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LOOKING NORTH WEST ---2600C.pttolA ....... !i<.1~•220 S,,,cramoor<>, c.o.,,;11, 0 EXISTING~ o P~O,OSED --J.,.,,./ .,.lt,.,t\r'rA' .. ~ -'1.Jt·':;~ .. .,..r~ . = = ' 1n<"--- = 0 =e> - ~t. • • C City of Rento Planning Divisio JAN I O .L013 IPJ{§f~~w~ VELMEIR COMPANIES PARTNE:RS IN DCVEWPI.IENT ~ -:c: ~ as Qi:: ~ ...... :s ~ ~ CCI ~ . ~ Qi:: Qi:: ~ ",I- ~ °' \0 '*I:: ALQJST23,2ll12 I l "lJ (') OJ~ :, '< ;;,. 0 c5 -0 JJ <. (l) ci'i' :i -· ..+ 0 0 :, :i ~ 'i ! · I ,• I ' ' -' i\ V, ~ ~ ·~ r ~ i f;:; < ~ < cl ~ 0 cl z 0 z ~ I 0 ~ ~ ~ ~ 0 I. # 10285 CARR RD. & BENSON DRIVE, RENTON, WA ~ --"'---1- [] . I r ' 'r Gl®~t!ll ~®® .. " II I I !I II ii !I II j I I ! • I 11. ii • I, o 1 i I I I l I I • • • .. II'. 1• 1 • II . !I .i J;~ 1111 . ·I 11 ~ 11 ~ •• • I I I I I I II a 111 II I, ' . ~j.~ • 0 I I i I I • '·-.·--. _ _.... ., ~ fMj t;: (0) :z fMj .... = Q ~ ~- "' fMj ,:;:: lg ~ ;111111111e 1 i; 1 1 .. 11·11·• i• ~ 1 i:11~ fl • ·li ' • l 111;~1:11;11 ~i :1:;;1 ht .! )f ·• :I ! ~ g ; ~ I u ii ~ n1 a I <e) I ~ ; g~n· !I ~, 11 I .; lh ~j~·! i a n ~ ,; I ~ Iii!'. ~ Ii! ~ H •• ·~ ~ ji~ 'f i I i i N 3 Ii I, , I ~ I ~ ~ ; I;,, .. I "' ~ -' 5 :i;,, -• ~ i i :,,, I ffl ~ : .. !:I . \ \ \ \ i 11 a ~ ~ ! I ii ni ~ ; ' ' ~ ' N :a i C ! N cl ~ ~ -' " s ~ ~ ': ~ !:I ,! • ! (' 'i i !Id <- )> z -<::> ' ' C (') ;~ 2. 0 :::, .... co o::C <" (!) iii" :, -· r+ 0 0 :::, :I j ., • Iii • Ill ~ I ! ill 1- jg! C) [fiiil 31 -· ~ U) , .. '" ::i '< (f?) )> z 2. 0 ffi -:, -C, <O = -o::O ~ = <. en i:F'.i!!if ~ ~ iii" :I rl I~ ffi -· r+ I ' ' 0 0 ~1·,~ l;jll I 0 u lg :, :I '!!II ! ! . ij Uill ~!~ " 1 ~i ,! ~ • ' • ' 11 ! op ! I i II i ~ 1•1; i I "~ j 12 ~1 ~ fflg II ~ .. ~ i' ni z • ·11 13~ ! i ~ I ~ i, i I, .. ~~ ~ j ' ~! ~ ~·z 'ii ' : ==: II · i m i j Ul n ' l • i 0 ~ p ~ lo I, .• ~ i "' ; I ::o '"r:~ ~ ~ l 12 1 I ::0 l :,d • I ~ I Ii I Ii !i July 10, 2013 To: Attn: Subject: City of Renton 1055 South Grady Way Renton, WA 98057 Rocale Timmons ~ VELMEIR COMPANIES PARTNERS IN DEVELOPMENT Velmeir Retail Pharmacy-Site Modification (Revised) 10712 SE Carr Rd., Renton, WA Project Site Modification -Velmeir Retail Pharmacy We respectfully request the following modifications with justification: o Change the current double drive-thru to a single drive-thru. City of Renton Planning Division JUL l 5 1013 Per a recent specification update our client will be designing all future pharmacies with a single drive-thru. This change will decrease the number of cars that would be stacked behind the two drive-thru' s and expand the bypass area next to the drive-thru thus reducing congestion and allowing better traffic flow and access to the proposed truck loading area. o Non-conforming building set-back. Jeremy Eckert of Foster Pepper contacted Chip Vincent, Planning Director for the City of Renton on June 26th, to discuss the setback issue associated with the project site at SE Carr Road and Benson Drive S. Mr. Vincent agreed that Velmeir may use its existing technical plans for the project on SE Carr Road and Benson Dr. S., although the resulting project may not conform to the City ofRenton's maximum allowed setback. This issue arose when the City of Renton changed the requested right-of-way dedication from 15' to 9' afier Velmeir completed its technical plans for the project site. Mr. Vincent asked that Velmeir reference this issue on the project's site plan. (See attached revised site plan) Thank-you for consideration and feel free to call me with any questions. Sincerely, iJ~ Afi--- Wayne A. Shores Project Manager The Velmeir Companies (248) 985-0348 wshores@velmeir.com "' /• --"""""'""" -~""' M\IERETAL 1.IAc. -RETM. 16,270 sf 1,71Ac. JOO: ~ lftllM, (Col) pARl(ING R(QUIR[D: 41 P,l,RKING PR()ll,IJEO: 69 fft • _. IDl'ACTI:R PAD, SE[ SIIIJCT. DIGS. CXl UDNC'Ml.1 TD RICIOI ,',SA .,._ ... --~~:~~~~ --c= ------~OOC.I --. ..---'' PROPERTY LI ' I ' I i ' l ''1 ' I ' I ---~ ' I ' I ' I i ' I ' ~ ~ ........, ...... JO O • 30 THE Cl1Y OF RENTON HAS REQUESTED THE R.O.W. DEDICATION ALONG BENSON DRIVE AS SHOWN ON THIS PLAN. THIS R.O.W. LINE IS 6 FEET EAST OF THE LINE PREVIOUSLY REQUESTED BY THE Cl1Y ON PRIOR PLANS AND HAS CREATED A NON-CONFORMING BUILDING SETBACK {THE PROPOSED BUILDING EXCEEDS THE MAXIMUM BUILDING SETBACK BY APPROXIMATELY 6 FEET) ALONG BENSON DR. SITE LAYOUT LEGEND """"' ""'"'""' """"' """ DOM! WlilJ('IUT ,.. 81RR[R FREE 1¥,WP 111H trn:CTA!I.£ WAINNG PW£S ..... ..,,. """" .... . ...., "" """"' "'"""' """"" """""'"""" ·-= """""''"""" -"" ............... &I:, ~ /.•' ,·I p.·:·.":,::,:::::::/ ZONED: CA icuHl<lOCOlld PROPOSED ROW LINE EX. ROW LINE CHIROPRACTIC CLINIC ~ ZONED: CA WEST & SON'S T0\\1NG -""" """'"" ..... ~==~ © (~' TRAl$IDI L!NCTH) 1. All TEXT a: FtATIJRES Sl«lWN SCREENED ARE EXISTIHG. SEE SUINEY Pl.AN FOR IIIOR£ COMPLETE DfPCTJON Of £X1STING IWPROVDIENTS. 2. All SITE CONCRETE SHAU. BE DESIGNED FOR A 28 DAY COMPRESSNE SlRENGTli Of J500 PSI. snJ: LAYOUT KEV 16 fEAVI' llUTl BTlllN'.lUS PAVOIEHT, A7 STAl(Wl{) DU1Y BII\MKlllS PAVEMENT, A28 BUTT .mil CONtECIJCN TO EXISTN'i PA','£11()(1, CJ TYPE I o:N:RE!E CUE I! Wl1EII, C4 TYPE 2 COl«:REIE aR! & GUTTER. C9 STAM'.Wm DUTY ca«:mr JOUWAY/f'AVOIO(J, C10 C0NCRrn: TU!HD OOl!I WAIJl(l,l:r, C11 IEAV'I' OOIY C0NCR£Tt: 'IAlD'iY/PAmilOO, C28 caarn: FLUSH T1RllD 00WN 11ALK. CX> COl«::RET£ IIIJ.J(IMY CClffECIDI, C:.11! IMRl:R FREI: CCH:RE1[ IN--UIJ( RAIF, PARKNG DATA SEE to...._ 16 SEE !EAL A7 SEE DEf"l. A2.8 SEE CE"'-C3 SE£ CCTM.. C4 SEE COAi. C9 SEE OCTAL ClB SEE OCTAi. C11 SEE OCTAi. C2.8 stE OCTAL C35 SEE OCTAL CJ6 """'"'"""""" : 2.5 sPACES/1000 UfA {WIK) " 41 US1BI.E Fl~ 1IO """""" ST..a<NG PR(M'.)[D STN<lAAD PMKtlC sPACES PROWEl COMPACT PN!KlNG ""'" """" VNI ,l(;C(SSl!l£ P.w(J(; """' -BNlREI FREI: PARKING """' -""" """" """' - • 5.0 SFW:ES/1000 UfA {\IN) • al • 12,800 SF • 5 sP.ICC'S/fl!NDCW • 62 SPACES (9'"20'} • J SPICES (9',16'} " 2 SPACES (9',ao' .t 8',:20' WIJH e' STRPED ISI.NID) " 2 SPACES (9'"20' WITH 5' smm ""'' . " '1l1l!Uit!. /ltffl$·.U.-K: -~-~u-m.r. (Jl!53J .,,...._ ru (a:Q..,.._-,;:, ~ ------------ -"'"' __ . ~. , , . \ \ , , , , i_ ' _l • \ • I 1 \ , ..v~·· , 1 ' -SC '~-,~ \ ' ' ' • ' • ' ' ' -· --- ~•vJ "' ...... -. ...,. "'"""'"""' -"-'"" ,,) ···""';"" ,::,, ., .. <Cai, ';s,.'. n,,., ") Eles,,l•oe 400 6S' Ro,,o.,. So'-• ' \ . · • "~··~,,,,,.,-\ \ ·,.~-'..~-, .. ~J><U _\ \ I ,:,.r',"'1,. • :;, + -, ~"a.'=° --- _ , ,, ,,_.. , ---ot:-C,f\nr\ r\ ---_ _ _ ~ •. _,_1__L-,.t-' __ I' --FOIi 8l.OAe9 SHOWN ON nE 1l£ .::_,~·~-·,::;'<::, · ',~,.~,C-'~~.:'.S:'\~'cC'i;:: ('_ADci_dfr\ \ E'::P~"'\""\",+·.·.\, \ iflj_ It = ~ ~~~IIULTTO ~ ll • (Sf 176TH} .. ·--• =I ---$ -AU.W o::E, ........ CIIOIIS Pl.NIii. _.....-"""'""I . -= r -""'=--""·' __.. ~ r -------°' : . ----~-I ---.. I ;osm ' ,-~ :::-·---·-. -. -·-I -··-----~ _______ ,. ~ , ..•. -~ --~ CONSTIIUC1lJN PViN REVO a lO -~ ' ~ . '°· "'"'""' a ~" a o --'.. I " "" ""' " • ---I "'"'" --VELM - -~ :.,•.=, . :::;.,,•.'7.;::•_,: EIR RETAIL PHARMACY oa/26/'31 ""' -= LAYOUT PLAN-SITE :::-1 r,....-..- C1.2 • tMJ VELMEIR June 28, 2013 To: Attn: City of Renton I 055 South Grady Way Renton, WA 98057 Rocale Timmons COMPANIES PARTNERS IN DEVELOPMENT Subject: Velmeir Retail Pharmacy -Site Modification 10712 SE Carr Rd., Renton, WA Project Site Modification -Velmeir Retail Pharmacy We respectfully request the following modification with justification: o Change the current double drive-thru to a single drive-thru. Per a recent specification update our client will be designing all future pharmacies with a single drive-thru. This change will decrease the number of cars that would be stacked behind the two drive- thru 'sand expand the bypass area next to the drive-thru thus reducing congestion and allowing better traffic flow and access to the proposed truck loading area. Thank-you for consideration and feel free to call me with any questions. Sincerely, Wayne A. Shores Project Manager The Velmeir Companies (248) 985-0348 wshores@velmeir.com i L S.E. 17,;;H Sf. --------'Ute~ . ~-- H Rm.IE REl'M. 11:iiiU! I.lie. f\lllH SPJaS1RII --- l in-! \ \ se: HEI' Cll-c:19 ... ____ , __ - -"- u~e---CVS pl:..o,.i 16,273 sf ,.n ,c. 1£1Da.o:&-.~ pMKI«, REQUIRED: 41 PARKING PRCMDED: 69 ........... m. ll1UOG Will. TO FllDDI AS A ~"" S[( snu:r. 1111:S. ' I ' I I ' l ----· ' ' ~El£v.»8e ! ! ----._j "' ' '" I ~ ! ' ~i I ~ ' ~ I ' I I ' ~ ii · i· · · _..,.~-l/.:l~!~I! ltl/t I -' ! . ,,,,,._ ,, ~ ~-=~---. . ~ ·,--1 ~ ,,....,__...-• ax,m..,..,,.,J---. .. .... .::" -~~~,------------~-~""+ () -• ..um~ 'i;8 ---: - _,-------. ______ ..:::--•-----~---· s.c. !76TH_ ST. . Q ? '"'""""""" .,, --lo, ,,- ~ ~ """"''°"' XI O • 30 PARKNG DATA ....... ........, """' ----~"""'-STRDl!D PN!Q(l """' -""""' ..... """' - • 2..5 SFWXS/1000 IF,. (1111) • ,1 • 5.0 SPN:ES/1000 IFA (IIIN) • 82 a 12,llDO sr -·- -62 SPICES (S'I201 • 3 SPH:ES (1'.tO ... """"' ..... • 2 SFW:e; (9'"20' ill: e"l20' W!1H B' SIRl'ED ISUHl} """' -..... "" """" """' -TOrAL PMKING """' """"' + ,.. .. . .7-1t-i. A.. -~ -- • 2 SPH:ES {9'l20' W!1H 5' """" """) ... ~ tllff:/,1,a,.--= ----~-!ILi:~·--""" ~·- ~ .. '.""'""8~ ... ~ .. ·-· ... ""'"~ B~ j1) r,...,t,oo, •OOSSS' •C ""--·. "'"I>),....,,.,..., <OCS9" '""°"" s~ .. ISBI) ~- ==-=--------------------------- '°' = Pf'<) 11!1!111 [ ___ -::] c:::=J -~~ ---__ _,. ~--SE-'t'AAR-RA-----· --cZ._ --£ ............. ..,. ±: '·1---. • ,r.1---· -~ u. "' ""' --~-=-~~-• ..J...--~ a~ ~ '""' --, ..-----::::: ::........----\ / '-/----,. 111.1111.11111~ ··r,·' ---- © ---fO 0 ~.:=- I '\, ,u 1EXI'. no.as -saEDED -blSMi. m aM1' PUii R:11 .. CDflm: OfJ"CIOI cr mmc -...as. ~Ojht C 201 J u~ eo.-?Orahon. All Ri<jhts Reserved t. ,u blSIJC Clll!illl IFDOIOIIS 10 ll IEIDO (la1IIC 11115[ CM mB! IDJII. ~ lfflllf: IIWMlEIIS 10 ll UMD 115 IEBUI RS ,a,usQ tulRII.CUI ~ !:L ,u a: caaim: 9111 IE OESDB FOi ,. 21 • (Dl'll£$.9j[ S111JC1H er :mm rs. ------------~ --·=1 CRITERIA CHECKLIST PROJECT O,.TA :... "'= "']'!IIFD I !;71f2Mo:io !I' Wfl[ llttJL-PIIOClll I• ID1'£.M n;1111{rG'f ..... .... -.i/lUX', C11-am-. 'u:i)w-m If' 10 W: OF M roPI. '• Cll'I' IS -..CA 'III IU.lK S£IWX MDIII: CW: lllOO ' ' m....,. INFORIIATION ~--~--.. ~~ -----LOIi l'Cl.E SIZE a "iWlrot-llliJSU -----,--.. ------- -{415)-.. 1IDI SCIQSrJIEIIIIIDIIS[W(Jtpr;lllp-DIIIIClllltmMl_- lilXISCll£Elaltlll1t'IIDID151111:1'-DIIIICI~- Off QF IEfflJI -(425' N:A'A11"1SlliE IO€A1'111SlliE 1HIHSJ.~ ~------- ~ ~ •E~ ..__ '""' 11111 ,r,.. RIii CON:! 11$ mcami tll llE 51'1( !UN J!! 1G 11UI11 ON 1HE City ot ff enton Planning Division ..JUL -2 Z01J fRl fE ({;; lEDW[E © ~ WOAklG DA.'1'8 I YOU DCQ --Dia CAU. 7171 1-800-482-.. ~::... =,l CVS ~iltidi:.C!JY ~cd-2"'31HRU SltfE IWIIEII 10285 NYC CMR RD I. BE~ ~- 1100IJ< "' FIO.B:JT'ff'E:IIBI' !BL""' cs Pln.ECI-69744 DEVELOPER • VELMEIR LOMl'AN IES f'l,,tom la ~~~om -= ."=.':::: -- ARCHJTECl [\NORR '$.JI AA ....... ._~ WTIM'"-~- ENGINEER OF RECORD ~ ,., ___ ,_ --··· ___ ,., ___ ,..,..., .. _ <->-<-10)- SEAL• RE'JISIONS/SUBMITTAI.S: OWNER REVIEW OWN£R """EW OWN£R RE,EW SINGLE DRIVE THRU DRAWING B'I': MIT, JOB NUMBER: 1T1lB 1112~2012 12/04/2012 ro/2a/201J o&/2aZ2013 IE!i 08/2•/2012 12943584 SITE LAYOUT PLAN SHEET NUMBER: SP-1 COMMENTS: NOT ISSUED fOR CONSTRUCTION _J RECEIPT EG00010193 BILLING CONTACT Wayne Shores Velmeir Companies 5757 W MAPLE RD WEST BLOOMFIELD, Ml 48322 REFERENCE NUMBER FEE NAME LUA13-000051 PLAN • Modification Technology Fee Printed On: 7/2/2013 Prepared By: Rocale Timmons --==-----=-:c;... TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: July 02, 2013 CitJtor R Piann;n enton g D1111sion JUL -2 i:;,/j PAYMENT METHOD AMOUNT PAID Check #1366 $100.00 Check #1366 $3.00 SUBTOTAL $103.00 TOTAL $103.00 Page 1 of 1 ... ·. CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: May 1, 2013 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. ,, ___ :_~---·---. --- ' Project Name: LUA (file) Number: Cross-References: AKA's: ----.=.--:..__-_--___ ------------. --:_--_-_-------- Velmeir Retail Pharmacy LUA-13-000051, ECF, SA-A Rocale Timmons . ' Project Manager: ,-------=------------------------------- ' Acceptance Date: . Applicant: 1 Owner: ·· Contact: Ii PID Number: ! ERC Approval Date: ERC Appeal Date: Administrative Approval: i Appeal Period Ends: · Public Hearing Date: ,i Date Appealed to HEX: :I By Whom: ,: HEX Decision: ·. Date Appealed to Council: By Whom: January 17, 2013 Wayne Shores Maillet & Muir Associates Same as applicant 2923059125 February 11, 2013 March 1, 2013 February 19, 2013/ telAY's,'cl.G"""+;,., De£-1S,'b<): 3/ 1<i']13 March 5, 2013 z No J1e,wqffeo.Jper1?:4 end c&,,fc., Date: Date: Council Decision: ------------------------------------';, . Mylar Recording Number: ,:'-------------------------------------~ 11 Project Description: Application requesting Administrative Site Plan Review and Environmental ', :, Review for the construction of a new retail/pharmacy with drive through along with associated H , parking, landscaping and a building pad for a future fast food restaurant. , Location: 10706 & 10712 SE Carr Road : Comments: 2/26/13: Request for reconsideration of Condition of Approval #2. '. 3/18/13: Request for reconsideration approved, condition of approval #2 revised. i ., .1 Denis Law ·. MayO~ Mayl, 2013 • -. . . . : .. 'w;iyne shores· . The Velmeir Companies . ·.57si W Maple Road. . · WestBloomff~Jd, Ml 4.8322 SUBJECT:· . Velmeir R~tailPharmacy . . · LUA13-000051; ECF, SA,A Dear M_r: Shoies: . · This'lett~r is to inform ypu that the appeal periOd ended March 5, 20i3 for the En~ir6nme.nt~1 · (SEPA) Thresh'old.Dete"rminaticin and Ad~inistrative SiteDevelOpmeht Pl~n Review apprcival..NC> .. . ·. appeals were filed, therefcire, this"decisi6nis final ·and applicationJor the appropriately required . perrilits may proceed.. . . . . . The advisory nOt~s .and i:on.ditions dfapproval.Jisted in the City of Renton Reportand [)ecision. .· . dated Februaiy 19, 2013 arid .. the re~ised condition #2 must be adhered to during i:onstructfon· ~nd .· prior to final i~spection: Furthermore, the Administrative Site Deyelopinent Plan Review decision . will expire.two (2) years.fro,;, the date·of°decision. If you are lm·;ible to.finalize the develcipme~t · within the tw~-year ti(nrframe; a single two (2) year extension ,;,ay be req~ested iri writing, . pursuant to.RMC 4-9-200. · · · .· 1n regards tottie vesting otthe above referenced project,'p1e~se be aware'tiiat a~ 10Ag.as the· ·developmerit_of the project confor~s t9 t~e approved plans and l)uilding permits·are s.ubmitted : :-within the rei"evant time Jimits,the zonin·g regulations in effect at the time ·of the original approval .. ·~hall continiie to apply. However, ail constr.uction shall conform tci thE, iriternatiOn.al Bullding Code' and Uniform Fire Ccide ·regula.tions iri force at the time of buil_ding permit ap"plicati6n. ' ' ' . -· ., . . . . .· -' . . . it you have any ·questicins regarding ihe report and decision issued for tl]_is site plan dev~Jopment' .· .. · proposal, please ca'11 me at (425) 430-7219. · ·. · · · · · · · · . . ' . . ' ' . ' ·. Sincerely; · ... · .. ·~···.··.·.··' ·.··i·· .. ·:·.··· ... ·.:.,·": .. · .. ··· ... ··.··~ · .·_· o~a Timm· · ·. · · : .. ·· .·. · . Sen· i Planner .··•· . . · -·· .. · . • . . r .. ··• : •· . . . . ' ~ -. . . . : ;:·· .. '. · .. ·· . ·.· , cc: . . M_aillet & Muir Associates/ bwner(s) . . Gari Kriedt, stev~' Muhsqn_ /.~artY(ies) o"i Reccira- . Renton City Hall·; .1055 Souih Grady Way • R~nion,wa"shingt~n 98057 :. rentoriwa.g.ov ,, . . . r ' . Denis Law· Mayor Ma.rch 18, 2013 Eric Timmer - URS ~orporation · 3950 Sparks Drive SE Grand Rapids, Ml. 49546 Department.of Community and Econo_mic Development · CE"Chip"Vincent, Administrator · .. SUBJECT:. : Velnieir Retail-Pharmacy Reco~~ideration Re~ponse LUA13-000051, ECF, SA-A, MOD, MOD, MOD . ' .. Dear Mr. Timmer, . · This offlce i~ in r~ceipt of youi reconsideration requ~st, dated February25;-20i3 (received February 26, 2013); in which you requested reconsideration of a c;ndition · ' . ~ . . . . from the aboite-mentione_d decision. Your reques_t appe·ars to be in regards to Condition#2within the Report and Decision, dated F~bruary 19, 2013. · · . , -· . The condlti~n is the following: : · . 2:. The applicantshall submit a revised and detail eel landscaping plan complying _with the following: a mixture of trees-, shrubs, and grou·ndcover; trees -. . · . planted at the average minimu~ rate cif one tree per 30 linear feet ~f street . . ' ' . . . . . frontage; shrubs at the minimum rate of one per 20 square feet; and no .. . more than 50 feet between Pc!rkingsfalls and an interior parking Jot landscape area. ·The revised landscape plan, shali b~ submitted fo and ~pp roved by the c:urrerit Pl;rnning Proje~t Mariager prior to constn.ittion permit issuanc.e . . Specificall~ you have requested the condition be revised to remove the requirement for "ho more than SO feet between parking stalls and interior parking lotlaridicaping". . . , . . . . . . . RMC 4:4.070H5, landscaping Regulations, states there shall be no more than so.feet · · between parking stalls and an interio'r parking Jot landscape area. The provision of additional inter!or parking Jot landscaping would .reduce the numbe_r of parking stalls. for the proposed use by approximately four parking st.ails. This would be in exchange for . -approximately 60 square feet of interior parking Jot landscaping. ·The applicant contends that adequate ·landscaping is -p~o~ided within theparking lot .. Additionally, parking spaces are extremely valuable to the applicant's st~re and business m~del and Renton CitY Hall • 1055 South Gr~dy Way ·• · Ren~on, ~ashin9ton 98057 • rentonwa.·g~v ' . . ,. , ,, . ' -Eric TilTlme·r . March 18, 2013 Page 2 Ot 2 the removal of potentially four parking stalls would .be in exc~ang~for such a small · . ~ ' . . . . amount'of landscaping; staff concurs with the applicant's contention that adequate interior par~ing iot landsca~ing is provided on site. RM·c 4-4-070.F require; 25 square feet of landscaping· for each. proposedparking stall. A total of 1, ns square feet of landscaping is required . . . ' ' ' . ' . ' . . . · . based on .the 69 proposed parking stalls. The applicant is proposing a total of 1;844 ... . square feet of landscaping. Andwhil'e in two instances: on·-?ite, there is more.than SO . ' ' . . . . .. feet be"tweeri parking stalls and an inter'ior parking lot landscape ar.ea; the p'arking is .. . . "' ' . ·. . ' ' . . . . . . appropriately screen'ed from surrounding streets by buildings; landscaping, and gateway Jeat~r~s. · Additio,:ially iands~·aping has been th~ughtfully incor~orated intosurface '. . parking.to reduce .the visual impact of the parking area and associated vehicles ... . . . . ~ -· . . . . · T~erefore, Condition 2 w\11 be revised per the f~llowing; . 2 ... The applicant shail subm_it a ·revised and detai_led landsc_apirig plan.complying . wi.th the following: a mixture of frees, shrubs, and groundcover; trees pla.nted at . the average m(nimum rate of one tree ~er 30 linear:feet of street fr~ntage; and .· shrubs at the mini mu~ rat~ of one per 2o squ 9re feeti ana no mere t~an so teet · 1:iet\l,'een fJarkiFig stalls anEl an interior fJarking let lanElsEafle area·. The revised , . . landscape plan shall be _subinitted,to and approved 'by th'e .current Planning· .. Pfoject Manager prior-to ·construction· permit issu11nce. There is no heed for a new appe'al p,eriod to commence in thatthe small change of the . ' . . . . . . ' ' .. . . . . condition .does·not substantively alter the' decisi'on cir the information contained in the body of. the r~port. The appea!'perfodwas h~ld o~eri until.March 5, 2013 atS:00 ~.m. ·. . . .. No appeals were filed . . I hope that th.is clarifies the concerns raised.in your letter. If this office tari pro1,1jde any furthe·r assistance, please feel free to coritai:t the Project Manager, Roca le Timmons, at . , ' . , . . . . . ' '• . •' . . : . . \ . (425) 430,7219. . . . '. ' '. ' ;;,~_u.•·. -4• C.E. "Chip" Vince~t, Administrator . · cc: Jennifer Henning, Current_Plai1n_ing Manager ' ' Rbcale Timmons, Senior Planner' · Parties -~f Record · File LUA13:.000051, ECF, SA-A, MOD; MOD, MOD ~ -· . -. Project Memorandum To: Rocale Timmons -Client: The Velmeir Companies Project Name: Velmeir Retail Pharmacy Location: Renton, WA Senior Planner, City of Renton Project No.: 12943584 From: Eric Timmer -Issue Date: February 25, 2013 Project Engineer, URS Corp. Subject: File Number LUA12-000051, ECF, SA-A, MOD, MOD, MOD Velmeir Retail Pharmacy Reconsideration Request Message: URS Corp, on behalf of The Velmeir Companies, respectfully requests a reconsideration on a comment concerning the landscape plan on page 7 of 27 in the Administrative Site Development Plan Report and Decision for the above referenced project dated Feb. 19'\ 2013. Specifically, the comment stating "there be no more than 50 feet between parking stalls and an interior parking lot landscape area." We request a reconsideration for the following three reasons: I. We intend to meet all other comments concerning the landscape plan including meeting the number of required trees and shrubs. 2. We currently exceed the required landscape area per parking stall requirement(], 725 sft required vs. 1,844 sft provided). 3. A change to the number of parking spaces requires a resubrnittal through the site plan approval process for our client. This opens the entire site back up to their thorough review process. Parking spaces are extremely valuable to each store and to our client's business model and therefore, they carefully consider any changes to the number of parking spaces. Thanks for your continued attention to this project. Signed: Eric Timmer PE URS Corporation ~ f\eo~on C\'f.'J O Qi\fiSIO(\ t)\a.nnlt\9 ,t'o i ~ 1~\l cc: The Velmeir Companies Wayne Shores URS Corp. John VerPlank URS Corporation 3950 Sparks Drive SE Grand Rapids, Ml 49546-2420 T: 616.574.8500 F: 616.574.8542 www.urscorp.com I' ,; .... ~ia~f.\"1~@ M:\Projects\12943584\Correspondence\Letten\Parking Stall Reconsideration Memo doc DEPARTMENT OF COMl\i,..,NITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION ERC MEETING DATE: Project Nome: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: February 19, 2013 Velmeir Retail Pharmacy Maillet & Muir Associates; 12819 SE 38 1h St, #325; Bellevue, WA 98006 Wayne Shores; The Velmeir Companies; 5757 West Maple Rd; West Bloomfield, Ml 48322 LUA13-000051, ECF, SA-A, MOD, MOD, MOD Rocale Timmons, Senior Planner The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review for the construction of a new retail/pharmacy with drive-thru along with associated parking for 69 vehicles, landscaping and a building pad for a future fast food restaurant. The proposed retail/pharmacy building would have a gross. square footage of approximately 16,300 square feet. The proposed structure has been designed to break up large wall planes with piers and. The building cornice has also been stepped to follow the drop in grade along the SE Carr Rd. The proposed structure would be 37 feet from finished floor elevation, at the tallest point of the tower element, located at the southeast corner of the structure. The tower element would be 21 feet above grade at the pedestrian plaza. The site currently contains an existing espresso stand and a 30,000 square foot mixed retail structure which are proposed to be removed/demolished as part of the proposal. The 3.01 acre site is located within the Commercial Corridor (CC) land use designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northwest corner of Benson Rd Sand SE Carr Rd at 10706 SE Carr Rd. Access to the site would be provided via existing curb cuts along· SE Carr Rd and SE 174th St. The applicant is requesting three modifications including: 1.) a street modification to defer street improvements along SE Carr Rd and SE 174th St; 2.) a parking modification to increase the maximum number of allowed parking stalls by 5 parking spaces for a total of 69 stalls; and 3.) another parking modification to reduce the clear maneuvering width in front of the ground level service doors from 45 to 35 feet. There are no critical areas located on site. 10706 & 10713 SE Carr Rd 131,339 SF Project Location Map LUA13-000051 ERC Site Plan Report .. DEPARTMENT OF COMl'vllJNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION ERC MEETING DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: February 19, 2013 Velmeir Retail Pharmacy Maillet & Muir Associates; 12819 SE 38'h St, #325; Bellevue, WA 98006 Wayne Shores; The Velmeir Companies; 5757 West Maple Rd; West Bloomfield, Ml 48322 LUA13-000051, ECF, SA-A, MOD, MOD, MOD Roca le Timmons, Senior Planner The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review for the construction of a new retail/pharmacy with drive-thru along with associated parking for 69 vehicles, landscaping and a building pad for a future fast food restaurant. The proposed retail/pharmacy building would have a gross square footage of approximately 16,300 square feet. The proposed structure has been designed to break up large wall planes with piers and. The building cornice has also been stepped to follow the drop in grade along the SE Carr Rd. The proposed structure would be 37 feet from finished floor elevation, at the tallest point of the tower element, located at the southeast corner of the structure. The tower element would be 21 feet above grade at the pedestrian plaza. The site currently contains an existing espresso stand and a 30,000 square foot mixed retail structure which are proposed to be removed/demolished as part of the proposal. The 3.01 acre site is located within the Commercial Corridor (CC) land use designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northwest corner of Benson Rd Sand SE Carr Rd at 10706 SE Carr Rd. Access to the site would be provided via existing curb cuts along SE Carr Rd and SE 174th St. The applicant is requesting three modifications including: 1.) a street modification to defer street improvements along SE Carr Rd and SE 174th St; 2.) a parking modification to increase the maximum number of allowed parking stalls by 5 parking spaces for a total of 69 stalls; and 3.) another parking modification to reduce the clear maneuvering width in front of the ground level service doors from 45 to 35 feet. There are no critical areas located on site. 10706 & 10713 SE Carr Rd 131,339 SF Project location Map LUA13-000051 ERC Site Plan Report City of Renton Department of Community & ~~anomic Development VELMEIR RETAIL PHARMACY Administrative Site Plan Report & Decision LUA13-000051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 I A. EXHIBITS: Exhibit 1: Velmier Retail Pharmacy Site Plan Report and Decision Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Elevations Exhibit 5: Traffic Report prepared by URS, dated September 21, 2012 Exhibit 6: Environmental "SEPA" Determination Exhibit 7: Drainage Report prepared by URS, dated January 9, 2013 Exhibit 8: Geotei:hnical Report prepared by Terracon, dated January 8, 2013 Exhibit 9: Aerial Photograph I 8. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: Maillet & Muir Associates 12819 SE 38th St, #325 Bellevue, WA 98006 Commercial Arterial (CA) Commercial Corridor (CC) Page 2 of 27 4. Existing Site Use: Approximate 30,000 square foot retail structure and an espresso stand proposed for demolition/removal. 5. Neighborhood Characteristics: The subject property is primarily surrounded by commercial and office uses which include: a. North: b. East: c. South: d. West: 6. Site Area: Medical/Dental Office (CA zone) General Office and Tow Truck Company (CA zone) Mixed Retail and Eating and Drinking Establishments (CA zone) Medical/Dental Office (CA zone) 3.01 acres IC. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Comprehensive Plan N/A 5099 Zoning N/A 5100 Annexation N/A 5327 ERC/Site Plan Report Date 11/01/2004 11/01/2004 03/01/2008 City of Renton Department of Community r .,namic Development VELMEIR RETAIL PHARMACY Administrative Site Plan Report & Decision LUA:. )0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 3 of 27 i D. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by Soos Creek Water and Sewer District. b. Sewer: Sewer service will be provided by Soos Creek Water and Sewer District. c. Surface/Storm Water: There are storm drainage improvements in Benson Drive Sand SE Carr Rd. 2. Streets: There are street improvements in Benson Drive S and SE Carr Rd. There are no street improvements in SE 1741h St. 3. Fire Protection: City of Renton Fire Department E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Development Standards for Commercial Zoning Classifications 2. Chapter 3 Land Use Districts a. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review 6. Chapter 11 Definitions F. ADMINSTRATIVE SITE PLAN REVIEW FINDINGS OF FACT: 1. The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive-thru along with associated parking, landscaping and a building pad for a future fast food restaurant. 2. The scope of the requested Environmental Review includes the retail/pharmacy structure, a potential 4,300 square foot restaurant with drive-thru, and associated infrastructure improvements. 3. The proposed project does not include Site Plan Review for the potential restaurant and would be applied for separately. 4. The proposed retail/pharmacy structure would have a drive-thru pharmacy located on the north side of the proposed building. 5. The building materials vary and are a combination of brick, stucco, glass/aluminum, and stone accents (Exhibit 4). 6. The building roof lines vary through the use of different height parapets, varied cornice shapes, and overhangs at the entry (Exhibit 4). 7. The building entrance is proposed along the western facade of the building with an orientation to the interior surface parking area. ERC/Site Plan Report City of Renton Deportment of Community f "nomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUA:. )0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 4 of 27 8. The proposed redevelopment would replace an existing 30,000 square foot retail building and a 600 square foot espresso stand. 9. The existing structures are proposed to be demolished/removed prior to construction. 10. A total of 69 parking stalls are proposed for the retail pharmacy structure. 11. RMC 4-4-080.F.10 requires the applicant limit the number of parking spaces based on the square footage of the site. The applicant is requesting a parking modification, in order to vary from the parking standards, and increase the number of stalls located on site from the 64 parking space allowance to 69 parking spaces for the retail pharmacy. 12. The proposed structure would be 37 feet from finished floor elevation, at the tallest point of the tower element, located at the southeast corner of the structure. The tower element would be 21 feet above grade at the pedestrian plaza. 13. There are two ground level service doors on the northeast corner of the proposed structure with 35 feet of maneuvering space. 14. RMC 4-4-080.J.5 requires a minimum of 45 feet of clear maneuvering space in front of each door. The applicant is requesting an additional parking modification in order to reduce the required maneuvering space in front of the ground level service doors from 45 to 35 feet. 15. RMC 4-4-060.E requires the applicant build and install street improvements according to the City's minimum design standards for public streets. Additionally, where the existing width for any right-of- way adjacent to the development site is less than the minimum standard, additional right-of-way dedication would be required for the proposed development. 16. The applicant is requesting a street modification in order to defer required street improvements along SE Carr Rd and SE 174'h St. Additionally, the applicant is requesting the removal of the required two- foot right-of-way dedication along SE 174'h St. 17. A 1,200 square foot pedestrian plaza is proposed at the northwest corner of SE Carr Rd and Benson Drive S. 18. The Planning Division of the City of Renton accepted the above master application for review on January 10, 2013 and determined it complete on January 17, 2013. The project complies with the 120- day review period. 19. The property is located within the Commercial Corridor (CC) Comprehensive Plan land use designation and the Commercial Arterial (CA) zoning classification. 20. Access to the site would be provided via existing curb cuts along SE Carr Rd and SE 174'h St. Internal access would be provided along the western boundary through an abutting property. 21. The site slopes from east to west with slopes ranging from 2 to 9 percent. 22. There are no protected trees located on site. 23. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on February 11, 2013, the City's Environmental Review Committee issued a Determination of Non- Significance -Mitigated (DNS-M) (Exhibit 6). A 14-day appeal period will commence on February 15, 2013 and end on March 1, 2013. 24. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. ERC/Site Plan Report City of Renton Depanment of Community f ~nomic Development Administrotive Site Plan Repon & Decision LUAl 10051, SA-A, ECF, MOO, MOO, MOD VELMEIR RETAIL PHARMACY Report of February 19, 2013 Page 5 of 27 25. The proposal requires Site Plan Review. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E: ,/ Objective LU-AAA: Create opportunities for intensive office uses in portions of Commercial Corridor designations including a wide range of business, financial, and professional services supported by service and commercial/retail activities. Policy LU-262. Support the redevelopment of commercial business districts located along principal art.e,ials in the City. Policy LU-264. New development in Commercial Corridor designated areas should be encouraged to implement uniform site standards, including: 1) Parking preferably at the rear of the building, or on the side as a second choice; 2) Setbacks that would allow incorporating a landscape buffer; Front setback without frontage street or driveway between building and sidewalk; and 3) Common signage and lighting system. Policy LU-266. Development within defined activity nodes should be subject to additional design guidelines as delineated in the development standards. Policy LU-268. Public amenity features (e.g. plazas, recreation areas) should be encouraged as part of new development or redevelopment. Density: Per RMC 4-2-120A the allowed density range in the CA zoning classification is a minimum of 20 dwelling units per net acre (du/ac) up to a maximum of 60 du/ac. Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. Not applicable. Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CA zone, is 5,000 square feet. Not applicable. Setbacks: Per RMC 4-2-120A the CA zoning classification requires a minimum front yard setback of 10 feet which may be reduced to zero feet during the site plan development review process, provided blank walls are not located within the reduced setback. There is a maximum front yard setback of 15 feet. The CA zone hos no rear or side yard setback except 15 feet if lot abuts or is adjacent ta a residential zone. The following table contains setbacks for the proposed structures: South Front Yard Setback ERC/Site Plan Report West Side Setback Yard East Side Yard Along- a-Street Setback North Setback Rear Yard City of Renton Department of Community I' -inomic Development Administrative Site Pion Report & Decision VELMEIR RETAIL PHARMACY LUA:. J0051, SA-A, ECF, MOO, MOO, MOD Report of February 19, 2013 Page 6 of 27 I 20 feet I 162 feet I 10 feet I 193 feet I The proposed structure exceeds the maximum 15-foot front yard setback. RMC 4-2-120C states that the maximum front yard setback may be modified by the Reviewing Official through the site development plan review process if the applicant can demonstrate that the site development plan meets the following criteria: a. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and supporting alternatives to single occupant vehicle {SOV) transportation; and b. Creates a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. City staff has requested the applicant accommodate a future right-of-way improvement project along SE Carr Rd which would require the City to acquire an additional 10 feet. The 10 feet would be in addition to the required 15 foot right-of-way dedication needed in order to comply with the current street standards outlined in RMC 4-6-060. The applicant has setback the building 10 feet from the future right-of-way dedication, a total of 20 feet from the new property line along SE Carr Rd after the required 15-foot right-of-way dedication. The increased setback would allow the City to acquire the necessary right-of-way in the future and have an adequate setback from a future public sidewalk. Therefore, staff supports the modification to increase the front yard setback to 20 feet. Building Height: Per RMC 4-2-120A building height is restricted to 50 feet unless a conditional use permit is obtained. The proposed structure would be 37 feet from finished floor elevation, at the tallest point of the tower element, located at the southeast corner of the structure. The tower element would be 21 feet above grade at the pedestrian plaza. The proposal complies with the height requirements of the zone. Building Standards: Per RMC 4-2-120A the allowed lot coverage is 65 percent for proposals within the CA classification. The proposed building would have a footprint of 16,300 square feet on the 131,339 square foot commercial building pad resulting in a building lot coverage of approximately 14 percent. Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways or those projects with reduced setbacks. A conceptual landscape plan was submitted with the project application (Exhibit 3). The applicant is proposing a 20-foot onsite landscape strip along SE Carr Rd, 10 feet along Benson Drive S. A separate landscape plan for the future restaurant would be submitted under a separate application. RMC 4-4- 070.F also requires 25 square feet of landscaping for each proposed parking stall. A total of 1,725 square feet of landscaping is required based on the 69 proposed parking stalls. The applicant is ERC/Site Plan Report City of Renton .Department of Community f .,nomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUA. J0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 7 of 27 proposing a total of 1,844 square feet of landscaping. Landscaping is required to be dispersed throughout the parking area and must include a mixture of trees, shrubs, and groundcover. The landscape plan did not provide detail for types of vegetation proposed. Additionally, trees were not proposed to be planted at the average minimum rate of one tree per 30 lineal feet of street frontage. The conceptual landscape plan also does not depict shrubs at the minimum rate of one per 20 square feet of landscaped area. Finally the code requires there be no more than 50 feet between parking stalls and an interior parking lot landscape area. The conceptual landscape plan does not comply with this requirement. Staff recommends, as a condition of approval, the applicant submit a revised and detailed landscape plan complying with the following: a mixture of trees, shrubs, and groundcover; trees planted at the average minimum rate of one tree per 30 lineal fe~t of street frontage; shrubs at the minimum rate of one per 20 square feet; and no more than 50 feet between parking stalls and an interior parking lot landscape area. The revised landscape plan, shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance. 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. 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 Project Manager prior to temporary occupancy permit. Refuse and Recyclables: Per RMC 4-4-090 for retail uses require 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 o total minimum area of 100 square feet. Based on the proposed gross floor area of 16,300 square feet for the new building, a minimum of 82 square feet of recyclable deposit areas would be required and a minimum of 163 square feet of refuse deposit areas would be required. The location of the refuse and recyclable areas are located · within the building adjacent to the receiving area at the northeast corner of the structure. Only the truck loading would be exterior to the building. The square footage of the proposed refuse and recycle area wasn't noted on the proposed floor plan. Therefore compliance with the square footage requirement could not be determined. Staff recommends as a condition of approval, the applicant submit a detailed floorplan, notating the square footage of the proposed refuse and recycle area prior to building permit approval. The detailed floorplan shall be submitted to, and approved by, the Current Planning Project Manager, prior to building permit approval. Vehicles: Per RMC4-2-120 a connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. This section of code is intended to provide vehicular connections to abutting commercial uses. The proposal is bordered by right-of-way to the north, south, and the east. An existing chiropractor office abuts the site to the west. There is currently an established access point shared by the abutting property to the west that would be maintained and not affected by the proposal. Critical Areas: Not applicable. Parking: Drive-through facilities shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5 ERC/Site Plan Report City of Renton Department of Community f riomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUA~ )0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 8 of 27 stacking spaces per window are required unless otherwise determined by the Planning Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. 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 would be applicable to the site: Use Net Sguare Footage of Use Ratio Reguired Spaces Retail Sales 16,300 SF Min: 2.5 spaces/ 1,000 SF Min:41 Max: 5 spaces/ 1,000 SF Max: 82 Based on these use requirements, a minimum of 41 to a maximum of 82 parking spaces would be required to meet code. The applicant proposed to provide a total of 69 spaces which is within the allowable range .. Modification Request The applicant has requested a parking modification, in order to vary from the parking standards, and increase the number of stalls located on site from what was thought to be a 64 parking space allowance to 69 parking spaces. However, the parking modification requested for the number of stalls is not needed at this time as the proposed number of spaces falls 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. Sidewalks, Pathways, and Pedestrian Easements: The applicant has proposed pedestrian pathways to the future development/restaurant to the north of the proposed structure. Pedestrian access has also been provided from the proposed structure to the existing medical office to the west via the public sidewalk along SE Carr Rd. The applicant has not proposed pedestrian connections to the sidewalk within SE 174th St. However, the applicant has indicated that a proposal for a future restaurant is likely to come in for land use approval under a separate application for the western portion of the property. At that time of the future land use application pedestrian connections would be required to SE 174'h St. ERC/Site Plan Report City of Renton Department of Community r ~nomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUA. J0051, SA-A, ECF, MOO, MOD, MOD Report of February 19, 2013 Page 9 of 27 ../ Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: Due to the difference between the finished floor elevation of the Partial proposed building and the elevation of the SE Carr Rd and Benson Drive S intersection Compliance (approximately 16-feet lower), the applicant placed the front entry along the southern With The fa~ade and oriented the building to the interior surface parking lot. However, a mutual Standard relationship between SE Carr Rd and the proposed structure is maintained including clear visibility, pedestrian accessibility, and pedestrian amenities within a proposed plaza area at the intersection of Benson Drive Sand SE Carr Rd. Therefore, the proposal complies with the intent and guidelines of this standard. Standard: Buildings with residential uses located at the street level shall be set back from N/A the sidewalk a minimum of ten feet (10') and feature substantiol landscaping between the sidewalk and the building or 1 have the ground floor residential uses raised above street level for residents privacy. ':fi~~!~ff/~!~dj;~;~J::~~'t?~,~~it~,~~'~f~jli~'.f~};~f~;iftj~,;~i~;/tb?~i~lJt1htftJjure]ih~tlijfil1i1; ;entriesfuitlier. the ;pedestrian. natuii!":of the.J;ontintj sidewalk and.the. urban. ·chari:u:tei,of the. district.:: .-.•.. ; . l~'~i~~llft~~t!if r1~g?~i!;:~itifr!~~:~¥~~~)?/~t~:Wf~~:tt!if~~:t~iii·1~~g~~Jt:.}J£td·tftJ~~'! '!P~ir:~j:.i!;~b·~_·;.:ai~~if i_Sp~~1e,.::/~~1iip£(0i :,J!Jr~~w}fvi,i!;~rit1?,{ftj,1JYt~~~!ti,~tti~a;~111t,µt,1~~i'{f l~~~:r~,i~zJ;~~;J~{~:c:lrJni~, ,:~.~t~ltizq.I,tii~if :t~,~,1if f w~~;r,1~::~1/~{~i!fii\1<,,.eir~i§i1?~;?i}Jf/,~tiii'§(i&l 3?ilf 15i'pJ~yii!1 •,an .s a .·en ance,;t e•:oye~a ._qua 1ty·o .. :t e.pe estnan:expenence:on•t e;s1teNi.ji//l/}1'."i•"i!ft:H,;i,c:,;;,11:1i/ii::J!iilO'/'~il'" Standard: A primary entronce 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-scole elements. Staff Comment: Due to the difference between the finished floor elevation of the proposed building and the elevation of the intersection (approximately 16-feet lower), the applicant placed the front entry along the southern fa~ade and oriented to the interior surface Not parking lot. The primary entrance incorporates large sliding entry doors, a trellis element, Compliant an awning, and differentiation in roof elements. The enhanced architectural elements, at With The the primary entrance, increase visibility as viewed from SE Carr Rd and pedestrian Standard connections make the primary entrance convenient for pedestrians to access. While the entry is not located along the street, the applicant is proposing a tower element at the intersection, along with the proposed pedestrian plaza, which serves as a focal point along the street and allows space for social interaction. The proposed tower element and pedestrian plaza enhances the overall quality of the pedestrian experience on the site and perpetuates the intended urban character of the district. Therefore, the proposal complies with the intent and guidelines of this standard. ../ Standard: A primory entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornomentol lighting. N/A Standard Building entries from a street shall be clearly marked with conopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-holf feet {4-1/2') wide (illustration below). Buildings that are taller than thirty feet {30') in height shall also ensure that the weother protection is proportional to the distonce above ground level. N/A Standard: Building entries from a parking lot sholl be subordinate to those related to the street. ERC/Site Plan Report City of Renton Department of Community r 'nomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUA:.. J0051, SA-A, ECF, MOO, MOO, MOO Report of February 19, 2013 Page 10 of 27 Partial Compliance With Standard N/A N/A Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Staff Comment: Due to the difference between the finished floor elevation of the proposed building and the elevation of the intersection (approximately 16-feet lower), the applicant placed the front entry along the southern fa,ade and oriented the structure to the interior surface parking lot. While the entry is not located along the street, the applicant has provided windows along the street facades. As a result of certain building functions which are not suitable for public view, the applicant is proposing window display areas within certain windows including those windows abutting the proposed pedestrian plaza area. The proposal complies with the intent and guidelines of this standard. Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a cpurtyard or garden that is accessible from the street. IIIEDl!li]f!1~~ii~f;S;:~~~ ,/ Standard: At least one of the [Pl/owing design elements shp/1 be considered to promPte a transition to surrounding uses: (a) Building proportions, including step-backs on upper levels; (b) Building articulation to divide a larger architectural element into smaller increments; or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk. and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. '4· Service'ElemeniLocation arid Design"''''. :\ii:.,,;.1,1: :,· '·' ·,,· •:)"'>':t .:· . : '.·.''t': •, ·. :-~,,;: · ·. ·.· :, ,-,~~e'ni: :,,,·. redu,l·ihi{ifteritidi ''n'l'aii~e, iiiitr&ttiHJX 1~i'vite Ai&J~t; /i.e.i,httiie. -~~Yeptaclesi 1oadi11ff 1lfff/rt: ,om,~~w1J,~~j~(~J)ir;!f~li:i~!~;t~~Itifitr1lfi{(!!~i~t,~~:·::0~~fjin;:i!~'fff~~~1:1f1~.~rn~ ,·i;Jiiieii';;';~~1s~Ni~;·~iJwllnts i~iillbJ~ft;;;re,;Mif~'rl/'t!ih'a'ibi:~tell}a;'/'1,i,f:;;;;;;-;,t'tkiJikdesi'ffJ;arid ai:irii '_·:"" · •.• ;,1r.-:'1:l.:,, .. .,:1.,:: .• '" 't;~·:,:·:i;·_, •. :--~ -,.,·C.:4;,:::.:··.'.::'·1,:c,., ... ··:,i~::.:;._f •. ,-.'. _.;_'':·;· ... ~~: .... ,_·• ._' • ,, ., ... ~,··;,;. , .. ,. •, , •-,c,.,,._.,. -· .-., ••. 'abutting:uses•are)riiniinized:.[Tlfe impdcts·of serJ,ice7 eleinerits' shall be mitigtite'd).iiith 'ltindsi::dping and. On, :_~Hd~~t1r~W?th:fen~.ifi~)A:bi 1S)ii61d~;'.2,J}luiAifYitnJtJf)b/ir;;;r;iii;:~;1)_~1-;*11H~;;11;;;::;~:-'····::::::~1t1~:~f~!'.i;:",:'·i>:;:-:'. :'.:\~}:if:;i~i;:\.;: '.'._·:: .... '.;?~? ,/ ,/ ,;' N/A 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. 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. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. ERC/Site Plan Report City of Renton Department of Community 8 VELMEIR RETAIL PHARMACY ,omic Development Administrative Site Plan Report & Decision LUA1. .10051, SA-A, ECF, MOO, MOD, MOD Report of February 19, 2013 Page 11 of 27 ,~-?{~#!~~~Y1t}'.!)~i~:;!!r)i/JJ:t1!.::_ti/i!J/!r 1ilQ~\:::·i,;;iJ!t1·:.}i~iF;11'.}~;::';:;\i}Itf;./J:JJ!ti:\;?·i~J8/!{!/1/;f!i~.j1{·.;:,::}~f(! ,::.t/:/::!;'.ii1~t;;;!'.i,:btj,f!-)i~~f,i~:W:/:'1)!/:i:)iif1, }}~.t,//:~: 1~:~z~1{~~r :~ir~f ;;;~~i:wf 1JrtJfl'f 1£~~it~i~:r~~1~;f fw~J;f §iWw~vFft~zt1i~1~ir~~iif ~~~:1: '.~!::~~!~f ii:~tf ~;f t1it:1,!~,~~1~:~1~tt:ttt~:::;i~~Jt f ~~~1:;;;?,~il~rt;:~;:J;::;:i?t:&t i,g1f~,ii~~J{~yfAffjr:{ffffF,~~jgft~fi~J1fffc~1~fif~#~:f &b;;t1~~t!~~;~}»ii,ttf:!~f{:i1t'.;~~i ../ Standard: Developments located ot district gateways shall be marked with visually prominent features. ../ Standard Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. 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/; Neighborhood or district entry identification (commercial signs do not qualify). 'lfit ,//;;,'i:.i 1 en el':tan /. J,l~p:1·-~ qg.f?;t,1;·"~'[ 's•m' ,on,•11 ···n.·· !='!:' /;iJJ ~:i(ciffi. 'Jl1 1dV31 tiMieSii '1ciiJifF.tOtfief:i n ,·M!/ ... ;an ~JJi .. '.!! .ffi'-il> -~;··T·" ,, J.,.,,~;wfl 1:l.:'''iW ,_,it encourbutihY.~cPec!1tfVF;}/:'1ifl~jf~iJUCiif'··tth~) ~!!,,!1111fJ'.'Hlf!!L~1,1,ut1t,1Ql!E!!!'IP4irn1;;;1':! vtronme mmntommg contiguous, street' . [!!ifitf,1l!f:JJiil,ijj3t~ilit1Jfo1:Th~Ji.:)i'·'l!fJi!li.'lif#.fri'!i'.'i!!l¥11 iiiim~flt#M1W~fl!Ji"g,J~P.l~&irrr.ilt~[$~{/j(Ji"11!1~,i~~1t~mra~ft~Pk~i11wlJ~}1t~fiSI~ltf ~'i/!Jfi?{;,flt{1~iti ../ ../ 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. Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. !:{/ffl~Jti~~.tt~1i~~r~tn.~~~~f~~~~;.1i~;;i:11iJE:;;·:(iif;;:,:fitl~r;;;i;11:~::;:)i~~1!1i1:;~_~'.::i:,·:it,1;;:( .. ,·!;jji:·-,'r.::;:~E1i)1;.1;fi1~~:·.;;,;:1~t:;·,::if~~r-:._.1~~\··.'..·::~ii~: 1 · .. :~;1i·i;;J;fi~::,)~: , lritent:ff opromot~"mo,re.efficierit·use,'dflond.neeaedfar yehicle parking; encourage, the pseof structured. · :::1t::;·~JJJ,.i , .. ,1i;: .. ,,'··'1:11,_.r ·;:;,,· ... ·p-:~r,:, ?:,"!,:'.' ,: ... ,.,:,, u.,..,,:;,.,. w,;,·.,,..: w~ ,':!', • . ."/I'', •, ·:, .. /' r.:; 1,' :,: · '1;_,!'. <<.; ·.' , '. ..., : 'r ·, ·:. ·~--··· ··-• "; -.:,.._,. ' :,.< · :""' _---Pi!Ekingi1fihysic6,l/y!'oi1d v.isiicilly iiifegtbte)parking/garages.,with;i>Jhe,r uses;'bnd (educe ,tffe. ov,.erall i,111pact,;:• !ti{R~r2~fo·~;,~,q~~:~·~fiji:idifi!i~lit1:1ifl1\:yif1~ti!;;~~fi.;;~!~/f!;:·1i/Ui~;::;~,:'i:if1!::fi)j:;[;Mfi1:i/;rt'~\'!1i:·:~~tf:id!i£~11;;.;;:ii~!:~:1 :1'1fi;;;:.:;/:/f~i/ii:)};~;~!4~; .. ::,,,,:_i;::;i,'.-.;~;P;!;\tt;Iii.:·,Ji: .f#.1,ilde//nes:Pa[king,gamges.shall nqt dof!!inqteJ/Je.sneetscap_e;.tl]ey·s1ial/ pe•d~sigped. to' bl > :' ·· :' .. · ·';.,' :·:1a1xt;,j1~~:f~.:rq~·~~HfH1J~?~~rnr,~~~.·1tB'.t:trmg:·,1:u11~Bgs~t'T1?~~Y'1~1&,(!1~l:1Si.t~d:ta,:t·qriJP.:,e~e11J;,·~Qt.':,:·:f)~:£~,:::,:'.:}i:,:.·,i1~~. , ;rf f;o,'&inat~/peciestrian ~~'trfrlsisimila'r%,,)fiS:.in'ateii~1s?and/or cietaii!i to)h~ ;irirnarib.uildingis/ siiould, pi::;i.s.tcft.(/en,{thc·~·.-gaf_~g~f}~ ... (~~F};:~!,~;i,;ii·'\;:\·:·.,: ·~t<LJ1;,; .. i:,:~~r:/i~):t '·}'.i!: .... 1~.~l;;,·:::-''.~i ·,·~: :14;: · .. ,,~ ': U/'-\ .. ~,~',:·'"?~· ;_-;;\: ':' : ,., . ~··J; N/ A 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. Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of N/ A the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the ERC/Site Plan Report City of Renton Department of Community f 'l"IOmic Development Administrative Site Pion Report & Decision VELMEIR RETAIL PHARMACY WAl J0051, SA-A, ECF, MOO, MOD, MOD Report of February 19, 2013 Page 12 of 27 N/A N/A N/A N/A structure shall be set back at least six feet {6'} from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Standard: The entry to the parking garage shall be located away from the primary street, to either the side arrear of the building. Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, ar a combination of treatments. Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant con successfully demonstrate that the landscaped area and/or other design treatment meets the intent af these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); (b) Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h)Other treatments that meet the intent of this standard .. =.,,,,-=.,----,,-,,,,,===:-II F 1 ~ ~'r • /.r' .' : . .1 , /.,,1, 'it~J!1'.!~1ftt1:1~.::'(\;,::!1;/l;:;)f~nirr~t: .tr:,tent:.;' intain ':a ·contiguous· . . .. , yn,nterrupt~d si g . ,n1m1zing/,;cp.iJsolidat!ng;1,<in_dL<ir_: ti,~.1niv~q~~~,:! .,11:~G-. :_,i9{;,e:f ~~if '.~1l~'t~~·~i!Jt~W~~~~;lfi;t!i!f i~? :·:f ::;: tr:1; '. :;;.·:.:'.?\(. . ... . _ 1·;~:.:}t/? /'.~.: 1:;e\~;::;: :~:)~:1:tf ~~~1:~t~~~ t;uidel!n¢~:.i.Ve,Nci:ilqr·access topiJ(fs.!IJ:Cfgarq!J~~jiflci parki11g.lpt5 shaU not il)ipgde or interrupt pf!clgstr,iar1, : ,1:11 ,, ..... 