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HomeMy WebLinkAboutReport 1CITY OF RENT~ DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: February 17, 2016 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Kiddie Academy Childrens Daycare Center LUA (file) Number: LUA-15-000021, ECF, SA-A Cross-References: AKA's: Kiddie Academy Daycare Project Manager: Kris Sorensen Acceptance Date: January 20, 2015 Applicant: Paul Franks I Owner: Amber Properties, Honggang Fan · Contact: Bob Nix PID Number: 5182100043 ERC Determination: DNS-M Date: February 9, 2015 Anneal Period Ends: Februarv 27. 2015 Administrative Decision: Approved with Conditions Date: February 9, 2015 Anneal Period Ends: Februarv 27. 2015 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a two-story building at the vacant property 353 Bremerton Ave NE within the Commercial Arterial (CA) zone. The site is approximately 31,243 sf in area and the proposed building would contain 12,548 sf of commercial space split between the two floors for the development of a child day care center. Approximately 170 children would be served by the daycare. Associated site improvements include a children's play area, additional vehicle parking, and landscaping. Vehicle access to the site is already established and provided from both NE 4th St and Bremerton Ave NE. Right-of-way dedication is not required and existing street improvements along Bremerton Ave NE would be retained as they currently exist. Documents submitted for review include environmental checklist, traffic study, geotechnical and drainage reports, and oarkina. landscaoe. and desian district analvsis. The site is within the Citv Aauifer Protection Area. Location: I Comm,nts, ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. I ADVISORY NOTES TO APPLICANT LUA15-000021 Application Date: January 15, 2015 Name: Kiddie Academy Daycare PLAN -Planning Review -Land Use Recommendations: POLICE RELATED COMMENTS 16 Police Calls for Service Estimated Annually Site Address: 353 Bremerton Ave NE Renton, WA 98059-5003 To protect materials and equipment during construction, it is recommended that all materials and tools be locked up when not in use. The commonly used tool lockbox will not be sufficient. The site will need security lighting and any construction trailer should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less then a 1 1/2" throw when bolted. Glass windows in the trailer should be shatter resistant. I also recommend the developer post "No Trespassing" signs on the property while it's under construction. This will aid police in contacting subjects who may be on the property after hours. The use of off duty police officers or private security guards to patrol the site during the hours of darkness is an option. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas will be vulnerable to crime due to the lack of natural surveillance by personnel and/or area homes or other businesses. It is recommended that the property be monitored (both inside and outside) with recorded security and that an alarm system be utilized after hours. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. It is important to direct all foot traffic towards the main entrance of the child care facility-this includes any employees, vendors, or delivery personnel. All areas of this facility need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton), as well as provide safe pedestrian travel for customers. The structure should have a building number clearly posted with numbers at least 12" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much landscaping will make both employees and parents feel isolated and pulled from view of environmental traffic and could provide criminals with concealment to commit crimes such as burglary. It is key for a business to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous locations, including entrances to the property and parking areas. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is com lete. Contact C ndie Parks, 425.430. 7521 when ou would like to make an a pointment. Recommendations: Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.45 per square foot of space. This fee is paid at time of building permit issuance. Fire Related Impact Comments: 1. The preliminary fire fiow is 1,500 gpm. A minimum of two fire hydrants are required. One within 150 feet and two within 300 feet of the building. One hydrant is required within 50 feet of the fire department connection. It appears adequate fire flow is available at the site. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including 5 inch storz fittings. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading. 4. An electronic site Ian is required prior to occu anc for re fire lannin Recommendations: 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 Ran: February 17, 2016 Page 1 of 3 ADVISORY NOTES TO APPLICANT LUA15-000021 ;(C:~ t;;:i PLAN -Planning Review -Land Use Version 1 I February 06, 2015 ,1:.:::-;:1t.:1:,;u:)!!i/!liiii!)!!f§~)EjijHliljjjijj;iij\;if;iiiiiiiiiiiiiiiil ;j;;)fif:::'';'..,.\·;i".'•:,;:.,:1 1:1-1'11 ''; '!i?LkrtE:S>Z::,!JH(F:Jff:d?HU;1111m1murn1@!HHilliHl!!i!il!iJ!!J\E1@n;1J!i!i!!i!i!'i::;;<\\!i:;;!J!~,:r,,,::,J;;;;:,:;':;>--·,;,;·-'··tJ:,·:;r1:,;;t,/0&''i!iiiji!ii!!ii'.f:lT~~:-:L,-:1'.1 .p. lan.·n ... 1ng•.R. e .. v,ew ...... ' ".· .n ...• m., ... m .... ·.·,e .. n .... t.~ ... ··•· <.·.''., ... '.··· ,, ... , •.••• Li:>.• ···'···'"'·''•'.'LF>. ,•.·1\), ""n· ta·c·· t·iiK""'·'5""""~~nilr"'25'.·.A 3n•a593·•1·.1<:so~n·s~n@""nt·onw· a'".·g· ·o· v'j,L. "'""" ""' ----" L., __ ;0-,->,·····t··+,~1"'-,.·.--". _),1,,-,.U7':'!'i!h-3'/!''.!1Mfr:-?11;;,. ,.,J':t ... ,~ .v:rv .. ,-, 1 11;;1 _'I;;. ,11;;_ ... __ ,._, __ ._., Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. 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 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide suoervision whenever eauioment or trucks are movina near trees. Recommendations: EXISTING CONDITIONS WATER There is an existing 12 inch water main (water plan no. W 3475) located within a 15 foot easement along the north property line. The 12 inch water main can deliver approximately 2,500 gpm at 20 psi residual pressure. The static water pressure is 65 psi at elevation 414 feet. There is also an existing 8 inch main in Bremerton Ave NE that can deliver 2,500 gpm. The project is within the City of Renton's Highlands 565 zone water service area. There are 2 hydrants within 300 feet of the site and each hydrant can deliver 1,000 gpm. SEWER Sewer service is provided by the City of Renton. There is an existing 8 inch sewer main in the alley to the rear of the lots. STORM There is a drainage conveyance system on the site. STREETS There is existing fronting improvements fronting the site in Bremerton Ave NE CODE REQUIREMENTS WATER 1. The preliminary fire fiow requirement per the Fire Marshall's office is 1,500 gpm. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One primary hydrant is required within 150 feet from the building and one additional hydrant is be required within 300 feet of the building. There are 2 hydrants within 300 feet of the site and each hydrant can deliver 1,000 gpm. Existing hydrant(s) counted as fire protection will be required to be retrofitted with storz fitting if not already installed. 2. Installation of a backfiow prevention assembly (DDCVA) in an underground vault outside of the building for the fire sprinkler system per Renton standard plan will be required. The DDCVA may be installed inside the building if the installation meets the conditions of the City standard plan no. 360.5. 3. System development fee for water is based on the size of the new domestic water meter that will serve the new building. The development is subject to water system development charges, meter installation fees based on the size of the domestic meter and fire service line. Fee for a 2 inch domestic water meter is $24,720.00. Fee for a 4 inch fire line is $10,050.00 4. Fee for a 2 inch meter drop in by the City is $950.00. 5. A Reduced Pressure Backfiow Assembly (RPBA) will be required to be installed inline of the domestic water meter to the building in an above ground insulated "hot box", per City standard. 6. Existing water stubs on the existing 12 inch water line that are not used shall be capped at the main line. 7. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. SANITARY SEWER 1. There is an 8 inch sewer main in Bremerton Ave NE. 2. System development fee for sewer is based on the size of the domestic water meter that will serve the new building. This is payable prior to issuance of the construction permit. Sewer fee based on a 2 inch domestic water meter is $17,080.00. SURFACE WATER 1. A surface water system development fee of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit Ran: February 17, 2016 Page 2 of 3 ADVISORY NOTES TO APPLICANT LUA15-000021 PLAN • Planning Review • Land Use . ,I.ii 2. A drainage memo dated January 9th, 2015 was submitted by CORE Engineers. The site falls within the Peak Rate Flow Control Duration Standard, Forested Conditions. The subject site (Lot 2) is the result of a two lot commercial short plat. Key Bank was built on Lot 1 and a commercial office building was proposed to be built on Lot 2. A drainage report and drainage plans were submitted, reviewed and approved in 2008. An underground combined detention and water quality storm vault was designed to the Level II flow control standard and was sized to provide detention for the development of both lots. The engineer has provided a copy of the "approved" TIR and provided confirmation that the vault is sized to meet the City's current drainage requirements with the development of this site. In fact the proposed site will create 0.29 acres less impervious surface area than the original office building proposal in 2008. 3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. TRANSPORTATION 1. On August 9, 2011, Neil Watts, Development Services Director approved a street modification request submitted by David E. Cayton for the Key Plaza Short Plat. The approval allowed existing frontage improvements along NE 4th Street and Bremerton Ave NE to remain and no dedication of right would be required on Bremerton or NE 4th Street. No frontage improvements along Bremerton Ave NE are required for this project. 2. Traffic impact fees shall be assessed as determined by the ITE trip generation manual. 3. A Traffic Impact Analysis prepared by Parametrix Engineering dated January 14, 2015 was submitted with the site plan application. The analysis was an update to the previously approved traffic study prepared by Traffic Consulting Northwest in August 2007 for the short plat and development of the Key Bank site and proposed commercial office building at that time. The purpose of the new traffic impact analysis was to provide new data and traffic volume information for 2015 and determine what if any traffic impacts would be created as a result of this project. No traffic impacts are expected as a result of this project. The increased traffic created by the development will be mitigated by payment of transportation impact fees. GENERAL COMMENTS 1. Separate permits and fees for storm connections, side sewer and water meter installations will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscapin plan shall be included with the civil Ian submittal. Each Ian shall be on se arate sheets. Ran: February 17, 2016 Page 3 of 3 ----·---Denis Law _.,. ..... ,c~-~ f ---~Ma:yo~r ------~ tiJ 1tyo L _ ~~O-~l!fill_h! April 18, 2015 Community & Economic Development Department C.E."Chip"Vi ncent, Administrator John T. Ludlow Hanson Barker Ludlow Drumheller, P .S. 2229 112'h Ave NW, Suite 200 Bellevue, WA 98004-2936 via email: jludlow@hansonbaker.com SUBJECT: Response to Aliza Properties Concerns Regarding Kiddie Academy (LUAlS-000021) Dear Mr. Ludlow: I have reviewed your letter of March 12, 2015 regarding the City's issuance of the Kiddie Academy State Environmental Policy Act (SEPA) Threshold Determination of Non- Significance, Mitigated (DNS-M) and the Administrative Site Plan Review (File No. LUA15-000021). The SEPA threshold determination and administrate site plan review decision were processed concurrently by the City of Renton and issued on February 13, 2015. The 14-day appeal period for the SEPA determination and land use decision ended at 5:00 pm on February 27, 2015. No appeals were filed. Your letter states that Danny Kornfeld of Aliza, Inc. did not receive notice of the Kiddie Academy application for the environmental and land use review processes. Based on an earlier telephone conversation with you, I understand that Aliza, Inc. acquired the property, which is located at 4431 NE 4th Street (APN 518210041), in the late October of last year. Because of your inquiry, we reviewed the land use file and verified our notification procedures for this application. A Notice of Application was mailed to property owners and occupants within 300 feet of the boundaries of the project site on January 20, 2015. Also, three 11" x 17" bright pink "Notice of Application and Proposed Determination of Non-Significance -Mitigated (DN5-M)" signs were installed on or near the subject site on January 20th. Since this project required SEPA review, a notice of the threshold determination for the DNS-M was published in the Legal Notices section of the Renton Reporter on February 27, 2015. The Renton Reporter is the City's newspaper of record. Also on February 2ih, the DNS- M was mailed to agencies and those parties who requested further notification. A notice of the DNS-M issuance (bright pink poster) was installed in three locations on or near the subject site. And, notice ofthe project was posted to the City's website, under the Current Land Use Applications page. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • Mr. John Ludlow Page 2 of 2 April 18, 2015 For surrounding property owners information, we rely on property ownership records provided and maintained by King County. Change of ownership information is not immediate; however, we do our best to provide alternative forms of notice. Aliza, Inc. was not individually notified of the application due to as King County property ownership records showed that Amber Properties was the owner. Notice was mailed to Amber Properties at the provided Post Office Box address. Notice was also mailed to Amber Properties at 4431 NE 4th Street, the address of Key Bank. While it is regrettable that Aliza Inc. did not receive notice, the City of Renton met its legal obligations for notification. Another concern in your letter is with regard to the access and parking restrictions that were recorded at the time of the short plat which created two lots, the now occupied by Key Bank, and a second lot that is now proposed for Kiddie Academy. The short plat was required to provide cross access and cross parking easements. This was accomplished to the City's satisfaction. During review of the Kiddie Academy proposal, parking was considered. Parking for daycare centers is based on the number of employees. The requirement is to provide one parking space for each employee, and 2 drop-off/pick-up spaces within 100 feet of the main entrance for every 25 clients in the program. The City's staff report and decision analyzed the parking requirements and found that the proposal had adequate provisions for the number of parking stalls needed for the proposal. You asked that the City consider your comments and suspend consideration of the day care center's application for building permits pending resolution of differences via modification of the land use application or an agreement between the parties. The City will not suspend its review of permits for this application, as the land use process has been completed, and the City's codes have been met, This appears to be a concern between private parties, and we encourage you to continue to work with the other party(ies) to resolve your differences. Sincerely, '0~~H{~tcr Jennifer T. Henning, AICP Planning Director cc: Chip Vincent, CED Administrator Larry Warren, City Attorney Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Kris Sorenson, Associate Planner ft£ HANSON BAKER John E. Hanson. Retired John M. Baker ( I 94S-200 I) March 12, 2015 SENT VIA EMAIL TO fuenningrdrentonwa.gov AND MAILED REGULAR MAIL Ms. Jennifer Henning Planning Director City or Renton 1055 South Grady Way Renton, Washington 98057 /,110~~ YS Re: Parcel ID No. 5182100043 and LUA 15-000021 Dear Ms. Henning: Mag1us Andersson Sandy Cairns Joseph C. Calmes Timothy J. Gr·aham John T. Ludlow Memlee A Maclean Rachel L .. Merrill __ Joshua Rosenstein RECEIVED MAR 1 ~ 2011 CITY Of RENTON PlANNING DIVISION Thank you for taking the time to speak with me on Monday and Tuesday. As I indicated in our conversations, I represent Danny Kornfeld and Aliza, Inc. ("Aliza"). On October 30, 2014 Aliza purchased the property located at 4431 N.E. 4th Street in Renton, also known as TPN 518210-0041-08 (the "Aliza Property" and "Property"). The Property is currently being leased by Key Bank (the "Bank"). Mr. Kornfeld learned for the first time last week that the parcel of property owned by Amber Properties, LLC, lying directly south of the Aliza Property- TPN 518210043 (the "Amber Property"}-is the subject ofa Land Use Action ("LUA") and a proposai to build a day care center on the adjacent parcel. 1 understand that the appeal period on the environmental determination expired on February 27, 2015 and the City's position is that it gave the requisite notice to Aliza and the Bank of their rights to comment on both elements of the LUA (the Administrative Site Plan Review and the environmental determination), notwithstanding the fact that the City (a) did not mail the notice to the Bank at the Property address; (b) did not mail any notices to Aliza, and ( c) did not clearly indicate that the appeal period for the Administrative Site Plan Review expired on the same date as the right to appeal decisions made as a part of the Administrative site Plan Review. Based upon your belief that the City complied with the LUA notice requirements you declined to formally extend the comment period to give Aliza and the Bank an opportunity to comment on the LUA. You did, however, invite me to write a letter reporting Aliza's concerns about the proposed development. This letter responds to that invitation. Hanson Baker Ludlow Drumheller PS 2229 -I 12th Avenue NE, Suite 200 Bellevue.WA 98004-2936 • Tel: 425.4S4J374 • Fax: 425.454.0087 · www.hansonbaker.com W:\WPDO(S\99999\003\B0279835.DOCX -jtl Hanson Flake,· Ludlow D1·am 0 elle1· PS. March 12,2015 Page -2 The Aliza and Amber Properties were created in a Short Plat recorded under King County Recording No. 201207900004 (the "Short Plat"). Both Properties are also benefited and burdened by a Declaration of Restrictions and Grant of Easement recorded under King County Recording No. 2012221001617, as amended by an Addendum recorded under King County Recording No. 20141030001654. (collectively called the "Declaration"). Importantly, the Short Plat includes a recitation that both Properties are subject to the te1ms and conditions of Key Bank's lease of the Aliza Property (the Bank Lease"), which Amber signed in July 2008. 