0lsm-L 'fid a D UJDl POAMP sZPUBq jaW pue '!;Mo,d 'Mpef_ 'sanssl quMul 'sonwAaj sWaj ampy Pua juasa,d pe su-tu ,"U. PM- sill 'swouf 'ssaupwr4mi MR 41!m Ouo!loauu0a Xq peM�xa '6ups!xa jaypajay jo µou 'SWauarooP pua s7uatu ft 'S'UaW ul-! jeipo pe PLM 'saBefpour Mejelmgoo 'speaP bsl� oas Ysn4 p sPOP 'SOVMI U '*WiBe 'W"Os `Seq=W& 'Spjau aaj6m lelvaujumrnua •sWautow6e Leal 'aWeL*ajBE pw'smw Am!;!Wojd lie Lem ,sfuai maop Pawpu. spjau ou swaw�oo0 powpu IM -LP foa0 SIUI w Paquc-p jaV' N se 'Swfip Pum sl mu! 'Ajoftd feaj OLA ueaw , t►rddwd IeaW. 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Wows $U.L 'kmvn!D OL 8 d t� (penuiluoo) �Y lsnai'-ia as TC�PN9',iLhimf;Wf:TTim iM9Xiii.lIWAII't............. -ME- iSJlrililf�! 1'�' DEED OF TRUST (Continued) Page 11 GRANTOR ACKNOWLWGFS HAVING READ ALL THE PROVISIONS OF THIS DEED OF TRUST, AND GRANTOR AGREES TO ITS TERM& GRANTOR LIMITED LIABILITY COMPANY ACKNOWLEDGMENT , STATE OF cabn Pi ) SS COUNTY GF ci ce,, On thts20 Of x�7 Public, parso>a y appeared Ted L. v v - before me, ft undwskjned LLC, and pereur►ally kno►vn do me or proved to me an ft basis of satisiaciory evitlence to be a -the Deed of Trust and aeknowledped the Deed of� at tt►e lintiled Ilah�lity company that executed torrtparty; by aelfwritr of ata artddes of o act and deed of the Gmi[ed Habil or`a ent, iw !tie uses and purposes Yiere in aiW an she Rpt pf Tent and N fact erteculed the Deed of L . • +.. . � � #may "ding at Pubitc to and for the of / oommfsstan teras 8- ai I YAC Ric= �� 4 . �� „s�•�..,+i �.,,y,�,�x,� v��5x� �' � r� � - : - ;< F. . 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J-ar -+"Mv.+., a.-. �,, .,ti- �.� ,r sy-"'�'"'s�+ ,.h9Y.-w-e'e'!•Y«-b-�'+k: M. Public Record ,age 12 orr 4 20080606000408-.M DEED OF TRUST (Continued) Page 13 LIMITED LIABILITY COMPANY- CKNOWLEDGM STATE OF ) 4A WE F ) S5COUNTY OF �: p day of Notary PtbJ�C, I aa'pea�ed KathyC Uah emlaer of llnfoll P �bv@ Wed tac% LLC, and J-4114,to tp ma on the basis M satistadory evidence to be a member' or designated agerd of pte Nmited the Deed of Trust and acinowle aged the peed of Trust to be the free and voluntary act and d6mf90 tA, rwh+irty aamparry, by wftrfty of sfabrie, its articles of argar&wm or Us operating agreement, for the uses and purposes iherail mentioned, and on oath stated that he or she is auroft d to execute this Deed of Trust and in fart executed the peed of Trust beh ff of the IWAly company. Residing at c In and for the State of My Callrplsafply a rfrsa � REQUEST FOR FULL RECONVEYANCE To: Trustee The Undersigned Is the legal owner and holder of all indebtedness secured by this Deed of Trust You are hereby requested, upon payment of all sums owing to you, to reeanvey wil mU t warranty, 10 the persons entitled thereto, the right, title and iltereSt nOw held by YOU under the Deed of Trust. Date; Beneficiary; Br - Ila: LAS5R PRO Lending, Ver. 574—O.—OD-IM—Copr. ti,"I SdUgons. Inc. 19U7,2M. AN Reserved - 1fVA F3PRQ3EgVICF15l.P121(§01,FC TR -4W10 pp -38 WtA 3''g -r:;u. _ .. ,�-�+.� . a._ '�^•< �"�:�, , t��xn; �3E. r ,.,.... +.xA�-�' �yi-,+. rf; r. i sem, 'r' �fi`� .o...�� i -, "'" 'r+ - - � . . �, �.._� - � t i 1 1 : 1'1 :'1'. 1 .�1 1 1'•rl ; � , t �• : r �C+. r- � L "� I f l 20089209000690.401 I[tii.ED for Record at Request of WaMe(-•-ad- fL" 'Ps e. , Address a City .121' c?IC, Mars s- 7 rocs 20081209000690 OEMC14E MC 71.90 PA64EOB/0/�tt00g8 awes KING COU1 ITY , WA NOTICE OF CLAIM TO SEVERED MINERAL INTERESTS This Statement of Claim► is being made for the purpose of preserving mineral interest indicated on Exhibit A, attached hereto and made a part hereof, in the lands described on Exhibit A, located in King County, Washington of the undersigned owner, GLACIER PARK COMPANY, a Delaware Partnership, and a wholly owned subsidiary of ConocoPhillips whose address is P.G. Box 7500, Bartlesville, Oklahoma 74005-7500 EXECUTED this 8th day of October, 2008 GLACIER PARK COMPANY `5 x dy D. Blevins Attorney -in -Fact tip 20081209000690.002 V STATE OF OKLAHOMA COUNTY OF OSAGE Before me, the undersigned, a Notary Public, within and for said County and State, on this the 8th day of October 2008, personally appeared Cindy C. Blevins, as Attomey-in-Fact for Glacier Park Company, to me personally known to be the identical person who executed the within and Foregoing instrument and acknowledged to me that she executed the same as her free and voluntary act and deed for the uses and purposed therein set forth. IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year last above written. -------------------------- f, ^ TERRI L. BUTE i sEA: Nowt' Put>ir, Stele of OklahOrna Commisslon # 000.19102 Expires 11125108 My Commission Expires: 11/25/2408 X1.6 — �� I /� � Terri L. 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IY P'n 0�+4.la. e,�V .MF:�i4.7-n,��. �rl..�,1'ii�....rt J� '[J r�£1 `a •r- r M iii�Zi r Mi �_ r {{pp �t't• 41, '1'�{{{...j +/ � P' ', V '!'[ � to •�ay ,�' � i �� , ", ,' Ir'• '�.� .s � _' - `'a.• 4 a *1rpm MIP • � r s• + l ' M�41/R/ • F � - 4. + - � - r '� / r ff�� i Z q,. 1-. s L — r�.,` ! 3 -� i�r 4.';� �2 •�� �. :ice �� } S j. a �' �. 7G 'gip • � ;.. , . � ; ; a,'� � . c •4 r'� �.r cam, � i ` a.' - p f+Ti ' 4r _I�•'�r � s. +'• - a"._S- .-. - � � "L a .f:.p fVR P e'■ • • _ �� a �.4 � d• a �- - •9 l _ 3 },` � � �g :, _ D Y 1Y •r .,r, .i _ v, .r. r. '1 tl * ..�..r• s_.:•....s.d.�' - _..,t—_.1.. - •r'.Lf•Jtlu_a..ia_.i�i h _ r_dw..._ -. Y \ .. _ ' - --.. .f , �y 4.. _ rs _ _ .. *� � _L _• ;�.. ',.0�` g- r r � 6 + l tee. � . .. 1 �.il J ,_ '� r y r �� + i-•4 •r •_i e ,�� ♦4. r I t. c � _��, , � ` PI - r ,� ••` - , � ' p ._e - _. - � i sh� FIY �r , n �Q1 9' � E4 s w 1'. i' f I The urnders4grned,a y, i?f I grants to PUGET SOUW!POWFR d LIGHT COMPANY, the right to (+ntail� maitntoin at:� rieFov+ andsa on alit tyle calsistlu ofiguy vire and aachor:., "f� 7: i line, ' 4 is k.jp t�ila 11m Fria am trNs or otfner ,,Wawth on the following property situated in rh. County of ,State of Lhingion: ci n1 ' The -East I/P of the SFr of the SL'x of the SR, of Section q, Tmship a3 Earthy ►^ range 5 Fast,.W.N., less the West M feet of the 60uttl 510 feet leGft the Horth 'Lr) 150 feet lase ,,aunty roads, leas coal and mineral rights. Cuy and anchor #hear to be located a► now stoked across ,id property, *'i thin 10 feet of -the_ rtr.st line of the above detcrlbed tract or as may be relocated by Muttiial convent. .�tfn G�ynMn /ft+eNa�e Se'rH6-/PlP,tuti�e7NT�•cy /�s' pif�"ofOr.r•T!V-airr✓6'.voer'�v - . l-rNC CF SAW TAAcT - ' The Company *ball have access for the purposes stared and shall be respon3i610 for darrnage Roused by negligente of pKW Company. These terms SWI 6e 6inding upon the successors and assigns of the respedlivs parties. Witness i STATE OF wAWNGTON t thls dal drddly appeared before me . 4ir'"0 'i HC/S �AAI� r 1V[AIA- _1f1 LIlrvi3 to rrw f ov fr fe 6e .- (s d+xidvnljdeserlbrd in and who anecw+d rhe wllhln and FxeoolnQ instrument, and acknowledged that and volunlory act and dead for she uses and purposes therein irientfoned. GIV& Uhdinr'Iny hand and official seal this Z3 day of 7 �"�• 14 d�. SALES Tlx: UE N� � asary�6C4c in and for o�ingron, -��-- • PAID residing or STATE OF WASHINGTON `AN 963 COUNTY Of ! GIG - On this —day 14 before me, the andeesigned, personally appeared aid , to me known to be the President and Secretary, respectively, of the'Wrparation *Mt asacuted the foregoing instrument, and acknowledged Ike laid instrument to 6a rhe Free and voluntary act and deed of sold corporation, for the uses and purposes therein mentioned, and on oath stated that outhorised ra esreeure the said instrurp�nt and rho# the seal affixed is the corporate seal of said corporation. witness my hand and official seal hereto affixed the day and year first obave rriiten, tory Pwic in and for the ore of Washington, cse..ews-...+.4*, ,'•i residing at - L n . n • s 4 riled rcr ito-o d `�>- '� 19ti +a�j itewoU ai PuSM Power & Light Co. ROBERT X MOM, C&4&dy Aaldat r .. . •. ..... {u �"�IIS1S�i4r ^a'1i� .i w•'�d!'_{ 4 "ti Y .tirtb_T - EASEMENT FOR ROANAY SLOPES AND SIDEWALK AREAS In the natter of Union Avenue N.E. Street Improvement r .. KNOW ALL NEN BY THESE PRESEK.S, That I+a/►ui for an In consideration of,00 o -A do hereby convey and warrant unto the C;ty of Renton, the perpetual right, permit, .p license and easement to use and urcupy the hereinafter described lands for the purpose of repairing, constructing artd maintaining roadway slopes and sidewalk areas in excava- tion and/or embankment, said lands being situated in Renton, King County, State. of Washington, and described as follows, to -wit: ti _O I— The easterly 101 of the following described property: The east one-half of the southeast ane -quarter of the southeast one-quarter Of the southeast one-quarter of Section 9, Township 23 North. Range 5 East; WK. Less the west 100'; less the north 150' thereof; less the south 142' thereof; less road; less coal and mineral rights. the speelfic datalls concerning all of which are to be Found within that certain map Of definite location now of record and on file in the office of the City Engineer of Renton, Washin gton, and bearing date of approval. t'b and r � az4l and �' --- _—.. ind STATE Of WASININGTON. ] 55 COUNTY 4f KING, 1 I, the untie rsigna nota public in and for the State of Washington, Hereby certify that on this day of 1971 personally appeared befre mr an an an to me kndifn to • e n v ua s s c e in an who executedGrego ns>rumsnt. and ackrtowledged that. sIgne_d.• led the same as -free and voluntary act and dee r e uses andlUtliq �M1 rein mentioned: S I " ubj. t-na r a "' ":'.•,� Nashington. residing at... t` FASEKENT FOR UNDERGROUND ELECTRIC SYSTEM DRURY D. PICKERING and DOROTHY PICXERINC, husband and wife, f"Cranlor" here", grant", eonveys an4 warrants to PUGET SOUND POWER A LIGHT COMPANY, a Washtngton corporation ["Grantee" herelm, for thepurpmweheralnaltersetortha perprad eatemact under, Across stdowrthefollowing d■acrApd real property Ithe "Property" herein! xIng County. Washington. f� CV The south 237 feet of the following: cV The East half of the Southeast quarter of the Southeast quarter of the Southeast quarter of Section 9N Township 23 North, Range 5 Eget of the Willamotte Merid+anf EXCEPT the west 100 feet of the south ti 510 feet; AND EXCEPT tae north 150 feet; AND EXCEPT the south 142 feet; AND EXCEPT COur.cy !toads. Ex*Wi as may be otherwise met fort, herein Granges'" righta shall be azr::sed upon that portion of The Property {the "RISM-of-Way" herelal descrilm-' P :.,Nowa; A Right -of -Wry tan._J,.171 fere 1n wldlh hov set of such width on rarh side d ■ conterllne vascrloed ma follows: Located as staked and/or as may be constructed on the above described parcel of land. I- Parpmor, Gramm shall have cele right to oe"tstmcg, operate, maintain. rgalr, replace and smart An vt,dergrard stsesrlc trwmtaston ArWQr Alatfbutlan system uPon and under Ore RIj,t-d-Way loselher with all geawary or eomrttanl appurtanatces therefor, which may bmiuds but are Ont limps" b the faliowiug] Vaal"rgroond orrteutte, cables, osmmuMcntlui J1n24: vauhs, manholats, owlttlw, ad transformers: ad wail -burled or ground mounted facillffea. Following the lnitlal coo- etrundon of Its hcli les, Gra tm may from time to time ootatruct much edditlmd facilities as It may enquire. Y. Aeeass. GrarOn @hall have the the Rld]t-nf-Wry over sand acre" tha Property to enable Grantee to +"■rein Its ridnte hereunder, prortded.that Ornateashall o r4lWnta Gransor ler ratty drmpp b the Prop Argy ;teased by Onexsral" of said right of scop". J. Obetraetl"s: LandKMlas Drtntse may from time to elm+ rernper tress, bushes. or other obstrumlotr within the Rigltt•cf•Way and any ]oval and grade. the Right-of-way to the OjeWl rttasonably necessary to carry art Sha purposae oft forth to paragraph 1 her,of, provided. dM loilowdng any wit work. Gramm shall. Iti gee "Katt reasonably PtMOtAtble. reamer Ne Rlttrt•af-Way to me emdltloO R wee immediately Prior to such work, hollowing the lnealWem of Graetrde urde"rouod feellitlea, Grantor may urd*"Aa any ordinary Imeqprovetimeems b ton f"ndgotphlg of Ile RIjlh*W-wnf. Provided that no trans or other plants shall be pieced Iberem whddt meld! be WW&AInnably ampegalve a, impractical for Grant" to remove and maters. e. Gelftwes Une of RIi*Fvf•*q, Orattor rse6rva" the rlght to use Ike R10"t-way for sty purpose riot dnome"latent with lbs rigltu hers!!; granted. pr6vlded: Get "!rentor stall trot adeettM Or maintain arty htlldhj or other strneMre out The gnash -d -wry wblds world Im"rfrm with the ateraleerf son AM1115 hsf*M grsntad; Teat no dliWrkg, 1110M ng er othor forte M asuttwctton sal Aly mail he dune ant Ili" Pfopetty which "Vid disturb' pee ponpitclled of wtsudt Grantee's fadllttss on CIA RIOT- f-Wq. of edmgsr alae lateral eitpptert to aid IWIIlja; And that aro blestliq "hell be dote wltalmi IS fat of Tr Rlghtot•W"y, 6. Rd*rmdty. 911 aoosPtYtg and raootding Mile aawmant. GrWm& more" to indenniry tad hold harmless Graetor from say and all claims for dam" aulhred by ftly yerem whim May be Caused 'by Grantee's exerdem of the rlghls her"A granted; provided. that Grantee mall not be responaiole to Grazier for any dpmsgss rranRty ROat Inlurlse to sty per -0011 by ane or waleskme of Grantor. 4. Abudseraw. The r4hu heroin Arent d span c"Mlrle assail malt Sites ss prantas team to on the Rfaltt•nf•way fn'r a Peflad of tale f51 saocrelw ysrr". In WhWh SWWA this eaeshiA N !tall terrhMale ted all rights hereunder, shin revert so Orel . prt+vldad drat no 0ardonme" shall be deemed to have occurred by reason d Grantwe rallure to Initlally Instail its"seasid-d e un 1116 RI/g-Wgy w19 M any Period of Ilmr from die dista hereof. 7. 