1.;ai.1,:r.""il!'i;:;(:::;;·c·,"·.:.:' , " ·::',:: ·;;,,_,::~:.,·,:,0:1 • -.·:-~ .,.,,, .. r:: ,.; ··· .·.11: , •· '1 ,·-' .. ,,·.-,,~.-·,··:.··· .,,· ".· :-~., •• :· .mobility:•T/J.¢.imj:Jacts of curb .. cuts to pedestriqn gccess on sidewalks,sha// be minimize.d. . : . , ; ;: ·1;::::2 v' Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian ERC/Site Plan Report City of Renton Department of Community r 'nomic Development VELMEIR RETAIL PHARMACY Administrative Site Pion Report & Decision LUA:. )0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 13 of 27 Standard (a) Pathways shall be located so that there are clear sight lines, ta increase safety. (b) Pathways shall be an a/I-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate far the anticipated number of users and complementary ta the design of the development. Staff Comment: The applicant has proposed pedestrian pathways ta the future development/restaurant to the north of the proposed structure. Pedestrian access has been provided from the proposed structure to the existing medical office to the west via the public sidewalk along SE Carr Rd. The applicant has not proposed pedestrian connections to the sidewalk within SE 174th St. However, the applicant has indicated that a proposal for a future restaurant is likely to come in for land use approval under a separate application for the western portion of the property. Therefore, the absence of a connection to 174th St is appropriate in this case as it would depend largely on the proposed site plan of the potential restaurant. The proposal complies with the intent and guidelines of the standard. Standard: Pathways within parking areas shall be provided and differentiated by material ../ ar texture (i.e., raised walkway, stamped concrete, ar pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular ta the applicable building facade and no greater than one hundred fifty feet {150') apart. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width ta accommodate anticipated numbers af users. Specifically: (a) Sidewalks and pathways along the facades af mixed use and retail buildings 100 or mare feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 faat minimum unobstructed ../ walking surface. (b) Interior pathways shall be provided and shall vary in width ta establish a hierarchy. The widths shall be based an the intended number of users; ta be no smaller than five feet (5') and na greater than twelve feet (12'). (c) Far all other interior pathways, the proposed walkway shall be af sufficient width ta accommodate the anticipated number of users. N/A Standard: Mid-black connections between buildings shall be provided. ;t?,J,rnt:;}:,o,f r,ea.t~:itt,q,ffi~~·H!/It~f .tt;ip.£.;,~aif,r/t,,e,J!/Hilcf.('!ff}J,r! .~V~,~[;Jnyi~?f!,'!}e.r,t~; ,0,(1{ f!!'f! ,in¥i.tiJJ.g• anrf 1!!:t{r~~IJ!~:wi!~~~i~~{~,tif!~~Jf fiii~t1~\Xfh111il~1~t 1tlf1:t~f':c.~1~!?~;: a.::}f#~W tLf ~ir/f e,t, ' : ~11.ide,l!re,~ ;The p€!g~?~ric1,n,.e,n,virpnrm;nt,:shall bf!, gi_ven p[iD(ity andJIJ1P,Prtan,ce in tf}e design:pf prqjects.' •', • .. , • • .1, ''•, •• ••, • • "• '.«,, '' ,,,, ,.,-,,,, , ... ,, • ' • 'u•n••' ,,_,, , ", e,,' "<" ,~,, ... , ,• • ',' ,J,::.,,• •' • '.,««-<' " •, • ,._ , , ' ' •S.,• •' • ~,• ,, • }\menities;t/fri{ encourage 'pei.f}striciii 'ii,fe;and :;iriha,ice' th'e,pei:Jestriaii'gxperierice sha//,be'include'di't?,·'·' ' ' ../ Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. ../ (a) Site furniture shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained aver an extended period of time. {b) Site furniture and amenities shall not impede or black pedestrian access ta public spaces or building entrances. Not Standard: Pedestrian overhead weather protection in the farm of awnings, marquees, Compliant canopies, or building overhangs shall be provided. These elements shall be a minimum of With 4.5 feet wide along at least seventy 75 percent of the length of the building facade facing Standard the street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. ERC/Site Pion Report City of Renton Department of Community r 'nomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUA:,. )0051, SA-A, ECF, MOD, MOO, MOD Report of February 19, 2013 Page 14 of 27 Staff Comment: The applicant has proposed wide landscape buffers between the sidewalk and the structure. As a result, pedestrians are not able to walk adjacent to the structure along the street. Therefore, weather protection would not be functional in this case and was not provided. The proposal complies with the intent and guidelines of the standard. N/A Standard: All mixed use residential and attached housing developments af ten (10) or more dwelling units shall provide common opens space and/or recreation areas. N/A Standard: Amount of common space or recreation area to be provided: at minimum fifty {50} square feet per unit. Standard: The location, layout, and proposed type of common space or recreation area shall N/ A be subject to approval by the Administrator of the Department of Community and Economic Development or designee. Standard: At least one of the following shall be provided in each open space and/or recreation area {the Administrator of the Department of Community and Economic Development or designee may require more than one of the following elements for developments having more than one hundred (100} units): (a) Courtyards, plazas, or multi-purpose open spaces; (b) 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 N/ A the site and are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; N/A N/A N/A {d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; ar (e) Children's play spaces that are centrally located near a majority af dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. Standard: All buildings and developments with aver thirty thousand {30,000) square feet of nonresidential uses (excludes parking garage floarplate areas) shall provide pedestrian- oriented space. Standard: The pedestrian-oriented space for buildings and developments with aver thirty thousand {30,000} square feet af nonresidential uses shall include all of the following: (a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a non vehicular courtyard; and (b) Paved walking surfaces of either concrete or approved unit paving; and (c) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and {d) 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. Standard: The following areas shall not count as pedestrian-oriented space for buildings and ERC/Site Plan Report City of Renton Department of Community f 'f'!Omic Development Administrative Site Pion Report & Decision VELMEIR RETAIL PHARMACY LUA:. )0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 15 of 27 N/A developments with over thirty thousand {30,000} square feet of nonresidential uses: (a} 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. (b} Areas thot abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Standard: At each corner of the intersections listed below, a public plaza shall be provided: 1) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 116'"(0.k.a. SE Carr Rd). 2) Bronson Area: Intersections with Bronson Way North at: o) Factory Avenue N./Houser Way S.; b} Garden Avenue N.; and c) Park Avenue N. and N. First Street. 3} Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. 4} Northeast Fourth Area: Intersections with N.E. Fourth at: a) Duvall Avenue N.E.; b) Monroe Avenue N.E.; and c) Union Avenue N.E. 5) Grady Area: Intersections with Grady Way at: a) Lind Avenue S. W.; b} Rainier Avenue S.; c) Shattuck Avenue S.; and d} Talbot Road S. 6) Puget Area: Intersection of S. Puget Drive and Benson Road S. 7) Rainier Avenue Area: Intersections with Rainier Avenue S. at: a) Airport Way/Renton Avenue S.; b} S. Third Street/S. W. Sunset Boulevard; c) S. Fourth Street; and d} S. Seventh Street. BJ North Renton Area: Intersections with Park Avenue N. at: a) N. Fourth Street; and b} N. Fifth Street. 9) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: a) Duvall Avenue N.E.; and (e) Union Avenue N.E. Standard: The public plaza shall measure no less than one thousand (1,000} square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. ERC/Site Plan Report City of Renton Department of Community f l'IOmic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUAl 10051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 16 of 27 N/A Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet {40'}. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet {8'} in width. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. :;_2~~ G_f~~~:~t~~~'!/-~~tqtt~ffi'.~t(fl-}:!:1·';'.'.'~->' !Jih~);~~/j.J}(~'1 :: :::;i ~:~}Jj1f//'.=-_'._ -; .::··;~;·t ~f ·ri'.,.,.:. '.i;;~-~~:~Jf'. ·: i, . _ · •~ .:!~; ,/nfefit:.Toenst.irelthatbuiliJirigs.are·visuallj,;interesting.aiiif.reinfarce··thi/ititended.hunidn°scale chardcter °iii the;Je'dJlt"riaii: e;;viroiliii~nf;'dnd i'Hsa~:ih"ataidid~~Pl,j a build1d' :Oot1tiilii ~;:;;,. oF~iit;nt ;ublic~~ii?"' ·tttl?!ltll!ll!il!lltil!,i;,~Jf!WN .. aichitectiirii/featiires,;siic!Fas a faciiile,:overlian'g;: trellis;"la'fge' entry doors, and/of..otnamental lighting, 'ri11~"itidt/g;:;;):;,;/J.tj!. oJ'f ~ii1j_JBtures ';h'ot1iJ·~,i~lbe: u'seii)tb'.'inc1uii~;th'iri'''tifocli .ai c1et6?trtbiient',y pa~iii'g;· ·stf~~tjJiilt~·;~,pi'be~1~h;er:it~~)f~~d/;;:-~i6li?~/:t·':?;::.·;:tiifilt:i::t?<:1·:i'j: ':::;;;:t~rJt~\f; :i1ii}::Y~l.i1~1~;*-~~t~t;T?i;::~i~.::::·:.;~;1@i~iJ~~li ., Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Not Compliant With Standard Not Compliant With Standard Not Compliant With Standard ERC/Site Plan Report Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Anacortes Staff Comment: The applicant has provided windows along the street facades. As a result of certain building functions which are not suitable for public view, the applicant is proposing window display areas within certain windows including those windows abutting the proposed pedestrian plaza area. In lieu of advertisements the applicant is proposing to place images, to be determined, in the display areas reflective of the greater Renton community. The pictures would be set back from the window pane to allow for lighting to showcase the images. The use of the display cases for community images, fronting Benson Drive S and SE Carr Rd, instead of advertising space would provide visual interest and human scale to the pedestrian environment. The applicant has not submitted the proposed images for review. Therefore staff recommends, as a condition of approval, the applicant submit proposed imaging reflecting the greater Renton community, to be displayed in all non-clear glazed windows. The images shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Staff Comment: See discussion above. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Staff Comment: See discussion above. City of Renton Deportment of Community 8 VELMEIR RETAIL PHARMACY ·omic Development Administrative Site Plan Report & Decision WAL 0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 17 of 27 ,/ N/A N/A Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 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 (e) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (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. l?tl!li!~lflltlrl?:f,%~1;1t ,/ Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b} Feature elements projecting above parapets; (c) Projected cornices; (d} Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four {1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof lnteiit:]To'erisuie high;,starfdd'rds;ofqiiality-Ond:effective'maihterfrince·dvertime;':eni:ourage the uselof •1·,.-:.:..·,;· .• r :"1~--;".:!;:.: ·.··: ··~~ .. r ·:.,:0,1,".,.. _. •:1,: ,,." .. ,, ·.·:· ": ... ,: .... ·,tr::r· .... -·. ,;!.:.:..:c''":.:·:·,:;-:::.1,, · .·:J~:. 'I_.; fl .• ;. ·. ···•'.":J .. "· ~ -. :·::::·._ ·" -· }hat~r,ir:i!s' tliat redti~l,;_'thi-vi~.«aJ;b~lkof lqrgeJIJHildiiigs; :gry'iJ[im:ourggeith_e. use, of 'iffatefidls· thqt;dqd lflltftfilf~l!!l:{~t1it!9;1J~li~ 'inateridls!shall, bifirseif:lfmaterials,like'cdn{rete1.or,"block wtills"are used.they shatrbe enhanced to create \,a~Jri'ticl;fJ~Htr~~:Arihi'~it11e';,;i~iiJ'if ;;:ilit~·&J:;·ii1iliiii!t1~1~~;1iiit!:Ul~:;:r, i;;1)iii!it'.hii!J\'.i!J!~::\/}?;1t·m;:::,:/ .\"})·:~:. ·:::;;::Ifr,;\t::1;-.:-.'::. ·: i;)i. ~i~·;t~~;::;;\ : ;' ,/ Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality . ./ Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes Partial Standard: Materials shall be durable, high quality, and consistent with more traditional Compliance urban development, such as brick, integrally colored concrete masonry, pre-finished metal, ERC/Site Pion Report City of Renton Department of Community F rJomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUAl J0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 18 of 27 With Standard N/A N/A stone, steel, glass and cast-in-place concrete. 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. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. vi. 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. 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. N/ A Standard: Entry signs shall be limited to the name of the larger development. N/A N/A N/A N/A N/A Not Standard: Corporate logos and signs shall be sized appropriately for their locotion. Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. 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. Standard: Freestanding signs shall include decorative landscaping (ground caver and/or shrubs} to provide seasonal interest in the orea surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit Iago signs less than ten (10} square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection GB of this Section). an ,secun ,, ov, ea • 11 iC11t11 1tJid i1mi 111:1ium1111~m1111.nr~lj'''i1ln :11 1111:,1;! 111 ·f11 wav.s)•'narkmg areas• ·bwld,n 1 Ufi1fJ!l •1W!IJ.1d,1u~1~lll!H:!!"11f '1ft 1!'11Jt.!!t1ll 1f1 .II' 11 111:1·11ni' ss'.df;the area,at.all,t,mesfo.Mlie 'day. an ,n,g ,;;~:1U,1/j·~J1~i! llit ll/j1rl1il 1!jP1lhl!!iU!l11!rlHJIMj/i!;lU!fjl!: 1J!'l1it~!!~Uht>ll~/~1li'4!imtmit : c1g tmg,/ at.improve~ peuestnamsa1.ety,.:an , a so,, a . ~/; t !! tinu,1[t,r.nJffi;1t".lll11!1,11~Mif 111, .1!i,1!n i:l~jiJ:. 1~ 1!l·h~1·i ia!Ff11"lm!i:~i~:~ ,.,,11["nf liijf'I 1it l,~ •p;;II! ii~ 1!! 'ji"l~ti lit':iff:lli;Hill·1' ·~1f f.!µ ~!;Jili,,tlf,t.# u(mg,tlie.,e~enmg.Jiours ,slialMie,pr,ov1'ded.1,111, , .. c1,11,)1 iu I· 11 "1!1 ·11~11,m,HrlJ 111''.ll:f,l/.i .iiilITT.·h,; Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. with Standard Compliant Staff Comment: A lighting plan was not provided with the application; therefore staff recommends a condition of approval that lighting plan be provided that complies with the Design District standards. Staff recommends, 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. The lighting ERC/Site Plan Report City of Renton Department of Community P 'namic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUAl J0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 19 of 27 ,/ N/A Not Compliant With plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard: Corporate logos and signs shall be sized appropriately for their location. Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. 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- Standard way-lighting, etc.). Staff Comment: See condition above. The single structure is located at the southeast corner of the subject site therefore there is not a concentration of development on the site. The surrounding uses are zoned CA and are similar in scale. The proposed structure has been designed to break up large wall planes with piers and windows and to provide the required building articulation. The building cornice has also been stepped to follow the drop in grade along the SE Carr Rd. The scale, height, and bulk of the proposed building is appropriate for the site, and is anticipated to be architecturally compatible with future development in the project vicinity. Circulation: Providing desirable transitions and linkages between uses, streets, walkways ond adjacent properties. The applicant has proposed pedestrian pathways to the future development/restaurant to the north of the proposed structure. Pedestrian access has been provided from the proposed structure to the existing chiropractor office to the south via the public sidewalk along SE Carr Rd. The applicant has not proposed pedestrian connections to the sidewalk within SE 174th St. However, the applicant has indicated that a proposal for a future restaurant is likely to come in for land use approval under a separate application for the western portion of the property. At that time the applicant would be required to provide a pedestrian connection to SE 174'h St. Additionally, the applicant has proposed a total of 1,200 square feet of public plaza space at the southeast corner of the site which is connected to the public sidewalk. Loading and Storage Areas: Locating, designing ond screening storage areas, utilities, rooftop equipment, loading areas, ond refuse ond recyclables to minimize views from surrounding properties. The overall development would be screened via the landscaping required along the site frontage and within the parking lot if conditions are complied with. Views: Recognizing the public benefit and desirability of maintaining visual accessibility ta attractive natural features. There are territorial views to the west, but no large attractive natural features on or near the site for which to maintain visual accessibility. Therefore, the proposed height of the structure is appropriate for this situation. The applicant has proposed to limit the height of most of the proposed structure to 32 feet which mitigate view impacts from surrounding properties. The proposed tower element, on the northeast corner of the structure would have a height 37 feet. However, the height would be ERC/Site Plan Report City of Renton Department of Community P ~nomic Development VELMEIR RETAIL PHARMACY Report of February 19, 2013 approximately 21 feet above the SE Carr Rd grade. Administrative Site Pion Report & Decision LUAl. J0051, SA-A, ECF, MOD, MOD, MOD Page 20 of 27 Landscaping: Using landscaping ta provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project.. See Landscaping discussion under Findings Section 25.b. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets As stated above a lighting plan was not provided with the project materials. 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. lf'"'F''"'~"'"!'''--'~"''l'. . .,.,, .. __ ,;,•'"• ""'"'" ",111u." .. ''.'fi'''TIHdiiilJU',JIIJ'·~,11,11rr1_,.i·11;pn4r1·1·11 '1 .. "!]j'" ··111111,~~!flq~+,·.·::·1v·.;1111ri'"'''''.'1J,!! .. h,l!f'!"./ J. ,1,,•;i1:···: ...• ,,·i·Jlii; (I•'" .~ljp, ,. :;·. ::1 .•.·•.• •.. H·_.:·:~ .. : ·.,' ;,; !tfo<:>N•SITE!-IMP.AGTS:i,. :1,111n111·1·1' ll1lf!!j1))11UJ;j::1:11., 11·1·11/t•I 11 J,J'I' 'J1kt;·i1ull1·"!lJU(if n11hi1'/,~il;1:i-... ~i!ifli ,,.'ltjl,i·1n;·,-,;,, .. ,1~111;·1·pufi~Ji/L~ :\ ··r:-::·, .. ,;;r, ;..., 'I :)~,~··. i •. ,j'ft!~"! ,;,li·i~ '1'1·',,. 1::1 ~uaUii!~i:Ci!'.l:l!lii;Jji!!mJ;i;l!jliJ:·\:;11i1\!,d !l tl~HJM~ii);;ullii:·'.'.,: rn !!\rJ1! j 1 jluf;tt.,:;,L;;;Jm1:rt 11HUrrtt,t:1iwq;i1Jji. Att,~t'. ::J'.h:t\U[r:i;::~;~,:tt.:(11fu~ii1j;(\'.:,.,:~::l :, .. t ... ,,,:.Pi;; .J:}'..i!!:ll?;._:;, ~' (',1_~, :· Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. The project is located in an area of commercial uses. All the surrounding parcels are zoned Commercial Arterial (CA). Commercial/service uses are abutting/adjacent to the subject site in all directions. The building is sited at the southeast corner of the site along SE Carr Rd and Benson Drive s. The building will meet all required setbacks from property lines with the exception of the maximum front yard setback along SE Carr Rd. However, City staff has requested the applicant accommodate a future right-of-way improvement project along SE Carr Rd which would require the City to acquire an additional 10-feet right-of-way. The 10-feet wou.ld be in addition to the required 15 foot right-of-way dedication needed in order to comply with the current street standards outlined in RMC 4-6-060. Therefore, the structure setbacks from SE Carr Rd would be approximately 20 feet. The proposed commercial use is anticipated to be compatible with future surrounding uses as permitted in the CA zone. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. The scale of the proposed retail pharmacy is most prominently visible from the intersection of SE Carr Rd and Benson Drive S. The scale and bulk of the building is reduced through the use of differing materials on the building facades, building articulation and modulation and differing roof profiles. Building materials include: brick, stucco, glass/aluminum, and stone accents. The building roof lines vary through the use of different height parapets, varied cornice shapes, and overhangs at the entry {Exhibit 4). The proposed structure has been designed to break up large wall planes with piers. The building cornice has also been stepped to follow the drop in grade along SE Carr Rd. The scale, height, and bulk of the proposed building is appropriate for the site, and is anticipated to be architecturally compatible with the future development in the project vicinity. The subject site is 131,339 square feet and would have a building lot coverage of 14 percent of the site. The proposed building complies with the size and bulk requirements of the CA zone The proposed structu"re would not have a significant impact on light access or air movement on adjacent properties. The use of the project is not influenced by factors of light or air. The design of the structures would not result in excessive shading of the property. ERC/Site Plan Report City of Renton Department of Community P 'riomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUA1 J0051, SA-A, ECF, MOO, MOD, MOD Report of February 19, 2013 Page 21 of 27 Natural Features: Protection of the natural landscape by retaining existing vegetation and sails, using topography ta reduce undue cutting and filling, and limiting impervious surfaces. The site contains two trees, both under the six-inch threshold for protected trees, and several shrubs. The applicant is proposing to remove both trees and all shrubs and would plant proposed vegetation according to a revised landscape plan that would be required to be submitted as a condition of approval. Topographically, the site slopes from east to west with slopes ranging from 2 to 9 percent. A geotechnical report for the site was submitted. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options were included. The applicant is proposing the excavation of approximately 6,000 cubic yards of on-site material. Following development, impervious surface coverage will be approximately 80 percent; which is a reduction from the existing 88.5 percent impervious cover. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, ta define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they ore less susceptible to damage from vehicles or pedestrian movements. A conceptual landscape plan was submitted with the project application (Exhibit 3).The applicant is proposing a 20-foot onsite landscape strip along SE Carr Rd and 10-feet along Benson Drive S. The landscaping is used to provide a transition between the proposed development and the public right of way. However, the provided landscape plan did not provide detail for types of vegetation proposed. Landscaping is required to be dispersed throughout the parking area and must include a mixture of trees, shrubs, and groundcover. Additionally, trees were not proposed to be planted at the average minimum rate of one tree per 30 lineal feet of street frontage. The conceptual landscape plan also does not depict shrubs at the minimum rate of one per 20 square feet of landscaped area. Finally the code requires there be no more than 50 feet between parking stalls and an interior parking lot landscape area. The conceptual landscape plan does not comply with this requirement. Staff has recommended, as a condition of approval, the applicant submit a revised and detailed landscaping plan complying with the following: a mixture of trees, shrubs, and groundcover; trees planted at the average minimum rate of one tree per 30 lineal feet of street frontage; shrubs at the minimum rate of one per 20 square feet; and no more than SO feet between parking stalls and an interior parking lot landscape area. 1,ltl1fi,~,~;1/uiJi//~mJ /1llwi~J1/lilllll/iii!n/~/!f ~Jiiilill/11i 1ii~11~milmll~!WllifiilM~~m/ill!~/l//l/lii/il/ilN/iif 1!i/~1//~~mf miil/i/1'!:r:Jl/(ll:ti~riiiiJ/iif 1t1~J1M1!:i:1~1rJi;~ei/i,;:;!t,,:,: Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. The site has three public street frontages; SE Carr Rd, Benson Drive S, and 174" Ave SE. The applicant is proposing to access the site at three access points; south, west, and north. The south access point, at the southern edge of the property along SE Carr Rd, would be the primary curb cut to serve the site. Secondary access would be provided from the north access point along SE 174th Ave. Internal access at the west access point would be used sparsely. The City has analyzed the proposed ingress/egress along SE Carr Rd and has determined that the existing access point, which allows left-in/left-out turns can remain as is. However, the allowance of the full access would not limit the City in the future to install a median, limiting access, if safety concerns develop. ERC/Site Plan Report City of Renton Deportment of Community f 'nomic Development VELMEIR RETAIL PHARMACY Administrative Site Plan Report & Decision LUAl, J0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 22 of 27 Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Redevelopment of the site would im.prove vehicle circulation on the interior of the site. The site development would include 69 parking stalls (4 ADA accessible, 3 compact and 62 standards stalls) within the surface lot, which 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. Internal pedestrian connections to the existing public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site and to other abutting sites. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Modification Request The applicant has requested a modification from RMC 4-4-080.JS of the City's Parking Regulations in order to reduce the minimum clear area for ground level doors from 45-feet to 35-feet. The proposed building would be sited in such a way that the two loading doors, located on the north elevation, would only allow for a 35-foot maneuvering clear area. The code applies in this instance because the proposed building requires a 45-foot minimum clear area for ground level loading doors. The applicant indicates that approval of a 35-foot clear area would be adequate because the ground level doors are intended for panel trucks and small delivery vehicles. Section 4-4-080.F.10.d allows the Administrator to grant modifications from the parking standards for individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9- 250.D.2): a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and b) Will not be injurious to other property(ies) in the vicinity; and c) Conform to the intent and purpose of the Code; and d) Can be shown to be justified and required for the use and situation intended; and e) Will not create adverse impacts to other property(ies) in the vicinity, The requested modification conforms to the intent and purpose of the parking regulations by providing adequate permanent off-street loading space for the amount necessary for the retail pharmacy. Based upon the types of deliveries the applicant anticipates the reduction of the minimum clear maneuvering area is considered to be reasonable. Therefore, staff is supportive of the proposed modification. Transit ond Bicycles: Providing transit, carpools and bicycle facilities and access. Per RMC 4-4-080F.11 the number of bicycle parking spaces shall be 10 percent of the number of required off-street parking spaces. Based on the proposal which requires a minimum of 41 vehicle parking stalls, 4 bicycle parking stalls are required to be provided. The proposal does not include bicycle parking. Staff recommends, as a condition of approval, the applicant submit a revised site plan depicting bicycle parking in conformance with RMC4-4-080F.11. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. ERC/Site Plan Report City of Renton Department of Community f 'IOmic Development VELMEIR RETAIL PHARMACY Administrative Site Pion Report & Decision LUAl. )0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 23 of 27 Internal pedestrian connections to the existing public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site and to other abutting sites. Additionally, the applicant has proposed a total of 1,200 square feet of public plaza space at the Benson Drive Sand SE Carr Rd intersection. The applicant has proposed a total of 1,200 square feet of public plaza space at the southeast corner of the site. The public areas would provide additional space for pedestrians and passive recreation use. The applicant is proposing the use of a metal bench, raised planter beds and brick pavers. The proposed structure would not block view corridors to shorelines or Mt. Rainier. requirement is not applicable as the site is not adjacent to a shoreline. There are no natural systems located on site with the exception of drainage flows. Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. The applicant would be required to pay an appropriate Fire Impact Fee. Currently this fee is assessed at $0.52 per square foot of new building area. Credit would be granted for the existing building to be removed. Parks and Recreation: Not Applicable Drainage: Runoff from the site is collected in existing catch basins onsite and conveyed through storm drainage pipes to the southwest corner of the site. The water then leaves the site and enters the public storm drainage system comprised of ditches and drain lines. There are currently no detention or water quality treatment facilities on site. A preliminary drainage plan and drainage report has been submitted with the site plan application, prepared by URS, dated January 9, 2013 (Exhibit 7). The project is considered a redevelopment project. The project triggers Core Requirement #3. Preliminary review of the TIR indicates the engineer recommends a Type 2 flow control facility on- site. The proposal would also replace more than 5,000 square feet of pollution generating impervious surfaces. Proposed improvements would exceed SO-percent of the assessed value of the existing site improvements. As a result, water quality treatment for the replaced impervious surface is required. Commercial sites require the implementation of enhanced basic water quality treatment for all targeted surfaces. The report addresses compliance with the 2009 King County Surface Water Manual (KCSWM) and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. The conceptual drainage plan and report shows new catch basin inlets, storm drainage 'pipes, flow control, and water quality facilities. Transportation: The applicant provided a Traffic Impact Analysis, as part of the site plan application, prepared by URS, ERC/Site Plan Report City of Renton Department of Community f ~nomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUA~ J0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 24 of 27 dated September 21, 2012 (Exhibit 5). Based on the provided study the proposed retail pharmacy would generate 1,435 weekday daily trips. The study calculated the trip generation for the existing uses at 2,266 trips leaving an excess of 831 trips. Therefore, there are no new net weekday trips and a Traffic Impact Fee would not apply for the proposed retail pharmacy. The applicant is requesting the excess 831 trips be credited to the proposed restaurant. While the Environmental 'SEPA' Review ·for the proposed restaurant was completed, the applicant has indicated the Site Plan Review application for the restaurant would be applied for as a separate application. The trip credit for the future restaurant would be reviewed at the time of its Site Plan Review at a future date. It is likely staff would support such a request. To accommodate the City's complete street standards, dedication of right-of-way will be required along all street frontages. Benson Drive S & SE Carr Rd The applicant would be required to dedicate 15-feet of right-of-way along the west side of Benson Drive S and 15-feet of right-of-way along the north side of SE Carr Rd. Improvements along both Benson Drive S and SE Carr Rd would include an 8-foot planting strip, 12-foot sidewalk (shared bike/pedestrian lane), and an additional 2-feet at the back of the sidewalk. The City of Renton has plans for the improvement/widening of SE Carr Rd (west of Benson Drive S). The City is looking to widen SE Carr Road along the north side an additional 10-feet beyond what is requested. While this is not in the final design stage, the applicant has set the building back far enough from Carr Road to accommodate an additional 10-feet in the future and maintain a 10-foot front yard setback. The City would acquire the additional right-of-way at a later date. SE 174Th Street Street improvements along SE 174th St would include 18 feet of paving from the centerline, an 8-foot planting strip and a 6-foot sidewalk. Two feet of right-of-way dedication would be required in order to meet code. The applicant has requested the removal of the required two-foot right-of-way dedication along SE 174th St .. Modification Request The applicant has requested a street modification in order to defer required street improvements along SE Carr Rd and SE 174th St. Additionally, the applicant is requesting the removal of the required two-foot right-of-way dedication along SE 174th St. Section 4-6-0SOE allows the Administrator to grant modifications from the street standards for individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9- 250.D.2): a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and b) Will not be injurious to other property(ies) in the vicinity; and c) Conform to the intent and purpose of the Code; and d) Can be shown to be justified and required for the use and situation intended; and e) Will not create adverse impacts to other property(ies) in the vicinity. The City has plans for the improvement/widening, of SE Carr Rd (west of Benson Drive S) and additional right-of-way will be acquired in the future along the subject site's frontage. Street improvements, performed by the applicant, would not be needed at this time as they will likely be ERC/Site Plan Report City of Renton Deportment of Community r •nomic Development Administrative Site Pion Report & Decision VELMEIR RETAIL PHARMACY LUA. J0051, SA-A, ECF, MOD, MOD, MOD Report of February 19, 2013 Page 25 of 27 removed at the time City improves SE Carr Rd. The applicant has set the building back far enough from Carr Road to accommodate an additional 10-feet in the future and maintain a 10-foot front yard setback. The City would acquire the additional right-of-way at a·later date. Due to the large dedication along SE Carr Rd the City is supportive of the modification request, made by the applicant, to remove the two foot required dedication along SE 174th St. However, the request to defer improvements along SE 174th St is not justified and the applicant would be required to provide frontage improvements, including a curb 16 feet from centerline, an 8 foot planting strip and a 6 foot sidewalk along SE 174'h St. Staff recommends as a condition of approval, the applicant submit a revised site/street improvement plan which includes required street improvements along Benson Drive Sand SE 174th St. The revised site/street improvement plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Schools: Not Applicable. Water and Sewer: Water and sewer service will be provided by Soos Creek Water and Sewer District. A sewer and water availability certificate will be required to be submitted to the City prior to building permit approval fi'l~PHASiNGWTtl'l"lll!llmllt!i';lll!Ul!ll!tr1mm1;r1111111n1uum1?lllNHJll(Ullll~l/l!tta~ft:.'.1UJtmllli'fl\l'n!UUl!!IIIJIU!!J:1+11tm11;mn11itl'fili!lfiffiffilWr111ir,::11mnwu=~1jfittf'l~r.11i•1·"lrnJf"I . • . :1 .. e,app1can 1sno,regues mgany 11 a I mna g asmgregues·,•"fl' . , l/1/""I' 1,,1~,'·f"'l~•.,,.,w~pc ., :/lll.l ml!!!H:JH!Jffl.qttnl!tlt~,11m1mmr.!IILiMl!!l!fifiili~ma eu~..1Hmmii, llmlili!lllli~m1;!!J!ll1mmJ1Q!hd. ~mmmm1,m1:i1mim~!1in'lilmmmn,wmimmi~11m11h~Jt1m(Jn!!,, ~BIL , U!~:,mi11;,h1.dll.· :·i:':.~: '"'j1;,J1;:!i.~.t·a ": I G. CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 4. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zoning classification. 5. The scale, height and bulk of the proposed structure is appropriate for the site. 6. Safe and efficient access and circulation has been provided for all users. 7. There are adequate public services and facilities to accommodate the proposed use. 8. Adequate parking for the proposed use has been provided. A parking modification for the number of stalls proposed is no longer needed. 9. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area if all conditions of approval are complied with. 10. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 11. Landscaping has been provided in all areas not occupied by the building or paving. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. ERC/Site Plan Report City of Renton Deportment of Community r 'nomic Development VELMEIR RETAIL PHARMACY Report of February 19, 2013 I H. DECISION: Administrative Site Pion Report & Decision LUAi J0051, SA-A, ECF, MOD, MOD, MOD Page 26 of 27 The proposed Site Plan, Street and Parking {Maneuvering) Modifications for the Velmeir Retail Pharmacy, File No. LUAB-000051, ECF, SA-A, MOD, MOD, MOD are approved. The proposed parking modification (number of stalls) is no longer needed and therefore withdrawn. The proposal is subject to the following conditions: 1. The applicant shall comply with the 1 mitigation measure issued as part of the Determination of Non- Significance Mitigated, dated February 11, 2013 (Exhibit 6). 2. The applicant shall submit a revised and detailed landscaping plan complying with the following: a mixture of trees, shrubs, and groundcover; trees planted at the average minimum rate of one tree per 30 lineal feet of street frontage; shrubs at the minimum rate of one per 20 square feet; and no more than 50 feet between parking stalls and an interior parking lot landscape area. The revised landscape plan, shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance. 3. 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 Manager prior to temporary occupancy permit 4. The applicant shall submit a detailed floorplan, notating the square footage of the proposed refuse and recycle area prior to building permit approval. The detailed floorplan shall be submitted to, and approved by, the Current Planning Project Manager, prior to building permit approval. 5. The applicant shall submit proposed imaging reflecting the greater Renton community, to be displayed in all windows that do not offer clear glazing into the store. The initial images shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Advertising displays will be prohibited in windows located along the SE Carr Rd and Benson Drive S. 6. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. 7. 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. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 8. The applicant shall submit a revised site plan depicting bicycle parking in conformance with RMC4-4- 080F.11. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 9. The applicant shall submit a revised site/street improvement plan which includes required street improvements along Benson Drive Sand SE 174th St. The revised site/street improvement plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. C.E. "Chip" Vincent, CED Administrator z/11l2t>13 Date I ERC/Site Plan Report City of Renton Oepartm(!nt of Community r •nomic Development Administrative Site Plan Report & Decision VELMEIR RETAIL PHARMACY LUA;. J0051, SA-A, ECF, MOO, MOD, MOD Report of February 19, 2013 Page 27 of 27 TRANSMITTED this 19'" day of February 2013 to the Contact/Applicant/Owner: Contact: Wayne Shores The Velmeir Companies 5757 West Maple Rd West Bloomfield, Ml 48322 Owner/Applicant: Maillet & Muir Associates 12819 SE 38th St, #325 Bellevue, WA 98006 TRANSMITTED this 19'" day of February 2013 to the Parties of Record: None TRANSMITTED this 19" day of February 2013 to the following: Neil Watts, Development Services Director Kayren Kittrick, Development Services Jennifer Henning1 Current Planning Fire Marshal Renton Reporter 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. 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 March 5, 2013. Parking Modification Approval Appeal: Appeals of the parking modification decisions must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on March 5, 2013. Street Modification Approval Appeal: Appeals of the street modification decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on March 5, 2013. 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 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 4-9-200. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (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. ERC/Site Plan Report ·-·-·-· I I II n I I 1 l~lil\ ' i i I \ \ \ \ \ ' ' i, \ • _J ~t; II i i f i ;\ .,,-· ·ft· ' . '.~(· : m ; o< l.. I i I I -"' ~ ~:] :Iii I !~EEi { 1i 1 ~ ,~i~B ~ ~ ~,~ I 01 ~ .. ;z'. I I,., Q : . hi ., -111111 -, I '•, \ \ ', ' '. I' i ·, ' ' \ ·, \ ',1 '. ,_ • l ' i ' L...:......:__ ___________________ ~ l l'J MATER IA LS LEGEND VELMEIR @ -8RlCIC - .!.!: :-.:.:.:.!. BO.DOI BRIO< )1't7 lilllll'\.l lOIIO "CANYON ',{tOUR" --CITII.DOW'GA.•...m 111.~S.--1 @ i:=.=--=a BRICIC - BELDEN BRIO< "QUAl<ER Bl.ENO" @ CAST CONCR(TE -~ SMOOTH flNISH "lluFf" ~I )) @ HARDIE PI.ANK -LU "AUTUMN TAN" ex: -LU @ HARDIE TRIM -> "ARCTIC WHITE" H ex: C) :z ® ~ 0 HARDIE SHAKES -V') --· ... ~ .. "NAVA.IJ BEJCE" :z: LU cc <>a @ -CANOPl£S-C) "CHARCOAi." <( 0 ex: ex: ex: @ -WINDOW FRAMES -5 ClEAR ANODIZED ALUMINUM 01 ' l t . 3: @ -PAINT- . MATCH "E4". :z 1..1"'1 00 0 ITT -r,J C) STO CORP .-i COLOR TO MATCH "El" @ -----STUCCO - STO CORP NA 01-000I "PAI.E Y£l.LOW' c-1, ...... 11.l()lJ EXHIBIT 4 Memorandum City Of R Date: September 21, 2012 Pian/Jin _Ghtor, 9 D1vfsion To: Wayne Shores (Velmeir Companies) JAN 1 0 2013 Cc: Geza deGall (Velmeir Companies), Katy Chaney (URS), Keith O'Connellffe;'o/}g!~-'xl · From: Nate Larson, PE, PTOE (t.,;'fti!§'pf~{tjj Subject: Renton Proposed Pharmacy: Traffic Generation and Distribution/Access City of Renton Reference PRE12-072 This memo summarizes the traffic generation and distribution for a proposed "pharmacy with drive- thru" at 10706 SE Carr Road in Renton, WA. It has been prepared in response to a request by City of Renton staff for the purpose of demonstrating two important things: ( 1) that the proposed use would generate less traffic than the existing ( or most recent) uses, which are presumed to be permitted, and (2) that the proposed plan for access is necessary for the successful operation of the proposed use on the site. City staff has agreed at our Pre-Application Meeting (09/13/2012) that if the proposed pharmacy would generate fewer trips than the current uses on the site, then neither transportation impact fee payment (based on any net new daily trips) nor a full traffic impact analysis (required for projects generating more than 20 net new p.m. peak hour trips) will be required. Traffic Generation Traffic generation characteristics for various land uses have been studied since the 1950's and are documented by the Institute of Transportation Engineers (ITE) in its Trip Generation handbook. The current edition of this resource, which is the nationwide industry standard, is the 8'h edition. At the City's direction, the ITE Trip Generation handbook, 8th Edition, has been used for this analysis to estimate number of trips the current and proposed land uses on the site based on their size in square feet, both on a daily basis and in the p.m. peak hour, which is at this location, like most situations, the busiest traffic hour on the adjacent streets and therefore the basis for assessing traffic operations service quality, and therefore, facility design decisions. In traffic generation analysis, a "trip" is an automobile journey that either begins or ends on the site in question. The comparison of daily and p.m. peak hour traffic generation between the current and proposed land uses is shown in the table below. Rates are expressed in units of trips per 1,000 square feet. No allowances or deductions are made for internal capture. EXHIBIT 5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUAB-000051, ECF, SA-A, MOD, MOD, MOD Wayne Shores, The Velmeir Companies Velmeir Retail Pharmacy PROJECT DESCRIPTION: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive-thru along with associated parking, landscaping and a building pad for a future fast food restaurant. PROJECT LOCATION: LEAD AGENCY: 10706 & 10713 SE Carr Road 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 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 1, 2013. 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 RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department February 15, 2013 February 11, 2013 Date lEXIHIIIBIT 6 C.z\ ~ ,' sQ C.E. "Chip" Vincent, Administrator Department of Community & Economic Development :?}2/13 I I Date Date t ISSUED FOR PERMIT DRAINAGE PLAN TECHNICAL INFORMATION REPORT Velmeir Retail Pharmacy Prepared for The Velmeir Companies 5757 West Maple Road West Bloomfield, Ml, 48322 January 9, 2013 1501 Fourth Avenue, Suite 1400 Seattle, WA 98101-1616 (206) 438-2700 Job No: 12943878 EXHIBIT 7 --t I <Ge(Q)tech lnl acccai~ lElnlga lnleerra lnlQ !Rep()ri Proposed Retail ; . NW Corner of SE Carr Road & Benson Drive South Renton, Washington January 8, 2013 Terracon Project No. 81125094 Prepared for: The Velmeir Companies West Bloomfield, Michigan Prepared by: Terracon Consultants, Inc. Mountlake Terrace, Washington City Of,.... /:i1 r.en~ ,""11· <On '"' Ing ')· , , iv/sion ~~ ~uo.~;: ~-, ' (giliF.l(;v;T,U,Vffiil.""--,J!..""'--_.j; Uil·-~ EXHIBIT 8 Notes No ne 0 1 : 3,738 Velmeir Retail Pharmacy Legend Jurisdi ct ion Boundaries [1 Other [1 City of Renton Addres ses 0 Parce ls 3 11 0 156 311 Feet NAD_ 1983_HARN_StatePlane_ Washington_ North_FI PS_ 4601 City of Renton e Finance & IT Division EXHIBIT9 nap Is a user generated static output from an lntemat mapp,ng site and reference only Data layers that appear on this map may or may not be 8CCll&te, current . °' othe1W1S8 reliable THIS MAP IS NOT TO BE USE D FO R NAVIGATION STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the 1Relllltoltll Repolt"ltelt" a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on February 15, 2013. The full amount of the fee charged for said foregoing publication is the sum of $84.00. ~il:7//1~ Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 15th day of February, 2013. 4liW~,,_ ~~ 10hleen C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington , .... ~"'''111111,, "",,'''E..EN e. ~ ,,,,,, $°. }.\; ''"'""'11,, ~~ ,,, :' .<..._Y..~":~~$SIO,v )\, ~ ~ -~ -... 'r. ,, 14 , E ff~ _,OT,4.L\ -o~ '? ~ :: :O ~ ·r...L. ?)~ "Y' ~ ~ :o rn::: Z ~ i g -• -(/)E f ~~.,() =::: ~ ~~ VgL\C. £ = ,:.. 1., ?. .::~ = i_-Y..,.t,,,1 ·19.1G .. --~o: . , • .JI\. 11 ,, -, -,,, .,. 0 111\\',\\\'-'-'\.~0 ........ - ,,,,,,, ;:-WA.s'°"'' ,, ...... ,::.-- 11,11 \\\\\\\\\''' NOTICE OF ENVIRO~:\IENTAL DETERMINATION ENVIRON~IENTAL REVIEW COMMllTEF. RENTON, WASHINGTON The Environmental Review Comminee has issued a Detenni-· nation of Non-Significance-Miti- gated (DNS-M) for the following project under the authority of the Renton Municipal Code. Velmier Retail Pharmacy LUAl3-000051, SA-A, ECF. MOD, MOD. MOD Location: 10706 & !0713 SE Carr Rd. Site Plan. SEPA re- view. parking and street mod- ifications for a 16.300 SF retail pharmacy and commercial building pad for a fast food res- taurant on a CA zoned site. Ac-· cess provided via SE Carr Rd and SE 174th St. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on March I. 2013, together with the required fee with: Hear- ing Examiner. City of Renton, I 055 South Grady Way. Renton. WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-1 IO. Additional in· formation may be obtained from the ·Renton City Clerk's Ollice, (425) 430-6510 . Published in the Renton Reponer on February 15. 2013. #741276. . ·--- • CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 13th day of February, 2013, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Representing ' Agencies See Attached Wayne Shores Contact Maillet & Muir Associates Owner Steve Munson Party of Record l A . ~ " "''''""""''' , (Signature of Sender):~ 1Yf.~ *eR ,,,,,l · .!:-;"''""''tt ,,,, § $~°'~~·,,,,,. ~\ STATE OF WASHINGTON ) = <fl' ._11-r,.v \ ~ ) Ss :: . =, o , I " :: X ! a • " ..,I c, ~ ~ I " ~ ,; 2 ~ COUNTY OF KING ) ~ \., Pll~...o.' = ;: : ~ ,,, ~&,-.~ ~ -'i. ,,,, 6"' ~$ .a:' = 1 .. ,,I\\\\\~ ~, .:: I certify that I know or have satisfactory evidence that Stacy M. Tucker 1111 &-,-4 TE o'f ,..#' signed this instrument and acknowledged it to be his/her/their free and voluntary act for1l41q 1\\\i',.,,~urposes mentioned in the instrument. Dated: W !Iii~ l3 ~o ,3 ) Notary Pulic in and for the State of Washington Notary (Print): ___ _.:..Hc.....:..A:..:._,_f.,.,..,c'-'ab=-;;..'CC'--------------- My appointment expires: A-~ kJ-i-ol."f, ~o (3 Project Name: · Velmeir Retail Pharmacy Project Number: LUAB-000051, ECF, SA-A, MOD, MOD, MOD template -affidavit of service by mailing Dept. of Ecology ** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers• Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers • Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher• 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office • 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division • Environmental Planning Supervisor Ms. Shirley Marroquin 201 s. Jackson ST, MS K5C-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Steve Roberge Director of Community Development 13020 Newcastle Way Newcastle, WA 98059 Puget Sound Energy Municipal Liaison Manager Joe Jainga PO Sox 90868, MS: XRD-01 W Bellevue, WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept. • Attn: Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program• Attn: Ms Melissa Calvert 39015 172"' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation• Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Mr. Fred Satterstrom, AJCP Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *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 Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS Of AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: Velmelr Retail Pharmacy LUA13-000051, ECF, SA-A, MOD, MOD, MOO 10706 & 10713 SE Carr Road DESCRIPTION: The applicant, The Velmelr Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive-thru along with associated parking, landscaping and a building pad for a future fast food restaurant. The site currently contains an existing espresso stand and a 30,000 square foot mixed retail structure which would be removed/demolished as part of the proposal. The 3.01 acre site is located within the Commercial Corridor (CC) land use designation, Commercial Arterlal (CA) zoning classlflcatlon, and Design District 'O'. The subject property Is located on the northwest corner of Benson Drive Sand SE Carr Rd at 10706 SE Carr Rd. Access to the site would be prOvided via existing curb cuts along SE Carr Rd and SE 174th St. The appllcant ls requesting three modifications Including: 1.) a street modification to defer street Improvements along SE Carr Rd and SE 174th St; 2.) a parking modification to Increase the maximum number of allowed parking stalls by 5 parking spaces for a total of 69 stalls; and 3.) another parking modification to reduce the clear maneuvering width In front of the ground level service doors from 45 to 35 feet. There are no critical areas located on site. THE CITY Of RENTON ENVIRONMENTAL REVIEW COMMITIEE (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 March 1, 2013, 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 RMC 4·8·110 and 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 Will BE SET AND All PARTIES NOTIFIED. 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. ' . ' Denis Law · Mayor Department of Com.munityand Economic Developme.nt · ·· CE"Chip"yincent,Adminisuator · Wayne Shores · · The. Velmei(Companies 57~7 w Maple Road . _West Bloomfield, Ml 48322 · SUBJECT: ·ENVIRONMENTAL(SEPA) THRESHOLD.DETERMINATION· . Velmei.r R_etail Pharmacy, LUA13-000051, ECF, SA:A, MOD, MOD, MOD . . Dear Mr. Shores: . This.letter is written on beh~lf of tlieEn;i~o~mental Review Committee (ERC) to advise · you that they have t::()mpleted their review of the subject project and have issued a · threshold Determination of Non-Significance-Mitigated with. Mitigation ·Measures.· .. · Please refer to th~ enclosed ER(Report, for a list of the f'.:1itigatiori Measures. . . . · .. Appeals of the environmental determinationmustbe filed in writing on or before 5:00 .· p.m. on March 1, 201:1, together with the required fee with: Hearing Examiner, City of Renton; 1055 South Gr°ady Way, Renton; w A,98057.: Appeals i:o the Examiner are governed by RMCL!-8-110 a~d information regarding.the appeal prqcess may be ·. obtai~ed from the City Clerk's Office, {425) 4,!0:6510. . . . . If the En~iron~ental Deter;,,ination is app·e~led; apublic heari~g date will be _set a~d all pa)cties notified. If you have any further questions, please ca·II me at. (425) 430-7219. ' . . . ' ' . .. ' ' .· For ·the Environmental Review Committee, ··-~·-· ·_.· ... ··· .-' -... •, -·.