1 The Declaration generally grants and reserves non-exclusive easements for access and parking over designated portions of both Properties, disallows material changes to the parking areas and also disallows any reduction of parking spaces without the consent of the owner of the Aliza Property. The Bank Lease, which has priority over the Short Plat, includes three important covenants made by Amber. First, Amber declared its intention to build a "multiple use office building"2 on the Amber Property and then warranted that "the Plaza shall ... include the Office Building defined in Recital D ... , consisting of approximately nine thousand rentable (9,000) square feet." This limitation on the square footage and office use of the Building binds Amber, the Amber Property and any party who purchases the Amber Property. In short, the day care center cannot be built on the Amber Property. Second, Amber promised to make certain specified Common Area improvements ( outlined in an attached Exhibit H and benefiting both Properties,) when it built the Bank building. This provision also binds Amber, the Amber Property and a successor owner. The site plan for the proposed day care center ignores the requirement that these Common Areas be preserved during the Lease term. Third, the Bank Lease gives the Bank the "non-exclusive use of all parking spaces located on the Amber Property," along with the right to install 22 Bank parking signs on the Amber Property.3 The proposed Site Plan for the proposed day care center filed with the City suggests that the only non-exclusive parking spaces on the two Properties are the ten spaces located generally on the south end of the Aliza Property. The implication is, therefore, that all of the parking spaces on the Amber Property are available for the exclusive use of the day care center. As I mentioned on Tuesday, however, my question is whether the City reviewed and approved the Application assuming that the 34 or 35 parking spaces on the Amber property were for the exclusive use of the day care center. Clearly, they are not. My final point relates to the reciprocal access rights described in the Bank Lease and the Short Plat. As I said Tuesday, wc understand that the day care center is expected to employ about 25 employees and serve between 165 and 170 children. Given the number of employees and the large number of children entering and leaving the Amber and Aliza Properties on a daily basis the Bank and Aliza expect an extraordinarily large numbers of cars to pass through the Aliza Property and use Bank parking spaces while drc pping·-off and picking kids up from the center. The day 1 See Note I of the "Notes and Restrictions" of Sheet L 2 See Recital D in the Lease. 3 See ,rI(B) of the Lease. W:\WPDOCS\99999\003\B0279835.DOCX Ha~so··. Baker Ludlow Drnrnheller PS. March 12, 2015 Page -3 care center's uses of the access and parking easements far exceed the intended scope of the respective easements-especially considering the limits placed on the size and otlice use of the building Amber imposed on the Amber Property. I am sending City Attorney La,vrence Warren a copy of this letter because I want him to know of the legal bases for Aliza's claims that the proposed LUA violates the terms of the Bank Lease, the Short Plat and the Declaration. By copy of this letter to George Bales at Amber I will likewise notify him of Aliza's objections to the proposed development of the .A •. mber Property. 1 will also request that Mr. Bales and a day care representative make themselves available to meet with Mr. Kornfeld within the next few days to discuss potential solutions to this problem. In the mean time, however, I respectfully request that the City consider these comments and suspend consideration of the day care center's application for building permits until we've either reached an agreement on an acceptable modification to the LUA or one of the parties notifies the City that we've reached an impasse. Thank you for your time and attention to this matter. I will look forward to receiving a response to my "standstill" request within the next three or four days. Very truly yours, HANSON BAKER LUDLOW DRUMHELLER P.S. John T. Ludlow JTL:jtl cc: Mr. Dam1y Kornfeld (by email attachment to dannv(ii)libcrtvinn.com) Mr. Lawrence Warren (by email attachment to lwarren(a)rentonwa.gov) Mr. George Bales (by mail) W:\WPDOCS\99999\Q::J3\B0279S35.DOCX November 24, 2014 Howard Fan 16161981h Pl. SE Sammamish, Washington 98075 Subject: Kiddie Academy on Lot 2 of Key Plaza Renton, WA Dear Howard: We have prepared the following letter, as requested, to describe our understanding of the parking arrangement between Lots 1 and 2 of the Key Plaza Shot Plat. We prepared the Short Plat for the Key Plaza parcel in October of 2012. This Short Plat was recorded under AFN 20121207900004. This Short Plat was prepared under the direction of the original developer of the parcel, Amber Properties, LLC and was prepared prior to the preparation of the Declaration of Restrictions and Grant of Easements documents by the original developer's attorney. During the preparation of the short plat map, we were directed to graphically show a Private Access and Parking Easement across Lot 1 to benefit Lot 2 and a Private Access Easement across Lot 2 to benefit Lot 1 . See Notes 1 and 2 on Sheet 1 of the recorded Short Plat. The intent of the easement across Lot 1 as shown was to provide legal access to Lot 2 through Lot 1 and to segregate a portion of the parking on Lot 1 to allow Lot 2 to park in Lot 1. Specifically, this easement area is shown on Sheet 2 of the short plat and the parking area on Lot 1 for Lot 2 is shown in Detail A The intent of this easement area was to cover the 10 parking stalls south of the Key Bank drive-thru. We understand that the intent was to make these 10 stall "shared" stalls for use by Lot 1 and Lot 2. All other 17 parking stalls in Lot 1 shall be for the use of Lot 1 only. The intent of the easement across Lot 2 as shown was to provide legal access to Lot 1 through Lot 2. No parking stalls were included in this easement area. We hope that this letter meets your needs. Do not hesitate to contact us if you need additional information. Sincerely, CORE DESIGN, INC. £)~~ David E. Cayton, PE. ProJect Manager Kenneth W. Shipley, P.L.S. Project Surveyor rt\ z: "' u r6 N LI. ~ ' 0 ~ t N ,, ". ~· o' ~ '~ "' 7~ :c g "' ~~' ~; 0 ~~ ~~ '-'< i,J'< rn ~~­v J. v Z "~ -o "''-' zo < ~~- N :0§ vz ~;~ "" Z O ~ ~s ~: ~ ~ 0 ~ " 1. I 'l ,, I~ ·.-.. ~ T _ _.,. __ >illl ----1 T- ,i ~ -__ I - • ----,~---~ . ,, I :'·\., --, --I L ___ _ I J. :i . '1·. ~' ii ' ~ ' '·:,:: ...... '·/ I I I I I i .. §,E g '•; ! :.Ci3.., ; Ui ! " ! ""' Cl) :o;iog ~ < C, !o., § Ii,. ~ ~ ,h • l:Q ~,~:I' ~ ~ ~ ~~!; 0 • I i;~; ~ ~§ h., i jr I ! l ~ ~ r--1 IL ~ 0 :r ,i I ~ C (') Iii I " a-~ (o "' I J: 3 II) t.cKt. 1 "'N"" 1rn1tN'In: t>EPARTMEIIIT'QF'COMrvt\.l .... 0 ]Clt>E\t~iQPMENT- 11,FFJ. A\,'(TQF SERVICE BY'MAIUNG On the 13th day of February, 2015, I deposited in the mails of the United States, a sealed envelope containing ERC Determination and Notice documents. This information was sent to: Agencies See Attached Paul Franks Architecture Applicant Bob Nix Contact Honggang Fan Owner Amber Properties Owner (Signature of Sender): '.''·-.\I', I STATE OF WASHINGTON -o-''\:>\..L Y Po :--~ ~'"\\\\,iq ~ .. .:..~ § ... '~S10+11,,1, ~ , COUNTY OF KING ) 3 f.~ ,..or~ '°.,.\ 'f,_ · ;: ~<.i ~ ... ~ t/l , ... Cit ... "'~ ~ I certify that I know or have satisfactory evidence that Sabrina Mirante § ;\ '\•' ~ "'} f signed this instrument and acknowledged it to be his/her/their free and voluntary act for thEf~~ .ti},,1~ /- mentioned in the instrument. 1 ,,1 0~ ~ ""'""" <::>"-0 -· ,,,,, ~SHI~.,· . t'° ..f, I I !!\\\,\\\''' Dated: t· ciJ h I/¢&( 13 1G / :> ___ ....ci·...c1·.:c·,.fu..' '±:-::1--'-~~l ='"-:-:---c:---:--:--::-:-:-:---:-:---:----- iJ I N · Public in and for the State of Washington Notary (Print): _____ \4-r~[r[. ',i,,--7),..r ~v~•J~/.~-t.=r-,;_5::~----------- My appointment expires: A. · --i" ·., "·t·1 /il,t.Q . .v.5-\ ex. 'I erv Kiddie Academy Child Care Center LUAlS-000021, ECF, SA-A template -affidavit of service by mailing Amber Properties LLC PO Box 3015 Renton, WA 98056 Paul Franks Paul Franks Architecture 14711 NE 29th Pl, Suite 118 Bellevue, WA 98007 Bob Nix Core Design 14711 NE 29th Pl, #101 Bellevue, WA 98007 Honggang Fan 1616 198th Pl SE Sammammish, WA 98057 Dept. of Ecology ** Environmental Review Section PO Box47703 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 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept.* 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172"' Avenue SE Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program• 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Preservation* Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Tim McHarg Attn: Jack Pace Director of Community Development Acting Community Dev. Director 12835 Newcastle Way, Ste 200 220 Fourth Avenue South Newcastle, WA 98056 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Kathy Johnson 1 Steve Lancaster, Responsible Official 355 110'" Ave NE 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 *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. 0 Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template ~ affidavit of service by mailing COUNTY OF KING ------J(~Il[CJIJ :~ NOTIJCE OF ENVIRONMENTAL DETERMINATION ISSUANCE Of A DETERMINATION OF NONS1GNIFICANCE-MITIGATED (DNS-M) ?OS TED TO NOTIFY INlEAESTED PERSONS OF AN EIIVIRONMENTAL ACTION PROJECT Nol.Ml:: Klddl• Andamf 0,~tl,Day can Cefnff PROJECT NUM-: lUA~t, ECF, !As ... llXATION: ~~/;:p;=,;~~ ~EQUESTING ENVIRONMENTII.L (SEPA) REVIEW AND orn:IUl'l10N: A NEW TWIHTORY BUil.DiNG AT Tllt SUBJECT SIT( 353 ADMINISTRATIVE sin PlAN REVIEW fOR RIAL CA ZONE THE SUBJECT V,lCANT PROPERTY ORUlltRTON AVE i'IE WITHIN TH£"'C:-'ME:';!~~N A~l ~E snit ET lKltRSECTION ON. THE WEST IS lOCAT!:CI so uni OF ntf NE 4 AN IN AllEA AND THE PROPQSED BUii.DiNG WOULD S!DE OF BREMERTON Avt NE. THE SITE lS Jl,~~ FOIi Tl4E DlVfLOPMENT of A 01!tDREM'S DAY OONTAJN U,5411 Sf SPUT enwtEN THE ~NCI.UDE PlAY ARE,115 wt1li PLAY STRUCTURS, VEHKU CAIi!: CENTER. OTHEII. SITE IMPIIOVEME LUA, AND LANDSU<PlNG EXISTING 111,HIQ.E Acrus TCI PARKING, MONUMlNT SIGN, P'EDESl'IUA!~ BREMUflON AV£ NE. rll~NG STRE[T IMl'ROVEMENTS THE SlTt 15 1'110\IIOEtl FRCIM NE 4Tl4 ST y WERE Al'l'ROVfD TO B£ RETAINEtl THROUGH A CITY WITHIN aitt:MERTON A\IE NE RIGHT-0F-0W;.,TID IN THE CITY'S AQUIFER PROTii;rKlN AREA AND NO MOOIF1CAllON APl'ROVAI.. THli 5lTE IS L tlTHEII ClU11CA~AREA5AkE IOENllFIED ON THE PROPllnY. M IITEE (ERC) HAS DETERMINED THAT THE PROPOS<:ll THE CIT'/ OF RENTON ENVIRONMENTAL REVIE~ C~ CA~ SE MITIGATEOTl-lROUGH MITTGAllON MEASURES. ACTION HAS PROBABLE SIGNIFICANT IMPACTS A ""'" bl !!led In wrillnl Dn or b8fcn1 S:00 p.m. on Fi,brua.., 21, APpHI• of tha ,owlr""""'nl•I datormlnation In City of R~mon, 10~ south Grady Way, 2015, toplh..-with 1M ,equlrad "'• "'Ith: HHr"ffli ei.am ;·b City of RMC 4+110 and infonnatl<rll Mnton, WA 98051. Appttll to Iha Exam~': ar:ti!-:;:.n~aertr'iofflca,[ffl)Uo--6SlD. re1ardln1 !he appul prr:rc .. 1 may be obuln• m IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING Will. BE SET ANO ALL PARTIES NOTIFIED. PlEASE INClUDE THE PROJECT NUM8ER WHEN CAWNG FOfl PROPER FILE IDENTIFICATION. CERTIFICATION I certify that I know or have satisfactory evidence that __ K'--'-'-c_.,_,,._~5">'"'"'·--' "'"''-'1-''"'""'"ac.,------ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary~ftiJ in!rf~;r {h~ State of Washington Notary (Print): My appointment expires:_ --f, tiJc.u.;(>l-1"";1ca.1.~it_-".1"' ..... 'i 1 ,.......,.1D=-· '"l f....._ ___ _ ---D~e::;::~'.aw------~: t J City! l .---. - .l-~1 ~ IJ_£l)J r l February 13, 2015 Paul Franks Paul Franks Architecture 14711 NE 29 1h Pl, #118 Bellevue,WA 98007 Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Kiddie Academy Child Day Care Center, LUAlS-000021, ECF, SA-A Dear Mr. Franks: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 27, 2015, 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. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. If you have any further questions, please call me at (425) 430-6593. For the Environmental Review Committee, ~~ b-... ,..,.., 7 ,._ Kris Sorensen Associate Planner Enclosure cc: Honggang Fan/ Owner(s) Bob Nix/ Contact Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov - ____ D_e:n:is:La_w ____ ............. ~ r Cit f I Mayor _! $. r l' ru r l February 13, 2015 Community & Economic Development Department C.E."Chip"Vincent Administrator Washington State Department of Ecology Environmental Review Section PO Box47703 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 9, 2015: SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM) PROJECT NAME: Kiddie Academy Child Day Care Center PROJECT NUMBER: LUAlS-000021, ECF, SA-A Appeals of the environmental determination must be filed in writing on or before S:00 p.m. on February 27, 2015, 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) 430-6593. For the Environmental Review Committee, Kris Sorensen Associate 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 Ramin Pazookl, 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 COMl'v1uNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA15-000021, ECF, SA-A Paul Franks, Paul Franks Architecture Kiddie Academy Child Day Care Center PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a new two-story building at the subject site 353 Bremerton Ave NE within the Commercial Arterial (CA) zone. The subject vacant property is located south of the NE 4th St and Bremerton Ave NE street intersection on the west side of Bremerton Ave NE. The site is 31,243 sf in area and the proposed building would contain 12,548 sf split between the two floors for the development of a children's day care center. Other site improvements include play areas with play structures, vehicle parking, monument sign, pedestrian plaza, and landscaping. Existing vehicle access to the site is provided from NE 4th St and Bremerton Ave NE. Existing street improvements within Bremerton Ave NE right-of-way were approved to be retained through a city modification approval. The site is located in the City's aquifer protection area and no other critical areas are identified on the property. PROJECT LOCATION: 353 Bremerton Ave NE LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D 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 February 27, 2015. 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: February 13, 2015 Environmental Determination of Non-Significiance-Mitigated _Kiddie Acadamy _15-000021, ECF, SA-A DEPARTMENT OF COMl'v1uNITY AND ECONOMIC DEVELOPMENT DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department FEBRUARY 9, 2015 Date Date C.E. "Chip" Vincent, Administrator Department of Community & Economic Development Environmental Determination of Non-Significiance-Mitigated _Kiddie Acadamy _15-000021, ECF, SA-A 21115 ~ ate Date DEPARTMENT OF __ MMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA15-000021, ECF, SA-A Paul Franks, Paul Franks Architecture Kiddie Academy Child Day Care Center PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a new two-story building at the subject site 353 Bremerton Ave NE within the Commercial Arterial (CA) zone. The subject vacant property is located south of the NE 4th St and Bremerton Ave NE street intersection on the west side of Bremerton Ave NE. The site is 31,243 sf in area and the proposed building would contain 12,548 sf split between the two floors for the development of a children's day care center. Other site improvements include play areas with play structures, vehicle parking, monument sign, pedestrian plaza, and landscaping. Existing vehicle access to the site is provided from NE 4th St and Bremerton Ave NE. Existing street improvements within Bremerton Ave NE right-of-way were approved to be retained through a city modification approval. The site is located in the City's aquifer protection area and no other critical areas are identified on the property. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 353 Bremerton Ave NE The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with the recommendations included within the "Geotechnical Engineering Study," prepared by Earth Solutions NW LLC, dated December 19, 2014. 2. The applicant shall contract with a Geotechnical engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Geotechnical monitoring services shall also be provided during construction covering inspections as recommended in the geotechnical report. 3. The applicant shall provide a fill source statement for fill used at the site for project development to be submitted with the construction permit application. 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 appeal process for the land use actions. Plan -Planning Review Version 1 I February 06, 2015 Engineering Review Comments Jan Illian I 425-430-7216 I jillian@rentonwa.gov Recommendations: EXISTING CONDITIONS WATER There is an existing 12 inch water main (water plan no. W 3475) located within a 15 foot easement along the north property line. The 12 inch water main can deliver approximately 2,500 gpm at 20 psi residual pressure. The static water pressure is 65 psi at elevation 414 feet. There is also an existing 8 inch main in Bremerton Ave NE that can deliver 2,500 gpm. The project is within the City of Renton's Highlands 565 zone water service area. There are 2 hydrants within 300 feet of the site and each hydrant can deliver 1,000 gpm. SEWER Sewer service is provided by the City of Renton. There is an existing 8 inch sewer main in the alley to the rear of the lots. STORM There is a drainage conveyance system on the site. STREETS There is existing fronting improvements fronting the site in Bremerton Ave NE CODE REQUIREMENTS WATER 1. The preliminary fire flow requirement per the Fire Marshall's office is 1,500 gpm. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One primary hydrant is required within 150 feet from the building and one additional hydrant is be required within 300 feet of the building. There are 2 hydrants within 300 feet of the site and each hydrant can deliver 1,000 gpm. Existing hydrant(s) counted as fire protection will be required to be retrofitted with storz fitting if not already installed. 2. Installation of a backflow prevention assembly (DDCVA) in an underground vault outside of the building for the fire sprinkler system per Renton standard plan will be required. The DDCVA may be installed inside the building if the installation meets the conditions of the City standard plan no. 360.5. 3. System development fee for water is based on the size of the new domestic water meter that will serve the new building. The development is subject to water system development charges, meter installation fees based on the size ofthe domestic meter and fire service line. Fee for a 2 inch domestic water meter is $24,720.00. Fee for a 4 inch fire line is $10,050.00 4. Fee for a 2 inch meter drop in by the City is $950.00. 5. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed inline of the domestic water meter to the building in an above ground insulated "hot box", per City standard. 6. Existing water stubs on the existing 12 inch water line that are not used shall be capped at the main line. 7. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. ERC Mitigation Measures and Advisory Notes Page 2 of6 SANITARY SEWER 1. There is an 8 inch sewer main in Bremerton Ave NE. 2. System development fee for sewer is based on the size of the domestic water meter that will serve the new building. This is payable prior to issuance of the construction permit. Sewer fee based on a 2 inch domestic water meter is $17,080.00. SURFACE WATER 1. A surface water system development fee of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit. 2. A drainage memo dated January 9th, 2015 was submitted by CORE Engineers. The site falls within the Peak Rate Flow Control Duration Standard, Forested Conditions. The subject site (Lot 2) is the result of a two lot commercial short plat. Key Bank was built on Lot 1 and a commercial office building was proposed to be built on Lot 2. A drainage report and drainage plans were submitted, reviewed and approved in 2008. An underground combined detention and water quality storm vault was designed to the Level II flow control standard and was sized to provide detention for the development of both lots. The engineer has provided a copy of the "approved" TIR and provided confirmation that the vault is sized to meet the City's current drainage requirements with the development of this site. In fact the proposed site will create 0.29 acres less impervious surface area than the original office building proposal in 2008. 3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. TRANSPORTATION 1. On August 9, 2011, Neil Watts, Development Services Director approved a street modification request submitted by David E. Cayton for the Key Plaza Short Plat. The approval allowed existing frontage improvements along NE 4th Street and Bremerton Ave NE to remain and no dedication of right would be required on Bremerton or NE 4th Street. No frontage improvements along Bremerton Ave NE are required for this project. 2. Traffic impact fees shall be assessed as determined by the ITE trip generation manual. 