110""mws sed Aaalpr, 'nes rights and obilgelfoes Of the parties shall Itmre to the handli of and be bltdlpg upon ,heir respective wfo/efp�sora W aaslge. DATAA thls OR M] A- 7;,r,75DOrIllitily n d4; k 1% EXCr T `! NOT nEQUIRED K6rierr �' . Desacs 1 � ! f STATE OF WASHINGTON sr. OWNTYOF KING DRURY D. PICICERING and On this day p•rsmully Wposr•d wear• me DOROTHY PICKERINC to mrivtors 116 he the indhisdoal6 daaCrl6ad Intrb• txaand %h• within and formmtnjintrummm, m W mokr"IsdW fharth6�+ .1,,W Uro msmm "d)d frem . srd valUmmry1 st4.emed for the masa MA purpmos therein moman•d. ,r+' tialv!X BJI,ArYPAhVVM OFFtC1AL SEAL this dyf id M A k •+ NOTARY PU aid.f • uaf raNdhg at STATE OF wASMNC;TON couNrY OF On this dtq Of iit _. blare are, fhs srd•rsived, psrssa•Eb WPurld rd to m• l sore to be theled . r•spamtlrslF, of tho aorparedon that aaaeeted brftdm InstivMont, and &*MWI. dead tlfa Bald Isstntmwl 14 M Ota fres mnd rohtatary an end Amd of Mid dorporattan, for to was mad parpoa•• gwrdR mtaUamd. mad on osth acted drat Wftrta4d."6 memo as uW (natrmfat mod *d dm r DOW dXmd is rho corporate tot of meld ooryatatIon r- WrMESS MY HAND ANC OFirC" SEAL %onto mfflumd a» day red year flit altanr trrlttmn ; `3 NOTARY PUBLIC Iti mad far ow Sam of 1 uWgrloe,, ; f rtominga! • V i, cl tV AJfc` K.A._. �tn , o a r FF SLED FOR RECORD AT REQUEST Of. WGEr POWER REAL ESTATE DIVISION P. 0. 'Z8bB 8EEEVUE, WASHfNGTON gem 'T7E?FWN- E f' . RIS L 9h10EA i N Li tie rD .a .Aar �`'iN.14.9Q.4YN .•y>! �#'.. '•.svooa {{{.��� .7 Y z m . 3 [ t o •mow ,�, � ;�,` 2 } a lE # 0.N V lei p CL UJ _ } Q w c y� 55 .vr •: .iem .69'067 - -u 4r'i � � �� w �# � • - Mri rN36 'M7i 9Hl !0 3■R /LLtlQM , J�x r,,M FIRST i.,. SEnFTLE. wA COMMON USE AGREEMENT 96/04/03 00885 B RECD F 11.00 CRSHSL ***11.00 55 This Common Tse Agreement (^Agreement") is entered into this 6d day of March, 1986, by and between R & S INVESTMENT CO.. a Washington joint venture ("R s S"), DRVRY D. PICKERING and DOROTHy E BAGNARIOL, d/b/aEAGNAPIoL,SnVI aNEYARDnd f INN „{iHagnariol^yand JOHN, 03 F S CO RECITALS 'i WHEREAS, R & s is purchasing that real property located in King County, Washington and described as: r 00 The South 112 feet of the East Half of the I Southeast Quarter of the Southeast ¢carter Of the Southeast 4uarter of Section 9, Town { Sh!p 23 North, Range 5 E., W.M., King t County, Washington; EXCEPT the West 100 feet of the South 510 feet; and EXCEPT the North 150 feet; and EXCEPT COUNTY ROADS; Situate in the City of, Renton. County of King, State Of Washington ("R & S Property") and wishes to enter into a common use agreement with Pickering end Bagnariol for ingress and egress to the R & S Property ov,1r, through and across those portions of the Pickering Prop- cuts,oparking areasn which are �cexitsateotawill and antranceslocated frorndriveways, public curb streets; and WHEREAS, Pickering is the owner/lessor and Bagnariol is the a U10 and lessee esof that bedareal Property located in King county, Washington r + c.� Low 2, Pickering Short PLAT NO, 876-81, aA ' recorded under Auditor's File No, $112039003, Records of King County, Washington ("Pickering 'F.., Property',); and wish to enter into a common use agreement with R & S for ingress and egress to the Pickering Pt0PGZty over, through and across those portions of the R & S Property on which are located or will,be located':'driveways, curb cuts, parking areas, exits to and entrances from 1 *I is streets. , 1 k� HOW. THEREFORE, in consideration of the mutual covenants j and Qonditions herein and other good and valuable considera- tion, R S S, Pickering, and Ba,nariol enter into this Agreement upon the terms and provisions set forth below: 1. Common Use. a. R 6 8 Pro rty. in the consideration for the f� grant of the r ght of ngress and egress to �R__��� S graph 1(b) hereof, R e S grants to Pickering""!i5'd"ara- Bagnariol so long as Bagnariol has an interest in the Pickering Property, the right to ingress and egress to the Pickering Property over, through and across those } Portions cp Property on which are located or will belocated driveways S 4 W curb cuts, parking areas, exitn to and entrances from the p lis streets and on which is Iocated or will be located thepav- ing to connect to the throughway as more fully set forth in . paragraph 2 hereof; provided that such right of ingress and egress shall: i. Not include any parking rights; h i:. Be utilized only by persons who need ingress ar._ egress to or from any business establishmant located on the Pickering Property,, Not block or interfere with any person's access to or parking at any businessestabl€shment located on the R &, property. I' b . lc ker J Pro ertty, . For consideration for the payment of Eight Thou- sand Dollars (;8,400.46), by R s to Pickering, receipt of which is hereby acknowledged by Pickering, and is further con- r sideration for the Pickering and to Bagnaritoofinhe right of ingress and egress to and Ba narfol Paragraph i(a? above, Pickering 9 grant to R & s the tight to ingress and egress to k _: the R S B Property over, through and across those the Pickering Property on which are located or willobeilocate driveways, curb cuts, parking areas, exits to and d entrances ;� �' ``� from public streets and. on which is located or will be locatedN�'��Rt°I e paving to aonhect to the throughway as more fully set.forth i 1+� �F►1<< n paragraph 2 hereof; provided thatoucright of ingress and }f egress she 1: h i. btct include any �3rking rights; i -2- AID ii. Be utilized only by persons who need ingress and egress to or from any business establishment located on the R & S Property; iii, Not block or interfere with any person's access to or parking at, any business o:tablishraent located on the Pickering Property. 2. Th_roughwR B twe&n Fro ert#es. To facilitate the rights of ingress and egress as set forth above, R S S, covenants to Pickering and Bagnar#ol, and Pickering and Bagnariol covenant to R & S that a throughway over which vehicular traffic can pass shall be located at the west 35 feet of the east 45 feet of the common boundary between the R & 3 Property and the Pickering Property. All parties hereto authorize all other parties R & s Property and/or the Pickering hereto to come upon theProperty to place or cause to be Placed thereon pavement similar to that of the parking areas RD that the driveways, curb cuts, parking areas, exits to and entrances from the public streets over which the right of ea*oss and ingress are granted are connected to this through- V Rall uthe costs ses fnofthe initialthroghaayand pvonnectthethroughway to the driveway or parking are -an. 3. Structures. No building or other structure which unreasonably Interferes with the rights of ingress and egress granted above Shall be constructed on either the R & S Property or the Pickering property, provided that any building or structure which is constructed Ori oithwr the R & S Property or Pickering Property and which Allows for unobstructed use of tho through- way and the right of ingress and egress to the driveway, curb cut, parking area, exits to and entrances From the public streets closest to the common boundary between the R & s Property and the Pickering Property shall not be considered as unreasonably interfering with such throughway and.rights of Ingress and egress, 4- and,Atsiqns,, This Agreement and its covenants, terms and provisions are intended to be and shall br binding upon the heirs, personal represontatives, SuccE-tors and asr•igns of the parties - 3 k ..: nY ri tr fi.i M1 ' J �f hereto and upon any person claiming an interest in the R & 8 Property or the Pickering Property thrau,h including tenants. g an y Party hereto, 5• Enforceabilit . ,tCo ` Without waiving any remedy law, an to this Agreement shall be entitletooseekdanninjunctionpfory any violation or breach in this Agreement, rd ! G, Covenant Runnin With the land. tiiv', j t. O `0 The grants of the rights of ingress and egress and the covenants of the throughway and the burdens and benefits associated therewith shall run with the R & s rroperty and with the Pickering Property. 7. APP13—Ca ble T,aw. This Agreement shall be interpreted and enforced pur- suant to the laws of the state of Washington. 8• Mp..0-0 C 4 15U9e. All terms and provisions regarding the subject matter Of this Agreement are contained harein, + g• ifodifica ion. Any modification, alteration, or change in this Agree ment must be in writing executed by the Pfrson against whom such modification, alteration, or change is to be enforced. ID. Hssdi-ngss, ` All paragraph headings are for convenience. Only and are not meant to solar a or limit the terms and fouud beneath an provisions Y part cular paragraph heading, _. 11. Attorneys�eQs, In any court action filed because of.breach or alleged breach of this Agreement, the 4t } prevailing Party shall be entitled to his costs and expenses as well as reasonable attor- AeW .fees, as set by the couv,•, at both the trial late levels. ' ; 1 and a Apel - ..�,_.....: .� - 4 rd tiiv', j :lam I2• %%carding. This Agreement shall be recorded simultaneously with i the closing of R & S's purchase of the R & S Propert mra'dcd �, ""4& COO .la.�s�slAea.kda -911L tK4At&xo,s ccp�mm Y' =F *o{ j,d EXECUTED the day first above writt"bn�� be ik4¢"4U014 R & S INVESTMENT COMPANY JOHN BAGNARIOL, d/b/a BAGNARIOL'S VINEYARD INN 4T�B S IOL s use STATE OF WASHINGTON ) COUNTY OF K I N 0 ? ss. I certify that I know or have satisfectoty evidence that Drur Pirkoring signed this instrument and acknowledged it to be has tree and voluntary act for the uses and purposes men- tioned in the instrument. DATED this day of March(4pftee5Lnife, 19a6, NOTAR a or t Washington, residing at MY APP10intment expires _t-4•+s.,py y.{ ' 7 { •f��"d -� tet, } � {� a�{may �. 4 STATE Or WASHINGTON ) ) ss. COUNTY OF K I N G ) I certify that I Know or have satisfactory evidence that Dorothy D. Pickering signed this instrument and.acknowledged it to be her free and voluntary act for the uses4nd`purposes men- tioned in the instrument. DATED this day of March. 1986, NOTARY PUBLIC in and for th SLVI=of Washington, residing at My Appointment expires STATE OF WASHINGTON ) ss. COLRVI f OF K I N G I certify that I know or have satisfactory evidence that John Bagnariol signed this instrument and acknowledged it to be his free and voluntary art for the uses and purposes mentioned in the instrument, DATED this e 1 day of March, 1986. N ARY PURL C n a rte to 0 Washington, residing a M My appointment expires i i STATE OF WABHIIi MN ? ) ss COUNTY OP K I N G ) I certify that I know or have satisfactory evidence that sigr.rid this instrument and acknowl- - 6 - edged it to be her free and voluntary act for the uses and pur- poses mentioned in the instrument. DATED this �)LL day of March, 1986. CO ''o�. � % NOTARY PUBLIC n and c 2 pit\�F;� Washington, residing athe of�� My aplointmerit expires r__ 'J R•v0 1.r yl. w \ FvF��F' `1 STATE OF WASHINGTON ) COUNTY OF K I N G SE, �I ertif that I know or have satisfactory evidence that r '� signed this instrument, on oath s Ated that was aut prized to ex� �cut the insttu- ti.', ,meaL'..arid acknowl ged he was thee{ %� .Y.e� of R .�l�,tnrvestmer,t Company to be the free an vo Wiry act of such .�, Ail j'n for the uses and Purposes mentioned in the instru- f �ATED this rday of March, 1966. / N(YrARY PU n an or 8. e (( washington, residing a My appointment expires 2067) �I _j Fyt# a . vir f 7 Z r- r yE�a S f 'rC ti 4 j 3 - [- WNFN RECORO£D RECUIit+O 7P. officc of thetine L+.;tk Renton Njunic:,,t suitding ,0Aeenue South pe. A 9[W `� MM to AD 1, the a-:itr� i ttBL�, Clerk of the City cf Renton, 41f ahlagtM6 ON' that this is a true and correct copy of / Subscribed and Seaof AV9 - �erlc CITY OF REWMN, WASHINGTON ORDINANCE NO. 4612 AIT ORD33UM= OF no CITY OF RENTOfi, WASEnMM, ESTLEMSUM AN ASSEBSIMUT DISTRICP FOR SgZ4ITASM Sly SMRFIC8 Iii A M=Cw OF MM SOUTS =GRLAMS, MMTMM DOWNS, A= V"L== SRB-EA2ZM3 AM ESTAgLr_es = TEM B1SXMT OF THE MR= U14M CO1dM=MM TO TU XpjkcZLITM . THE CITY COUNCIL OF THE CITY OF RENTDN, WASHINGTON, DO ORDAIN AS FOLLMS : glonc r I. There is hereby created a Sanitary Sewer Service Special Assessment District for the area served by -the Bast to Renton Sanitary Sewer Interceptor in the northeast quadrant of the City of Rentcn and a portion of its urtaaa growth area within unincorporated Ring County, which area is more particularly described in Exhibit "A' attached hereto- A map of the service area is attached as exhibit "8 The recording of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the City does not require payment until such time as the parcel is ti connected to and thus benefiting from the sewer facilities. The property may be'sold or in aay other way Change hands without triggering the requirement, by Me City, of FaymeuG of the urges � 5>associated'vith this district 0=10 3:1. persons connecting to the sanitary sewer facilities in this Special Assessment District and which properties 1 '.- "rT ��-�- ."i !�' :!'. #' .'��• �, �i-`� ice:*4t ORDINANCE 4612 have not been charged or assessed with all costs of the East Renton Sanitary Sewer Interceptor, as detailed in this ordinance, shall pay, in addition to the payment of the connection permit fee and in addition to the system development charge, the following additional fees: A. Per Unit =rae. New connections of residential dwelling units or equivalents shall pay a fee of $224.52 per dwelling unit and all other uses shall pay a unit charge of $0.069 per square foot of property. Those properties included within this Special Assessment District and whim may be assessed a charge thereunder S ' are included within the boundary Iegally described is Exhibit "A" j and which boundary is shown on the -map attached as Exhibit "B." SECTION ill— In addition to• the aforestated charges, there shall be a charge of 4.1.1$ per annum added to the Per Uait Charge. The .interest charge shall accrue for no more than tern (10) years from the date this ordinance becomes effective. Interest charges will be simple interest and not compound interest. M=OM IV. This ordinance shall be effective upon its passage, approval., and thirty (30) days after publication'. PASSED BY THE,CITY COUNCIL this 10th day Of June A- 1995. i Mari, etersen. City C'Ierk - - - ORDL. ANCE 4612 APPROVED BY THE MAYOR this 10th day of Tune 1996. -a+str-�J JesiKe Tanner. Mayor App as to gorm: Lawrence J. Warren, City Attorney Date of Publication: 6/14/96 ORD.576:5/20/96:as. I i i " r• Ca 1C- ll jlalar'IFEAM}iNid;&U KJ Exhibit A LEGAL DESCRiPTIQN or THE SPECIAL ASSESSMENT DISTRICT FOR THE CITY OF REMTOM - EAST RENTON INTERCEPTOR Portions of Sections 8, 9, lb, 11, 14. 15, 16. 