· ·. '. , .' ·--~ · Roe eJimmons . · · · . · EnclosUre cc: Maillet & Muir Associates/ Owner{s) SteV_e _·Munson/ P~f1.Y(ies) of RE!coi-d Renton City H~II • fess South Grady Way ·• Renton, Washington °98057 • re~tonwa.gov . . ' . . . . . ' . ' Denis Law Mayor February 13, 2013 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on February 11, 2013: SEPA DETERMINATION: PROJECT NAME: Determination of Non-Significance Mitigated (DNSM) Velmeir Retail Pharmacy PROJECT NUMBER: LUA13-000051, ECF, SA-A, MOD, MOD, MOD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 1, 2013, 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 RMC 4-8-110 and information regarding the appeal process may be obtained from the 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 R.eview Committee, 1;,:::/- Senior Planner 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 Ramil'l Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF clMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM} MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA13-000051, ECF, SA-A, MOD, MOD, MOD Wayne Shores, The Velmeir Companies Velmeir Retail Pharmacy PROJECT DESCRIPTION: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive-thru along with associated parking, landscaping and a building pad for a future fast food restaurant. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 10706 & 10713 SE Carr Road The City of Renton Department of Community & Economic Development Planning Division 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Terracon, dated January 8, 2013. ADIVISORY NOTES: 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 appeol process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 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. Water: 1. Water service will be provided by Soos Creek Water and Sewer District. 2. A water availability certificate will be required to be submitted to the City with the site plan application. Sewer. 1. Sewer service will be provided by Soos Creek Water and Sewer District. 2. A Sewer availability certificate will be required to be submitted to the City with the site plan application. Surface Water: 1. A surface water system development fee of $0.448 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit. 2. A drainage report has been submitted by URS Consulting Engineering with the site plan application. A Level 1 analysis was done and the report addresses compliance with 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and special requirements have been discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. Preliminary review comments are as follows: 3. The applicant will need to include in the TIR an explanation of how the project qualifies for the O.lcfs exception, including KCRTS output files. 4. Section 5.2.2 of the 2009 KCSWDM list targeted surfaces for flow control BMP implementation as the net new impervious surfaces. Flow control BMPs are only required to be constructed to mitigate for the net new impervious surface, not the replaced. 5. Required frontage improvements shall be included in the drainage calculations. Flow control BMPs may be required for the new impervious surface that may result from the required frontage improvements (if any). 6. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. ERC Mitigation Measures and Advisory Notes Page 2 of 3 Transportation: 1. To accommodate the City's complete street standards, dedication of right-of-way will be required along all street frontages. 2. Street lighting is required. 3. A traffic impact analysis was submitted for review with the site plan application. It is acceptable. There are no significant traffic impacts as a result of this redevelopment project. 4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. Fire: 1. Separate plans and permits are required to be submitted to and obtained from the Renton Fire Prevention Bureau for the installation of all underground storage tanks, tank monitoring systems, and dispenser replacements. 2. Fire impact fees will be determined at time of building permit(s). 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. 3. Permit application must includ_e an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ERC Mitigation Measures and Advisory Notes Page 3 of 3 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA13-0000S1, ECF, SA-A, MOD, MOD, MOD Wayne Shores, The Velmeir Companies Velmeir Retail Pharmacy PROJECT DESCRIPTION: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive-thru along with associated parking, landscaping and a building pad for a future fast food restaurant. PROJECT LOCATION: LEAD AGENCY: 10706 & 10713 SE Carr Road 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 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 1, 2013. 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 RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department February 15, 2013 February 11, 2013 Date Fire & Emergency Services C .z \ } , , sQ C.E. "Chip" Vincent, Administrator Department of Community & Economic Development ~/12/13 I I Date Date DEPARTMENT OF CL .• 1MUNITY AND ECONOMIC DEVELOPMENT TO: FROM: MEETING DATE: TIME: LOCATION: ENVIRONMENTAL REVIEW COMMITTEE MEETING AGENDA Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator Mark Peterson, Fire & Emergency Services Administrator C.E. "Chip" Vincent, CED Administrator Jennifer Henning, Current Planning Manager Monday, February 11, 2013 3:00 p.m. Sixth Floor Conference Room #620 Velmeir Retail Pharmacy LUA13-000051, ECF, SA-A, MOD, MOO, MOD (Timmons) Location: 10706 & 10713 SE Carr Road. Description: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive-thru along with associated parking, landscaping and a building pad for a future fast food restaurant. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director • D. Jacobson, Deputy PW Administrator -Transportation N. Watts, Development Services Director• L. Warren, City Attorney• Phil Olbrechts, Hearing Examiner D. Pargas, Assistant Fire Marshal• J. Medzegian, Council DEPARTMENT OF COMML .• ,TY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Monoger: Owner: Applicont/Contact: Project Location: Project Summary: Site Area: STAFF RECOMMENDATION: February 11, 2013 Velmeir Retail Pharmacy LUA13-000051, ECF, SA-A, MOD, MOD, MOD Rocale Timmons, Senior Planner Maillet & Muir Associates; 12819 SE 38th St, #325; Bellevue, WA 98006 Wayne Shores; The Velmeir Companies; 5757 West Maple Rd; West Bloomfield, Ml 48322 10706 & 10713 SE Carr Rd The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive-thru along with associated parking, landscaping and a building pad for a future fast food restaurant. The site currently contains an existing espresso stand and a 30,000 square foot mixed retail structure which would be removed/demolished as part of the proposal. The 3.01 acre site is located within the Commercial Corridor (CC) land use designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northwest corner of Benson Drive S and SE Carr Rd at 10706 SE Carr Rd. Access to the site would be provided via existing curb cuts along SE Carr Rd and SE 174th St. The applicant is requesting three modifications including: 1.) a street modification to defer street improvements along SE Carr Rd and SE 1741h St; 2.) a parking modification to increase the maximum number of allowed parking stalls by 5 parking spaces for a total of 69 stalls; and 3.) another parking modification to reduce the clear maneuvering width in front of the ground level service doors from 45 to 35 feet. There are no critical areas located on site. 131,339 SF Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance {DNS-M}. Project Location Map ERCReport City of Renton Department of Community ~·anomic Development VELMEIR RETAIL PHARMACY Report of February 11, 2013 PART ONE: PROJECT DESCRIPTION/ BACKGROUND Environmental Review Committee Report WA13-000051, SA-A, ECF, MOO, MOD, MOD Page 2 of 7 The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive through along with associated parking, landscaping and a building pad for a future fast food restaurant. The scope of the requested Environmental Review includes the retail/pharmacy structure, a potential 4,300 square foot restaurant with drive-thru, and associated infrastructure improvements. The proposed project does not include Site Plan Review for the potential restaurant and would be applied for separately. The proposed retail/pharmacy building would have a gross square footage of approximately 16,300 square feet. A drive through pharmacy is proposed to be located on the north side of the building. The building materials vary and are a combination of brick, stucco, glass/aluminum, and stone accents. The building roof lines vary through the use of different height parapets, varied cornice shapes, and overhangs at the entry. The proposed structure would be 37 feet from finished floor elevation, at the tallest point of the tower element, located at the southeast corner of the structure. The tower element would be 21 feet above grade at a proposed pedestrian plaza. The site currently contains an existing 600 square foot espresso stand and a 30,000 square foot mixed retail structure, which are proposed to be removed/demolished as part of the proposal. The 3.01 acre site is located within the Commercial Corridor (CC) land use designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northwest corner of Benson Rd Sand SE Carr Rd at 10706 SE Carr Rd. Access to the site would be provided via existing curb cuts along SE Carr Rd and SE 174th St. The applicant is requesting three modifications including: 1.) a street modification to defer street improvements along SE Carr Rd and SE 174th St; 2.) a parking modification to increase the maximum number of allowed parking stalls by 5 parking spaces for a total of 69 stalls; and 3.) another parking modification to reduce the clear maneuvering width in front of the ground level service doors from 45 to 35 feet. There are no critical areas located on site. The site slopes from east to west with slopes ranging from 2 to 9 percent. There are no protected trees located on site. I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation 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. ERCReport City of Renton Department of Commc & Economic Development Em, ,mental Review Committee Report VELMEIR RETAIL PHARMACY LUA13-000051, SA-A, ECF, MOO, MOD, MOD Report of February 11, 2013 Page 3 of7 B. Mitigation Measures C. 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Terracon, dated January 8, 2013. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Velmeir Retail Pharmacy ERC Report Site Plan Landscape Plan Elevations Traffic Report prepared by URS, dated September 21, 2012 Drainage Report prepared by URS, dated January 9, 2013 Geotechnical Report prepared by Terracon, dated January 8, 2013 Aerial Photograph D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions ta determine whether the applicant has adequately identified and addressed environmental impacts anticipated ta occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The subject site slopes from east to west with slopes ranging from 2 to 9 percent. The steepest slope on site is 9 percent and following construction the steepest slope would be 10 percent. Following development, impervious surface coverage will be approximately 80 percent; which is a reduction from the existing 88.5 percent impervious cover. The applicant is proposing the excavation of approximately 6,000 cubic yards of on-site material. The applicant provided a Geotechnical Engineering Report prepared by Terracon, dated January 8, 2013 (Exhibit 7). The geotechnical work included 9 soil test borings to depths ranging from approximately 10 Yz to 16 Yz feet below existing site grades. The report states asphalt is covering much of the site with varying thickness; from approximately 3 to 3 Yz inches. Crushed rock base course is below the asphalt and varies from approximately 1 Yz to 3 inches thick. Soils below the crushed rock were medium dense to dense brown silty sand with trace of fine gravel and then very dense gray silty sand with trace of fine gravel. Ground water was not observed in the borings while drilling. The report includes recommendations for earthwork, site preparation, grading, foundations, floor slab, drainage, and pavements. The report states that the site is suitable for the proposed construction based upon geotechnical conditions. Therefore, staff recommends as a mitigation measure that the applicant comply with the recommendations included in the provided Geotechnical Engineering Report. ERCReport City of Renton Department of Communit), .:anomic Development VELMEIR RETAIL PHARMACY Report of February 11, 2013 Environmental Review Committee Report LUA13-000051, SA-A, ECF, MOD, MOD, MOD Page 4 of 7 Exposed 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: All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Terracon, dated January 8, 2013. Nexus: SEPA Environmental Regulations 2. Storm Water Impacts: Runoff from the site is collected in existing catch basins onsite and conveyed through storm drainage pipes to the southwest corner of the site. The water then leaves the site and enters the public storm drainage system comprised of ditches and drain lines. There are currently no detention or water quality treatment facilities on site. A preliminary drainage plan and drainage report has been submitted with the site plan application, prepared by URS, dated January 9, 2013 (Exhibit 6). The project is considered a redevelopment project. The project triggers Core Requirement #3. A flow control is proposed the project. Preliminary review of the TIR indicates the engineer recommends a Type 2 flow control facility on-site. The proposal would also replace more than 5,000 square feet of pollution generating impervious surfaces. Proposed improvements would exceed SO-percent of the assessed value of the existing site improvements. As a result water quality treatment for the replaced impervious surface is required. Commercial sites require the implementation of enhanced basic water quality treatment for all targeted surfaces. The report addresses compliance with the 2009 King County Surface Water Manual (KCSWM) and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. The conceptual drainage plan and report shows new catch basin inlets, storm drainage pipes, flow control, and water quality facilities. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3. Transportation Impacts: The site has three public street frontages; SE Carr Rd, Benson Drive Sand SE 1741 h St. The applicant is proposing to access the site at three access points; south, west, and north. The south access point, at the southern edge of the property along SE Carr Rd, would be the primary curb cut to serve the site. Secondary access would be provided from the north access point along SE 1741h Ave. Internal access at the west access point would be used sparsely. The applicant provided a Traffic Impact Analysis, as part of the site plan application, prepared by URS, dated September 21, 2012 (Exhibit 5). Based on the provided study the proposed retail pharmacy would generate 1,435 weekday daily trips. The study calculated the trip generation for the existing uses at 2,266 trips leaving an excess of 831 trips. Therefore, there are no new net weekday trips and a Traffic Impact Fee would not apply for the proposed retail pharmacy. The applicant is requesting the excess 831 trips be credited to the proposed restaurant. While the Environmental 'SEPA' Review for the proposed restaurant is being completed at this time, the ERCReport Cit}' of Renton Department of Communit; :.anomic Development VELMEIR RETAIL PHARMACY Report of February 11, 2013 Environmental Review Committee Report LUA13-000051, SA-A, ECF, MOO, MOD, MOD Page 5 of7 applicant has indicated the Site Plan Review application for the restaurant would be applied for as a separate application. The trip credit for the future restaurant would be reviewed at the time of its Site Plan Review. It is likely staff would support such a request. To accommodate the City's complete street standards, dedication of right-of-way will be required along all street frontages. Benson Road & Carr Road The applicant would be required to dedicate 15-feet of right-of-way along the west side of Benson Drive Sand 15-feet of right-of-way along the north side of SE Carr Rd. Improvements along both Benson Drive Sand SE Carr Rd would include an 8-foot planting strip, 12-foot sidewalk (shared bike/pedestrian lane), and an additional 2-feet at the back of the sidewalk. The City of Renton has plans for the improvement/widening, of SE Carr Rd (west of Benson Drive S}. The City is looking to widen SE Carr Road along the north side an additional 10-feet beyond what is requested. While this is not in the final design stage, the applicant has set the building back far enough from Carr Road to accommodate an additional 10-feet in the future and maintain a 10-foot front yard setback. The City would acquire the additional right-of-way at a later date. SE 174Th Street Street improvements along SE 174th St would include 18 feet of paving from the centerline, an 8- foot planting strip and a 6-foot sidewalk. Two feet of right-of-way dedication would be required in order to meet code. However, due to the large dedication along SE Carr Rd the City will be supporting the modification request, made by the applicant, to remove the dedication along SE 174th St. The modification will be discussed and a decision issued as part of the Site Plan Review for the retail pharmacy. The applicant would still be required to provide frontage improvements, including a curb 16 feet from centerline, an 8 foot planting strip and a 6 foot sidewalk. The City has analyzed the proposed ingress/egress along SE Carr Rd and has determined that the existing access point, which allows left-in/left-out turns can remain as is. However, the allowance of the full access would not limit the City in the future to install a median, limiting access, if safety concerns develop. Mitigation Measures: No further mitigation. Nexus: Not applicable. E. 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. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on March 1, 2013. RMC 4-8-110 governs appeals to the ERCReport City of Renton Department of Community _·anomic Development VELMEIR RETAIL PHARMACY Environmental Review Committee Report LUA13-000051, SA-A, ECF, MOO, MOO, MOD Report of February 11, 2013 Page 6 of7 Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -th Floor, (425) 430-6510. ADVISORY 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 ta the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 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. Water: 1. Water service will be provided by Soos Creek Water and Sewer District. 2. A water availability certificate will be required to be submitted to the City with the site plan application. Sewer. 1. Sewer service will be provided by Soos Creek Water and Sewer District. 2. A Sewer availability certificate will be required to be submitted to the City with the site plan application. Surface Water: 1. A surface water system development fee of $0.448 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit. 2. A drainage report has been submitted by URS Consulting Engineering with the site plan application. A Level 1 analysis was done and the report addresses compliance with 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and special requirements have been discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. Preliminary review comments are as follows: 3. The applicant will need to include in the TIR an explanation of how the project qualifies for the O.lcfs exception, including KCRTS output files.· 4. Section 5.2.2 of the 2009 KCSWDM list targeted surfaces for flow control BMP implementation as the net new imper\lious surfaces. Flow control BMPs are only required to be constructed to mitigate for the net new impervious surface, not the replaced. S. Required frontage improvements shall be included in the drainage calculations. Flow control BMPs may be required for the new impervious surface that may result from the required frontage improvements (if any). 6. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. Transportation: 1. To accommodate the City's complete street standards, dedication of right-of-way will be required along all street frontages. 2. Street lighting is required. 3. A traffic impact analysis was submitted for review with the site plan application. It is acceptable. There are no significant traffic impacts as a result of this redevelopment project. 4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. Fire: ERC Report.docx City of Renton Department of Community p. i=-conomic Development VELMEIR RETAIL PHARMACY Report of February 11, 2013 w Environmental Review Committee Report 000051, SA-A, ECF, MOD, MOD, MOD Page 7 of 7 1. Separate plans and permits are required to be submitted to and obtained from the Renton Fire Prevention Bureau for the installation of all underground storage tanks, tank monitoring systems, and dispenser replacements. 2. Fire impact fees will be determined at time of building permit(s). 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 vert.ical control network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ERC Report.docx -~ O lj ,, I i ; ' ! ! ' • .__ _____________________ ___:_ __ _Jf _J • --··----·------··-- ;\ ·.,,-· - ·"'/ .,,,-:.- •;/· .-· . ' :-)\: ., Iii ,;' I .. " - .' ·,111,, 1 t • ~ ' ' ' . !( ., ' " ' . ' . ,, . ,, -'; .•,. - ', \. i',. '. i I 1 I l i ' i ' ! I ' i ' i l --~ ~ .. /~~--~~~~~_:·£:~~: _.,:_~~~·~ ~©IRI.IRI. tMI MATERIALS LEGEND VELMEIR @ Eiilii=,™mo::::::::ri:1 BRICK ----... "' "' -=:111=:oi:::::ri:=a BELDEN BRICK i:::n::=:,i,c:a:;,-=:,ii:1 >&00 c.o1 ...... ~.i,o ................ Ei""'==i™i:===c:::5S "CANYON VELOUR" p•,--JIIII I ·t:-i 1;:.:=·:::~~4{';i~"1,~::;~~ ..... ....,. ... u.,111• IUT~IO ..... ~-===-~ Gi· -.. ., Tll.(""-!Olf-1'17 fb:,== ..... -=-....== '·· ... _,_, a,;:;::;u:::::::1u:::::::1i=1 @ =--=--=---BR!CK -----BELDEN BRICK ---------"QUAKER BLEND" ------------------.. ------------ r·#;t.:,C ;,,¥;:J ,~:n11WAISF;:-iM1£&1'--. ~1~1?~:m?l @ CAST CONCRElE -~ SMDOlH FINISH "BUFF" z >;, •. Aj&j~ :_ ,::-,_·_ .:•1 ,i\¢. f , ,a;:;:tc,:·-~ ..... : £.ii, _ _;,~~...-~ ....... ,,, 0 I- ® HARDIE PLANK -z Eu w ~JiJll i ~~-. '7"""-"'-'"'.;:w:.·'·::·~li";';c'"'? ""1 1~,;,:;,Fi1::1 "AUllJMN TAN" er: ,....,..'.·· •·· f•; .......,.,-~-~,a:,---~ -· --.zr;,1<·-'~+-'\."-'~_ ',•,,;)' ; ·.: .... · .c:11 l=,i;;Jb~fi-,'of.it,:i~ - . . @ w HARDIE TRIM -> "ARCTIC WHITE" H .,. er: C, C ; "11111.'lf.l<ii' gJ~ tw ·• : ;c ·• .,._ •·• , .. ~,-,;;,:· ,.;,,'.1:(ffe • I z •-:..'-1--::.~ 0 ,.:;,< . '"''~·'.".,1: @ . ·-··· . --•' -~· I -~= ·~ ~~~ .. ~~-, .... · .,..~~~: .... ~-,-;;,:..~""-~ . .. '·-·-------HARDI( SHAKES -V, ----.~ "NAVAJO BEIGE• z -----w .-. ~--·----" co ·----=--·-···--------o2l ~-,--· ·11':l i 1--1 I I ·:c;~~~~y~:2_;:J~~ ------ @ • CANOPIES -C, ":::".· .. "CHARCOAL' <( b·, Jk . !:-~~-~-\-c,~: ,_, . , .•.. ' . ,,;-,,.,-,~~ 0 "'·" ~, c· n.nntd « -er: er: er: @ ~~i·~{i.t\ WINDOW FRAMES -.s CLEAR ANODIZED ALUMlNUI.I r:t,, 1;; \ <I'.•· ~,.;_ .,,_ u @ DJ PAINT -3: MATCH "[4". z _ ,,......,...;::;.;.-,_ • .>·,·er--,- ~11-~ . . u-, 00 7' JI-' -·L nu H ~-~""' .~ff_ ~~~~~~~i;::~~ @ [J ElfS -"' lY-,, ' STO CORP 0 '",,.ciiJ;:loD0~<1.:S/ .. _? ,( ~f; . -_, ~:.-~~--7 cot.re TO MATCH .-1 "[1" 0 SllJCCO - STO COOP NA 01-0048 "PALE YEUOW' I lMUUT Ia,1013 IEXIHIXBIT ~ ' Memorandum Date: September 21, 2012 To: Wayne Shores (Velmeir Companies) JAN 1 0 201] Geza deGall (Velmeir Companies), Katy Chaney (URS), Keith O'Connell~(Cl~ · Nate Larson, PE, PTOE fW!Ji!ft)) Cc: From: Subject: Renton Proposed Pharmacy: Traffic Generation and Distribution/ Access City of Renton Reference PRE12-072 This memo summarizes the traffic generation and distribution for a proposed "pharmacy with drive- thru" at I 0706 SE Carr Road in Renton, WA. It has been prepared in response to a request by City of Renton staff for the purpose of demonstrating two important things: (I) that the proposed use would generate less traffic than the existing (or most recent) uses, which are presumed to be permitted, and (2) that the proposed plan for access is necessary for the successful operation of the proposed use on the site. City staff has agreed at our Pre-Application Meeting (09/13/2012) that if the proposed pharmacy would generate fewer trips than the current uses on the site, then neither transportation impact fee payment (based on any net new daily trips) nor a full traffic impact analysis (required for projects generating more than 20 net new p.m. peak hour trips) will be required. Traffic Generation Traffic generation characteristics for various land uses have been studied since the 1950's and are documented by the Institute of Transportation Engineers (ITE) in its Trip Generation handbook. The current edition of this resource, which is the nationwide industry standard, is the 8th edition. At the City's direction, the ITE Trip Generation handbook, 8th Edition, has been used for this anaiysis to estimate number of trips the current and proposed land uses on the site based on their size in square feet, both on a daily basis and in the p.m. peak hour, which is at this location, like most situations, the busiest traffic hour on the adjacent streets and therefore the basis for assessing traffic operations service quality, and therefore, facility design decisions. In traffic generation analysis, a "trip" is an automobile journey that either begins or ends on the site in question. The comparison of daily and p.m. peak hour traffic generation between the current and proposed land uses is shown in the table below. Rates are expressed in units of trips per 1,000 square feet. No allowances or deductions are made for internal capture. IEX1Hl1Bllf 5 . I ~ r I I t ISSUED FOR PERMIT DRAINAGE PLAN TECHNICAL INFORMATION REPORT Velmeir Retail Pharmacy Prepared for The V elmeir Companies 5757 West Maple Road West Bloomfield, MI, 48322 January 9, 2013 1501 Fourth Avenue, Suite 1400 Seattle, WA 98101-1616 (206) 438-2700 Job No: 12943878 IEXIHIXIBXl 6 --- Ge (Q) te <e !hi ll1l a <e ai ~ [E ll1l g a ll1l e e ll"B ll1l gJ lR e po rt Proposed Retail ; NW Corner of SE Carr Road & Benson Drive South Renton, Washington January 8, 2013 Terracon Project No. 81125094 Prepared for: The Velmeir Companies West Bloomfield, Michigan Prepared by: Terracon Consultants, Inc. Mountlake Terrace, Washington JAN 1 O 2013 !Pd!~ rt; IE U~ IE {t)) IEXIHIXIBXll" 7 VeimeiD" !Retail IPlhaD"macy 311 @f:,.. '<.WI 1: 3,738 0 156 NAD_ 1983_HARN_StatePlane_Washington_ North_FIPS_ 4601 311 Feet City of :Re.fi'tOJ!.11 ® Finance & IT Division Legend Jurisdiction Boundaries [] Other [1 City of Renton Addresses 0 Parcels Kemuu,., .... --. , 2ll/2013 nap is a user generated staUc output from an Internet mapping site and reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION City of:_.,ton Department of Community & Economic f/opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~lilt: COMMENTS DUE: JANUARY 31, 2013 APPLICATION NO: LUA13-000051, ECF, SA-A DATE CIRCULATED: JANUARY 17, 2013 APPLICANT: Wayne Shores PROJECT MANAGER: Roca le Timmons PROJECT TITLE: Velmeir Retail Pharmacy PROJECT REVIEWER: Jan Illian SITE AREA: 131,339 square feet EXISTING BLDG AREA (gross): 31,000 square feet LOCATION: 10706 & 10712 SE Carr Road PROPOSED BLDG AREA (gross) 16,300 square feet SUMMARY OF PROPOSAL: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive through along with associated parking, landscaping and a building pad for a future fast food restaurant. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water · Lioht/Gfare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,DOOFeet 14 OOOFeet 8. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of .... ,ton Deportment of Community & Economic uc ,clopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ?letn ~PJ.... I COMMENTS DUE: JANUARY 31, 28f¥~~~:~~~1~E~XICES " APPLICATION NO: LUA13-000051, ECF, SA-A DATE CIRCULATED: JANUARY 17, 2013 .,,, .. -- APPLICANT: Wayne Shores PROJECT MANAGER: Rocale Timmons • '" 1 ' lU)3 PROJECT TITLE: Velmeir Retail Pharmacy PROJECT REVIEWER: Jan Illian SITE AREA: 131,339 square feet EXISTING BLDG AREA (gross): 31,000 square feet LOCATION: 10706 & 10712 SE Carr Road PROPOSED BLDG AREA (gross) 16,300 square feet SUMMARY OF PROPOSAL: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive through along with associated parking, landscaping and a building pad for a future fast food restaurant. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14 OOOFeet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS / We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Date City of h.flton Department of Community & Economic 1,. ,elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET APPLICATION NO: LUA13-000051, ECF, SA-A APPLICANT: Wayne Shores PROJECT TITLE: Velmeir Retail Pharmacy SITE AREA: 131,339 square feet LOCATION: 10706 & 10712 SE Carr Road on COMMENTS DUE: JANUARY 31, 2013 DEVELOPfl: C:1'H ,;i:;K\/ICES DATE CIRCULATED: JANUARY 17, 2013 ~'~", c ..,C:MTC1N ..., ... -. PROJECT MANAGER: Rocale Timmons Al~ ... ---~ lUIJ PROJECT REVIEWER: Jan Illian EXISTING BLDG AREA (gross): 31,000 square fee PROPOSED BLDG AREA (gross) 16,300 square feet SUMMARY OF PROPOSAL: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive through along with associated parking, landscaping and a building pad for a future fast food restaurant. A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Probable Probable More Environment Minor Major Information Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water LiQht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14 ODO Feet 8. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Date City mton Department of Community & Econom ,ve/opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:'-pv-f'\f w M '., I 0\!r<:. COMMENTS DUE: JANUARY 31, 2013 APPLICATION NO: LUA13-000051, ~F, SA-;; DATE CIRCULATED: JANUARY 17, 2013 APPLICANT: Wayne Shores PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Velmeir Retail Pharmacy PROJECT REVIEWER: Jan Illian SITE AREA: 131,339 square feet EXISTING BLDG AREA (gross): 31,000 square feet LOCATION: 10706 & 10712 SE Carr Road PROPOSED BLDG AREA (gross) 16,300 square feet SUMMARY OF PROPOSAL: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive through along with associated parking, landscaping and a building pad for a future fast food restaurant. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Environment Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Probable Minor Impacts 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS Probable Major Impacts More Information Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Hous;;,f'J Aesthetics L"fiiht/Glare Recreation Utilities Trans~~rtation Public Services Historic/Cultural Preservation Airport Environment 10,000Feet 14,DOOFeet / We have reviewed this applic'3!lon_with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas w ,:.:_e additioc·iriformati n is needed to properly assess this proposal. \ { _1,._\,._2-;__"i'.~\,-,""LO==c:..,\~""2_=---- Signature Date 1 \ City, ENVIRONMENTAL :nton Department of Community & Econom. ,,ve/opment & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ('i IY ,-,) r, I ( Ai-fl("\ APPLICATION NO: LUA13-000051, ECF, SA-A APPLICANT: Wayne Shores PROJECT TITLE: Velmeir Retail Pharmacy SITE AREA: 131,339 square feet LOCATION: 10706 & 10712 SE Carr Road Dt=VFLOPMENT SERVICES coMMENTs ouE: JANUARY 31, Z013""cJTv nF Ri=~1T/"1~1 DATE CIRCULATED: JANUARY 17, 2013 ..,,,, J. • £.U IJ PROJECT MANAGER: Rocale Timmons PROJECT REVIEWER: Jan Illian EXISTING BLDG AREA (gross): 31,000 square feet PROPOSED BLDG AREA (gross) 16,300 square feet SUMMARY OF PROPOSAL: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive through along with associated parking, landscaping and a building pad for a future fast food restaurant. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth HousinQ Air Aesthetics Water liQht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14 OOOFeet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas ;i, 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 Represe~ t I~ Date J mton Department of Community & Econom !Velopment City, ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEE REVIEWING DEPARTMENT: APPLICATION NO: LUA13-000051, ECF, SA-A DATE CIRCULATED: JANUARY 17, 2013 APPLICANT: Wayne Shores PROJECT MANAGER: Rocale Timmons PROJECT TITLE: Velmeir Retail Pharmacy PROJECT REVIEWER: Jan Illian SITE AREA: 131,339 square feet EXISTING BLDG AREA (gross): 31,000 square feet LOCATION: 10706 & 10712 SE Carr Road PROPOSED BLDG AREA (gross) 16,300 square feet SUMMARY OF PROPOSAL: The applicant, The Velmeir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive through along with associated parking, landscaping and a building pad for a future fast food restaurant. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth HousinQ Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000Feet 8. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informatio needed to properly assess this proposal. Signature of Director or Authorized Representative Date / \ .. ....., ' . . CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT· PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 17th day of January, 2013, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Environmental Checklist, Notice of Application, Site Plan documents. This information was sent to: Name Representing. Agencies -Env. Checklist, NOA, Site Plan See Attached Wayne Shores Contact Maillet & Muir Assoc Owner 300' Surrounding Property Owners· NOA only See attached ~ ......,.., _ A.. , n """'"""'' (Signature of Sender):~ J}'l ~ / :,~'",.,,,:,JA,c,_,,,,, / .:,, ~~~::' .. ~~ ,,. . ~ to·~"'"'~:.!" \ STATE OF WASHINGTON ) ff~~~'.#.: ~Aq>-~\ ~ ) 55 :: i .. 0 >-•\ ~ COUNTY OF KING ) t J,,,,, ;11~~,c, '!>} 2 ff ~ -.,. ,,, 8-29·~ Cl.: I certify that I know or have satisfactory evidence that Stacy M. Tucker ~,,, .,~~'""'"'"'' ~~ _ff signed this instrument and acknowledged it to be his/her/their free and voluntary act for'~&~~oses ''"'"'""~ mentioned in the instrument. Dated: 1 /,11:/a.o,3 I Notary Pblicinand for the State of Washington Notary (Print): __ ......:Uc.....£A:i.,-:......,&"'-'-c-""-'°=-4"'-------------- My appointment expires: A ~ .,._.,1.-~ 'ti ;;)..O l3 Project Name: Velmeir Retail Pharmacy Project Number: LUA13-000051, ECF, SA-A template -affidavit of service by mailing -· Dept. of Ecology • • Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers • Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055M1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY {DOE) LETTER MAILING (ERC DETERMINATIONS) WOFW -Larry Fisher• 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office• 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division • Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 . City of Newcastle Attn: Steve Roberge Director of Community Development 13020 Newcastle Way Newcastle, WA 98059 Puget Sound Energy Municipal Liaison Manager Joe Jainga PO Box 90868, MS: XRD-01 W Bellevue, WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept. • Attn: Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program• Attn: Ms Melissa Calvert 39015 172"' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation• Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Mr. Fred Satterstrom, AICP Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 • 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 Environmental Checklist, Site Plan PMT, and the Notice of Application. "'"'Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template M affidavit of service by mailing / •~ ,,.. 174TH ST LLC 10700 SE 174TH ST RENTON , WA 98058 C P INVESTMENTS LLC 17422 108TH AVE SE RENTON , WA 98055 J J J INC 5641 PLEASURE POINT LN BELLEVUE, WA 98006 UIR~C 38TH~5'\__ BELLEVU , WA 9 06 SUMMERHILL PLACE LLC C/0 GRAN INC 1016 2ND AVE W SEATTLE, WA98119 WAISS G STEVEN+ROBERTA 20702 SE 162ND WAY RENTON , WA 98059 ENSON R AD ~~C 133 ) :E ~-~Ml~SitOOE SAMM~l:W~~ ~ NOR\_ lo,§.~ LP ING ON RD C , WA 8047 RIMARK ~RTN~~ LP 406 L~~~D PACI ~~98047 rn,\~!\J~' ~~,;, ASP INVESTMENTS LLC 10622 SE CARR RD STE A RENTON , WA 98055 CSK AUTO CORP STORE #3704 C/0 THOMSON REUTERS PTS PO BOX 06116 CHICAGO , IL 60606 KUMAR SAROJANI 17314 108TH AVE SE RENTON , WA 98055 PARTNERS PREFERRED YIELD II DEPT PT-WA 23224 PO BOX25025 GLENDALE, CA 91201 TRIMARK NORTH BENSON LP 406 ELLINGSON RD PACIFIC , WA 98047 WEST JAMES L ET AL 28650 KENT BLACK DIAMOND RD KENT , WA 98042 BENSON ROAD MINI LLC 133 EAST LAKE SAMMAMISH SHORE SAMMAMISH , WA 98074 FIRE DIST 40 10828 SE 176TH ST RENTON , WA 98055 MAILLET & MUIR ASSOC 12819 SE 38TH ST #325 BELLEVUE , WA 98006 PETETT BUILDERS 10622 SE CARR RD RENTON , WA 98055 VILLAGE CHAPEL 17418108TH AVE SE RENTON , WA 98055 ETE TBUl~RS C~R.~ RENTON , WA 8055 TRIM RK ~RT\BEN~N\!° LI GS~R~ C, 98047 RIMA\ ~RT\BEV~ 40 ELLl~~R~ PAC IC, WA 98047 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED {DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: January 17, 2013 LUA13·000051 1 ECF, SA-A Velmeir Retail Pharmacy PROJECT DESCRIPTION: The applicant, The Ve!meir Companies, is requesting Administrative Site Plan Review and Environmental Review for the construction of a new retail/pharmacy with drive through along with associated parking, landscaping and a building pad for a future fast food restaurant. The proposed retail/pharmacy building would have a gross square footage of approximately 16,300 square feet. The site currently contains an existing espresso stand and a 30,000 square foot mixed retail structure which are proposed to be removed/demolished as part of the proposal. The 3.01 acre site is located within the Commercial Corridor (CC) land use designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northwest corner of Benson Rd Sand SE Carr Rd at 10706 SE Carr Rd. Access to the site would be provided via existing curb cuts along SE Carr Rd and SE 174th St. The applicant is requesting three modifications including: 1.) a street modification to defer street improvements along SE Carr Rd and SE 174th St; 2.) a parking modification to increase the maximum number of allowed parking stalls by 5 parking spaces for a total of 69 stalls; and 3.) another parking modification to reduce the dear maneuvering width in front of the ground level service doors from 45 to 35 feet. There are no critical areas located on site. PROJECT LOCATION: 10706 & 10712 SE Carr Road 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: NOTICE OF COMPLETE APPLICATION: APPLICANT/PROJECT CONTACT PERSON: Permits/Revlew Requested: Other Permits which may be required: Requested Studies: January 10, 2013 January 17, 2013 Wayne Shores, The Velmelr Companies; 5757 W Maple Road; West Bloomfield, Ml 48322; Eml: wshores@vefmelr.com Env!ronmental (SEPAi Review, Site Plan Development Review Building, Construction, Sign, and Fire Permits Drainage Report, Geotechnical Report, Landscape Analysis, Parking Analysis, Traffic Impact Study 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.: Velmeir Retail Pharmacy/LUAB-000051, ECF, SA-A NAME:------------------------------------ MAILING ADDRESS: ________________ City/State/Zip:----------- TELEPHONE NO.: --------------- Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Envlronmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Department of Community & Economic Development (CED) -Plannfng Division, Sixth Floor Renton City Hall, 10S5 South Grady Way, Renton, WA 98057 N/A The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arteria! {CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-120A and other applicable codes and regulations as appropriate. 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 applicant will be required to comply with the recommendations provided in the geotechnical report. Comments on the above applicat!on must be submitted In writing to Rocale Timmons, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on January 31, 2013. If you have questions about this proposal, or wish to be made a party of record and receive addit!onal 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, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov II PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION II ~ I> ,,~ ·t,) ~-~ .... :.~ • .' '' \f •.,,I ~ . ....~..t~· .. t!~;, Denis Law M~yor · · Dep~rt~ent of Community and Eco.nomic Development · . CE."Chip"Vincent; Administrator .· Wayne Shores .The Velmeir Compani~s • • 5757 West Maple Road . ·. West Bloomfield, 'Ml 48322 Subject: Notice of Complete Application. . .. . ... Velmeir Retail Pharmacyi LUA13-000051, ECF, SA-A. · Dear Mr .. Shores: ... . ....... · Th~ Planning Division of the City of Renton has determined that the subject ;pplication is complete acc~rdi~g to"submittal requiremerits and,therefore, is accepted for review. It is tentatively scheduled fo~ consideration by ttie Environmental Review Committee on ·.· .. February 4, 2013. Prior t9. that revie~, you will be notified ifa~y additional iriformatlon is required to continue processing your application. . _,_-. . . . . . ·. Please contact me at (425) 430,7219 if you have any questions . . Sincerely, · ·1,._,?_·.~ Roa~-< S nior Planner cc: M~illet & Muir Assoc./ Owner(s) •. Renton City ~all , 1055 South ~radyWay , .Renton,Washington 98057 ,re~;onwa.gov City of Renton City of Renton LAND USE PERMIT PlanningDlvision MASTER APPLICATION JAN 1 O ZOB PROPERTY OWNER(S) PROJECT ~,~l!d/ NAME: M .... IIH J. hv~ii Auot. PROJECT OR DEVELOPMENT NAME: \I e. , ..... ,.:-Q,-1-.. ~1 P~wl"\ALv ADDRESS: 11_ i1"1 SE 3'dtL.. SI,. • I :t:/ ). l.S" PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: ;o <o<oo .SE 111, '" ".>+, CITY: ~ e 11,.,.,, W4-ZIP: 'lto04 P,,,,.. ... ' I.JA 'I 1 oS"S" TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): "2. •r1.1 o s 111. S" APPLICANT (If other than owner) NAME: \,./ ,..., .. , s i.,.,,,., s EXISTING LAND USE(S): s 1.orp•.:.., (+,.·· ( (.,,.." v .. ,)y ) COMPANY (II applicable): il.t.. Ve.I Mt,.,_ c.,,,...,....~.~J · · PROPOSED LAND USE(S):, •. · '· :., : ..... , R"". + .. ;1 .. p~~;;..: • .::: ... .. ... ·- ADDRESS: S1 S') Vt, .. ,._pit. II.cl . EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: c., .. CITY: W1.+ Jl.1 •• ,., f,,IJ I l"\J:. ZIP: 4'l) '1. 'Z. PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (II applicable) ti/A TELEPHONE NUMBER: '2<t'/-llll -O~'I} EXISTING ZONING: (~ CONTACT PERSON PROPOSED ZONING (II applicable): C.A- NAME: \) "'1 "''-s 1.,.,., s SITE AREA Vn square feet): I) l, J l"I COMPANY (II applicable): ii... Vd ... ,.;. [,, .. Pf)" ,':u SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: lO,S'l'l.. ADDRESS: S,~) _W••~ r--.. pt,. RJ. SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: tl,lc,'\ CITY: \.J •s• ~ l~oM r,, IJ ,.MI ZIP: 'i1\1. l. .. .... . PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (lfappllcable)· · .. :.~ · ___ :_: __ ···• .. .... ,_ . ·-*" " -·· •• . . .. ··\'-1/A TELEPHONE NUMBER AND EMAIL ADDRESS: ' 2.4!1 -)l~ -OS''ll NUMBER OF PROPOSED _~OTS Q_I appllcable)_ 2. .. ·• 1,,1 .s'-i.-.sQ vcl,.._,,~. to,.. NUMBER OF NEW DWELLING UNITS (ff applicable): r-1/A H:\CED\Data\Forms-Templates\Self-Help HandouU\PlaMlna\Master Application.doc •1· PROJECT INFORMATION (continued) ,:.;::;..:..:..~;;::.;.;===<----------~ NUMBER OF EXISTING DWELLING UNITS (II appUcable): PROJECT VALUE: t-1/A SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (II appllcabla): /4 / A IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (II applicable): SQUARE FOOTAGE OF EXISllNG RESIDENTIAL BUILDINGS TO REMAIN QI applicable): t"/A 0 AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL a AQUIFIER PROTECTION AREA TWO BUILDINGS (II applicable): I!., 1,~ C FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN QI applicable): l~IA C GEOLOGIC HAZARD sq. n. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (If applicable): l'l, soo NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW a HABITAT CONSERVATION sq. ft. a SHORELINE STREAMS & LAKES sq. ft. PROJECT 01 applicable): 2. C,-'l S" C WETLANDS sq. ft. ···\'.'!-LEGAL DESCRIPTION OF PROPERTY (Attach leaal descrlntlan on seaarate sheet with the followlna lnfonnatlon Included\ SITUATE IN THE 5V QUARTER OF SECTION 2. "L TOWNSHIP.z.lli..:, RANGE te IN THE CITY OF RENTON, KING COUNTY, WASHINGTON .. -·. ---------. -. .. AFFIDAVIT OF OWNERSHIP I, (Print Name/a) D.,;;.1(¢1,1:,.: .... .1, s.1o.., M .. ~\\,t . . , d~~ ~nder penalty of paljury under th~ laws of the State of Washington that I am (please check one) _the current owner of the property Involved In this applJcallon or l(_ Iha authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and Iha lnformaUon herewith are In all respects true and COllllCt to the best of my knowledge and baUef. I Signature of Owner/Repreaantatlve STATEOFWASHINGTON) ) ss COUNTY~F~, +~ I certify ~~r have aallslactory evidence that Do"'°' \o. M u·, ,r Mv1R signed this Instrument and acknowledge ft lo be hls/hernhelr free and voluntary act for the uses and purpose mentioned In the Instrument. 1a-10-a9J.~~·o· .... , Dated .t• c, \ r ••• ; • , , '(, _,.".._ ,:, ~ ·'.+"'· ex,,··· • ...-~\ /$/~O ~AR~·· •• :'···· , ,,. ·;" .·. ··\/'Y\r.1n.})-. ] 1-t·J·1 : c: ~o. 0-. : z g . .Notary (Print): 1flLVivi "'= .. , ,. · L- ..... , . ,· \ ~l:~;1J~{,~;:@J · ,, ~~polntmen1axplres:_.1..·dL.:...-_,_/-...,a.f;':.c.:.i.D'-'J .. -( ... o"-·. __ __.....;._...;.. __ _ \.~~~l?UAR~ ~.,:~.,t ~,. '"'"" ······· ':,"'(" .... ••,."" OF 'l'I p,; ,,•• '•t....... ,,, H:\CEO\Data\f ormt-Templates1S11"""'lll~andou1S\Plannlna\Murar Appllcadon.doc .z. STATE OF WASHINGTON) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that 0o h " fl\ o. ·, \ I -< t signed this instrument and acknowledge H to be hls/her/lhelr free and voluntary act for the uses and purpose mentioned In the Instrument. Qg c..e 1c»hc-/2. 201?-_ ) Oatad Notury l'lmllc SIOIO of Woohlngton IIR1STil.1E 8 CHARBOl.lEAU My Appolntmont Elqllroo Doc 18, 2013 ~~c,•Q11 Notary Public In and !or the Stare of Washington Notary (Print): \<~+1'&:b k\D S, · Ck o,,..-bOv\o Q \I My appointment expires: _ _,_\ .::::2..:..·.:..l :,::lo....:1..,/1----------- DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND.USE APPLICATIONS • •·.··''LAN ... ··.0 .• -........ R~~g.1:~.,..,,rs.u~.M .......... • .. ' .. r ....... T·······A· F< .·. WAIVED • MODIFll::C) . ..>.REQUIREMENTS:/it•······ .... ·.· evr· )) i . avi'tv•> /i'•/./. Calculations , This requirement may be waived by: 1. Property Services Section PROJECT NAME: £t:=NS"Dl,J/ <!4-7'2-,< S'1TE City of Renton DA TE: __ _..:...1'-/-'--1c1-/-=:2_0 _,1_,§,,_ _ __,_p-""/anning Division 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section JAN 1 0 2013 r • • DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITIAL REQUIREMENTS FOR LAND USE APPLICATIONS Tree qutting/Land Clearing Plan 4 Qrti~ff PfhteftfW~i~/\\qq~fi~if i5i~!ff€!B~~ffiI ;; . Utilities, Plan, Generalized 2 Wetlari~s Mitigation Plan, Preliminary 4 iidii!~ri~R~'~'i:P§~1~~~119:~;r;; ;[III Wirelest AppHcant Agreement Statement 2 AND• lnv~tory of Existing Sites 2 AND 3 I Lea~e Agreement, Draft 2 AND• Map'1ot Existing Site Conditions 2 AND 3 Map 'pt View Area 2 AND• Photbsimulations 2 AND• I This requifement may be waived by: ' 1. Property Services Section ' 2. Public Works Plan Review Section 3. Buildin~ Section 4. Development Planning Section I \ ' PROJECT NAME: _ _:8,::.c.::.-_NS.::..:...o_tv--'-/-=~~---"'---· s~1_r-E-_-__ DATE: __ -1..,I /L.-1L.L:./ Z-::.o-;c:,fa::,__ ____ _ ' CARR/BENSON PHARMACY /RETAIL 10706 SE CARR RD CE'lJ"V OIF IRIEN1J"OINI 1DeiµairtmeD1l1t o1f CommllJID1lity aiD1ldl IEconomoc IO>evelopmerot IP'~ai D1l 1!11 i D1lQl IQ)ovisoo D1l PRE12-072 September 13, 2012 City of Renton Planning Division Contact Information: JAN 1 0.2013 Planner Rocale Timmons Public Works Reviewer: Jan Illian Fire Prevention Reviewer: Dave Pargas Building Department Reviewer: Craig Burnell Phone: 425.430.7219 Phone: 425.430.7216 Phone: 425.430.7023 Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you. have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). I I I I I I I I I I I I I I I I I I I I I I I I I I I ( .. • FIRE & EMERGENCY SERVICES DEPARTMENT ~~. -. ~-~~7or,,_ . .~-,_ e,, -.. ~ I '::'.l r~' ~Wj lf(f.'\Q)· · ~ f'l r :r~t ,. [ ,'--J I Jj,, '-i,,\.! ;I \.J l_ ~-<'' M E M O R A N D U M -~-""'~'-"' · =""' DATE: September 13, 2012 TO: Rocale Timmons, Associate Planner FROM: SUBJECT: Corey Thomas, Plans Review Inspector Preliminary Comments for Carr Benson Pharmacy Retail 1. 2. 3. 4. 5. The preliminary fire flow calculated is 2,500 gpm. A minimum of three hydrants are required. One within 150-feet and two within 300-feet of the proposed buildings. A looped water main will be required if fire flow exceeds 2,500 gpm. Credit for existing hydrants may satisfy part of this condition if they meet current standards including 5-inch storz fittings. Applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of commercial space. This fee is paid at time of building permit issuance. Credit will be granted for existing building area removed. Approved fire sprinkler and fire alarm systems are required throughout the buildings. Separate plans and permits required by the fire department. Direct access is required to the fire sprinkler control room. Fire alarm systems are required to be fully addressable and full detection is required. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Maximum grade allowed is 15%. An electronic site plan is required prior to occupancy for pre-fire planning purposes. DEPARTMENT O.F COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM September 10, 2012 Rocale Timmons, Planner Jan Illian, Plan Review g,0,- Carr Road/Benson Pharmacy Retail 10706 -SE Carr Road PRE 12-072 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. 2. Existing hydrants counted, as fire protection will be required to be retrofitted with a quick disconnect storz fitting if not already installed. SANITARY SEWER Sewer service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City with the site plan application. SURFACE WATER 1. There is an existing storm water conveyance system in the parking lot of subject site. It does not appear detention or water quality is provided on site. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Carr Road/Benson Pharmacy Retai1 Page 2 of 4 September 10, 2012 tll-072 -• Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface Water System Development fees of $.405 per square foot of Ml!!! impervious surface will_ apply. This is payable prior to issuance of the construction permit. 5. Separate structural plans will be required to be submitted for review and approval under a building permit for detention and or/water quality vault. Special inspection from the building department is required. 6. A Construction Stormwater General Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. The application is included with the pre-application packet. TRANSPORTATION 1. There are existing street frontage improvements in Carr Road, Benson Road and SE 1741h Street. Existing right-of-way width on Carr Road appears to be 80 feet, 90 feet on Benson and 60 feet on SE 174th Street. Carr Road and Benson Road are classified as Principal Arterial streets and SE 174'h is classified as a Commercial/Mixed Use street. 2. SE Carr Road and Benson Road dedication requirements are measured from the face of the existing curb which is to remain. Both arterials require a design showing an 8-foot planting strip and a 12-foot shared bike/pedestrian facility for a total of 20-feet from the face of curb to furthest edge of sidewalk. Dedication of right-of-way is only required to the back edge of the shared pedestrian/bike patti. Based on the survey information available and assuming the existing right-of-way line is 5-feet behind the existing curb then approximately 15-feet of dedication is required for both arterial frontages, all to be confirmed with design review for construction. The final design shall include a 35-foot corner radius with appropriate dedication of right--0f way as needed at the intersection of Talbot Road and SE Carr Road. The City is currently designing a project to further widen Carr Road along the north side an additional 10 feet. While this is not in the final design stage, we request the applicant to set the building back far enough from Carr Road to accommodate an additional 10 feet in the future. The City would acquire additional right-of-way per final plans at later date. Street improvements along the project side of SE 174th Street will include 18 feet of paving from the centerline, an B~foot planting strip a·nd a 6-foot sidewalk. Two feet of right of way dedication will be required. As there is an existing GO-foot right of way and the development is on one side, a 2-foot dedication is required to provide the standard cross section. The final design and dedication shall include a 30-foot corner radius at the intersection ofTalbot Road and SE 174th Street. Final determination of specific right-of-way dedication will be confirmed when the survey and preliminary engineering design for the proposed project is complete. 3. LED street lighting will be required per City of Renton Standards. H:\CED\Planning\Current Planning\12-072.Rocale\Plan Review Comments PRE 12-072.doc · ·• Carr Road/BenS:on Pharmacy Retail ,·RE 11~072 Page 3 of 4 September 10, 2012 4. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the current edition of the ITE trip generation manual. Credit will be given towards the existing use. Please identify the number of current daily trips and the anticipated daily trips to be generated by this proposed development with the traffic study. 