3. A Traffic Impact Analysis prepared by Parametrix Engineering dated January 14, 2015 was submitted with the site plan application. The analysis was an update to the previously approved traffic study prepared by Traffic Consulting Northwest in August 2007 for the short plat and development of the Key Bank site and proposed commercial office building at that time. The purpose of the new traffic impact analysis was to provide new data and traffic volume information for 2015 and determine what if any traffic impacts would be created as a result of this project. No traffic impacts are expected as a result of this project. The increased traffic created by the development will be mitigated by payment of transportation impact fees. ERC Mitigation Measures and Advisory Notes Page 3 of6 GENERAL COMMENTS 1. Separate permits and fees for storm connections, side sewer and water meter installations will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. Fire Review -Building Comments Corey Thomas / 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.45 per square foot of space. This fee is paid at time of building permit issuance. Fire Related Impact Comments: 1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are required. One within 150 feet and two within 300 feet of the building. One hydrant is required within 50 feet of the fire department connection. It appears adequate fire flow is available at the site. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including 5 inch storz fittings. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. Planning Review Comments Kris Sorensen J 425-430-6593 / ksorensen@rentonwa.gov Recommendations: Planning: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00} a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. ERC Mitigation Measures and Advisory Notes Page4of6 3. 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. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Police Review Comments Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: POLICE RELATED COMMENTS 16 Police Calls for Service Estimated Annually To protect materials and equipment during construction, it is recommended that all materials and tools be locked up when not in use. The commonly used tool lockbox will not be sufficient. The site will need security lighting and any construction trailer should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less then a 1 1/2" throw when bolted. Glass windows in the trailer should be shatter resistant. I also recommend the developer post "No Trespassing" signs on the property while it's under construction. This will aid police in contacting subjects who may be on the property after hours. The use of off duty police officers or private security guards to patrol the site during the hours of darkness is an option. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back ofthe buildings ERC Mitigation Measures and Advisory Notes Page 5 of6 should be limited, preferably with security fencing, as these areas will be vulnerable to crime due to the Jack of natural surveillance by personnel and/or area homes or other businesses. It is recommended that the property be monitored (both inside and outside) with recorded security and that an alarm system be utilized after hours. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. It is important to direct all foot traffic towards the main entrance of the child care facility-this includes any employees, vendors, or delivery personnel. All areas of this facility need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton), as well as provide safe pedestrian travel for customers. The structure should have a building number clearly posted with numbers at least 12" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much landscaping will make both employees and parents feel isolated and pulled from view of environmental traffic and could provide criminals with concealment to commit crimes such as burglary. It is key for a business to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous locations, including entrances to the property and parking areas. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Contact Cyndie Parks, 425.430.7521 when you would like to make an appointment. ERC Mitigation Measures and Advisory Notes Page6of6 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Kiddie Academy Child Day Care Center PROJECT NUMBER: LUAlS-000021, ECF, SA-A LOCATION: 353 Bremerton Ave NE DESCRIPTION: THE APPLICANT IS REQUESTING ENVIRONMENTAL (SEPA) REVIEW AND ADMINISTRATIVE SITE PLAN REVIEW FOR A NEW TWO-STORY BUILDING AT THE SUBJECT SITE 353 BREMERTON AVE NE WITHIN THE COMMERCIAL ARTERIAL (CA) ZONE. THE SUBJECT VACANT PROPERTY IS LOCATED SOUTH OF THE NE 4TH ST AND BREMERTON AVE NE STREET INTERSECTION ON THE WEST SIDE OF BREMERTON AVE NE. THE SITE IS 31,243 SF IN AREA AND THE PROPOSED BUILDING WOULD CONTAIN 12,548 SF SPLIT BETWEEN THE TWO FLOORS FOR THE DEVELOPMENT OF A CHILDREN'S DAY CARE CENTER. OTHER SITE IMPROVEMENTS INCLUDE PLAY AREAS WITH PLAY STRUCTURES, VEHICLE PARKING, MONUMENT SIGN, PEDESTRIAN PLAZA, AND LANDSCAPING. EXISTING VEHICLE ACCESS TO THE SITE IS PROVIDED FROM NE 4TH ST AND BREMERTON AVE NE. EXISTING STREET IMPROVEMENTS WITHIN BREMERTON AVE NE RIGHT-OF-WAY WERE APPROVED TO BE RETAINED THROUGH A CITY MODIFICATION APPROVAL. THE SITE IS LOCATED IN THE CITY'S AQUIFER PROTECTION AREA AND NO OTHER CRITICAL AREAS ARE IDE,NTIFIED ON THE PROPERTY. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 27, 2015, together with the required fee with: Hearing Examil')er, 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 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT of ENVIRONMENTAL REVIEW COMMITTEE REPORT AND A. SUMMARY AND PURPOSE OF REQUEST ERC MEETING DATE: Project Nome: Owner: Applicant/Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: STAFF RECOMMENOA T/ON: February 9, 2015 Kiddie Academy Child Day Care Center Honggang Fan; 1616 198th Pl SE; Sammamish WA Paul Franks, Paul Franks Architecture; 14711 NE 2 LUA15-000021, ECF, SA-A Kris Sorensen, Associate Planner The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a new two-story building at the subject site 353 Bremerton Ave NE within the Commercial Arterial (CA) zone. The subject vacant property is located south of the NE 41 h St and Bremerton Ave NE street intersection on the west side of Bremerton Ave NE. The site is 31,243 sf in area and the proposed building would contain 12,548 sf split between the two floors for the development of a childrens day care center. Other site improvements include play areas with play structures, vehicle parking, monument sign, pedestrian plaza, and landscaping. Existing vehicle access to the site is provided from NE 4th St and Bremerton Ave NE. Existing street improvements within Bremerton Ave NE right-of-way were approved to be retained through a city modification approval. The site is located in the City's aquifer protection area and no other critical areas are identified on the property. 353 Bremerton Avenue NE 0. 72 acres, 31,243 sf Proposed New Bldg. Are, Staff Recommends that the Environmental Revi Determination of Non-Significance (DNS-M). Project Location Map ERC and Site Plan Report_Draft Kiddie Academy DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT r of } ENVIRONMENTAL REVIEW COMMITTEE REPORT AND ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST ERC MEETING DATE: Project Name: Owner: Applicant/Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: STAFF RECOMMENDATION: February 9, 2015 Kiddie Academy Child Day Care Center Honggang Fan; 1616 198th Pl SE; Sammamish WA 98075 Paul Franks, Paul Franks Architecture; 14711 NE 29th Pl, #118; Bellevue WA 98007 LUA15-000021, ECF, SA-A Kris Sorensen, Associate Planner The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a new two-story building at the subject site 353 Bremerton Ave NE within the Commercial Arterial (CA) zone. The subject vacant property is located south of the NE 4th St and Bremerton Ave NE street intersection on the west side of Bremerton Ave NE. The site is 31,243 sf in area and the proposed building would contain 12,548 sf split between the two floors for the development of a children's day care center. Other site improvements include play areas with play structures, vehicle parking, monument sign, pedestrian plaza, and landscaping. Existing vehicle access to the site is provided from NE 4th St and Bremerton Ave NE. Existing street improvements within Bremerton Ave NE right-of-way were approved to be retained through a city modification approval. The site is located in the City's aquifer protection area and no other critical areas are identified on the property. 353 Bremerton Avenue NE 0.72 acres, 31,243 sf Proposed New Bldg. Area (grass): 12,548 sf Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS-M). Project Location Mop ERC and Site Plan Report_Final Kiddie Academy City of Renton Department of Commu Economic Development Environmen view Committee & Administrative Site Pion Report KIDDIE ACADEMY CHILD DAY CARc cENTER LUAlS-000021, ECF, SA-A Report of February 9, 2015 Page 2 of 34 I 8. EXHIBITS: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 Exhibit 21 Exhibit 22 Exhibit 23 Exhibit 24 Exhibit 25 Exhibit 26 Environmental Review Committee Report Project Narrative 3-0 Conceptual Building Models, Sheet SPR-6.3, dated 1/12/15 Elevations, Sheet SPR-6.1 & 6.2, dated 1/12/15 Building Sections, Sheet SPR-5.1, dated 1/12/15 Topographic Map & Survey, Sheet C2 Site Plan, "Site Development Plan," Sheet SPR-2.1, dated 1/12/15 Aerial Floor Plans, Sheet SPR-4.1.1 & 4.1.2, dated 1/12/15 Generalized Utilities, Conceptual Grading, and Drainage Control Plan, Sheet SPR-Cl City's Street Improvement Modification Request Approval, letter to Mr. Cayton, dated 8/9/11 Landscape Plan, Sheet SPR-Ll Critical Area Aquifer Protection Zone Geotechnical Study, prepared by Solutions NW LLC, dated 12/19/14 Storm Drainage Report, prepared by CORE Design, dated 1/9/15 Traffic Impact Analysis, prepared by Traffic Consulting NW, dated 8/9/07 Traffic Impact Analysis Update & Signal Warrant Analysis, prepared by Parametrix, dated 1/14/15 Environmental Checklist Neighborhood & Zoning Map Short Plat LUA12-012 Site Plan Approval LUA08-013 Fence & Garbage Enclosure Detail, Sheet SPR-3, dated 1/9/15 Building Roof Plan, Sheet SPR-4.4, dated 1/12/15 City Transportation Division Email, From Bob Mahn, dated 1/15/15 Plan Review Comments Design District Checklist I c. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning ERC/Site Plan Report Land Use File No. N/A N/A Ordinance No. 5099 5100 11/01/2004 11/01/2004 City of Renton Department of Commu Economic Development KIDDIE ACADEMY CHILD DAY CARE cENTER Environmen view Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A Report of February 9, 2015 Annexation -Dochnahl Site Plan Approval - Multiple commercial buildings Short Plat Approval -Two lots created I 0. PUBLIC SERVICES: 1. Existing Utilities N/A LUA08-013 LUA12-012 3946 N/A N/A Page 3 of 34 10/16/1985 06/05/2008 12/05/2012 a. Water: This project is served by the City of Renton. There is an existing 12-inch water main (water plan no. W 3475) located within a 15-foot easement along the north property line. The 12-inch water main can deliver approximately 2,500 gpm at 20 psi residual pressure. The static water pressure is 65 psi at elevation 414 feet. There is also an existing 8-inch main in Bremerton Ave NE that can deliver 2,500 gpm. The project is within the City of Renton's Highlands 565 zone water service area. There are 2 hydrants within 300 feet of the site and each hydrant can deliver 1,000 gpm. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in Bremerton Ave NE. c. Surface/Storm Water: There is a drainage conveyance system on the site. 2. Streets: There are existing frontage improvements fronting the site in Bremerton Ave NE. 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 4-2-120A: Development Standards For Commercial Zoning Designations 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-080: Critical Areas Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-040: Fences and Hedges Regulations c. Section 4-4-070: Landscaping d. Section 4-4-075: Lighting, Exterior On-Site e. Section 4-4-080: Parking, Loading and Driveway Regulations f. Section 4-4-090: Refuse and Recyclables Standards g. Section 4-4-095: Screening and Storage Height/Location Limitations h. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-7-200: Site Plan Review £RC/Site Plan Report City of Renton Department of Commu Economic Development KIDDIE ACADEMY CHILD DAY CAR •• ENTER Report of February 9, 2015 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element G. ENVIRONMENTAL REVIEW Environmen view Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A Page 4 of 34 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. 1. Environmental Threshold Determination Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. 2. Mitigation Measures 1. The applicant shall comply with the recommendations included within the "Geotechnical Engineering Study," prepared by Earth Solutions NW LLC, dated December 19, 2014. 2. The applicant shall contract with a Geotechnical engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Geotechnical monitoring services shall also be provided during construction covering inspections as recommended in the geotechnical report. 3. The applicant shall provide a fill source statement for fill used at the site for project development to be submitted with the construction permit application. 3. Environmental Impacts The Proposal was circulated ond reviewed by various City Departments and Divisions to 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: a. Earth Impacts: The site is generally flat with a 4-foot relief from the northeast to the southwest corner of the site. Overall average slope of the site is 1.7 percent (Exhibit 6). There are four trees on-site along the Bremerton Ave NE right-of-way and minimal vegetation consisting of grass and general groundcover due to clearing for a previously approved land use action (Exhibit 21). A retaining wall is located along the westerly boundary (Exhibit 6). Along the Bremerton Ave NE easterly property line, there is an approximate 2 to 3-foot slope down to the street right-of-way, where the subject site is perched above street and sidewalk grade. Following development, impervious surface coverage will be approximately 60 percent (Exhibit 10). The site is generally comprised of a surficial layer of fill, six inches in depth over medium dense to very dense native glacial till deposits, according to the Geotechnical Engineering Study, prepared by Earth Solutions NW LLC, dated December 19, 2014 (Exhibit 14). The geotechnical report reviewed and references data from a previous geotechnical study prepared by the same Earth Solutions NW LLC for the site in October 2007. The 2007 report was provided when the subject site was combined with the property to the north where a bank is currently located and multiple buildings were approved for development under Site Plan Review (LUAOB-013 ... ). Ultimately only the bank was constructed, although a building pad and utilities ERC/Site Plan Report City of Renton Department of Com mu Economic Development KIDDIE ACADEMY CHILD DAY CARc cENTER Report of February 9, 2015 Environ men view Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A Page 5 of 34 were installed on the subject site where a multi-story commercial building was approved via LUA08-013. Recently, the two lots were subdivided in 2012 through LUA12-012 short plat (Exhibit 20). In December 2014, two soils test pits were investigated to a maximum depth of 2.5 feet below existing grade where refusal on dense native soil was encountered. In the 2007 soils investigation, the geotechnical report identified that the test pits were explored to a depth of approximately 5 feet. The topsoil encountered at all test pit locations are characterized as a dark brown organic rich surficial layer approximately 6 inches in depth. According to the 2014 geotechnical report, minor fill was most likely placed during construction of Key Bank in 2008. Ground water was not observed in either the 2007 or 2014 soil investigations although the 2014 geotechnical report states that groundwater seepage should be expected in underground utility excavations for the development of the site (Exhibit 14, page 3). Excavation is estimated at approximately 150 cubic yards based on the submitted Environmental Checklist (Exhibit 18, page 5). A grading plan has been submitted (Exhibit 10) identifying that the proposed site grade would be approximately the same grade as currently exists. The estimated amount of fill is not identified in either the geotechnical report or Environmental Checklist. Prior to grading of the subject site, stripping of surface vegetation and organic rich topsoil deposits of approximately 2 to 4 inches in depth is necessary according to the "Site Preparation and Earthwork" subsection of the geotechnical report (Exhibit 14, page 4). According to the geotechnical report, grading activities and preparation of building and pavement subgrade areas will likely be limited to cutting grades to foundation subgrade elevation and minor areas of cuts and fills. The geotechnical report states that the site is suitable for the proposed project, given the recommendations of the 2014 geotechnical report are followed (Exhibit 14, Cover letter dated December 19, 2014). Recommendations are for earthwork, site preparation, structural fill, erosion control, foundations, slab-on-grade floors, retaining walls, excavations and slopes, seismic considerations, drainage, utility trench backfill, and pavement sections. Additionally, the report recommends use of a geotechnical firm during construction phase for quality control services including geotechnical engineering and soil testing services for possible review of project elements such as temporary cut slopes or shoring and observation and verification of fill materials. Therefore, staff recommends a mitigation measure that the applicant comply with the design recommendations within the "Geotechnical Engineering Study," prepared by Earth Solutions NW LLC, dated December 19, 2014. Additionally, due to the geotechnical report recommendation and specifications for site preparation and construction, staff recommends the applicant contract with a Geotechnical engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Geotechnical monitoring services shall also be provided during construction covering inspections as recommended in the geotechnical report. Mitigation Measures: 1. The applicant shall comply with the recommendations included within the "Geotechnical Engineering Study," prepared by Earth Solutions NW LLC, dated December 19, 2014 (Exhibit 14). 2. The applicant shall contract with a Geotechnical engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Geotechnical monitoring services shall also be provided during construction covering inspections as recommended in the geotechnical report (Exhibit 14). Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation and Mining Regulations b. Water I. Storm Water £RC/Site Plan Report City of Renton Department of Commu Economic Development KIDDIE ACADEMY CHILD DAY CARc cENTER Report of February 9, 2015 Environmen view Committee & Administrative Site Pion Report LUAlS-000021, ECF, SA-A Page 6 of 34 Impacts: The site falls within the Peak Rate Flow Control Duration Standard, Forested Conditions. The subject site is a result of a two lot commercial short plat. A drainage report and drainage plans were submitted, reviewed, and approved in 2008. An underground combined detention vault is sized to meet the City's current drainage requirements with the development of the subject site. A Preliminary Storm Drainage Report was submitted with the site plan application, prepared by CORE Design, dated January 9, 2015. The second page of the report is a letter that serves as a "Drainage Memorandum" and outlines how the subject site complies with the 2009 King County Surface Water Drainage Manual (KCSWDM) (Exhibit 15, page 2). The memorandum states that the proposed development would utilize the existing stormwater detention/water quality vault that was previously constructed. The letter states the stormwater facility was constructed as part of the previous 1.45-acre site development when Key Bank and a multi-story office structure were proposed. Had both the bank and the 3-story office building been constructed, the site would have had approximately 1.27 acres of impervious surface between building coverage and parking areas and 0.18 acres pervious area. The impervious surface currently being proposed through the subject project, including what exists on the developed Lot 1/Key Bank property, is 0.98 acres. According to the storm drainage analysis, the proposal equates to 0.29 acres less impervious area than the previous full build out concept previously approved by LUA08-013 (Exhibit 15, page 2). The memorandum does not recommend additional storm analysis as the existing vault would provide the necessary storage, flow control, and water quality for Lot 2/Kiddie Academy to meet the 2009 KCSWDM standards, as long as the all development on Lot 1 and Lot 2 of the short plat do not exceed the previously approved development. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. II. Aquifer Impacts: The subject site is located within the Aquifer Protection Zone 2 (Exhibit 13). The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. Therefore, staff recommends a mitigation measure that if fill is used for project development, a fill source statement would be required. Mitigation Measures: For fill used for project development, a fill source statement is required to be submitted with the construction permit application. Nexus: SEPA Environmental Regulations, RMC 4-3-080 Critical Areas and Aquifer Protection Regulations. c. Transportation Impacts: A Signal Warrant Analysis and Updated Traffic Impact Analysis Report, prepared by Parametrix, dated January 14, 2015 was submitted with the application (Exhibit 13). The technical analysis supplements the previous 2007 Traffic Impact Analysis Report (TIA) that was prepared by Traffic Consulting Northwest, dated August 9, 2007, for the development of Key Bank and the other proposed commercial structure (Exhibit 16). The January 2015 analysis states that to determine trip generation, Parametrix was provided trip generation estimates by Kiddie Academy, a nationwide daycare franchise, using the experience of other Kiddie Academy sites. The analysis also used ITE Trip Generation Manual for day care centers for comparison purposes (Exhibit 17, page 2). The 2015 traffic study anticipates the project to generate approximately 61 additional daily trips in the AM Peak Hour and 63 additional trips in the PM Peak Hour (Exhibit 17, page 3, Table 2). The TIA analysis finds that 50 to 60 percent of the daycare students reside in the large network of neighborhoods located to the south of NE 4th Street and the analysis assumes that 50 percent of the trip generation estimates are considered pass-by in nature, meaning that the pass-by vehicles would be already using the NE 4th and Bremerton Ave NE intersection and would simply stop by the daycare on their way to and from work without diverting from their original travelled way. ERC/Site Plan Report City of Renton Department of Commun conomic Development KIDDIE ACADEMY CHILD DAY CARE cENTER Report of February 9, 2015 Environment iew Committee & Administrative Site Plan Report LUA15-00002l, ECF, SA-A Page 7 of 34 The Parametrix study also provided analysis of the intersection at NE 4th St and Bremerton Ave NE to determine whether a traffic signal would be required. Ultimately, the analysis states that the addition of the Kiddie Academy development will not result in the need for a traffic signal. The previous TIA provided a similar analysis for the proposed multi-story commercial building that was never constructed on the Kiddie Academy subject site, which would have generated more traffic than the subject proposal. The previous study also determined that no traffic signal would be required at the intersection. City of Renton Transportation division staff has reviewed the provided analysis (Exhibit 24 and Exhibit 25). Staff states that the subject proposal will have minimal impact on traffic operations at the intersection, where a traffic signal is not warranted, and minimal impact on Bremerton at the driveway serving the development where no roadway or channelization improvements are required. It is not anticipated that the proposed project would significantly adversely impacts the City of Renton's street system subject to the payment of code-required impact fees. The impact fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. A concurrency recommendation will be provided in the staff report for site plan review based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4, 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." H. ADMINSTRATIVE SITE PLAN REVIEW FINDINGS OF FACT: 1. The applicant is requesting Administrative Site Plan Review for the construction of a two-story, 12,548 gross sf, child day care center (Exhibit 7). 2. The Site Plan Review is required for all development in the CA zone that is not exempt from Environmental SEPA review. 3. The property is located within the Commercial Corridor (CC) Comprehensive Plan land use designation, Commercial Arterial (CA) zoning classification, the Highlands Community Planning Area, and Design District 'D' (Exhibit 26). 4, Vehicular access to the site is provided through two existing driveways, one from NE 4th St and the other from Bremerton Ave NE. Both access points are designed to be shared driveways through exiting easements for shared use by the subject site and the site to the north at 4431 NE 4th St (PID 5182100041) as identified on the Key Bank Short Plat (Exhibit 20). 5. The subject site is bordered by Bremerton Ave NE to the east. An existing auto repair use in the CA zone abuts the site to west. Multiple existing single family residences in the CA zone abut the site to the south. An existing bank in the CA zone abuts the site to the north (Exhibit 19). 6, The site is currently vacant, and was partially developed for a proposed multi-story commercial building that was never constructed. The site is partially paved with 6,296 sf of pavement, and has 11 developed parking spaces, and underground utilities. 7. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on February 9, 2015, the City's Environmental Review Committee issued a Determination of Non- Significance -Mitigated (DNS-M) (Exhibit 1). A 14-day appeal period will commence with this Administrative Site Plan Review decision on February 13, 2015 and end on February 27, 2015. ERC/Site Plan Report City of Renton Department of Commur Economic Development KIDDIE ACADEMY CHILD DAY CARE .ENTER Report of February 9, 2015 Environmen 'iew Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A Page 8 of 34 8. The Planning Division of the City of Renton accepted the above master application for review on January 15, 2015 and determined it complete on January 20, 2015. The project complies with the 120- day review period. 9. The site is generally flat with an approximate overall 1.7% slope (Exhibit 6). 10. The proposed structure would have a flat roof with three projecting gables above the roofline on the south, north, and east facades. The building height would be 29 feet 8 and 7 /8 inches from the proposed grade (Exhibit 4 and Exhibit 5). The projecting gables from the roof level rise an additional 14 feet 6 inches above the roofline where the tallest point of the gables would be approximately 44 feet above grade elevation. 11. The building would have 10 doors on the ground level and the primary entrance and double doors are proposed on the northern fa~ade facing NE 4th St (Exhibit 4). The other entrances would be located on the rear southern fa~ade and west fa~ade and provide access to ground floor classroom areas and stairwells. 12. Approximately 150 cubic yards of cut is proposed on-site (Exhibit 2). Structural fill would be used to grade the site according to the grading plan which is approximately the same grade as what exists and for site improvements that require fill (Exhibit 10). 13. The proposal includes 35 vehicle parking stalls including two accessible stalls and 4 bicycle parking stalls (Exhibit 7). Ten of the stalls are provided through a shared parking easement with the abutting property to the north established through Short Plat LUA12-012. 14. The site is located in the City of Renton Aquifer Protection Zone 2. No other critical areas are located on site. 15. No public comments were received and no agency comments were received. 16. 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. 17. The proposal requires Site Plan Review for development in the CA zone when not exempt from SEPA Environmental Review, and requests a reduction in the front yard setback for the zone as allowed through 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: a. COMPREHENSIVE PLAN COMPLIANCE ANO CONSISTENCY: The site is designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map. The purpose of CC is to evolve from "strip commerciar' linear business districts to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. The proposal is compliant with the following Comprehensive Plan policies: 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. Objective LU-BBB: Guide redevelopment of land in the Commercial Corridor designation with Commercial Arterial zoning, from the existing strip commercial forms into more concentrated forms, in which structures and parking evolve from the existing suburban ERC/Site Plan Report City of Renton Department of Com mu Economic Development KIDDIE ACADEMY CHILD DAY CA._ ___ NTER Environme, view Committee & Administrative Site Plan Report LUA15-00002l, ECF, SA-A Report of February 9, 2015 Page 9 of 34 form, to more efficient urban configurations with cohesive site planning. .,' Policy LU-262. Support the redevelopment of commercial business districts located along principal arterials 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. .,' Policy CD-20. Orient site and building design primarily toward pedestrians through master planning, building location, and design guidelines. .,' Policy CD-23. Development should have buildings oriented toward the street or a common area rather than toward parking lots. b. ZONING COMPUANCE AND CONS1STI:NCY: The subject site is classified Commercial Arterial (CA) on the City of Renton Zoning Map. The Commercial Arterial zonejmplements the Commercial Corridor Land Use designation, where the purpose of. the zone is to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors where residential uses may be integrated into the zone through mixed-use buildings. 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. Staff Comment: Not applicable. Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CA zone, is 5,000 square feet. Staff Comment: Not applicable. The subject site was created through a short plat in 2012 (LUA12- 012) which created the 31,243 sf site (Exhibit 20). 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 has no rear or side yard setback except 15 feet if lot abuts or is adjacent to a residential zone. Staff Comment: All properties abutting the site, to the north, south, and west have the CA zone designation and there are no residential zone properties abutting the subject site. The following table contains setbacks for the proposed structures based on the submitted site plan (Exhibit 7): Front Yard Setback Rear Yard Setback -Side Yard Setback -Side Yard Setback - -East West North South £RC/Site Plan Report City of Renton Department of Commu KIDDIE ACADEMY CHILD DAY CA. Economic Development NTER Environ me, view Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A Report of February 9, 2015 Page 10 of 34 I 15' I 88' I 46' I 35' I The proposal complies with the setback requirements of the zone. Building Height: Per RMC 4-2-120A building height is restricted to 50 feet unless a conditional use permit is obtained. Staff Comment: The proposed structure would have a flat roof with three projecting gables above the roofline. The gables are identified on the north, south, and east facades. The building roofline height would be 29 feet 8 and 7/8 inches from the proposed grade (Exhibit 4). The projecting gables from the roof level rise approximately an additional 14 feet 6inches in elevation above the roofline, where the tallest point of the gables would be approximately 44 feet above site grade elevation. 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. There is no impervious lot coverage maximum for the zone. Staff Comment: The proposed building would have a footprint of 6,274 sf on the 31,243 sf site resulting in building lot coverage of approximately 20 percent (Exhibit 10). The proposal complies with the lot coverage requirements of the zone. Fences: General fence height limitation for commercial uses per RMC 4-4-040E allow for a maximum height of 8 feet anywhere on the lot provided the fence does not stand in or in front of any required landscaping or pose a traffic vision hazard. All fences are required to be placed behind required landscaping. Staff Comment: Fencing is proposed primarily around the three children's play areas in the southern and western portions of the site. The proposed fence heights are either 5 feet or 4 feet 6 inches as identified on the submitted fence detail (Exhibit 22). The proposal complies with the fence requirements for the commercial zone. The 10 ft. on-site required landscaping is located between the fence and Bremerton Ave. NE. Landscaping: Per RMC 4-4-0lOF. l, 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. For projects abutting less intensive uses, landscaping is required per RMC 4-4- 070F.4 through a fifteen-foot wide partially sight-obscuring landscaped visual barrier, or ten-foot wide fully sight-obscuring landscaped visual barrier along common property lines. For the parking lot areas a minimum amount of landscaping is required per RMC 4-4-070. Staff Comment: The applicant proposes landscaping in all required areas to be landscaped including the on-site parking areas, along Bremerton Ave NE street frontage, and along the shared property line with residential uses at the south (Exhibit 12). An underground irrigation system is proposed to cover all landscaped areas (Exhibit 26, page 27). Four existing trees on the property would be replaced by four new trees according to the submitted landscape plan which conflicts with the applicant's proposal to retain the four existing trees according to the submitted Design District Checklist (Exhibit 26, page 22). The applicant proposes a pedestrian plaza at the northeast corner of the building, approximately 700 sf in area, hardscaped with concrete similar to the on-site sidewalks and has associated seating. Three different play areas are proposed with artificial turf surfaces for children play areas. Each play area is proposed with a play structure. Along Bremerton Ave NE street frontage, the applicant proposed between 15 and 10 feet width of landscape buffer consisting of trees, shrubs, and groundcover. The on-site landscaping along Bremerton Ave NE is a minimum of 10-feet in width as required per code, and crosses into the right- of-way planting area (Exhibit 12) where shrubs and ornamental grasses are proposed with an area of ERC/Site Plan Report City of Renton Department of Comm Economic Development KIDDIE ACADEMY CHllD DAY CA .. _ -ENTER Report of February 9, 2015 lawn. Environme1 view Committee & Administrative Site Pion Report lUA15-000021, ECF, SA-A Page 11 of 34 Along the south property line which is shared with less intense single family homes, a 10-foot wide sight obscuring landscape buffer is proposed. Near the southern property line on the residential properties side of the shared property line, there is an existing retaining wall that is approximately 4 feet in height where the residences sit lower than the subject site. On top of the wall is a 6-foot high fence that provides a fully sight obscuring fence between the site. For the 10-foot wide landscape buffer, the applicant has proposed a combination of 8 Downy Service berry flowering deciduous trees, 5 Mountain Hemlock evergreen trees, and shrubs consisting of Compact Oregon Grape, Dwarf Strawberry Tree, and White Rockrose in the 10-foot buffer area, between the proposed commerical development and the single family homes to the south. According the code requirements, per RMC 4-4-070H.3, the definition of "Fully Sight-obscuring Landscaped Visual Barrier'' is either solely landscaping, or landscape plus fencing, that at minimum reaches 6 feet high at maturity and one hundred percent sight-obscuring. Combined with the existing 6-foot tall fence between the properties and the proposed 10-foot landscape buffer, the proposal would meet the fully sight- obscuring landscape visual barrier requirement. For the proposed 25 parking stalls, 3 interior parking landscaping areas are proposed with approximately 422 sf of landscaped area, which is more than the minimum 375 sf of area required. The RMC requires a minimum of 15 sf of interior parking lot landscaping per stall (15 sf. x 25 stalls= 375 sf.). Within the identified parking landscaping areas on the landscape plan, the mix of vegetation includes four trees, which are capable of reaching a mature height of 35 feet, shrubs that grow to a mature height of 3 to 4 feet, and groundcovers according to the application submittal (Exhibit 26, page 26). Fifty-seven percent of the shrubs are considered evergreen, where up to 50 percent of shrubs may be deciduous per code. Per RMC 4-4-070H.5 "Interior Parking Lot Landscaping," the minimum standards state that there shall be no more than 50 feet between parking stalls and an interior parking lot landscape area. The proposed landscaping within the parking areas does not comply with this distance requirement. For example, the most westerly parking stalls, identified as 18 to 25 only have landscaping along stall 18, where landscaping to meet the standard, should be located more in the middle of the row of stalls. Therefore, interior parking lot landscaping is required to be re-designed to shift the locations of the interior landscaping to meet the minimum distance standards of the code. Along the most westerly parking stalls, if there is any area that can be planted with vegetation, plants must be installed to provide a screening of the parking to the property to the west. This landscaping would need to be submitted on a revised landscape plan. Additionally, screening was not identified surrounding the proposed refuse and recycling deposit facility. Shrubs that can provide screening should be added if not impacting required parking stalls or drive aisle. These added screening plantings shall be added to an updated landscape plan. Based on the submitted landscape plan the proposed landscaping for the site meets the minimum standards with the exception of interior lot landscaping. Staff recommends, as a condition of approval, that the detailed landscape plan compliant with RMC4-8-120D.12 submitted for building permit, be revised. The revision shall add perimeter landscaping along the west property line if there is available space to create screening to the west property. The revision shall add plantings surrounding the sides of the refuse deposit area to establish vegetated screening. The revision shall update the location of the interior parking landscaping to meet the minimum standards. The revision shall be provided to the Current Planning Project Manager, for review and approval, prior to building permit approval. Refuse and Recyclables: Per RMC 4-4-090 for office, educational and institutional uses require a minimum of 4 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 2 square feet per 1,000 square feet of building grass ERC/Site Plan Report City of Renton Department of Com mu Economic Development KIDDIE ACADEMY CHILD DAY CAR ___ NTER Report of February 9, 2015 Enviranme, view Committee & Administrative Site Plan Report LUAlS-00002 l, ECF, SA-A Page 12 of 34 floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Staff Comment: The applicant proposes a 100 sf deposit area in the northwest corner of the site, just south of the existing deposit area for the Key Bank development (Exhibit 7 and Exhibit 22). Based on 12,548 sf, the deposit area for refuse and recycling is approximately 75 sf. A minimum of 100 sf area is required for the use per code which is the exact area proposed. The northern property's deposit area is located just north of the proposed deposit area (Exhibit 10). Both developments' deposit areas are located the furthest distance away from each respective building's primary entrances and furthest from their respective sidewalks. The proposal complies with the refuse and recyclable area standards. Vehicular Access: In the the CA zone, per RMC 4-2-120, a connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow traffic flow between 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. 