17, 21 and 22 an in TownWp 23N, Range 5E W.M. in Hing County, Washington Section 8, Township 23K Range 5E W.M. All of that portion of Section 8, Township 23N. Range 5E W.M. lying East of the East ri&trof-way ]fie of SR -405 and South of the following descnbed line: Bening at the intersection of the East line of said Section 8 with the centerline of NE 7th Street; thence Westerly along said centerline of NE 7th Street to its fersection with the centerline of Sunset Boulevard NE; there Northerly along the centerline of Sunset Boulevard NE to the North lime of the SouUm aast V4 of said Section 8; thence West along said North line to the East right-of-way line of SR -405 and the terminus of said line W Seetkm 9, Township 23N, Range 5E W.M. 94 All of that portion of Section 9, Township 23N, Range 5E W.M. lying South and p East of the following described line: td CM Beginnling on the centerline of NE 7th Street at its intersection with the aline of Edmonds Avenue NF- thence Easterly along the centerline of NE Ah Street to its intersection with the centerline of Monroe Avenue NE; there North along said centerline to the South line of the Northeast 1,4 of said Section 9; thence East along said South line to its intersection with the centerline of Rodmond Avenue NE; thence Northerly along said centefline toits wtersectinn with the centerline of NE loth Street thence East along said centerline to the East line of said Section 9 and the terminus of said line. Secdon 10, Township 23N, Range SE W.M. All of that portion of Section 10, Township 23N, range 5E W.IS+I. lying Soudierty and Westerly of the Mawing described lime: Begir ning on the West line of Section 10 at its Wte�on with the North line of the South 1h of the North l2 of said Section 10; thence East along said Narth ltrre to its intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to its intersection with the North lime of the 5outIltaSt l%4 of _ said Section 10; thence East along said North line to its hAirseMon with the East Y r lute of said Section 10 and the teratinus of said lute: Public Reccwd AD Legal Description of Ow SpwW Aid wMent District far the City o Renton —East Renton IrtteraItar Page 2 of 3 Sectlon 11, Township 23N, Range 5E W.M. All of the Southwest V4 of Section 11. Township 23N. Range 5E WNL. Section 14, Township 23K RWga SE W.M. All of that portion of Section 14. Township 23N, Range 5E. W.M. described as follows: All of the Northwest Y4 of said section. together with the Southwest W of said section, except the South 'A of the Southeast '/4 of said Souflrwest Y4 and except the plat of McIntire Homesites and % of streets adjacent as recorded in the Book of Plats. Volume 58, Page 82, Records of Ktng County. Wasbhigton, and except the South 151.55 feet of the East 239.435 feet of Tract 6. Block 1 of Cedar River Fine Acre Tracts as recorded in the Hook of Plats, Volume 16, Page 52. Peoords of Bing County, Washington, less l/2 of the street abutting said portion of Tract 6, Block 1, and less Tract 6, Block 2 of said Cedar River Five Acre Tracts. less % of tD the street adjacent to said Tract 6, Block 2, and emcept the South 82.785 feet of the East 150 feet of Tract a, Block 2 of said Cedar River F tm Acne Tracts and less % the street adjacent to said portion of Tract 5. Block 2. tLJ ' to Section 15, Township 23N, Mange 5E W.M. Cn All of that portion of Section 15, Township 23N, Ramge 5E. W.M., exrept the Southwest V4 of the Southwest V4 of the Southwest Ys of said section. Section 1% Township 23N, Range 5E W.M. All of that portion of Section 16, TownsMp 23N, Range 5E W.M., a inept that portion of the Southeast V4 of the Southeast K of the Section 16 lying East of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats Volume 39. page 39, Records of King County Washington and its Northerly extension to the North line of said Southeast K of the Southeast A of the said Sermon 16 and emcept that portion of said section lying Southerly of the Northerly rlght-of-way line of SR 169 (Maple Valley li%hvwayl . Section 17, Township 23N, Range SE W.M. All of that portion of Section 1.7. Township 23N, Range 5E W.M.. lying. Northeasterly of the Northeasterly rig}at-of-way of SR -169 (Maple Valley HJ91vPay) s.. M ,and; Easterly; of the East right-of-way .]ire. of SR -405 less that portion lying generally` West of the East and Southeasterly. line. "of. Bronson .Way NE lying. 0 AD Legal Dala*tion of the Special AssessrnpU District for the ON of Renton -- Fast Reston 7rriercrptor Page 3 of 3 between the South line of the NE 3rd Street and the Northeasterly margin of SR - 405. R405. Section 21, Township 2M, Range 5E W.M. All that portion of SecWn 21. Township 23N, R 5E W.M. lying Northeasterly of the Northeasterly right-of-way luxe of SR -169 (Maple Valley Highway) and West of the -East line of the plat of Maplewood Division No. 2 as recorded in the Book of Plats, volume 39, page 39. Records of King County. Washington. Sectlon 22, Township 23N, Range 5E W.M. All of that portion of Section 22, Township 23N. Range 5E W.M. described as follows: All of the Northwest A of the Northeast ya of said Section 22 Northerly of the Southerly line of the Plat of Maplewood Heights as recorded Hook of Plats, volume 78, pages 1 through 4. Records of King County. Washington. Together with the North 227.11 feet of the West 97.42 of the Northeast y of the Northeast VA of said Section 22. off rnwr 0 i CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #1800, SEATTLE, WA 98104 PHONE= (20)67.8-5610 FAX: (206)628-9717 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. PTN. OF THE SE/40F THE SE/40F SECTION 9-23-5 T a ! .wti 300.60 I 0 p p0 45, 6:5 t- 164 4 LOT I oa-,to � o S 89`01 - 343 ra aQ /-g SEN s p03 ? LOT 2 1� y0 r. zea s9 W 89 -ac. - oe W kip ► hl tD r Ar^ f �� lagru sr. j 10N ctry t idtlTS 0 m N A 0� �ea.9T of L' -I JET_ Si--. p . to 0 pf CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #2300, SEATTLE, WA 981.04 PHONE: (206)628-5610 FAX: ; (206)628-9717 ORDER NO: 00129$$49 YOUR NO: BFS RENTON/NBU 20903799 UNIT NO: 06 LOAN NO: SUPPLEMENTAL COMMITMENT _ 0 R D 13 R R E F E R E N C E I N F d R M A T I al!N . SIiP�',`.�Ivf�•�'�.I:23��: 1 it cEJ ;lsF2:� r UNT.ON PLACE, LLC PURCHASER/BORROWER: SMBC LEASING AND FINANCE, I C. PROPERTY ADDRESS: 421 UNION AVENUE NORTHEAST RENTON, WASHINGTON 98059 Our Title Cc,,firdtment datt_. . z_;/1S/01 at 3.00 A_M_ is supplemented as fcllow5: i a THE FOLLOWING PARAGRAPH(5) HAS (HAVE) BEEN ADDED TO 01JR COMMI r PARAGRAPH NUMBER 18: z GENERAL AND SPECIAL TAXES �ND CHARGES, PAYABLE FEBRUARY 15, L FIRST HALF UNPAID ON MAY 1I, SECOND HALF DELINQUENT IF UNPAID THE TAX YEAR (AMOUNTS DO N�3T INCLUDE INTEREST AND PENALTIES): YEAR: 2010 TAX ACCOUNT NUMBER: 092305-9050-09 LEVY CODE: 2100 ASSESSED VALUE -LAND: $ 954,200.00 ASSESSED VALUE -IMPROVEMENT-: $ 0.00 GENERAL & SPECIAL TAXES: BILLED: $ 10,623.57 PAID: $ 0.00 UNPAID: $ 10,623.57 AP SSB ASST PAGE NQUENT IF NOVEMBER 1 OF SUPPL,COM/RDA/UM 0 0 CHICAGO TITLE INSURANCE COMPANY Order No.: 12 9 8 8 4 9 YourNO.: BFS RENTON/NBU 20903799 Unit No.: 0 5 SUPPLEMENTAL COMMITMENT (Continued) AA THE FOLLOWING PARAGRAPH(S) HAS (HAVE) BEEN ADDED TO OUR COMMI�7=: AB PARAGRAPH NUMBER 1.9: Ac DEED OF TRUST AND THF TERM AND CONDITIONS THEREOF.- GP-ANT-OR: HEREOF:GRANTOR: UNION PLACE, LLC, A WASHINGTON LIMITED =*ILITY COMPANY TRUSTEE: CHICAGO TITLE :INSURANCE COMIANY BENEFICIARY: FRED AND KATHY DAHM AMOUNT: $ IN ACCORDANCE WITH LOAN A REEMENT, AMOUNT NOT DISCLOSED DATED: JANUARY 28, 2010 RECORDED: FEBRUARY 1 , I01c, RECORDING *.+TLZME :- An AS THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPO N WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM HOLDER OF THE INDEBTEDNESS SECURED_ THERE HAS BEEN NO CHANGE IN THIS COMMITMENT SINCE DECEMBER 18 EXCEPT AS SHOWN ON SUPPLEMENTAL(S) 1 HEREIN - 1 FEBRUARY 12, 2010 AUTHORIZED BY: DAVID P. CAMPBELL 2009, suncmmyxkAi/Om [tel CHICAGO TIT11rNSURANCE COMPANY 0 _ `;f 701 FIFTH AVENUE, #2300, SEATTLE, WA 98104 Ac PHONE: (206)628-5610 FAX: (206)628-9717 ORDER NO: YOUR NO: UNIT NO: LOAN NO: SUPPLEMENTAL COMMITMENT #2 001298849 BFS RENTON/NBU 20903799 06 O R D E R R& F E R E W C E I N F 0 R M A T I O -N SUPPLEMENTAL NUMBER: 2 SELLER- • . - . UNION FLA,CE; LEC` PURCHASER/BORROWER: SMBC LEASING AND FINANCE, INC. PROPERTY ADDRESS: 421 UNION AVENUE NORTHEAST RENTON, WASHINGTON 98059 Ouz Titie CoTmitment dated 12/18/03 at 8:00 A.M- is s-upplemenited as follows: Aa PARAGRAPH NUMBER(S) 5 AND 17 OF OUR COMMIT'MEN'T IS (ARE) ELIMINATED. AN THE LEGAL DESCRIPTION SET FORTH IN PARAGRAPH FOUR OF SCHEDULE A OF OUR COMMITMENT HAS BEEN AMENDED AS FOLLOWS: PARCEL 1: LOT 2, CITY OF RENTON SHORT PLAT NUMBER 076-81, RECORDED UNDER RECORDING NUMBER 8112039003, IN KING COUNTY, WASHINGTON. PARCEL 2: THOSE CERTAIN EASEMENT RIGHTS OF INGRESS AND EGRESS AS ESTABLISHED BY THAT CERTAIN COMMON USE AGREEMENT RECORDED APRIL 3, 1986 UNDER RECORDING NUMBER 8604030885. AO SZE XW= BAGS STIPPC0M2/RnA/0999 0 0 CHICAGO TITLE INSURANCE COMPANY Order No.: 1298849 YourNo.: BFS RENTON/NBU 20903799 UnitNo._ o5 SUPPLEMENTAL CONmITMENT (Continued) AX THE FOLLOWING PARAGRAPH(S) HAS (HAVE) BEEN ADDED TO OUR COMMI'SM -. Aa PARAGRAPH NUMBER 20: AN MATTERS DISCLOSED BY ALTA SURVEY BY PACE DATE:O MARCH 3, 2010, AS PROJECT NO. 10367.10, AS FOLLOWS: CONCRETE APPURTENANT TO THE PROPERTY ADJCTNT?'-Cs TO 71TE "SQ TH EIlICROACHES 0-l'-0.2' ONTO SOUTHWESTERLY PORTIONS .OF Tt gl,f�J�CT-}.RC2PF.1RTT. AK THERE HAS BEEN NO CHANGE IN THIS COMMITMENT SI EXCEPT AS SHOWN ON SUPPLEMENTAL(S) i F11D 2_ MARCH 26, 2010 AUTHORIZED BY_ DAI P.. DECEMBER 18', 2009, [�i�ui'�1911IM SIIPLCOIM2/RDA, UM F! S r,:.s�oaa K)Ui0; ; L.. ... RECD F Sr:A111.F.- WF . zl St, CRSH5E,. �••k 14. OU CO MON USE AQR1: T 5S This Common L*-�e Agreement ("Agreement") is entered into chis �� day of March, 1986, by and between R & S IUVc,STESPXT M., a 51ashington joint venture ("R & S"), DMMY D. PICKLRING and DOROTHY PICKERING, husband and wife ("Pickering"), and JOHN Ln SAGNARIOL, d/b/a BAUNARiOL'S VIIVYA.RD ION ("Bagnariol"). cO f*3 RENTALS O - WHEREAS, R & S is purcaasing that real property located in d Ring County, W&Shingtar and described as: The South 112 feet of the East Half of the Southeast Quarter of the Southeast Quarter of the Southeast Quarter (%f Section 9, Town- ship 23 Nnrt.*•, Range 5 E,, W.M. , King County, Washington; MW -RPT the West 100 feet Of the South 510 feet; and EXCEMT the North 15b feet; and iMCERT 030M ROADS; Situa! e in the City of Renton, County of King, State Of Washington ("R & S Property'); and wishes to enter into -a common use agreement with Pickering and Bagnarioi for ingress and egLess to the'R & S Pro orty over, through and across those portions of the Pickering Prop- erty on which are :.located or will be located driveways, curb cuts, parking areae, eXits to and entrances from public street -A; and widUZAS, Pickering 18 the owner/'lessor and 8agnarioz is the lessee of that real property located im King County, Washington and described as: Gat 2, Piciksring Short PLAT NO. 076,31, as recorded under AUCItor's mile No. 8112039003, Records of King county, Washington ("Pickering Property"); and wish to inter Luto a common use agreement with R 5 $..Ear ingress and egress to the Pickering Property Over, through and across those portions of the R Sr S Property an which are located or will be located'driveways, -curb cuts, parking areas, exits to and entrances from pulylic streets. E 0 0 NOW, SORE, in consideration of the mutual covenants and conditions herein and other good and valuable considera- tion, R & S. Pickering, and Sagnariol enter into this Agreement upon the terms and provisions set forth below: 1. Casnmoa Use. 1 a. R & S Pro rt , in the consideration for theOp",..sa grant of the rig t of iograss and egress to �.,����,5� n ara- graph 1(h) hereof, R & S grants to Pickaristg!"`�i'ff a to Baqnariol so long as Bagnar of has an interest in the Pickering Property, the right to ingress and egress to the Pickering Property over, through and acro;:s those portions of. -rho R & S Property on which are 14cated or will be located driveways, curb cuts, parking areas, exits to and entrances from the pub- lic streets and on which is locate3 or will be located the pav- ing to connect to the throujhway as more fully set forth in paragraph 2 hereof; Provided that such right of ingresa and megress shall. .i. Not include any parking rights; ii Be utilized duly by persons who tweed ingress and lDcreas to or from any business estabilshment located on the Pickering property; iii. blot block or interfere with any peraou'n access to, or parking at any business establishment located on the R & S Property. b. Pickering Pro2ertY• For consideration for the payment of Eight Thou- sand Dollars ($9,000.00), by R 6 S to Pickering, receipt of which is hereby acknowledged-oy Pickering, and in further con- sideration for the grant of the right of ingress and egress to Pickering and to sagnariol jnL paragtaph LM above, Pickering and Bagnariol grgnt to R & S the right to ingress and egress .to the R & 6 Prc,perty over, through and across those portions of the Pickering Property on which are located or will be located driveways, curb cuts, parking areas, exits to and entrances . from public streets and on which is located or will be located the paving to connect to the throughway as more fully set forth in paragraph 2 hereof, provided that suoh right of ingress and egress shall; i. Not include any parking sights; -- 2 - WA personal representatives, sucaessors and assigns of the parties t- ii. go utilized only by persons who need ingcess and egress to or from any business establishment Located an clue R & 9 Property; iii. Not block or interfere with any person's access to or parking at any business establishment located on the Pickering Prnperty. Cm] 2. Throughway BetweenPropertie8. { {"! Oforth To facilitate the rights of ingress and egress as set r above, R & &, covenants to Pickering and 3agnariol, and a Pickering and Bagnasial covenant. to R & S that a throaghway aver which vehic+ilar traffic can pegs shall be located.at the west 35 feat of the east 45 feet of the common boundary: between the R"& 8 Property and the Pickering -Property. All parties ti hereto authorize all other parties _.ereto to come upon the R & S Property and/or the Pickering Property co place or cause to be placed thereon pavement similar to that of the parking areas so that the driveways, curb cuts, packing areas, kits to and entrances from tua public streets over which the right of egress and ingress are granted are coi►necred to the through- way. R. shall be the costs and a eases 1 construe; l i `init wa a o ca c. a rarghwa to the r veway or parking areas. 