5. Commercial sites that generate 20 vehicle trips per hour will be required to provide a traffic analysis at site plan application. The analysis should include a discussion traffic circulation to and from the site and should discuss onsite traffic circulation, including the proposed drive through. The study should include trip generation and trip distribution for the project for both AM and PM peak hours. The existing curb cuts at this site should be. looked to determine what if any impacts the additional trips would have at these locations. Traffic analysis guidelines are attached. A traffic study will be required for this project. The study shall include the following elements: Site generated trips (traffic volumes) for daily, AM peak hour, an.d PM peak hour Site generated traffic distribution to the existing street network Site generated traffic assignment to the existing street network Existing and projected horizon year traffic volumes with and without the proposed development. Projected traffic volumes should include horizon year background volumes and any traffic volumes generated by other proposed developments approximately this development site. If the proposed development is to be phased, projected traffic volumes should be developed for the horizon year of each phase. LOS analysis for the horizon year traffic volume projections at full development (and each phase, if applicable) conducted at the following street intersections: SE Carr Road and Benson Drive South (Note that Benson Road SE is called out on the Conceptual Site Plan); SE 174th Street and Benson Drive South; SE Carr Road and 106th Place SE; SE 174th Street and 106th Place SE; and the site access locations: SE Carr Road site access; SE 174th Street site access; SE Carr Road shared access on the adjacent property to the west. Safety analysis to include: accident history on streets and street intersections abutting and in the vicinity of the development site; sight distance analysis at the pro.posed site access locations and the off-site shared access location; and, an evaluation of the impacfof the proposed access locations and turning movements at these locations on existing traffic safety issues and potential new safety issues. Mitigation measures to address any LOS deficiencies, circulation issues, and safety issues generated by the proposed development. Traffic study guidelines are included with the pre- application packet. Based on the site plan provided, it appears the existing curb cut furthest to the east on Carr Road will be removed due to the location of the proposed building. It also appears that one of the main access points to the project will be from Carr Road at a driveway location along the west property line. Is this driveway/curb cut intended to be full access in and out? This will need to be analyzed by the traffic engineer to determine what if any restrictions will need to be place, based on the location and what impacts would be with existing traffic operations along this section of Carr Road. H:\CED\Planning\Current P\anning\12--072.Rocale\Plan Review Comments PRE 12-072.doc I I . \ \ \ \ \ Carr Road/Benson Pharmacy Retai, Page4of4 September 10, 2012 GENERAL COMMENTS 1. Any proposed rockeries or retaining walls greater than 4 feet in height will be required to obtain a separate building permit, structural plans and special inspection. 2. Transportation, Parks and Fire Mitigation or Impact fees are expected to increase in 2014. \ I I I \ \ \ H:\CE~\Pla~ning\Current Planning\12-072.Rocale\Plan Review Comments PRE 12-072.doc \ , DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M September 13, 2012 Pre-Application File No. 12-072 Rocale Timmons, Associate Planner Carr/Benson Pharmacy Retail 10706 SE Carr Road General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentbnwa.gov Project Proposal: The subject property is located on the northwest corner of Benson Rd S and SE Carr Rd at 10706 SE Carr Rd. The project site totals 3.01 acres in area and is located within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to construct a 16,273 square foot drug store, with an associated drive thru, at the very southwestern corner of the site. All existing structures would be removed prior to construction. A total of 69 surface parking stalls would be provided on site surrounding the proposed structure. Access to the site is proposed via existing curb cuts along SE 174th Street, and Benso·n Rd S. One existing curb cut, along SE Carr Rd, would be eliminated as part of the proposal. There appear to be no critical areas on site. Current Use: The property currently contains an existing 35,000 square foot retail building which is proposed to be removed as part of the proposal. Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. Retail uses are outright permitted within the CA zone. Drive-in/drive-through retail is permitted as an accessory to the primary retail use on site. h:\ced\planning\current planning\preapps\12-072.rocale\12-072 (ca carr-benson pharmacy retail).doc I I I I I I \ I I I I I I I I I I I I -,-r Carr/Benson Pharmacy Ret •.. Page 2 of6 September 13, 2012 • 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 and street furniture. Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). Minimum Lot Size. Width and Depth -There are no minimum requirements for lot size, lot width _or depth within the CA zone at this location. 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 16,273 square foot footprint on a 131,339 square foot site results in a building lot coverage of 8.1 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 foot maximum front yard setback. It appears the proposal complies with the setbacks of the zone. As a result of possible right-of-way dedication requirements the City would be supportive of increased setbacks in order to accommodate any possible future right-of-way dedications. The support of the modification would be limited to no more than lO-feet beyond the anticipated right-of-way dedications required by the Development Services Division. Gross Floor Area -There is no minimum requirement for gross floor area within the CA zone. Building Height -The maximum building height that would be allowed in the CA zone is 50 feet. It appears the existing structure is 2-stories and has a height well beneath the SO-foot maximum. Building elevations and detailed descriptions of elements and building materials are required with your land use application 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 commercial 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 a total of 16,673 square feet of retail space; a minimum area of 90 square feet of recyclables and 180 square feet of refuse area would be required. The location of the proposed refuse and recyclable area would be permitted along the structure's northern forade if located completely within the primary structure. The size of the proposed refuse and recyclable area could not be verified with the pre- application materials. h:\ced\planning\current planning\preapps\12-072.rocale\12-072 (ca carr-benson pharmacy retail).doc ' Carr/Benson Pharmacy Reta11 Page3of6 September 13, 2012 Landscaping -Except for critical areas, all portions of .the development .area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Further landscaping requirements can.be found be/aw in the Design Guidelines. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time af application far Site Plan Review. p k" ar mg-Th f II e o f owrng ra 10s wou Id b r bl t h ·1 e app ,ca e o t e s1 e: Use Square Footage Qf. Use Ratia Required Spaces Retail 16,673 SF Min 2.5 spaces/ 1,000 SF Min: 17 Max: 5 spaces/ 1,000 SF Max: 34 The applicant is proposing a total of 69 parking stalls which exceeds the maximum number of stalls allowed. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. Prior to determining support for the parking modification the applicant would be required to provide a detailed landscape plan which strategically uses vegetation to mitigate the aesthetic impacts of the requested increase in parking. 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. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of SY, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ·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. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-0BOF.7) for further general and specific landscape requirements (enclosed). The drive-through facilities shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5 stacking spaces per window are required unless otherwise determined by the Planning Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. It appears the applicant has provided adequate area to meet the stacking space requirements. Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45') of clear maneuvering area in front of each door. Two ground level loading doors are proposed on the north elevation. In order to obtain land use approval and a building permit for the proposed building, the applicant is required to obtain a parking modification to reduce the minimum clear area for the ground level doors. h:\ced\planning\current planning\preapps\12--072.rocale\12-072 (ca carr-benson pharmacy retail).doc I I I I I I I r Carr/Benson Pharmacy Retail Page 4 of 6 September 13, 2012 Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Access -Driveway widths are limited by the driveway standards, in RMC 4-40801. Pedestrian Access -A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. The applicant would be required to revise the proposed site plan to include an additional pedestrian connection to the property to the south, and the commercial pad to the west, within the parking Jot. 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). The ground/monument sign is limited to 5 feet in height. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the fa~ade, to which it is applied, are also permitted. If the existing pylon sign is required to be removed as part of the right-of-way dedication the applicant would be required to replace with a ground/monument sign limited to 5 feet in height. Public Plaza -A public plaza shall be provided at the corner of Benson Rd Sand SE Carr Rd; as it is designated as a key intersection of the City. The minimum size for the plaza is 1,000 square feet with a minimum dimension of 20 feet on one side abutting the sidewalk. Building Design Standards -Compliance with UTban Design Regulations, District 'D', is required. See the attached checklist and Renton Municipal Code section 4-3-100. The fol/awing bullets are a few of the standards outlined in the regulations. If you are unable to meet the prescriptive standards of the code the applicant would be required to demonstrate compliance with the intent and guidelines of the respective section that includes the standard. • The front entry of a building shall be oriented to the street or a landscaped pedestrian- only courtyard. While the applicant has not complied with this prescriptive standard the proposed elevations generally meet the intent to ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. Final support for the requested deviation from the prescriptive standard will be determined when a formal land use application, containing finalized elevations, is submitted. o 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. • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). • Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • 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 h:\ced\planning\current planning\preapps\12-072.rocale\12-072 (ca carr-benson pharmacy retail).doc carr/Benson Pharmacy Reta11 Page 5 of6 September 13, 2012 between four feet (4') and eight feet (8') above ground (as measured on the true elevation). o Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extende.d parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. o Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas There are no critical areas located on site. 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. Therefore, an environmental checklist is a submittal requirement. An 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 Approval, Environmental (SEPA) Review, and two parking modifications. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional. purpose of Site Plan is to ensure quality development consistent with City goals_ and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access· to shorelines, and arranges project elements to protect existing natural systems where applicable. h:\ced\planning\current planning\preapps\12-072.rocale\12-072 (ca carr-benson pharmacy retail).doc • Carr/Benson Pharmacy Ret;.. .. Page 6 of6 September 13, 2012 g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements -such as the number, size, brightness, lighting intensity, and location - to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and I. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials (see attached). All applications can be reviewed concurrently in an estimated time frame of 8 weeks once a complete application is accepted. The Site Plan Review application fee is $2,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. The application fee for the parking modifications are $100 each. There is an additional 3% technology fee at the time of land use application. 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. Impact fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined. * A Transportation Mitigation Fee based on $75.00 per ngJ/,1 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. h:\ced\planning\current planning\preapps\12-072.rocale\12-072 (ca carr-benson pharmacy retail).doc ,: : :,i~Ir-·-· R-8 -~i i ____ .. ,,.I R-8 ZONING MAP BOOK PW TECHNICAL SERVICES PRINTED ON 11/13/09 1"""'"""'°''"'"•'1"'"' ... """"""°' ,i,.,..-., • ., ... __ ......... .,, ...................... -.. ~, ........ ...... ____ ........ '"".._ __ R-14 RM-F " . 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Q ~~;. • . ,a " ., 1 _..., .. .. -: ' "!f ~·r-· ' Information Technology -GIS RentonMapSupport@Rentonwa.gov 09/11/2012 t!i',Q .. ~q ~. ~= Eill"'F":· .,.,.. a>· &"" .... o· -• r ,; ,#' I -~.Q . " '.\.qs,} '\"f&·_ \ ~ ~{m Q City al Renton Addresses 0 Parcels Notes None =""-el :· I .. -u ·g~ .. !) . . . "' . ,_ Re ;;~. ,\'~ )~II @ · ~ 1:1,765 I This map is a user generated static output from an Internet mapping site and Is for reference only. Data layers that appear on Ulis map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION ~(())IDl@ Finance & IT Division .) • I . Project Narrative -Velmeir Retail Pharmacy The Velmeir Companies is proposing to locate an approximately 16,300 retail building on the northwest corner of SE Carr Road (176 1h St.) and Benson Drive South. The site address is 10660 SE 1761h St and the site area is currently 3.01 acres. The existing buildings will be demolished. The proposed use in the initial phase will be a retail pharmacy with a drive-through and 69 parking spaces. Proposed site access would be from SE Carr Road (1761h St.) with secondary access from 174'h St. This will be a phased project with the total 3.01 acres being split into two lots. The initial phase will be a retail pharmacy on the south side of the site. The second and final phase is proposed to be a retail fast food on the north side of the site. Phase 1 includes installing all utilities (including stormwater detention, drainage report) for the future Phase 2. A wireless antenna is currently installed on the existing building. This antenna and associated equipment will be relocated to a proposed concrete pad along the west side of the proposed site (see site plan). From our pre-application meeting we understand that this proposal requires Administrative Site Plan Approval, Environmental (SEPA) Approval, and three Modifications of Code Requirements. The parcel is currently and is proposed to be zoned as Commercial Arterial (CA). All parcels adjacent to the proposed site are also zoned Commercial Arterial (CA). In addition, this area's land use designation is Commercial Corridor (CC). The site is currently a shopping center including a health club, restaurant, tavern, and a dry cleaner's in a -30,000 sft mixed-use commercial building and a drive-thru coffee shop in a separate building. The remainder of the site is paved. The site is quite hilly as the elevation difference across the site from east to west is -25'. A geotechnical report has been completed and submitted with this narrative. A majority of the soil type is classified as SM or silty sand. Overall, it seems the soil is quite suitable for the proposed construction. Groundwater was not encountered in any of the soil borings. It does not appear as though the soil can be depended on to provide infiltration from stormwater facilities. Curb cuts will be on Carr Rd. (176" St.) to the south and 1741h St. to the north. We are proposing to install a grass buffer and pathway along Benson Dr. The total estimated construction cost and fair market value of the proposed project is $3.5 million. The earthwork associated with the site construction will include the excavation and removal of approximately 6,000 cyds of extra material that will need to be.removed from the site. A majority of this material will be silty sand, much of which could possibly be used as general or engineered fill. There is a very small amount of landscaping currently on site. Two ornamental trees and numerous shrubs will be removed near the Carr Rd and Benson Dr intersection. These trees are smaller than 6" caliper "at chest height" and are not of very much value so a Tree Cutting/Land Clearing Plan is not required. A landscape plan has been submitted with this narrative. C/f1, f , o Renton A 15' strip along both the Carr Rd. (1761h St.) and Benson Dr. frontage will be dedicated to f'~l!~@!Dlvlslon Renton. This reduces the proposed parcel area to a total of 2.77 acres. JAN 1 O 2013 Modification Justification -Velmeir Retail Pharmacy The Velmeir Companies is proposing to locate an approximately 16,300 retail building on the northwest corner of SE Carr Road {176 1h St.) and Benson Drive South. The site address is 10660 SE 1761h St and the site area is currently 3.01 acres. The existing buildings will be demolished. The proposed use will be a retail pharmacy with a drive-through and 69 parking spaces. Proposed site access would be from SE Carr Road (1761h St.) with secondary access from 1741h St. We respectfully request the following modifications with justifications: 1. Off-site Improvements a) Avoid or delay pedestrian improvements in Carr Rd. {176th St.) ROW. Since the City of Renton has a design project (which includes widening) in the works for this corridor, we propose that all the work in the ROW be completed at that time in the future. This proposed modification will meet the objectives and safety intended by the code requirements, will not be injurious to other properties in the vicinity, and will not create adverse impacts to other properties in the vicinity. b) Avoid street improvements and 2' ROW dedication in 174'" St. ROW. This would be a hardship to construct as well as limit the northern part of our site due to the elevation difference between the road and our site especially towards the west. Also, vehicle and pedestrian traffic is minimal along 174'" St. This proposed modification will meet the objectives and safety intended by the code requirements, will not be injurious to other properties in the vicinity, and will not create adverse impacts to other properties in the vicinity. 2. Allow 5 additional parking stalls above the maximum allowed per ordinance. We feel we have a site plan that maximizes parking for our facility while at the same time providing numerous vegetative spaces. This proposed modification will meet the objectives and safety intended by the code requirements, will not be injurious to other properties in the vicinity, conforms to the intent and purpose of the Code, and will not create adverse impacts to other. properties in the vicinity. 3. Allow a reduced clear maneuvering width of 35' instead of the required 45' in front of the two ground level service doors at the northeast corner of the building. There is sufficient maneuvering width in the remaining parking lot to allow trucks to safely access the ground level service doors. This proposed modification will meet the objectives and safety intended by the code requirements based on sound engineering judgment, will not be injurious to other properties in the vicinity, conforms to the intent and purpose of the Code, and will not create adverse impacts to other properties in the vicinity. City of Renton Planning Division JAN 1 0 l013 Construction Mitigation Description -Velmeir Retail Pharmacy The Velmeir Companies is proposing to locate an approximately 16,300 retail building on the northwest corner of SE Carr Road (1761h St.) and Benson Drive South. The site address is 10660 SE 1761h St and the site area is currently 3.01 acres. The existing buildings will be demolished. The proposed use will be a retail pharmacy with a drive-through and 69 parking spaces. Proposed site access would be from SE Carr Road (1761h St.) with secondary access from 1741h St. Our estimated construction activity will occur between July 8, 2013 and February 2, 2014. (Store Open). Construction activity will mostly occur between the hours of 7:00 am to 5:00 pm daily, Monday through Friday. Only if required due to type of work being performed, construction activity will occur during the same hours on the weekends. Measures to be implemented to minimize dust include watering the site as required and street cleaning on a regular basis. Measures to be implemented to minimize erosion include, silt fence, temporary and permanent seeding, catch basin inserts, erosion control blankets, surface roughening, and stabilized construction entrance. Traffic and transportation impacts will be minimized by implementing a traffic control plan which will be developed to WSDOT standards along Carr Rd. (1761h St.) and 1741h St. PLANNING DIVISION ~NV~RONMENTAL CHECKLISt~!,~:~ enton =============================:!:!a~Vls/on PURPOSE OF CHECKLIST: City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 JAN J O L/IIJ /PJ~©~ur;~f!JJ The State Environmental Policy Act (SEPA), Chapter 43.21C 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 · 06/09 M :\Projects\ 12943584\Engineering\PDF\SPA forms\envchlsl-talich.doc A. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. BACKGROUND Name of proposed project, if applicable: Velmeir Retail Pharmacy Name of applicant: The Velmeir Companies Address and phone number of applicant and contact person: Wayne Shores -248-318-0593 5757 West Maple Rd. West Bloomfield, Ml 48322 Date checklist prepared: 12/06/2012 Agency requesting checklist: City of Renton Proposed timing or schedule (including phasing, if applicable): Phase 1 -Summer 2013 Phase 2 -Estimated Summer 2015 Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Phase 2 will include a retail fast food restaurant on the north side of the property, however all off-site and utility work will be completed with Phase 1. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Do not know Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Do not know List any governmental approvals or permits that will be needed for your proposal, if known. Site Plan Permit and Building Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. We are proposing to locate an approximately 16,300 sft retail building on the northwest corner of SE Carr Rood and Benson Drive South. The existing buildings would be demolished. The proposed use would be a pharmacy with a drive-through, -2 -06/09 M :\Projects\ 12943584\Engineering\PDF\SP A forms\envchlst -talich .doc with 69 parking spaces. Proposed site access would be from SE Carr Road. Project site is 2. 77 acres. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The location af the proposal is at the northwest corner of SE Carr Rd (176'h St) and Benson Dr. The address is 10660 SE 176'h St. Maps and plans are being submitted with this checklist. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other . Hilly b. What is the steepest slope on the site (approximate percent slope?) Existing is 9.0% in pavement areas at SW corner af site, proposed is 10.0% in grassed areas south of proposed building. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Mostly silty sands and silts, no prime farmland. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None known. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 6,000 cyds of soil will be generated by the site and need to be trucked off. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes as the site will be disturbed. Appropriate erosion control measures will be implemented and maintained throughout the project. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 80% of the site will be covered with impervious surfaces after project construction. -3. 06/09 M :\Projects\ 12943584\Engineering\PDF\SP A forms\envch lst-talich .doc h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Measures include, silt fence, temporary and permanent seeding, catch basin inserts, erosion control blankets, surface roughening, stabilized construction entrance 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Dust and truck/vehicle exhaust during construction and vehicle exhaust after construction (however, no more vehicle exhaust is anticipated than what occurs on site presently). b. Are there any off-site sources of em1ss1on or odor that may affect your proposal? If so, generally describe. None known c. Proposed measures to reduce or control emissions or other impacts to air, if any: Dust control measures during construction in accordance with the City of Renton and King County Surface Water Design Manuals. 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. Does not apply 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. Does not apply 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. Does not apply 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. Does not apply 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. Does not apply 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticip;,ted volume of discharge. Does not apply -4-06109 M:\Projects\ 12943584\Engineering\P DF\S PA forms\anvchlst-talich.doc 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. Does not apply 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. Does not apply c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. The source will be mostly the disturbed area, very little off-site area flows onto the proposed site. Runoff will be collected by catch basins, routed through an underground detention system and flow downstream into an existing culvert to the west. A drainage report has been submitted with this checklist. 2) Could waste material enter ground or surface waters? If so, generally describe. Yes, but we will take precautions to prevent this from happening using both temporary and permanent BMPs developed for the site. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Measures include, silt fence, temporary and permanent seeding, catch basin inserts, erosion control blankets, surface roughening, stabilized construction entrance. Upon completion of construction a stormwater detention facility and, water quality treatment measures will be in place to control surface water runoff. 4. PLANTS a. Check or circle types of vegetation found on the site: _X_ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other _X_ 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? All of the vegetation will be altered and replaced. A landscape plan has been submitted with this checklist. -5 -06/09 M :\Projects\ 12943584\Engineering\PD F\SP A lorms\envchlst-talich.doc c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Trees, shrubs, gross and other native plants are proposed. See landscape pion submitted with this checklist. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other--------- Mammals: deer, bear, elk, beaver, other~~-------- Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. None known c. Is the site part of a migration route? If so, explain None known d. Proposed measures to preserve or enhance wildlife, if any: None known 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 and natural gos for normal uses b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Does not apply c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: 1. The building will be designed to comply with the local energy code and we'll provide the required wall and roof insulation. 2. The building will also be provided with a white or tan colored TPO "cool roof" to reduce heat gain in the summer months. 3. Windows will be 1" insulated glass with thermally broken frames. 4. We'll provide an entry vestibule to reduce heat/cooling loss thru the entry doors. 5. We'll provide an energy management system that will control the HVAC, interior and exterior lighting. Turning off the equipment or reducing the output when not needed. -6-06/09 M :\Projects\ 12943584\Engineering\PDF\SPA forms\envch!sMalich.doc 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None known 1) Describe special emergency services that might be required. Does not apply 2) Proposed measures to reduce or control environmental health hazards, if any: Does not apply b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Does not apply 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 activities in the short-term, traffic in the long-term. Noise will occur during normal business hours. 3) Proposed measures to reduce or control noise impacts, if any: Does not apply 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Shopping center/commercial uses b. Has the site been used for agriculture? If so, describe. Do not know, aerial from 1937 shows os forested, aerial from 1964 shows os developed. c. Describe any structures on the site. One -30,000 sft commercial building separated for use by 5-6 tenants and one -500 sft freestanding commercial building with no foundations. d. Will any structures be demolished? If so, what? Both will be demolished. . 7. 06/09 M :\Projects\ 12943584\Engineering\PDF\SP A lorms\envchlsMalich .doc e. What is the current zoning classification of the site? CA-Commercial Arterial f. What is the current comprehensive plan designation of the site? CC g. If applicable, what is the current shoreline master program designation of the site? Daes not apply h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Do not know i. Approximately how many people would reside or work in the completed project? 20-25 people will work here j. Approximately how many people would the completed project displace? 20-25 people work here k. Proposed measures to avoid or reduce displacement impacts, if any: Does not apply I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Does not apply 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Does not apply b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Does not apply c. Proposed measures to reduce or control housing impacts, if any: Does not apply 10. AESTHETICS . 8. 06/09 M :\Projects\ 12943584\Engineeri ng\PD F\SP A forms\envchlsMalich .doc a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 37'-0" from finished floor elevation which will be -21' above grade at the pedestrian plaza in the northwest corner of the Carr/Benson intersection. The principal building material will be brick. b. What views in the immediate vicinity would be altered or obstructed? Does not apply c. Proposed measures to reduce or control aesthetic impacts, if any: Does not apply 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Normal building and parking Jot lighting that will occur during nighttime hours b. Could light or glare from the finished project be a safety hazard or interfere with views? No, proposed lighting fixtures will be appropriately shielded to reduce light pollution . c. What existing off-site sources of light or glare may affect your proposal? None known d. Proposed measures to reduce or control light and glare impacts, if any: Shielding of light fixtures to reduce light pollution 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Edlund Park is approximately U mile to the west. b. Would the proposed project displace any existing recreational uses? If so, describe. No, the proposed project should not affect the pork in any way. -9 -06/09 M :\Projects\ 12943584\E ngineering\PDF\SP A forms\envchlst -talich .doc --·__,.,,. c. 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 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known. c. Proposed measures to reduce or control impacts, if any: Does not apply. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site is adjacent to three streets, Carr Rd (176'h St) to the south, Benson Dr to ~he east, and 174'h to the north. Curb cuts are proposed to Corr Rd and 174' with o connection to 106'h Pl to the west via on existing service drive. A site pion has been submitted with this checklist. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, there is a bus stop in the southwest corner of the site. c. How many parking spaces would the completed project have? How many would the project eliminate? The project proposes 69 new parking spaces and will eliminate 232 parking spaces. 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? A future widening of Carr Rd. is being proposed by the City of Renton but is not in the final design phase yet. We request a modification to maintain 174'h in is existing condition. A modification request has been submitted with this checklist. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Does not apply • 10 · 06/09 M :\Projects\ 12943584\Engineering\PO F\SP A forms\envchlst-talich .doc f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 1,435 trips per day is estimated ta be generated by the campleted project which is less than the current deve/apment which is estimated at 2,266 trips per day. A traffic study memo has been submitted with this checklist. g. Proposed measures to reduce or control transportation impacts, if any: Does not apply 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. Does not apply b. Proposed measures to reduce or control direct impacts on public services, if any. Does not apply 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. All except septic system 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. Project will use existing utilities to the extent possible. Coordination with existing utility providers is underway. 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 disclosure on my part. Proponent Signature: 2~ ~ Name Printed: r. #.r,z...,, ..Dr t,A._£-, lhJ..;nt!,~ Date: -11 -06/09 M :\Projects\ 1 2943584\Engineering\PDF\SPA forms\erwch lst-talich .doc PLANNING DIVISION DES~GN DISTRICT "D ,, CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: City of Renton Planning Division JA_N I O -2013 Ensure compliance with design review regulations located in the Renton Municipal Code in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; c. Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. INSTRUCTIONS FOR APPLICANTS: This design district checklist asks you to describe some basic information about your proposal. The City will use this checklist to determine whether the proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4-3-100). There are two categories that have been established: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Planning Director in determining if the proposed action meets the intent of the design guidelines if the standard cannot be met. Please describe how your proposal meets each standard. If you are not able to meet the standard, please describe how the proposal meets the intent and guidelines of the applicable section. If a question does not apply to your proposal, write "does not apply". Complete answers may avoid unnecessary delays in the processing of your review. SITI OE$1dN ANO BOO.DING LOCATION Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the Clly of Renton i!an be reall!ed for a high-density \Whan environment; so diet businesses e11joy visibility from public rights-of-wav; and to encourage pedestrian activity. Byildlng f.ocatfon·al)d Orleiltatljill. -,-. • -- Intent: To ensure visibility of.businesses.and to esta_blish active, lively uses along sidewalks and pedestrii!h pafhways·:-To organize:bulldlngs for pedestrla'nuse /!nd 56 that natural light is available to other stn.ictures and open space. To ensure ,in appropriate transition between buildings, parking areas, ·and dth,irfand uses; ~nd irforeas~ priv1icy-tor'resfdential t:Jses. - Guidelines: Developments.shall enhance the mutual relationship of buildings with each other, as well as , , ,,·.: ··;<··· ",/''n'· ., · . ._·. ·, ·" :, .· . '. :" ... ; · .. , "' -,, :_.. ' with the.roads; open space, and pedestrian amenities while working to create a pedestrian oriented , C environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. The building should not affect the availability of natural light to nearby buildings (none nearby) or open space (open space is to the south of the building). Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. The building is oriented to both 176'" St. and Benson Rd. and is easily accessible to the 1761h St. sidewalk. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Because the finished floor elevation of the building relative to the elevation of the intersection (building -16' lower) is so great, the front entry has been placed in a location easily accessible from pedestrian traffic on 176'h St. and the proposed parking lot. Standard: Buildings with residential uses located at the street level shall be set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building or Have the ground floor residential uses raised above street level for residents' privacy. Does not apply Bulldfhg Entries Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human- scale elements. Because the finished floor elevation of the building relative to the elevation of the intersection (building -16' lower) is so great, the front entry has been placed in a location easily accessible from pedestrian traffic on 1761h St. and the proposed parking lot. Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. The primary entrance incorporates large sliding entry doors, a trellis element and overhang. Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4- 1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. N/A-The building entry is from the parking lot. An enhanced architectural building element has been provided at the street corner to help mark the building and provide improved pedestrian level detail at the corner plaza. Standard: Building entries from a parking lot shall be subordinate to those related to the street. N/A-The entry is from the parking lot side. Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Due to significant grades on the site, it is not practical to provide the entry along the street so it has been located along the parking lot. We have provided windows along the street elevation where possible. Due to certain building functions that are not suitable for public view, window display areas will be required at certain windows. Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Does not apply Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. Does not apply Transition to Surrounding Development Intent: To shape redevelopment projects So that the character and value of Renton's long-established, existing neighborhoods are preserved. Guidelines: Careful .siting and design treatment shall be ·used.to achieve a compatible transition where .· ne.,; building~ differ from surrounding development in terms of bulldi~g height, bulk and scale. ·. . .. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1) Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2) Building articulation to divide a larger architectural element into smaller increments; or 3) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. The surrounding uses are zoned "CA" and are similar in scale at the corner intersection. The building has been designed to break up large wall planes with piers and windows and to provide the required building articulation. The building cornice has been stepped to follow the drop in grade. Service Element Location artd Design Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading • docks) by'.locating service s1nd loading areas· away from pedestrian areas, and screening them from view in hiah visibility are<!s. . . Guidelines: Service elements shall be concentrated and located so thatimpactsto pedestriahs and other abutting uses are minimiz~d. the impact~ of service elements shall be mitigated with landscaping and an· \ I I I I \ .( enclosure with fencing that is made of quality .materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. The service elements are located as far away from the front entry as possible and are screened from view by retaining walls and the building. The receiving area, trash, and recycling functions are internal to the building. Only the truck loading is exterior and is screened. 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. All the service elements are bunched together and are enclosed on three sides by retaining walls and the building. Due to width of the service area, doors are not feasible. As noted above, the receiving, trash, and recyclable areas are internal to the building. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). The service enclosure is made of masonry on all three enclosing sides. 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. The service area is adjacent to Benson Dr. The service area will have a 15' landscaped planting strip and -16' of elevation difference as separation from the proposed pathway along Benson Dr. Gateways Intent: To distinguish gateways as primary entrances to districts or to the C1ty, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district In form and scale. 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. A 1,200 sf pedestrian plaza is being proposed at the northwest corner of 176'h St. and Benson Dr. The public plaza will made with brick pavers and will have benches. Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. The public plaza provides a large area for pedestrians and is visually attractive to vehicles. 1 Standard: Visual prominence shall be distinguished by two (2) or more of the following: Ill Public art; \2) Special landscape treatment; •3) Open space/plaza; I f) Landmark building form; ~) Special paving, unique pedestrian scale lighting, or bollards; 6) I Prominent architectural features (trellis, arbor, pergola, or gazebo); ~) Neighborhood or district entry identification (commercial signs do not qualify). The public plaza will provide an open space for pedestrians. It will have brick pavers, benches and pedestrian scale lighting. PARKING AND VEHICULAR A(Cl!SS Intent: To provide $&fe, convenient aceess1 Incorporate various modes of transportatfon, Including public transit, In order to reduce traffic: valumesand other impacts from vehicles; ensure sufficient parking Is provided, while encouraging creativity ln reducing the Impacts of parking arees; allow an active pedestrian environment by maintaining contfgUollS 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 ed11e to the district, surface Parking Intent: To maintain active p.edestrian environments along streets by placing parking lots primarily in pack of buildings, Guidelines: Surface parking sh.al.I be located and desig~ed so a.s to reduce the visual impact of the parking~rea arid ·associated iiehicles: i:arge areas ofsurface parking shall also:be designed to · • aci:ommodatefutuik infilldevelopment: ... · . . . • .. .. . . . ·. .... . . . .. . . . .. 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. All the parking is opposite the two front yards of this corner lot. Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Most of the parking is screened by grade separation from the parking to the streets or by the building itself. · struc;!Jlred Parking and Garages Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking g;irages with other uses; and reduce the overall impact of parking garages, Guidelines: Parking garages shall nofdominate the.streetscape; they s_hall be designed to be .. complementary with adjacent and abutti~g tiuildings;-They shall be sited to complement, not subordinate, pedestrian entries.-Similar,forms, materials, and/.ci( details to the primary building(s), should be used to enhance garages. . . . . · · Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Does not apply Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Does not apply Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Does not apply I I I \ I I \ \ I i I ( • Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Does not apply Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Does not apply Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: 1) Ornamental grillwork (other than vertical bars); 2) Decorative artwork; 3) Display windows; 4) Brick, tile, or stone; 5) Pre-cast decorative panels; 6) Vine-covered trellis; 7) Raised landscaping beds with decorative materials; or 8) Other treatments that meet the intent of this standard. Does not apply vehicylar Access Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. An alley is not available so we pushed the curb cut as far away from the intersection as possible and I provided pedestrian access to the site between the curb cut and the intersection. I ~tandard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. The development proposes two curb cuts. The curb cut on the south side connects to 176'"St. and the ~urb cut on the north side connects to 1741h St. In addition, both curb cuts serve the parcel to the west. 1. I .-,. '" PEDESTRIAN ENVIRONMENT -.~-----··---. ··~---~~ - Intent: To enhance the urban character of development by creating pedestrian networks and by providing strong !Inks from streets and drives to building entrancer.; make the pedestrian environment safe, convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lgts; and promote the us1, of multi-modal and public transportation systems In order to reduce other vehicular traffic. Pegestrlaa tla.Ylatlon Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the 'peclestrian environment,•and prci11l\l'e$a:Wayfor pedestrians to walk frott\<lbe)ocatlon to another without having to drive their vehicle. ·Guldelines:•The pedestrian environment snail be given priority and importance in'the design of projects . . sidewalks ahd/or 'path;.,ays shall be ,;;ovided and shall'provide:~afe•access t6 buildings from parking area~, Pro~iding ped~strian connectior\sto abutting properties is' an important aspect 'of connectivity . ani:I ehcoLlrages peclestrian'activity'a~d ~hall be:corisid~recl: Pathways sli~II beea'sily•identiflable ti:>.•,, ... >P1~d~Stri1·11 1f a~J driJ~'i.S:t?1:::~1l\'..);:f ·:: '.:! ); i:~fo'.\;,;: /.', ,:~/~:,::;r; ii',:. lftH:~;\}, ·:::{'.'· .:.: .. ··11') \':'.'.f'.i'.!{.:; :;_,:::>\ -~ , -.:,(:::(_:_ :,_ :\.'; :f ·t,'··i'1 Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. The proposed site provides a pathway to the future development to the north and to the existing development to the west via the public sidewalk along 176'h St. Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. The pathway will be differentiated by pavement markings through vehicle access ways and makes use of a curbed island through the parking stalls. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: a. Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). All sidewalks proposed throughout the development are of sufficient width to accommodate anticipated number of users. Standard: Mid-block connections between buildings shall be provided. Does not apply 'Pedestrian Amenities. Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year- round activities, under typical seasonal weather conditions. Guidellnes:The pedestrian environment shall be given priority and importance. in the design of projects .. AmenitiJs:tnat~ricourage pedestrian use and· enhance the:peciesfrian experience shall be included. Standard: Architectural elements that incorporate plants,. particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Wide landscape buffers are provided along both road frontages and numerous islands are provided to •• break up the parking lot pavement. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a. Site furniture shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over.an extended period of time. b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. The public plaza will include benches and the bus shelter in the southwest corner of the site will be maintained. 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. N/A-There are large landscaping buffers between the public sidewalk and the building so it is not possible for pedestrians to walk adjacent to the building. Any "weather protection" devices provided would not be functional. --~ -----· ------·-· RECREATION AREAS AND COMMON OPEN SPAC[ Intent: 10 onsuro that areas fur both passivo and active recreation are available to residents, workers, and visitors and that those arPa~ arc of sufficient size far tho Intended activity and In convenient locations. To create usablti and Inviting open space that Is accessible to the public; and to promote nedestrlan activity on streets particularly at straet corners. Guldellnes: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. Standard: All mixed use residential and attached housing developments often (10) or more dwelling units shall provide common opens space and/or recreation areas. Does not apply Standard: Amount of common space or recreation area to be provided: at minimum fifty (SO) square feet per unit. Does not apply Standard: The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator of the Department of Community and Economic Development or designee. Does not apply Standard: At least one of the following shall be provided in each open space and/or recreation area (the Administrator of the Department of Community and Economic Development or designee may require more than one of the following elements for developments having more than one hundred {100) units): 1) Courtyards, plazas, or multi-purpose open spaces; 2) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; 3) Pedestrian corridors dedicated to passive recreation and separate from the public street system; 4) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or 5) Children's play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. Does not apply Standard: The following shall not be counted toward the common open space or recreation area requirement: 1) Required landscaping, driveways, parking, or other vehicular use areas; 2) Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development; 3) Private decks, balconies, and private ground floor open space; and 4) Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Does not apply 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. Does not apply 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. Does not apply Standard: The pedestrian-oriented space for buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses shall include all of the following: 1) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and 2) Paved walking surfaces of either concrete or approved unit paving; and 3) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and 4) At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. Does not apply Standard: The following areas shall not count as pedestrian-oriented space for buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses: 1) The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator of the Department of Community and Economic Development or designee determines such space meets the definition of pedestrian-oriented space. I I I • 2) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. Does not apply Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Does not apply Standard: At each corner of the intersections listed below, a public plaza shall be provided: 1) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176'". 2) Bronson Area: Intersections with Bronson Way North at: a) Factory Avenue N./Houser Way S.; b) Garden Avenue N.; and c) Park Avenue N. and N. First Street. 3) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. 4) Northeast Fourth Area: Intersections with N.E. Fourth at: a) Duvall Avenue N.E.; b) Monroe Avenue N.E.; and c) Union Avenue N.E. 5) Grady Area: Intersections with Grady Way at: a) Lind Avenue S.W.; b) Rainier Avenue S.; c) Shattuck Avenue S.; and d) Talbot Road S. 6) Puget Area: Intersection of S. Puget Drive and Benson Road S. 7) Rainier Avenue Area: Intersections with Rainier Avenue S. at: a) Airport Way/Renton Avenue S.; b) S. Third Street/S.W. Sunset Boulevard; c) S. Fourth Street; and d) S. Seventh Street. 8) North Renton Area: Intersections with Park Avenue N. at: a) N. Fourth Street; and b) N. Fifth Street. 9) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: a) Duvall Avenue N.E.; and b) Union Avenue N.E. A 1,200 sf pedestrian plaza is being proposed at the northwest corner of 176'" St. and Benson Dr. The public plaza will made with brick pavers and will have benches. I \Standard: The public plaza shall measure no less than one thousand (1,000) square feet with a minimum '.dimension of twenty feet (20') on one side abutting the sidewalk. fhe public plaza proposed meets these requirements. I Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum I street trees, decorative paving, pedestrian-scaled lighting, and seating. The public plaza proposed meets these requirements. I I \ BUILDING ARCHITECTURAL DESIGN Intent: To encourage building design that Is unique and urban In character, comfortable on a human scale, and uses appropriate building rnaterlalsthaumuuitabla for the Pacific Northwest climate and to dlKOurage franchise retail architecture. Building Character and Massing · Intent: To ensure that buildings are riot bland and so that they appear to be at a human scale, as well as to ensurethatall sideilof a buil\'.ling which can be.seen bv the p4bllc .ar~ yisually interesting. GuideUnes: Building facades shall bemodulated and/or arti~ulafed to.reclucethe appar~nt size of b.uildirigs, bre~k up lo~g blank \iJalf~. ~~d'vi~uai lnte~e;i;~nd enhan~e th~ character of the . ,,;., .. ~eighii<lr.iiooc:C11.rt1cu1ation,·modulat1'on; and their iritervals ~hould create a•sense of scale important to. ·residE!riticllbllildii:,gs·~,/1; .... >·,-· ,. ···<\':), :.:.,,:,.;..,,' c1 ,'· •• ·,, , .. ,. • • .~ _ .: •. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). The building elevations provide modulation at intervals between 25' & 38'. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Modulation varies but is between 2' & 3' deep, 25' + tall, and 25' -38' in width. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Building bulk is broken up thru modulations as noted above and a public plaza has been provided at the street corner. Ground levelDetalls ··· · · T Intent: To ensure that buildlr]gs are visually interestin11 and rei.nforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant pubiic view have visual interest. . . Guldellnes:The.use·of material,variations such as.colors, brick,shingles, stucco, and horizontal wood . siding is.encouraged. The prlmarybuilding entrance should be made visibly prominent by incorporating architectural features such as a fac'ad~ overhang, trellis, la;ge entry doors, and/or 6rnan\ental lighting (illustiation beloWf Detail fe~tJres should a'lso 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. Where pedestrians walkways are adjacent to the building, smaller scale lighting will be provided. 