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 moy comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. Staff Comment: This section of code is intended to provide vehicular connections to abutting commercial uses. The proposal is bordered by two abutting CA parcels, the Key Bank development to the north (4431 NE 4th St), and the automotive service and repair business to the west (4405 NE 4th St). The bank property to the north was once on the same property as the subject project, where they were recently separated as part of an approved short plat in 2012 (Exhibit 20). As identified on the short plat, the subject site and northerly bank development have shared vehicle access and drive aisle lanes across each other's respective lots (Exhibit 20). Therefore, a connection exists and would not be modified or blocked to the northerly CA zoned property. There is no existing connection for site-to-site vehicle access to the west abutting CA zoned lot. There are no topographical constraints between the sites along the common property boundaries. The applicant has identified an area for future site-to-site connection with the westerly lot in the northwest corner of the property, just south of the proposed refuse and recycling deposit area (Exhibit 7). The applicant proposes that two parking stalls become a future access lane if the future westerly property allows for such a connection. The applicant proposes a width of 18 feet for the future drive aisle (Exhibit 10) which meets the minimum standard travel lane widths within parking lots per RMC 4-4-0SOF.9.a.ii, "Two Way Circulation." Therefore, the standard is met for future site-to- site access to the westerly CA designated property. Critical Areas: The subject site is located within the Aquifer Protection Zone 2. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used for project development, staff has recommended through the Environmental Review in section "G" of this report, that a requirement for a fill source statement be required. Trees: The subject site is a commercial zone which requires that 5 percent any trees, with 6-inch diameter or greater, shall be protected and retained per RMC 4-4-130H. Staff Comment: This site has four existing trees along Bremerton Ave NE as identified on the submitted landscape plan in a lighter shade than the darker black proposed new plantings. The applicant has stated that the trees would be retained. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided for day care centers. A minimum and maximum of 1 stall for each employee and 2 drop- ERC/Site Plan Report City of Renton Department of Commu Economic Development KIDDIE ACADEMY CHILD DAY CA.. _ NTER Report of February 9, 2015 Environme, view Committee & Administrative Site Plan Report LUA15-000021, ECF, SA-A Page 13 of 34 off/pick up spaces within 100 feet of the main entrance for every 25 clients of the program. Staff Comment: The applicant's project narrative states that the child day care center would have approximately 170 students and 21 staff. Therefore, the number of stalls required for the subject project per code are 21 for staff/employee stalls and 14 drop-off/pick-up spaces for a total of 35. The subject site has a shared parking easement with the northerly abutting property for the permanent use of 10 off-site parking stalls as identified on the Site Plan (Exhibit 7) and as written into the short plat easements (Exhibit 20). The easement states, that the private parking easement shown across Lot 1 (north lot) is to the benefit of the owners of lot 2 (south lot) (Exhibit 20, Sheet 1 of 2, Easement Notes). The subject site proposes 25 stalls as identified in the two parking areas. The parking areas are north of the northerly fa,ade identified as stalls 1-11 and the parking area in the westerly portion of the site identified as stalls 12-25. The project has 35 total stalls, 10 through the easement, and 25 new stalls proposed and is required to have 35 stalls per code. Fourteen stalls are required to be within 100 feet of the main entrance for day care centers per RMC 4-4-0SOF.10.e. Of the 35 total stalls, 17 of the on-site stalls are within the required 100-foot distance, identified as stalls 1-11 and 12-17 (Exhibit 7). The parking areas provide for the required 2 accessible parking spaces as identified on the site plan as on-site parking stalls 3 and 4. Therefore, the vehicle parking requirements for number of stalls and location of stalls are complied with. Vehicle stall sizes do not meet the minimum city standards. The standard stall sizes proposed are all 9 feet in width by 18 feet in length. The compact stalls are identified as on-site stalls 12-17 and have dimensions of 8 feet 6 inches in width by 14 feet in length. RMC 4-4-0SOF.8 requires that standard stalls be a minimum 9 by 23 feet in dimension, with compact stalls a minimum of 8 feet 6 inches in width by 16 feet in length. It appears that there is sufficient area near the parking stalls to meet this requirement. Therefore, staff recommends as a condition of approval, that an updated site plan be provided, identifying the correct dimensions of parking stalls, and be submitted to the Current Planning Project Manager prior to building permit issuance. Bicycle Parking: The applicant is required to provide 10% of the number of required off-street vehicular parking spaces for the day care center in bicycle parking spaces. Therefore a total of 4 stalls are required relative to the 35 required vehicle stalls. Stalls are required to meet the standards of RMC 4-4-0SOF.ll.b where a bicycle rack shall be permanently affixed to the ground, provide for support of the bicycle at two points, provide adequate maneuvering space, not block other bicycle parking spaces, not impede pedestrians or vehicles, be conveniently located with respect to street right-of-way, be within 50 feet of at least one main building entrance, and incorporated into the building design and coordinated with any on-site street furniture. As identified on the site plan (Exhibit 7), the proposed bicycle parking stalls are located along the easterly fa,ade of the building, near to the pedestrian plaza and public sidewalk realm, and main building entrance. The bicycle spaces have approximately 3 feet between each bicycle stall/connection point, and are located on a concrete all weather surface that is approximately 11 feet wide, providing for a bicycle to be parked and approximately 5 feet of clear area for pedestrians to pass by unimpeded. The proposed stalls are within 50 feet of the northern fa,ade primary entrance. Therefore, the required location, amount, and size for bicycle stalls at the day care center are met. Signs: The applicant would be required to comply with the signoge requirements outlined in RMC 4-4- 100 at the time of sign application. In addition to the general sign requirements, properties located within Urban Design Areas shall meet the minimum standards of RMC 4-4-lOOG. The applicant has identified signage as part of the submitted opplicatian package. Preliminary review and recommendation of the proposed signs are provided below. Staff Comment: Wall signs and a freestanding monument sign are identified on the conceptual building elevations and conceptual building models (Exhibit 4 and Exhibit 3). Wall signs are proposed ERC/Site Plan Report City of Renton Department of Commu KIDDIE ACADEMY CHILD DAY CA Report of February 9, 2015 Economic Development NTER Environme1 view Committee & Administrative Site Plan Report LUA15-000021, ECF, SA-A Page 14 of 34 on the north fa~ade facing NE 4th St and east fa~ade facing Bremerton Ave NE. These signs are the same, located just below the roofline, with the language "Kiddie Academy Educational Child Care," and accompanied with a graduation hat (Exhibit 4). The other sign proposed is a ground based freestanding monument sign located next to the right-of-way along the southerly side of the driveway from Bremerton Ave NE (Exhibit 7). The monument sign faces north and south (Exhibit 3). These two conceptual sign types meet the minimum standards of the CA zone requirements as further analyzed below but are required to receive approval through a sign permit. For the proposed monument sign along Bremerton Ave NE, the sign would be required to meet the minimum standards of RMC 4-4-100, where front-lit, ground-mounted monument signs are the preferred type of freestanding sign that is limited to 5 feet above finished grade including support structure. Freestanding ground signs shall not exceed an area greater than one and one-half sf for each lineal foot of property frontage which the business occupies up to a maximum of 300 sf (per RMC 4-4-lOOE.5.a). Additionally, freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. The sign is located in the area of the required 10-foot on-site landscape buffer along a street. Staff recommends approval of the sign being in this area as this specific type of sign requires landscaping to provide seasonal interest. For the wall signs proposed on the north and east facing facades, the code states that wall signs are permitted with a total copy area not exceeding 20 percent of the building fa~ade to which it is applied. For the purpose of computing the maximum permitted size where no background is specially provided, the area shall be considered as that encompassed by drawing straight lines at the extremities of the shapes to be used. Therefore, measuring around the wall sign as a whole, the dimensions are 16 feet in width by 7 feet in height which equates to 112 sf in size. The wall signs appear to be proposed as channel lettering and not as prohibited signage types as identified in the code. The signs are less than 20 percent of respective building facades they are located on. Therefore, the concepts of the signs proposed are recommended by staff for approval but this recommendation and/or administrative decision for site plan review does not provide approval for any of the signs. Sign permits are required separate from this land use application. Loading Docks: RMC 4-4-080 provide standards for loading docks and for the CA zone, they are not allowed on the side of a lot adjacent or abutting a residential zone. Staff Comment: The proposal does not indicate loading docks, which are usually areas for commercial and industrial uses requiring larger deliveries and loading bays related to warehouse storage type interior spaces. The proposed use is not anticipated to require regular loading bays for large deliveries and/or shipments. It is anticipated that the proposal may have irregular delivery or shipments that are smaller in nature and would be through Fed Ex, USPS, UPS, and similar sized trucks. Such trucks do not require loading bays. Therefore, staff finds that loading docks would not be needed. Commercial Space Requirement along Street Frontage: The zoning use table, RMC 4-2-060, allows residential units in the CA zone if the structure has a minimum area for commercial space along the street frontage. Residential is permitted within a structure containing commercial uses on the ground floor. Commercial space must be reserved on the ground floor at a minimum of 30 feet in depth along any street frontage. Residential uses shall not be located on the ground floor, except for residential entry features unless determined through the site plan review process that a particular building has not street frontage. Staff Comment: Not applicable as there are no residential units proposed. c. DESIGN REGULATION COMPLIANCE AND CONSISTENCY: The site is located within Design District 'D'. To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City ERC/Site Plan Report City of Renton Department of Commu KIDDIE ACADEMY CHILD DAY CA Economic Development NTER Environmer view Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A Report of February 9, 2015 Page 15 of 34 of Renton con be realized for a high-density urban environment; so thot businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. As demonstrated in the table below the proposal meets the intent of the Design Regulations on the basis of individual merit if all conditions of approval are met. Staff Comment: As demonstrated in the tables below, the proposal meets the intent of the Design Regulations on the basis of individual merit if all conditions of approval are met. Each standard is evaluated and shown with a check mark if compliant with the standard, "N/A" for not applicable to the proposal, and "Not compliant" where the standard is not met. Staff comments are provided following explanation of the standard being evaluated. i. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. 1. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Intent and guideline of the standard is met through condition of approval 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. Staff Comment: The proposed structure is placed approximately in the center of the site (Exhibit 7). The setbacks as detailed in the above sections identify setbacks from property lines between 15 and approximately 45 feet. Structures on abutting properties to the north, south, and west are further from the proposed structure than the stated setbacks. Natural light and direct sun exposure to nearby buildings and open space will continue to occur and are not anticipated to be impacted by the proposed development. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment The proposed building is setback from the Bremerton Ave NE right-of-way approximately 15 feet. A street presence for the day care center is established through the street facing windows, wall signage, pedestrian level canopies along the fa~ade, and through the gable treatment above the roofline. All these elements establish a visual prominence and connection to the street and sidewalk realm. The Bremerton side of the building is not the location of the primary building entrance, where the majority of pedestrian interaction with the site would occur. The Bremerton fa~ade should be the side that is oriented to the street and the building is set back from NE 4'" St. . To the south of the site is a subdivision of two-story single family residences. The homes have porches and primary entries facing Bremerton. Further, new residential structures along Bremerton on the opposite side of the street also have porches facing Bremerton, where these residential structures are oriented towards the street. The nearest home to the south is within an approximate distance of 40 feet from the proposed building fa~ade along Bremerton. If the primary entrance of the subject project were on the Bremerton street side, there would be approximately 170 children, parents, and employees and other visitors exiting and entering the child care facility daily which would be a significant amount of pedestrian traffic next to the single family residences. That type of activity would likely ERC/Site Plan Report City of Renton Department of Commu Economic Development KIDDIE ACADEMY CHILD DAY CA .• ___ NTER Report of February 9, 2015 Environme view Committee & Administrative Site Plan Report LUA15·0000Z1, ECF, SA·A Page 16 of 34 decrease the amount of privacy for these homes located next to the commercial uses along the NE 41 h St commercial corridor. Privacy and safety is also a concern of the day care operators. The type of use within the proposed building is not a commercial retail or service type of business that would most likely enjoy greater visibility from the Bremerton street side. Safety of the children at the site is a concern for the applicant. Safety concerns are reflected in the site design and proposed primary entry location for the day care. Within the submitted "Design District Checklist" (Exhibit 26, page 3), the application materials state that the primary entrance on the north fa,ade is located to provide parents of the students visual communication with the entrance to insure that their children are safely delivered and picked up under the supervision of day care staff. Ultimately, the proposed building is not oriented towards Bremerton Ave NE. Given the type of activity proposed, and need for security of children and transition of children to and from drop-off and pick-up areas, staff supports the location of the primary entrance on the north facade. But, staff does not support the design of the Bremerton Ave NE facing fa,ade as proposed. There are proposed design elements that create a connection with the pedestrian and public realm, but the fa,ade is the most minimally designed side of the whole structure and is more like a blank wall and large area for the sign. The other proposed building facades have larger percentages of windows for example. The primary entry area is designed with columns supporting the overhead entry canopy area as identified in the conceptual 3-D building models (Exhibit 3), with multiple sconce lights, and has a clock feature in the top of the gable. Additionally, staff recognizes the utility room for fire on the fa,ade, but will require that the door to the fire room and fire water connection be relocated on the southern side of the room, rather than face the Bremerton Ave NE street if Fire approves this change. The door to the room and the other access door on the fa,ade are industrial in treatment without windows and created a non-attractive, blank wall, style of street facing fa,ade. Similar design treatments as provided around the primary entrance could be used on the Bremerton Ave NE fa,ade to provide a stronger orientation to, or appearance of building orientation to Bremerton Ave NE. Similar design and fa,ade elements along the street fa,ade as are integrated into the primary entrance area would provide a similar appearance of an entry and stronger orientation along the Bremerton Ave NE facade. Therefore, staff recommends as a condition of approval, the Bremerton Ave NE fa,ade be redesigned to include at minimum, windows added to the interior stairwell on the ground and upper levels of a similar size as are used around the building, a projection of the pedestrian level canopy supported by similar styled columns as proposed at the front entry, have multiple sconce lights, and a functioning clock to be placed in the upper gable as is proposed on the north fa,ade or similar features, as approved by the Current Planning Project Manager. The applicant shall update the building fa,ade and provide it to the Current Planning Project Manager, for review and approval, prior to issuance of building permits. Additionally, staff recommends as a condition of approval, that the Bremerton Ave NE fa,ade doors be changed. The location of the fire room door shall be located on the southern facing wall of the room and the water connection shall be relocated also, to not be on the Bremerton Ave NE facing side of the room, if allowed by Fire approval. For the fire room, a false window of the same style, treatment, and size of the real windows shall be placed on the Bremerton street facing fa,ade. Further, the building access door shall be of ERC/Site Plan Report City of Renton Deportment of Com mu Economic Development Environme1 view Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A KIDDIE ACADEMY CHILD DAY CA.. NTER Report of February 9, 2015 Page 17 of 34 the same type as the doors surrounding the rest of the building, with transparent glazing provided. The applicant shall update the building fac;:ade and provide it to the Current Planning Project Manager, for review and approval, prior to issuance of building permits. Standard: Buildings with residential uses located at the street level shall be set bock from the N/A sidewalk a minimum of ten feet /10') and feature substantial landscaping between the sidewalk and the building or hove the ground floor residential uses raised above street level for residents privacy. 2. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as o focal point, and allow space for socio/ 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 o street, shall be prominent, visible from the street, connected by o walkway to the public sidewalk, and include human-scale elements. Staff Comment: As described in subsections above, the applicant states that the primary Intent and entrance is located on the north fac;:ade for a safe location of coming and going of students, guideline of parents, and where staff can provide for safe custody and transition of children. The building the is located closest to Bremerton Ave NE at approximately 15 feet from the street, and is standard is located approximately 190 feet from NE 4th St. The primary entrance of the proposed 2-met story building faces north towards NE 4th St. Staffs recommended condition of approval for design and fac;:ade improvements for the Bremerton Ave NE fac;:ade are anticipated to provide for the elements required along a street facing fac;:ade where a primary entrance is usually located. Standard: A primary entrance of each building shall be mode visibly prominent by ,/ incorporating architectural features such as o facade overhang, trellis, large entry doors, and/or ornamental lighting. Staff Comment: See previous sections. Standard: Building entries from o street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet wide. Buildings that ore taller than thirty feet in height shall also ensure that the weather protection is proportional to the distance above ground level. ,/ Staff Comment: The height of the building is approximately 29 feet 9 inches. As identified on the First Floor Plan (Exhibit 9), the majority of the ground level fac;:ade has pedestrian scale canopies, all with a minimum of 4 feet 6 inches in width. Canopies are located along the street facing fac;:ade and at the primary building entry on the northern fac;:ade. Staff has recommended as part of the approval, that the canopy facing Bremerton be similarly designed as the primary entry canopy with columns. Intent and Standard: Building entries from o parking lot shall be subordinate to those related to the guideline of street. the Staff Comment: See previous sections. standard is met Intent and Standard: Features such as entries, lobbies, and display windows shall be oriented to a street guideline of or pedestrian-oriented space; otherwise, screening or decorative features should be the standard is incorporated. ERC/Site Plan Report City of Renton Department of Com mu KIDDIE ACADEMY CHILD DAY CA Economic Development NTER Environme1 view Committee & Administrative Site Plan Report LUA15-0000Z1, ECF, SA-A Report of February 9, 2015 Page 18 of 34 met Staff Comment: See previous sections. Standard: Multiple buildings on the same site shall direct views to building entries by N/A providing a continuous network af pedestrian paths and open spaces that incorporate landscaping. Standard: Ground floor residential units that are directly accessible from the street shall N/A include entries from front yards to provide transition space /ram the street or entries from an open space such as a courtyard or garden that is accessible from the street. 3. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, eKisting neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be considered to promote a transition to surrounding uses: (a) Building proportions, including step-backs on upper levels; {b) Building articulation ta 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 af Community and Economic Development ar designee may require increased setbacks at the side ar rear of a ,/' building in order to reduce the bulk and scale of larger buildings and/ar sa that sunlight reaches adjacent and/ar abutting yards. Staff Comment: The applicant proposes multiple design elements to promote transition to surrounding uses, including building articulation through canopies, and roof line variation. The height of the roof for the proposed structure is just under 30 feet (Exhibit 4). There are single family residences, located in the CA zone, that are two-story in height. The single family residences are approximately 4 feet below the grade of the subject site. Above the proposed structure's roofline are projecting gables that add an addition 14 feet to the structure's fa~ade, equivalent to the tallest point being approximately 45 feet above grade level. 4. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located sa that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. ,/' Staff Comment: Loading docks are not proposed. The primary refuse and recycling collection area for pick-up is located at the northwest corner of the site on the outer boundaries of the site and away from the building, building on the northerly lot, and pedestrian pathways and sidewalks (Exhibit 7). The refuse and recycling deposit area is located next to deposit area for the abutting bank development. 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 ar fence and have self-closing doors. £RC/Site Plan Report City of Renton Deportment of Comm KIDDIE ACADEMY CHILD DAY CA I Economic Development 'NTER Environme. ·view Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A Report of February 9, 2015 Page 19 of 34 Staff Comment: The applicant submitted refuse and recycling enclosure elevations (Exhibit 22). The collection area described above has a roof and is enclosed on all sides. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three . ./ Staff Comment: The submitted elevations for the refuse and recycling enclosure (Exhibit 22) identify the rear and sidewalls as 6 feet in height and masonry, with 6-foot in height steel gates for access, and a metal rooftop at 12-feet above grade. N/A 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. 5. Gateways: Not Applicable ii. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduc.e the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between o building and the front property line, or the building and side property line, on the street side of a ./ corner lot. Staff Comment: As identified on the site plan (Exhibit 7), there are no parking areas between the building and sidewalk area along Bremerton Ave NE. Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Staff Comment: Screening of the parking area on the northside of the proposed building is ./ provided through the location of the two-story building and landscaping and pedestrian plaza area located along the driveway from Bremerton Ave NE (Exhibit 12). The landscaping buffer on the east side of the parking stalls just north of the north fa,ade that provides some buffer of the on-site parking from Bremerton Ave NE consists of a Raywood Ash tree and David Viburnum shrubs. 2. Structured Parking Garages: Not Applicable 3. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Intent and Standard: Access to parking lots and garages shall be from alleys, when available. If not guideline of available, access shall occur at side streets. the Staff Comment: There are no alleys associated with the subject site. The subject site was standard is originally part of a larger site that included the property to the north where the bank met currently exists, prior to a short plat that divided the properties. As part of the development of the bank, two access points to the parent lot were constructed, one from NE 4th St and ERC/Site Plan Report City of Renton Department of Com mu Economic Development Environmen ,iew Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A KIDDIE ACADEMY CHILD DAY CAR NTER Report of February 9, 2015 Page 20 of 34 one from Bremerton Ave NE. No additional curb cuts are being proposed to the subject site. The access points are not proposed to be changed through this development and would both provide access to the site and associated parking. Therefore, staff's analysis finds that the standard is met. Standard: The number of driveways ond curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. Staff Comment: See comment above. No additional driveways are proposed. iii. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. 1. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. (a) Pathways shall be located so that there are clear sight lines, to increase safety. /bl Pathways shall be an a/I-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. Staff Comment: The submitted site plan identifies a clear pedestrian connection between ., the day care facility and the sidewalk along Bremerton Ave NE which provides connection to the northerly bank development and more extensive neighborhood sidewalk network (Exhibit 7). The building is surrounded at ground level with a sidewalk that allows access from the building and classroom areas to the multiple play areas in the southern and westerly areas of the site. Further, on the north fa<;ade where the primary building entry is located, a pedestrian plaza with seating areas is connected with the public sidewalk area and pathways to the parking areas. All pedestrian connections are identified as all-weather walking surfaces constructed of concrete. The pedestrian walkway along the northerly fa<;ade is 8 feet in width, and the other walkways that provide access around the building are a minimum of 5 feet in width (Exhibit 7). Compliant if Conditions of Approval are Met 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. Staff Comment: The applicant has proposed a pedestrian connection from the entrance of the structure to the two parking areas. However, there is not a continuation of the pathway connection to the furthest westerly parking area. Additionally, such a continuation would require differentiation in materials (Exhibit 7) where the sidewalk pathway ends next to parking stall 12, as identified on the site plan, to provide connection to the 8 parking stalls along the westerly property line (identified as vehicle parking stalls 18-25). Therefore, staff recommends as a condition of approval the applicant revise the site plan to depict a ERC/Site Plan Report City of Renton Department of Commu KIDDIE ACADEMY CHILD DAY CA Economic Development NTER Environme view Committee & Administrative Site Plan Report LUA15-000021, ECF, SA-A Report of February 9, 2015 Page 21 of 34 N/A pathway from the end of the pathway north of vehicle parking stall 12, that provides a connection to the parking stalls to the west and also identify a differentiation in materials for the pedestrian within parking areas and/or drive lanes. The revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 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 af mixed use and retail buildings 100 ar more feet in width (measured along the facade} shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (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'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Staff Comment: The pedestrian walkway along the northerly fa~ade is 8 feet in width, and the other walkways that provide access around the building are a minimum of 5 feet in width (Exhibit 7). Standard: Mid-block connections between buildings shall be provided. Staff Comment: See above comments, where the pedestrian connections on the site connect with the developed public sidewalk network to provide access to the nearby commercial uses and residential areas along Bremerton Ave NE and NE 4th St. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and ore inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Standard: Architectural elements that incorporate plants, particularly at building entrances, ./ in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: Landscaping is integrated around the building. See Landscaping report subsection above for more details. 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. Staff Comment: The site plan identifies a pedestrian plaza area near the public sidewalk in the primary entry area of the daycare (Exhibit 7). The plaza is publicly accessible and connected to the public sidewalk. Seating elements are identified, both raised concrete wall with varied height and three benches that provide outdoor group and individual seating areas. Additionally, bicycle parking racks are provided along the east fa~ade in close proximity of the pedestrian plaza and public sidewalk. The furniture and bicycle parking amenities do not block pedestrian access to the primary building entrance or access to the sidewalk and other pedestrian areas on the site. Public art in the form of a large clock is identified on the gable on the north fa~ade, over the primary entry to the day care. The clock helps identify the primary entry location and further provide an attractive entry area. The clock provides a connection to the building from the NE 4th St environment. Therefore, ERC/Site Plan Report City of Renton Deportment of Com mu KIDDIE ACADEMY CHILD DAY CA Economic Development NTER Environme view Committee & Administrative Site Plan Report LUA15-00002l, ECF, SA-A Report of February 9, 2015 Page 22 of 34 the requirement for site amenities is met if all conditions of approval for the project are met. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum af 4.5 feet wide along at least seventy 75 percent of the length of the building facade facing the ,/ street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. Staff Comment: As identified on the first floor plan (Exhibit 9), canopies surround all facades and meet the 75 percent requirement for the Bremerton Ave NE side. The canopies are approximately 4 feet 6 inches in width and set above grade 12 feet. iv. RECREATION AREAS AND COMMON OPEN SPACE: Not Applicable v. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable far the Pacific Northwest climate. Ta discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides af a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation ar articulation at intervals af no more than /arty feet (40'}. ,/ Staff Comment: As identified on the first floor plan submitted (Exhibit 9) each fa~ade has been modulated at intervals no greater than 40 feet in distance. The same modulations are found on the first and second floors, where the setbacks and projections continue vertically from the ground level. Standard: Modulations shall be a minimum aftwa feet (2') deep, sixteen feet (16') in height, and eight feet (8'} in width. ,/ Staff Comment: As identified on the first floor plan (Exhibit 9), each of the modulations are between 2 feet (west fa~ade) and 8 feet (east fa~ade) in width. Each modulation is articulated vertically from the ground level fa~ade to the upper level of the 2-story structure as identified on the first and second floor plans (Exhibits 9). Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a N/A variety af modulations and articulations ta reduce the apparent bulk and scale of the facade; ar provide an additional special feature such as a clock tower, courtyard, fountain, ar public gathering area. 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character af the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. ,/ Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. ERC/Site Plan Report City of Renton Department of Commu KIDDIE ACADEMY CHILD DAY CA Economic Development NTER Environme view Committee & Administrative Site Plan Report LUAlS-000021, ECF, SA-A Report of February 9, 2015 Page 23 of 34 Staff Comment: The applicant identifies human-scaled sconce-style lighting on the Elevations (Exhibit 4), large extended canopy with supporting ornamental columns in the entry area (Exhibit 3), and a pedestrian plaza area near the entry with benches and seating (Exhibit 7). Standard: On any facade visible ta the public, transparent windows and/ar doors are required to comprise at least 50 percent of the portion of the ground floor facade that is Compliant between 4 feet and 8 feet above ground (as measured on the true elevation). if Staff Comment: The Bremerton Ave NE facing fa,ade is 62 feet 6 inches in length, therefore conditions approximately 30 square feet of transparent windows and/or doors are required along the of ground level. In analysis of the fa,ade (Exhibit 4), 33 feet of transparent windows and doors approval are located between 4 and 8 feet above ground. Two of the doors are not transparent, are met where one door is transparent along with two windows. Staff has recommended that additional window be added to the stairwell as a condition of a previous subsection, with the previously recommended condition in the Building Orientation section, the standard would be met. 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. Staff Comment: The second level fa,ade around the whole perimeter of the structure have clear windows (Exhibit 4). N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. ,/ Standard: Where windows or storefronts occur, they must principally contain clear glazing. Staff Comment: All windows contain clear glazing. ,/ Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls} is considered a blank wall if: (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, Compliant if building modulation or other architectural detailing; or Conditions (e) Any portion of a ground floor wall has a surface area of 400 square feet or of Approval greater and does not include a window, door, building modulation or other are Met architectural detailing. Staff Comment: Along the Bremerton Ave NE facing side, there is a blank wall area between on the most forward projection of the structure, where the stairwell is located. The blank wall is approximately 15 feet in width, and is 16 feet in width to the corner of the projection from the interior stairwell door. Staff has recommended that additional windows be added to the stairwell facing Bremerton Ave NE as part of a previous subsection, where with the condition, the standard would be met. See previous analysis above. 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; N/A {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. 3. Building Roof Lines: ERC/Site Plan Report City of Renton Department of Com mu KIDDIE ACADEMY CHILD DAY CA Economic Development NTER Environmen .view Committee & Administrative Site Plan Report WA15-000021, ECF, SA-A Report of February 9, 2015 Page 24 of 34 Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b} Feature elements projecting above parapets; (c) Projected cornices; (d} Pitched or sloped roofs ./ (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: The proposed roof is generally flat with projecting cornices at a height approximately 2 feet above the roof line (Exhibit 4). Gables are proposed the roof line to create an interesting roof profile to three of the facades. The gables help establish a presence with the parking area for the primary entrance and along Bremerton Ave NE and provide a feature element on the facades. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Compliant if Conditions of Approval are Met 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 ca/or scheme, or if different, with materials of the same quality. Staff Comment: The same building materials and detailing are used on all sides of the two- story structure as identified on the building elevations (Exhibit 4). Basically two material/treatment types are used on the facades, where the middle portions of the facades are treated with a board and batten horizontal material, and the rest of the facades have horizontal lap siding. The west fa~ade is all horizontal lap siding. For color, the conceptual building model identifies a red and white theme around the building, with white used for the horizontal human-scale canopies and as an accent color, where red is the dominant color (Exhibit 3). Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: See above comments. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cost-in-place concrete. Staff Comment: The siding materials is proposed as fiber cement lap siding and trim (Exhibit 26, page 43) which is a durable material commonly used. No brick, masonry, concrete, pre- finished metal, stone, or steel are identified as part of the building fa~ades. Therefore, staff recommends as a condition of approval, that brick, concrete, or other high quality more traditional material with urban development be added to either all facades, to the primary entry area and Bremerton facing fa~ade, or other treatment that would add to the horizontal lap and board and batten treatments. The applicant shall provide new elevations ERC/Site Plan Report City of Renton Deportment of Comm ! Economic Development Environme ~view Committee & Administrative Site Plan Report LUA15-DDOOZ1, ECF, SA-A KIDDIE ACADEMY CHILD DAY CA ENTER Report of February 9, 2015 Page 25 of 34 with the added material, to the Current Planning Project Manager, for review and approval, prior to building permit issuance. N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/ar coloring with a concrete coating or admixture. Standard: If concrete block walls are used, they shall be enhanced with integral color, N/A textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Standard: All buildings shall use material variations such as colars, brick or metal banding, ,/ patterns, or textural changes. Staff Comment: See above comments. vi. SIGNAGE: . " Intent: To provide a means of identifying and advertising businesses; provide directlanol assistance; encourage signs that are both clear and of apprapriate scale far the project; encourage quality signage that contributes ta the character of the Urban Center and the Center Village; and cteate color and interest. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the bu.ilding 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: Entry signs shall be limited to the name of the larger development. Staff Comment: Proposed wall signs on the north and east facades are identified on the submitted elevations (Exhibit 4) and a monument freestanding sign along the street is identified on the submitted building models (Exhibit 3). As analyzed in the previous report ,/ subsection b. "Zoning Compliance & Consistency" Signs, staff has recommended support of the conceptual sign designs although cannot recommend approval, as all signs require separate permits and will be reviewed separately. All signs are required to comply with the general sign standards of RMC 4-4-100 and design standards for signs within Design District 'D'. ,/ Standard: Corporate logos and signs shall be sized appropriately for their location. Staff Comment: See previous comments. N/A 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. Staff Comment: See previous comments. Standard: Freestanding signs shall include decorative landscaping (ground cover and/or ,/ shrubs} to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Staff Comment: See previous comments. 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 logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection GB of this Section}. Staff Comment: See previous comments. ERC/Site Plan Report City of Renton Department af Com mu KIDDIE ACADEMY CHILD DAY CAI Economic Development NTER Environmen view Committee & Administrative Site Plan Report LUA15-00002l, ECF, SA-A Report of February 9, 2015 Page 26 of 34 vii. LIGHTING: Intent: Ta ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces an building facades, awnings with dawn-lighting and decorative street lighting. Staff Comment: Exterior light fixtures are identified on the site plan (Exhibit 7). The exterior light fixtures are wall sconces at a pedestrian level along the ground floor level identified on the submitted elevation plans (Exhibit 4) and a light pole to be located in between the two parking areas in the northwest portion of the site (Exhibit 7). The pole light is proposed at a 20-foot height which complies with the maximum 25-foot height standard in RMC 4-4-075, ,r "Exterior On-Site Lighting" development standards. The lighting on site should adequately provide for public safety without casting excessive glare on adjacent properties. No lighting plan beyond what is identified on the site plan was submitted by the applicant. 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. Downlighting shall be used in all cases to assure safe vehicular movement in an area where pedestrians could be walking. The lighting 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 far their location. ,r Staff Comment: No corporate logo has been identified as part of the submitted plan sets. If such logos are incorporated, they would be evaluated separately as part of a required separate sign permits. Standard: Accent lighting shall also be provided an building facades (such as seances) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Staff Comment: Sconces are the proposed wall lighting along all facades of the building as ,r identified on the elevations (Exhibit 4). As part of a previous staff recommended condition of approval in the Building Orientation section, staff recommends multiple sconces be placed on the Bremerton Ave NE fa~ade similar to the primary entry facing NE 4th St. No other significant features are proposed that may require accent lighting other than the monument freestanding sign along Bremerton Ave NE. Standard: Oawnlighting shall be used in all cases ta assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively ,r 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.). Staff Comment: See discussion and condition above. e. PLANNED ACTION ORDINANCE ANO DEVELOPMENT AGREEMENT COMPLIANCE ANO CONSISTENCY: Not applicable. f. OFF SITE IMPACTS: Structures: Restricting overscale structures and averconcentratian of development an a particular portion of the site. Staff Comment: The single 2-story building is located generally in the center of the site and there is ERC/Site Plan Report City of Renton Department of Commu KIDDIE ACADEMY CHILD DAY CAI Report of February 9, 2015 Economic Development NTER Environmen view Committee & Administrative Site Plan Report WA1S·OOOOZ1, ECF, SA·A Page 27 of 34 not a concentration of development on the site. The structure would not be an overscale structure or overconcentration of development on the subject site as the proposal does not exceed maximum height, lot coverage, or setback requirements. Play structures will be added to the multiple children's play areas. The largest play structure is proposed in the most southwesterly corner of the site, with smaller play structures proposed in the other two play areas located to the south and west of the building. Circulation: Providing desirable transitions and linkDges between uses, streets, wDlkways and adjacent properties. Staff Comment: The applicant has proposed a pedestrian plaza between the primary entry on the northern fa~ade and Bremerton Ave NE street which is connected to the public sidewalk with an ADA accessible pathway accessing the site. Additional pedestrian connections are provided throughout the parking lot and to the primary and secondary entrances and play areas. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: Site design and refuse and recyclables deposit areas have been thoughtfully incorporated into the site plan in order to screen refuse and recyclable areas (Exhibit 7 and Exhibit 22). All rooftop equipment would be screened from public view through rooftop screening (Exhibit 6) and would be painted a similar color to match the roofing material color (Exhibit 26, Design checklist, page 41). Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: There are no large attractive natural features on or near the site for which to maintain visual accessibility. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See Landscaping discussion under report Findings subsection H.17.b. "Zoning Compliance & Consistency" Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets Staff Comment: See above Lighting analysis in subsection Findings H.17.c "Design Regulation Compliance & Consistency" vii. Lighting. The wall sconces are located along the building fa~ades, where such lighting would not impact the southerly residential subdivision as the lights are approximately 35 feet away from the property line with a tall fence and 10-foot vegetated buffer in between. The only on-site pole light proposed is in the parking area and not near property lines and is below the 25 foot pole light allowance per code. g. ON-SITE IMPACTS: ' . Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The structure is located in the middle of the property, in close proximity of Bremerton Ave NE. Children's play areas proposed in the southern and western portions of the site would be blocked from street noise by the 2-story structure. The structure is located approximately 40 to 50 feet from the properties abutting the site to the south where single family homes are located with a 10-foot sight obscuring landscaped buffer along the subject site south property line. ERC/Site Plan Report City of Renton Department of Comm KIDDIE ACADEMY CHILD DAY CA Report of February 9, 2015 i Economic Development 'NTER Environme eview Committee & Administrative Site Plan Repon LUAlS-000021, ECF, SA-A Page 28 of 34 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. Staff Comment: The proposed 2-story building would be located approximately 20 percent of the subject site. In addition to being setback from the Bremerton Ave NE public street realm, the applicant proposes setbacks from the northern, southern, and western property boundaries which provides for flow of sunlight, winds, vehicle and pedestrian movement through the site. Architectural treatments such as the amount of glazing on each fa~ade allow for transparency between the exterior and interior of the building and natural light to reach into interior spaces. The structure's scale is broken down through other design elements including the glazing features, horizontal canopies, and modulation of the building on all sides. Natural Features: Protection of the natural landscape by retaining existing vegetatian and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. The site currently has four recently planted trees along the Bremerton Ave NE public street and sidewalk realm. The site was previously cleared and graded for the development of a multi-story commercial building that was never constructed. The minimal existing vegetation would be removed for site development and a number of additional plantings would be added, including trees, shrubs, and groundcovers (Exhibit 12). Topographically, the site is relatively flat although a few feet above street grade. The applicant does not propose significant grading to lower the site but will use the approximate site grade which minimizes the amount of cutting and filling. Grading and the bringing in of fill would be necessary in order to prepare the site for the proposed improvements. The applicant is proposing the excavation of approximately 150 cubic yards of on-site material (Exhibit 2). Any fill brought to the site would require a fill source statement as the subject property is located in a City aquifer protection zone. Following construction the site would have an impervious surface cover of approximately 60 percent. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: Proposed landscaping is analyzed in subsections above Landscaping subsections in b. "Zoning Compliance and Consistency". The landscaping plan would provide protection of planting areas so that they are less susceptible to damage from vehicles and pedestrian movements by installing perimeter curb. The landscaping is used to provide a transition between the proposed development and Bremerton Ave NE and between the single family residential area to the south of the site (Exhibit 12). The landscaping softens the appearance of the parking areas and generally enhances the appearance of the project . h. ACCESS: . Lacatian and Cansolidation: Providing access paints on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site ond, when feasible, with adjacent properties. Staff Comment: The site currently has one curb cut from Bremerton Ave NE to the east and an access easement through the northerly abutting lot that has a curb cut access point to NE 4th St. NE 4th is a Principal Arterial and Bremerton Ave NE is classified as a residential street and is considered a side street to the NE 4th St corridor. No new access points to the site are proposed. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design ond dimensions of vehicular ond pedestrian access points, drives, parking, ERC/Site Plan Report City of Renton Department of Comm KIDDIE ACADEMY CHILD DAY CA i Economic Development "NTER Environme :view Committee & Administrative Site Pion Report WAlS-000021, ECF, SA-A Report of February 9, 2015 Page 29 of 34 turnarounds, walkways, bike ways, and emergency access ways. Staff Comment: The site plan identifies the pedestrian pathways and vehicular connections to the street and parking areas. Surrounding the proposed building is a sidewalk that provides connection to the primary entry, parking areas, pedestrian plaza, bicycle parking area, all access doors, and to the sidewalk in Bremerton Ave NE. The internal vehicle circulation is coordinated with the northerly lot, where shared access is allowed through each respective property, providing access to parking areas on both sites and the access points to Bremerton Ave NE and NE 4th St. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: There are no dedicated loading or delivery areas proposed on site. It is not anticipated that loading and delivery areas are required of the proposed use. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Alternative transportation options are available with public transit stops nearby and bicycle parking facilities required on-site. Short-term bicycle parking is required and is proposed through the placement of a bicycle rack for a minimum of four bicycles, along the east fa~ade near the pedestrian plaza and pedestrian connections to the primary building entrance and sidewalk along Bremerton Ave Ne. Transit routes are located near the subject site for both King County Metro. The bus route Metro 111 has bus stops along NE 4th St. Other Metro bus routes are located near the intersection of Duvall Ave NE and Union Ave NE along the NE 4th commercial corridor. These bus routes provide regional connections through the Renton Transit Center and other transit center that connect with other local and regional transit routes. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: The project proposal provides multiple access routes around the site and safe accessible connections with the building, and public street network. For more details, see Findings subsection H.17.c. "Design Regulation Compliance & Consistency" iii. Pedestrian Environment. f. OPEN SPACE; Incorporating open spaces. ta serve as distinctive project focal points · and to provide adequate areas far passive and active recreation by the occupants/users af the site. Staff Comment: There are multiple open spaces proposed between the pedestrian plaza and bicycle and landscaping area nearest to Bremerton Ave NE and the multiple children's play areas at the south and west of the site. The play areas are proposed with play ground equipment structures and are divided according to age groups and vary in area. The play areas are fenced from public use to be used solely by the day care. The pedestrian plaza is not fenced in and is anticipated to be accessed by passers-by and primarily by students, parents, and day care staff for the transition of children to and from the parking areas for drop-off and pick-up. The pedestrian plaza is proposed with three benches and a low cement wall that can also be used as seating. i-VIEWS AND PUBLIC ACCESS: When possible, providing view corridors ta shorelines and Mt. Rainier, and incorporating public access ta shorelines. Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline. k. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable. Staff Comment: There are no natural systems located on site with the exception of drainage flows. See drainage background in the subsection below, H.17.1 "Services and Infrastructure" Drainage for more drainage detail. ERC/Site Plan Report City of Renton Department of Commu KIDDIE ACADEMY CHILD DAY CA Report of February 9, 2015 Economic Development NTER Environme1 ·view Committee & Administrative Site Plan Report LUA15-000021, ECF, SA-A Page 30 of 34 /, SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the proposed use. Police and Fire: Fire and Police Department staff has indicated that existing facilities are adequate to accommodate the subject proposal if fire requirements are met. A minimum of two fire hydrants are required. One within 150 feet and two within 300 feet of the building. One hydrant is required within 50 feet of the fire department connection. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including 5-inch storz fittings. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits are required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detention is required for the fire alarm system. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage is required for the on-site roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading. An electronic site plan is required prior to occupancy for pre-fire planning purposes. Additionally, fire impact fees are currently applicable at the rate of $0.45 per square foot of space. Payment of impact fee will be due at time of building permit issuance. Parks and Recreation: Not Applicable Drainage: Previous development of the site provides for the required storm drainage requirements and meets the 2009 King County stormwater manual requirement. See the previous Environmental Review stormwater section in report subsection "G.b. Water" above. The surface water system development fee of $0.540 per square foot of new impervious surface will apply. The fee is payable prior to issuance of the utility construction permit. Transportation: The site has one public street frontage on Bremerton Ave NE which is classified as a residential street. The site was previously combined with the northerly abutting lot until a short plat approval in 2012 divided the site into two. A street modification to retain the existing right-of-way improvements in Bremerton Ave NE was requested as part of the short plat application. The request was approved (Exhibit 20). No improvements to the Bremerton Ave NE right-of-way are required for the subject proposal. A detailed transportation staff analysis is provided in the Environmental Review "Transportation" subsection above. The proposed final project is anticipated to generate approximately 61 additional daily trips in the AM Peak Hour and 63 additional trips in the PM Peak Hour (Exhibit 17, page 3, Table 2). City transportation staff states that the subject proposal will have minimal impact on traffic operations at the intersection, where a traffic signal is not warranted, and minimal impact on Bremerton at the driveway serving the development where no roadway or channelization improvements are required (Exhibit 24). The proposed development is anticipated to generate additional traffic on the City's street system. A Transportation Impact Fee, per net new average daily trip attributed to the project, was recommended as part of the SEPA review. The fee would be used to mitigate the proposal's potential impacts to City's transportation system and is payable to the City as specified by the Renton Municipal Code. Schools: Not Applicable. Water and Sewer: This project is served by the City of Renton. There is an existing 12-inch water main (water plan no. W 3475) located within a 15-foot easement along the north property line. The 12-inch water main can deliver approximately 2,500 gpm at 20 psi residual pressure. The static water pressure is 65 psi at elevation 414 feet. There is also an existing 8-inch main in Bremerton Ave NE that can deliver 2,500 gpm. The project is within the City of Renton's Highlands 565 zone water service area. There are 2 hydrants within 300 feet of the site and each hydrant can deliver 1,000 gpm. ERC/Site Plan Report City of Ren ton Deportment of Comm KIDDIE ACADEMY CHILD DAY CA i: Economic Development 'NTER Environme eview Committee & Administrative Site Plan Report LUA15-000021, ECF, SA·A Report of February 9, 2015 Page 31 of 34 The applicant will be required to submit separate utility plans, prepared according to City of Renton drafting standards by a licensed Civil Engineer. For water, the system development fee is based on the size of the new domestic water meter that will serve the new building. The development is subject to water system development charges, meter installation fees based on the size of the domestic meter and fire service line. Fee for a 2-inch domestic water meter is $24,720.00. Fee for a 4-inch fire line is $10,050.00. The fee for a 2-inch meter drop in the City is $950.00. A reduces pressure backflow assembly (RPBA) will be required to be installed inline of the domestic water meter to the building in an above ground insulated "hot box", per City standard. Existing water stubs on the existing 12-inch water line that are not used shall be capped at the main line. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. System development fee for sewer is based on the size of the new domestic water to serve the proposed project that will serve the new building The fee is payable prior to issuance of the construction permit. Sewer fee based on a 2-inch domestic water meter is $17,080.00. I. PHASING: The applicant is not requesting any additional phasing request. 1,. CONCLUSIONS: 1. Based on analysis of probable impacts from the proposal, staff recommends that the responsible officials issue a Determination of Non-Significance-Mitigated with three mitigation measures (Exhibit 1). 2. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 3. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 4. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 5. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zoning classification. 6. The scale, height, and bulk of the proposed building is appropriate for the site. 7. Safe and efficient access and circulation has been provided for all users. 8. There are adequate public services and facilities to accommodate the proposed use. 9. The proposed location would not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location is suited for the proposed use. 10. The use would not result in a substantial or undue adverse effect on adjacent properties. The construction of a new structure would result in an overall improvement of the visual environment. 