3. structures. No building or other structure which unreasonably a interferes with the rights of ingress and egress granted above shall be constructed on either the R & S'Property or the Pickering Property, provided that any building or structure a which is constructed on. either the Et & S Property or Pickering Property and which allows for unobstructed use of the through— way and the right of ingress and egress to the driveway, curb cut, parking area, exits to and entrances from the public `= streets closest to the common boundary between the R & S Property and the Pickering Property shall not be considered as. unreasonably interfering with such throughway and rights of ingress and egress. 4. Successors and Assigns.. This Agroeament and its covenants, terns a. provisions. } are intended to be and shall be binding upon the heirs, { personal representatives, sucaessors and assigns of the parties i E hereto and upon any person claiming an interest in the R b.S Property or the Pickering Property through any party hareto, including tenants. 5. Enforceability. LO Without -waiving any remedy provided in lass, any party to this Agreement shall be entitled to seek an injunction for any violation or breach in t_.is Agreement. [Yi G. Covenant 'unnia 46th the Land. .O The grants of the rights of ingress and egress and the Oa "ivenants of the throughway and the burdens and benefits associated therewith shall rur with the R & S Property and With thePfcKering Property. r. ARplica§le Law. This Agreement shall be interpreted and enforced pur- suant to tha laws of the State of Washington. 8. ISerdar clause. All terms and provisions regarding the subect matter of this Agreement are contained herein. 9. Nodificatiorz. Any modification, alteration, or change in this Agree- ment must be in writing executed by the person against whom such modification, alteration, or change is to be eritorced. 10. Headings. All Paragraph headings are for convenience only and are not meant to enlarge or limit the terms and provisions found beneath any particular paragraph heading. I!. Attorneys' tees. to any court action fixed because of breach or alleged breach of this Agreement, the prevailing part} Shall be entitled to Us costs and expenses as well as reasonable attor- net's' fees, as set by the court, 'at both the trial and appel- late levels. - 4 - 91 #` Printed: 08-13-2010 Payment Made: CITY OF RENTON Renton S. Grady Way �, Renton, WA 98055 r r n ir�q Diosioll Land Use Actions RECEIPT Permit#: LUA10-060 08/13/2010 02:59 PM Total Payment: 2,100.00 Current Payment Made to the Following Items: Receipt Number: Payee: BRYAN W MARTIN Trans Account Code Description Amount 5010 007.345.81.00.007 Environmental Review 1,000.00 5020 007.345.81.00.017 Site Plan Approval 1,000.00 5022 007.345.81.00.019 Variance Fees 100.00 Payments made for this receipt Trans Method Description Amount ---------- Payment -------- Check --------------------------- 381569 --------------- 2,000.00 Payment Credit C VISA Visa 100.00 Account Balances Trans Account Code Description Balance Due ------ 3021 ------------------ 303.000.00.345.85 ------------------------------ Park Mitigation Fee --------------- .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 007.345.81.00.004 Binding Site/Short Plat .00 5009 007.345.81.00.006 Conditional Use Fees .00 5010 007.345.81.00.007 Environmental Review .00 5011 007.345.81..00.008 Prelim/Tentative Plat .00 5012 007.345.81.00.009 Final Plat .00 5013 007.345.81.00.010 PUD .00 5014 007.345.81.00.011 Grading & Filling Fees .00 5015 007.345.81.00.012 Lot Line Adjustment .00 5016 007.345.81.00.013 Mobile Home Parks .00 5017 007.345.81.00.014 Rezone .00 5018 007.345.81.00.015 Routine Vegetation Mgmt .00 5019 007.345.81.00.016 Shoreline Subst Dev .00 5020 007.345.81.00.017 Site Plan Approval .00 5021 007.345.81.00.018 Temp Use, Hobbyk, Fence .00 5022 007.345.81.00.019 Variance Fees .00 5024 007.345.81.00.024 Conditional Approval Fee .00 5036 007.345.81.00.005 Comprehensive Plan Amend .00 5909 007.341.60.00.024 Booklets/EIS/Copies .00 5941 007.341.50.00.000 Maps (Taxable) .00 5954 650.237.00.00.0000 DO NOT USE - USE 3954 .00 5955 000.05.519.90.42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 R1003621 t c� m in 0 L_ 0- u) ct co N z M tip N m Q 3 IFOUND TACKAEAD OCOR" L#30427 0 • T=445. Ask tNARA-!nd LINING WALL i 1 � SITE BM ELEV.=402.30 No SITE BENCHMARK 0 WCA70 7OP OF CUM ALONG UNION AVE. NEAR SOUTHEAST SIDE OF SITE AT ELEV: 402.30 REFERENCE VERTICAL DATUM N.A.V.D.88 BENCHMARK: RENTON ELM, ID. RENT1503 ELEVATION -401.012 ESTABUSH NEW TEMPORARY SITE BENCHMARK PRIOR M DEMOLITION OF E=71NG BENCHMARK. 01 PARKING COUNTS STAIIM PAW (9W) 18 REQUIRED 24 PROVIDED COMPACT PAS (8.59X1$1 0 25 COE PROVIDED VAN PALMING (ftW) 1 Lu 0 PROVIDED ACCMW PAM (8)0* 0 REQUIRED 1 PROVIDED TOTAL 19 REQUIRED 26 PROVIDED �e 19 TREES 20 TREES PM 19.5 SHRUBS i 1 � SITE BM ELEV.=402.30 No SITE BENCHMARK 0 WCA70 7OP OF CUM ALONG UNION AVE. NEAR SOUTHEAST SIDE OF SITE AT ELEV: 402.30 REFERENCE VERTICAL DATUM N.A.V.D.88 BENCHMARK: RENTON ELM, ID. RENT1503 ELEVATION -401.012 ESTABUSH NEW TEMPORARY SITE BENCHMARK PRIOR M DEMOLITION OF E=71NG BENCHMARK. 01 PARKING COUNTS STAIIM PAW (9W) 18 REQUIRED 24 PROVIDED COMPACT PAS (8.59X1$1 0 REQUIRED 0 PROVIDED VAN PALMING (ftW) 1 REQUIRED 1 PROVIDED ACCMW PAM (8)0* 0 REQUIRED 1 PROVIDED TOTAL 19 REQUIRED 26 PROVIDED S 1 T E DATA SITE AREA: 1.216AC 53,OOOSF ZOfNNG CA OVERLAY DISTRICT D BLRDMG COVERAGE 7,654SF OR 14.4% 3 TREES EXISTING PROPOSm lwuw lES 36,199SF 134.329.35SF IMPONIOUS DEQ 1,869.65SF OR 5% IMPERVM P WAGE 64.79E INTERIOR PARKM L'SCAPE 2,022SF PERIMETER PALING L'SCAK 13,908.65SF I o zo' 30' ao' SCALE IN FEET LEGEND EXISTING �C c TON E / ----r��-�� BOUNDARY LINE -- RIGHT OF WAY LINE .. STORM DRAIN TYPICAL PLANTING WITH QUANTITY AND KEY (SEE PLANT LIST) GENERAL LANDSCAPE NOTES A. LOCATE ALL UTILITIES AND SITE LIGHTING CONDUITS BEFORE LANDSCAPE CONSTRUCTION BEGINS. CITY OF RENTON LANDSCAPE REQUIREMENTS B. N07IFY LANDSCAPE ARCHITECT OR DESIGNATED REPRESENTATIVE OF ANY LAYOUT DISCREPANCIES PRIOR TO ANY PLANTING. SYB .REQUIRED PROVIDED STREET TREES 1 TREE/30 LF UNION AVENUE SIZE REMARKS 263.87 LF/30=9 TREES 3 TREES NE 4TH PLACE 9 EX. TREES 200.75 LF/30=7 TREES 4 ADD. TREES PARKING SPACE LANDSCAPE WH 7 15 SF LANDSCAPE / PARKING SPACE 15 SF*26 PS=390 SF 1,492 SF 1 TREE PER 6 PARKING SPACES 26 PS / 6= 4 TREES 4 TREES 5 SHRUBS PER 100 SF L'SCAPE AREA 5*3.90= 19.5 SHRUBS 31 SHRUBS TOTAL 19 TREES 20 TREES PM 19.5 SHRUBS 31 SHRUBS SYB KEY QTY COMMON NAME/ ROOT SIZE REMARKS BOTANICAL NAME TREES LL WH 7 WESTERN HEMLOCK BdcB 12' HIGH FACE AS SHOWN _j Prunus lourocerasus Luyken' Tsuga heterophylla MINIMUM np~ LP PM 7 DOUGLAS FIR 12' HIGH SPACE AS SHOWN Spiriaea japonica 'Little Princess' Pseudotsuga menzies-H B&B MINIMUM CD 9 INCENSE CEDAR 12' HI{ FACE AS SHOWN LM 42 LIMEMOUND SPIREA Calocedr us decurrens Baca MINIMUM C) QS 1 SHUMARD OAK 5 GAL 2" CAL SPACE AS SHOWN HC 14 JAPANESE HOLLY 'CONVEXAI' Quercus shumardii B&B 4'-0" O.C. AB 4 TRIDENT MAPLE 5 GAL 2" CAL SPACE AS SHOWN HF 48 SAGAS HOSTA Acer buergeranum B&B 3'-0" O.C. SJ 1 JAPANESE SNOWBELL 1 GAL 2" CAL SPACE AS SHOWN CR 10 CLIMBING ROSE Styrax japonica B&B PLANT NEXT TO } = QP 3 WILLOW OAK 3 GAL 2" CAL SPACE AS SHOWN Quercus phellasIt B&B - C. ALL LANDSCAPE BE IN COMPLIANCE STANDARD FOR NURSERYSTOCK.Z60.1-1990). D. ALL DISTURBED AREAS DESIGNATED NOT SHOWN!1 ON GRADING PLAN SHALL BE SOWN AS • • GRASS SEED MIX: 49S PERENNIAL Y. l _ R. W f.. _" 1 \ tl iGRASS WET • i ill FOXTAIL SWALE VEGETATION: 25% WATER FOXTAIL 5 LB PER 1 WO S.F. 25X VELVEIGRASS 25% WESTERN MANNAGRASS WETPOND SIDE 25% WATER PLANTAIN SLOPE VEGETATION: = SMALL-EBUITED BULRUSH 5- LB PER 1000 S.F- a i!r r /SC 11 1 ll MANNAGRASS DETENTION POND SIDE SLOPE" \ ► \ \ r ! 211 r Z4 IfA10,1011r o S!, " r r r. AND IRRIGATION WORK ON THE BRIDGESTONE PARCEL. F. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED SMOOTH AND FOUR INCHES OF TOPSOIL APPLIED. IF ADEQUATE TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALL PROVIDE TOPSOIL, APPROVED BY THE OWNER, AS NEEDED. THE AREA SHALL THEN BE SEEDED/SODDED, FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY RELOCATED TREES SHALL BE MAINTAINED UNTIL SUCH POINT AS TREE IS RE-ESTABLISHED. ANY AREAS DISTURBED FOR STAM OF ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE PROJECT SHALL WASHM67CM BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO UsTutm THE OWNER. G. CONTRACTOR IS TO PROTECT EXISTING LANDSCAPING/IRRIGATION MATERIALS., H. ACCEPTANCE OF GRADING AND SEEDING SHALL BE BY LANDSCAPE ARCHITECT AND/OR OWNER. THE CONTRACTOR SHALL ASSUME MAINTENANCE RESPONSIBILITIES FOR A MINIMUM OF ONE (1) YEAR OR UNTIL SECOND CUTTING, WHICHEVER IS LONGER. MAINTENANCE SHALL INCLUDE WATERING, WEEDING, RESEEDING AND OTHER OPERATIONS NECESSARY TO KEEP ALL LAWN AREAS IN A THRIVING CONDITION. UPON FINAL ACCEPTANCE, OWNER SHALL ASSUME ALL MAINTENANCE RESPONSIBILITIES. AFTER LAWN AREAS HAVE GERIMINATED, AREAS WHICH FAIL TO SHOW A UNIFORM STAND OF MASS FOR ANY REASON WHATSOEVER SHALL BE RE -SEEDED REPEATEDLY UNTIL ALL AREAS ARE COVERED WITH A SATISFACTORY STAND OF GRASS. MINIMUM ACCEPTANCE OF SEEDED LAWN AREAS MAY INCLUDE SCATTERED BARE SHRUBS SPOTS, NONE OF WHICH ARE LARGER THAN 1 SQUARE FOOT, AND WHEN COMBINED DO NOT EXCEED 2% OF TOTAL SEEDED LAWN AREA. SYB KEY QTY COMMON NAME/ ROOT SIZE REMARKS BOTANICAL NAME LL 22 OTTO LUYKEN LAUREL 'Otto CONT. 5 GAL 4'-0" O.C. _j Prunus lourocerasus Luyken' np~ LP 20 LITTLE PRINCESS SPIREA 3'-0" O.C. Spiriaea japonica 'Little Princess' CONT. 5 GAL LM 42 LIMEMOUND SPIREA 3' -Ow O.C. Spiriaea japonica 'Umemound' CONT. 5 GAL HC 14 JAPANESE HOLLY 'CONVEXAI' 4'-0" O.C. Ilex crenate 'Convexo' CONT. 5 GAL HF 48 SAGAS HOSTA 3'-0" O.C. Hosta Fluctuans 'Sagoe' CONT. 1 GAL CR 10 CLIMBING ROSE PLANT NEXT TO } = CONT. 3 GAL TREWS fryill� - I. ACCEPTANCE OF TREES TO BE PLANTED SHALL BE SUBJECT TO THE THE REQUIREMENTS BELOW AND SHALL BE UNDER WARRANTY FOR A MINIMUM OF ONE (1) YEAR. TREES WITH FORKED STEMS AND INCLUDED BARK THAT REQUIRE STAKING TO STAND UPRIGHT SHALL BE REJECTED. (� LANDSCAPE NOTES I 1D SODDED GREEN AREA (TURF -TYPE FESCUE) 50A STEEL EDGING 77B WETPOND SIDESLOPE VEGETATION City OfRe C1t0n 7X DETENTION POND SIDE SLOPE VEGETATION Planning Division r1 4 R.E�/ISEA P, z w 0 do pa LLI a \V � V rn (0 q) o� "^z _j z w 0 do pa LLI a \V � V rn (0 q) T.O. RIDGE EL: 124'-8 /4" B.O. SOFFIT EL: 114'-8" T.O, OH DOORS EL: 110'-0" 4" QUIK BRIK SPLIT FACE ACCENT BAND, COLOR: GRAY 1 B'. �. ` T.O.AL R DOOR & FRAME PAINT TO MATCH ADJACENT WALL---• CONT. RIDGE VENT SOUTH ELEVATION SCALE: 1/8" 8" =- V-011 IEIFS I T.O. RIDGE EL: 124'•-8 314" SIGNAGE, TYP QB -1 B.O.AL SOFFIT EL: 114'-8" LIGHT FIXTURE TYP., BLACK 4" QUIK BRIK SPLIT FACE ACCENT BAND, COLOR: GRAY NORTH ELEVATION SCALE: 118,E ; V_011 -�, DOWNSPOUT. PAINT TO MATCH J I ADJACENT COLOR BAND, NP. CENTER SIGN ON CONDENSER, ELEVATION SEE MECH J DOOR & FRAME PAINT TO MATCH ADJACENT WALL WEST ELEVATION SCALE: 118" = V-0" T.O.AL RIDGE EL: 124'-8 314" CLERESTORY METAL AWNING EAST ELEVATION SCALE: 1.18" = V-0" EXHAUST PORT TYP, DOOR & FRAME PAINT TO MATCH ADJACENT WALL EIFS NOTE: ALL COLOR NAMES INDICATED ARE FOR SELECTION PURPOSES ONLY. SEE PAINT -•r PAINT: MOM S.W. # tv4 ,is ALR {�; #i N .� • � "�H -Y �N�Yg•'etfr� � +7�%^- 5 'vW ' ` '.� -SW4081 J M f x4 •-, . . . . . . . . . . . . a u hs -+ i•,see'" -SW4084 P . . . . . . .,aawlx �� y � , P'T-13 "ANTIQUE WHITE" f E" I DOOR & FRAME PAINT TO MATCH ADJACENT WALL EIFS O -DOOR 8 FRAME PAINT TO MATCH ADJACENT WALL CONT. RIDGE TIENT BOLLARDS, PAINTED PT -8 TYP, EIFS 7\@c `CLEAR ANODIZED STANDARD ALUMINUM STORE FRONT WITH 1" INSULATED CLEAR SAFETY GLAZING IM. ASPHALT SHINGLE ROOF --, � a o \---WHITE PRE -FINISHED STANDARD DOOR & FRAME OVERHEAD DOORS WITH 9 PANELS PAINT TO MATCH OF CLEAR SAFETY GLAZING AND ADJACENT WALL T&B SOLID PANELS PREFIN. PRE -FINISHED GUTTER AND FASCIA, COLOR PT -13 TYP. QB4-! — LOUVER, SEE MECH. MATCH ADJACENT WALL, TYP T.O, O.H. DOORS EL: 110'-0" CONDENSER, SEE MECH • BOLLARDS, PAINTED PT -B P. • GAS METER PAINT TO MATCH BUILDING CONT. RIDGE VENT BEHIND CANOPIES 1 NOTE: ALL COLOR NAMES INDICATED ARE FOR SELECTION PURPOSES ONLY. SEE PAINT SPECS FOR SPECIFIC REQUIREMENTS PAINT: MOM S.W. # zw U � PT -5 O -DOOR 8 FRAME PAINT TO MATCH ADJACENT WALL CONT. RIDGE TIENT BOLLARDS, PAINTED PT -8 TYP, EIFS 7\@c `CLEAR ANODIZED STANDARD ALUMINUM STORE FRONT WITH 1" INSULATED CLEAR SAFETY GLAZING IM. ASPHALT SHINGLE ROOF --, � a o \---WHITE PRE -FINISHED STANDARD DOOR & FRAME OVERHEAD DOORS WITH 9 PANELS PAINT TO MATCH OF CLEAR SAFETY GLAZING AND ADJACENT WALL T&B SOLID PANELS PREFIN. PRE -FINISHED GUTTER AND FASCIA, COLOR PT -13 TYP. QB4-! — LOUVER, SEE MECH. MATCH ADJACENT WALL, TYP T.O, O.H. DOORS EL: 110'-0" CONDENSER, SEE MECH • BOLLARDS, PAINTED PT -B P. • GAS METER PAINT TO MATCH BUILDING CONT. RIDGE VENT BEHIND CANOPIES 1 QB -1 PRE -FINISHED GUTTER AND FASCIA, COLOR -13 TYP DOWNSPOUT. PAINT TO MATCH ADJACENT COLOR BAND, TYP. ASPHALT SHINGLE ROOF _____ 70. RIDGE -` EL: 121'-1 o" _# — PRE -FINISHED GUTTER AND FASCIA, .,: COLOR TYP 4" QUIK BRIK SPLIT FACE ACCENT BAND, COLOR: GRAY SCALE. 118" = V-0" City of Renton Punning Division AIS« 13 2010 PAINT COLOR SCHEDULE: NOTE: ALL COLOR NAMES INDICATED ARE FOR SELECTION PURPOSES ONLY. SEE PAINT SPECS FOR SPECIFIC REQUIREMENTS PAINT: COLOR: S.W. # zw U � PT -5 "SAFETY RED" -SW4081 u>� w (6a 0z0_j z PT -8 "SAFETY YELLOW" -SW4084 woo P'T-13 "ANTIQUE WHITE" f E" I AT. ... .... F _ <CC�W mu c�,0-2- T Y T (.�_' .t.. t MIMI .w. �. mhma L..vr QB -3 J , ZJ F-<� EIFS EIFS DRYVIT - 0 �a oz _-' _._ ��_ - _ •__... . �.. _ _a.-__-1- 7-" ""t `--r._ ...L-.�:. I ,.._ .,__ 0.. ,,. 3.,,. ,. :L. .. - '! r'. r .,�.._..._.r .� �_._ �...�i__,. _..3_.. ..�._.i.._,,.