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). Due to significant grades along both roadways and the need to provide a practical layout on the interior I I I I I I I I I I • • of the store, it is not possible to strictly comply with this requirement. However, windows have been provided that vary in height but are generally between 4' & 13' above the grade. These windows comprise 50% minimum of the building length. Where transparent windows cannot be provided due to security issues at the pharmacy and receiving areas, window display/graphic areas are proposed. Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). The storage mezzanine has been provided with window display areas which will provide visual interest but also provide the necessary screening for interior activities that are not suitable for public view. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. This element still has to be worked out with the city and the developer. Standard: Where windows or storefronts occur, they must principally contain clear glazing. All windows will provide clear glazing. Some windows will be provided with display/graphic areas behind the glass. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. No tinted or dark glass is proposed. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. 1) A wall (including building facades and retaining walls) is considered a blank wall if: a) It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or b) Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. The building elevations comply with this requirement. Standard: If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use one or more of the following: 1) A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines abutting the blank wall; 2) Trellis or other vine supports with evergreen climbing vines; 3) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; 4) Artwork, such as bas-relief sculpture, mural, or similar; or 5) Seating area with special paving and seasonal planting. Building Roof lines Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project,;mc;!contrjl;,ute to the visual continuitv of the djstri.ct. Guidelines: Building'ioof lines shall be varied and include architectural eleme'rits to add visual interest'io , t't1e-l:bGii'dinf(:.!;_1,l ..J}.~:"'i">t:.,;<:: .':ri. '. ·.",L···,.J.~:i;_.\t<'·:'f;'.., ,'l;·1,,,,.i11 :f?;i1::D::\ ... -r~;{·>i' ;" ·,. -: :·>' 1·;· t:L.·,:; .. :: .. ,' '.' ,.···1 ~----."r_::.,'1 ·::, 1 ·;. '-:...1 ,_ Standard: At least one of the following elements shall be used to create varied and interesting roof profiles: 1) Extended parapets; 2) Feature elements projecting above parapets; 3) Projected cornices; and/or 4) Pitched or sloped roofs. 5) Roof mounted mechanical equipment shall not be visible to pedestrians 6) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Building roof lines vary thru the use of different height parapets, varied cornice shapes, and overhangs at the entry. All rooftop equipment will be completely screened from view by the parapets . . Building l)tlat!Jria!s . Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of materials that reduce the visual bull<of large buildings, as well as to encourage the use .of materials that add visual interest to tne mHgnborhood. Guidelines: Building ~aterials,are an importantand,integraLpart of the architecturaLdes,ign.of a building· that is attractive a.nd of,high,quality . .Material variation shall be used to create visual appeal and eliriJin1te: mo·ri~i'~n'/ :of facades.'Thi;'s'h~II occ~r on-a11 ta~~dkS in' a c~ns'i~ten·t mann~f. High'.quality. · .,,_.,,J,,q·,. ,_· .. ,.,._,,,,,-,_,·;·-·_.\,.,·_,,,·,'')' materials shall be used.:lf materials like concrete or block walls·are used they shall be enhanced to'' ~reateva;iatioii ~nd enh'an~e th~ir visual appe~I. ... .• '.• ' ' • ,. • Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. All building elevations have a common and consistent design. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. The building materials vary and are a combination of brick, stucco, glass/aluminum, stone accents. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, cast stone, steel, glass and cast-in-place concrete. Building is primarily brick with some cast stone details and glass/aluminum. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. N/A Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. I I I I I I I I I I I I I I I I I I I ! • N/A Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. As noted above, the building elevations employ varying materials and textures. -. ~---., .. . . " -. -· -_, __ . ·-" SIGNAGE Intent: addition ta the City's standard sign regulations, developments within Urban Design Districts C and D are also subject to the additional sign restrictions found In RMC 4-4·100G, urban design sign area regulations. Modification, to tho standard requirements found in RMC 4·4-lOOG aro possible for those proposals that can comply with the Design District criteria found In RMC 4-3-lOOF, Modification of Minimum Standards. For proposals unable to meat the modification criteria, a variance Is reaulred. 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. A signage package has not been fully designed yet, we intend to comply with all the City's standard sign regulations. Standard: Entry signs shall be limited to the name of the larger development. A signage package has not been fully designed yet, we intend to comply with all the City's standard sign regulations. Standard: Corporate logos and signs shall be sized appropriately for their location. A signage package has not been fully designed yet, we intend to comply with all the City's standard sign regulations. Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. A signage package has not been fully designed yet, we intend to comply with all the City's standard sign regulations. 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. A signage package has not been fully designed yet, we intend to comply with all the City's standard sign regulations. Our early discussions have shifted towards not having a ground sign at the northwest corner of the Carr/Benson intersection but placing a sign on the building instead. Standard: All of the following are prohibited: 1) Pole signs; ' . 2) Roof signs; and 3) Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted, as are signs with only the individual letters back-lit. A signage package has not been fully designed yet, we intend to comply with all the City's standard sign regulations. LIGHTING I ntem:: To ensure safety am! secul'lty; proJlde adtquate llghtlng levels lllipedestrlan areu such es plazas, pedestrian walkways, parking areas, bulldlng entries, and other publlc places; and Increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting tt\at iinproves pedestrian 'safety. anfalsci'that cieates,visual interest ir\ the building · · and·siie during the even inf hours shall be provide'ci_ .·. •,,. ' . .,. . .. . . . Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Pedestrian scale lighting will be provided at entrances and the corner pedestrian plaza. Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Accent lighting will be provided under the cornices, entry, and architectural element at the pedestrian plaza. If permitted, lighting will also be provided at window display/graphic areas. 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.). Parking lot lighting will be provided to ensure safe pedestrian and vehicular movement. These will be full cut-off down light pole fixtures. Memorandum Date: September 21, 2012 To: Wayne Shores (Velmeir Companies) Cit:,, Of P1ann1n9 ienton 1v1s1on JAN IO 10/J Geza deGall (Velmeir Companies), Katy Chaney (URS), Keith O'ConnellffeWl~ Nate Larson, PE, PTOE ~§rf ~/[JJ Cc: From: Subject: Renton Proposed Pharmacy: Traffic Generation and Distribution/Access City of Renton Reference PRE12-072 This memo summarizes the traffic generation and distribution for a proposed "pharmacy with drive- thru" at I 0706 SE Carr Road in Renton, WA. It has been prepared in response to a request by City of Renton staff for the purpose of demonstrating two important things: (I) that the proposed use would generate less traffic than the existing (or most recent) uses, which are presumed to be permitted, and (2) that the proposed plan for access is necessary for the successful operation of the proposed use on the site. City staff has agreed at our Pre-Application Meeting (09/13/2012) that if the proposed pharmacy would generate fewer trips than the current uses on the site, then neither transportation impact fee payment (based on any net new daily trips) nor a full traffic impact analysis (required for projects generating more than 20 net new p.m. peak hour trips) will be required. Traffic Generation Traffic generation characteristics for various land uses have been studied since the 1950's and are documented by the Institute of Transportation Engineers (!TE) in its Trip Generation handbook. The current edition of this resource, which is the nationwide industry standard, is the 3th edition. At the City's direction, the !TE Trip Generation handbook, 3th Edition, has been used for this analysis to estimate number of trips the current and proposed land uses on the site based on their size in square feet, both on a daily basis and in the p.m. peak hour, which is at this location, like most situations, the busiest traffic hour on the adjacent streets and therefore the basis for assessing traffic operations service quality, and therefore, facility design decisions. In traffic generation analysis, a "trip" is an automobile journey that either begins or ends on the site in question. The comparison of daily and p.m. peak hour traffic generation between the current and proposed land uses is shown in the table below. Rates are expressed in units of trips per 1,000 square feet. No allowances or deductions are made for internal capture. • URS Page 2 of 5 Ratio of Square ITE Land Dailv PM Peak Hour Daily to Use Feet Use Code Rate Trios 1 Rate Trios PM Peak Provosed Use Pharmacv w/DriveThru 16,273 881 88.16 1435 10.35 168 8.5 Current Uses Health Club -------------·--20,272 492 32.93 668 3.53 72 9.3 ·------... specia.lty.Retail _____ ............................. . _6,870 814 44.32 304 2.71 19 16.4 1---·---··----140.292 --------... ............................ ·----.. ·-··----................................. 2····· .. ··----·· _ Tavern/Drinking Place ......... ___ 3,000 ...... 925 420 11.34 34 12.4 . --t--------........................... -I----------···--···--· .. -·-···--·-----· Restaurant 1,635 932 127.15 208 11.15 18 11.4 Office 1,000 710 11.01 12 1.49 I 7.4 ----------------·--·--3-·------------·-·----·--------·-······-------· Coffee Shop w/DriveThru 800 937 818.58 654 42.93 34 19.1 Total for Current Uses 33,577 2,266 178 Net New Trios Generated -831 -10 Notes: I. Daily trips rounded to the nearest even number because all vehicles that enter in a day also leave that day. 2. /TE does not have a daily trip rate for Use 925. Daily rate shown is based on a combination of the Restaurant and Specialty Retail daily-to-PM ratios. 3. Coffee shop is in a separate building located in the southeastern part of the site. The estimates in the table indicate that the proposed traffic generation, both daily and p.m. peak hour, would be lower with the proposed use than for the current uses, and therefore indicate that neither impact fee payment nor a full traffic impact study will be required. Traffic Distribution/Site Access The distribution of traffic from and around the site detennines how site traffic will use the available access points (driveways), which in tum helps to determine how those access points need to be configured and controlled to facilitate safe, efficient, and intuitive movements for traffic entering and leaving the site. P.M. peak hour traffic using the site is distributed to the four primary arterial routes around the site as follows: o 25% to/from the north on Benson Drive South/SR 515 o 25% to/from the south on I08'h Avenue SE o 20% to/from the west on SE Carr Road o 30% to/from the east on SE 176 1h Street/SE Petrovitsky Road These are rough estimates, and it is also possible that negligible percentages of traffic could also be oriented to the small residential area northwest of the site and to the shopping center across SE Carr Road to the south. Such small traffic volumes are unlikely to have any substantive effect on traffic operations and are therefore excluded from this analysis. ITE data indicate that a phannacy with a drive-through window exhibits balanced in/out traffic distribution in the p.m. peak hour (50% in, 50% out). Because this site and the surrounding area are south and east of the region's proximate major office/industrial employment centers and limited-access Memo Renton Proposed Pharmacy: Traffic Generation and Distrihution 9/2//2012 ... .. Page 3 of 5 highways (1-405, SR 167), there is a fairly strong directional bias in the p.m. peak hour for traffic going southbound and eastbound (60%) rather than northbound and westbound (40%). With these assumptions in mind and the total number of trips indicated earlier in the Traffic Generation section ( 173), p.m. peak hour traffic volume to and from the site is expected to be distributed as follows: o 21 trips in from the north, 21 trips out to the north (Benson Drive South/SR 515) o 21 trips in from the south, 21 trips out to the south ( 1081h Avenue SE) o 17 trips in from the west, 17 trips out to the west (SE Carr Road) o 25 trips in from the east, 25 trips out to the east (SE 176 1h Street/SE Petrovitsky Road) For the purpose of this analysis, there will be three access points to the site, as shown on the sketch below. North is toward the top of the page and the sketch is not to scale. West Access = Note: The proposed project would close the existing driveway on SE Carr Rd. between Benson Drive S. and the "south access" indicated. The south access will be the primary choice for all site traffic oriented to the west and south, as well as all inbound traffic from the east. The north access is highly likely to serve all inbound traffic from the Memo Renton Proposed Pharmacy: Traffic Generation and Distribution 912/12012 • , URS Page 4 of 5 north, but cannot serve the reverse trips (outbound to the north) because the 1741h/Benson intersection is restricted to right-in and right-out movements. The west access is expected to be sparsely used at most times of the day. The following chart indicates which of the eight primary movement patterns (In/Out, 4 directions) are expected to use which of the-three access points for direct movement to and from the site, and the number of vehicles expected to make that maneuver, based on the distribution estimates shown on the previous page. O(Turn Direction:# of vehicles)= Major Use 0 =Minor Use X = Little/No Use, or Not Allowed Movement North Access South Access West Access In from the North on Benson Drive South/SR 515 0 R: 21 X X Out to the North on Benson Drive South/SR 515 X 0 L: 21 X In from the South on I 08'h Avenue SE X OR: 21 X Out to the South on 108'h A venue SE 0 R:7 0 L: 14 X In from the East on SE 1761h Street/SE Petrovitsky Road X 0 R: 25 X Out to the East on SE I 76'h Street/SE Petrovitsky Road 0 R: 8 0 L: 17 X In from the West on SE Carr Road X 0 L: 17 X Out to the West on SE Carr Road X 0 R: 17 X The primary function of the north access is to allow convenient inbound access to inbound traffic arriving at the site from the north. The west access would primarily serve any small amounts of site traffic oriented to the localized residential areas northwest of the site, as well as some large trucks (three or more axles) that might visit the site to deliver goods, provide maintenance, or remove waste. Due to its proximity to the pharmacy's customer entrance, where most vehicles accessing the site will park, the south access would carry most of the traffic into and out of the site, as it does currently (in combination with the other SE Carr Road access). An estimated total of 52 vehicles (or one every 70 seconds, on average) would desire to turn left out of the south access in the p.m. peak hour. The team was made aware of a potential intersection improvement at the Benson/Carr intersection that could impact access to the site. City staff has indicated that this improvement, widening SE Carr Road (west of Benson Drive S.) to the north to expand the intersection's westbound left tum pocket from one lane to two lanes, could include the installation of a median curb treatment on SE Carr Road that would prohibit left turns into and out of the site's south access. As indicated in the chart above, such a treatment would remove the primary (or only) reasonable site access for half of the site's movements. The potential owner of this site's very long history of developing and operating pharmacy outlets nationwide has shown that simple and direct site access is crucial to the success of this type of retail use. Removal of left tum capability at this location would represent a barrier to the eventual competitiveness of the pharmacy that is likely to force the owner to consider another location. Memo Renton Proposed Phannacy: Traffic Generation and Distribution 912/120/2 -. ~ ' ... Page 5 of 5 In addition to the vital role full access at this location plays in the eventual success of this project, there are six other considerations that I believe the City should take into account in its decision regarding whether to include a median left tum restriction on SE Carr Road, as follows: -l' • .,,_ 1. The site has functioned wil):i_snot one, but.two full-movement (unrestricted) driveways on SE Carr Road since it opened in its' current ·configuration; 2. As shown in the previous section of this memo, the proposed use would generate even less traffic than the current site is designed and permitted for; 3. While the left turn restriction is designed to address of a p.m. peak problem, pharmacy traffic would be substantially inconvenienced all the time; 4. The left tum restriction would force some site traffic (outbound to the north) to cut through the residential area to use the next-least-inconvenient route back to Benson Drive S.; 5. The left turn restrictions are unnecessary because even during p.m. peak conditions, the operation of the two proximate traffic signals creates gaps in SE Carr Road traffic that are generally sufficient for site access left turns to occur without major delays; 6. A physical median treatment (curb) restricting could increase travel distance, and therefore time, for emergency response vehicles accessing the site. In summary, both daily and p.m. peak hour trip generation estimates indicate that the proposed site use would generate less traffic than the current/recent uses on the site, and the proposed traffic distribution and access configuration indicates that all four movements must be allowed at the SE Carr Road driveway. With this memo, the applicant claims the excess trips documenied here (831 Daily trips and l O P.M. Peak Hour trips) for future credit in "Phase 2" of this development effort for up to five years, as indicated at the City's Pre-Application Meeting on September 13, 2012. Please don't hesitate to contact me at nate.larson@urs.com or 206.438.2353 if you have any questions regarding the information provided here. Memo Renton Proposed Phannacy: Traffic Generation and Distribution 912/120/2 Via Federal Express September 19, 2012 Maillet* Muir Associates Attn: John W. Maillet 12819 SE 381h Street, #325 Bellevue, WA 98006 Sitts & Hill Engineers, Inc. Attn: Robert N. Erb 4815 Center Street Tacoma, WA 98409 IHI o OllC!l<~eJ A~ ~eD1JS011Jdleo°LLP ATTORNEYS AT LAW David I. Lough, Esq. dlough@haslaw.com Direct Dial: (40/) 457-5198 50 KennMy Plaza Suite 1500 Provie1ence. RI 02903-2319 TEL: 401.274 2000 FAX: 401.277.9600 www.'lasJaw.com ;ityOfJ:i ~anning D·enton 1 "'1sion J4N 1 o 2011 Chicago Title of Washington /fsJ Attn: Daryl Savidis tR//J!I©_ff:> Senior Title Ofiicer, Unit Manager is;;f'pf(f::fN,, 701 Fifth Avenue, 23rd Floor l!;;;f!d) Seattle, WA 98104 Re: CVS Store #69744 -SEC Carr Road and Benson Drive, Renton, WA (the "Property"); Chicago Title Insurance Company Title Commitment Number I 340943, having an effective date of 5/24/2012 (the "Title Commitment''); Survey entitled: '·ALTNACSM LAND TITLE SURVEY" (the ··Survey"') prepared by Sitts & Hill Engineers, Inc. ("Surveyor") Gentlemen: Reference is made to that certain Real Estate Purchase and Sale Agreement having an Effective Date of June 8, 2012 (the ''Purchase Agreement") by and between Maillet*Muir Associates, a Washington general partnership ("Seller") and Community Development Group, LLC. a Michigan limited liability company ("Purchaser") for the purchase and sale of the Property, as more particularily described in the Purchase Agreement. This letter is written on behalf of Purchaser with regard to the Title Commitment (a copy of which is enclosed herewith as Exhibit A) issued by Chicago Title Insurance Company (the ··Title Company") and with regard lo those matters shown on the Survey (a reduced copy is enclosed herewith as Exhibit B) relating to the purchase and sale of the Property. All references herein to "recorded" shall mean recorded with the Otlice of the King County, Washington, Recorder's Office. The following comments are provided in accordance wit!, Section 5 of the Purchase Agreement and 11re 11ddressed to Seller, the Title Comp11ny and/or the Surveyor, and must be addressed by Seller, tire Title Company 11milor the Surveyor, as appliC11ble. The contact at the Title Company is Daryl Savidis; Phone: (206) 628-5610; Fax: (206) 628-9717; E-m11il: #50910263 28 State Street, Boston. MA 02-:09-1775 TEL: 617.345.9('00 FAX. 617.345.9020 20 Church Street 1-larttord, CT 06103-1221 TEL: 860.725.620D FAX: 850.278.3902 11 South Main Street Suite 400, COl'Jcorc. NH 03301-48,1.6 TEL: 603 225.'1334 FAX: 603.224.835G :lO Sou'.I' Pearl Stree!, Suite 901. Albany NY 12207-34[!2 TEL: 518 396.310C FAX· 5 1 8.396.3101 September 19, 2012 Page 2 of5 ( • IHI o D11iclldey AllernSD11yidlell"LLP ATT0FlNEY$ AT LAW daryl.savidis@ctt.com. The contact at the Surveyor is Robert N. Erb, Phone: (253) 474-9449; Fax: (253) 474-0153; E-mail: roberb@sitts-hill-engineers.com. · A. TITLE COMMITMENT. Title Company and/or Seller to respond to the following comments: SCHEDULE A: Title Company to respond to the following comments: I) Note that the amount of insurance shall be revised just prior to closing. The Title Company should use the purchase price in the amount of$5,200,000.00 as the amount of title insurance until such later revision is made. 2) The Title Commitment and ultimately the Proforma Title Policy (the "Proforma Policy'") should include the Proposed Insured to be the CVS entity that will take title. The name of the entity will be provided at a later date. 3) The Exhibit "A" legal description of the Property in the Title Commitment and the Proforma Policy should be the same as the legal description on the Survey, and should include a Parcel ID#, as referenced on the Survey. See Survey comment 3 whereby a metes and bounds description of the Property is requested. SCHEDULE B: Title Company and/or Seller to respond to the following comments: With regard to the General Exceptions referenced in Schedule B, Buyer requires that these standard exceptions are removed from the Title Commitment and ultimately the Final Policy. Seller shall execute all documents and perform all requirements necessary to delete said standard exceptions. Taxes must be paid current so that any title exception as to any taxes reads: "not yet due and payable." The Seller should identify CVS, as Grantee in the deed. Buyer will assign its rights in and to the Purchase Agreement to CVS, at closing. Please note the following with regard to the Special Exceptions referenced in Schedule B: I) Buyer objects to Exceptions 2, 4, 7 & 9. Buyer is determining whether or not said exceptions require relocation and/or termination. Buyer requests that Seller cooperate with Buyer in obtaining either confinement letters and/or terminations from the easement holders. Seller is requested to collaborate with the undersigned on this matter. 2) Buyer objects to Exception 11 and requires that Seller provide evidence or documentation to Title Company to permit Title Company to delete said Exception 11. 3) As to Exceptions 12 & 13, taxes must be paid by Seller so that any title exception, as to taxes, reads: "not yet due and payable." 4) Buyer ol:>jects to Exceptions 14 & 15 and requires that Seller work directly with Title Company to permit Title Company to delete Exceptions 14 & 15. · #50910263 (CVS/Renton, WA) September 19, 2012 Page 3 of 5 1Hli01clldeyAllenS1rnydle1rLLP ATTORNEYS AT LA\V 5) Buyer objects to Exceptions 17, 18 & 19 and requires that Seller work directly with Title Company to permit Title Company to insure over said Exceptions 17, 18 & 19. 6) Buyer objects to Exceptions 20, 21, 22. 23, 24 & 25 and requires that Seller work directly with Title Company to permit Title Company to insure over said Exceptions 20, 21, 22, 23, 24 & 25. B. SURVEY MATTERS Buyer requires that Surveyor adhere to the following: I) Please provide the width and distance to the Property of all adjoining streets, roads, highways, alleys and other right-of-way lines, as well as identify whether the foregoing are public or private right-of-way. 2) Please show the building set-back lines on the Property, with particular reference to the City zoning ordinances or regulations, if any, any other applicable recorded restrictive covenants. 3) Please provide a written legal description by courses and distances. a. Additionally, please show the "point of beginning" of the legal description. b. Please provide a chart of curve data/information (including length, radius, cord and tangent) to support the length of curves used on the Survey, if applicable. c. Please provide the curve tangent points indicated on the Survey lines, if applicable. 4) Please provide a vicinity sketch showing the closest thoroughfare intersection and the dimension from the front lot corner of the Property to sideline of closest intersection. 5) In the ·'Certification" section of the Survey, please add ''Hinckley, Allen & Snyder LLP'' at the end of the paragraph. 6) With regard to the CVS Surveyor's Report (attached as Exhibit C), please include the following: a. Please generate the Report on the Survey Company letterhead. b. Please revise the preamble to read as follows: "The undersigned certified to CVS Caremark Corporation, its affiliates and subsidiaries and their successors, nominees and assigns, Chicago Title Insurance Company, and Hinckley, Allen & Snyder LLP, as of the date of this Survey, that to the best of the undersigned's professional knowledge, information and belief:" c. In Section B, please add the following to the end of the paragraph:·', or if such oft~ site easements are required they are shown on the Survey and duly recorded easements have been ohtained from all land owners whose property is affected.'' #50910263 (CVS/Renton, WA) September 19, 2012 Page 4 ofS (' IHlo llllclldey Al lenSllllydleiT'LLP ATTORNEYS AT LAW d. In Section C, please add the following after the word ''restriction" and before the word "or": "(of if building restriction lines exist, the lines have not been violated)," e. Please revise Section G to read as follows: "The only exceptions to the facts certified in this Survey are as follows:" i. Please describe with specifics. f. In Section H (iii), please replace the word "plots" with ·'burial grounds." g. In Section H (vi), please provide specific references as to the Survey prepared by you. h. In Section I, please identify the items referenced, or put ''None." 1. Please revise Section J to provide the following: .I. The following provi5ions of the 1oning ordinance apply to the Premises: l. from yard set back: Rear yard set back: Side yard set back: 2. Maximum height: Maximum bulk coverage (f.a.r.): Maximum area coverage: 3. Minimum lot size: Minimum frontage: 4. On-site parking requirements: I Describe I ~-Other (As needed to obtain 3.1 endorsement from title company for improvements to be built): The undersigned has examined the above provisions and all other applicable materials relative to those types of restrictions and requirements sometimes referred to as use. dimensional. bulk ,ind parking restrictions and requirements which related to the Premises and has detormined that the Survey and the existing improvements shown thereon conform to all of the restrictions and requirements which arc applicable lO the Premises under the terms of the applicable zoning ordinan1.:t:. Updates. Buyer expressly reserves the right to make further objections to any additional matters that arc shown on any amendments or updates to the Title Commitment or the Survey. Thank you for your anticipated prompt attention to these comments. Please do not hesitate to contact me with any questions or comments. #50910263 (CVS/Renton, WA) September 19, 2012 Page 5 of5 Enclosures ; / cc: Joshua D. Sundt (w/ encls. via e-mail) Sound Legal Center PLLC josh@soundlegalcenter.com Mike Kennedy (w/ encls. via e-mail) The Velmeir Companies mkcnnedy@velmcir.com Geza de Gall The Velmcir Companies FGdeGall@velmeir.cori:i .(w/ cncls. via e-mail) #50910263 (CVS/Renton, WA) ..Uo1111clldeyAllenSD11ydlerrLLP ATTOl'INEYS AT LAW CHICAGO TI1LE COMP ANY A.L.T.A. COMMITMENT SCHEDULE A 701 FWll-1 AVE'.'JL'E. #2300, Sl:!A'ITLE. WA 98104 Order No.: 1340943 Title Unit: U-06 Phone: Customer Number: NBU # 71200658 -10660 SE •176TH ST Fax: (206)628-5610 (2()6)628-9717 Buyer(s): VELMEIR ACQUISITION SERVICES Officer: SA VIDIS/CAMPBELL/EISENBREY /HARRIS Commitment Effective Date: APRIL 24, 2012 at 8:00A.M. 1 . Policy or Policies to be issued: AL TA Owner's Policy PRE~lt.:M APPLICABLE l:3EIWEE:'ll $YO,OOI,OO-SI00,000.00 Amount: $100,000.00 EXTENDED POLICY (6/17/2006) OWNERS EXTENDED RATE Premium: $1,150.00 Tax: $ 109. 25 Proposed Insured: VELMEIR ACQUISITION SERVICES Policy or Policies to be issued: ALTA Loan Policy Proposed Insured: Policy or Policies to be issut:d: ALT A Loan Policy Proposed Insured: Amount: $0. oo Premium: Tax: Amount: $0.00 Premium: Tax: 2 . The estate or interest in the land which is covered by this Commitment is: FEE SIMPLE 3. Title to the estate or interest in the land is at the effective date hereor vested in: MAILLET• MUIR ASSOCIATES, A WASHINGTON GENERAL PARTNERSHIP 4 . The land referred to in this Commitment is described as follows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT COMMA805/ KLC/11.L .OS • CHICAGO TITLE COMPANY A.L.T .A. COMMITMENT SCHEDULEA (Continued) • Order No.: 134 0943 Your No.: LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) LOT A, KING COUNTY BOUNDARY LINE ADJUSTMENT NUMBER S91L0069, RECORDED UNDER RECORDING NUMBER 9104261602, IN KING COUNTY, WASHINGTON. CLTACMAf>!RDA/rfm CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULEB Order No.: 134 0943 Your No.: 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 Lhe Public Records. B. 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; lndian tribal codes or regulations, Indian treaty or aboriginal rights, including casements or equitable servitudes. H. Water rights, claims or title to water. l. 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 th-e estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS FOLLOW WLTACOM8 bk 05/17/07 C CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULEB (Continued) Order No.: 001340943 Your No.: SPECIAL EXCEPTIONS A 1. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE BOUNDARY/LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 9104261602. C 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: D 3. EASEMENT AND THE TERMS AND GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: E 4. EASEMENT AND THE TERMS AND GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: F 5. EASEMENT AND THE TERMS AND PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: WATER PIPES THE DESCRIPTION CONTAINED THEREIN IS NOT SUFFICIENT TO DETERMINE ITS EXACT LOCATION WITHIN THE PROPERTY HEREIN DESCRIBED. AUGUST 14, 1952 4262919 CONDITIONS THEREOF: PUGET SOUND POWER & LIGHT COMPANY ELECTRIC TRANSMISSION LINE PORTION OF SAID PREMISES AND OTHER PROPERTY NOVEMBER 13, 1963 5664146 CONDITIONS THEREOF: CASCADE SEWER DISTRICT SEWERS WITH NECESSARY APPURTENANCES PORTION OF SAID PREMISES AND OTHER PROPERTY DECEMBER 1, 1967 6273038 CONDITIONS THEREOF: INGRESS, EGRESS, CIRCULATION AND LANDSCAPING PORTION OF SAID PREMISES SEPTEMBER 17, 1990 9009170443 Cl.TAC'MBI/RDA/rfM CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULEB (Continued) Order No.: 1340943 Your No.: SPECIAL EXCEPTIONS G 6. EASEMENT AND THE TERMS AND CONDITIONS THEREOF, H 7. I 8. J 9. PURPOSE, AREA AFFECTED, RECORDED, RECORDING NUMBER, EASEMENT AND THE TERMS AND PURPOSE, AREA AFFECTED: RECORDED, RECORDING NUMBER, EASEMENT AND THE TERMS AND GRANTEE, PURPOSE, AREA AFFECTED, RECORDED: RECORDING NUMBER, EXCEPTIONS AND RESERVATIONS FROM, RECORDED, RECORDING NUMBER: EXISTING SEWER LINE PORTION OF SAID PREMISES SEPTEMBER 17, 1990 9009170444 CONDITIONS THEREOF: DRIVEWAY FOR INGRESS AND AS DELINEATED THEREIN SEPTEMBER 17, 1990 9009170448 CONDITIONS THEREOF, EGRESS WASHINGTON NATURAL GAS COMPANY GAS PIPELINES TOGETHER WITH NECESSARY APPURTENANCES AND ACCESS FOR MAINTENANCE THEREOF WESTERLY PORTION OF SAID PREMISES AS DESCRIBED THEREIN JANUARY 25, 1995 9501250239 CONTAINED IN DEED, NORTHWESTERN IMPROVEMENT COMPANY AUGUST 10, 1934, AND MARCH 23, 1926 2813921 AND 2157496, RESPECTIVELY AS FOLLOWS, EXCEPTING AND RESERVING UNTO GRANTOR, ITS SUCCESSORS AND ASSIGNS FOREVER, ALL MINERALS OF ANY NATURE WHATSOEVER, INCLUDING COAL, IRON, NATURAL GAS AND OIL UPON OR IN SAID LAND, TOGETHER WITH THE USE OF SUCH OF THE SURFACE AS MAY BE NECESSARY FOR EXPLORING OR MINING, OR OTHERWISE EXTRACTING AND CARRYING AWAY THE SAME; BUT THE GRANTOR, ITS SUCCESSORS OR ASSIGNS, SHALL PAY TO THE GRANTEE, OR TO CLTACMB2/RDA/0999 K 10. L 11. CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULEB (Continued) • Order No.: 1340943 Your No.: SPECIAL EXCEPTIONS HIS HEIRS 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. A MATERIAL CONSIDERATION FOR THIS CONVEYANCE, WITHOUT WHICH IT WOULD NOT BE MADE, IS THE AGREEMENT BY THE GRANTEE FOR HIMSELF AND FOR HIS HEIRS, OR ASSIGNS, THAT THE GRANTOR SHALL BE IN NO MANNER RESPONSIBLE OR LIABLE TO THE GRANTEE OR TO ANY SUBSEQUENT OWNER OR PURCHASER OR ANY PERSON INTERESTED THEREIN FOR ANY DAMAGE OF WHATEVER NATURE BY REASON OF ANY CAVE OR MOVEMENT OF THE EARTH CAUSED BY THE REMOVAL OF COAL, EARTH OR ROCK UNDER THE SURFACE OF THE PREMISES OR FOR ANY OTHER DAMAGE WHATEVER RESULTING FROM OR CAUSED BY THE OPERATION OF THE COAL MINES OF THE GRANTOR IN THE VICINITY OF THE PREMISES INCLUDING FIRE AND EXPLOSION, WHETHER THROUGH THE NEGILIGENCE OF THE SAME GRANTOR OR OTHERWISE. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF, BETWEEN, MAILLETT*MUIR ASSOCIATES, A WASHINGTON GENERAL PARTNERSHIP AND: FIRST INTERSTATE BANK OF WASHINGTON, N.A. RECORDED: SEPTEMBER 17, 1990 RECORDING NUMBER: 9009170447 REGARDING: USE RESTRICTION (SEE DOCUMENT FOR FULL PARTICULARS) NOTICE OF SETTLEMENT OF DISPUTED CLAIMS FOR POLLUTION OF PROPERTY, INCLUDING THE TERMS AND PROVISIONS THEREOF: RECORDED: SEPTEMBER 29, 2000 RECORDING NUMBER: 20000929001327 M 12. 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 CLTACMUl/RDA/1)9;19 CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULEB (Continued) OrderNo.: 1340943 Your No.: SPECIAL EXCEPTIONS AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING OF THE CONVEYANCE DOCUMENTS. (NOTE: A DEED EXEMPT FROM EXCISE TAX IS STILL SUBJECT TO THE $5.00 TECHNOLOGY FEE AND AN ADDITIONAL $5.00 AFFIDAVIT PROCESSING FEE). N 13. 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: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2012 292305-9125-06 2128 $ 2,232,700.00 $1,620,000.00 BILLED: $ 52,774.21 PAID: $ 26,387.11 UNPAID: $ 26,387.10 0 14. UNRECORDED LEASE, INCLUDING THE TERMS AND CONDITIONS THEREOF: LESSOR: LESSEE(S): DISCLOSED BY: MAILLET* MUIR ASSOCIATES GENO L. PINTO AND KATHERINE A. PINTO, HUSBAND AND WIFE ASSIGNMENT OF LEASE RECORDED UNDER RECORDING NUMBER 9704170328 P THE LESSEE'S INTEREST IN SAID LEASE IS NOW HELD OF RECORD BY: ASSIGNEE: RECORDED: RECORDING NUMBER: TAKASHI & YUMIKO COMPANY, INC. (AKA TAKISHI & YOSHIKO COMPANY, INC.), A WASHINGTON CORPORATION APRIL 17, 1997 9704170328 CI.TAC:M82(RDA/CRW CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULEB (Continued) OrderNo.: 1340943 Your No.: SPECIAL EXCEPTIONS Q 15. UNRECORDED LEASE, INCLUDING THE TERMS AND CONDITIONS THEREOF: LESSOR: LESSEE (S) : DISCLOSED BY: R ADDENDUM TO LEASE (NO. 2): RECORDED: RECORDING NUMBER: 5 ASSIGNMENT OF LEASE: ASSIGNEE: RECORDED: RECORDING NUMBER: T ASSUMPTION OF LEASE: MADE BY: RECORDED: RECORDING NUMBER: U CONSENT TO ASSIGNMENT: MADE BY: RECORDED: RECORDING NUMBER: MAILLET*MUIR ASSOCIATES CHAMPION CORPORATION, A WASHINGTON CORPORATION INSTRUMENTS RECORDED UNDER RECORDING NUMBER 9710160908, 9710160909, 9710160910 AND 9710160911 OCTOBER 16, 1997 9710160908 EARL F. TIDD, JR. AND CLARAJEAN TIDD, HUSBAND AND WIFE OCTOBER 16, 1997 9710160909 EARL F. TIDD, JR.' AND CLARAJEAN TIDD OCTOBER 16, 1997 9710160910 MAILLET*MUIR ASSOCIATES OCTOBER 16, 1997 9710160911 CLTACMB2/RDA/IJ,lW CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULEB · (Continued) Order No.: 1340943 Your No.: SPECIAL EXCEPTIONS V 16. MEMORANDUM OF THE OPTION AND SITE LEASE AGREEMENT, INCLUDING THE TERMS AND CONDITIONS OF THE LEASE DISCLOSED THEREIN, LESSOR, LESSEE, RECORDED: RECORDING NUMBER, MAILLET-MUIR ASSOCIATES QWEST WIRELESS, L.L.C., A DELAWARE LIMITED LIABILITY COMPANY APRIL 25, 2001 20010425000497 W MEMORANDUM OF ASSIGNMENT AND ASSUMPTION AGREEMENT, ASSIGNEE, RECORDED, RECORDING NUMBER, . SPRINT SPECTRUM L. P. , A DELAWARE LIMITED LIABILITY COMPANY AUGUST 19, 2004 20040819000541 X 17. DEED OF TRUST, ASSIGNMENT OF RENTS, SECURITY AGREEMENT AND FIXTURE FILING, AND THE TERMS AND CONDITIONS THEREOF, GRANTOR, TRUSTEE: BENEFICIARY: AMOUNT, DATED, RECORDED, RECORDING NUMBER, MAILLET*MUIR ASSOCIATES, A WASHINGTON GENERAL PARTNERSHIP STEWART TITLE GUARANTY COMPANY STANCORP MORTGAGE INVESTORS, LLC, AN OREGON LIMITED LIABILITY COMPANY $ 1,750,000.00 JULY 5, 2002 JULY 26, 2002 20020726002114 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. Y ASSIGNMENT OF SAID DEED OF TRUST: CLTACMB2/RDA/0099 CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULEB (Continued) DATED: RECORDED: RECORDING NUMBER: ASSIGNEE: Order No.: 1340943 Your No.: SPECIAL EXCEPTIONS AUGUST 6, 2002 JANUARY 2, 2004 20040102001260 STANDARD INSURANCE COMPANY, AN OREGON CORPORATION Z 18. ASSIGNMENT OF LESSOR'S INTEREST IN LEASES AND THE TERMS AND CONDITIONS THEREOF: ASSIGNOR: ASSIGNEE: DATED: RECORDED: RECORDING NUMBER: MAILLET*MUIR ASSOCIATES, A WASHINGTON GENERAL PARTNERSHIP STANCORP MORTGAGE INVESTORS, LLC, AN OREGON LIMITED LIABILITY COMPANY JULY 5, 2002 JULY 26, 2002 20020726002115 M 19. FINANCING STATEMENT AND THE TERMS AND CONDITIONS THEREOF: SECURED PARTY: DEBTOR: COVERS: RECORDED: RECORDING NUMBER: CATHAY BANK DONALD MUIR AND JOHN MAILLET PERSONAL PROPERTY AND FIXTURES LOCATED ON PROPERTY HEREIN DESCRIBED MAY 16, 2011 20110516000020 AB 20. UNRECORDED LEASEHOLDS, IF ANY, RIGHTS OF VENDORS AND HOLDERS OF SECURITY INTERESTS ON PERSONAL PROPERTY INSTALLED UPON SAID PROPERTY AND RIGHTS OF TENANTS TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TERM. MATTERS INCLUDING BUT NOT LIMITED TO MORTGAGES, DEEDS OF TRUST, ASSIGNMENT OF LEASES GIVEN AS SECURITY, FINANCING STATEMENTS AND OTHER SECURITY INTERESTS AFFECTING THE RIGHTS OF LESSEES ONLY. AC 21. TERMS AND CONDITIONS OF THE PARTNERSHIP AGREEMENT FOR MAILLET* MUIR ASSOCIATES, A WASHINGTON GENERAL PARTNERSHIP. NOTE: A COPY OF THE PARTNERSHIP AGREEMENT, AND AMENDMENTS THERETO, IF CL'l'ACMB2/IU>A/0999 CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULES (Continued) OrderNo.: 1340943 Your No.: SPECIAL EXCEPTIONS ANY, MUST BE SUBMITTED. A£ 22. ANY CONVEYANCE OR MORTGAGE BY MAILLET* MUIR ASSOCIATES, A WASHINGTON GENERAL PARTNERSHIP, MUST BE EXECUTED IN ACCORDANCE WITH THE PARTNERSHIP AGREEMENT ANO BY ALL THE GENERAL PARTNERS ANO THEIR RESPECTIVE SPOUSES OR REGISTERED DOMESTIC PARTNERS AS OF THE DATE OF ACQUISITION, OR EVIDENCE MUST BE SUBMITTED THAT CERTAIN DESIGNATED PARTNERS HAVE BEEN AUTHORIZED TO ACT FOR THE PARTNERSHIP. AF 23. MATTERS OF RECORD, IF ANY, AGAINST THE NAMES OF THE UNDISCLOSED GENERAL PARTNERS OF MAILLET* MUIR ASSOCIATES, A WASHINGTON GENERAL PARTNERSHIP. AG 24. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INPORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. TH& PARTIES TO THE FORTHCOMING TRANSACTION-MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. AH 25. IMPORTANT! J THIS TRANSACTION HAS NOT BEEN APPROVED FOR INSURANCE AGAINST UNRECORDED LABOR AND MATERIAL LIEN RIGHTS NOR POR MATTERS THAT COULD BE DISCLOSED BY AN ACCURATE AND COMPLETE SURVEY OF THE LAND. YOU MAY NOT CLOSE UNTIL YOU HAVE RECEIVED A SUPPLEMENTAL FROM THE TITLE UNIT ADDRESSING THIS PARAGRAPH! TO PROVIDE AN EXTENDED COVERAGE OWNER'S POLICY GENERAL EXCEPTIONS A THROUGH D WILL BE CONSIDERED WHEN OUR INSPECTION ANO/OR REVIEW OF SURVEY, IF REQUIRED, IS COMPLETED. GENERAL EXCEPTIONS E THROUGH H WILL REMAIN IN THE OWNER'S POLICY TO ISSUE. A SUPPLEMENTAL COMMITMENT WILL FOLLOW. IF THE ANTICIPATED CLOSING DATE rs LESS THAN 4 WEEKS FROM THE DATE OF THIS COMMITMENT, PLEASE CONTACT YOUR TITLE OFFICER IMMEDIATELY . .4.J NOTE 1: A SURVEY HAS BEEN RECORDED UNDER RECORDING NUMBER 8507249002. AK NOTE 2, A SURVEY HAS BEEN RECORDED UNDER RECORDING NUMBER 9103189001. AI NOTE 3: ANY MAP FURNISHED WITH THIS COMMITMENT IS FOR CONVENIENCE IN LOCATING CLTACMB2/RDA/0999 CHICAGO TITLE COMPANY A.LT A. COMMITMENT SCHEDULEB (Continued) • Order No.: 1340943 Your No.: SPECIAL EXCEPTIONS THE LAND INDICATED HEREIN WITH REFERENCE TO STREETS AND OTHER LAND. NO LIABILITY IS ASSUMED BY REASON OF RELIANCE THEREON. Al NOTE 4, EFFECTIVE JANUARY 1, 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.KINGCOUNTY.GOV/BUSINESS/RECORDERS,ASPX 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 A, KC BOUNDARY LINE ADJUSTMENT REC. # 9104261602. AP NOTE S, THE LIABILITY OF THE EXTENDED COVERAGE OWNER'S POLICY TO BE ISSUED WILL BE FOR THE ACTUAL PURCHASE PRICE OF THE PROPERTY. THE LIABILITY AMOUNT AND TITLE CHARGES SET FORTH IN SCHEDULE A HEREIN ARE FOR INFORMATION ONLY. AN NOTE 6, IN THE EVENT THE OWNER'S POLICY COVERAGE IS CHANGED FROM EXTENDED TO STANDARD COVERAGE A CHARGE OF $215.00, PLUS $20.43 SALES TAX, WILL BE ADDED TO COVER THE COSTS RELATING TO THE EXTENDED COVERAGE INSPECTION. END OP SCHEDULE 8 CLTACMB2/RDA/OM @. Chicago Title Insurance.Company COMMITMENT FOR TITLE INSURANCE BY Chicago Title Insurance Company Chicago Title Insurance Company, a Missouri corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Pro- posed Insured named in Schedule A, as owner or mortgagee of tlie estate or interest in the land described or referred to in Schedule A. upon payment of the premiums and charges and compliance with the Require- ments; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment. This Commitm<:nt shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate 6 months after the Effective Date or when the policy or policies committed for shalHssue, whichever first occurs, provided that the failure to issue ihe policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. IN WITNESS WHEREOF, Chicago Title Insurance Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Chicago Title Insurance Company FORM 72-83-06 (3/07) ALTA Conuniuncnt -2006 I I C • CONDITIONS 1. The tenn mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Conipany is prejudiced by faiJure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shaJI not relieve the Company from liability previously incurred pursuant to paragra~h 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the fonn of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof. or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this ConunitmenL In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from CoVerage of the fonn of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a pan of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the statuS of the mortgage thereon covered by this Commitment must be based on and are subject.to the provisions of this Commi.tment. 5. The policy to be issued contains an arbitmtion clause. All arbitrab/e matlers when the Amounts of Insurance is $2,000,000 or less shall be arbitrated at the· option of eith~r the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules i:zt <http://www.alta.org1>. FORM 72-83-06 (8/06) ALTA Commitment. 2006 I I I I ii ---.. _ .. _ .. , ....... -- ---· I ,-..-1,0, ~-"' • -~ .... '111) OHO-t-t;-919 9K&~ 1,i 'SOl<Nij (JPl'(lrJ lN "}\i!jO SMll'l'd5 onr "" I: i I I' I I ~ iii I II 111 ' jil • 01;i! I "I I !! l! : 1· I ! ' . l!l ' -I !!1-1'ilH 11 .liHi!!l:!!!l ~ I 11! j i ; I i i i I ! i l I i illi u l I ! I ! . I I j I l ' I i u 11. ' ' 11111111 I ~I,_ .. ~.~·~·~ .... ,,~~ • ~·· I I ' i l ,, I lO • ~':~ I ~~ ' . ·' I ' ! ! ' ' I 1• • ! i ii • ~1 1 ,.,,1 1 1 111l•i 1 ••1 11n, ••!' i; >-g I i: ffil ~ I I ' l ; i ! I i i l i ! j i ' ! I i I ; : 11111 I I i ! ii h i l i i i ! i w ~ I ;: ~ a i*~ .. i. a Q • VO Iii.,!: ~ " .. Fl ',qi a • i : I I ' ! '"CD ; ~ ~ ~ jui! t j i i , ~ ~ , I .1 ...J ~ ;:!.d I I ' ' : !t !, U1 I m:, -__/·~--~--------. ___ : i_1,/., f •''I'"· ,', w s I ,. ...... -. -. -. --,,: i;;! _ i_ i=! . 1' ""~' '!! 1 !. ----. -,11 •. -t; --''"' •• "1'' \, p .ll -, ,. !. '''I'' t-II') 'H 't;(!NC!Stm 1,?H .. Ajj ii;!I ~ I ' :3 ! ~1!!11 ~ le!~.'~ ~ ~ i!!ii () ~ ; 4: ~ ' ~: §t 4: ~ "' 1! I-~ i !i _J"' i: <( ¢:: l! 15 i i ~It "' ~ l S·' ;!i! ! c:i.:i I I ,i ~~ ~;:, II;; !~ ~~ i' a ...... ,._ •: I, I ,. I •• ..!I "H i~ij J'iii ~liin !~? !1;; !;;; I o'c ;H " C • CVS Suncyor's Rcpon Mu:.l Appi:tir on Survt!yor's Lclh!rheat.l Report or Surveyor The undersigned certifies to CVS Caremark Corporation, its affiliates and subsidiaries and their successors. nominees and assigns, Chicago Title Insurance Company and [insert full name of CVS outside counsel I as of the date of this Survey, that to the best of the undersigned's professional knowlc<.lge, information and belief: A. This Survey shows, on the basis of a field instrument Survey which meets the standards. if any, established by the State in which the Property is located and in the ewnt that no such standards have been established, the "20 I I. Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys effective l'ebruary 23. 2011": I. A fixed and determinable position and location of the land (the "Property") described on this Survey (including the position of the point of commencement (if any) and the point of beginning); 2. The location of all buildings, visible structures, and other visible. above-ground improvements situated on the Property: and 3. All driveways or other cuts in the curbs along any street upon which the Property abuts; and that B. No easements or rights-of-way over abutting properties are required for (i) access to and egress from the Property, (ii) drainage of surface or other water off the Property. (iii) any utilities which s~rve the Property and (iv) storm sewer and sanitary sewer facilities serving the Property, or if such off-site casements arc required. they arc shown on the Survey and duly recorded easements have been obtained from all land owners whose property arc affected: C. No fences. waterways, ditches, ponds, building restrictions (or. if building restriction lines exist, the lines have not been violated), or party walls affecting the Property exist: D. No encroachments. protrusions, overlaps, or overhangs of any improvements located on the Property exist upon any easements or rights-of-way encumbering or appurtenant to the Property or adjacent land; E. No encroachments, protrusions, overlaps, or overhangs of any improvements located on adjacent land exist upon the Property or any easements or rights-of-way encumbering or appurtenant to the Property; F. This Survey reflects boundary lines of the Property which close by mathematical calculation: Ertt'CII\¢ U2f2J,]] G. The only exceptions to the !acts certified in this Survey are as follows: (i) (Describe exceptions. if any. The phrase ·'Except as show:1" is not acceptable.) H. Without intending to limit any of the foregoing certifications, the undersigned made a specific examination with respect to the following items and reports as follows (indicate ·'none·· or identify specific matters, as appropriate): l:ffo.:11vc 021.D/l 1 i) Rights-of-way, old highways, or abandoned roads. lanes or driveways and visible drains, sewer, water, gas or oil pipe lines across th~ Property ii) Visible, above-ground springs, streams, rivers, ponds, lakes, swamps or drainage ditches located, bordering on or running through the Property iii) Visible, above-ground cemeteries or family burial grounds located on the Property iv) Visible, above-ground telephone, telegraph, electric power or other utility poles, wires, lines or transformers overhanging or crossing or located on the Property v) Joint driveways or walkways and party walls or rights of support affecting the Property vi) Physical evidence of boundary lines of the Property vii) Proposed changes in street lines C viii) Disputed boundaries ix) Curbing and curb cuts All of the same found to exist arc shown upon the Survey in the locations described above; 1. The Property is in a [ _______ ] zoning district under the applicable zoning ordinance of the City ff own of[____ I, which district allow~ the current use of the improvements located on the Property. The following overlay districts include the Property: I Describe J J. The following provisions of the zoning ordinance apply to the Pruperty: I. Front yard setback: Rear yard setback: Side yard setback: 2. Maximum height: Maximum bulk coverage (f.a.r.): Maximum urea coverage: 3. Minimum lot size: Minimum frontage: 4. On-site parking requirements: [Describe] 5. Other (As needed to obtain 3.1 Zoning Endorsement from title company for impro·,ements to be built): The undersigned has examined the above provisions and all other applicable materials relative lo those types of restrictions and requirements sometimes referred to as use, dimensional, bulk and parking restriction~ and requirements which related to the Property and has determined that the Survey and the existing improvements shown thereon confom1 to all of the restrictions and requirements which are applicable to the Property under the terms of the applicable zoning ordinance. K. The Property shown on the Survey has access to and from a dedicated public roadway contiguous to the Property, which access between the Property and said roadway as shown upon said Survey exists without restriction and is sufficient to meet the reasonable needs of the current or proposed use. as the case may be, <Jfthc Property and all applicable requirements of public authorities. Fffcct1vc 02123111 L. Water supply, sanitary water, sanitary sewer, storm drainage, electricity, gas and other utilities are available in adequate quantities at the lot lines of the Property al the locations indicated on the foregoing Survey, and the building improvements arc connected and tied into the same. M. All easements and other rights in the Property appearing in the tille report submilted to the undersigned which are capable oriocation on a Survey have been located on the Survey and the undersigned has not been advised of any other easements or rights-of-way affecting the Property, nor is there any visible evidence of possible unrecorded easements or righls-ol~way affecting the Property. Unless otherwise shown and detailed on the Survey. no casements over land of others arc required for: i) access to and egress from the Property. ii) drainage of surface or other water off the Property. iii) any utilities which serve the Property and said improvements, such as water, electricity, gas and telephone, or iv) stonn sewer and sanitary sewer facilities serving the Property and said improvements. N. As of the date of the Survey. the Property does not lie within any flood plain or flood- prone area, or a tlooc plain area having special tlood 1,azards identified as such under the Flood Disaster Protection Act of 1973. 0. The undersigned has reviewed the most recent Flood Insurance Rate Map issued by the Federal Emergency Management Agency under the National Flood Insurance Program applicable to the Property and has determined that the Property is in Zone_, an area of -----flooding. ! If the property is determined to be located in two (2) or more zones. then the Survey shall depict the limits of each zone graphically.] [Name of Surveyor J Signature of Surveyor Please note that statements such as "except as shown on the Survey" are not acceptable. If exceptions exist, each exception must be listed and fully described in the Certification. Effccti~c 02/23/11 ·-:-, . (G ce ~ ~ ® c lru l1'i1 o c <01 ~ IE l1'i1 aJ o lril ® ® ir o l1'i1 g IR® IP~ ri Proposed Retail , . NW Corner of SE Carr Road & Benson Drive South Renton, Washington ' . WG ~~ !3000~ Om Ulim -~ January 8, 2013 Terracon Project No. 81125094 Prepared for: The Velmeir Companies West Bloomfield, Michigan Prepared by: Terracon Consultants, Inc. Mountlake Terrace, Washington CityofR Piann/n _enton g D1v1sion JAN 1 020/J !Pd IE((; IEUPef rg ft}J I ' [. Geotech.nical • Envir·o-~mental . • Construction Materials • Facilities ~ January 8, 2013 The Velmeir Companies 5757 West Maple Road, Ste. 800 West Bloomfield, Michigan 48322 Attn: Mr. Wayne Shores P: (248) 539-7997 E: wshores@velmeir.com Re: Geotechnical Engineering Report Proposed Retail NWC of SE Carr Road & Benson Drive South Renton, King County, Washington Terracon Project No. 81125094 Dear Mr. Shores: Terracon Consultants, Inc. (Terracon) has completed the geotechnical engineering services for the above referenced project. These services were performed in accordance with Terracon's Proposal No. P81120263, dated October 1, 2012 and the Master Services Agreement (MSA) dated January 1, 2012. This geotechnical engineering report presents the results of the subsurface exploration and provides geotechnical recommendations concerning earthwork and the design and construction of foundations, floor slabs, and pavements for the proposed project. We appreciate the opportunity to be of service to you on this project. If you have any questions concerning this report, or ifwe may be of further service, please contact us at (425) 771-3304. Ryan M. Scheffler, PE Senior Staff Engineer (r) Geotechnical Department Manager Terracon Consullants, Inc. 21905 64111 Avenue West Suite 100, Mountlake Terrace, Washington 98043 P 14251771 3304 F (4251771 3549 terracon.com "• ' TABLE OF CONTENTS Page EXECUTIVE SUMMARY ............................................................................................................. i 1.0 INTRODUCTION ............................................................................................................ 1 2.0 PROJECT INFORMATION ............................................................................................ 1 2.1 Project Description ............................................................................................ 1 2.2 Site Location and Description .......................................................................... 2 3.0 SUBSURFACE CONDITIONS ....................................................................................... 2 3.1 Published Geologic Conditions ........................................................................ 2 3.2 Soil Conditions .................................................................................................. 2 3.3 Groundwater ..................................................................................................... 3 4.0 RECOMMENDATIONS FOR DESIGN AND CONSTRUCTION ....................................... 4 4.1 Geotechnical Considerations ............................................................................ 4 4.2 Earthwork .......................................................................................................... 4 4.2.1 Site Preparation ..................................................................................... 4 4.2.2 Materials Types ...................................................................................... 5 4.2.3 Compaction Requirements ................................................................... 6 4.2.4 Grading and Drainage ............................................................................ 6 4.2.5 Construction Considerations ................................................................. 6 4.3 Foundations ...................................................................................................... 8 4.3.1 Design Recommendations .................................................................... 8 4.3.2 Construction Considerations ............................................................... 9 4.4 Seismic Considerations .................................................................................. 10 4.5 Floor Slab ......................................................................................................... 11 4.5.1 Design Recommendations ................................................................... 11 4.5.2 Construction Considerations .............................................................. 11 4.6 Lateral Earth Pressures ................................................................................... 12 4.6.1 Design Recommendations ................................................................... 12 4. 7 Pavements ........................................................................................................ 14 4.7.1 Subgrade Preparation ........................................................................... 14 4.7.2 Design Considerations .......................................................................... 15 4.7.3 Estimates.of Minimum Pavement Thickness ........................................ 15 4. 7.4 Pavement Drainage ............................................................................... 17 4.7.5 Pavement Maintenance ......................................................................... 17 5.0 GENERAL COMMENTS ................................................................................................ 17 Responsive a Resourceful a Reliable • TABLE OF CONTENTS-continued APPENDIX A-FIELD EXPLORATION Exhibit A-1 Exhibit A-2 Exhibits A-3 to A-11 Site and Exploration Plan Field Exploration Description Borings B-1 to B-9 APPENDIX B -LABORATORY TESTING Exhibit B-1 Exhibit B-2 Exhibit B-3 Exhibit B-4 Laboratory Testing Description Grain Size Distribution CBR Test Results pH and Resistivity APPENDIX C -SUPPORTING DOCUMENTS Exhibit C-1 Exhibit C-2 General Notes Unified Soil Classification Responsive o Resourceful o Reliable • EXECUTIVE SUMMARY A geotechnical exploration has been performed for the proposed retail located at the northwest corner of SE Carr Road and Benson Drive South in Renton, Washington. Terracon's geotechnical scope of work included the advancement of 9 soil test borings to approximate depths of 1 OY:. to 16Y:. feet below existing site grades. The site appears suitable for the proposed construction based upon geotechnical conditions encountered in the borings and our current understanding of the proposed development. The following geotechnical considerations were identified: a The proposed building may be supported on shallow footings bearing on native soils or engineered fill above native soils. The recommended allowable bearing capacity is 3,000 pounds per square foot (psf). a Assuming proper site preparation and any necessary subgrade repair, total and differential building settlement should be within anticipated client specifications. a On-site native soils typically appear suitable for use as general engineered fill; however, further testing should be performed during construction to assess specific conditions at that time. Site soils contain a significant fraction of fines and these soils will quickly become unstable, soft and unsuitable for reuse as structural fill during wet weather. a A subgrade prepared and tested as recommended in this report should provide adequate support for ligh!ly loaded floor slabs and parking lot and drive lane pavements. a The 2009 International Building Code, Table 1613.5.2 \BC seismic site classification for this site is C. Close monitoring of the construction operations discussed herein will be critical in achieving the design subgrade support. We therefore recommend that Terracon be retained to monitor this portion of the work. This summary should be used in conjunction with the entire report for design purposes. It should be recognized that details were not included or fully developed in this section, and the report must be read in its entirety for a comprehensive understanding of the items contained herein. The section titled GENERAL COMMENTS should be read for an understanding of the report limitations. Responsive a Resourceful a Reliable • GEOTECHNICAL ENGINEERING REPORT PROPOSED RETAIL SE CARR RD & BENSON DRIVE SOUTH RENTON, WASHINGTON Terracon Project No. 81125094 January 8, 2013 1.0 INTRODUCTION This report presents the results of our geotechnical engineering services performed for the proposed retail to be located at the northwest corner of SE Carr Road and Benson Drive South in Renton, Washington. Our geotechnical engineering scope of work for this project included the advancement of 9 soil test borings to depths ranging from approximately 1 O'h to 161!. feet below existing site grades. The purpose of these services is to provide information and geotechnical engineering recommendations relative to: C subsurface soil conditions C groundwater conditions C earthwork C foundation design and construction 0 pavement design and construction 0 floor slab design and construction 0 lateral earth pressure C seismic considerations 2.0 PROJECT INFORMATION 2.1 Project Description ITEM Site layout Structures DESCRIPTION Refer to the Site and Exploration Diagram (Exhibit A-1 in Appendix A). Proposed building will be located near the southeast corner of the project site. 16,273 square feet, one story masonry building with commercial space. ··-·--·-·--··-----··---------------· •--••-•---·----·••••-•"••-·•---·-·---··•-·-•-·---••----·•-••-••---·-••••••••--•-••m,,.•-.-.•a.•----·•··-- Finished floor elevation -------------! Maximum loads Maximum allowable settlement Finished floor elevation is approximately 385 feet. Interior Column Load -120 kips Exterior Column Load -100 kips Continuous Load-Bearing Wall Loads -3.5 kif Maximum Uniform Floor Slab Load -150 psi 1-inch total Y,-inch differential Responsive c Resourceful c Reliable 1 Geotechnical Engineering ... eport Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 ITEM· ::--. ,. . ., ,;,.,. Asphalt Pavement ·.: DESCRIPTION Parking and customer travel lanes 20 year design life 60,000 ESAL maximum load (ESAL = 18,000 pounds) Concrete pavement for some traffic lanes 2.2 Site Location and Description . ITEM.·· Location Existing Improvements Current ground cover Existing topography . DESCRIPTION Northwest comer of SE Carr Road and Benson Drive South in Renton, Washington 2.89 acre site with 30,202 square foot 1 story strip mall and approximately 600 square foot espresso stand. -------·--------··------- Asphalt paving and landscaping areas. Relatively level, sloping gently down from east to west. 3.0 SUBSURFACE CONDITIONS 3.1 Published Geologic Conditions The USGS Geologic Map of the Renton Quadrangle, King County, Washington (GQ-405), indicates the entire project site is underlain by glacially consolidated Vashon ground moraine deposits (Qgt), mainly lodgment till. The soils are descr.ibed as a compact, unsorted mixture of sand, silt, clay and gravel and are commonly referred to as hardpan. The lodgment till is nearly impermeable and relatively difficult to excavate, but relatively stable in cut slopes. 3.2 Soil Conditions In general, the existing asphalt covering much of the site varied in thickness from approximately 3 to 3Y. inches at the exploration locations. Crushed rock base course below the asphalt varied from approximately 1 Y. to 3 inches thick. A layer of geotextile fabric was observed between the asphalt and crushed rock in each exploration. Based on the results of the borings, subsurface conditions on the project site were consistent with the published geologic conditions and can be generalized as follows: Responsive c Resourceful c Reliable 2 ) Geotechnical Engineering l'(eport Proposed Retail o Renton, Washington • January 8, 2013 o Terracon Project No. 81125094 Description Approximate Depth to Material Encountered Bottom of Stratum Stratum 1 4Y, to 6Y, inches Asphalt and Crushed Rock Base Course Brown silty sand with trace Stratum 2 3 to 1 OY:. feet fine gravel (Weathered Glacial Till) Underlying Stratum 2 to Gray silty sand with trace Stratum 3 fine gravel (Unweathered full depth of explorations Glacial Till) Consistency/Density ' N/A Medium Dense to Dense Very Dense Laboratory tests were conducted on selected soil samples and the test results are presented in Appendix B. Laboratory test results indicate that the native soils have fines content (that portion passing the #200 sieve) between 37% and 52%. During periods of wet weather, soils with a high proportion of fines will quickly become soft, unstable and unsuitable for use as fill. Specific conditions encountered at each boring location are indicated on the individual boring logs. Stratification boundaries on the boring logs represent the approximate location of changes in soil types; in-situ, the transition between materials may be gradual. Details for each of the borings can be found on the boring logs included in Appendix A of this report. 3.3 Groundwater The boreholes were observed while drilling and after completion for the presence and level of groundwater. Groundwater was not observed in the borings while drilling, or for the short duration that the borings were allowed to remain open. Groundwater level fluctuations occur due to seasonal variations in the amount of rainfall, runoff and other factors not evident at the time the borings were performed. Although not observed while drilling, it is not uncommon for a seasonal shallow perched groundwater condition to develop above the unweathered glacial till due to its density and relatively low permeability. Therefore, groundwater levels during construction or at other times in the life of the structure may be higher or lower than the levels indicated on the boring logs. The possibility of groundwater level fluctuations should be considered when developing the design and construction plans for the project. Responsive o Resourceful o Reliable 3 Geotechnical Engineerin11 rteport Proposed Retail o Renton, Washington January 8, 2013 o Terracon Project No. 81125094 4.0 RECOMMENDATIONS FOR DESIGN AND CONSTRUCTION 4.1 Geotechnical Considerations Borings for the proposed single-story commercial building encountered brown, weathered glacial till underlain by gray, unweathered glacial till. The site appears suitable for the proposed construction supported by conventional shallow spread footings. Geotechnical engineering recommendations for foundation systems and other earth connected phases of the project are outlined below. The recommendations contained in this report are based upon the results of data presented herein, engineering analyses, and our current understanding of the proposed project. According to a review of historical archive records, a previous on-site residence was heated by an oil burning unit and may have utilized an Underground Storage Tank (UST) as a heating oil storage device. During Terracon's environmental Limited Site Investigation (LSI), a ground penetrating radar (GPR) study was conducted to identify the location of the potential UST. No anomalies were identified during the course of the GPR study; therefore, it is assumed that USTs were either not used by the historical residence, or the USTs were removed prior to site redevelopment. If a UST is encountered during construction, the tank should be removed and replaced with structural fill in accordance with the recommendations in this report. If a UST was previously removed and backfilled during prior site redevelopment, the existing fill should be removed and replaced with structural fill. More information concerning the potential UST and GPR study can be found in Terracon's Limited Site Investigation report, project number 81127051. 4.2 Earthwork The following presents recommendations for site preparation, excavation, subgrade preparation and placement of engineered fills on the project. The recommendations presented for design and construction of earth supported elements including foundations, slabs and pavements are contingent upon following the recommendations outlined in this section. Earthwork on the project should be observed and evaluated by Terracon. The evaluation of earthwork should include observation and testing of engineered fill, subgrade preparation, foundation bearing soils, and other geotechnical conditions exposed during the construction of the project. 4.2. 1 Site Preparation We anticipate construction will be initiated by removal of existing asphalt surfacing. Removed asphalt should be transported off site. Existing asphalt thicknesses measured between 3 and 3 Y, inches at our boring locations, but could vary across the site. Responsive c Resourceful c Reliable 4 Geotechnical Engineering R!rt Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 The silty sand soils encountered in the borings will be sensitive to disturbance from construction activity and increased moisture. If precipitation occurs prior to or during construction, the near- surface silty sand soils could increase in moisture content and become more susceptible to disturbance. Construction activity should be monitored, and should be curtailed if the construction activity is causing subgrade disturbance. A Terracon representative can help with monitoring and developing recommendations to aid in limiting subgrade disturbance. After asphalt removal, proofrolling should be performed with heavy rubber tire construction equipment such as a loaded scraper or fully loaded tandem-axle dump truck. A geotechnical engineer or his representative should observe proofrolling to aid in locating unstable subgrade materials. Proofrolling should be performed after a suitable period of dry weather to avoid degrading an otherwise acceptable subgrade and to reduce the amount of remedial work required. Unstable materials located should be stabilized as directed by the engineer based on conditions observed during construction. Replacement and densification in place are typical remediation methods. 4.2.2 Materials Types The suitability of soils used for structural fill depends primarily on their grain-size distribution and moisture content when they are placed. As the fines content (that soil fraction passing the U.S. No. 200 Sieve) increases, soils become more sensitive to small changes in moisture content. Soils containing more than about 5 percent fines (by weight) cannot be consistently compacted to a firm, unyielding condition when the moisture content is more than 2 percentage points above or below optimum. Optimum moisture content is the moisture at which the maximum dry density for the material is achieved in the laboratory following ASTM procedures. Because only minor cuts are planned for the site after surface stripping, we expect that only small quantities of on-site native soils will be generated during earthwork activities. Most or all of these native soils will likely consist of silty sand, which is moderately to highly moisture- sensitive and poorly suited for use as structural fill during wet weather conditions. If earthwork construction occurs during wet weather, the excavated soils will likely need to be hauled off site for disposal. The project specifications should include provisions for using imported, clean, granular fill. As a general structural fill material, we recommend using a well-graded sand and gravel such as "Ballast" or "Gravel Borrow" per WSDOT: 9-03.9(1) and 9-03.14, respectively. For combined structural fill and drainage purposes, a relatively clean and uniform angular material such as "Crushed Surfacing Base Course" per WSDOT: 9-03.9(3) is preferable. Engineered fill should consist of approved materials, free of organic material, debris and particles larger than about 4 inches. Responsive o Resourceful o Reliable 5 Geotechnical Engineering "eport Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 4.2.3 Compaction Requirements Structural fill materials should be placed in horizontal lifts not exceeding about 8 inches in loose thickness. We recommend that each lift then be thoroughly compacted with a mechanical compactor to a uniform density of at least 95 percent, based on the modified Proctor test (ASTM D 1557). Where light compaction equipment is used, as is typical within a few feet of retaining walls and in utility trenches, the lift thickness may need to be reduced to achieve the desired degree of compaction. Soils removed which will be used as engineered fill should be protected to aid in preventing an increase in moisture content due to rain and other factors. Moisture contents at the time of compaction should be within 2 percent of the optimum moisture content. 4.2.4 Grading and Drainage Adequate positive drainage should be provided during construction and maintained throughout the life of the development to prevent an increase in moisture content of the foundation, pavement and backfill materials. Surface water drainage should be controlled to prevent undermining of fill slopes and structures during and after construction. Gutters and downspouts that drain water a minimum of 10 feet beyond the footprint of the proposed structures are recommended. This can be accomplished through the use of splash- blocks, downspout extensions, and flexible pipes that are designed to attach to the end of the downspout. Flexible pipe should only be used if it is daylighted in such a manner that it gravity- drains collected water. Splash-blocks should also be considered below hose bibs and water spigots. It is recommended that all exposed earth slopes be seeded to provide protection against erosion as soon as possible after completion. Seeded slopes should be protected until the vegetation is established. Sprinkler systems should not be installed behind or in front of walls without the approval of the civil engineer and wall designer. 4.2.5 Construction Considerations It is anticipated that excavations for the proposed construction can be accomplished with conventional earthmoving equipment. Upon completion of filling and grading, care should be taken to maintain the subgrade moisture content prior to construction of floor slabs and pavements. Construction traffic over the completed subgrade should be avoided to the extent practical. The site should also be graded to prevent ponding of surface water on the prepared subgrades or in excavations. If the subgrade should become frozen, desiccated, saturated, or disturbed, the affected material should be removed or these materials should be scarified, moisture conditioned, and recompacted prior to floor slab and pavement construction and observed by Terracon. Surface water should not be allowed to pond on the site and soak into the soil during construction. Construction staging should provide drainage of surface water and precipitation Responsive c Resourceful c Reliable 6 r') Geotechnlcal Engineering Report Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 • away from the building and pavement areas. Any water that collects over or adjacent to construction areas should be promptly removed, along with any softened or disturbed soils. Surface water control in the form of sloping surfaces, drainage ditches and trenches, and sump pits and pumps will be important to avoid ponding and associated delays due to precipitation and seepage. Groundwater was not encountered in any of the borings during our exploration. Based on our understanding of the proposed development, we do not expect groundwater to affect construction. If groundwater is encountered during construction, some form of temporary dewatering may be required. Conventional dewatering methods, such as pumping from sumps, should likely be adequate for temporary removal of any groundwater encountered during excavation at the site. All excavations should be sloped or braced as required by OSHA regulations to provide stability and safe working conditions. Temporary excavations will probably be required during grading operations. The grading contractor, by his contract, is usually responsible for designing and constructing stable, temporary excavations and should shore, slope or bench the sides of the excavations as required to maintain stability of both the excavation sides and bottom. All excavations should comply with applicable local, state and federal safety regulations, including the current Occupational Health and Safety Administration (OSHA) Excavation and Trench Safety Standards. Construction site safety is the sole responsibility of the contractor who controls the means, methods and sequencing of construction operations. Under no circumstances shall the information provided herein be interpreted to mean that Terracon is assuming any responsibility for construction site safety or the contractor's activities; such responsibility shall neither be implied or inferred. Our investigation did not include an analysis of slope stability for any temporary or permanent condition. However, in the Puget Sound region up to 15 to 20-foot tall slopes are regularly built at inclinations of up to 2(H):1(V) and perform satisfactory if properly constructed. Shallow sloughing at the surface can occur when slopes are not properly constructed and/or exposed to inclement weather prior to placement of vegetative cover. Therefore, we recommend that fill slopes be over filled and cut back to develop an adequately compacted slope face rather than tracking in the slope face for compaction. In addition, for erosion protection, a protective vegetative cover should be established on permanent slopes as soon as possible. If steeper slopes are required for site development, stability analyses should be completed to design the grading plan. Responsive a Resourceful a Reliable 7 Geotechnical Engineering ... eport Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 4.3 Foundations In our opinion. the proposed building can be supported by a shallow, spread footing foundation system bearing on native soils or engineered fill above native soils. Design recommendations for shallow foundations for the proposed structure are presented in the following paragraphs. 4.3.1 Design Recommendations I' ':,: . , ,, : . ' DESCRIPTION· . ,·.. ii ,. '.i, .: :/ Column • • i i 0: i ;; . '.\'' :'' i·'·:'i\ ,r: ,,'·;., '·'., ,•: ''': ••. : > . '' ;! ' ' >, :1 . ,, .Wall '" :., ' Net allowable bearing pressure 1 3,000 psi 3,000 psf Minimum dimensions 24inches 16inches Minimum embedment below finished grade for 18inches 18inches frost protection 2 Approximate total settlement 3 <1 inch <1 inch Estimated differential settlement 3 <Y, inch between <Y, inch over 40 feet columns Ultimate coefficient of sliding friction 0.45 1. The recommended net allowable bearing pressure is the pressure in excess of the minimum surrounding overburden pressure at the footing base elevation. Assumes any unsuitable fill or soft soils, if encountered, will be removed and replaced with engineered fill. 2. And to reduce the effects of seasonal moisture variations in the subgrade soils. For perimeter footing and footings beneath unheated areas. 3. The foundation settlement will depend upon the variations within the subsurface soil profile, the structural loading conditions, the embedment depth of the footings, the thickness of compacted fill, and the quality of the earthwork operations. : ' The allowable foundation bearing pressures apply to dead loads plus design live load conditions. The design bearing pressure may be increased by one-third when considering total loads that include wind or seismic conditions. The weight of the foundation concrete below grade may be neglected in dead load computations. Interior footings should bear a minimum of 12 inches below finished grade. Finished grade is the lowest adjacent grade for perimeter footings and floor level for interior footings. Footings, foundations, and masonry walls should be reinforced as necessary to reduce the potential for distress caused by differential foundation movement. The use of joints at openings or other discontinuities in masonry walls is recommended. Foundation excavations should be observed by the geotechnical engfneer. If the soil conditions encountered differ from those presented in this report, supplemental recommendations will be required. Responsive a Resourceful a Reliable 8 r'\ Geotechnical Engineering Report Proposed Retail o Renton, Washington January 8, 2013 o Terracon Project No. 81125094 • We recommend that the building be encircled with a perimeter foundation drain to collect exterior seepage water. This drain should consist of a 4-inch-diameter perforated pipe within an envelope of pea gravel or washed rock, extending at least 6 inches on all sides of the pipe. The gravel envelope should be wrapped with filter fabric (such as Mirafi 140N) to reduce the migration of fines from the surrounding soils. Ideally, the drain invert would be installed no more than 8 inches above or below the base of the perimeter footings. 4.3.2 Construction Considerations If unsuitable bearing soils are encountered in footing excavations, the excavations should be extended deeper to suitable soils and the footings could bear directly on these soils at the lower level or on lean concrete backfill placed in the excavations. The footings could also bear on properly compacted backfill extending down to the suitable soils. Overexcavation for compacted backfill placement below footings should extend laterally beyond all edges of the footings at least 8 inches per foot of overexcavation depth below footing base elevation. The overexcavation should then be backfilled up to the footing base elevation with well graded granular material placed in lifts of 8 inches or less in loose thickness and compacted to at least 95 percent of the material's maximum modified Proctor dry density (ASTM D-1557). The overexcavation and backfill procedure is described in the figure below. Deslg11 Footing Lev81 LEAN Recommended • CONCRETE Excnvotioo Level .P..----1 · : =;w~111=-11 c=;c,- Lean Concrete Backfill Design Footing Level R«ommencsoo . ,, 2130 -W L.,.__ 2/JD ·COMPACTED STRUCTURAL D FILL 1 l:c'f I ·=IJ 1"-1' .'.:::IIF"''1 ····ir· 11:·;· !.!, ExcavetlOfl Level 0-"-==,,.,,t....--=--' 'l-ilEi1r___::_,1,-:1 1 • . ':JT1:-·,,;L1c;-c, OvereJtcavation / Backfill NOTE: Exeavations In sketches ahown vertical for convenience. Excavations 1hould be sloped as necessary for safety. Responsive a Resourceful a Reliable 9 Geotechnical Engineerin 11 Report Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 4.4 Seismic Considerations Values provided below are based upon data from the 2002 USGS National Seismic Hazard Mapping Project. The table summarizes our recommended seismic design criteria. . .. · •' DESCRIPTION . ' .. 'VALUE C1 -Site Class C applies to an average soil profile within the top 100 feet consisting predominantly of very dense 2009 International Building Code Site soils. These soils are characterized by Standard · Classification (IBC) Penetration Test blowcounts of greater than 50, a shear wave velocity of between 1,200 and 2,500 feet per - second, and an undrained shear strength of greater than 2,000 pounds per square foot. Site Latitude 47.4456' N -· Site Longitude 122.1975' W --~- S, Spectral Acceleration for a Short Period for 1.382g Site Class B S1 Spectral Acceleration for a 1-Second Period 0.472g for Site Class B F. Site Coefficient for a Short Period 1.00 F, Site Coefficient for a 1-Second Period 1.328 1 Note: The 2009 International Building Code (lBC) indicates that the seismic site classification ls based on the average soil and bedrock properties in the top 100 feet. The current scope does not include a 100-foot soil profile determination. This seismic site class definition considers that soils encountered at depth in our boring continue below the termination depth. Additional exploration to deeper depths would be required to confirm the conditions below the current depth of exploration. ' ! As part of our services, we evaluated the risk of liquefaction at this site. Based on our understanding of groundwater and geology at the site, it is our opinion that the risk of liquefaction at the site is low. The potential for seismic related settlement is also considered low. Based on our analyses, foundation bearing capacity failure is considered unlikely, and settlement of greater than 1 inch is considered unlikely during a design-level earthquake provided the soils in the building pad are prepared as recommended in this report. It is our opinion that no additional engineering geology investigations or geologic hazard evaluations are necessary relative to seismic hazards for this project. We reviewed the USGS Earthquake Hazards Program Quaternary Faults and Folds Database available online (http://earthquake.usqs.gov/regional/qfaults/usmap.php). The nearest fault to the project site is the Seattle fault zone approximately five miles north/northwest of the project site. According to this source, the fault age is in the less than 15,000 years category, has been mapped with west striking features, and is in the slip rate category of between 0.2 and 1.0 mm/year. Based on the information described above, we estimate that the risk associated with surface rupture at the site is low. Responsive a Resourceful a Reliable 10 0 Geotechnlcal Engineering Report Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 4.5 Floor Slab 4.5.1 Design Recommendations DESCRIPTION VALUE Interior floor system Slab-on-grade concrete. Floor slab support Minimum 12 inches of approved imported soils placed and compacted in accordance with Earthwork section of this report. ----------·"·"--·-------·" '----------------·--·"·"·------------------·--- Subbase 4-inch compacted layer of free draining, granular subbase material. 1. Floor slabs should be structurally independent of any building footings or walls to reduce the possibility of floor slab cracking caused by differential movements between the slab and foundation. Narrower, turned-down slab-on-grade foundations may be utilized at the approval of the structural engineer. The slabs should be appropriately reinforced to support the proposed loads. 2. We recommend subgrades be maintained at the proper moisture condition until floor slabs and pavements are constructed. If the subgrade should become desiccated prior to construction of floor slabs and pavements, the affected material should be removed or the materials scarified, moistened, and recompacted. Upon completion of grading operations in the building areas, care should be taken to maintain the recommended subgrade moisture content and density prior to construction of the building floor slabs. 3. The floor slab design should include a capillary break, comprised of free-draining, compacted, granular material, at least 4 inches thick. A subgrade prepared and tested as recommended in this report should provide adequate support for lightly loaded floor slabs. Where appropriate, saw-cut control joints should be placed in the slab to help control the location and extent of cracking. For additional recommendations refer to the ACI Design Manual. Joints or any cracks in pavement areas that develop should be sealed with a water- proof, non-extruding compressible compound specifically recommended for heavy duty concrete pavement and wet environments. The use of a vapor retarder or barrier should be considered beneath concrete slabs on grade that will be covered with wood, tile, carpet or other moisture sensitive or impervious coverings, or when the slab will support equipment sensitive to moisture. When conditions warrant the use of a vapor retarder, the slab designer and slab contractor should refer to ACI 302 and ACI 360 for procedures and cautions regarding the use and placement of a vapor retarder/barrier. 4.5.2 Construction Considerations On most project sites, the site grading is generally accomplished early in the construction phase. However as construction proceeds, the subgrade may be disturbed due to utility excavations, Responsive c Resourceful c Reliable 11 Geotechnical Engineerin 11 Report Proposed Retail o Renton, Washington January 8, 2013 o Terracon Project No. 81125094 construction traffic, desiccation, rainfall, etc. As a result, the floor slab subgrade may not be suitable for placement of base rock and concrete and corrective action may be required. We recommend the area underlying the floor slab be rough graded and then thoroughly proofrolled with a loaded tandem axle dump truck prior to final grading and placement of base rock. Particular attention should be paid to high traffic areas that were rutted and disturbed earlier and to areas where backfilled trenches are located. Areas where unsuitable conditions are located should be repaired by removing and replacing the affected material with properly compacted fill. All floor slab subgrade areas should be moisture conditioned and properly compacted to the recommendations in this report immediately prior to placement of the base rock and concrete. 4.6 Lateral Earth Pressures 4.6.1 Design Recommendations The lateral earth pressure recommendations herein are applicable to the design of rigid retaining walls subject to slight rotation, such as cantilever, or gravity type concrete walls. These recommendations are not applicable to the design of modular block -geogrid reinforced backfill walls. Recommendations covering these types of wall systems are beyond the scope of services for this assignment. However, we would be pleased to develop recommendations for the design of such wall systems upon request. Reinforced concrete walls with unbalanced backfill levels on opposite sides should be designed for earth pressures at least equal to those indicated in the following table. Earth pressures will be influenced by structural design of the walls, conditions of wall restraint, methods of construction and/or compaction and the strength of the materials being restrained. Two wall restraint conditions are shown. Active earth pressure is commonly used for design of free standing cantilever retaining walls and assumes wall movement. The "at rest" condition assumes no wall movement. The recommended design lateral earth pressures do not include a factor of safety and do not provide for possible hydrostatic pressure on the walls. Responsive a Resourceful a Reliable 12 r ' Geotechnical Engineering Report Proposed Retail o Renton, Washington January 8, 2013 o Terracon Project No. 81125094 S = Surcharge For active pressure movement ~ r(0.002 H to 0.004 H) 1-. --J I For at-rest pressure· =,,=I ====~='====i===.!.:=s.===~--· No Movement Assumed Horizontal Finished Grade EARTH PRESSURE CONDITIONS Active (Ka) At-Rest (Ko) ---·-·--·--·-·-- Passive (Kp) ----·--•. ·----· H Horizontal Finished Grade ____ __, -·--·?•'"'''"'"';,= k--p, Pl4 p,-+i ··~--Retaining Wall EARTH PRESSURE COEFFICIENTS EQUIVALENT SURCHARGE COEFFICIENT FOR FLUID PRESSURE, p1 BACKFILL TYPE DENSITY (pct) (psf) Granular -0.28 35 (0.28)$ Granular -0.44 55 (0.44)$ ----------·---·-···--·---·---·-·---·--·----·--·---·--------·----·---------·-----·· Granular -3.5 450 ... EARTH PRESSURE, p, (psf) (35)H (55)H ---·------·----·---- ... ,_,.,,_. _____ .. _ ................... _,, ___ L---···-·-····--··"""'-·-"-···-···"··-···-·-··-----··--·-·-----··-·-"-·-·-·-·--· ·-··--·------·-·--·-·---····-·-·---··--------·-·--·-·"-·· Applicable conditions to the above include: a Far active earth pressure, wall must rotate about base, with top lateral movements of about 0.002 H to 0.004 H, where H is wall height a For passive earth pressure to develop, wall must move horizontally to mobilize resistance a Uniform surcharge, where S is surcharge pressure a In-situ soil backfill weight a maximum of 125 pcf a Horizontal backfill, compacted to 95 percent of modified Proctor maximum dry density a Loading from heavy compaction equipment not included a No hydrostatic pressures acting on wall a No dynamic loading a No safety factor included in soil parameters a Ignore passive pressure in frost zone Responsive c Resourceful a Reliable 13 Geotechnical Engineering "eport Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 Backfill placed against structures should consist of granular soils. For the granular values to be valid, the granular backfill must extend out from the base of the wall at an angle of at least 45 and 60 degrees from vertical for the active and passive cases, respectively. To calculate the resistance to sliding, a value of 0.45 should be used as the ultimate coefficient of friction between the footing and the underlying soil. To aid in reducing the potential for hydrostatic pressure behind walls, we recommend a perimeter drain be installed at the foundation of the wall with a collection pipe leading to a reliable discharge. If adequate drainage is not possible, then combined hydrostatic and lateral earth pressures should be calculated for granular backfill using an equivalent fluid weighing 80 and 90 pcf for active and at-rest conditions, respectively. These pressures do not include the influence of surcharge, equipment or floor loading, which should be added where appropriate. Heavy equipment should not operate within a distance closer than the exposed height of retaining walls to prevent lateral pressures more than those provided. Waterproofing of the walls below the ground surface is also recommended to aid in preventing seepage of water into the structure during situations of heavy rains and or temporary high water table conditions above the unweathered glacial till surface that may not drain immediately. 4.7 Pavements 4.7.1 Subgrade Preparation On most project sites, the site grading is accomplished relatively early in the construction phase. Fills are placed and compacted in a uniform manner. However, as construction proceeds, excavations are made into these areas, rainfall and surface water saturates some areas, heavy traffic from concrete trucks and other construction vehicles disturbs the subgrade and many surface irregularities are filled in with loose soils to improve trafficability temporarily. As a result, the pavement subgrades, initially prepared early in the project, should be carefully evaluated as the time for pavement construction approaches. We recommend the moisture content and density of the top 12 inches of the subgrade be evaluated and the pavement subgrades be proofrolled within two days prior to commencement of actual paving operations. Areas not in compliance with the required ranges of moisture or density should be moisture conditioned and recompacted. Particular attention should be paid to high traffic areas that were rutted and disturbed earlier and to areas where backfilled trenches are located. Areas where unsuitable conditions are located should be repaired by removing and replacing the materials with properly compacted fills. If a significant precipitation event occurs after the evaluation or if the surface becomes disturbed, the subgrade should be reviewed by qualified personnel immediately prior to paving. The subgrade should be in its finished form at the time of the final review. Responsive c Resourceful c Reliable 14 Geotechnical Engineering Report Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 4.7.2 Design Considerations We anticipate that traffic loads will be produced primarily by automobile traffic and occasional delivery and trash removal trucks. The thickness of pavements subjected to heavy truck traffic should be determined using expected traffic volumes, vehicle types, and vehicle loads and should be in accordance with local, city or county ordinances. Pavement thickness were determined using AASHTO methods based on provided values of 60,000 maximum ESAL loading (ESAL = 18,000 pounds) for standard duty car and parking areas over a 20 year design life. For heavy duty truck traffic areas, we have assumed a traffic loading of 200,000 ESALs for use in our analysis. Provided thickness recommendations for pavements are assumed to be subjected to typical personal vehicle and occasional delivery and trash removal truck traffic loading. Pavement performance is affected by its surroundings. In addition to providing preventive maintenance, the civil engineer should consider the following recommendations in the design and layout of pavements: c Final grade adjacent to parking lots and drives should slope down from pavement edges at a minimum 2%; c The subgrade and the pavement surface should have a minimum Y. inch per foot slope to promote proper surface drainage; c Install pavement drainage surrounding areas anticipated for frequent wetting (e.g., landscaping areas, etc.); c Install joint sealant and seal cracks immediately; c Seal all landscaped areas in, or adjacent to pavements to reduce moisture migration to subgrade soils, and; c Place compacted, low permeability backfill against the exterior side of curb and gutter 4.7.3 Estimates of Minimum Pavement Thickness As a minimum, we recommend the following typical pavement section be considered for standard duty car only areas. Material Thickness (inches) WSDOT Std. Spec. Subgrade Upper 12 inches of existing 95% of Modified Proctor soil or engineered fill MMD, -2 to +3% OMC Crushed Aggregate Base 5 9-03.9(3) Base Course ---------·e•e•-"'"'"-•'•••-•••-••----------·---·--·--···-·-------·----.. -· """···----··---------·---------- Asphalt Surface Course 3 9-03.8(6) :Y. In. Total Pavement Section 8 Responsive a Resourceful a Reliable 15 Geotechnical Engineering .. t1port Proposed Retail a Renton, Washington January 8, 2013 • Terracon Project No. 81125094 As a minimum, we suggest the following typical pavement section be considered for heavy duty delivery truck traffic areas. '. Material ... Thickne_ss (Inches)· .. WSDOT Std. Spec. i Subgrade Upper 12 inches of existing 95% of Modified Proctor soil or engineered fill MMD, -2 to +3% OMC Crushed Aggregate Base 5 9-03.9(3) Base Course Asphalt Binder Course 2 9-03.8(2) Y,-inch HMA 9-03.8(6) Y, In. Aggregate Asphalt Surface Course 2 9-03.8(2) Y,-inch HMA 9-03.8(6) Y, In. Aggregate Total Pavement Section 9 The graded aggregate base should be compacted to a minimum of 95 percent of the material's modified Proctor {ASTM D-1557, Method C) maximum dry density. Where base course thickness exceeds 8 inches, the material should be placed and compacted in two or more lifts of equal thickness. The listed pavement component thicknesses should be used as a guide for pavement systems at the site for the traffic classifications stated herein. These recommendations assume a 20-year pavement design life. If pavement frequencies or loads will be different than that specified Terracon should be contacted and allowed to review these pavement sections. Asphalt concrete aggregates and base course materials should conform to the 2012 Washington State Department of Transportation (WSDOT) M 41-10 "Standard Specifications for Road, Bridge, and Municipal Construction". We recommend a portland cement concrete (PCC) pavement be utilized in entrance and exit sections, dumpster pads, loading dock areas, or other areas where extensive wheel maneuvering or repeated loading are expected. The dumpster pad should be large enough to support the wheels of the truck which will bear the load of the dumpster. We recommend a minimum of 6Y. inches of PCC underlain by 4 inches of crushed aggregate base. Although not required for structural support, the base course layer is recommended to help reduce potentials for slab curl, shrinkage cracking, and subgrade "pumping" through joints. Proper joint spacing will also be required to prevent excessive slab curling and shrinkage cracking. All joints should be sealed to prevent entry of foreign material and dowelled where necessary for load transfer. Portland cement concrete should be designed with proper air-entrainment and have a minimum compressive strength of 4,000 psi after 28 days of laboratory curing. Adequate reinforcement and number of longitudinal and transverse control joints should be placed in the rigid pavement Responsive o Resourceful o Reliable 16 '1 Geotechnical Engineering Report Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 • in accordance with ACI requirements. The joints should be sealed as soon as possible (in accordance with sealant manufacturer's instructions) to minimize infiltration of water into the soil. 4.7.4 Pavement Drainage Pavements should be sloped to provide rapid drainage of surface water. Water allowed to pond on or adjacent to the pavements could saturate the subgrade and contribute to premature pavement deterioration. In addition, the pavement subgrade should be graded to provide positive drainage within the granular base section. We recommend drainage be included at the bottom of the crushed aggregate base layer at the storm structures to aid in removing water that may enter this layer. Drainage could consist of small diameter weep holes excavated around the perimeter of the storm structures. The weep holes should be excavated at the elevation of the crushed aggregate base and soil interface. The excavation should be covered with crushed rock which is encompassed in Mirafi 140 NL or approve equivalent which will aid in reducing fines from entering the storm system. 4.7.5 Pavement Maintenance The pavement sections provided in this report represent minimum recommended thicknesses and, as such, periodic maintenance should be anticipated. Therefore preventive maintenance should be planned and provided for through an on-going pavement management program. Preventive maintenance activities are intended to slow the rate of pavement deterioration, and to preserve the pavement investment. Preventive maintenance consists of both localized maintenance (e.g., crack and joint sealing and patching) and global maintenance (e.g., surface sealing). Preventive maintenance is usually the first priority when implementing a planned pavement maintenance program and provides the highest return on investment for pavements. Prior to implementing any maintenance, additional engineering observation is recommended to determine the type and extent of preventive maintenance. Even with periodic maintenance, some movements and related cracking may still occur and repairs may be required. 5.0 GENERAL COIVIIVIENTS Terracon should be retained to review the final design plans and specifications so comments can be made regarding interpretation and implementation of our geotechnical recommendations in the design and specifications. Terracon also should be retained to provide observation and testing services during grading, excavation, foundation construction and other earth-related construction phases of the project. The analysis and recommendations presented in this report are based upon the data obtained from the borings performed at the indicated locations and from other information discussed in Responsive a Resourceful a Reliable 17 Geotechnical Engineerir,., Report Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 ' this report. This report does not reflect variations that may occur between borings, across the site, or due to the modifying effects of construction or weather. The nature and extent of such variations may not become evident until during or after construction. If variations appear, we should be immediately notified so that further evaluation and supplemental recommendations can be provided. The scope of services for this project does not include either specifically or by implication any environmental or biological (e.g., mold, fungi, bacteria) assessment of the site or identification or prevention of pollutants, hazardous materials or conditions. If the owner is concerned about the potential for such contamination or pollution, other studies should be undertaken. Site safety, excavation support, and dewatering requirements are the responsibility of others. In the event that changes in the nature, design, or location of the project as outlined in this report are planned, the conclusions and recommendations contained in this report shall not be considered valid unless Terracon reviews the changes and either verifies or modifies the conclusions of this report in writing. Responsive c Resourceful c Reliable 18 ... Eli) B-1 _..., RMS _., RMS Chll:bcl lty: RMS _., DAB N ----SCALE IN FEET BORING NUMBER AND APPROXIMATE LOCATION Basemap DWG file provided by URS and modified by TERRACON. _ ... 81125094 11rerracm SITE AND EXPLORATION PLAN EXHIBIT "'" Proposed Retail AS SHOWN Consulting Engineers and Scientists Renton, King County, Washington A-1 """ 211Kl5Mf1A-W.S11100 libdakaT111aee.WAIIIOQ Prepared for: The Velmeir Companies Odober 2012 PH. (•25) m-3304 FAX.(-425)771-35411 ' Geotechnical Engineering Report Proposed Retail a Renton, Washington January 8, 2013 a Terracon Project No. 81125094 Field Exploration Description The subsurface exploration consisted of drilling and sampling 9 borings at the site to depths ranging from about 10.5 to 16.5 feet below existing grade. The boring locations were laid out by Terracon personnel. Distances from these locations to the reference features indicated on the attached diagram are approximate and were estimated. Ground surface elevations indicated on the boring logs were obtained by Terracon personnel using a total station and reflector prism. These elevations were referenced to Washington State Department of Transportation (WSDOT) survey monument KC-F-9. The locations and elevations of the borings should be considered accurate only to the degree implied by the means and methods used to define them. The borings were drilled with a truck-mounted rotary drill rig using hollow stem augers to advance the boreholes. Representative soil samples were obtained by the split-barrel sampling procedure. In the split-barrel sampling procedure, the number of blows required to advance a standard 2-inch 0.0. split-barrel sampler the last 12 inches of the typical total 18-inch penetration by means of a 140-pound hammer with a free fall of 30 inches, is the standard penetration resistance value (N). These values are indicted on the borings logs at the depths of occurrence. This value is used to estimate the in-situ relative density of cohesionless soils and the consistency of cohesive soils. The sampling depths and penetration distance, plus the standard penetration resistance values, are shown on the boring logs. The samples were sealed and taken to the laboratory for testing and classification. A CME automatic SPT hammer was used to advance the split-barrel sampler in the borings performed on this site. A greater efficiency is typically achieved with the automatic hammer compared to the conventional safety hammer operated with a cathead and rope. Published correlations between the SPT values and soil properties are based on the lower efficiency cathead and rope method. This higher efficiency affects the standard penetration resistance blow count (N) value by increasing the penetration per hammer blow over what would obtained using the cathead and rope method. The effect of the automatic hammer's efficiency has been considered in the interpretation and analysis of the subsurface information for this report. Field logs of each boring were prepared by the engineer on site. These logs included visual classifications of the materials encountered during drilling as well as the engineer's interpretation of the subsurface conditions between samples. Final boring logs included with this report represent an interpretation of the field logs and include modifications based on laboratory observation and tests of the samples. The samples were classified in the laboratory based on visual observation, texture and plasticity. The descriptions of the soils indicated on the boring logs are in general accordance with the enclosed General Notes and the Unified Soil Classification System. Estimated group symbols according to the Unified Soil Classification System are given on the boring logs. A brief description of this classification system is attached to this report. Responsive a Resourceful a Reliable Exhibit A-2 BORING LOG NO. B-1 Paae 1 of 1 PROJECT: Proposed Retail CLIENT: The Velmeir Companies SITE: SE Carr Road & Benson Drive South Renton, Washington LOCATION See Emibil A-1 ul~ w 0: ATIERBERG '-' -ll! .. LIMITS 0 g a. §. lng? ~ ~ iilS ~ > ~ 0: ~ \.l ~~ => u: ~ ~« w 0: z i~ cc 0: ii: ~ w g 1l w I a. > ~ ~w a. 0 w"' ~ LL-PL-Pl w ~ u 0. Surface Elev.: 392 (Fl.) Q <" ~ 0: 0 '-' ;, "' ;Ji w ! <) 0. 