�.i _..i _7..,._. , i . , i t .,, - - 3 FINISH COLOR ��20 "BUCKSKIN" UJ m • -' i • QB -1 PRE -FINISHED GUTTER AND FASCIA, COLOR -13 TYP DOWNSPOUT. PAINT TO MATCH ADJACENT COLOR BAND, TYP. ASPHALT SHINGLE ROOF _____ 70. RIDGE -` EL: 121'-1 o" _# — PRE -FINISHED GUTTER AND FASCIA, .,: COLOR TYP 4" QUIK BRIK SPLIT FACE ACCENT BAND, COLOR: GRAY SCALE. 118" = V-0" City of Renton Punning Division AIS« 13 2010 PAINT COLOR SCHEDULE: NOTE: ALL COLOR NAMES INDICATED ARE FOR SELECTION PURPOSES ONLY. SEE PAINT SPECS FOR SPECIFIC REQUIREMENTS PAINT: COLOR: S.W. # zw U � PT -5 "SAFETY RED" -SW4081 u>� w (6a 0z0_j z PT -8 "SAFETY YELLOW" -SW4084 woo P'T-13 "ANTIQUE WHITE" -SW5119 QUIK BRIK. 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I . . . . . 11 . . . I\ - I . . I I I . . Y! % I 9� I . . . t . 4102 N` 4'U1 ST Patel # 1023059374 . I 1ACKSONS FOOD S10ES INC I I " _._ _ k. I � I . i . �51 1 �� i I' �_j I 6 I �11 .§." I � t, I \ I I \1 I I " - . I . - LEGEND 0 I . W 9C. CONNECT DOWN SPOUTS TO DRAIN PIPE (SEE ARCH. con 0 p" a , -'e 9GREMOVE TOP OF EXISTING DRAINAGE STRUCTURE AND . .CONVERT TO JUNCTION BOX PER DETAIL 20A . 18C CONNECT TO EXISTING STORM DRAIN MANHOLE OR INLET . I EXISTING . I c_< . I . 00 - _j M WATER VALVE (�') FOUND CASED MONUMENT z t . 0 -0- HYDRANT WATER METER I.- r ' . I " , - 1) OSET 5/8" IRON REBAR W/ BLUE PLASTIC CAP STAMPED "P -A -C -E PLS 33127n - _-- _ MANHOLES (SS/SD) UNLESS -_ -a 0 CB i- STATED. . I 1- :2 �z • 1�1% 14-1 ° POWER/UTILITY LE PIJ0 D_ _ �: E GUY ANCHOR UNLESS OTHERWISE STATED. .. �, � POWER TRANSFORMER SUBDIVISION LINES . - - �%Il, Ill' lI POWER/TELEPHONE VAkULT . .-. .. .ENTER LINES .'_Vqrg'.I-I . M� lIi! POWER METER - RIGHT-OF-WAY LINES . 0 zh "I.l PROPERTY LINES j Zo- Zju . I 0 TELEPHONE/TV RISER LOT LINES I '! _,.. .".-:-,- ___ __-DITCH BUILDING SET BACK LINE ( 1p I DITCH LINE - 3 lqc � wGAS METER . . � -,Qn10 ' WATER LINE 'LJ l. -_T_STREET LIGHT SANITARY SEWER LINE 4- I---'- a"d° LUMINAIRE I STORM DRAIN LINE r - N 0 . , 'I SPOT ELEVATION GAS LINE . " Ill . ,'m SIGN . . UNDERGROUND POWER LINES o- � Z C12 MAILBOX. UNDERGROUND TELEPHONE LINES r 1% -CABLEUNDERGROUND TV LINES Z3 I - ,_y_:�r,_ROCKERY ',! I UNDERGROUND QWEST LINES . 7--tzz. .. I .'X'I CONIFEROUS TREE .OVERHEAD POWER LINES V 1/��.' OVERHEAD UTILITY LINES z _4 ',v CHAIN LINK FENCE 0 \V 0% �y¢ -DECIDUOUS TREE . WIRE FENCE uiWU0}D FENCE Z 0 I . . < :z I - � I .. I I z � . ' PROPOSED I . .Lu . I . - . 10P2 . - .. I'llIM SM0111101001110010110mm"m BOUNDARY LINE - . . - a '. - . . RIGHT OF WAY LINE . . U) �� to I- . . rn N 'I. n 1l . . . I. . I . k - o '----.-- ___ - GRADE BREAK . 0 (1) ap: CA I . xxx CONTOUR ELEVATIONS, . 0 �L'Q z p p IN . Lu . - - - . 0� , IN N - I - - _. -.-:.- STORM DRAIN . () .1 . 0 .-k,--% .. . . . - . (n R 6 I. ' XX. xx ,ti ELEVATIONS: I ' IIIII.I., xApAlk, na, - 1: I a1z . . _1l vi :5< � !� N G,,.= G'' UTTER � - '-- - -TOW-TOP OF WALL - - __� - - . - -a) w � -__ \ BOW = BOTTOM OF WALL - -- , FF = FINISHED FLOOR A iL z .. ; 0 . V NO m) _1l W_ : . - 0 !� ; muft Z SPOT ELEVATIONS HAVE BEEN TRUNCATED FOR CLARITY (ie. 3.72 = 403.72') ) W CN 4 . q) '.•_1_j . . I 1 . - 11K .- I . 4 Q a-I' W .L GENERA- GRADING NOTES . 'q� k I 'I!c . . ,Z), 0 . . U Q_ c'q L_ A. PRIOR TO, INSTALLATION OF STORM OR SANITARY SEWER, THE CONTRACTOR SHALL EXCAVATE T- Q� I . . p . c to I 'N to VERIFY, AND CALCULATE ALL CROSSINGS AND INFORM THE OWNER AND THE ENGINEER OF ANY 11:� N ';f- Pr) CONFLICTS PRIOR TO CONSTRUCTION. THE ENGINEER WILL BE HELD HARMLESS IN THE EVENT Q) 0'� (0 I ' � uj 0� Vq �i' . THE ENGINEER IS NOT NOTIFIED OF DESIGN CONFLICTS. . (O CL 0 -I . . . r�'�( � I . 6 Q . . B. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED SMOOTH AND 4" OF U _--�: : Z -Z _.'� " . V) Vi _ 'IV, . _. . TOPSOIL APPLIED. IF ADEQUATE TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALL z Q - Z 2 I c� a - I PROVIDE , AS NEEDED. THE AREA SHALL THEN BE SEEDED, 0 Z co -#� ' z Q) I-- 5� � I FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED . N, y-- Q) Lxj Lu _j tn Q� c� k IN ALL AREAS (SEE LANDSCAPE PLAN FOR SEED MIX AND PROPER APPLICATION RATE). ANY . AREAS DISTURBED FOR ANY ON PRIOR TO FINAL ACCEPTANCE OF THE PROJECT SHALL BE CORRECTED BY THE TRACTOR AT NO ADDITIONAL COST TO THE OWNER. I . I D. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF - I - . EXIS11NO UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS . r " UTILITY .COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE j INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO . I REQUEST EXACT FIELD LOCATION OF UTILITIES. . . I I E. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN THE SPECIFICATIONS:ALL STORM DRAIN PIPE - . BEDDING SHALL BE INSTALLED PER DETAIL 28A. . 14 ALL STORM DRAIN PIPES ARE MEASURED FROM CENTER OF STRUCTURES AND ENDS OF FLARED END SECTIONS. . I O.GRADING . . NOTES . 9C. CONNECT DOWN SPOUTS TO DRAIN PIPE (SEE ARCH. . . . . . PLANS FOR EXACT NO. AND LOCATION OF DOWN SPOUTS) 9GREMOVE TOP OF EXISTING DRAINAGE STRUCTURE AND . .CONVERT TO JUNCTION BOX PER DETAIL 20A . 18C CONNECT TO EXISTING STORM DRAIN MANHOLE OR INLET . 18D MATCH EXISTING PAVEMENT ELEVATIONS 23F ADJUST MANHOLE RIM TO MATCH FINISH GRADE . . . 518 LIMITS. OF SAWCUT AND PAVEMENT REMOVAL L, ,j .' - 76A 6" DEPTH OF 1"-1.5" DIAMETER CLEAN RIVER ROCK .. .1 . . 768 CONCRETE SWALE FLOW LINE TO MEET CURB GUTTER PAN CONTRACTOR TO HAND WORK FLOW UNE OF SWALE AND 1F,%"Irr7 UN PAN AS 1%j NOT IMPEDE I'Mir- I-V " w . < I in '00 . I . . . 0 . � . . . V) . . .. . . 5; . . . w . . . . cr_ . . . . . . . . . I., . . [] GRADING DETAILS - - - . . . . . . .. C2y of..R.enton . I . . . . . . . . 14C CONCRETE SWALE IN Planning Division 4 11 I . . . . . . . . . 17C CONCRETE FLUME W/ RIP -RAP TO TOE OF SLOPE . . . . . I . . . . . I . .. . . .. . . I . I . . I . . . . . . . I . 27E STORM DRAIN CLEAN-OUT . . I FEB 2 0 2011 . . . . . . . . . . . . I H AND BEDDING (WSDOT S.)P. B-5, 5.20-00) . SECTION WSDOT S.P. B-70-60-00 . 76C CATCH BASIN TYPE 1 (WSDPT S.P. B-5.20-00) .aInu9y n . . . I . 76D ENHANCED WATER QUALITY TREATMENT DEVICE CONTECH STORMFILTER I . I I WITH CSF MEDIA (SFMH72)X . . . . 4 WSDOT S.P. B-10.60-00) �L I - -'�- t . . . . . . I . . . . . . . I . . --- - . . : . .. . . 0 2011 CO ENGINEERING ASSOCIATES, INC- . . . . . . 4 .. . . . . . . . . . : . . . ' . . o,c-lS,,�.1,,��-,;4��,.,v-�:,-.,,�t-,-,",...Ii'o.,�h'i,,i,�_ljk',�,-*�:�!;�f4�i"L;:i-k�?.",,' CMU1ol MARK DESCRIPTION A❑ 42" GRAB BAR WITH WOOD BACKER, WITH 18" VERTICAL ADDITIONAL FRAMING INFORMATION. BAR A5 REQUIRED. '— GRAB BAR WITH WOOD BACKER 15 TOILET TISSUE DISPENSER i F7 — ==1A7 FilPAPER TOWEL DISPENSER &DISPOSAL PLYWD. DECK OVER NAPKIN DISPOSAL UNIT L — —j 3 UNIT LOCKER, 2 TIER HIGH EXTEND STUDS MTL. STUD JOISTS El(2) 36" WALL MOUNTED SUPPLY ORGANIZER SIDES EXTEND PARTITION MIN. 4" ABOVE CEILING (TYPICAL HAND SOAP DISPENSER SEE STRUCTURAL. HAND GREASE CLEANER DISPENSER SIDE OF TOILET AND MOP BASIN AREAS. COAT RACK TO UNDERSIDE BABY CHANGE TABLE NOTES SIDES WITH SOUND ATTENUATION BLANKETS BETWEEN. EXTEND 1. ALL ITEMS FURNISHED AND INSTALLED BY CONTRACTOR, EXCEPT G, J, L, M, N & P OF ROOF DECK PLYWOOD ATTIC RESISTANT GYPSUM BOARD ON INTERIOR SIDE OF TOILET AND MOP BASIN AREAS_ STOP PLYWD ACCESS HATCH =MS3 GYPSUM BOARD. INFILL 1 112" RIGID INSULATION AT EXTERIOR Q 12'-0" AFF. ABOVE, LOCATE 4 a SP U.N.O.) USE MOISTURE RESISTANT GYPSUM BOARD ON 3 518" MS1 BETWEEN ROOF METAL STUDS @ INTERIOR SIDE OF TOILET AND MOP BASIN Q � TRUSSES wz U � MS4 / 13 \SIM C] • � 1 ACCESS PLATFORM 002 Al SCALE: 118" _ 1'-0" WATER HEATER SEE PLUMBING PLYWOOD ATTIC ACCESS HATCH ABOVE, LOCATE BETWEEN ROOF TRUSSES 11 A6 0 • CMU1 13 FURNACE & '47 DUCTWORK SEE MECHANICAL w =F MS1 SEE ELECTRICAL FOR r "IT" REQUIREMENTS EXTEND WALLS TO UNDERSIDE OF ROOF DECK, SEE STRUCTURAL s UTILITY PLATFORM 00 Al SCALE: va^ = r -o• 1 (2)-3/4" THK. X 4'-0" H. PLYWOOD SHEET WALL TO WALL FOR TELEPHONE/ ELECTRICAL. EQUIP. B.2 LINE OF AREA TO KEEP CLEAR FROM ELECTRICAL ITEMS- PAINTED BY GENERAL CONTRACTOR SAFETY YELLOW PLYWD. DECK OVER MTL. STUD JOISTS SEE STRUCTURAL. 1,_ „ 1,_O„ 6 361-011 A440 DIMENSIONS NOTED "MO" (MASONRY OPENING) TO � DOWNSPOUT TYP. BE INSTALLED WITH ACTUAL FIELD DIMENSIONS OF: CMU1 3-4 MO = 3-4 1/2 x7-4 114 HIGH ® I SEE ROOF PLAN 5'-4" MO = 5'-4 112"x7'-4 114" HIGH I I FOR LOCATIONS..I LINE OF ROOF I I 51-01 I .. I - r 21.0,1 36" X 35" AREA I 00 -1a 08 TO BE PAINTED .` SAFETY YELLOW GAS SERVICE WITH BOLLARDS. • --- • I SEE MECHANICAL SHEETS I 11 4" RAISED GONG. PAD FOR j I F*E. A4co /15 CONDENSER SEE MECHANICAL I a� M S4 A5 AND STRU CTU RAL -- I 6 I f Al USED I 76,_o. ., NVENTOR 1 A5 0 01 r UVtKF1ANCi At3VVt A6 . 1 - 3,-4„ 10'�O" _ 1 a,_�„ rj �,_,� 0,,0„ 101-0" .3'-4' 110 •13A AREA (�F OPTIONAL SPRINKLER it INVENTORY M.O. M.O.- M.O. _ . M.O.... M.O. . M,.O. , M. 09 A7 I WATER SERVICE AND BOLLARDS ,x,_411 2,�a,� ZI.O, i .2 '_0 I 31-4 I 2'_ 109 I DOMESTIC WATER SERVICE WITH i f o i r 01 5'-10" 81•8 114" BOLLARDS. SEE PLUMBING SHEETS 4— zr ffffn1jjijjjj I 24 lfi l7 18 19 23 —.—.—. 25 I111111 5011111L CMU1 I i --- -- i TRENCH DRAIN I SEE STRUCT i I AND PLBG I I A6 0 0 o ELECTRICAL SERVICE W/ BOLLARDS ® SEE ELECTRICAL SHEETS l I %/'/� I ALIGNMENT RACK I Z\,/ ❑ L 0 /.1RECESSED SLAB FIE. I I OUTLINE AND _'k- E3 ® r2'I 8 I i i FLOOR DRAIN SEE i 06 Al Al STRUCT. AND PLBG. I I I NOTE: PAINT ,.., I � ABOVE F.E. I I PERIMETER STEEL 04 ® L — — — J YELLOW TYPICAL a i _ I co D SERVICE • a BAYS 03 MS3 8 ce) '❑ Lo I 108 A6 t o O FLEX] -PAVE SIDE WALK A7 a@ ENTRY AREA I - co 1 I i i i W i cV 01 F.E. CUSTOMER Iw SHOWROOM = 16 z I O2 101 AA A4 w p i ❑. °- � B 1 X12 10, STEP DOWN FROM FINISH FLOO = , W ID i 16 I WOO FORM TYPICAL AT ALL OVERHEAD DO R Zfr , °- TYP OH DOOR JAMB i -SEE STRUCTURAL DRAWINGS w v �I� Afi FLOOR SAFE � ._ z•a 1$ - REFER. 18/A7 GM 1 _ Flo? O.b Afi ° MS3 CD CMU1 21 15 14 13 12 11 - - - - - w-0-0 ww win CDI� ¢ w w 6IQ �w 3 4 0l� 5 6 7 8 is FLOOR PLAN Al SCALE: 1l8" = 1'-0" APRON CONTROL JOINTS dl 10 14 ARE TO BE LOCATED ON I1 A6 THE CENTER OF EACH w A0 Afi A4 PILASTER. (TYP.) SIUP [7a OH DOORS TYP @ SERVICE DOORS z w 15'_4" 01 rIw rL 1121_011 <.1Q QIP aN Icn w X.. KNO X BOX &ALARM STROBE LOCATED 4'41 PER FIRE DEPT. IF REQUIRED KEY DROP BOX REFER. 16/A7 FLEXI-PAVE SIDE WALK ENTRY AREA 9 Xref _F_NORTH.dwg TOILET ROOM ACCESSORIES MARK DESCRIPTION A❑ 42" GRAB BAR WITH WOOD BACKER, WITH 18" VERTICAL ADDITIONAL FRAMING INFORMATION. BAR A5 REQUIRED. a36" GRAB BAR WITH WOOD BACKER CONCRETE MASONRY UNIT WITH HORIZONTAL REINFORCING AT TOILET TISSUE DISPENSER i MIRROR &SHELF -SEE ELEVATIONS FOR SIZE FilPAPER TOWEL DISPENSER &DISPOSAL ElSANITARY NAPKIN DISPOSAL UNIT SIDE ONLY. (NO INSULATION IN INTERIOR WALLS) 3 UNIT LOCKER, 2 TIER HIGH 3 518" METAL STUDS AT 16" O.C. WITH 5/8" GYPSUM BOARD BOTH HANDICAP SIGN El(2) 36" WALL MOUNTED SUPPLY ORGANIZER SIDES EXTEND PARTITION MIN. 4" ABOVE CEILING (TYPICAL HAND SOAP DISPENSER U.N.O.). USE MOISTURE RESISTANT GYPSUM BOARD ON INTERIOR HAND GREASE CLEANER DISPENSER SIDE OF TOILET AND MOP BASIN AREAS. COAT RACK 3 51$" METAL STUDS AT 16" O.C. WITH 518" GYPSUM BOARD BOTH BABY CHANGE TABLE NOTES SIDES WITH SOUND ATTENUATION BLANKETS BETWEEN. EXTEND 1. ALL ITEMS FURNISHED AND INSTALLED BY CONTRACTOR, EXCEPT G, J, L, M, N & P FURNISHED BY OWNER AND INSTALLED BY GENERAL CONTRACTOR 2. PROVIDE WOOD BLOCKING AS REQUIRED FOR MOUNTING ACCESSORIES GENERAL NOTES 1. WALL DIMENSIONS ARE TO FINISH CLEAR DIMENSION. ALL MATERIALS MUST BE FIGURED INTO THE LAYOUT OF THE FRAMING. 2. MASONRY OPENING SHALL BE COORDINATED WITH WINDOW OR DOOR MANUFACTURES REQUIREMENTS. 3_ PLUMBING ROUGH INS ARE CRITICAL FOR ADA CLEARANCES, VERIFY ALL PLUMBING ROUGH INS PRIOR TO INSTALLING ROOM FINISHES. 4 9F NOTE:: 10877 WATSON ROAD REFER TO STRUCTURAL DRAWINGS FOR STUD GAUGES AND PROJECT MANAGERS ADDITIONAL FRAMING INFORMATION. z a E- QJ Q CONCRETE MASONRY UNIT WITH HORIZONTAL REINFORCING AT =MU i 4 . i L--------- J ENLARGED PL SCALE: 1/4" = 1'-0" 47/8 F'-1 VII" STANDARD WALL TYPES 7 112" 2 1/8" 7 5/814 i C4 Of R rr Planning Divisi AUG 13 1010 NOTE:: 10877 WATSON ROAD REFER TO STRUCTURAL DRAWINGS FOR STUD GAUGES AND PROJECT MANAGERS ADDITIONAL FRAMING INFORMATION. z a E- QJ Q CONCRETE MASONRY UNIT WITH HORIZONTAL REINFORCING AT =MU 16" O.C. VERTICALLY. CORE FILL INSULATION ACHIEVING A 4 . MINIMUM 'R VALUE' OF �. PROVIDE SPLIT -FACE UNITS EXTERIOR :.. .a w0U= �7:J0a SIDE ONLY. (NO INSULATION IN INTERIOR WALLS) pwa_j � w � 3 518" METAL STUDS AT 16" O.C. WITH 5/8" GYPSUM BOARD BOTH ¢ao� O1wz CMS1 oqi_a z'ow SIDES EXTEND PARTITION MIN. 4" ABOVE CEILING (TYPICAL � U.N.O.). USE MOISTURE RESISTANT GYPSUM BOARD ON INTERIOR 0u-cz) U� ❑ �aa� SIDE OF TOILET AND MOP BASIN AREAS. ' 3 51$" METAL STUDS AT 16" O.C. WITH 518" GYPSUM BOARD BOTH p fy L) 0 ¢ w <? �MS2 0 SIDES WITH SOUND ATTENUATION BLANKETS BETWEEN. EXTEND :: .€;.�...t.., PARTITION MIN. 4" ABOVE CEILING (TYPICAL U.N.O.) USE MOISTURE a RESISTANT GYPSUM BOARD ON INTERIOR SIDE OF TOILET AND MOP BASIN AREAS_ 1 1/2" METAL STUDS AT 16" O.C. (ON MASONRY WALL) WITH 5/8" =MS3 GYPSUM BOARD. INFILL 1 112" RIGID INSULATION AT EXTERIOR Q mQ3w if WALLS. EXTEND PARTITION MIN. 4" ABOVE CEILING (TYPICAL 4 a SP U.N.O.) USE MOISTURE RESISTANT GYPSUM BOARD ON 3 518" a. �w a- METAL STUDS @ INTERIOR SIDE OF TOILET AND MOP BASIN Q AREAS. wz U 3 518" METAL STUDS AT 16" O.C. WITH 112" PLYWOOD BOTH SIDES, MS4 PAINTED TYPICAL UNLESS NOTED OTHERWISE). 6" METAL STUDS AT 16" O.C. WITH 5/8" GYPSUM BOARD BOTH SIDES MS5sWITH Ei4 SOUND ATTENUATION BLANKETS BETWEEN. EXTEND PARTITION MIN. 4" ABOVE CEILING (TYPICAL U.N.O.) USE MOISTURE RESISTANT GYPSUM BOARD ON INTERIOR SIDE OF TOILET AND MOP BASIN AREAS. FRP BOARD GLUE EDGE TO EDGE OF SUBSTRATE FLOOR TO CLRPj CEILING 7 112" 2 1/8" 7 5/814 i C4 Of R rr Planning Divisi AUG 13 1010 gnA g3g@ 10877 WATSON ROAD ST. LOUIS, MO 63127 PROJECT MANAGERS z a E- QJ Q 0Jz cn Z awl C,zo3 ��c; z uja.oo w0U= �7:J0a �-� (Q) pwa_j � w � ¢ao� O1wz �D oqi_a z'ow �� _v 4 � 0u-cz) U� ❑ �aa� Rm L$ a. owoco p fy L) 0 ¢ w <? �•-� w z a CJ om< a 0w LU zZz Qw0Q www z �a 0 QwmJ = mQ3w if 09 0 �Q<Lu ° SP LLJ Z a❑❑, d g �w a- a Fz w w U _ < o za~ wz U z==o z Z LL W J ui w W o z �. z CD 0 ui 0�r � V ZONE APPROVAL (BY/DATE): VP. CONTR. RM. CM. PROPERTY NO.: 000000 STORE NO.: 0000 JOB NO.: 00000 FILE NAME: L_L_A01 rDU►iG AOR PROJECT NUMBER: 910637 TO PERMIT: DATE: TO BID: DATE: ##-##-## REVISIONS A# DATE: ##-##-## SHEET TITLE: FLOOR PLAN AND DETAILS :n SHEET NUMBER: F1 LO 76'-001 RADIATOR SERVICE - - BAY# 10 - BAY798 BAY#6 BAY#4 12 ! , 1 I i t r i 51 H bpi 1 I I f I 0 SMOKER'S STATION, REFER ITEM 44, SHEET F2 BALANCE&ROTATION BAY#2 I [_SP E I— DI I BAY y U 110 I I I I IE I I I j j I I f ! + II 2 j I ®I 2 2 ! $ I I I l ! I I I 3 0 3 1 1 3 i 120 3 1 1 3 23 i 39 3 14 . , I 33 3 33 33 33 3 I I 33 I I 1 D 5 i 2 -- I 3! ]> I 3 I 120 3 I 2 I I I I 2 2 2 I� I �I I III 11 I III it I III !