0 0: DEP1H ELEVATION n:t.1 .4 3.5" Asphalt over filter fabric aver 1.5" Crushed Rock 391.5 .. ·.;F SILTY SAND (SM). trace gravel, gray-brown, medium dense, moist (Weathered Glacial Till) - ' . j . . ; -'f -.Ti t -.x 10-14-14 ; .'· B N=28 S-1 : '-J . - . ,1 50 387 5-SANDY SILT (ML), trace gravel, gray, hard, moist (Glacial Till) X 16 15-33-46 S-2 12 52 -N=79 - - - 10->:<. ..L 50/5" S-3 N=S0/5" - - - - 15.3 376.5 15--··· 50/3" S-4 3 Boring Tennlnated at 15.3 Feet N=50/3" Stratification lines are aW(l)dmate. In-situ, the transition may be gradual. HammerTwe: Automatic SPT Hammer Advancement Method: See Emibit A-2 for description o1 field procedures Notes: Hollow Stem Auger See Appendix B for description of laboratory procedures and addifonal data (If any). Abandonment Method: See Appendix C for e)q)lanatioo of s~bols and Borings backfilled with bentonite chips upon completion abbreviations. WATER LEVEL OBSERVATIONS 1 r~rnr@l(b(QJ[Fi) Boring Started: 10J3/2012 Boring Completed: 10/3/2012 Not Encountered llill Rig: B-61 Driller. Holocene 21905 64th Ave. W, Suite 100 Mountlake Terrace, Washington Project No.: 81125094 E>diiblt: A-3 "· BORING LOG NO. B-2 Paae 1 of 1 PROJECT: Proposed Retail CLIENT: The Velmelr Companies SITE: SE Carr Road & Benson Drive South Renton, Washington LOCATION ~"' -ffi ATTERBERG " See Ellhibit A-1 UJ ;;. LIMITS 0 ~~ ~ "' ti~ "' ~ ~ ~ ~ " .:-Sl ~~ C, ~ f-u: ,: le "'~ ~ w gal z i~ j ~ > w lb ~w a. 8 ~ii! ~ LL.PL.Pl " "-Surface 8ev.: 387 (Ft.) C i* " w ~ ~ 0 " "' "' <.) DEPlH ELEVATION /Ft.I .4 3.5" Asphalt over filter fabric over 1.5" Crushed Rock 386.! T SILTY SAND (SM), trace gravel, trace organics, brown, .·.:· medium dense, moist (Possible Fill) - :r. ... - ' -IX 5-10-13 .,. 9 N=23 S-1 14 ·. ::-: L..o 383 -SILIY SAND (SM). trace gravel, brown, medium dense, moist i .. (Weathered Glacial TIii) i 5-. il IX 5-10-12 •1' 9 S-2 . F· -N=22 ... - '•.o 379 .1'· SILIY SAND (SM), trace gravel, gray-brown, very dense, moist - T (Glacial lill) - .',. 10--·--·:: X 15-30-50/5" ..... 12 S-3 ·. J. -N=50/5" - \Boring Tennlnated at 11.4 Feet I Stratification lines are approldmate. In-situ, lhe transition may be gradual. HammerT~: Automatic SPT Hammer Adlrmcement Method: See Emibit A-2 for descriplion of field procedlRS -· Hollow Stem Auger See Appendix B for descriptioo of laboratory procedures and additional data (If any) Abandonment Method: See Appendix C for e)q'.)!anation of s)'llbols and . Borings backfilled with bentonlte chips upon completion abbrelliations. WATER LEVEL OBSERVATIONS 1 r~(j(j@)(s(g)[n] Boring Started: 10/3/2012 Boring Completed: 10/'J/2012 Not Encountered Dill Rig: B-61 Driller: Holocene 21905 64th Ave. W, Suite 100 Mountlake Terrace, Washington Project No.: 81125094 Elfllbit: A-4 BORING LOG NO. B-3 Paoe 1 of 1 PROJECT: Proposed Retail CLIENT: The Velmeir Companies SITE: SE Carr Road & Benson Drive South Renton, Washington LOCATION See Exhibit A,1 ul ~ w ~ ATTERBERG 8 ~ w # LIMITS Q. = m ~ :? >Q ~ inf'? :; ~;: i II '=-~~ ~ => = ~ ~ I!!~ z l!!ffi ~ X ~ 61 w gal ! ~ > w ~!;: Q. l!!w Q. 0 wW ~ LL-Pl-Pl w :; u Q. Surface Elev.: 387 (Ft.) 0 ;~ a:~ 0 • "' .,: w ~ u ~ V) ~ DEf'TH ELEVATION lft.\ V) .4 3.5" Asphalt over filter fabric over 1.5" Crushed Rock 3!16.5 J l' SILTY SAND (SM), trace gravel, brown, medium dense, moist '·!' t (Weathered Glacial lill) - , I: ., . . :1._ ,·I· ;:f - ,f -X 6-6-4 . I' 12 N=10 S-1 12 38 ··.'. ---.. J 4.5 382.5 (r SILD SAND (SM), trace gravel, gray, very dense, moist 5-(Glacial Till) = ._Q_ 50/4" S-2 .. N=50/4" -···r :: ·~ :: -. :1. f . ' -.. ::i-· ·.'".{· - i 10--, ,, .I; X 17-50/6" ·. l 6 S-3 8 • •r N=S0/6" - .. ,, ·, _.,.. - ' . . I ·':;:_:. - " .. :·r· ·J -. ,r· I 15-....... ·. 'i X 15 18-44-46 S-4 .. -N=90 . ·r:. 16.5 370.5 Boring Terminated at 16.5 Feet Stratification lines ara approximate. In-situ, the transition may be gradual. Hammer Twe: Automatic SPT Hammer Advancement Methcxl: See E>tiibit A-2 fOf desaiption of field procedl.r'89 Notes: Hollcm Stem Auger See Appendix B for description of laboratOI)' procedures and additional data (If any). Abandonment Methcxl: See Appendix C for e~anation of symbols and Borings backfilled with bentonite chips upon completion abbrEMations. WATER LEVEL OBSERVATIONS 1 w~(j(j@)~@[n] Boring Started: 1013/2012 Boring Completed: 10/3/2012 Nor Encountered Dlill Rig; B-61 Driller. Holocene 21905 64th Ave. W. Suite 100 t-liountlake Terrace, Washington Project No.: 81125094 Elihibit: A-5 BORING LOG NO. B-4 Paae 1 of 1 PROJECT: Proposed Retail CLIENT: The Velmeir Companies I SITE: SE Carr Road & Benson Drive South Renton, Washington LOCATION ~"' UJ -"' ATTERBERG 8 See ElltlibitA-1 w iii LIMITS -::; wZ 0.. :§. ti~ a, ! ~ !6 i;;g i:: > " "' ;:-r " I"~ ::, "' i': ~< ~ z l"Z I "'~ w :im ~ ~ w i~ 0.. ~~ 0.. wW ~ LL-PL-Pl ; Surface 8ev.: 387 (Ft.) w i u ~"' a. 0 C w ~ " ~o " " a. DEPlH ELEV A TION IFt.\ ·-.. 3.5~ Asphalt over filter fabric aver 1.5" Crushed Rock 386.5 I SILTY SAND {SM), trace gravel, gray-brown, medium dense, . '·t> moist (Weathered Glacial Till) - ' .;: I :·): - I I -IX 4-4-10 .. 9 S-1 15 ··.: N=14 I --·-·-· I ·, .··.:: .s.o 382 5-·, SILTY SAND (SM) trace gravel, gray, very dense, moist IX ! 0 16-50/5" S-2 (Glacial Till) N=50/5" I I - I .. -I ·f ·.J - I - I ,. 10-·T K/ 0.5 50/6" S-3 .. N=50/6" I ... · - I I -. . i· I .. - I ·.· r -·. 14.2 373 S-4 I Auger Refusal at 14.2 Feet ._Q_ 50/2" N=50/2" I " " 0 ~ w " ..i. z ~ 0 " 0 " ~- c,' ~! Stratification lines are approximate. In-situ, the transrnon may be gradual. ful Hammer Type: Automatic SPT Hammer "' Advancement Melhod: See E:ohibit A-2 fa descriptioo of field procedl.reS Notes: ~ Hollow Stem Auger a ~ See Appendix B for description of laboratory procedures and additional data (if any). ~ See Appendix C for explanatioo of symbols and 0 Abandonment Method: z Borings backfilled with bentonite chips upon c.ompletion abl:>n,,.;ations. "' " g WATER LEVEL OBSERVATIONS " ir~rrrrw~@[n] Boring Started: 10/3/2012 Boring Completed: 10/312012 z Not Encountered ~ 0 Drill Rlg: a.61 Driller: Holocene m 00 21905 64th Ave. W, Suite 100 ~ Moun~ake Terrace, Washington Prqect No.: 01125094 8diibit: A-6 ~ BORING LOG NO. B-5 Paae 1 of 1 PROJECT: Proposed Retail CLIENT: The Velmeir Companies SITE: SE Carr Road & Benson Drive South Renton, Washington LOCATION ~"' w "' ATTERBERG 8 See Eldlibit A-1 -w ;,: LIMITS :? wZ a. §. t; f!! "' $ ~ >Q i': " "';:-1,1 "' ~~ > ~~ ::, C " ~ "' z ~z u: :c "'> w 9 al " ~ a. ~ffi a. ~ w ~~ LL-PL-Pl ~ w'" ~ w " u u:"' a. Surface Bev.: 380 (Ft.) C <"' 0 • CJ ;: 1l ~ w " u a. ELEVATION lft.\ "' :Ji DEPTI-i .4 3.5" Asphalt aver filter fabric over 1.5" Crushed Rock 379.5 ·. Jl SILTY SAND (SM), trace gravel, mottled gray and brown, :·::·\.: medium dense, moist (Weathered Glacial TIii) - "l . . -<, '.; ,, .... , '. ':' X -1-3-11 I' 16 N=14 S-1 19 37 ·:Ii·' . . "• .. ; ' -. .t: \ f 5-.. X . < :· grades to gray-brown, wet 14 5-9-4 S-2 17 -N=13 l - 7.0 373 -"!• SILIY SAND {SM), trace gravel, gray, very dense, moist ··-.1.: (Glacial Till) ·! -. ' . ·.,. ·, -r ' ' •.r 10- 10.5 369.5 x 3 5016" S-3 Boring Tenninated at 10.5 Feet N=5016" Stratification lines are approximate. In-situ, the lransilion may be gradual. Hammer Type: Automatic SPT Hammer Advancement Method: See Eldiibit A-2 for description of field procedLraS Notes: Hollow Stem Auger See Appendix B for description of laboratory procedures aod additional data Of any). Abandonment Method: See Awendlx C for e>cplanation of symbols and Borings backfilled Vvith bentonite chips upon completion abbre\.tations. WATER LEVEL OBSERVATIONS 1 r~rrrr~~@mi Boring Started: 10/3/2012 BOiing Completed: 10/3/2012 Not Encountered Drill Rig: B-61 Driller: Holocene 21905 64th Ave. W. Suite 100 Mountlake Terrace. Washington Project No.: 81125094 Embit: A-7 I BORING LOG NO. B-6 Paae 1 of 1 I PROJECT: Proposed Retail CLIENT: The Velmeir Companies I SITE: SE Carr Road & Benson Drive South I Renton, Washington LOCATION See Exhibit A· 1 Lil~ w 0: ATTERBERG 8 ~ w ;, LIMITS = ll. g ti I'! "' ~ ~ ... >Q ~ ~ " 0: ;:-ll ~~ I!!~ :, I: w 0: z ~~ :c 0: 6' w giii I ll. ~ > w ii a. l!!w ll. 8 w"' ~ ;: 0 LL.PL-Pl w " a. " Surface Elev.: 389 (Ft) 0 ~~ ;Ji w a: 0: " <) If. 0: ;\ DE-' ELEV A TlON /FU ' .5 3" Asphalt over filter fabric over 2.5" Crushed Rock 388.5 ' SILTY SAND (SM). trace gravel, brD'Nn with slight mottling, medium dense, moist (Weathered Glaclal Till) -·f . ' - I ·r. .1· -IX 5-5-7 '. 16 N=12 S-1 , . -• j '·1'. ' 5- l IX 14 3-8-17 S-2 ·.·.: -N=25 I - -·· r ··. :. :,· - •' ' 10-·,·1 .·1 .. 10.5 378.5 X SILTY SAND fSM), trace gravel, gray, very dense, moist 16 6-25-50/6" S-3 '· (Glacial "Till) -N=50/6" ·1: -···-··· " -.. ·I· ,. -.... ·' I .... -I ·,: 15-·-. ' i X 8 7-50/6" S-4 16.0 373 N=50/6" Soring Terminated at 16 Feet ~ 0: 0 a. w 0: ~ z a ~ 0 " 0 0: ~ 0 ~ Stratification lines am clW{»limate. ln-5itu, lhe transition may be gradual. HammerT~: Automatic SPT Hammer < a. w w M.alcement Method: See Emibit A-2 for description of field procedtres Notes, ~ Hollow Stem Auger 0 ~ See Appendix B for description of laboratory procedures and addrnonal data (If any). ~ See Appoodix C for e>q:Jlanation of s~bols and 0 Abandonment Method: z Borings backfilled with benlonite chips upon completion abbreviations. ~ " g WATER LEVEL OBSERVATIONS ~ 1 r@?(f(f@J(s(g)[ru Boring Started: 1013/2012 Boring Completed: 10/312012 % Not Encountered ~ 0 Drill Rig: B-61 Driller: Holocene m ~ 21905 64th Ave. W, $ui1o 100 MounUake Tenace. Washington Project No.: 81125094 Emibit: A-8 BORING LOG NO. B-7 Paae 1 of 1 PROJECT: Proposed Retail CLIENT: The Velmeir Companies SITE: SE Carr Road & Benson Drive South Renton, Washington LOCATION See Exhibit A-1 u:l~ w a: ATIERBERG " ~ w ',j LIMITS 0 :a-a. g l;;~ "' E ~ il;S i'.: " a:;:-Q '=-~ :, C le ~ <( ~ a: I!!~ z Wz ii: I a: 6: w :l al i~ • ~ > w a. l!!w a. 0 ~ LL·PL·PI • w ~ u w'" a. • Surface Elev.: 391 {Fl.) 0 ~ill u: a: 0 " w ! u a. 0 "' a: DEPTH ELEV A T10N /Ft.l 0.5 3.25" Asphalt over filter fabric over 3" Crushed Rock 390.5 SILTY SAND (SM), trace gravel, brONn, medium dense, moist . ,r, (Weathered Glacial lill) - '} ' I' - .I· ·I' -X 3-7-8 16 N=15 S-1 .·.1, -···-- 5- 5.5 385.5 X 10-24-50/3" SILU SAND (SM). trace gravel, gray-brown, very dense, moist 14 N=74/9" S-2 13 (Glacial Till) -- - -I· <{ - 10-. "{ . grades to gray X 45-50/3" .· 6 N=50/3" S-3 ./. - .,·. I ··,'(·: - T --y ·, -' ,, ·I ·, J 1~ )< 7 38-50/3" S-4 .. 15.8 375 N=50/3" Soring Tenninated at 15.8 Foot Stratification lines are approximate. In-situ, the transition may be gradual. Hammer Type: Automatic SPT Hammer Advancem6f11 Method: See E:odiibit A-2 foc description of field procedures Notes: Hollow Stem Auger See Appendix B for description of laboratory procedures and additional data (if any). Abandonment Methoo: See Appendix C for elq)lanation of symbols and Borings backfilled witt, bentonite chips upon completion abbre\.iations. WATER LEVEL OBSERVATIONS 1 r~rrrr~~(Q)[n) Boring Started: 10/3/2012 Boring Completed: 10/3/2012 Not Encountered Drill Rig: B-61 Driller: Holocene 21905 64th Ave. W, Strite 100 Mountlake Terrace, Washington Project No.: 81125094 Emibil: A-9 I BORING LOG NO. B-8 Paae 1 of 1 PROJECT: Proposed Retail CLIENT: The Velmeir Companies SITE: SE Carr Road & Benson Drive South Renton, Washington LOCATION ~"' w ffi ATTERBERG " See E>dilbit A· 1 ~ ;, LIMn5 0 ? wZ 0. g t; I!? "' J ~ ~Q ~ ~ " 0: ;:-sl < I!'~ :, :,: t 0: ~ ~ w 9 al z i!'Z • ~ > w ~~ l!'w 0. 8 e,ill ~ LL-PL.Pl ~ Sl.lrface Elev.: 389 (Ft.) w ~~ " 0. 8 • " Cl " w u. ~ 0. QC<>™ ELEVAll,...,.., 'Ft.\ <I) 0: .4 3" Asphalt over filter fabric CJl/er 2" Crushed Rock 388.5 ' SILJY SAND (SM). trace gravel, bravvn, dense, moist (Weathered Glacial Till) - ···/ -. ',• ,. I• i· 3.0 386 -x SANDY SILT (MU, trace gravel, brovvn, hard, moist (Glacial 14-20-30 18 N=50 12 Till) -----·- 5-rx 32-50/5" 9 N=50/5" 10 52 - -grades to gray/brown to gray - - 10-x 43-50/4" 10.8 378 10 N=50/4" Boring Tenninated at 10.8 Feet Stratification lines are appt»dmata. In-situ, the transition may be gradual. Hammer T~: Automatic SPT Hammer Advancement Methoo: Hollow Stem Auger Soo Eltlibit A-2 for description of field procedures Notes: See Appendix B for description of laboratory procedures and additional data (If any). Abandonment Methocl: See Appendix C for e)planation of s~bols and Borings backfilled with bentonite chips upon completion al:ltlfe<Aations. WATER LEVEL OBSERVATIONS l f@?[f[f@J(s@[n) Boring Started: 10/3/2012 Boring Completed: 1013/2012 Not Encountered Drill Rig: B-61 Driller: Holcx:ene 21905 64th Ave. W, Suite 100 Mountlake Terrace. Washington Project No.: a, 125094 Elitlibit: A-10 BORING LOG NO. B-9 PaQe 1 of 1 PROJECT: Proposed Retail CLIENT: The Velmeir Companies SITE: SE Carr Road & Benson Drive South Renton, Washington ~"' w 0: ATIERBERG " LOCATION See ExtiibitA-1 -w * LIMITS 0 wZ ll. §. Inf'.' "' m ~ ~ >2 j'.: ~ " 0: ;:-C 0 ~~ I!!~ :, ii: 'i' ~ 0: > w w 9 al z j!!z ! ~ > w ~~ ll. l!!ffi ll. LL-PL-Pl ~ w 8 WW ~ " ll. Surface 8ev.: 390 (Ft.) Q ~ill ~ 0: " 8 • " ;;i w ll. 0 "' ;;i DEPTH ELEVATION lfl.l " 3.25" Asphalt over filter fabric over 1" Crushed Rock ----""'" J , ... SILTY SAND {SM), trace gravel, brown, dense, moist ic (Weathered Glacial lill) -,. ' - :.: -X 11-13-24 18 N=37 S-1 - 5-,. grades to very dense X 13-26-32 , 6.0 384 18 N=58 S-2 16 - ' SILTY SAND (SM}, trace gravel, gray, very dense, moist (Glacial "Till) ..• ·.,. - , .. -,, - 10- . 10.5 379.5 X 6 50/6" S-3 Boring Terminated at 10.S Feet N=50/6" Stratification lines are approximate. In-situ, the transition may be gradual. Hammer Type: Automatic SPT Hammer Advancement Method: See Exhibit A-2 for description of field procedures Notes: Hollow Stem Auger See Appendix B for description of laboratory proceoores and additional data Of any). Abandonment Methcxl: See Awendlx C for e~lanation of s~bols and Borings backfilled with bentonile chips upon completion abbreviations. WATER LEVEL OBSERVATIONS 1 w~rrrr~(s(Q)[nl Boring Started: 10/3/2012 Boring Completed: 10/3/2012 Not Encountered Drill Rig: B-61 Driller. Holocene ~ 2190564th Ave. W, Suite 100 Mountlake Terrdce, Washington Project No.: 81125094 Eld'libit: A-11 Geotechnical Engineering r<eport Proposed Retail a Renton, Washington January, 2013 a Terracon Project No. 81125094 Laboratory Testing As part of the testing program, all samples were examined in the laboratory by experienced personnel and classified in accordance with the attached General Notes and the Unified Soil Classification System based on the texture and plasticity of the soils. The group symbol for the Unified Soil Classification System is shown in the appropriate column on the boring logs and a brief description of the classification system is included with this report in the Appendix. At that time, the field descriptions were confirmed or modified as necessary and an applicable laboratory testing program was formulated to determine engineering properties of the subsurface materials. Laboratory tests were conducted on selected soil samples and the test results are presented in this appendix. The laboratory test results were used for the geotechnical engineering analyses, and the development of foundation and earthwork recommendations. Laboratory tests were performed in general accordance with the applicable ASTM, local or other accepted standards. Selected soil samples obtained from the site were tested for the following engineering properties: IJ C Grain Size Distribution c California Bearing Ratio c Responsive c Resourceful c Reliable In-situ Water Content pH and Resistivity Exhibit B-1 M ~ § 'N ' -0 N 'z 18 ·~ ~ '~ !~ 1~ I! I ii' ,w ,~ -./. ,z ii '~ •o ~ ~ 0 I 'iJj • !!, C ~ ~ ~ ~ ~ ~ I~ lo ~ U.S. StEVE OPENING IN INCHES 6 4 3 2 1.5 1 34 100 I I 95 90 ,: 85 80 75 70 65 >-:,: Q 60 w ;:: >-55 a, a: w 50 z u: !z 45 w : ~ 40 : w a. 35 30 25 20 15 10 ,· 5 0 100 r-"\. GRAIN SIZE DISTRIBUTION ASTMD422 I U.S. SIEVE NUMBERS I 1/238 3 4 6 a10 141a 20 30 40 50 60 100140200 I I 11 I I ,__ ~ ~ ~ : I\ :'\ : " : i\ I\ : n '~ I\ I\ -~ ~ \ \ . ' \ 10 1 0.1 GRAIN SIZE IN MILLIMETERS • HYDROMETER 0.01 COBBLES I GRAVEL SAND I coarse fine coarse medium fine SILT OR CLAY Boring ID Depth uses Classification LL PL Pl 0 8-1 5.0 SANDY SILT (ML), trace gravel iZ1 B-3 2.5 SIL TY SAND (SM), trace gravel "' 8-5 2.5 SIL TY SAND (SM), trace gravel * B-8 5.0 SANDY SILT (ML), trace gravel Boring ID Depth D,oo D,o D,. D,, %Gravel %Sand %Silt 0 8-1 5.0 12.7 0.109 1.9 45.7 iZ1 8-3 2.5 12.7 0.19 2.5 59.0 "' 8-5 2.5 19 0.181 3.9 59.0 * 8-8 5.0 12.7 0.111 3.0 45.3 PROJECT: ProJX)Sed Retail 1 r~(j(j@)~(Q)[Fi] PROJECT NUMBER: 81125094 SITE SE Carr Road & Benson Drive South CLIENT: The Velmeir Companies Renton, Washington 21905 64th Ave. W, Suite 100 Mountlake Terrace, Washington EXHIBIT: B-2 0.001 Cc Cu %Clay 52.4 38.5 37.1 51.7 BEARING RATIO TEST REPORT ASTM D 1883-07 2000 CBR at 95% Max. Density= 41.4% for 0.20 in. Penetration 80 Is& blows! 25 blowsl m 60 ~ 1600 ;e-/ I !?- 0: 40 ------------- Ill /: (,J -/-' ' 'iii ' ' .E: ' 20 CII " 1200 V 110 blowsl C J!I 0 .. ·;; 123 126 129 132 135 138 &! Molded Density (pcf) C 0 "' I 0.5 ., 800 ~ .( -CII C 0.4 &! -0.3 "' /. !?- 400 ;ti .; ~ ............ 0.2 /IL.---·-............ /.;~"] 0.1 i::· 0 a 0 0 0.1 0.2 0.3 0.4 0.5 0 24 48 72 9 Penetration Depth (in.) Elapsed Time (hrs) Molded Soaked CBR ('!,) ___ Linearity Surcharge Max. Density Percent of Moisture Density Percent of Moisture 0.10 In. 0.20 In. Correction (lbs.) Swell (pcQ Max. Dens. (%) (pcQ Max. Dens. (%) (in.) (%) 1 O 123.9 92.4 7.5 123.9 92.4 10.3 18.2 17.7 0.000 10 0 2 6 130.5 97.3 7.5 130.5 97.3 8.4 42.5 56.2 0.000 10 0 3 D 134.0 99.9 7.5 134.0 99.9 7.8 31.9 62.2 0.000 10 0 Material Description Max. Optimum uses Dens. Moisture LL Pl (p.£.Q _ _ (!!) 134.1 7.4 Project No: 81125094 Test Description/Remarks: Project: Proposed Renton Retail Location: Composite #1 Sample Number: CBR Date: 10/3/2012 BEARING RATIO TEST REPORT Terracon Consultants. Inc. EXHIBIT B-3 Am Test Inc. 13600 NE 126TH PL Suite C Kirkland, WA 98034 (425) 885-1664 www.amtestlab.com LABORATORIES Terracon 21905 64th Ave W. Suite 100 Mountlake Terrace, WA 98043 Attention: Ryan Scheffler Project Name: Renton Retail Project #: 81125094 PO Number: 81125094 ANALYSIS REPORT All results reported on an as received basis. AMTEST Identification Number Client Identification Sampling Date Conventionals PARAMETER RESULT pH 6.1 Resistivity 18000 12-A015294 B-6 S-1 10103/12, 01 :00 UNITS Q unit ohms cm D.L. 1 100 METHOD SW-846 9045 ASTM G-57 Professional Analytical Services Date Received: 10/05/12 Date Reported: 10/22/12 ANALYST DATE JH 10/08/12 EB 10/11/12 President EXHIBIT B-4 • GENERAL NOTES • DESCRIPTION Of SYMBOLS AND ABBRE\/IATIONS rn ~ SL Water Initially Encountered (HP) Hand Penetrometer Auger Split Spoon ~ Water Level After a (T) Torvane Specified Period of Time • 00 ... .5L Water Level After <I) (b/f) Standard Penetration w a Specified Period of Tlme I-C> > <I) Test (blows per foot) z Shelby Tube Macro Core w w ::::; D ... Water levels indicated on the soil boring I-(PID) Photo-Ionization Detector Q. a a: logs are the levels measured in the Q ::;; w borehole at the times indicated. ... < w I-Groundwater level variations will occur ;;: (OVA) Organic Vapor Analyzer <I) ; Ring Sampler Rock Core over time. In low permeability soils, ~ 0 accurate determination of groundwater levels is not possible with short term water level observations. Grab Sample No Recovery DESCBll!IlllE SOlb Cl,ASSlflCAIION Soil classification is based on the Unified Soil Classification System. Coarse Grained Soils have more than 50% of their dry weight retained on a #200 sieve: their principal descriptors are: boulders, cobbles, gravel or sand. Fine Grained Soils have less than 50% of their dry weight retained on a #200 sieve; they are principally described as clays if they are plastic, and silts if they are slightly plastic or non-plastic. Major constituents may be added as modifiers and minor constituents may be added according to the relative proportions based on grain size. In addition to gradation, coarse-grained soils are defined on the basis of their in-place relative density and fine-grained soils on the basis of their consistency. bOCATION AND ELEl£AI10N NOIES Unless otherwise noted, Latitude and Longitude are approximately detenmined using a hand-held GPS device. The accuracy of such devices is variable. Surface elevation data annotated with +/-indicates that no actual topographical survey was conducted to confirm the surface elevation. Instead, the surface elevation was approximately determined from topographic maps of the area. RELATIVE DENSITY OF COARSE-GRAINED SOILS (More than 50% retained on No. 200 sieve.) Density determined by Standard Penetration Resistance Includes gravels, sands,and silts. CONSISTENCY OF FINE-GRAINED SOILS (50% or more passing the No. 200 sieve.) Consistency determined by laboratory shear strength testing, field visual-manual procedures or standard penetration resistance "' Descriptive Tenn Standard Penetration or Ring Sampler Descriptive Term Unconfined Compressive Standard Penetration or Ring Sampler :i D I ) N-Value Bl s/F C I ) S Q f N-Value a:: ( ens ty Blows/Ft. ow t. ( ons stency trength, u, ts Blows/Ft. Blows/Ft. ~ Very Loose O -3 0 -6 Very Soft less than 0.25 O -1 < 3 :J:l-----+--------1-----1------1--------1-------+-----l !; Loose 4 -9 7 -18 Soft 0.25 to 0.50 zl-----+-------1----1------1-------1------+----1 2-4 3-4 W Medium Dense 10-29 19-58 Medium-Stiff 0.50 to 1.00 4-8 5-9 l!:1-----+---------'-+-----1------1--------l-------+-----l <I) Dense 30-50 59-98 Very Dense > 50 ::;99 RELATIVE PROPORTIONS OF SAND ANP GRAVEL Descriptive Term(s) of other constituents Trace With Percent of PrvWelaht <15 15 -29 Stiff Very Stiff Hard 1.00 to 2.00 8 -15 10 -18 2.00 to 4.00 15-30 19-42 > 4.00 > 30 > 42 GBAJN SIZE TERMINOLOGY Malor Component of Samole Partlcle Size Over 12 in. (300 mm) 12 in. to 3 in. (300mm to 75mm) . Modifier > 30 Boulders Cobbles Gravel Sand Silt or Clay 3 in. to #4 sieve (75mm to 4.75 mm) #4 to #200 sieve (4. 75mm to 0.075mm Passing #200 sieve (0.075mm) RELATIVE PROPORTIONS OF FINES Descriptive Tenn(&) of other constituents Trace With Modifier Percent of Pry Weight <5 5 -12 > 12 :wm Non-plastic Low Medium High PLASTICITY DESCRIPTION Plasticity Index 0 1 -10 11 -30 > 30 Exhlbtt C-1 UNli-lED SOIL CLASSIFICATION SYSTEM Gravels: Clean Gravels: Cu 2:: 4 and 1 :s; Cc s; 3 E GW Well-graded gravel~ More than 50% of less than 5% fines c rc~a~o;1 >Cc> 3.E GP Poorly graded gravel f coarse fraction retained Gravels with Fines: Fines classify as ML or MH GM Silty gravel -.... ,n Coarse Grained Soils: on No. 4 sieve More than 12% fines c Fines classify as CL or CH GC Clayey gravel · '·" More than 50% retained on No. 200 sieve Sands: Clean Sands: Cu 2:: 6 and 1 :s; Cc s; 3 E SW Well-graded sand 1 Less than 5% fines° Cu < 6 and/or 1 >Cc> 3 E SP PoorlY gr3ded· safld.1 Fine-Grained Soils: 50% or more passes the No. 200 sieve 50% or more of coarse fraction passes No. 4 sieve Slits and Clays: Liquid limit less than 50 Silts and Clays: Sands with Fines: Fines classify as ML or MH SM Silty sand G,H,i More than 12% fines° Fines classify as CL or CH SC Clayey sand G,n,t Inorganic: · Pl > 7 and plots on or above "A" line J CL Lean clay K,L,M P-1 ·~ 4 or pl~ts b810~ ''A''.linEIJ · ML · SutKu~· .. · Organic: ········-·-·-······-·-·-····-............................ Li(1.UiCi""ffinff":·oven··ar1ecf" ·---------"···-···-·•"·"···--.......................... OrganiC clay i(L,M)I < 0.75 OL Liquid limit -not dried 1 Pl plots on or above ~A" line Inorganic: Pl plots below "A" line Organic silt"· .. .__ CH Fat clay K.L.M I I Liquid limit 50 or more ···············-··--·····--·+ --·-········-·················· 1 ·· . ----· Liquid limit -oven dried Organic: < 0.75 Liquid limit -not dried I MH Elastic Silt"· .,M Organic cl8y KL)J,:15 OH Organic silt K.L,M.a~--- Highly organic soils: Primarily organic matter, dark in color, and organic odor PT Peat A Based on the material passing the 3-inch (75-mm) sieve H If fines are organic, add "with organic fines" to group name. 0 If field sample contained cobbles or boulders, or both, add "with cobbles or boulders, or both" to group name. 1 If soil contains .::: 15% gravel, add "with gravel" to group name. J Jf Atterberg limits plot in shaded area, soil is a CL-ML, silty clay. c Gravels with 5 to 12% fines require dual symbols: GW-GM well-graded gravel with silt, GW-GC well-graded gravel with clay, GP-GM poorly graded gravel with silt, GP-GC poorly graded gravel with clay. K lf soil contains 15 to 29% plus No. 200, add "with sand" or "with gravel," whichever is predominant. L If soil contains;?: 30% plus No. 200 predominantly sand, add "sand( to group name. 0 Sands with 5 to 12% fines require dual symbols: SW-SM well-graded sand with silt, SW-SC well-graded sand with clay, SP-SM poorly graded sand with silt, SP-SC poorty graded sand with clay M If soil contains;?: 30% plus No. 200, predominantly gravel, add E Cu = Deo/D10 Cc= ' (D,,) D,o X Dao "gravellf to group name. N Pl ;?: 4 and plots on or above "A" line. 0 Pl< 4 or plots below "A" line. P Pl plots on or above "A" line. F If soil contains;;:: 15% sand, add "with sand" to group name. a Pl plots below "A" line. G If fines classify as CL-ML, use dual symbol GC-GM, or SC-SM. 6° For c11asslllc~;;;;-;;;ifln:g~--i--:;-· --r;,---/j! soils and fine-grained fraction I/ ,,, / I so -;:;;::s:A~~~~=solls l7z ,,$,~~' .{~~0 ! Horizontal at Pl=4 to LL=25 5. ,/ ·" / I 40 -then Pl=O 73 (LL-20) "' ' 0~'-!-c,L.-J---+---L---, I , ,~ I . Equation of "U· -ltne ,, ,, .. lo. o \ Vertical at LL= 16 to Pl= 7 /., V'... I 30 -then Pl=0.9 (~I L.·8 .,)/. ,/1,'-ov-t-/--_J,,"--j:--I 1,---I [/ ,,/ y 0 / I 20 ~I,,,,,,, ~--,.""-f-~--1--~l\ll-li-1~-, ()-li--t~--tl~--t-1 ~--j 1~ ---/ /I / I _l_l,I. L /, ., · • ••• / II/IL or OL ~I___ : : L_ __ L---·----~---' L---' 0 10 16 20 30 40 50 60 70 80 90 100 110 LIQUID LIMIT (LL) Exhibit C-2 i ' ml to fp gde Cll}I "' Renton . Planning Division :·::."..· .''·. / .:· ,:,-.,' .\:) . J . .· .. . , ., ..... ,,,,.., . ,, ... ,. . AN 1 0 ·'01·•· · . · , , , ,. r. ,., . ·.: · ··· · I, 4 • • • ,•,: ;~\• ,J-< •' jc; !•>•): •'.' •,,",,,•/'{ ,,' :,,(,•'. ~ ••'• ', •,~ • DAup, li-52 • ·. '.··• /i,}·.<'.i:iY;'/AfF~~~~'~ii,('\ ,.\426~9t9f .,i:;;':i:t,~ ., 1~gH;-~I1%;~J~ ·~~d if:~i~,i~!·J:i~1~~;i:~t;6~~f) : .. ·,·Y/:~i'' . To Harold C; Erioksen·andi~ildred A. Eriokoen,hvf ' .. fp oys and warsto ap the flg .1'.e'at.~)~tl~o~ ~:5 6, // \;::;-T{'.:-'•'1 Ptn c,1' theSEt of the SWt; o!'Sec 29,; tp23 N R 5 EwM daf~:,.Deg at the SE cor of ad Sti.bd; .ad oorner:· being the intersection of the center lines .of.Benso1t.·R<:l'.~·.and:I. o. carr Rd; th · s 86°ol• w alg the oenter ln:.'2.t\.I.~ G, Carr ~d, a distof 208 ::'t th N0°54'30 11 Ea d1stof(36J',.t.l f.t tothe Nly ln of od I. G, Carr Rd., and true pobf.tlf-S\86~01 1 W alg ad Nly ln a\ · d 1st of 163.17 ftto pt lll .a· curve:; th alg the arc· of a curve to the rt hav1np; a uniform rad1ura!'"'of 328,17 1 a dist of 379.79 i ftto pt of tangency; th N 27°40 1 30 11 W alg ad tangent, a dist : or 126 ,6lf rt; th s 79° 41, E a d 1st of: 546 .67 rt; th. s 0° 54' --< ii-] ~/1:)/ 30" w a d1otof 177:it.,69 rt. to true pob.. . . . ~,,,,,~ ' r Reservinri; an case for the purpose or installing vatf!r 1 l_,pipeo as neededfor the adJ pty on 1he N . ''\ \~\/ excepini:i; mineral rights. am:l reservations oov or read .Y for all minerals of any 3 nature vhatever, 1nolud1ng ooal, ' iron, natural gas and oil (refer deed reod 1n 'l:>l 1593 of' . dda pr; 1~50, recdo ofkow) ·· ,. · · · '•: JCAn ok Y.cept signs as Jame's Ho 'Allbright and Katherine M,Allbright J· >: · .· . · .·.;., .';;, .. ;,,: ·:,:/},~:. !;; .. '.." -··~, l Box .600 Rent.9n,)•.:\W:·' ··· · ''**RES** · ·· .. I i . I ,I ., I I I ' I ., i Portion of tho iouthooot 1/4 of tho Soutln,o.it 1/4 of Soctlon 29 1 row!,,hfp 2J North, !l<J!,90 5 lost, 11,N, I yl ng ,outh of VOCltod rood and northerly and OoOtorJy of l'KIW·roqd, louu portion eouth of llno ·• boglnnfng ot a· point 208 ·foot north of tho oouthoaat comer of· ,1ubdlv1Dlon1 thonCO S 86°01 1 woot. 208 footJ thonco N 79°41 1 wst t~ now County_ Rood, leu Stato Highway •. s'atd 1lAh1"'(Jf.••Y I, JHc:ilbed •• 11 rar"t'I (Ii l.tnd 1CWttt In width belnJ S fret on uch ald1"·11I • unter line de-,._ 1trlbed 11 folio••: . , ' · Cormionclng on tho north t lno of tho obovo doac:rlbod proparty at a point 414 foot fl'l)ro or 1011 -,a1t 'of tho contar llno of 1o8th Avenuo S. ll. (Donson Nlght,ay) oa n=imgrod along tho north I fna of told proporty1 thonce oxtondlng I 1 4)1 1411 wast 220 foot moro or lout thonco 001t o dlatonco of ZS foot moni or Ion to tho ond of sold eontor llno. I Clr11nlN ah.JI ha\lo Iha rtahl to NtnO'II any IN'H, 01 p•rt11 ol trel'• 01 other ,·~e-l11llon or nntu,.a obatNctlon11 within uld 10 too, p11c .. l and m·ay lnt'I, ~l'lld• and rr-~radf!' a11:d , IO lo,u r11rt"ll'I n11 m11)' "PP"' to 1rantn to be nHHHfY for:;.• "!OIIStNctJ011 1 op'•111t1011 end m•lnlnHc• ci II• und•r1round •ltetrtc 11yst1t1t1, ' Or11ntot 'to, him111U, hi• holra, ••ewto,;,, Mlmlnlallatot11, aucc"IIO,. 11nd aul..;• COYfllllnU thlt no 11tl'\lt'IUl'1t "'II bo •t!9todJ' pflDIIJJed t1tbtn Hid IO 'er;tetctJ, o, pelfflitl..S to ot~N'WIH ftlcroach thif1Up6ii, .S 1111 lo u1 •ny ••Y Int ... wit\ o, andHpt th VnfOGtrlct noti:ho of tllo ri&hl• and prtvll•c" herll'ln)ir•nt~, that no cUAf;n11, lunnolllns or olho, to .. of aonatN · Ntlvll , "111 bo do o or l.d.JIL...lut r111rctl "hldi will In any 11ann• 11 Of un pol1 on o • In .. 01 aqulpment IJior«in, or In •ny othrr ••Y temo,o, lhl'llalen or oth.nrtH nd11n11tt tho lotnal npport In and to 11dd IO foot rarct'l .u 1he ladl• IUn loc•ted th°"""• and no blHtlnK or tho dlachQl'UO of •ny nploah~• will ho pf'm,lttt'd wtlhln fHtf'tn (15) ffft of th cfflhtf 111'0 or aoJd pare.I, All conduit Of cab\o !aid ottdet ttda 1ta1t aholl be barled to Mich dtopth ·n. not to lnle1fcre 'with the ordinary !•nd1capln1 ol 1Dld land,proytdtd h:rtvfftr,lhcc no crNo, 1hNb1, or bu,hn 1hall h• rl•ntt"d upoi, nf'h parcel with• out nnt havh11 obtainod tha wrtlten ctpptvnl th1nrlo1 lfDIII cnnt ... 0111n1" sh.ti, at •11 llmH, han lh• Tl&ht or,,.. ln11"1'11o 10 i:nd earn.: f,om .. lu ·pn,pmy" for llll purpo11H here- In 111tndon~ ' ,. IN l'ITN£SS lffl!REOP' thli lnatrumfl\1 haa bnn HIIC\llld the y and?~" ft'!J,,.•~"" written, ."//",,. ,...I,, c;a ---~ ""-----~---.. -.. -.~,~=,-DJ------------.-.. -.. -.-"-,---- / ' s 6 ' 9 10 11 12 13 15 16 17 18 ~~-'--' ·.·.,_JJ;_J> .. · ~ ~ .. _.:..--~---····· LtASl; AND EASEMl::NT .cl. THIS INSTRUMENT, made this ...:z..t._ day o! September, 1967 1 by and between HUGH F. CARNEY and MARION CARNE~, his wife, herein- after called 11 Grantors", and Municipal Corporation of King County, Washington, hereinafter called WITNESS ETH: That said Grantors for and in consideration of the sum of One Hundred Twenty-Five Dollars ($12S.DO) per year, payable semi-annually in arrears, the first payment to be made on or and a Uke peyiroent to ·e 1114de on or before U/l/68 before the 1st day of May, 1968 , land like payments thereafter on ~14Y .._ml or before the lat day of/NovemberXIIJWllliJ"Xof each succeeding year for the term hereof do hereby grallt, sell, convey and lease unto the Grantee its successors or assigns• the right to install main~ tain and operate a booster pull'.p station, together with .a. permanent casement and a temporary construction easement for installation, construction and operation of sewers, with necessary appurtenances thereto over, through, aoross and upon the following described 20 real property situated i:n KinR County, State of WashinRton, more 21 " " 24 26 27 28 " 30 31 32 particularly described as follows: That portion of the SE 1/4 of the SW 1/~ of Section 29, Town-· ship 23 North, Range & East w,1-1,, irt King County, Wash- ington, deseribe1 as follows: Beginning at the South- east corner of said subdivision, saiC corner being the intersection of the centei~ lines of Benson t.oad and. I. G, Carr Roadj thence South 80°01' West along the centerline of r. G. Carr Road, a distance of 208 ft.; thence North 0054.1 30'' E1u;t, a distance of 30,~l ft. to the Northerly line of said r. G. Carr Road; thence South 86001 1 West along said Northerly line, a dista~ca of 163,17 ft, to a point of curve; thanes along the arc of a cur\•e to the right having a uniform radius of 328,17 ft., a distanca of 379,79 ft, to a point of tangel'lcyi the11c:.e North 270 40 1 30 11 West along said tangent a distance of 126,64 ft,i thence South 7901+1' East, ·a distance of 54.6,07 ft,; thence North asoo1 1 East 208 ft, to the Eas~ line of said aubdiviaio11; thence South Q05i+1 30" West 208 ft, to the point of beginning; EXCEPT Roads. Page. One HOLM, BEl\lUTBl\ 6i BMT '""'"'"''~-·~···"-"" u»,o><.'<'U1<11<noM ••••• l<CUMOl<I U O·••u -.. -.... ,. ·-' ;: • • 0 • ;'.:c· 5"' ~ filed 1vr Meainl 11 II~ d FIRST AMERICAN TITLE -· fOL:l:ltl !. !lt..,NC:iiARO nU>G. set.li\.f, WA 9612\ . ,. . TAX 1./Jl' 158 -EASfJ,1Effl /IGREEMEN!' ..,; . ;,'. . = for and in consideration of TEN AND 00/100 OOUARS ($10.00) in hand paid, the benefits derlved and to be derived t,y the Granter herein, and other good and valuable conslderotion, receipt whereof is hereby ackJ'lCM"ledged, Grantor, First Interstati, Bank of Washington, N.A., o national banking association, hereby conveys and warrants to Grantee, Maillet•Muir Associates a Washington general partnership, its successors and assigns, a rpetual, non-exclusive easerent under, over, throu h and across eel ereto t s refer , for the iJJtlrovenent, use"" rra ntenance of said property for ~s,~s, cir:odation arnr-Tandscaping In connection with -Grantee s adjacent ~y descri.ood 1n Exnibit B, attached hereto arla by this .reference incorp:>rated herein. TN \'1I'IHESS h'HEREOF this easerent is executed as of this 14th date of September, 1990. :~,,t~HI~N, Gt'.eve Brodniak, Vice President By:1.LL~- r.m-co Span.i, Yefusldent N,A, "' "' n c" ., ... C ;;; 0 ~ ~ 90/09/17 RECD F RECFEE CASHSL. #044~ l Fl 9.00 A:MAP!:1J4 .=:JH: l4 9/14/90 2.00 't<>f<,t,11.00 j l j - r. 0 • State o! llashirqta, ) ) 55, o:,.,nty o! Kin;) ,.« J~ ,, On th.is ~ day ot.. ~-< /<t ., 1990, before me, the lnlersigr,ed, a NotarY l'Ublic ln. er the b'tate of Wasllirgton, duly cmmissialed an! sworn, per.,onally --steve R, Brodniak an! Ma.."'CO u. Sp.,ni to me la'¥:IW!"I to be Vir;ie President mi! Vice President of First Interstate Bal'.!< of Washln;ton, N,A,, a national bankin;J associat.iai, that l!lCl!Qlted the faregolrq instrument, an! acl<ncwledgo:1 tile said instrument to be the fZ9a nn! voluntary act and deed of said national bonklrq association, for the """" on:! J:lirpc,,es therein merr.J.am, arc a, oath st.ate t.hat they are authorized to execute ti"le said irls!:runent, M11RC2648,00C:JH 8/90 0 In .. I 1 l 0 • 1/orton Dtn1U.t it Anacialts, Jnc. HDA Cunsulting Enginerrs & Sun•r,fnrs -rA~ L.c-r-151:? ?;ASC~£-/JT": r THAT POr.TION OF SOUTHEAST QUAR1'ER OF THE SOUTHWEST QU.\RTER OF SECTION 29, TOWNSHIP 23 NORTH, RA NOES EAST, W.M., IN KING COUNTY WASHINGTON, DESCRIBED J,S FOLLC>WS: nt!GINNJNG AT THE SOUTH QUARTER CORNER OF SAID SUDDIVJSION: THENCE SOUTH 86" 48' 01" Wl,ST ALONO THE SOUTH UNE OF SAID SECTION, 368.01 FEET; THENCJ! NORTH ." 11' 59• \1'251' 50 FEIIT TO THE NORTI!ERLY MARCIN OF SOUTHEAST 176TH STREIIT; AS CONVEYED TO KING COUNT\' BY INSTRUMENT RECORDED UNDER RECORDING NO. !~84856; THENCE WEITER.LY ON SAID NORTH MARGI!\ ALONG A CURVE TO THE RJOHT ll'ITH A RADIUS OF )OS. 17 FEET, 45.28 FEET TO THE TRUE rol~'T OF BEGINNING; THENCE HORTH 111 45' 33' EAST 184.68 FEET, THENCE NORTH 88° l-1' 27" WEST c,.00 FEET; THENCE! !:DUTIi 1° 4S' 33" WEST, 184.25 FEET TO SAlO NORTH MAROif\ or SOUTHEAST 176TH !:TREST; THENCE EASTERL \' ON SAID NORTH MARGIN ALONG A CURVE TO THE LEFT WITH A l"-OIUS OF 301.17 FEIIT, 6.00 FEET TO THE TRUE POl~T OF BEGrNNING. CO~TAlt<ING 1,107 SQ. FT. ms ACRES. r~ ~.· · .. ~· Q]J i I j I l J .J i l j ., ! i 0 • / :"E..t':' :=-:.:r::::m c: ~ s:. .. _E:::J .. 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MD:D"s ::•: JO a.: 7 ?!!: ::.?. ;.. ::s-:;..r:::::: o: .;S.::!£ :"!!'! r.1:0 ':'C =:-~ ':R~'Z ?:;!r:":' c: EEC::m;:NU =·: s;.::; :.:i::=: :·::::s:r.:?::or:: -=~NCE NOR:E :·.;3'.!€10 ::;.s:, ;.. :·:s:-;.J;:::: :.s.;.6e :'!!':': ___ N::£ l,OR.:.~ se·:.s•.:..;•• ;..;;:s:. ;., ::s:-;.i;:::: Of E.l.; ?!;;:"':'; -=~:zi:c::: 1;:'.j;:::::~ :·.;j'!f'" us:,;., ::s-:-.;i;c.;: or :2s.ov ::z:::: ':'o '!'Er SO~;!!.~.:.::.-!".hR::i:1: C•f s;..::i S. Z:, : 7.;-::,: s::::.z:::: ;.,i;::i ':'!?.!'::1:-.:s Of s;..::, :.:1;'!: :;;s:F..:F:':,1:: r .:.:.so ~owu ;..s :.=-: ;. o: :::r,u :o:n:-:r ::s,ooe1. I i I I I a:, <!' \,,, <1' ~ f; ~ "1 ,;--C'l , .. S? - •f) a; ::t < In ,.., 0 • .. ... /'h s::z:-·? (.0 -· .. :? J; :.:::;~ ~ ,o = For and .in C"Of'ISideratlon of TEN AND N:J/100 OOI.I.AAS ($10.00) in hand pllid, the benefits derived ard to be derived by the Granter herein, and other good ard valuable consideration, receipt whereof is hereby acknO,,lledged, Gran tor, Maillet•Muir Associates a Wash.ington general partnershlp hereby conveys arx:1 warrants to Grantee, First Interstate Bank of Washington, N.A., a national banking association, its successors and assigns, a rpetual, non-exclusive easarent , over, tJu;ou h ~cross a in Exhibit A, attached hereto by th.is reference incorporated herein, shown on the Exhibit Drawing in Exhibit A, tor the ilrproverent, use aro maintenar,c:e of said property for in ran Grantee s it A aoo shewn on the Exhibit Drawing. IN WI'IWESS WHEREOF th.is easenent is executed as of t.his 14th date of Septatt>er, 1990. MAIUEI'•KJIR ASSCCIA1'ES a Washington General Partnership By: (1,_.,1,,/ 4Z ?12_.;, , General Partner By: f/4,.d boL4, P],,~J , General Partner fi~~, daeneral P=er By: (;, '~ C jµtvJ.l,./General P=er j 0 90~09/1? *04~8 JR fl: MARC133 ,tx:C :JH: 24 9/14190 RECD F 11.00 RECFEE 2. 00 CASHSL ~*+13,00 EXCISE TAX NOT REQUIRED KingCO, Re<onS, tx,i"°n By ,,#;quffep(/, • o,pu~ _.~ ... --~---··---·.-•r-··-...... ,,,-,··-~--·-· r. ' I I ! I I I s,.rt . '" C State of Washington County of King ••• 0 • On this /""/ dl:ly of _),-·JL~, L#, 1990, before ne, the wx!ersigned, a Notary Publ'lc in and for the State of Washington, duly caim.issioned and sworn, personally appeared John W. Maillet, Joanne c. Maillet, Donald M. Muir nnd Mary Lou N. Muir to me lalown to be the in:Uviduals described in and who executed the foregoing instrurrent, and ackno,dedged to me that they signed and sealed the said instrument ns t.holr free and voluntary act and deed for the uses and purposes therein ~ntioned. a:nwin::132.doc:jh:24 9/14/90 ,. . { I / ;1 00 1 ~ ! <l' 0 :! "' ,, ~ ;} :'l Jl 9. I a:i 1 I lj STATB OE' WASHINGTON, COUNTY OF K lf\Ki ON THIS / 7"' DAY OF SEPTEMBER 90 ------· 19_, eeroRE ME, THE UNDERSIGNED, A NOTARi' PUBLIC IN AND FOR THE: STATE OF WhSHING'roN, DU!..'t cct\MISSIONE:D AND SWORN, PERSONALLt APPWEO JCff,1 W, ~ILLET, JOl\l'INE C. MAILLET, DONALD M. MJIR AND MAAY LOON. MJIR TO Mt: KNC~"N TO ae 'llfE INDIVIDUAL: DBSCRIBED IN ANO WHO EXECUTED THE GENERAL MAILLET " fCRECOU.G rns·rrtU.·ICNT I AS PM1'NErl -or THS ---- 11.JI R ASSOCIAlES, A WASHlt.CTCN GENEAAL PARTNERSHIP ANO ACKNOWl,1::0GEO TO ME TIIAT ~HE~ SIGNED AND SEALEm THIS SAID INSTRU- THEIR MEIJT AS ----FREE AND VOLUNTARY ACT ANO DEED FOR THB USES ANC PURPOSES THEREltl Mmt'ION&l, AND ON OATH STATED THAT T_H&2 WAS/WeRE AUTHORIZED TO EXECtll'E THE SAID INSTRUMENT. GlVW UNDER MY NAO ANO OFFlCIAL S~AL THIS // DAY OF SEPTEMBER 19 90, '· OF WASHINGTON, RESIDING AT {)4/._..~ . ' n - • 0 • THAT PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W,M,, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTH QUARTER CORNER OF SAID SECTION; THENCE SOUTH 86' 48 1 01 11 WEST ALONG THE SOUTH LINE OF SAID SECTION, A DISTANCE OF 368.01 FEET; THENCE NORTlf J'll'59" WEST, A DISTANCE OF 50.00 FEET TO THE NORTHERLY MARGIN OF SOUTHEAST 176TH STREET, AS CO~VEYED TO KING COUNTY BY INSTRUMENT RECORDED UNDER RECORDING NO. 5284856, SAID POINT BEING A POINT OF CURVE; THEHCE WESTERLY ALONG SAID NORTHERLY MARGIN OH A CURVE TO THE RIGHT HAVING A RADIUS OF 308.17 FEET, FOR A DISTANCE OF 45.2B FEET: THENCE NORTH 1'43'16" EAST, A DISTANCE OF 184.68 FEET; THENCE NORTH 88'16 1 44 11 WEST, A DISTANCE OF 8,J4 FEET TO THE TRUE POINT OF BEGINHING; 0 THENCE COt-lTltrUING NORTH 88'16 1 44° WEST, A DISTANCE OF 256.82 FEET TO THE EASTERLY MARGIN OF 106TH PI.ACE SOUTHEAST, AS CONVEYED TO KING COUNTY 8'{ UISTRUMENT RECORDED UNDER RECOROING NO. 5284856; THENCE NORTH 26 ·sot 49 11 WEST ALONG SAID EASTERLY MARGIN 231.S4 FEET TO A POINT OF CURVE; THENCE NORTHWESTERL~ ALONG SAID EASTERLY MARGIN OF A CURVE TO THE LEFT, HAVING A RADIUS OF 4 32, 04 FEE'r FOR A DISTANCE OF 124.91 FEET TO THE SOUTHERLY MARGIN OF SOUTHEAST 174TH STREET, AS COIIVEYED TO KING COUNTY BY INSTRUMENT RECORDED UNDER RECORDING NO. 1598785; THENCE SOUTH 78 • 51' 09 11 EAST ALONG SAID SOUTHERLY MARCIN, A DISTANCE OF 448.32 FEET: THENCE SOUTH 1"43 1 16" WEST, A DISTANCE OF 229.60 FEET TO THE TRUE POINT OF BEGINNING; (ALSO KNOWH AS LOT C OF KING COUNTY' LOT LINE ADJUSTMENT NO, 1184008) ; BOTH SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. f,m11v· ,nj1?r-. l i :] 'I :1 I.an ' . ! 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(~-,") I I In • I. ' [Ill 0 , f- m I X w 0 • :· .. --. ,:.; .-.. -· Joe;.£;-~ !R. Wlfl·l: i'HAT PORTION OF SOl.i'THU.STQUAU~R OFTH;.: SOUTHWEITQUAR'l'"CR DFS5:.-rl0,... ::9, 1'0WNSH1P.'.!3 NOi:iH. RANGES EAS7. W .M .. l)'. KING COUt,,T)', WASP.JNGTOK DESCR.IaED J.S FO!..L.OWS: !IECiitl1'1NO ATTJJ..E sot:-rn QUAF:.T;R COR"'ER OF SATD Sl!BOJV!SlON; THE:NCESOJ.::-'rl 8!0 ~ t' o:" WE.ST A:.ONG THE SOUTH Ll1'E OF SAID S:&..-rlON, 36t.01 F.E.:.-:: THENCE NOR':r. ::-'' 11' 59" W-.:Si :'iO F::Ei"TO THE NORTH:JU.Y M..r.ltu!N OF SOUTHEAS'i liGTH STRE'.::..L, AS cm~".'EY:::> TO }:WG COt't,TY BY lNS!RUM:.t..,. RECOF.D:SD UNDE.P. RE:OF.Dl~G NO. !:2&(!5f; ":'r.ENCE WE.Si'EP.!. Y ON SA.ID NORTH MARGLN Al.ONO A =UF.\'E TO THE FJOHi' ',l,'j,""rf ;.. F..A.t>WS OF ~OE. 11, ?EZi ~, .'26 FE!; T"rlEN:E NO~TH I' ~s· ::3" E.AS'i Is~ .6E :=E:ET; :'.'HENCE NORTF. St" 14.' :;• W-.=ST6.00F.:;:."7; TO T.-rETP..UE.POl1'T CF E~GINt,,1NCi; 7':t:ENCE r.;or.:iri BV' 1.:· :;· \\'ES7, :?.59.!9 F~'""':': 7:--!ENCS NOR.TH '.!.5 11 51" ::· WEST .:;!.56 F'!!:..i; :-HE"':?: SOt"'l"P. se 11 1..:· :;· V.'EST ~6.Ci':' ~l'i07n::: P:111\"T ::,:=-":Ui-".\~: lriEN.:E. A!..ONG ;. :~"RV!: TO T:-rE RIG:·:"'i', i\'TTH A f'.AD:US Q:;" :.S,00 F~. ,s.:-; ?'::::::7 TO 7i-:E: ri:,!l\'7 Cf ":'J...NUEKT, l,G)',,':E so~r:."! :" <S' 1:· Vl"ES'i' !5.00 F~ TO 7H! TRW~ PO~l,'T O'? EEO'IN'Nlh:C:. ;:r,'-:....:;./,1,..;G-: Tri A j" ?::,r:.:ioN C,F so:.:-:-i-:::::.:.sr ou,\F:TER O!='i'r'..! so:..'THW.::ST Q.;,!,.F.~ OF" s:::=:-::n,: :!~. TOW.",'SKrf' :::; N::>r.TH. r',AK.:::iE 5 E,.",S":", ;;· .}.~ .. J)',; t:.IN::i ::OUJ,,"'i':' W >-S:iJ).:::ii:H,. :•!S:r..!E~ 1.s :=.:·:..i..ows· i:E:n.--:h1r.;o A. 7i'EE S0i:IH OUA.i'.7;;:R CaRr,.~oF SA!:) SUB~J\~Sl:>N: lriES::ESO;..."':;i Btr ,:r' o:. \\'3$7 A.!..ONG TH~ s.::>i .. 7r. !..IK! OF SAD SE:71:>K. ~Gt.a: :-::.:. . ; 7"~N:Z NQJ::IH !~ : : · 5;:;· v;.::.:,; 50 :=EE:770 i~ NO'r.T.~:.. Y MllRGIN or sm:-rr:.:.,.s. :,srr-: S7?.EE:T; A$ :::ii,.-1~~ 70 t.:V,..'(j COUh"'TY SY Il'{S7;t.Uh~f';j F.E:OF~!.D UK:)E'P. F..E:ORDlt.:0 r,.'Q. !~~.:!:SC; Jr.EN~ WES'7"iP..:..':' ON SA..::: N:17.7:{ J,L~OI/\ J..l..:>NG;.. ::u1w:: TO ':"HE ruGM'-:' \\';7:; A RA:>iJS OF ~ot:i ~. <!.2t PET 70 7':"".:E illUE. r:;>JJ{i' OF E!0IN1'1NG; i'EN:E f,'01:7"'::' !'' O:S' 3;· EAST 1~.6E :•=.E.1. T"r:!N::.S NOi',.T.-{ se 0 H' :7• V."ES7 G.00 ?Z:IT; 'i'lEN:!:: g:i::.-i :c ~s· ::~· W.E:S'T, lE~.:s FEET 70 SA.10 NORl:i MARGIN or: tot ... "TH'S.A.Si ii6TH !."i'i:.E'::T; T":-31':E E.I..STEF.:.i' Of\ SAD NOR7"rl MARCi!N Al.ONO A :UR\~ TO lr::E L.:~n' l/;i'Tri A J~r .. ·s OF 30t.:7 :=E.:."'"7. 6.00 F'~::7 70 T?.! TRUE POIJ."7 o:e :S::S~TNJ..:ING. ---··--· {'-7/1,? L ~RAl,)Tt.l!.1~ Al>r~UNT l'~T'j i:;,~1B1r A jl4G-&4 -··~-=,=------------0 (;} r. ·:'·t .. ,,•.•,.. -···, ·' ,1 I • PI.EISE RE'IIIRN'IO: WASH1NGION NA'IUIIALCIAB CO RIGHTOFWAYDSWITMENI' :. OB0X1e89 SEA.m.E WA 88111 EASEMENT (Partnenhlp) (' OP. MAP NO . ..cJe,U,80='--- JOD NO. _ _.;9,::504090=:=...--- LOCATIOl'f _SW~.::29-=D--~5 __ COMPANY NO, ----- The Oranlor, MAILU'rMUIR ASSOCIAT&\ A Wmlwlgtaa aa,em1 .portaonlllp in consideration or ONE DOLLAR (Sl.00), in hand paid, and other good and vnluuble consideration, r<cclpl when:or is hereby ncknow/cdg,d, doe, hen:by convey nnd wamull lo WASHINGTON NATURAL GAS COMPANY, a Washington Corporation, itssuccesson ru,d o.ssigns, herein referred to llS "Grantee", o. non-exclwivc casement for a gm pipeline or i lines under over throu , the following_ described property o t e Orantor locnted in the County or---=------------ State or Washington: Loi A of Klaa eoaa,, BouadolJ' I.bit A~-· No.S9WID69 ....,.,W AprU 26, 1991 Qllde Klaa Ccwy ,-dla No. 91D4161-of KJau Comity, WmblJlfloa, (Tu Pam! No. :m:JOS-9125) Easemenllooltloo: Pln (5} ted on eilba' llde or llse UlmDI am DDt a lmtDlkd or to be lmtalkd wl&hla Ille Wal 25 red ol lho IOIIIII JOO red of Ille rml pn,p,rty dacrtbcd beftla. EXCISE TAX NOT REOUiRED oz:.~~on --Deputy giving and granting to Grantee the right to constn1ct, insto.11, opcrotc, maintain, protect, improve, repair, rcplnc:c nnd abandon in plaoc so.id gm pi~linc or pipelines, together with the non-exclusive right or acccu to and from SDld property. Al used hcrdn, the term "pipeUnc• shllll include gas lines and services together with such surface or sut>-surface pipeline appurtcnancc., and faclUtJe:, u an: necessary, in the judgement or Gmntcc. for the opernlion lll1d mnintennnce or saJd pipeline or pipelines. By lhe acceptance or this easement Grantee agrees to hold the Orantor hllnnlcss from any toss, cost or damage RSUlting from the operation or ma.intena.ncc or such pipeline or pipelines except as may be (Ulfibutnbtc to the sole negllgcnoc or Grantor. Ornntor agrees not to erect any structures on said wcment. DATEDthis~dayo! 9<+"" , 19.2.f." 11 STATEOFWASHINOTON ) s couNTY·oF ~ . ) ss. I On~~danyor....,...,rJ-· .:_l9_9_~fo":~·~~-Y.:~ ·-··-e ~d. 7, . ~-lo me known to be the ~~~""'~~=--e:;,'-"'~~,,.,-~""''.!::.-- a ---------c--:--:-.,-:--,-,-,--or the pmtnership that executed the within and -~ _. _ _!~~going instrument, and ncknowledgcd the sllid Instrument to be the rm: and voluntmy act nnd deed ~ or said pnrtnersbip for the uses and purposes therein mentioned, and on oo.th stated that __:._@ __ 2 w _ 11.ulhorized to execute said iMrumenL rl I ., ii! IN WITNESS WHEREOF, I haVc hereunto set my hand and affixed my officiaJ seal the day IUld ye:ir first above wriuen. Notary Pub·~ St c of Wo,hington, residing at , tJ d ~) ...,.., ""'° nu Ill · ,, ... I.; .• ,, :t' ll3•@ -,,\ · ·:-.. :\1L l.,\.:',,1 .·,•;, u. 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(I!,:, ,,,, \' , .•.• fl,,,;o·tqJ ao.,, ·:np 1,wii:o;o-.i:o· ii:(m,, M· c ,m w:: )1111r 21J-40 r ·-•l f ' ·: ·t1 · ·1 ·it '\•l"fl '' ~ ~ ·'"'" n1· t"' \., . -~·-,,.l. lr · ''• "· '~ :''1.~,r~u._.•..-111 -~· .. · . .,.,, --- ,·=,·,;-r:.-·-~ •+ --,--,-"' ', ' ' ' ,', I' \ ' ; ... ,. ,,,, ' ,' ' ' •!, ·, ·:· / •,'\ ' '' {,; ... . ,, / ,' ' I , 1 1 1 , ,, , ' ' ' ,.\\ ·, ... :·:, , ' ' i':ffi ' .: .. \{1 '·.·.·:--.~1·1 1 ' .··,·.,' .Ho: ' '"' "::-\ff ·\§~ 1055 5 Grady Way Renton, WA 98057 BILLING CONTACT Velmeir Companies 5757 W Maple Rd West Bloomfield, Ml 48322 --==~::- INVOICE INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS 00002388 01/10/2013 01/10/2013 Paid In Full REFERENCE NUMBER FEE NAME LUA13-000051 PLAN -Environmental Review PLAN -Modification PLAN -Site Plan Review -Admin Technology Fee January 10, 2013 an1 nng Div/ . sion JAN I 0·2013 INVOICE DESCRIPTION NONE TOTAL $1,000.00 $300.00 $1,000.00 $69.00 SUB TOTAL $2,369.00 TOTAL Ll~~~~~$-2~,3-69_._oo~ Page 1 of 1 I I I I I I I I I I I E i' I I I I I I ISSUIEO FOR PIERi\lHT DRAINAGE PLAN TECHNICAL INFORMATION REPORT Velmeir Retail Pharmacy Prepared for The Velmeir Companies 5757 West Maple Road West Bloomfield, MI, 48322 January 9, 2013 1501 Fourth Avenue, Suite 1400 Seattle, WA 98101-1616 (206) 438-2700 Job No: 12943878 I I I 1· I\ I I I I I I I I I· I I I I I This document has been prepared under the supervision of a registered professional engineer. EXPIRES: 01/i6/l4::] Date Signed: I / q / 1 ~ I I I I, I I i B fi. I I I I I I' I 1· I I CONTENTS 1.0 PROJECT OVERVIEW .................................................................................................................. 3 1.1 EXISTING SITE ................................................................................................................. 3 1.2 PROPOSED PROJECT ...................................................................................................... 3 1.3 SOILS ................................................................................................................................. 4 2.0 CONDITIONS AND REQUIREMENTS SUMMARY .................................................................. 4 3.0 OFFSITE ANALYSIS ..................................................................................................................... 7 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN .............. 9 4. I PART A-EXISTING SITE HYDROLOGY .................................................................... 9 4.2 PART B-DEVELOPED SITE HYDROLOGY ............................................................. 10 4.3 PART C -PERFORMANCE STANDARDS .................................................................. IO 4.4 PART D -FLOW CONTROL SYSTEM ........................................................................ I I 4.5 PART E-WATER QUALITY SYSTEM ....................................................................... 12 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN ............................................................. 12 5. I EXISTING COLLECTION AND CONVEYANCE SYSTEM ....................................... I 2 5.2 PROPOSED COLLECTION AND CONVEYANCE SYSTEM ........... , ......................... 13 6.0 SPECIAL REPORTS AND STUDIES .......................................................................................... I 3 7.0 OTHER PERMITS ........................................................................................................................ 13 8.0 CONSTRUCTION STORMWATER POLLUTION PREVENTION .......................................... 13 8.1 PART A-EROSION AND SEDIMENT CONTROL .................................................... 13 8.2 PART B -SPILL PLAN DESIGN ................................................................................... 15 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT .. 15 10.0 OPERATIONS AND MAINTENANCE MANUAL .................................................................... 15 11.0 REFERENCES .............................................................................................................................. 22 January 2013 I I I I TABLES TABLE I: EXISTING SITE CONDITIONS ............................................................................................... 3 TABLE 2: PROPOSED SITE CONDITIONS ............................................................................................. 4 TABLE 3: SITE CONDITION AREAS SUMMARY ................................................................................ .4 TABLE 4: KCRTS MODEL INPUTS ......................................................................................................... 9 TABLE 5: PEAK FLOW RATES ............................................................................................................. 10 TABLE 6: WETVAULT DIMENSIONS .................................................................................................. 