} I 111 !I I III ►I I I w H11 ^ii H H I H I 111 II I I I II II II I II II II I II I II I 1! 1! li 11 I1 11 J 11 11 I! 11 I 2 1 I 1 1 I MOUNTI I I I I! t r i i 8'-0" ARF. i t 2 rr2 1 IT" . 111111111111111111 I I BAY#9 BAY#7 BAY#5 BAY#3 3 21 BAY#1 - BRAKE SERVICE I AIR CONDITIONING TUNE-UPS JOI SHOCKS & STRUTS I LUBE & OIL - LIFT CONTROL PEDISTALS VENDING I I (TYPICAL) I MACHINE WIT OU LET - I 1 ) ( 2 ) ( 3 ) ( 4 ) ( 5 ) �6 FIXTURE PLAN SCALE: 118" = 1'_O„ 112'-0" i - HOIST KEY H SMART LIFT - SL210i 10,000 Ibs. H SMART LIFT -- SL212i 12,000 Ibs. H ALIGNMENT RACK IN RECESSED SLAB OVERHEAD DOOR LIFT CONTROL PEDESTAL SEE MECHANICAL TRENCH DRAIN. SEE STRUCTURAL AND PLUMBING SHEETS FRAME 50 BSRO 1 CONTR. BSRO 1 CONTR. BSRO 1 HUNTER TOP SETTING RING - SET ELEVATION PER MANUFACTURER'S INSTALLATION INSTRUCTIONS FIN. FLOOR EL: 100'-0° , `LIFT & CONTAINMENT SEE FLOOR PLAN TUBE NOTES: 1) CONTRACTOR SHALL FIELD DETERMINE THE EXACT FINISH FLOOR ELEVATION AT THE HOIST, PER MANUFACTURERS RECOMMENDATION FLOOR SLOPE & JOIST LOCATIONS VARY. 2) HOIST INSTALLER TO BE CERTIFIED BY THE MANUFACTURER. 3) WHEEL SPOTTING DISH, REFER TO MANUFACTURERS RECOMMENDED INSTALLATION INSTRUCTIONS. 4) LIFT CONTROL PEDESTAL PROVIDED BY MANUFACTURER LOCATIONS SHOWN ON 11F1 SEE MECHANICAL DRAWINGS FOR LOCATION. 36'-0" COO 1 o� II•E���� 1■��.�II■+��■I 11//�/i■II I■/��1■■I I■E�i�i■I tw rr r �w 010m! 'I�,r�/i■11 I■E��i/I f■E�■�I r r r r ■tel ��/II■��1 r r ICFiRE UnRiiilim I■,/■■■I wr r wr,�r BMW I■PIR/■■I w r r �rrr gym■ n o E-11 I 0 O II J_ 2'x2' DUCT FLOOR TO I CEILING SEE MECHANICAL C) 0 0 Ic- 0 INVENTORY RACK QUANTITIES CUSTOMER WAITING RACKING FURNISHED BY BSRO &INSTALLED BY CONTRACTOR. SERVICE AREA 4264 cn V w 1857 USED INVENTORY 117 ACCESSORY USE AREAS 430 � a 0 NOT USED -- — KEY STORAGE FUNCTION 0 O O 5TT TIRES 44 1056 0 3TT TIRES 6 86 0 AT TIRES 0 0 0 5 1 PARTS 15 0 675 LF. 2 TOTALS 65 1152 675 LF. BUILDING AREAS S.F. CUSTOMER WAITING 985 SERVICE AREA 4264 INVENTORY 1857 USED INVENTORY 117 ACCESSORY USE AREAS 430 TOTAL BUILDING 7653 NOTE: 3TT RACKS ARE CONSTRUCTED THE SAME AS 5TT RACKS EXCEPT 3'-0" IN LENGTH City () Pets P1aTlr-lin Division AUU 13 @jg t7 I ��_t:'_--3TV/E0 _ Ig @ SHOP EQUIPMENT KEY ST. LOUIS, MO 63127 PROJECT MANAGERS -FURNISHED BY BSRO EXCEPT AS NOTED, ALL ITEMS INSTALLED BY z 0 GENERAL CONTRACTOR #D QTY. DESCRIPTION ELECT. AIR 1 0 NOT USED -- — 2 11 O.H. CORD REEL LIGHT E1 — 3 12 O.H. AIR HOSE REEL — Al 4 0 LUBRIGUN (MOBILE) — — 5 1 SERVICE BENCH — Al 6 2 BRAKE TOOL STAND (MOBILE) — — 7 1 FLAT REPAIR TOOL BASKET — — 8 0 BATTERY CHARGER (MOBILE) E2 9 1 AIR DRYER El Al 1 1 BRAKE SHOP (INSTALLED BY HUNTER) E1 — 11 0 BRAKE BLEEDER (MOBILE) — — 1 1 BRAKE ASSEMBLY WASHER (MOBILE) — A2 1 ELECTRONIC WHEEL BALANCER (INST. BY HUNTER) 1 A) GSP9700 ROAD FORCE E9 Al 0 B) GSP9200 NON -ROAD FORGE E9 — W 1 WHEEL ALIGNMENT COMPUTER (FLOOR MTD E6 — INSTALLED BY HUNTER) 1 1 USED OIL TANK /BENCH — Al 1 1 BULK OIL STORAGE TANK (INSTALLED BY KENDELL) — Al (-SECOND OPTIONAL SHOWN IN PLAN) ❑ z 4 HEAVY DUN CORD REEL E4 -- 1 1 A} RIM CLAMP TIRE CHANGER7U50AX -- Al 047 CNqr- 1 B) RIM CLAMP TIRE CHANGER 9024EX E8 Al 0 NOT USED -- — 2 4 OIL HOSE REEL (INSTALLED BY KENDALL) — — 2 2 MIRRORS [VENDOR SUPPLIED] — — 2 121 1 BATTERY RACK — — 2 1 EYE WASH — — FILE NAME: L L FDWG AOR PROJECT NUMBER SPILL SKID TO PERMIT: DATE: ##-##-## 4 A-15"Hx26"Wx51"L REVISIONS ® DATE: ##-##-## 0 B-10"HX51 "WX51 "L FIXTURE PLAN 2 1 USED ANTIFREEZE TANK (MOBILE) — 2 3 USED OIL RECEPTOR (MOBILE) — — 2 1 USED TIRE CART (MOBILE) — — 2 2 5 HP COMPRESSOR E5 Al 2 0 MOBILE AUTO DIAGNOSTIC MACHINE E2 — 3 2 ROLLING LADDER — — 3 1 ELECTRICAL SYSTEM TESTER (MOBILE) 3 1 MVS CABINET. (91"x32") RUN POWER AND DATA Ep LINES IN POWER POLE TO ROOF DECK IN THE GROMMET CLOSEST TO THE WALL. 2 1 FLOOR MAT DISPENSER ON FRONT OF MVS DESK. -- -- 3 8 MECHANIC'S 700E CABINETS (MOBILE) — — 3 1 WHEEL WEIGHT CAROUSEL — — 3 1 JOB BOARD 48" LONG — — 3 2 1 OF EACH NUT &BOLT BIN — 33 1 PARTS WASHER E1 — 3— 1 STRUT COMPRESSOR (MOBILE) — — 3 1 REFRIGERANT CHARGER (MOBILE) — — 1 TIRE TEST TANK — — 41 1 DOLLY 55 GALLON DRUM — — 4 SHOP FAN E1 — 8 SMART LIFT - SL210i 10,000 Ibs. (SEE HOIST KEY) E3 Al 1 SMART LIFT - SL212i 12,000 Ibs. (SEE HOIST KEY) E3 Al 1 ALIGNMENT RACK IN RECESSED SLAB (SEE HOIST KEY) (INSTAI.. LED BY HUNTER) E3 Al SHOP EQUIPMENT NOTES E7 120V 1PHASE 1POLE 20AMP CKT Al 1/2' DIA AIR E2 120V 1PHASE 1POLE SHOP OUTLET A2 SHOP AIR HOSE E3 208V 1 PHASE 2 POLE 20A E4 120V 1 PHASE 1 POLE 20A DEDICATED GROUND E5 230V 3PHASE 3POLE 30A E6 120V IPHASE 1 POLE 20A ISOLATED GROUND E7 230V 7 PHASE 2POLE 20A E8 120V 1 PHASE 1 POLE 30A E9 208V 1 PHASE 2POLE 10A City () Pets P1aTlr-lin Division AUU 13 @jg t7 I ��_t:'_--3TV/E0 _ Ig @ 10877 WATSON ROAD ST. LOUIS, MO 63127 PROJECT MANAGERS z 0 � E- ❑cia 0-'z 0 cozz< cn9O J w�--F z w0U� a,:¢zu- 0 zip ww�� g7_3 w0�w ��v-•�) z�� z0 wawL ¢mwa Vu.� �z� O ❑ nnn u �m QW�m c� ¢ WLu ,�ZQ�CL 0�Qp ❑ w E3 LL, ��Zz 0wc1a �Ww wz m r� ❑ ❑ J 2 m and w 4-3:OZ GD �QQ° Lu �W I UO g q CL Lu u - Ow= Qa zo Zp-L Z Lu z W w W w >0 W ❑ z 1 0 z cy) z :D 047 CNqr- z Cq ui (FUR REFERENCE ONLY) ZONE APPROVAL (BY/DATE): VP. CONTR. RM. CM. PROPERTY NO.: 000000 STORE NO.: 0000 JOB NO.: 00000 FILE NAME: L L FDWG AOR PROJECT NUMBER 910637 TO PERMIT: DATE: ##-##-## TO BID: DATE: ##-##-## REVISIONS ® DATE: ##-##-## SHEET TITLE: FIXTURE PLAN AND NOTES SHEET NUMBER: �; 3;a:+ii�°x�.�w•.....;w.+.ww.....�!w.�..w«.�r.�.�v.§�a,;Y„�:ytavm ........r w.--..,W..........,....,......v..-_..�.._...._.-........�.«�.��..,,.�....W....�..r �w.n'adww�w.as„+�+w.....��+.�.as�w...u.:a,...,.c,,.,.�:,++..:�"w e.--•.....,._..�..w.....,.w..,._.._._..............,`...............__�....,-.....-•_-•__.�----••____"'-....-..,.�...,_.�-._-_.... ...�..-�. ..-_...----- .� ..�._�._.. COBBLEST ONk VOL 218 PG. 41--44 9 10 10 9'• S � FND, CASED MON. • _ � 14 wooD POLE • WIRE HEIGHT=437.7 s. 4016 47H PL 4024 41H PL' 4024 4TH PL 4028 4TH PL 4034 47H PL 4038 4TH PL 4034 4TH PL 4046 4TH PL Parcel 11657530080 Parcel f 1657530070 Parcel # 1657530060 Parcel # 1657530050 Parcel j 1657530040 Parcel # 1657530030 Parcel #-1657530020 Parcel 1 SLOBODKIN ISRAEL SPEARMON SHAUN 657530010 v • LIEN VINH BARTZ LORI SERNA JEANETTE VU BETTY MIRZOYAN RUBEN g a • � � VASILEV PETKO N a PM �0' ' CB RIM=400.68 r BUILDING HEIGHr=445.2' - •�► BUILDING HEIGHT =� . IE 12"CPEP(E)-397.2 444, CB RIM=40D•68 � IE 12"CPEP(W)=397.1 IE 6"PV N =398.1 c • = • IE 12 CPEP(W)-397.9 -[ I I E - - '-- �-- - - _ J U MEM606 ANN s r CONIC. WAIX o TOP OF LI0=400.87 V sa sO J TOP OF NUT 399.22 i w AVE 4th -w PL b .�,.n. WA-- If ` w _w � W. ` (Publicly Dedicated Road) + C v � ss - _ FOUND TACK AD ss °, Ss ss 8"PVC h 'CORE" LS 30427 BLOW FF 80X TEL RISER ' + SS 1 SSMH RIM=40 T ` -TV RISER +TV VAULT 132 " \ + 8' UTILITY ES T. + _ TMH IM=40126 ti / ~•,� 00900 - -„- .�LA ` • . ; PER PLAT 1 IE 8"PVC(W)�*394.52 FU OF WATER A' i �- iE 6 PVC N =394its. ,f.52 + "CON � "r' � 3 FOUND RC ` 4 CO CON "CON 4"CEJN "CON ' C 2NPE tP 4'CON - - �V, ' r "CORE- LS30427 k _ - - - 6' WOOD FICF, . pe �, $ waaD .,� -589'0'45" ' 200.75 -_� r a -77 ' , " ^� ` - _ •amt 4051- AQ ~~ ___�--• �-_ -407------ _ --w_4 _-f T9E_�1� 49 \ ,� asIT _~-__---"--"- TOP -Or NUT= --047 � � `kc►�' i � �1� C ►, J J,_.-�-- �• ....... , x4o�s9 x �7-4p - '-�__-w -- _4--'RVxI9 -- � I � � , I 450 TACOMA PL NE II `- '----- y �-. ._...�.�52 - _ ` o�x s i i i i5 MAX. • BLDG. SET BACKS •' •••--- • I 10 i 1 Parcel 1657530660 4Q� .16 TOP =_4;§8" 1' f 1 r + KLUDIKOF KIM P --I �► I � � - `. _- Pte` IVIS TOP OF, =398.98 r SSMH RIM=403.50, -iE 'i ENR18"CMP TRACE . ` • ! i ' 07.56 EXTRUDED CURB i 1 J � 446 TACOMA PL NE I Parcel 11657530650 I I VIGIL DIEGO ! I i 408.13 x 407.71 x 407.38 '. / x 408.44 / 6' CHAINLINK FENCE ! I + x406.58 ....,.....,-.. � , .� ` ,.li `.\ `•` ��, � x 404:41 a 48,8911 "CB RIM_403.56 ` i-__ IE 18 -CMP(S)=400,76----... 442 TACOMA PL NE p I , ; ` `.`��' `. 1 IE #8"CMP N = ' d 6 i � Parcel a 1fi57530640 � \ , � SIMKO CHARLES A z i i ``� �`� d I TP •m r 4 CON x 4.12! + I4T c r- . x 408,68 11` x 407.54 �d� `� APPROXIMAT �I PSP&L ESMT> T3 ! p i ' i `\ `\ ` • ^� REG. 5527147 APPROXIMATE i0 4 6 � I � �' 438 TACOMA PL NE i I i �� - `� 1 1D' PSP&L ESMT + \ t . Parcel f1657530630.,`\ ► REG. 7703220874 ol N LOLL DANIEL J !J �.` i `�°9 `\� \` x 406.00 -J \ O O r 4 x409. I a ca le x 409.43 ~�! `� �� `� C *22* lu LOT2I Ij Ui 432 TACOMA PL NE I �� , ` ' \ , t .�• Parcel 11657530620 f `, I TAX PARCEL NO.. 092305-9050 96 • ni VALDIVIA MA LORECEL 4 x 40 .6x AR�4: 53,x00 SQ, FT. OR �.2�6ACRES �'\10' SLOPE & SIDEWALK ; � C:) � \ xES T. REC.7107144462 + C_4 Icio I _ _ - + r. 1 � I H I � ti cc .. �n ,gyp \ 7 21 1 1 At Pic 428 TACOMA PL NE mco + Co Parcel # 1657530610 ; `I `� r �� I N 10 1 GUNDERSON CONTANCE D ; y .a, ``� ``. x 40s• `•I rr--•--•w •-. 1 r 1 1 1 \` \ ` 64 r r f I 735 x f ` x .{18 \ 1- r I 1 1 c3 F* i w i r 409.94 ���� 4� 1 x X407'.62 1 r i • '-•-- I \ WATER METER NOT SOUND i �! 1 r �1 � 1 i i I �• (APPROXIMATE LOC410N) ji 1 1 + � J r INT 152' f I I IA 0 d } I , l 424 TACOMA PL NE r r i 4� 0 `�' T ' I Parcel j 1657530600 , r oA &-0 I + 1 + `N JELKS JOHN H JR 4 Ca1� r 4d4t' x408.70 17.2 I ,. x 410.271- I x 4415.89 Qty$ I 1 ! !! I r x 409.79 r .� f 1 16 CHAWIJLHJffNCE ► 6 0r v caQP114SH FLOOR -411.0 1 k I AT BACK i�F wAll� 1 1 P r t ► f 1 I r � 't r � 4"r fN f 4 -CI f I • x 410.42 J APPROXIMATE x 408.711 /'I r14M.68l i i i I 3 10,.PSP&L ESMT. x , r s"caN REC.# 7703220874TJGNT POLE 6 C4 r ��'CONCRETE BA� � EXTRUDED CURB J r I i+j ` --•' r Jr C:SITE BM I \ r p ra I ELEV.=402.30 •--• I UP r / I 12.8 r / Q ,_.,.....,•. --- •--- � � o ! r 1 / 410.59 .._.. -.-- --'7 -"'�n B' CHAINUNK FMdEto � I x 400.'19 .' ,' CO RIM?403.38 r i 4004 4TH ST / t 0CONCRETE BASE / i Q ; IE 18"CMP( WN)6400.38 E ' r ' Parcel # 0923059103 i NO UGHT POLE MUDED CURB ; r IE 18"CMP(�=400,38 J t / i x407.59 ! 4TH STREET PLAZA LLC I x 4tos4 ► IE 8" CONC.(E)=400.18 ! a 'i 15' MAX. G.`� BAp 0 1 SoVL i r OW x 410,52 • ..-.,...t..,--�.�.- . t I e RIM=409.07 `�� ' END SOF TR�CE '_ TRACE DEi�iH + p r I . TTACE DEP TH IE 18 GMP(E)-405.32 \ - , 1 \ -3.1 +/ EXTRUDED CURB 11 -�3.0 +l \1 1 , f 2' , kms° ►�° °' N89'06'06 200.89' ~ + �� 1 _ IJP SS/a- 7 1 N�9'Ofi'O6 W SET 5/8"RC W k� I r` i 0.01' A z = CONCRETE 'os INGRESS -EGRESS 's C I J 9 (rOOTIN07) BUILDING HEIGHT 421,3' �' �• COMMON U E ' I ��� 'o I m �5 `� w S�',---ACRE ENT s •�L �I �� rfr �- EIC. 8604030885 TRACE DEPTH 1► , `c °- 4020 NE 4TH ST e ; r 4 , `.� \ Parcel f 0923059217 �» ' TRACE DEPTH v,� �•2.3 + f -- l , rr CL GRAPHIC SCALE 4 IX o RENTONS R & S INVESTMENT CO LLC ' DN, -4.4 + -• °� " x � °- r / / 8 SD CONC. PIPE 4L)LL_J 20 0 1 {T 20 40 d ` PARTIALLY OBSTRUCTED103 cn NOT ABLE TO TRACE �� � I + c � I o I 4 �� z F I o, v « c9 END JOT FOUND _ � t � ,� I � ( IN FEET) �' C8 1M W 443.86 f ' ' rr - '`o 1 inch 20 feet IE fi"PVC W) 40126 W IE 8"Pr(SW)=401.21 CB RIM=400.01 ; 8 IE 8"CONC(W)�-399.4 IE 8000NC(SW)=399.3 ! --•-- -•-- - -" 1 Ahc Idth V 0 z r WOOD POLE WIRE HEIGHT=474.3' IND. CASED MON. ELEV.=401.30 TOP OF LID=401.39 TOP OF NUT=399.19 TOP OF FLANGE=401,96 TOP OF NUT=404.56 .I; TOP OF UD=401,31 TOP OF NUT=398.56 SSMH RIM=401.93 IE CL 80PVC CHAN.(N,S,E)=394.08 SIGN { Toa of UD=402-02 � TOP OF 12'0.I =398.12 0 s r� w TBP OF LID -402.17 TOP OF 12"D.I.=398.07 440 UNION AVE NE Parcel # 1023059128 HENRY BUYS ET AL 3 I WOOD POLE WIRE HEIGHT=469.4' SSMH RIM=403.18 f" IE CL $"PVC CHAN.(N,S,E)=393.08 1 . 1 1 1 t i VICINITY MAP:. NTS SITE AREA UTILITY INFORMATION:. WATER SANITARY SEWER STORM SEWER CIN OF RENTON PLANNING/BUILDING/PUBLIC WORKS RENTON CIN HALL -6TH FLOOR 1055 SOUTH GRADY WAY RENTON, WA 98057 (425)430-7298 POWER PUGET SOUND ENERGY 355 110TH AVENUE N.E. BELLEWE, WA 98004 GAS (425)456-2511 PUGET SOUND ENERGY 355 110TH AVENUE N.E. BELLEWE, WA 98004 (425)456-2511 QWEST CUSTOMER SERVICE 1-800-491-0118 BURIED CABLE 811 RECORD LEGAL DESCRIPTION: PARCELI: LOT 2, CITY OF RENTON SHORT PLAT NUMBER 076--81, RECORDED UNDER RECORDING NUMBER 8112039003, IN KING COUNTY, WASHINGTON. PARCEL 2: THOSE CERTAIN EASEMENT RIGHTS OF INGRESS AND EGRESS AS ESTABLISHED BY THAT CERTAIN COMMON USE AGREEMENT RECORDED APRIL 3, 1986 UNDER RECORDING NUMBER 8604030885. 0 t LEGEND] NOTES: • ---�- HORIZONTAL DATUM: N.A.D.83/91 3/29/10 SSMH RIM=402.91 IE 8 PVC(E)=398.81 Schedule B Special E . DQ WATER VALVE TAX PARCEL NO.: 0923059050 REVISION DATE SITE AREA: 53,000 SQ. FT. OR 1.216 ACRES -6 HYDRANT TITLE REPORT: THIS SURVEY WAS PERFORMEb UTILIZING CHICAGO TITLE INSURANCE 1 INDICATES PLOTTABLE EASEMENTS SHOWN ON .MAP, M WATER METER 12--29-2009, UPDATED BY SUPPLEMENTAL COMMITMENT #2 DATED MARCH 26, Q Q MANHOLES (SS/SD) EASEMENT AND THE TERMS AND CONDITIONS THEREOF:0 ?RANTEE: CB PUGET SOUND POWER. & LIGHT COMPANY -07 E-- POWER/UTIUTY POLE PURPOSE: ELECTRIC TRANSMISSION LINE CONSISTING OF GUY WIRE AND ANCHOR GUY ANCHOR RECORDING NUMBER: 5527147 ZONING:' "CAA (COMMERCIAL ARTERIAL) 51, POWER TRANSFORMER SSMH RIM=402.27 (j>EASEMENT AND THE TERMS AND CONDITIONS P T POWER/TELEPHONE VAULT THEREOF: GRANTEE: CITY OF RENTON D POWER METER PURPOSE: REPAIRING, CONSTRUCTING AND MAINTAINING ROADWAY SLOPES AND SIDEWALK o TELEPHONE/TV RISER AREA RECORDING NUMBER: 7107140462 GAS VALVE GAS METER3 UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF: --- STREET LIGHT RANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION DOU LUMINAIRE PURPOSE: ELECTRIC TRANSMISSION AND/OR / R DISTRIBUTION SYSTEM RECORDING NUMBER: 7703220874 x 'SPOT ELEVATION -M SIGN 4. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC © MAILBOX RAILROAD COMPANY: ROCKERY RESERVING AND EXCEPTING FROM SAID LANDS SO MUCH OR SUCH PORTIONS THEREOF AS ARE OR MAY BE MINERAL LANDS OR CONTAIN COAL OR IRON. • CONIFEROUS TREE RECORDING NUMBER: 234123 AMENDED BY RECORDING NUMBER 4450143 * NOT PLOTTABLE DECIDUOUS TREE S. ELIMINATED BY SUPPLEMENTAL COMMITMENT #2, DATED MARCH 26, 2010. t9 FOUND CASED MONUMENT6i(C)ORMD MON USE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF. INGNUMBER: 8604030885 Q SET 5/8" IRON REBAR W/ BLUE REGARDING: ESTABLISHMENT OF INGRESS AND EGRESS OVER, THROUGH AND ACROSS PLASTIC CAP STAMPED P -A -C -E PLS 33127 PORTIONS OF SAID PREMISES AND OTHER PROPERTY UNLESS OTHERWISE STATED. SET TACK/LEAD - 7. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. W/ BRASS WASHER LS 33127 j UNLESS NLES OTHERWISE STATED. ., GENERAL _A D SPE CIA L ZAXES -AND S TAX ACCOUNT NUMBER: 09-45 0-C�0H9ARG 9. TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 4612, -"- �' " ` --- - - - ---••- SUBDIVISION LINES ESTABLISHING AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE IN A "�`~ -•- CENTER LINES I PORTION OF THE SOUTH HIGHLANDS, HEATHER DOWNS, AND MAPLEWOOD SUBBASINS AND ESTA . BUSHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES. PROPERTY LINES RECORDING NUMBER: 9606210966 RIGHT-OF-WAY LINES �._,• ....- ..--w- ,--. LOT LINES ' --�-• -- • -�- MAXIMUM BUILDING SET BACK LINE • • • DITCH LINE w WATER LINE - SS SANITARY SEWER LINE SURVEYORS CERTIFICATION: --" 5O �- '----~-- STORM DRAIN LINE ' G GAS LINE THE UNDERSIGNED BEING A REGISTERED LAND SURVEYOR FOR THE STATE OF WASHINGTON HEREBY UT UNDERGROUND POWER LINES CERTIFIES TO BRIDGESTONE RETAIL OPERATIONS, LLC, A DELAWARE LIABILITY COMPANY, CHICAGO UNDERGROUND TELEPHONE LINES ,LIMITED TITLE INSURANCE COMPANY/SMBC LEASING AND FINANCE, INC. AND JONES LASALLE AMERICAS, LLC AND UN UNDERGROUND CABLE TV LINES . EACH OF. THEIR RESPECTIVE SUCCESSORS AND ASSIGNS, AS OF THE DATE BELOW AS FOLLOWS: Q UNDERGROUND QWEST LINES OVERHEAD POWER LINES "THIS PRINT OF SURVEY ACTUALLY WAS MADE ON TH E GROUND ON FEBRUARY 25, 2010, IN --P oHLACCORDANCE OVERHEAD UTILITY LINES WITH THE "MINIMUM STANDARD REQUIREMENTS FOR ALTA AGSM LAND TITLE SURVEYS" JOINTLY 4 CHAIN LINK FENCE ESTABLISHED AND ADAPTED 8Y THE AMERICAN .LAND TITLE ASSOCIATION ("ALTA"), ( ALTA ), THE AMERICAN CONGRESS -x-x-. x- WIRE FENCE ON SURVEYING AND MAPPING ("ACSM"), AND THE NATIONAL SOCIETY. OF PROFESSIONAL SURVEYORS © _.__- © - ©©•- WOOD FENCE ("NSPS) IN 2005, WITH ACCURACY AND PRECISION REQUIREMENTS MODIFIED TO MEET CURRENT MINIMUM IE CL 811 CHAN•N (,W)=392,77 CONDITIONS NEGOTIATED BETWEEN THE CITY, OWNER AND ARCHITECT, ON CERTAIN S,CONTACT CITY OF RENTON DEVELOPMENT SERVICES AT 425-430-7200, OR BUILDING CODE TECHNICAL INFORMATION AT 425--430-7290. WOOD POLE WIRE HEIGHT =447.0' THE LOCATION AND DESCRIPTION OF ALL SURVEY MARKERS SHOWN HEREON ARE INDICATED ED ON FIELD OBSERVATIONS TAKEN IN FEBRUARY 2010, UNLESS OTHERWISE TOP OF FLANGE=401 .9 TOP OF Nu 1--404.4 WORK PERFORMED IN CONJUNCTION WITH THIS SURVEY UTILIZED THE, FOLLOWING EQUIPMENT AND PROCEDURES: -(A) 2 GEODIMETER 600 SERIES ELECTRONIC TOTAL STATION, MAINTAINED TO THE MANUFACTURERS SPECIFICATIONS PER W.A.C. 30 332-130-100. (B) FIELD TRAVERSE, EXCEEDING REQUIREMENTS SET FORTH IN W.A.C. 332-130-090. ANGULAR AND LINEAR TOLERANCE REQUIREMENTS OF THE STATE IN WHICH THE SUBJECT PROPERTY IS LOCATED, CONTAINS ITEMS 1, 2, 3, 4, 5, 6j-7 (A--C)(IF THERE ARE ANY BUILDINGS), 8, 9 (IF THERE ARE ANY PARKING AREAS), 10 , 11 (A) [11 (B) IF NECESSARY1 12, 13, 14, 161 179 AND 18 OF TABLE A THERETO AND CORRECTLY SHOWS: (1) THERE ARE NO VISIBLE DISCREPANCIES, CONFLICTS, SHORTAGES IN AREA OR BOUNDARY UNE CONFLICTS EXCEPT AS SHOWN ON THE SURVEY; (ii) THE LAND DESCRIBED HEREIN TOGETHER WITH ALL BUILDINGS AND IMPROVEMENTS ' THEREON (THE "PROPERTY") DOES NOT SERVE ANY ADJOINING PROPERTY FOR DRAINAGE, UTILITIES OR INGRESS OR EGRESS EXCEPT AS SHOWN ON THE SURVEY; (iii) THE PROPERTY HAS ACCESS TO AND FROM A DULY DEDICATED AND ACCEPTED PUBLIC ROADWAY; (1v) THIS SURVEY REFLECTS BOUNDARY LINES OF THE LAND, WHICH "CLOSE" BY SURVEY CALCULATIONS; (v) ALL UTILITY SERVICES TO THE PROPERTY EITHER ENTER THE PROPERTY THROUGH ADJOINING PUBLIC STREETS, OR THIS SURVEY SHOWS THE POINT OF ENTRY AND LOCATION OF ANY UTILITY WHICH PASSES THROUGH OR IS LOCATED ON ADJOINING PRIVATE LAND TO THE EXTENT VISIBLE OR KNOWN TO THE UNDERSIGNED; (vi) THE PROPERTY DOES NOT LIE WITH IN AN AREA DESIGNED AS A FLOOD HAZARD AREA BY ANY MAP OR PUBLICATION OF THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT OR THE FEDERAL: EMERGENCY MANAGEMENT AGENCY; AND (vii) . THE PROPERTY AND ONLY THE PROPERTY CONSTITUTES ONE OR MORE SEPARATE AND COMPLETE TAX LOTS. ZONING USE CODE, DENSITY CLASSIFICATIONS, BUILDING RESTRICTIONS AND SETBACK LINES ARE PROPERLY SHOWN HEREON OR A NOTE INDICATING WHOM TO CONTACT FOR THIS INFORMATION. THE UNDERSIGNED HAS RECEIVED AND EXAMINED A COPY OF THE COMMITMENT FOR TITLE INSURANCE NBU NO. 20903799, LOCAL NO. 1298849, DATED DECEMBER 18, 2009, ISSUED BY CHICAGO TITLE INSURANCE COMPANY, WITH RESPECT TO THE PROPERTY, AS WELL AS A COPY OF EACH INSTRUMENT LISTED THEREIN, THE LOCATION OF EACH EXCEPTION SET FORTH IN SUCH COMMITMENT, TO THE EXTENT IT CAN BE LOCATED, HAS (WITH RECORDING REFERENCE AND REFERENCE TO THE EXCEPTION NUMBER OF THE COMMITMENT) BEEN SHOWN HEREON. THE UNDERSIGNED FURTHER CERTIFIES THAT PURSUANT TO THE ACCURACY STANDARDS AS ADOPTED BY ALTA, NSPS, AND ACSM AND IN EFFECT ON THE DATE OF THIS CERTIFICATION, THE SURVEY MEASUREMENTS WERE MADE IN ACCORDANCE WITH THE 'MINIMUM ANGLE, DISTANCE, AND CLOSURE REQUIREMENTS FOR SURVEY MEASUREMENTS WHICH CONTROL LAND BOUNDARIES FOR ALTA/ACSM LAND TITLE SURVEYS'." THIS TOPOGRAPHIC SURVEY DRAWING ACCURATELY PRESENTS SURFACE FEATURES LOCATED DURING THE COURSE OF THIS SURVEY. UNDERGROUND UTILITIES SHOWN HEREON ARE BASED SOLELY UPON • INFORMATION PROVIDED BY OTHERS AND PACE SIGNATURE p �-Y oMento• ' ENGINEERS, INC, DOES NOT ACCEPT. RESPONSIBILITY OR ASSUME LIABILITY FOR THEIR ACCURACY OR COMPLETENESS.. CONTRACTOR /ENGINEERS SHALL VERIFY Planninn DiViSi�r 9 10 IND. CASED MON. EXACT SIZE AND LOCATION PRIOR TO CONSTRUCTION. - - ! - - -"- - -�-- --- --- ELEV.=401.01 CALL FOR LOCATE: UTILITY LOCATION SERVICE: 1--800-424--5555. 17 {SE 128TH Si) ._., Ir* th ...� - � .P as oo foW o a �• :` i CAD/CALC; JRD DRAWN DAB z~P E xxx ADDED 36" SEATTLE WATER TRANSMISSION MAIN NOTES: • ---�- HORIZONTAL DATUM: N.A.D.83/91 3/29/10 SSMH RIM=402.91 IE 8 PVC(E)=398.81 VERTICAL DATUM: N.A.V.D.88 . 3/30/10 IE 8"CONC.(N)=399.01 BENCHMARK: RENTON B.M. ID. RENT1503 ELEVATION= 401.012 IE 6"PVC(W,SW)=399.16 TAX PARCEL NO.: 0923059050 REVISION DATE SITE AREA: 53,000 SQ. FT. OR 1.216 ACRES 4102 NE 4TH ST TITLE REPORT: THIS SURVEY WAS PERFORMEb UTILIZING CHICAGO TITLE INSURANCE Parcel # 1023059374 COMPANY TITLE COMMITMENT NBU NO.: 2003799, LOCAL NO.: 1298849,ISSUED JACKSONS FOOD STORES INC 12--29-2009, UPDATED BY SUPPLEMENTAL COMMITMENT #2 DATED MARCH 26, 201 a. FEMA FLOOD NOTE: THIS PARCEL HAS BEEN DETERMINED TO LIE WITHIN ZONE AXa (AREAS DETERMINED TO BE OUTSIDE 500 -YEAR FLOODPLAIN) AS INDICATED ON FEMA FIRM MAP PANEL 9810F 1725, MAP NUMBER 53033CO981 DATED MAY 161 1995. ZONING:' "CAA (COMMERCIAL ARTERIAL) SETBACKS: 15.00' MAXIMUM BUILDING SET BACK FOR FRONT, SIDE AND REAR. SSMH RIM=402.27 THE MAXIMUM SET BACK OF 15.00 FEET CAN BE REDUCED TO ZERO UP IE CL 811 CHAN•N (,W)=392,77 CONDITIONS NEGOTIATED BETWEEN THE CITY, OWNER AND ARCHITECT, ON CERTAIN S,CONTACT CITY OF RENTON DEVELOPMENT SERVICES AT 425-430-7200, OR BUILDING CODE TECHNICAL INFORMATION AT 425--430-7290. WOOD POLE WIRE HEIGHT =447.0' THE LOCATION AND DESCRIPTION OF ALL SURVEY MARKERS SHOWN HEREON ARE INDICATED ED ON FIELD OBSERVATIONS TAKEN IN FEBRUARY 2010, UNLESS OTHERWISE TOP OF FLANGE=401 .9 TOP OF Nu 1--404.4 WORK PERFORMED IN CONJUNCTION WITH THIS SURVEY UTILIZED THE, FOLLOWING EQUIPMENT AND PROCEDURES: -(A) 2 GEODIMETER 600 SERIES ELECTRONIC TOTAL STATION, MAINTAINED TO THE MANUFACTURERS SPECIFICATIONS PER W.A.C. 30 332-130-100. (B) FIELD TRAVERSE, EXCEEDING REQUIREMENTS SET FORTH IN W.A.C. 332-130-090. ANGULAR AND LINEAR TOLERANCE REQUIREMENTS OF THE STATE IN WHICH THE SUBJECT PROPERTY IS LOCATED, CONTAINS ITEMS 1, 2, 3, 4, 5, 6j-7 (A--C)(IF THERE ARE ANY BUILDINGS), 8, 9 (IF THERE ARE ANY PARKING AREAS), 10 , 11 (A) [11 (B) IF NECESSARY1 12, 13, 14, 161 179 AND 18 OF TABLE A THERETO AND CORRECTLY SHOWS: (1) THERE ARE NO VISIBLE DISCREPANCIES, CONFLICTS, SHORTAGES IN AREA OR BOUNDARY UNE CONFLICTS EXCEPT AS SHOWN ON THE SURVEY; (ii) THE LAND DESCRIBED HEREIN TOGETHER WITH ALL BUILDINGS AND IMPROVEMENTS ' THEREON (THE "PROPERTY") DOES NOT SERVE ANY ADJOINING PROPERTY FOR DRAINAGE, UTILITIES OR INGRESS OR EGRESS EXCEPT AS SHOWN ON THE SURVEY; (iii) THE PROPERTY HAS ACCESS TO AND FROM A DULY DEDICATED AND ACCEPTED PUBLIC ROADWAY; (1v) THIS SURVEY REFLECTS BOUNDARY LINES OF THE LAND, WHICH "CLOSE" BY SURVEY CALCULATIONS; (v) ALL UTILITY SERVICES TO THE PROPERTY EITHER ENTER THE PROPERTY THROUGH ADJOINING PUBLIC STREETS, OR THIS SURVEY SHOWS THE POINT OF ENTRY AND LOCATION OF ANY UTILITY WHICH PASSES THROUGH OR IS LOCATED ON ADJOINING PRIVATE LAND TO THE EXTENT VISIBLE OR KNOWN TO THE UNDERSIGNED; (vi) THE PROPERTY DOES NOT LIE WITH IN AN AREA DESIGNED AS A FLOOD HAZARD AREA BY ANY MAP OR PUBLICATION OF THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT OR THE FEDERAL: EMERGENCY MANAGEMENT AGENCY; AND (vii) . THE PROPERTY AND ONLY THE PROPERTY CONSTITUTES ONE OR MORE SEPARATE AND COMPLETE TAX LOTS. ZONING USE CODE, DENSITY CLASSIFICATIONS, BUILDING RESTRICTIONS AND SETBACK LINES ARE PROPERLY SHOWN HEREON OR A NOTE INDICATING WHOM TO CONTACT FOR THIS INFORMATION. THE UNDERSIGNED HAS RECEIVED AND EXAMINED A COPY OF THE COMMITMENT FOR TITLE INSURANCE NBU NO. 20903799, LOCAL NO. 1298849, DATED DECEMBER 18, 2009, ISSUED BY CHICAGO TITLE INSURANCE COMPANY, WITH RESPECT TO THE PROPERTY, AS WELL AS A COPY OF EACH INSTRUMENT LISTED THEREIN, THE LOCATION OF EACH EXCEPTION SET FORTH IN SUCH COMMITMENT, TO THE EXTENT IT CAN BE LOCATED, HAS (WITH RECORDING REFERENCE AND REFERENCE TO THE EXCEPTION NUMBER OF THE COMMITMENT) BEEN SHOWN HEREON. THE UNDERSIGNED FURTHER CERTIFIES THAT PURSUANT TO THE ACCURACY STANDARDS AS ADOPTED BY ALTA, NSPS, AND ACSM AND IN EFFECT ON THE DATE OF THIS CERTIFICATION, THE SURVEY MEASUREMENTS WERE MADE IN ACCORDANCE WITH THE 'MINIMUM ANGLE, DISTANCE, AND CLOSURE REQUIREMENTS FOR SURVEY MEASUREMENTS WHICH CONTROL LAND BOUNDARIES FOR ALTA/ACSM LAND TITLE SURVEYS'." THIS TOPOGRAPHIC SURVEY DRAWING ACCURATELY PRESENTS SURFACE FEATURES LOCATED DURING THE COURSE OF THIS SURVEY. UNDERGROUND UTILITIES SHOWN HEREON ARE BASED SOLELY UPON • INFORMATION PROVIDED BY OTHERS AND PACE SIGNATURE p �-Y oMento• ' ENGINEERS, INC, DOES NOT ACCEPT. RESPONSIBILITY OR ASSUME LIABILITY FOR THEIR ACCURACY OR COMPLETENESS.. CONTRACTOR /ENGINEERS SHALL VERIFY Planninn DiViSi�r 9 10 IND. CASED MON. EXACT SIZE AND LOCATION PRIOR TO CONSTRUCTION. - - ! - - -"- - -�-- --- --- ELEV.=401.01 CALL FOR LOCATE: UTILITY LOCATION SERVICE: 1--800-424--5555. 17 {SE 128TH Si) ._., Ir* th ...� - � .P as oo foW o a �• :` i CAD/CALC; JRD DRAWN DAB z~P E xxx ADDED 36" SEATTLE WATER TRANSMISSION MAIN 3/14/10 JD REVISED PER BRIDGESTONE RETAIL OPERATIONS COMMENT LETTER 3/29/10 JD REVISED PER SUPPLEMENTAL COMMITMENT #2, DATED 3/26/10 3/30/10 JD ADDED SSMN@ NE AND UNDERGROUND UTILITY TRACING DATA 5/26/10 JD REVISION DATE BY An Engineering Services Company 11205 Kirkland Way, Suite 300 Kirkland, VITA 98033 p. 425-827.20141 f. 425.827,5043 .a+.■•ru■■u■■■r.rsr■re■■■u■.u.re.■rur.....rruru Civil I Structural I Planning I Survey paceengrs.cOm AUG 13 'L010 1 � Lip PORTION OF: SE 1 /4, SE 1/4 SECTION 9, T. 23 N., R. 5 E., W.M. FIRESTONE SITE DATE MARCH 3, 2010 - � JEcr NO. SCALI , " =zo• A.L.T.A. / A.C.S.M. LAND TITLE SURVEY 421 UNION AVENUE NE SURVEY TEAM BD/DB/JDFOR 10367.10 . RENTON, WA FlELO BOOK 623A &EIEC. DWG FILE 10367 -SRV JONES LANG LASALLE AMERICAS, INC. SHEET of 1 4004 4TH ST Purcd f 0923051-1103 `H STREET PSA LLC v i-� m w U J CA 0 L- a - to N z Q 0 to to N 4h m O I SET 0 n U Lu _ �-"a �.,G. �:,..•` .fig °.1q �;s°"Y T�'..5 f{k':��-•i:;3 T �r., Y Y ��'': �'� � vey" S 8 7 �8 •i? - i x304, t,S.. k� "� Ira �-`[•� 'V ' ei, u, -z Le -'.' '` �� �: Ts-. xf _•,�.,. PROVIDED COMPACT PAN= (8.51161 10 REQUIRED 0 ,':. ' .,.? r• f' ,� a3 ; % x 7p„p s �• -._� d":, 5':: A -=a '�1..,-IT _ z ...;�•.'t,:.}, �'.. r3 :'; r,j..h -y "� ^d,z"k 'fir' s�.s `3 'ht �-� 'S' " - ;a ! � ;�� E _rw"y g y .}�€rs*.":s-.•,,:,ter $� S" - � a�• ',1 'h k, kh,- `� 3'.��0., _ s�,iat' kyti t-r�, �'.� h. REQUIRED 1 PROVIDED TOTAL 19 p '-+4 0 0 -.PAN."'aM':�►��el�.�`. \'NY-"' 'S-` k. �: .'$.-a.w,>,,-F E" ,r".,,.0 }2•. 1'eZ `fnb h _ �-"a �.,G. �:,..•` .fig °.1q �;s°"Y T�'..5 f{k':��-•i:;3 T �r., Y Y ��'': �'� � vey" S 8 7 �8 •i? - i x304, t,S.. k� "� Ira �-`[•� 'V ' ei, u, -z Le -'.' 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LE =r 440 UNION AVE NE Parcel # 192 9123 HENRY BUYS ET A M02NE 4TH ST Parcel # 1023059374 ACKS NS FOOD STORES INC L -- SITE BENCHMARK 0 LOCATED TOP OF CUM ALONG UNION AVE. NEAR SOUTHEAST SIDE OF S17E AT ELEV.- 40230 RACE VER7CAI. DATUM: 1N.A.VA.88 BENCHMARK- RENTON B.M. IM RENT1503 B"ATION-401.012 EST/18LlSH NEW TEMPORARY SITE BENCHMARK PRIOR TO DE woo -10N OF Eris IG BENa*ARK. -01 NOTE: SEE AMiTECTURAL PLANS FOR (AMCT LOCATIONS AND DIMENSIONS OF PORqHM RUMPS. VESTIBULE♦ SLOPED PAVING. TRUCK DOCKS. BL% DM U71UTY ENTRANCE LOCATIONS AND PRECISE BUILDLNG DAIS. NOTE: M= IS NOT UnW WIMIN 200 FEff OF A TAKE OR StRML PARKING COUNTS STMM PAI W (91MI 18 REQUIRED 24 PROVIDED COMPACT PAN= (8.51161 0 REQUIRED 0 PROVIDED VAN PAN= (8'X2 1 REQUIRED 1 PROVIDED ACCESSRE PAIN (8'X20') 0 REQUIRED 1 PROVIDED TOTAL 19 REQUIRED 26 PROVIDED SITE: DATA SIZE ARFA: 1.21 GAC:53,004SF o ZONMG CA OVERLAY DISTRICT D BIJLDW COVEUGE 7,654S1" OR 14.4% 3 DOSiMIG PIKiPOSED NPEIiNM 36,1995F 34,329.35SF mpumm Demm 1,869.6.5SF OR 5% IMP0VW POKMAM 64.71 AA& 0. 20' 30' 40' SCALE IN FEET �e�FORE Y\ ONES LEGEND w Q Q mY J () Z LZ_- :.. t --4F n Q uu Z qr- � W `Z It Z N 0 Ld J Q F - L Z e-.- u A f ` C PROPOSED 6 N N ��- BOUNDARY LINE KX En .. Q �.. `. - - RIGHT OF WAY LINE S k Q Z CONCRETE CURB AND GUTTER. w SEE DETAIL 1A/1B. q) BUILDING CONTROL POINT �' Z PROPOSED PARKING SPACES Q Z W C'4 LIMITS OF SIDEWALKS AND CONCRETE APRONS PER 'ARCH. PLANS GENERAL SITE NOTES A. ALL DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED, B. ALL CURB RETURN RADII SHALL BE 3. OR 1O', AS SHOWN TYPICAL ON THIS PLAN, UNLESS OTHERWISE NOTED. C. UNLESS OTHERWISE SHOWN, CALLED OUT O SPECIFIED HEREON OR WITHIN THE SPECIFICATIONS: ALL CURB AND GUTTER ADJACENT TO ASPHALT PAVING SHALL BE INSTALLED PER DETAIL IA. ALL CURBING ADJACENT TO CONCRETE PAVING SHALL BE INSTALLED PER DETAIL 1B. PAVEMENT SHALL BE INSTALLED IN ACCORDANCE WITH DETAIL 8C & 8E OVER THE ENTIRE PARKING LOT AREA AND ALL APPROACH DRIVES. ALL PARKING LOT STRIPING INCLUDING ACCESSIBLE AND VAN ACCESSIBLE SPACES SHALL BE PAINTED PER DETAIL: 9N. D. ALL PARKING LOT SIGN BASE SUPPORTS SHALL BE INSTALLED PER DETAIL 12F. E. ALL ACCESSIBLE PARKING STALLS SHALL HAVE SIGNAGE INSTALLED PER DETAIL 9S. ❑ SITE DETAILS 1A TYPE A CONCRETE CURB AND GUTTER z 1B TYPE B CONCRETE INTEGRAL CURB AND GUTTER 2A PRECAST CONCRETE WHEEL STOP O 3C WHEELCHAIR RAMP IN SIDEWALK (TYPICAL AT EACH DRIVEWAY CURB v RETURN) 3D CONCRETE SIDEWALK SC HEAVY DUTY CONCRETE PAVING (SEE PAVING PLAN) 8E STANDARD DUTY CONCRETE PAVING (SEE PAVING PLAN) 9N 90 DEGREE PARKINGE ACCESSIBLE PARKING AND VAN ACCESSIBLE PARKING SPACE STRIPING 9S ACCESSIBLE / VAN ACCESSIBLE PARKING SIGN 12F SIGN BASE C; z z 5 City of W Renton a 0 SITE NOTES Planning Division ,r 2E TRASH DUMPSTER ENCLOSURE (PER ARCM. PLANS) � r3 2 0 !2011 12D 4' WIDE YELLOW STRIPES, 2'-0" C.C. 0 45' -- (SEE SIZE INDICATED AT SYMBOL) 21A TAPER CURB TO MATCH EXISTING CURB WO It j" � V LRE -2 0 FWN 2 fik I'"- ! W o F- 3 = V 4 NIn t�Q cm Cr - wQQ. :12 E -:z ?4 00 0 ZQcz,m W -j 3W. W) 03 1A TYPE A CONCRETE CURB AND GUTTER z 1B TYPE B CONCRETE INTEGRAL CURB AND GUTTER 2A PRECAST CONCRETE WHEEL STOP O 3C WHEELCHAIR RAMP IN SIDEWALK (TYPICAL AT EACH DRIVEWAY CURB v RETURN) 3D CONCRETE SIDEWALK SC HEAVY DUTY CONCRETE PAVING (SEE PAVING PLAN) 8E STANDARD DUTY CONCRETE PAVING (SEE PAVING PLAN) 9N 90 DEGREE PARKINGE ACCESSIBLE PARKING AND VAN ACCESSIBLE PARKING SPACE STRIPING 9S ACCESSIBLE / VAN ACCESSIBLE PARKING SIGN 12F SIGN BASE C; z z 5 City of W Renton a 0 SITE NOTES Planning Division ,r 2E TRASH DUMPSTER ENCLOSURE (PER ARCM. 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SCALE IN FEET LEGEND /gZVORE ycT0N ONE C1 EXI STI N G I �t �1 WATER VALVE FOUND CASED MONUMENT ENGINEERING AND THE OWNER/DEVELOPER OF ANY CONFLICT OR REQUIRED DEVIATIONS FROM HYDRANT 00mme, IMM4 -1 WATER METER SET 5/8" IRON REBAR W/ BLUE zI '" ` MANHOLES (SS/SD) PLASTIC CAP STAMPED "P -A -C --E PLS 33127„ G. UNLESS OTHERWISE STATED. R r p} is POWER/UTILITY POLE SET TACK/LEAD W/ BRASS WASHER LS 33127 �^ GUY ANCHOR UNLESS OTHERWISE STATED. 22A POINT OF CONNECTION --- WATER SERVICE (PER LOCAL CODES) t� 22H < I TOR Or I.FFj =1D2.'17 TOP 01 12'O.Ir= 398.0' � •� � .,.� .M.�.�......,�,r_. ,.,.. �, „aa.r",.ve ,>.�.. .... _. __ �...a _.•r�.�. __..:�_ w� ..-. a .� --IRACE DEPTH. ---TRACE DEPT[ ! �fmak.. w....»oa.u..w:.x..y . ��a��ny e..w+.ww,....r ..•- 4 _ _ E q �a N89�6' 2ci.89' r' -.,%ji'r � `""'•�. �„ 'S �•" 1: }, �jp� -T Y,-3�t' i : G W .f .' G. u. t} i r •�+'°'mF �r trf q v� ,;i•q ° . r' •F`,�a, !%'r /�'� �..-- ,h•+.i. ,� f... '' ` i_, e • '� 3 {� �r� - ,�'; 4'i�- - lrf c....-._M-.�.....� w `#°' a. & ,�' �'�t tf��.'�t�r ti�•�� i✓'u�"u �3 t f' F �`..."-._ -" � i f •. "'�"+,.., 1'-'� � �y"�, �.w.���r.. .�fir`.r "_,•, �T:{� �3���� ,z�%FSI, � `, ` ,,, • � ��� #.y z'a f.r�af 31Aj .a FL..399.1y6 I BUIFJI�IG 1IGf1T-421> ' �. _:� 6. ►.._ RIM 403.50•, f L_"..� F� - 1Si it •LL IN FD40Q:3cc� ,. t.i ` Esq iir+ r ,.C3. 8" FU-1.01JT/400.1 ' r �.> � c� icy = ffµ • > 'TRACE: DEP'II-1 .� � r`r) fA l,L. t ••� 'C..3 �C• �.�4.,� � � ��^' . l-�a (..,� (L'; � :.ti. F.i� § . "' ,��..'�t' ,.�. �"'. � s is SD C0i� 8 'IC. PIKE.. b � c� PARTIALLY 08STR11C'IED �� `' :SsCS `-� �� �iGT AULF TO- •FRAC'E �} -� - �U 12 04 m C3 bi •' I*r � I a cv - z 4LD m 0 ON �4t �:��sl-F I�IIr1-�4�33r1��IE Ct. 8"PVC SITE BENCHMARK LOCATED TOP OF CURB ALONG UNION AVF= NEAR SOUTHEAST SIDE OF SITE AT ELI=V: 402.30 REFERENCE VER11CAL DATUM: N.A.V.D.88 BENCHMARK: RENTON B,M, ID. RENT1503 ELEVATION -401.012 ESTABUSH NEW - TEMPORARY SITE BENCHMARK PRIOR TO DEMOUTION OF E)QSTING BENCHMARK. 0. SCALE IN FEET LEGEND /gZVORE ycT0N ONE C1 < Lu [0 PROPOSED �.� BOUNDARY LINE ----• - RIGHT OF WAY LINE o j N . STORM DRAIN W N N POST INDICATOR VALVE 04 r, -GAS SERVICE .. SANITARY SEWER SERVICE ' '--� H% -°'4" uNDERGROUND~ELECTRIC SERVICE-�- - �,- - ___ _ _____-_ _ _ _ _-_ _�___� -AL Ld W I* - --UGT UNDERGROUND TELEPHONE SERVICE X"W WATER SERVICE GENERAL. UTILITY NOTES A. ALL. WATER LINES SHALL BE PVC WITH 24" MIN. COVER. B. ALL SANITARY SEWER LINES SHALL BE SDR 35 PVC WITH 24" MIN. COVER, C.. CONTRACTOR SHALL COORDINATE ANY DISRUPTIONS TO EXISTING UTILITY SERVICES WITH ADJACENT PROPERTY OWNERS. D.. ALL ELECTRIC, TELEPHONE AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS ALL "-nHTY DISCONNECTIONS SHALL BE COORDINATED WITH THE DESIGNATED UTILITY COMPANIES. E. CONSTRUCTION SHALL NOT START ON ANY PUBLIC UTIUTY SYSTEM UNTIL WRITTEN APPROVAL SII>1- 402'1 HAS BEEN RECEIVED BY THE ENGINEER FROM THE APPROPRIATE GOVERNING AUTHORITY AND CONTRACTOR HAS BEEN NOTIFIED BY THE ENGINEER. F. PRIOR TO THE CONSTRE ,3CTION OF OR CONNECTION TO ANY STORM DRAIN SANITARY SEWIrEER t II.. CL WPVC' G11i1iN,(11,5,18)=39237 ViOOD POLE TOP 0,' FI.AN,E= 401.9 TOP OF t,1UT=-4014Ar EXI STI N G I �t �1 WATER VALVE FOUND CASED MONUMENT ENGINEERING AND THE OWNER/DEVELOPER OF ANY CONFLICT OR REQUIRED DEVIATIONS FROM HYDRANT 00mme, IMM4 -1 WATER METER SET 5/8" IRON REBAR W/ BLUE zI '" ` MANHOLES (SS/SD) PLASTIC CAP STAMPED "P -A -C --E PLS 33127„ G. UNLESS OTHERWISE STATED. CB '{ POWER/UTILITY POLE SET TACK/LEAD W/ BRASS WASHER LS 33127 �^ GUY ANCHOR UNLESS OTHERWISE STATED. 22A POINT OF CONNECTION --- WATER SERVICE (PER LOCAL CODES) 22H 45' M.J. BEND WITH THRUST BLOCKING (SEE SIZES THIS SHEET) POWER TRANSFORMER 22L SUBDIVISION LINES Y POWER/TELEPHONE VAULT. u::,�w .�. ,:,�xr,..x:',>.�,� ,.:�a�.�,��M �.x, ,s:.�.,.;,N ::;�..��$.. CENTER LINES 22M PROPOSED WATER METER (SEE SIZE THIS SHEET) PROPERTY LINES POINT OF CONNECTION PER LOCAL CODES -- DOMESTIC SERVICE TAP POWER METER *v*. -w... �.« ... .... a.v. RIGHT--OF---WAY LINES c� TELEPHONE /TV RISER OIL/WATER SEPARATOR (PER ARCH. PLANS) c.� -"...,�m� .� GAS VALVE .� :,da«.. ��.aarM.., :k�F' Wi�. II u>a : ,'ac MAXIMUM BUILDING SET BACK LINE POINT OF CONNECTION FOR ELECTRICAL SERVICE (PER ELECTRIC DITCH LINE GAS METER ...�. ._� .dr. , WATER LINE 26A STREET LIGHT SANITARY SEWER LINE ,VD N LUMINAIRE�-ry�° �'�°��.� x�°�.���-� � � � STORM DRAIN LINE SPOT ELEVATION „". .� ��` '�.' d�."" °� GAS LINE a� SIGN Y °= ; ° •A w w r n � , '.... UNDERGROUND POWER LINES ,.. MAILBOX r n..b,=:..:_ uµ,�..,�,��:w UNDERGROUND TELEPHONE LINES ROCKERY a;.++..ca,..,.xs,rao: - -. ac.,.. .w•+'sss, a na- :r• : rxvywa+e:.ur¢ 'tx:.crew 4 UNDERGROUND CABLE TV LINES .,.. .UNDERGROUND QWEST LINES CONIFEROUS TREE �.�,,�...,,�_�.�u�:...-.�.�:,�a�r.�..•�..,�..,,,:.:•�r,.-.ai_-��.,,��.> OVERHEAD POWER LINES � ..�.,-�r�,,.��.a},:�W..���,s-:,..•�:�.K....e.„=>�;...>�«,. OVERHEAD EAD UTILIT'( LINES DECIDUOUS TREE �•.w.. :., ....,x�. �, , �-•. CHAIN LINK FENCE WIRE FENCE WOOD FENCE < Lu [0 PROPOSED �.� BOUNDARY LINE ----• - RIGHT OF WAY LINE o j N . STORM DRAIN W N N POST INDICATOR VALVE 04 r, -GAS SERVICE .. SANITARY SEWER SERVICE ' '--� H% -°'4" uNDERGROUND~ELECTRIC SERVICE-�- - �,- - ___ _ _____-_ _ _ _ _-_ _�___� -AL Ld W I* - --UGT UNDERGROUND TELEPHONE SERVICE X"W WATER SERVICE GENERAL. UTILITY NOTES A. ALL. WATER LINES SHALL BE PVC WITH 24" MIN. COVER. B. ALL SANITARY SEWER LINES SHALL BE SDR 35 PVC WITH 24" MIN. COVER, C.. CONTRACTOR SHALL COORDINATE ANY DISRUPTIONS TO EXISTING UTILITY SERVICES WITH ADJACENT PROPERTY OWNERS. D.. ALL ELECTRIC, TELEPHONE AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS ALL "-nHTY DISCONNECTIONS SHALL BE COORDINATED WITH THE DESIGNATED UTILITY COMPANIES. E. CONSTRUCTION SHALL NOT START ON ANY PUBLIC UTIUTY SYSTEM UNTIL WRITTEN APPROVAL SII>1- 402'1 HAS BEEN RECEIVED BY THE ENGINEER FROM THE APPROPRIATE GOVERNING AUTHORITY AND CONTRACTOR HAS BEEN NOTIFIED BY THE ENGINEER. F. PRIOR TO THE CONSTRE ,3CTION OF OR CONNECTION TO ANY STORM DRAIN SANITARY SEWIrEER t II.. CL WPVC' G11i1iN,(11,5,18)=39237 ViOOD POLE TOP 0,' FI.AN,E= 401.9 TOP OF t,1UT=-4014Ar T I �t 0� Z Z ENGINEERING AND THE OWNER/DEVELOPER OF ANY CONFLICT OR REQUIRED DEVIATIONS FROM C:) -<� 00mme, IMM4 < Lu [0 PROPOSED �.� BOUNDARY LINE ----• - RIGHT OF WAY LINE o j N . STORM DRAIN W N N POST INDICATOR VALVE 04 r, -GAS SERVICE .. SANITARY SEWER SERVICE ' '--� H% -°'4" uNDERGROUND~ELECTRIC SERVICE-�- - �,- - ___ _ _____-_ _ _ _ _-_ _�___� -AL Ld W I* - --UGT UNDERGROUND TELEPHONE SERVICE X"W WATER SERVICE GENERAL. UTILITY NOTES A. ALL. WATER LINES SHALL BE PVC WITH 24" MIN. COVER. B. ALL SANITARY SEWER LINES SHALL BE SDR 35 PVC WITH 24" MIN. COVER, C.. CONTRACTOR SHALL COORDINATE ANY DISRUPTIONS TO EXISTING UTILITY SERVICES WITH ADJACENT PROPERTY OWNERS. D.. ALL ELECTRIC, TELEPHONE AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS ALL "-nHTY DISCONNECTIONS SHALL BE COORDINATED WITH THE DESIGNATED UTILITY COMPANIES. E. CONSTRUCTION SHALL NOT START ON ANY PUBLIC UTIUTY SYSTEM UNTIL WRITTEN APPROVAL SII>1- 402'1 HAS BEEN RECEIVED BY THE ENGINEER FROM THE APPROPRIATE GOVERNING AUTHORITY AND CONTRACTOR HAS BEEN NOTIFIED BY THE ENGINEER. F. PRIOR TO THE CONSTRE ,3CTION OF OR CONNECTION TO ANY STORM DRAIN SANITARY SEWIrEER t II.. CL WPVC' G11i1iN,(11,5,18)=39237 ViOOD POLE TOP 0,' FI.AN,E= 401.9 TOP OF t,1UT=-4014Ar 27A POINT OF CONNECTION FOR GAS SERVICE (PER LOCAL GAS COMPANY � REQUIREMENTS) 27C PROPOSED GAS METER- PER ARCH. PLANS 29A MAINTAIN MIN. 18" VERTICAL SEPARATION z 31A LOCATION FOR THIS UTILITY AS SHOWN IS FOR DRAWING PURPOSES ONLY. CONTRACTOR SHALL VERIFY THE EXACT LOCATION IN FIELD PRIOR TO THE CONSTRUCTION OF THE PROPOSED UTILITY LINE T4 BE CONNECTED, (" CONTRACTOR SHALL NOTIFY CEI ENGINEERING ASSOCIATES INC. IF THE w nc DESIGN AS SHOWN IS NOT ACHIEVABLE. ® UTILITY DETAILS a 29A ASPHLAT STREET OR DRIVEWAY REPAIR i Renton 31C THRUST BRLOCKING Planning Division 40C SANITARY SEWER CLEANOUT 42A WATER LINE TRENCHING AND BEDDING 42B SANITARY SEWER LINE TRENCHING AND BEDDING FEB 2 0 "til 76A WATER CONNECTION 2" WATER SERVICE --- 768 WATER CONNECTION WET -TAP EXISTING MAIN m E o nnt� nrr r�rr+rarrrn.xtn ar WATER MAIN OR ANY OF THE DRY UTIUTIES, THE CONTRACTOR SHALL Ep I XCAVATE, VERIFY AND I 0� ENGINEERING AND THE OWNER/DEVELOPER OF ANY CONFLICT OR REQUIRED DEVIATIONS FROM Cn THE PLAN. NOTIFICATION SHALL BE MADE A MINIMUM OF 48 HOURS PRIOR TO CONSTRUCTION, CEI ENGINEERING AND ITS CLIENTS SHALL BE HELD HARMLESS IN THE 'EVENT THAT THE CONTRACTOR FAILS TO MAKE SUCH NOTIFICATION. G. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN SPECIFICATIONS: ALL WATER UNE FITTINGS SHALL BE INSTALLED WITH THRUST BLOCKING PER DETAIL 31C. ALL WATER LINE PIPE BEDDING SHALL BE INSTALLED PER DETAIL 42A. ALL SANITARY SEWER PIPE BEDDING SHALL BE INSTALLED PER DETAIL 42B. 0 UTILITY NOTES 22A POINT OF CONNECTION --- WATER SERVICE (PER LOCAL CODES) 22H 45' M.J. BEND WITH THRUST BLOCKING (SEE SIZES THIS SHEET) 22L METERED DOMESTIC WATER SERVICE ENTRY PER ARCH. PLANS (SEE SIZES THIS SHEET) C3 22M PROPOSED WATER METER (SEE SIZE THIS SHEET) 22Z POINT OF CONNECTION PER LOCAL CODES -- DOMESTIC SERVICE TAP Ca (SEE SIZES THIS SHEET) 27A POINT OF CONNECTION FOR GAS SERVICE (PER LOCAL GAS COMPANY � REQUIREMENTS) 27C PROPOSED GAS METER- PER ARCH. PLANS 29A MAINTAIN MIN. 18" VERTICAL SEPARATION z 31A LOCATION FOR THIS UTILITY AS SHOWN IS FOR DRAWING PURPOSES ONLY. CONTRACTOR SHALL VERIFY THE EXACT LOCATION IN FIELD PRIOR TO THE CONSTRUCTION OF THE PROPOSED UTILITY LINE T4 BE CONNECTED, (" CONTRACTOR SHALL NOTIFY CEI ENGINEERING ASSOCIATES INC. IF THE w nc DESIGN AS SHOWN IS NOT ACHIEVABLE. ® UTILITY DETAILS a 29A ASPHLAT STREET OR DRIVEWAY REPAIR i Renton 31C THRUST BRLOCKING Planning Division 40C SANITARY SEWER CLEANOUT 42A WATER LINE TRENCHING AND BEDDING 42B SANITARY SEWER LINE TRENCHING AND BEDDING FEB 2 0 "til 76A WATER CONNECTION 2" WATER SERVICE --- 768 WATER CONNECTION WET -TAP EXISTING MAIN m E o nnt� nrr r�rr+rarrrn.xtn ar WATER MAIN OR ANY OF THE DRY UTIUTIES, THE CONTRACTOR SHALL Ep I XCAVATE, VERIFY AND I CALCULATE ALL° POINTS OF CONNECTION AND ALL UTILITY CROSSINGS AND INFORM CEI ENGINEERING AND THE OWNER/DEVELOPER OF ANY CONFLICT OR REQUIRED DEVIATIONS FROM THE PLAN. NOTIFICATION SHALL BE MADE A MINIMUM OF 48 HOURS PRIOR TO CONSTRUCTION, CEI ENGINEERING AND ITS CLIENTS SHALL BE HELD HARMLESS IN THE 'EVENT THAT THE CONTRACTOR FAILS TO MAKE SUCH NOTIFICATION. G. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN SPECIFICATIONS: ALL WATER UNE FITTINGS SHALL BE INSTALLED WITH THRUST BLOCKING PER DETAIL 31C. ALL WATER LINE PIPE BEDDING SHALL BE INSTALLED PER DETAIL 42A. ALL SANITARY SEWER PIPE BEDDING SHALL BE INSTALLED PER DETAIL 42B. 0 UTILITY NOTES 22A POINT OF CONNECTION --- WATER SERVICE (PER LOCAL CODES) 22H 45' M.J. BEND WITH THRUST BLOCKING (SEE SIZES THIS SHEET) 22L METERED DOMESTIC WATER SERVICE ENTRY PER ARCH. PLANS (SEE SIZES THIS SHEET) 22M PROPOSED WATER METER (SEE SIZE THIS SHEET) 22Z POINT OF CONNECTION PER LOCAL CODES -- DOMESTIC SERVICE TAP (SEE SIZES THIS SHEET) c� 23H OIL/WATER SEPARATOR (PER ARCH. PLANS) c.� 23J CONNECT TO EXISTING SANITARY SEWER MANHOLE 24A• POINT OF CONNECTION FOR ELECTRICAL SERVICE (PER ELECTRIC COMPANY REQUIREMENTS) . 24D PROPOSED ELECTRIC TRANSFORMER 26A POINT OF CONNECTION FOR UNDERGROUND TELEPHONE (PER TELEPHONE COMPANY REQUIREMENTS) 27A POINT OF CONNECTION FOR GAS SERVICE (PER LOCAL GAS COMPANY � REQUIREMENTS) 27C PROPOSED GAS METER- PER ARCH. PLANS 29A MAINTAIN MIN. 18" VERTICAL SEPARATION z 31A LOCATION FOR THIS UTILITY AS SHOWN IS FOR DRAWING PURPOSES ONLY. CONTRACTOR SHALL VERIFY THE EXACT LOCATION IN FIELD PRIOR TO THE CONSTRUCTION OF THE PROPOSED UTILITY LINE T4 BE CONNECTED, (" CONTRACTOR SHALL NOTIFY CEI ENGINEERING ASSOCIATES INC. IF THE w nc DESIGN AS SHOWN IS NOT ACHIEVABLE. ® UTILITY DETAILS a 29A ASPHLAT STREET OR DRIVEWAY REPAIR i Renton 31C THRUST BRLOCKING Planning Division 40C SANITARY SEWER CLEANOUT 42A WATER LINE TRENCHING AND BEDDING 42B SANITARY SEWER LINE TRENCHING AND BEDDING FEB 2 0 "til 76A WATER CONNECTION 2" WATER SERVICE --- 768 WATER CONNECTION WET -TAP EXISTING MAIN m E o nnt� nrr r�rr+rarrrn.xtn ar