12 FIGURES FIGURE I: TIR WORKSHEET FIGURE 2: SITE LOCATION MAP FIGURE 3: DRAINAGE BASINS, SUBBASINS AND SITE CHARACTERISTICS FIGURE 4: SOILS FIGURE 5: PROPOSED SITE CONDITIONS RELA VENT PROJECT DESIGN DRAWINGS APPENDICES APPENDIX A: DESIGN STORMWATER CALCULATIONS APPENDIX B: OFFSITE ANALYSIS APPENDIX C: BOND QUANTITY WORKSHEET APPENDIX D: DECLARATION OF COVENANT ii January 2013 I I I I I I I I 8 I I I I 1.0 PROJECT OVERVIEW The Velmeir Companies are planning to redevelop a 2.77 acre site located on the northwest comer of Southeast Carr Road and Benson Drive South in Renton. Vehicle access to the site under existing and proposed conditions is from Southeast Carr Road and Southeast l 74'h Street. Existing buildings on site are planned to be demolished and the site developed in two phases. Redevelopment for both Phases l and 2 are addressed in this report. The first phase would include grading and utility work for the entire site and construction of a 16,300 square foot retail building at the south side of the property. The proposed building would be a pharmacy with a drive-through and include 69 parking spaces. Phase 2 would include a retail fast food restaurant on the north side of the property. The proposed footprint of the retail fast food restaurant is 4,300 square feet. Flow control and water quality facilities for the proposed site have been developed to address stormwater runoff for the entire 2.77 acre site. This drainage report was developed in accordance with the 2009 King County Surface Water Design Manual (SWDM) and the 2009 City of Renton Amendments to the SWDM, Chapter land 2. The Technical Information Report Worksheet includes project-specific data and is presented as Figure I. The site is located in Southeast Renton, as shown on Figure 2: Site Vicinity Map. The existing site conditions are presented on Figure 3: Drainage Basins, Subbasins and Site Characteristics. I.I EXISTING SITE The site is presently developed with two commercial buildings, one approximately 30,000 square feet and one approximately 600 square feet, as shown on Figure 3. Land use consists of existing buildings, paved surfaces ( vehicle driveways and parking), and a few small vegetated areas located at the southeast and northeast comers of the site. See Table l for a summary of the existing site conditions. The existing site slopes from east to west with slopes ranging from 2 to 9 percent. Stormwater from the existing site is collected using catch basins and is conveyed through storm drainage pipes by gravity to the southwest corner of the site, where it leaves the sites and enters the public storm drainage system comprised of ditches and drain lines. Presently, there are no detention or water quality treatment facilities on site. Table 1: Existing Site Conditions Condition Impervious (acres) Landscape Total Buildin!! I Pavement (acres) (acres) Existing 0.70 I 2.02 0.05 2.77 1.2 PROPOSED PROJECT The proposed project improvements for Phases l and 2 are shown on Figure 5. The proposed land use represents the entire 2.77-acre site and includes two buildings (pharmacy and future fast food restaurant), paved areas, and landscaping. The project will include new catch basin inlets, storm drainage pipes, flow control and water quality facilities, and relocated utilities. Building footprints, as well as areas of impervious and pervious surfaces for the proposed site conditions (Phases I and 2) are presented in Table 3 January 2013 I I I fi I I I I I I I I I I I I 2. The project design drawings present Phase I only, and the area where the future fast food retail building is planned will be temporarily seeded with grass. Table 2: Proposed Site Conditions Condition lmnervious (acres) Landscape Total BuildiDI! Pavement (acres) (acres) Pharmacy 0.37 0.98 0.27 1.62 Future Fast Food 0.10 0.76 0.29 1.15 Total 0.47 1.74 0.56 2.77 Table 3 compares the existing and proposed condition for the site. Table 3: Site Condition Areas Summary Condition Imnervious (acres) Landscape Total Percent Buildin!! Pavement (acres) (acres) Impervious Existing 0.70 2.02 0.05 2.77 98% Prooosed 0.47 1.74 0.56 2.77 80% 1.3 SOILS The geotechnical report (Terracon Consultants, Inc., October 2012) describes site soils from a depth of3 to 10.5 feet as brown silty sand with trace fine gravel (weathered glacial till, medium dense to dense). Soils below I 0.5 feet to the limit of the borings consist of gray silty sand with a trace of fine gravel (unweathered glacial till, very dense). Based on the Soil Survey Area: King County Area, Washington (USDA NRCS, 2012), site soils are classified as Arents, Alderwood material, 6 to 15 percent slopes (AmC). The Alderwood series consists of moderately well drained, undulating to hilly soils that have dense, very slowly permeable glacial till at a depth of 20 to 40 inches; on uplands and terraces. See Figure 4: Soils. The well drained soils were likely removed during the previous development and current conditions are pavement and buildings founded on imported aggregate and pavement placed over glacial till. 2.0 CONDITIONS AND REQUIREMENTS SUMMARY A pre-application packet was submitted to the City of Renton for the proposed redevelopment project. The City's response related to surface water was documented in a Pre-Application Memorandum addressed to Rocale Timmons, Planner and prepared by Jan Illian, Plan Review, for the City of Renton on September JO, 2012. The memorandum stated that a drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County SWDM and the 2009 City of Renton Amendments to the SWDM, Chapter I and 2. All core and any special requirements shall be contained in the report. 4 January 2013 I I I I I I I I I I I I' I I The project falls under Full Drainage Review, per Section l. l.2.3 of the City of Renton Amendment to the SWDM. For a full drainage review, demonstration of project compliance with the following requirements is necessary. Core Requirement #I: Discharge at the Natural Location Stormwater runoff from the proposed project will discharge at the same location as present. Core Requirement #2: Offsite Analysis There is no surface water running onto the site; an upstream analysis does not apply. A Level I downstream analysis was completed for the project and is included in Section 3 of this report. Core Requirement #3: Flow Control Flow Control Facilities The area specific flow control requirements under Core Requirement #3 apply. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Site Conditions. Flow Control BMPs According to Section l.2.3 of the SWDM, all proposed projects, including redevelopment projects, must provide onsite flow control facilities or flow control BMPs, or both. Flow control BMP requirements are discussed in Section 1.2.3.3 (p-150) of the SWDM. The goal is to apply flow control BMPs to new and replaced impervious surfaces to the maximum extent practicable without causing flooding or erosion impacts. The minimum levels of application are specified in SWDM Section 5.2. Design and details for flow control BMPs are included in SWDM Appendix C. As defined in SWDM Section 5.2.1, this project is classified as a "non-subdivision project making improvements on an individual site/lot". The project is 2.77 acres in size and has more than 45% impervious area; therefore, "Large Lot High Impervious BMP Requirements apply," see SWDM Section 5.2.1.3. Full dispersion is detailed in Appendix C, Section C.2.1 and must be evaluated for all target impervious surface. According to Section 5.2.l.3 (1), the full dispersion requirement would be met if 45% of the site's 2.77 acres is fully dispersed (1.25 acres). Full dispersion for this site is not feasible. Per Section 5.2.1.3 (2), where full dispersion is not feasible or applicable, orie or more BMPs must be implemented to achieve application of flow control BMPs to a practicable amount of site impervious area. The practicable amount is defined based on impervious surface coverage. The proposed impervious surface coverage for our site is 80%. For projects that will result in an impervious surface coverage of more than 65%, flow control BMPs must be applied to an impervious area equal to at least 10% of the site (0.28 acres) or 20% of the target impervious surface, whichever is less. For projects on large lots with high impervious surface coverage, target impervious surface shall include all new impervious surface together with any existing impervious surface added on or after January 8, 200 I (2009 SWDM, page 5-7 footnote). Target impervious surface for this site is 2.21 acres; 20% of the target impervious surface is 0.44 acres. Ten percent of the site (0.28 acres) is less than 20% of the target impervious surface (0.44 acres); therefore, flow control BMPs are to be applied to 0.28 acres. 5 January 2013 I I I I I I I I I I I I I I Rain gardens, for limited site infiltration were selected (SWDM Appendix C.2.5). The design of this system is described in Section 4 of this report and calculations are presented in Appendix A. Core Requirement #4: Conveyance System New conveyance lines on site will be sized for the 25-year storm and evaluated using the I 00-year storm to demonstrate that overflow does not create or aggravate a severe flooding or erosion problem (SWDM Section l.2.4.1 ). The connection to the downstream/offsite system was evaluated (see Section 3 of this report) to determine if backwater concerns exist in the downstream drainage system. The existing conveyance systems adequately convey existing storm flows and are not expected to experience an increase in flow characteristics as a result of the project. ln fact, flows leaving the site are expected to decrease because there will be less impervious area and a detention facility is planned to be installed. SWDM Section 1.2.4.2 states that these systems do not need to be analyzed for conveyance capacity. Core Requirement #5: Erosion and Sediment Control Required erosion and sediment control (ESC) measures, as detailed in the King County Erosion and Sediment Control Standards and SWDM Section l .2.5, will be incorporated into the project design, and implemented and maintained during the construction phase. Refer to Section 8 for the minimum ESC measures that the contractor will be required to implement. Temporary and permanent erosion and sediment control plans are shown on the project drawings. Core Requirement #6: Maintenance and Operations Drainage facilities at the project site will be privately maintained by the property owner in accordance with SWDM Appendix A: Maintenance Requirements for Flow Control, Conveyance and WQ Facilities. SWDM Appendix C includes maintenance requirements for Flow Control BMPs. These are described in Section IO of this document. Declaration of Covenant for Inspection and Maintenance ofStormwater Facilities and BMPs has been prepared, see Appendix C. Core Requirement #7: Financial Guarantees and Liability The property owner will be responsible for the construction of site facilities and restoration and site stabilization; as well as drainage defect and maintenance. The site will be privately maintained. Core Requirement #8: Water Quality The project provides water treatment using the Basic WQ treatment menu (SWDM Section 1.2.8.1, Table l.2.3.B). A WQ vault is planned to be constructed within the project site to address water quality requirements. See Section 4 for a detailed description of water quality analyses and design. Special Requirement #1: Other Adopted Area-Specific Requirements Special drainage requirements are listed in SWDM Section l.3. A State Environmental Policy Act (SEPA) determination will be submitted to the Department of Development and Environmental Services (ODES) under separate cover. Special requirement #I includes the following: 6 January 2013 I I I I I I I I I I I I I I I I I I 'I I • Critical Drainage Areas (CDAs): Not applicable. The site is not within a CDA. • Master Drainage Plans (MDPs): Not applicable. • Basin Plans (BPs): Not applicable. • Salmon Conservation Plans (SCPs ): Not applicable. • Stormwater Compliance Plans (SWCPs): Not applicable. • Lake Management Plans (LMPs): Not applicable. • Flood Hazard Reduction Plan Updates (FHRPs ): Not applicable. • Shared Facility Drainage Plans (SFDPs): Not applicable. Special Requirement #2: Flood Hazard Area Delineation The project is not located within the 100-year flood plain; special requirement #2 does not apply. Special Requirement #3: Flood Protection Facilities This requirement does not apply to the proposed project. Special Requirement #4: Source Control Water quality source controls prevent rainfall and runoff water from coming into contact with pollutants, thereby reducing the likelihood that pollutants will enter public waterways and violate water quality standards or County stormwater discharge permit limits. A stormwater pollution prevention manual was prepared by King County for citizens, businesses, and industries to identify and implement source controls for activities that often pollute water bodies. Source control BMPs for this site will include permanent vegetation and soil stabilization to limit erosion of soil within landscaped areas. Remaining areas will receive permanent cover (pavement or buildings). Parking lots will be maintained to limit the amount of sediment and litter that could enter the onsite stormwater system and detention/water quality vault. The vault will be periodically inspected, maintained, and cleaned in order to minimize the chance for accumulated material within the vault to leave the site. Special Requirement #5: Oil Control No fueling is planned to occur on site, the site will not be used for vehicle maintenance, it is not considered a high use site. Oil control does not apply to this project. 3.0 OFFSITE ANALYSIS An offsite analysis as stipulated in the 2009 SWDM and the 2009 City of Renton Amendments requires a Level l analysis of the downstream system leaving the project site to be evaluated. The Level l analysis includes the following tasks: 7 January 2013 I I I I I I I I I I I I I I I I I 'I I • Task 1 -define and map the study area, o Task 2 -review resources, • Task 3 -inspect the study area, • Task 4 -describe the drainage system and its existing and predicted drainage and water quality problems, and Tasks I and 2 were completed using the City of Renton (COR) on-line mapping system to identify the study area and review existing storm drainage facilities on site and within the study area. The study area includes the project site and the downstream drainage system within Y. mile. The available mapping from the City and the topographic survey completed for the project indicate that there is no surface water running onto the site; therefore, no upstream analysis was conducted. For Tasks 3 and 4, a field inspection was performed by David Huang, PE of URS on December 11, 2012. The field inspection included observing the drainage system within the study area to identify and characterize drainage components and potential stormwater issues, such as erosion or flooding, for the existing and proposed site condition. During the site visit, the weather was intermittent rain with temperatures in the mid-40's. The site is currently developed and consists of a large paved parking area with two buildings. No stormwater detention or water quality facilities were found on site. During the Level I field visit and evaluation of the existing site, no drainage or water quality issues were found on site or within the study area. Supporting documents for the downstream analysis are included in Appendix B of this report. Documents include a map tracking the route of the downstream system leaving the site and the Off-site Analysis Drainage System Table from the 2009 SWDM describing the different drainage components in detail. Photos of the downstream drainage system are also provided in Appendix B. Two locations where stormwater could potentially discharge from the site were reviewed in the field. The first location is at the northwest portion of the site where storm water enters a catch basin (labeled as "I" on the Appendix B Map) and drains to a series of roadside ditches and culverts along the south side of SE l 74'h Street. It was determined that this catch basin is located in the right-of-way, therefore, not located onsite. The flow path was followed and is described here and mapped for information only. The ditch segments are overgrown with vegetation and were observed to contain trash. There were no observations of scouring or erosion in the ditches or overtopping of the culverts during the field visit. The ditch- culvert flow drains into a piped system runnin~ along the south side of SE 174th Street and crosses to the northwest comer of the intersection at SE 174 Street (103"' Avenue SE) and S 36'h Place before leaving the roadway to drain down a steep sloped area off the west side of 103"' Avenue SE. The system outfalls to a wooded area beyond the Y. mile flow path distance. Storm drainage along this flow route was observed to be consistent with the City's storm sewer mapping. The second location observed in the field is the southwest comer of the site. All site stormwater discharges to the southwest comer; either through a catch basin (labeled as "27" on the Appendix B Map, corresponding to about 98% of the site drainage area) or a 3-inch diameter pipe under the sidewalk (labeled as "29" on the Appendix B Map, corresponding to about 2% of the site drainage area). Consistent with City mapping, the catch basin connects to another catch basin located ufstream of a grass lined swale that runs around the NE comer of the intersection of SE Carr Road and 106' Place SE. As for the 3-inch pipe under the sidewalk, it appears to connect to the catch basin at the upstream end of the swale. The downstream end of the swale empties into a culvert and catch basin and outfalls to a roadside ditch, where all are located on the east side of I 06'h Place SE. This portion of the system drains to a 12- inch concrete pipe (labeled as "36" on the Appendix B Map) connected to a catch basin located at the SE 8 January 2013 I I I I I I I I I I I I I I I I I • comer of the intersection of SE 174'' Street and l 06'' Place SE (labeled as "l O" on the Appendix B Map). From this point, stormwater joins the first leg of the downstream system along the south side of SE 174'' Street, as described earlier. There were no observations of drainage or water quality issues during the downstream analysis, except that some of the ditches within the right-of-way were observed to be overgrown with vegetation and some litter had collected within them. No surface water from adjacent roadways bordering the site was observed to enter the site, as it was intercepted by sidewalk/curb and gutter conveying to catch basin and pipe system on Benson Drive SE which directs flow around the site. The proposed condition will include two buildings, parking areas and landscaping, as well as flow control and water quality treatment facilities. Peak surface water runoff flow rates for the proposed condition are anticipated to be reduced within in the downstream system as a result of the project. 4,0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 4.1 PART A-EXISTING SITE HYDROLOGY Refer to Section I, Figure 3, and Section 3 of this report, for the existing site conditions and hydrology. Site soils are described in Section I and shown on Figure 4. For this site, pre-developed hydrology is required to match forested site conditions; therefore, the entire site was modeled as forest for the pre-developed condition. Till soils were used for all model runs conducted for this report. For simplicity of presentation, model inputs for land cover for both the pre- developed and proposed sites are shown in Table 4. Hydrologic calculations are presented in Appendix A. Table 4: KCRTS Model Inputs Condition Imnervious/acres) Pervious Total Percent Buildinl! Pavement (acres) (acres) lmnervious Pre-Develooed 0 0 2.77 /forest) 2.77 0%' Prooosed · 0.47 1.74 0.56 (landscaned\ 2.77 80% Flow rates for both the pre-developed/forested condition and the proposed/developed condition are shown in Table 5. 9 January 2013 I I I I I I I I I I I I I I I I Table 5: Peak Flow Rates Flow Frequency Pre-developed Proposed Return Period Peak Flow Rates Peak Flow Rates (cfs) (cfs) 2-vear 0.08 0.59 JO-vear 0.13 0.70 25-vear 0.18 0.82 100-vear 0.22 l.16 4.2 PART B -DEVELOPED SITE HYDROLOGY Refer to Section 1 and Figure 5 of this report for the proposed/developed site conditions. Hydrology for the developed site was analyzed using contributing drainage areas, soils and land cover types associated with the proposed site conditions, see Section 4.1 and Tables 2 and 3 for land use and flow rates for the proposed condition. KCRTS was used to evaluate the flow control facility (Section 4.4) and flow capacity requirements for new storm drainage pipes (Section 5). See hydrologic calculations presented in Appendix A for model results. 4.3 PART C-PERFORMANCE STANDARDS Performance standards and goals for this project are based on the SWDM, which requires conveyance system capacity standards, flow control facilities and BMPs, and basic water quality standards. 4.3.1 Area-Specific Flow Control Facility Standards Flow Control Duration Standard, Forested Site Conditions apply to the site for flow control/detention facilities. Flow control BMP requirements are described in the response to Core Requirement #3 in Section 2. 4.3.2 Conveyance System Capacity Standards According to the S WDM Section 1.2.4. l, pipe system capacity standards are as follows: o Pipe systems will be designed to convey and contain the 25-year peak flow, assuming developed conditions for onsite tributary areas and existing conditions for offsite tributary areas. o Pipe system structures may overtop for runoff events that exceed the 25-year design capacity, provided that the overflow from a JOO-year event does not create or aggravate a severe flooding problem or severe erosion problem. Overflow occurring onsite for runoff events up to and including the JOO-year are required to discharge at the natural location for the project site. 4.3.3 Area-Specific Water Quality Standards ln accordance with the SWDM Section 6.2.1, basic water quality standards apply and are as follows: 10 January 2013 I I I I I I I I I I I I I I I I I I I • The WQ design flow will be 60% of the developed two-year peak flow rate, as detennined using the KCRTS model (See Appendix A for calculations). • A minimum of 95% of the annual average runoff volume in the time series will be treated. 4.3.4 Compensatory Storage Requirements The project site is not located within the JOO-year floodplain; therefore, the project does not need to comply with the compensatory storage requirements of FEMA. 4.3.5 Source Control See the response to Special Requirement #4 in Section 2. 4.3.6 Oil Control Oil control requirements do not apply to this project. 4.4 PART D -FLOW CONTROL SYSTEM Flow Control -Detention Vault According to the City of Renton pre-application response dated September 13, 2012, the Flow Control Duration Standard Matching Forested Site Conditions is required for this project site. The King County SWDM language for this requirement is Conservation Flow Control Area (also referred to as Level 2 to historic site conditions). Table 1.2.3.A of the 2009 City of Renton SWDM Amendment states that if there is no problems identified downstream, then apply the Flow Control Duration Standard which matches the flow duration of pre-developed rates for forested (historic) site conditions over the range of flows extending from 50% of the 2-year up to the full 50-year flow. The KCRTS model was used to develop the size and volume of the detention facility. A Level 2 facility was sized according to the KCRTS user manual. A combined detention and water quality vault (wetvault) will be used for flow control and water quality treatment. The wetvault dimensions are presented in Table 4 (see Section 4.5). Flow control BMPs Flow Control BMPs are targeted for 0.28 acres ( l 2,072 sf) as described in Section 2 of this document, entitled, Core Requirement #3: Flow Control. As described in the SWDM, flow control BMPs are intended to be used to the extent practicable. Rain gardens were selected as the flow control BMP for the project. Several rain gardens will be implemented onsite, as shown the project design drawings. With a minimum storage depth of0.25 feet, the target volume for rain gardens is 3,020 cubic feet. Rain gardens to be constructed onsite will have minimum side slopes of 3 horizontal to l vertical (3: I) and minimum depths of one foot. Calculations are presented in Appendix A. Because of limited site area available and glacial till soils, the practicable volume available for rain gardens is l,850 cf. 11 January 20 13 I I I I I I I I I I I I I I I I I 4.5 PART E-WATER QUALITY SYSTEM In accordance with the SWDM, Basic Water Quality treatment is required for this project. Water quality treatment will be accomplished using a combined detention and water quality vault, or wetvault. The water quality treatment volume was estimated using the SWDM Wetvault Sizing Worksheet and a mean annual storm (R) equal to 0.04 feet, according to SWDM Figure 6.4.1.A. The water quality treatment volume for the project site is 8,208 cubic feet ( cf). See Appendix A for calculations. Proposed ·storm water runoff will drain via gravity to a new wetvault located near the southeast comer of the site. Following treatment, discharge from the wetvault will be routed via gravity to the southeast comer of the site, where flow will discharge to the existing storm water system. The proposed wetvault location is shown on Figure 5: Proposed Site Conditions. The wetvault will be an on-line system, meaning that all flows from POIS areas will be routed through the vault. An internal baffle wall will be installed to separate the two planned cells. Per the SWDM, the baffle will extend one foot above the WQ design water surface elevation. The location of the wetvault and conveyance piping on the project site are shown on the project drawings. Wetvault dimensions are presented in Table 6. Table 6: Wetvault Dimensions Reauired Detention (Flow Control) Volume 43.272 cf Reauired Water Oualitv Volume 8,208 cf Total Vault Width 80 ft ( 4 rn, 20 ft wide each) Total Vault Length 140 ft Detention Deoth 3.9 ft Wet Pool Deoth 0.8 ft Number of Cells 4 Sediment Storage 1 1.5 ft Additional Denth for Baffle and Freeboard 0.8 ft Total Vault Deoth 7 ft I SWDM Chapter 6.4.2.2 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 5.1 EXISTING COLLECTION AND CONVEYANCE SYSTEM The existing collection and conveyance system onsite is comprised of catch basins and storm drain lines connected to the offsite drainage system, as described in Section 3. The existing onsite drainage system will be demolished and a new system is planned for installation. The new system will connect to the existing system with the majority of site flows draining to the southwest, as in the current condition. 12 January 2013 I I I I I I I I I I I I I I I I I I I 5.2 PROPOSED COLLECTION AND CONVEYANCE SYSTEM Site stormwater will be collected via catch basin inlets and drain via gravity to the wetvault. Hydrology was completed for the developed site to determine the minimum pipe size for stormwater conveyance. Peak storm flows were estimated for the entire 2.77-acre developed site, see Table 3. The 25-year storm (0.82 cfs) and checked for the JOO-year storm (1.16 cfs). Using Flow Master (Bentley, 2009), an 8-inch diameter PVC/HDPE pipe, with minimum slope of I percent, has a flow capacity of 1.6 cfs. Eight-inch diameter storm drain pipe will be used throughout the site. Calculations are included in Appendix A. 6.0 SPECIAL REPORTS AND STUDIES Other than the geotechnical report developed for the site (Terracon, 2012), no other reports or studies are known. 7.0 OTHER PERMITS Permits required for this project will be the standard permits associated with construction ofnew buildings, grading and drainage review. A general construction stormwater permit will be needed because the area to be disturbed is more than one acre. 8.0 CONSTRUCTION STORMWATER POLLUTION PREVENTION 8.1 PART A-EROSION AND SEDIMENT CONTROL A construction stormwater pollution prevention plan (CSWPPP) will be needed for the project. ESC plans (included in the Figures section) have been prepared to address the minimum requirements during construction, including temporary and permanent erosion controls. 8. I. I Erosion and Sediment Control Measures The following categories of the ESC measures, as detailed in the King County Erosion and Sediment Control Standards (ESCS) and in compliance with the FOD requirements, will be incorporated into the design and construction of the project: 0 0 Clearing Limits -Clearing limits will be installed at the edges of all critical area buffers. Cover Measures -Permanent cover measures in the form of placing topsoil, seeding, and mulching will be provided to protect all areas to be converted to grass areas. Permanent landscaped areas will receive topsoil, mulch, and permanent vegetation. Plastic sheeting may be used to cover stockpiles and slopes during construction. ll January 2013 I I I I I I I I I I I I I I I I I I I • Perimeter Protection -Perimeter protection to filter sediment from sheetwash will be located downslope of all disturbed areas and will be installed prior to upslope grading. Perimeter protection includes measures such as silt fences, fiber rolls, sand/gravel barriers, brush or rock filters and other methods. Perimeter protection will be provided by the combination of catch basin inserts and fiber rolls that are downgradient of planned disturbed areas. • Traffic Area Stabilization -In general, unsurfaced entrances, roads, and parking areas used by construction traffic will be stabilized to minimize erosion and tracking of sediment off site. Stabilized construction entrances will be installed as the first step in clearing and grading, if required. The existing site is paved and the entrances to the site are paved. • Sediment Retention -Protection of catch basins will be conducted using catch basin inserts installed at inlets that are likely to be impacted by sediment generated by the project. Sediment retention facilities will be installed prior to grading of contributing area. Existing and newly placed catch basin inserts will be placed during construction phasing to keep silt from entering the storm drainage system. They will be inspected frequently and cleaned out or replaced as needed to maintain their performance. o Surface Water Collection -Surface water from disturbed areas will be intercepted by catch basins with inserts. The wetvault will be one of the first BMPs installed and once installed will be used to provide treatment of construction stormwater. If required to meet surface water discharge standards, stormwater collected in a catch basin will be pumped to a Baker Tank for settlement. A sand filtration system may be used if needed to filter site stormwater prior to discharge. • Dewatering Control -Excess water from excavations will be pumped as required to complete construction. If dewatering occurs from areas where the water has come in contact with new concrete, such as tanks, vaults, or foundations, the pH of the water must be monitored and must be neutralized prior to discharge. Water from excavations will be monitored also for turbidity and if turbidity exceeds surface water discharge standards, the water will be disposed of offsite or treated prior to discharge to the storm drain. o Dust Control -Preventative measures to minimize the wind transport of soil will be addressed by the use of a vacuum sweeper. A water truck capable of spraying water may be used to control dust. 8.1.2 ESC Performance and Compliance Provisions The minimum performance required of the ESC will be identified in the CSWPPP and address the following issues: • ESC Performance -ESC measures will be inspected regularly and following storms to evaluate their performance. • Flexible Compliance -Following inspection, if a BMP is found to be ineffective in controlling erosion or sediment, it will be replaced, repaired, and expanded as needed to effectively manage erosion and sediment within the site. o Roads and Utilities Compliance-Vehicles leaving the site will be clean and will not track soil or debris onto public roads. Frequent sweeping of the project site will be needed. • Alternative and Experimental Measures -the proposed work is fairly common as far as construction in King County goes; therefore, no experimental measures are anticipated. 14 January 2013 I I I I I I I I I I I I I I I I I I I 8. 1.3 ESC Implementation Requirements The project will identify, install, and maintain required ESC measures consistent with the following requirements: • TESC Plan. • Wet Season Construction. • Construction within Critical Area Buffers, if applicable. o Maintenance. • Final Stabilization. • Consideration for Other Required Permits. 8.2 PART B -SPILL PLAN DESIGN The contractor's work will be performed in accordance with the requirements of a Spill Prevention Plan, to be submitted by the contractor. Addressing spill prevention is also a requirement of the SWPPP. 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT The Bond Quantity Worksheet is provided in Appendix C. A Declaration of Covenant for the Privately Maintained Flow Control, Water Quality Treatment Facilities and Flow Control BMPs is in process. 10.0 OPERATIONS AND MAINTENANCE MANUAL Properly maintained drainage facilities, water quality treatment systems, and flow control BMPs are important in prolonging the life of the facility as well as its effectiveness in managing stormwater and providing treatment. Drainage facilities onsite will be privately maintained in accordance with SWDM Appendix A: Maintenance Requirements for Flow Control, Conveyance and WQ Facilities. Drainage facilities will be inspected quarterly for sediment and debris accumulation and overall condition. Based on the condition of the facility during the quarterly inspection, repairs and cleaning will be conducted as needed. Inspection and cleaning will .be conducted annually. Operation and maintenance requirements and observation instructions for the drainage facilities onsite are presented on the following pages. These are referenced from SWDM Appendix A. 15 January 2013 I I I AP!JJ':NDIX A MAINTENANCE RE(.)UIRE~11:NTS rt lR FU >W l'l>NTRlll.. Cl l~./VEY ANCI:, ANI> W(J FACII.ITIES NO. 5-CATCH BASINS AND MANHOLES I Maintenance Detect or Problem Condition When Maintenance 11 Needed Results Expected When Component Maintenzmce is Performed Structure Sediment Sediment exceeds 60% of the depth ~om the Sump of catch basin contains no I bottom of the cateh basin to the in1Jert of the sediment. lowest pipe inlo or out of the catch basin or is within 6 inches of the invert ol lhe lowest pipe into or out of the catch basin. Trash and debris Trash ot debris of more than % cubic foot which No Trash or debris blOcking or I is localed immediately in front of lhe catch basin potentially blocking entrance lo opening or is blocking capacity of !he catch basin catch basin. by more lhan 10%. Trash or debris in the catch basin that exceeds No trash or debris In the catch basin. I 1/J lhe depth from the bottom of basin to invert the lowest pipe into or out of the basin. Dead animals or vegetation that could generate No dead animals or vegetation odors that could cause complaints or dangerous present within catch basin. gases (e.g .• methane). Oeposils of garbage exceeding 1 cubic foot in No condition presenl which would volt.Ima. attract Of support the breeding of insects or rodents. Damage to frame Comer of frame eKlends more than % inch past Frame is even with curb. I and/or lop i.lab curb face into the street (If applicable). Top slab has holes larger than 2 square inches or Top slab is free of holes and cracks. creeks wider than Y. inch. Frame not sitting flush on top slab, i.e., Frame is sitting flush on top slab. I separation of more than % inch of the frame from tho top stab. Cracks in walls or Cracks wider than * inch and longer than 3 feet. Catch basin is sealed and bottom any evidence of soil particles entering catch structurally sound. basin through cracks, or maintenance person I judges that catch basin is unsound. Creeks wider than % inch and longer than 1 foot No cracks more than 'I, inch wide at at the joint of any inletloutlet plpe or any evidence the join! of inlet/outlet pipe. of soil particles enlering catch basin through I cracks. Settlement/ catch basin has settled more than 1 inch °' has Basin replaced or repaired to design misalignment rotated more than 2 inches out of alignment. standards. I I Damagltd pipe joints Cracks wider than %-inch at the joint of the No cracks more than Y.-inch wide at inlet/outlet pipes or any evidence or soil entering the joint of inlet/outlet pipes. the catch basin at the joint of the inlatloutlel pipes. Contaminants and Any evidence of contaminants 0t pollution such Materials removed and disposed of pollution as oil, gasoline, concrete slurries or paint. according to applicable regulations. Source control BMPa implemented if appropriate. No contaminants present other than a surface 011 film. Inlet/Outlet Pipe Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes dear of sediment. accumulation I Trash and debris Trash and debm accumulated in inletlouUet No !rash or debris in pipes. plpes (includes noatables and non-floatables). Damaged Cracks wider than %-inch at the joint of the No cracks more than '!.-inch wide al inlellouttel pipes or any evidence of soil entering the joinl of the inlet/outlet pipe. I at the joints of the inlet/outlet pipes. I 2009 .Surfo~·~· W.itcr lksign M:mual -,\pp.:nJix ,\ l11Jl20ll'J ,VJ I 16 January 2013 I I I I Al'PENI>L\'. A MAINTENANCE RE(JUIREMENTS Fl.lJW CllN'TROL. C<>NVEY,\Nl'E. AND WQ FACIUTIES NO. 5-CATCH BASINS AND MANHOLES I Maintenance Detect or Problem Condition When Maintenance is Needed Results Expected When Component Maintenance Is Performed Metal Grates Unsafe grate opening Grate with opening wider than 11, inch. Grate opening meel$ design (Catch Basins) standards. I Trash and debris Trash and debris that is blocking more than 20% Grate free of trash and debris. of grate surface. footnote 10 guidelines fa< disposal Damaged or missing Grate missing or broken member(s) of the grate. Grate is in place and meets design Any open structure requires urgent standards. I maintenance. Manhole Cover/lid Cover/lid not in place Cover/lid is missing or only partially in place. Cover/lid protects opening to Any open structure requires urgent &tructure. maintenance. I Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. Nol Working maintenance person with proper tools. Bolls cannot be seated. Self.Jocking covernid does not wor1<. I Coverflid difficult lo One maintenance person caMot remove Cover/lid can be removed and Remove cover/lid after applying 80 lbs. of lift. reinstalled by one maintenance penon. I I I I I I I tr•Jl10ll'J 2nm Surfo..:..: W11t..:r l>i.:~ign Mm11ml -,\rp1.·ndix ,\ ,\-IO I 17 January 2013 I I I I APPENDIX/\ MAINTENANCE REQUJRE~IENTS FC Hl FI.C)\\I CONTRI ll.. CDSVEYANl'E. AND \\IQ FACII.ITIES NO. 6-CONVEYANCE PIPES AND DITCHES I Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance is Performed Pipes Sediment & debris Accumulated sediment or debris that exceeds Water flows freely through pipes. I accumulation 20% of the diameter of lhe pipe. Vegetation/roots Vegetation/roots that reduce free movement of Water flows freely through pipes. water through pipes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, concrete slurries or paint. according to applicable regutatiOns. I Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Damage lo protective Protective coating is damaged; rust or corrosion Pipe repaired or replaced. I coating or corrosion is weakening the structural integrity of any part of pipe. Damaged My dent that decreases the cross section area of Pipe repaired or replaced. pipe by more than 20% or is determined to have weakened structural integrity of Iha pipe. I Ditches Trash and debris Trash and debris exceeds 1 cubic foot per 1,000 Trash and debris cleared from square feet of ditch and slopes. ditches. Sediment Accumulated sediment that exceeds 20% of the Ditch cleaned/flushed of all sediment accumulation design depth. and debris so that it matches design. I Noxious weeds Arly noxious or nuisance vegetation which may Noxious and nuisance vegetation consUtute a hazard to County personnel or the removed according to applicable public. regulations. No danger of noxious vegetation where County personnel or the public might normally be. I Contaminants and Any evidence of cootsminants or pollution such Materials removed and disposed of pollution as oil. gasoline. concrete slurries or paint. according to applicabte regulations. Source control BMPs implemented it appropriate. No contaminants I present other than a surface oil film. Vegetation Vegetation that reduces free mo'Jement of water Water flows freely through ditches. through ditches. Erosion damage to My erosion observed on a ditch slope. Slopes are not eroding. I slOpes Rock lining out of One layer or less of rock exists above native soil Replace rocks to design standards. place or missing (If area 5 square feet or more, any exposed nali\18 Applicable) soil. I I I I I '.!OIJ<J Smfac1: Wah:1 lk .. ign Mamrn\ -Appi:ndix A l1'Jl2UU<J A·ll I 18 January 2013 I I I I Al'Pl:Nl>IX A M,\INTENANCE l<E(JIJIREMENTS ru,w Cl >NTRI >I •• L'( INVEY,\NCE. ,\ND W(J FACILITll:s NO. 11 -GROUNDS (LANDSCAPING) I Maintenance Defect or Problem CondUJons When Maintenance la Needed Resutts Expected When Component Maintenance Is Performed Site Trash or litter My ltash and debris which exceed 1 cubic fool Trash and debris deared from site. per 1,000 square feel (lhis is about equal to the I amooot of trash it would take to flQ up one standard size office garbage can). In general, there should be no visual evidence of dumping. No,cious weeds Any noxious or nuisance vegetation which may Noxious and nuisance vegetation I constitute a hazard to County personnel or the removed according to applicable public. regulations. No danger of noxious vegetation where County pel'$0nnel or lhe public might normally be. Contaminants and Any evidence of contaminants or pollution such Materials removed and di,posed of I pollution as oil, gasoline. concrete alurriea or paint. according 10 applicable regulations. Source control BMPs implement81:l if appropfiale. No contaminants present other than a aurface oil film. Grasslgroondcover Grass or groundcover exceeds 18 inches in Grass or groundcover mowed to a I heigh!. height no greater than 6 inches. Trees and Shrubs Hazard Any tree o, limb of a tree identified as having a No hazard trees in facility. potential to fall and cause property damage or threaten human life. A hazard trn Identified by a qualified arborist must be removed as soon I as possible. Damaged Limbs°' parts of trees or shrubs that are split or Trees and shrubs with less than 5% broken which affec:t more than 25% of the total of total foliage with spilt or broken fOliage of the tree o, shrub. limbs. I Trees or shrubs that have been blown down o, No blown down vegetation or knocked over. knocked over vegetation. Trees or shnJbs free of injury. Trees or shrubs which are not adequately Tree or shrub in place and supported or are leaning over, causing exposure adequately supported: dead or I of the roots. diseased trees removed. I I I I I !Oll'J Stttfo~·~· \\'mer I k,igu ~1:mu:il -App,:nJi.\. ,\ ,\-J(, I 19 January 2013 I I I I APPENDIX A MAINTEN,\;r,.:cE REQUIREMENTS FOR n.ow CONTROL. CONVEYA:'.l'E. AND W(J FACILITIES I N0.17-WETVAULT Maintenance Defect or Problem Condition When Maintenance ls Needed Results Expected When Component Maintenance Is Performed Site Trash and debris Trash and debris accumulated on facility site. Trash and debris removed from I facility slle. Treatment Area Trash and debris Any trash and debris accumulated in vault No trash or debris in vault. (includes floatabJes and non-floatables). Sediment Sediment accumulation in vault bottom exceeds No seclimen1 in vault. I accumulation the depth of the sediment zone plus 6 inches. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, cancreio slurries or paint. according to applicable regulalion8. Source contrOI BMPs implemented if I appropriate. No contaminants present other than a surface oil film, Vault Structure Damage to wall, Cracks wider than Y...inch, any evidence of soil Vault is sealed and structurally frame, bottom, and/or entering the structure through cracks. vault does sound. top slab not retain water or qualified inspection personnel I determines that the vault is not structurally '°"""· Baffles damaged Baffles comxling, cracking, warping and/or Repair or replace baffles or wans to showing signs of failure or baffle cannot be specifications. removed. I Ventilation Venlllation area blocked or plugged. No reduction of ventilation area exists. Inlet/Outlet Pipe Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. accumulation I Trash and debris TraSh and debris accumulated in inlet/ouUet No trash or debris in pipes. pipes (includes floatables and non-floatables). Damaged Cracks wider than ~inch at the joint of the No cracks more than Y.-inch wide at inlet/outlat pipes ot any evidence of soil entering the joint of the inlet/outlet pipe. I at the joints of the inlet/outlet pipes. Gravity Drain Inoperable valve Valve will not open and close. Valve opens and closes normally. Valve won't seal Valve does not seal completely. Valve completely seals closed. I Access Manhole Access covernid Access covernid cannot be eaSily opened by one Access covernid can be opened by damaged or difficult lo person. Corrosion/deformation of coveri1id. one person. open Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. not working maintenance person with proper tools. Bolts I cannot be seated. Self-locking covernid does not """'· Cover/lid difficult to One maintenance person cannot remove Cover/lid can be removed and remove cover/lid after applying 80 lbs of 11ft. reinstalled by one maintenance person. I Acxess dooraJplete Large access doors not ftet end/or access Doon: dose flat and covers acxess has gaps, doesn't opening not completely covered. opening completely. cover completely I lifting Rings missing, lifting rings not capable of lifting weight of door Lifting rings sufficient to lift rx rusted or plate. remove door or plate. Ladder rungs unsafe Missing rungs, misalignment. rust, or cracks. Ladder meets design standards. Allows maintenance person safe access. I I 21109 Smfaci: Wnti:r lksi~n Mamml -Ap11c11Ji."< A 11'}.':!IMl'J A-2.l I 20 January 2013 I I I I I I I I I I I I I I I I I 11 I I I C.2.5 RAIN GARDEN C.2.S.3 MAINTENA!"ICE INSTRUCTIONS FORA RAIN GARDEN If the rain garden flow control BMP is proposed for a project. the following maintenance and operation i.llstmctions must be recorded as nn anaclunent to the required dednrntion of con•nnnt nod grnot of ensemeut per Requiremeur 3 of Section C.1.3.3 (p. C·IS). l11e llneut of these instmctions is to expJain to funire property owners. the pmpose of the Bi\.-1P and how it must be maintained and operated. These insrmctions are intended to be a minimmn: DDES may require additional instmctions based on site- specific conditions. Also. as the C01u1ty gains more experience with the maintenance and operation of these BMPs. fun1re updntes to the instmctions will be posted on King Co\utty1s S111faa JfOrer Design Afanual website. D TEXT OF INSTRUCTIONS Your property contains a stormwater management flow control BMP (best management practice) called a "rain garden," which was Installed to mitigate the stormwater quantity and quality Impacts of some or all of the Impervious or non-native perv!ous surfaces on your property. Rain gardens. also known as "bloretentlon." are vegetated dosed depressions or ponds that retain and filter stormwater from an area of Impervious surface or non-native pervlous surface. The soll In the rain garden has been enhanced to encourage and support vigorous plant growth that serves to filter the water and sustain Infiltration capacity. Depending on son conditions. raln gardens may have water In them throughout the wet season and may overflow during major storm events. The size, placement, and design of the rain garden as depicted by the flow control BMP site plan and design details must be maintained and may not be changed without written approval either from the King County Water and Land Resources Division or through a future development permit from King County. Plant materials may be changed to suit tastes. but chemical fertlllzers and pesticides must not be used. Mulch may be added and additional compost should be worked Into the soil over time. Rain gardens must be Inspected annually for physical defects. After major storm events. the system should be checked to see that the overflow system Is working properly. If erosion channels or bare spots are evident. they should be stablllzed with soil. plant material. mulch. or landscape rock. A supplemental watering program may be needed the first year to ensure the long-term survival of the" rain garden's vegetation. Vegetation should be maintained as follows: 1) replace all dead vegetation as soon as possible: 2) remove fallen leaves and debris as needed: 3) remove all noxious vegetation when discovered; 4) manually weed without herbicides or pesticides: 5) during drought conditions. use mulch to prevent excess soler damage and water loss. 2009 Surface Water Design Manual-Appendix C 1/9/2009 C-63 21 January 2013 I I I I I I I I I I I I I I I I I I I 11.0 REFERENCES City of Renton. Amendments to the King County Surface Water Design Manual. February 2010. King County, Department of Natural Resources. King County. Washington. Surface Water Design Manual (SWDM). January 2009. King County, Department of Natural Resources. King County, Washington. King County Runoff Time Series(KCRTS) Model. January 2006. Terracon Consultants, Inc. Geotechnical Engineering Report. Proposed Pharmacy #69744 -Carr Road & Benson Drive South, Renton, Washington. October 2012. USDA Natural Resources Conservation Service. Soil Survey King County Area, Washington. July 2012. 22 January 20 l3 I I I I I I I I I I I I I I I D I I Kl:,./G COUNTY. WASH!KGTON. SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner The Velmeir Companies Phone Wayne Shores (248)318-0593 Address 5757 West Maple Rd. West Bloomfield, Ml 48322 Project Engineer John VerPlank Company URS Corporation Phone (616)57 4-8500 Part 3 TYPE OF PERMIT APPLICATION CJ Landuse Services Subdivison / Short Subd. / UPD liiJ Building Services M/F / Commerical / SFR li! Clearing and Grading Cl Right-<>f-Way Use Cl Other Part 5 PLAN AND REPORT INFORMATION Technlcal Information Report Type of Drainage Review @t Targeted (circle): Large Site Date (include revision dates): Date of Final: Part 6 ADJUSTMENT APPROVALS I Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Velmeir Retail Pharmacy DOES Permit# ---------- Location Township Range 23N 05E Section __ 29 ___ _ Site Address 10660 SE 176th St. Renton Part 4 OTHER REVIEWS AND PERMITS Q DFWHPA Cl COE404 Cl DOE Dam Safety Cl FEMA Floodplain Cl COE Wetlands Cl Other __ _ Cl Shoreline Management Cl Structural RockeryNaulU __ Cl ESA Section 7 Site Improvement Plan (Engr. Plans) Type ( circle one): Full I Modified I Small Site Date (include revision dates): Date of Final: Type (circle one}: Standard / Complex I Preapplication / Experimental/ Blanket Description: (include conditions in TIR Section 2) Date of A"'riroval: 1009 Surface Water Design Manual 1/9/1009 I I I I I I I I I I I I I I I I I I KING COUNTY. WASHINGTON. SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes I No Describe: Start Date: Completion Date: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan : ~""'S"-o"-o"s'--C=re"e"-k'--------- Special District Overlays:----------------------- Drainage Basin: -,-B_la_c_k_R_iv_e_r ________ _ Stormwater Requirements: Part 9 ONSITE AND ADJACENT SENSITIVE AREAS CJ River/Stream --------- CJ Lake CJ Wetlands __________ _ CJ Closed Depression -------- Cl Floodplain -----------a Other ------------ Part 10 SOILS I:! Steep Slope --------- Cl Erosion Hazard -------- 1:! Landslide Hazard------- CJ Coal Mine Hazard------- 1:! Seismic Hazard -------- Cl Habitat Protection a ----- Soil Type Slopes Erosion Potential Arents/Alderwood 2-9% low CJ High Groundwater Table (within 5 feet) CJ Sole Source Aqu~er CJ Other CJ Seeps/Springs CJ Additional Sheets Attached 1009 Stuface Warer Design ~fanual 2 1/9/1009 I I I I I I I I I I I I I I I I I I KING COUNTY. WASHINGTON. SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE LIMITATION/ SITE CONSTRAINT IX! Core 2 -Offsite Anal1sis CJ Sensitive/Critical Areas !iJ sEPA CJ Other CJ CJ Additional Sheets Attached Part 12 TIR SUMMARY SHEET lnrovide one TIR Summorv Sheet nAr Threshold Oischome Areal Threshold Discharge Area: {name or descrictionl Core Requirements (all 8 apply) Discharae at Natural Location Number of Natural Discharae Locations: 1 Offsite Analysis Level: I...'./ 2 / 3 dated: Flow Control "Forested" Level: 1 / 2 / 3 or Exemption Number /incl. facilitv summarv sheet\ Small Site BMPs Conveyance System Spill containment located at: Erosion and Sediment Control ESC Site Supervisor: Contact Phone: After Hours Phone: Maintenance and Operation Responsibility: c ~rivate "Y Public If Private, Maintenance Loa Reauired: Yes / No Financial Guarantees and Provided: Yes / No Liability Water Quality Type: c Basic J Sens. Lake / Enhanced Basicm / Bog (include facility summary sheet) or Exemption No. Landscaoe Manaaement Plan: Yes / No Soeclal Reaulrements las am llcablel Area Specific Drainage Type: CDA / 500 / MOP/ BP/ LMP / Shared Fae./ None Reauirements Name: Floodplain/Floodway Delineation Type: Major / Minor I Exemption ~ 100-year Base Flood Elevation (or range): Datum: Flood Protection Facilities Describe: Source Control Describe landuse: (comm./industrial landuse) Describe any structural controls: .!009 Stuface Warer Des:ign Manual ·' 1/9/.!009 I I I I I I I I I I I I I I I I I I I KING COUNTY. WASHINGTON. SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Oil Control High-use Site: Yes 1Q!v Treatment BMP: Maintenance Agreement: Yes / No with whom? Other Drainage Structures Describe: Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION l:J Clearing Limits ll!l Stabilize Exposed Surfaces IX! Cover Measures iJ Remove and Restore Temporary ESC Facilities l!J Perimeter Protection W Clean and Remove All Silt and Debris, Ensure l!J Traffic Area Stabilization Operation of Permanent Facilities l!J Sediment Retention l:J Flag Limns of SAO and open space l:J Surface Water Collection preservation areas l:J Other l:J Dewatering Control Cl!J Dust Control l:J Flow Control Part 14 STORMWATER FACILITY DESCRIPTIONS !Note: Include Facilitv Summary and Sketch) Flow Control fvr,,e/Oescriotion Water Oualitv TvnA/Descriction uiJ Detention Cl Biofiltration l:J Infiltration ~ Wetpool l:J Regional Facility l:J Media Filtration l:J Shored Facility l:J Oil Control liiJ Flow Control l:J Spill Control BMPs l:J Flow Control BMPs l:J Other CJ Other .::009 Surface Water Design Mamml 1/9/.::009 • I I I I I I I I I I I I I I I I KING COUNTY. WASHINGTON. SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS CJ Drainage Easement Cl Cast in Place Vault CJ Covenant Cl Retaining Wall CJ Native Growth Protection Covenant Cl Rockery> 4· High CJ Tract CJ Structural on Steep Slope CJ Other Cl Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report. To the best of my knowledge the information provided here is a~~ ~ c,fu / / q / /8, Qb S ed/Oal~ 1009 Surface Waler De<:.ign Manual 1/9/1009 , __ ., ... ,,, ""' C ~ ''"" - .,.,. C·C, - ·- .• ~ ... i 0 • ~ t \ • ! .~ "'"'" "" '""" l ! • STE '""~ ., ... " ; ~ ~ E -~ " ; 1 ,.f B If I c.1"' •"' ,((!,10,p,yeSE ~"" .~ ..• §\ !M.,; 11111 ~ "~"'.s, p..,1,c ... _ \. \ ' Sp"!) Glon °"" ... g c,u~- ,;;;,cd1~"" _,, llesa...-.11 \Pict f1Jar.l"YO<ll , . ..,.,..,.,. ~ • .. ./ ••• · ... SE 173rdSI @ ·~ ; r P=f'<ol< Q-' g u~e.. .. ..._.,. ,_ =~ SE !7-rlfl St ' ~ @) \I -• ¢t.9p,- ....... II fl .,N .... ·Ze, "\ I ,_ > B sECorrRd ~ B B Sp,o,oG"" ~ ~,-~ el, Sc§) 111!1Ch PISE _FrN_ .,_ ; n...~~· I [fl @) '! 11 °"""'°"_, t;: a;' ~ ~ ~ """"""""' i f ~ SE 17lfl:l :iT -_,,.. -· ·-SE 176111 SI " • • r; ,,,,,"'~Sc ~ g ~ r ~ !~'• ~-- eSE 1 ~~Rii B .. e::e..t.;;" i ' . ~ , ~ 20D 00)200 ""' mse. if! ; ! SE 17611'1 S FIGUIRIE 2: SITIE R.OCATUON illiAIP PfQ'OIBl IIETAL ENGINEER OF RECORD ~ CIWID RAPIDS, WI ,_,..... D<,Sl {t11)1J7- ARCHITECT, ~NO~t't ~M ............. ~ ~=--,-1:. lll:m:llll DEVELOPER fE VELMEIR \. u • rJ. Jrl IE 5 -·---· -- 9EAL, RE'VtSIONS/SUBMITTALS: PREAPPUCATION MTG. OBL24/2012 ORA.WING BY: D DA1" 08/24/2012 JOB NUMBER: 129-43584 mu:, VICINllY MAP SHEET NUMBER: COMMENTS: NOT ISSUED FOR CONSTRUCTION ~