11. Adequate parking for the proposed use has been provided through the approval of the parking modification for the number of parking stalls. 12. 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. ERC/Site Plan Report City of Ren ton Department of Commu KIDDIE ACADEMY CHILD DAY CAI Report of February 9, 2015 Economic Development ITER Environ men view Committee & Administrative Site Plan Report WAlS-000021, ECF, SA-A Page 32 of 34 13. 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. 14. Landscaping has been provided in all areas not occupied by the building or impervious surfaces. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. I J. DECISION: The proposed Site Plan for Kiddie Academy Child Day Care Center, File No. LUAlS-000021, ECF, SA-A, is approved subject to. the following conditions: 1. The applicant shall comply with the three mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated February 9, 2015. 2. The applicant shall be required to revise the site plan to depict a pedestrian pathway through the parking area and drive aisle to the most westerly parking stalls, specifically from stall 12 as identified on the site plan and where the sidewalk ends to the west. The pathway shall be differentiated from the parking area surfacing. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 3. The applicant shall be required to revise the site plan to provide the minimum stall areas for compact, accessible, and standard sized vehicle stalls within the on-site parking areas. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. The corrected site plan shall also be submitted with the building permit application. 4. The applicant shall be required to submit a detailed landscape plan, compliant with RMC4-8-120D.12, with an update to the location of the interior parking landscaping and additional trees in front of the fence around the play area facing Bremerton Ave. NE. The updated plan shall be provided to the Current Planning Project Manager, for review and approval, prior to building permit approval. 5. The applicant shall be required to submit separate sign permits for the wall signs and monument sign. 6. The applicant shall be required to redesign the Bremerton Ave NE facing elevation, to include at minimum, windows to the stairwell on each level that are a similar sized window as commonly used on the other facades, a further projection of the overhanging canopy that shall have similar styled columns as the canopy and columns for the primary entry, have multiple sconce lights, and a functioning clock and add the same type of functioning clock in the upper gable as is proposed on the north fa~ade or similar features. The revised elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 7. The applicant shall revise the Bremerton Ave NE fa,ade doors. The location of the fire room door shall be located on the southern facing wall of the room and the water connection shall be relocated also, to not be on the Bremerton Ave NE facing side of the room, if allowed by Fire approval. For the fire room, a window or similar treatment, and windows similar in size to other building windows shall be placed on the Bremerton street facing fa,ade. Further, the building access door shall be of the same type as the doors surrounding the rest of the building, with transparent glazing provided. The applicant shall update the building fa,ade and provide it to the Current Planning Project Manager, for review and approval, prior to issuance of building permits. ERC/Site Plan Report City of Renton Department of Commu KIDDIE ACADEMY CHILD DAY CA Report of February 9, 2015 Economic Development NTER Environme, 'View Committee & Administrative Site Pion Report LUA15·000021, ECF, SA·A Page 33 of 34 8. The applicant shall provide a lighting plan which complies with the Design District standards. The plan shall indicate the location of exterior/ornamental lighting to be attached to the building, and any surface parking lighting, including specifications of the light fixtures. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The applicant shall be required to add brick, concrete, or other high quality more traditional material to either all facades, to the primary entry area and Bremerton facing fa~ade, or other material that would add to integrate well with the proposed horizontal lap and vertical board and batten fa~ade materials and colors. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer T. Henning, Planning Director Department of Community & Economic Development TRANSMITTED this 9th of February, 2015 to the Owner/Applicant/Contact: Contact/Applicant: Owner: Paul Franks, Paul Franks Architecture 14711 NE 29th Pl, #118 Bellevue, WA 98007 Honggang Fan 1616 198th Pl SE Sammamish, WA 98075 TRANSMITTED this 9th of February, 2015 to the following: Chip Vincent, CED Administrator Steve Lee, Development Engineering Manager Craig Burnell, Building Official Vanessa Dolbee, Current Planning Manager Fire Marshal Land Use Action Appeals, Request for Reconsideration, & Expiration The Environmental Determination and the Administrative Site Development Plan Review decisions will become final if the decisions are not appealed within 14 days of the decision date. Environmental Determination Appeal: Appeals of the environmental determination must be filed in writing to the Hearing Examiner on or before 5:00 p.m., February 27, 2015. 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 February 27, 2015. Parking Modification Approval Appeal: Appeals of the parking modification decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on February 27, 2015. 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. £RC/Site Plan Report City of Renton Deportment of Commu, KIDDIE ACADEMY CHILD DAY CAR Report of February 9, 2015 Economic Development VTER Environment view Committee & Administrative Site Pion Report LUAlS-000021, ECF, SA-A Page 34 of 34 RECONSIDERATION: Within 14 days ofthe 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 Kiddie Academy Renton, WA PAUL FRANKS ARCH!TECTUR~ PROJECT NO. 1014-07 1 2 3 4 5 ' 7 8 9 10 11 12 13 14 15 16 17 1B 19 SITE PLAN REVIEW PROJECT NARRATIVE Project name, size and location of site Land use permits required for proposed project Zoning des1gnat1on of the site and adjacent properties Current use of the site and any e)(isting improvements Special site features (I.e. wetlands, water bodies, steep slopes) Statement addressing soil type and drainage conditions Proposed use of the property and scope of the proposed development For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots Access Proposed off-site improvements (1.e. installation of sidewalks, fire hydrants, sewer main, etc.) Total estimated construction cost and estimated fair market value of the proposed project Estimated quantities and type of materials involved if any fill or excavation 1s proposed Number, type and size of any trees to be removed Explanation of any land to be dedicated to the City Any proposed job shacks, sales traders, and/or model homes Any proposed modifications being requested (include written justif1cat1on) For projects located within 100 feet of a stream or wetland, please include: For projects located within 200-feet of Black River, Cedar River; Springbrook Creek, May Creek and Lake Washington please include the following additional information: The approximate location of and number of residential units, existing and potential, that will have an obstructed view in the event the proposed project exceeds a height of 35-feet above the average grade level Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98059 S1te 31,243 square feet= 0.717 acres 2 stories Building Area = 12,548 sq. ft. Lot 2 King County Short Plat 1079069 Assessor's Property Tax Parcel #518210-0041 • Environmental Review: Environmental (SEPA) Review-City of Renton Planning Division • Administrative Site Plan Review-City of Renton Planning Division Site -CA-Commercial Arterial, All adjacent parcels = CA-Commercial Arterial Current use: vac:ant. Existmg paving 6,2g6 sq. fl. & 11 parking spaces, underground utilities None The site IS underlain primarily by native soils consisting of medium dense to very dense silty sand and silty sand with gravel till deposits. Storm drainage will utilize the existing shared storm drainage value and systems located on the adiacent site by easement agreement. Child day care for 170 students and 21 staff None Shared drive access on NE 4th Street and Bremerton Avenue NE. Non-exclusive easement and right-of-way of access, ingress and egress over and across the interior roads, parking areas, entrances, approaches, sidewalks and service areas. King County Recording # 20121221001617 The existing street improvements have been previously approved per City of Renton letter dated B/9/11 to Core Design lnc. ''Street Modification Requested-NE4th Street and Bremerton Ave NE Proposed Key Plaza Short Plat. $ 1,980,000 Excavation for the foundation and finish grading ±150 cubic yards. Fill material will consist of suit;;ible on-site soils and commercially available processed rock and sand products None None Contractor's construction office trailer None Not applicable Not applicable Not applicable. The building height is 30 feet EXHIBIT 2 RECEIVED JAN 1 !i 2015 CITY OF RENTON PLANNING D1Vl540N -, H ,-, c ".) -, • I '" .-, ~ ': ' '' ' i =- ~\·O·:J·Ol~8l'., 1;>,; lJ'.N1·~ ~)'.fi~ '.Ol','<.H'>'''" ·,.01rn~ J'J l,lN!N9' \01~3>~:;~a ;:,:,: ' ' / i EXHIBIT 3 ' =- 'f .;;. ... aoo·o t ::cr t,; or,. -::i::::n,-J EO',il6 "l019';1,-.~t,,1 ·•,oirn~ cl"I JONJ;'.\: 'IO.L~l<H~9 EE 1,.·'.······.····.j1 .• ,,L-:-~ :1 . . ' ,, ·ffid--1 ,(_J,. 1 ! · 11 , , . I ! ! :: <; .i. ' . . -·--·--~ --~·,-.-------f.- ITill ,, ........... r '"" L <;,;}"' ·····--~-'--! ,.· .. 11·. ,, ,j 1'11' ~! ~' ;:..., EXHI8IT4 .,, 'i : lj i; ;I ii 'I 'I nrw:11 ' ~~ ·-, -j: =- ~, I•'. :r ,1: '.-! !I sl 11 ,, ~IL :1' :u.c_:· l . .i..l..~ ... rriri: :1 . ~ ' ITnl ''I·. :J ,, : ~ I ':'i N 0 "' o._ V, •1· .. ·.·., ' . i " --Tr I I ' I ' I I, ! 111!1 ~., " ' ' . Ii 'L::. :'I '-' I I I d I I, i' I I • J "' ~ :: ,. ' ' -~ 'le ,. ' .. !~ " . ,. I i i il i .a ,. " TI1 .. II~ ![F : -. U: '' ' .. . ,,, . " tl'OO·O LZfl LS "ON H)U\fd £0S86 N0.19NIHS\fM 'N0.1N3U 3N flN~1W NO.lUOl'l3UB 'cS E -+ .s ~-, ~ . r11 ~ '" - Ii E. -- ) I F"' L-' IH l . ' 0' J . .' ~: Ll ~: ,.~ ., ., . , " .... , ··" ------... " --- I .. ! I , I u I @ I ,,., "'· I -L~ IL'-' Ill ·~ :\ .. .. ""'' ... "' '" ... ., -·----.,. -,, " EXHIBIT 5 '""-: i ,; W;1 ii} c:::: '<" 0.. iH l l/J I~ 'j ' 1 • ', c1 . :p "I ";J '" ) ~ Ice .JL I] 'I ~ gl ii; ;1; ~;_ -: .... ) l 1 ' ., "' .. ·"·' .... ~ ll .........._ -" =- I'- S I' 1 . " 1' til .~! 4- \:700-0li:SIS ON 13:)<J~d 1:oi;gE ~Ol~NIHSYI\ 'NO!NJ~ ]N ]nN]1W ~Orn31'1]~8 \:~t ' j~< ,, •J' . ,. ·11 Iii! I. -;;,~-----~ -- !!!' . ; ( ' '1 ,, jl N 1j . ._, ~ ~;,, !· ' ~ rsi~ .;i'?,J(/;· "d ut1 I --~ , r ~,~o '"~'i:I /~,··· -<-vr,. / a h II 1·1 , . r~ ,,. Ill; ~~~~ ~§JU Jm I r EXHIBIT 6 ') ,) :. I >·I ~ l·< =- ' IH § ·:r·U}-0 L?~lS '(:,t,, -F!l!\'d >.rJ;;ij~ 'i'..J.L'.J'<IH'iVM ·tiO.LNJ~ JN J1W1,\\> M/!H'it:J~H Ef z < ' ____ --,---~~ ! ' ' ! i '":'!" E ti-'-'-~--''-' :~-- EXHIBIT 7 N a: Q_ V) =- I. j ), / . , 1 .---··.-----t- [~O(H1[;;JL~ i.'i,. ·c;1'1'~ f.C'Silf, '10.c,\IHS\·',I "\OJN1~ 1N _;1l'J]1\\;' NDL~jf·;JtiS ~~i '"---- " ~ j 1,····-.~L, Ji -.. , fito O !i; 1 i ~ t I lllit• j .. ,; .. ---_,_. JciD 'I .. .............,,,,~~ ;;> ' ·=it~~·:·~ . l I l I EXHIBIT 9 ( i!L ·.~· =- :·.·:·,---·-·-· _·_:_' l I ___ ,-, _____ -:--:-::), [VQ()-()LC.:llS ·,:,t. F)'il'd f.(J<.iJ~ ~J().l.')'IJIH','t"/,1 'tm;J;1~ ;ti l1lNMV N()[H'.;)";rna ;:sE J '.·~:.,.~ '., ' L ......., 11 ! i i ! !' > li -~cc.cc ,,,,_-I' .. ~ N Li I ' I ·i !I Ji:i-,~:]ll>-J• =- X --, ------------- : wn !.-------- ! II II 1 ' li !Iii I !i! ~ i !' • I' , ' I~ ' [ ,! ' I 'I ' 'I '· I 11 1-1;. ii• ;, ip i • ·-q ! ''I -~ !, II ' II I I i EXHIBIT 10 • ! ~ ·~ d~~:~ " 0 <f> • " ---,. .• • -~ s ' • • ' ,,,_ -=~.f:j - '+-•-.. H. X ·. ri[1 ' X IX K ,i::i=i l; . 1-I ..; ,.it! .. , -111~:'J:t ~ t ij ~~~ ~ ~~!!~ I j ,11 . I I " ·. t 2 -j • ! I . i P'I"' 11 I 111: ' i .,~ .. 11 ' ilp ,~ i,~~~ I 1!1:I!! !ii ii i'P ,:ljhl a1i., ~ II ii l'' ' !.!~Ill ! Denis Law rd $ City of ' ____ ..:M:ay:o, _________ ll..-1 •f'J~ -) 1 : (~ri·1 . August 9; 2_011 · David i:Cayton, P.E,, Principai' Core Design, Inc .. 14711 NE 29th Place, Suite 101 Bellevue, WA 98007 . ' -. , - ,LS~~..J.t~~ .. ~ .. 1 ~epartmentof Co_mriiunity an~ EcOnomic ~e\/elopnient Alex Pietsch, Administrator _subject_: Str~et Modification Reql!est-NE 4th Street and Brerrierton Ave NE Proposed Key Plaza Short Plat DearMr. Cayton: · We have reviewed your requested street modificatio~ request for the stree_t improvements 'associated with a proposed two lot cornmerc:ial short plat on the southwest corner ~f NE 41 h St and. Bre_merton Av NE; Your request is to modify the street standards for this project to retain the existing· stre('t improvements. Both street frontages are currently i~pro~ed with recently con~truqed curb, gutter and sidewal_ks. The modification is requ!c'sted in respon~e to the code requiremenftci replace the existing improvements with a wider pla~ting strip and sidewalk improvements, and to dedii:ate. addi_tional ·rightcof-way for both street frontages. . . . . . . The requested modifications are approved. The existing street improvement; aJongNE 4th St are in .. conformance to.the requireme_hts listed in the City's at;lopted corridor plan for NE 4th St, including an . approximate five toot planting.strip and a five foOt sidewalk. The improvements along 13remerton Av NE were recently constructed, .and are consistennNith the rest of the street improvements' alo~g . ·. Bremerton Av NE south of the site. The requ~st to modifythefightccif,wayd~di~atio; requirements is also approved, and· no furth~r dedication wiH berequired for.the proposed short plat, orfutu~e . · dcvelop111ent cif the undeveloped new lot, · · · · · · The street standards modificatiori does iwt become offitfal until th~ sh.ort plat is apprpved, at whith · point it can be appeaied. The modifi<;atioo listed in.this letter will be incl~ded as part of the CED . approval for the future short plat appljcatio~. If you have anyfurther questions regarding str~et irhprovem_ent or drairiage requirements for this project, please contact Kayreri Kittricl< at 42SA~0-7299 or kkiUrick@rent~nwa.gov. SV::!/ 'Vdlf Neil Watts, Director. DevelopmentServices Director cc: Kayren Kittrick Jennifer Henning · ·-1· EXHIBIT 11 •. . ·'1' -• Renton Gty Hall • 1055 S_outh Grady Way • RentOn, Washington 98057 -• rentonwa.gov ~ :::c .... 03 !::I ... N =-- N-)lr'II' nz.s,• ~lf ___ I I CID -----I -----~~ ~-.,·' ,,c,, .. ,, ----- LANDSCAPE PLAN LEGEND Cl LOT COVERAGE SUMMARY ~-~-~-~-- GENERAL NOTES PROJECT NOTES LOT 2 PLANTING SCHEDULE o. ()0 5 0 0 0 0 ~ 0 0 ~ 0 ,--+£·'"- ::::J ~ :a::: ,~.,.,-, '""' :a:::.~ PROPOSED '(IOOIE ACADEMY = = ~, ......... , = "') = ~~ """ ~ DETAILS ,--- w -~if 52'.=~.'. ~ .~ ~~g:tJ}10~:r -,F~ ,·~'co·,~,.~""'·""·' ""'·'"''"'"''•"''""" TREE PLANTING DETAiL SHRUB PLANTl~JG O[TA:L r r"-----, , :_:;:;:'.~7::;:,:·: :·----l , _, ... ,..._ ___ I •w,.,._ ... , •.• ''''"""· -,.., ... .., .. , '"'·'·' . .,-.-, ""·'·""'"'' u;,1~·;:-'··:···:·::-·::·;-- ARTIFICIAi. PADDED lURF/PLAY SURFACE TREE RETENTION • -~:,,:-- ~ SofflLE KrosLOCK 2.00" !50 8n1m1 cORE ~DESIGN t a SCALE: 1" ~ 20' 1 -.~_-.......... -0.,,.>'.l.' ,,,.,.,, ,an ''" ,,...,..,.,,.,, fNGINffljNQ '1ANN,NG · >VO V£ Y1NG ---~ P-, ~ ~ ~~~ ~~g ;is:1> ii~ ~~c:i ;;-; ~~? ' ~-1 \·J~:-, i )::;)J" IJ: >-.. <.;;, i-; (~'- j-~ cc.lC(PnJI,! L>K"··· FUN ---~ - SPR-L 1 •• :=t::·· I I. ·t \ ' \ \ l • ,:_, 'I ',, 'lJ I C ·::·, n _j './\ EXHIBIT 13 , I I Gc:otechnical Engineering Geology Environmental Scientists Construction ~onitoring RECEIVED JAN 1 5 ZG\5 CITY OF RENTON PLANNING DIVISION . ' d . . ' . . GEOTECHNICAL ENGINEERING STUD PROPOSED CHILDCARE FACILITY 353 BREMERTON AVENUE _ RENTON, WASHINGTON ES-1020.04 EXHIBIT 14 ,' I Project Engineer: Prepared by: Date: Core No.: PRELIMINA«Y STORM DRAINAGE REPORT FOR RENTON KIDDIE ACADEMY RENTON, WASHING TON David E. Cayton, P.E. Preston J. Longoni, E.I.T. January 9, 2015 14074P EXHIBIT 15 31 RECEIVED JAN 1 5 2015 CITY OF RENTON Pi.ANNING DIVISION ; / / Key Plaza TRANSPORTATION CONSUL TING NORTHWEST u;/MJionq/TCN,!1ic. '·~' ·.f ··,~11.i l-'. l ...... i ___i;i ~· :· ~ 1607 E. Main Street Auburn, WA 98002 Phone: 253-931-0506 Fax: 253-333-2340 E~Mail: tr11il1er@tcninc.com wwvv .tc111nc.com Prepared by: Timothy Miller, PE Washington #27048 Member, ITE #11026 August 9, 2007 Renton, Washington ~t.B Prepared For: City of Renton At the Request of: Amber Properties EXHIBIT 16 32 Parametrix l!!NGINEERING ~ PLANNING• l!NVlftONMENTAL BCll!Nf"" :(\\. \_ ~0 ~0~ i:,v e10<'S. ()0 ~~ 1231 FRYAR AVENUE SUMNER, WA 98390-1516 T. 253.863.SUS F. 253.863.2873 www.paramctrix.com '(:.('(,t:0 ~~o ·~~'¢ ,<t:CElVED JAN 5 1 2015 TECHNICAL I. i>-"'~\: CITY OF RENTON .• ~RANDUM PlANNING DIVISION Date: January 14, 2015 To: Bob Mahn and Jan lliian, City of Renton From: Cindy Clark, PE Subject: Signal Warrant Analysis at 4th & Bremerton cc: Howard Fan, Kiddie Academy Project Number: 214-7364-001 Project Name: Kiddie Academy INTRODUCTION AND BACKGROUND This technical memorandum summariz.es the traffic operations and signal warrant analysis conducted for Northeast (NE) 4lh Street at Bremerton Avenue, in the City of Renton. This analysis was prepared for the Kiddie Academy development which is planned to be constructed at 353 Bremerton Avenue. This site is currently vacant and is located at the southwest comer of NE 4th Street and Bremerton Avenue. This site has two access points to the City Streets: one driveway connecting directly to NE 4th Street and another driveway comtected to the south leg of Bremerton Avenue, approximately 100 feet south of the intersection at NE 4lh Street. Please refer to the Vicinity Map at the end of this memorandum. This technical memorandum supplements a signal warrant analysis that was included in a Traffic Impact Analysis Report prepared for the Key Plaza development by Traffic Consulting Northwest, dated August 9, 2007. This report will herein be referred to as the Key Plaza TIA. In the Key Plaza TIA, the proposed development was a new drive-in bank, a general office building, and a specialty retail center. Since that time, the bank has been constructed, but the office space and specialty retail were not built. The unused land will now be used for the proposed Kiddie Center Academy. This technical memorandum uses new count data, therefore, the development of the bank and removal of the planned construction of the office building and specialty retail center is now considered part of the existing condition. This memorandum supersedes the memorandum issued to the City for review on January 9, 2015. DATA COLLECTION To obtain accurate traffic volumes for existing conditions, turning movement counts were gathered at the intersection of NE 4th Street and Bremerton Avenue, on Tuesday, January 6, 2015. The counts were conducted between 7:00 am and 9:00 am (AM Peak) and between 4:00 pm and 6:00 pm (PM Peak). The traffic counts are shown in Figure I and the raw data counts are included at the end of this memorandum. EXHIBIT 17 / / DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION ENVIRONMENTAL CHECKLIST City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: Governmental agencies use this checklist to " of your proposal are significant. This informa, avoidance, minimization or compensatory mitt, significant impacts or if an environmental impac the proposal. INSTRUCTIONS FOR APPLICANTS: ~e,r,.\ e':>\ <:;)O<:,~ ~e0.~ ~'<e • \9o,r,. ~,r,. ~0 V .o1mental impacts . ,,ne if available -~'3,'0 pr. ..i'3-' ., address the probable . "'ill be prepared to further analyze This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. 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. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible fo~~ completeness and accuracy of the checklist and other supporting documents. cf \'\J t.V . ~~ l')\'l USE OF CHECKLIST FOR NONPROJECT PROPOSALS: }f:\~ \ :-1 f \lf.~'10~ c\'\'f o ol'J-s-o P"I Fcanks HD Usecs:Pa,IDocomeotsC, EXHIBIT 18 1-07 s;te De,;gn Re,f.':t:a~~~Site Plan Review Exhibits:2014-07 Exhibit 5 Environi ton.doc 05/14 CV IL CA R ~n -'., ZONING MAP BOOK PLANNING· TECHNICAL SERVICES PRINTED DATE: 10/02/2013 -,,;, <Y.>,:urne.r. :ta 7-i:::h:, ~c,::rnl.::!.-.:•;_ ,ut '"'''"''" '"''"' "'' Y.f ~~~ ·~ j~;e-, al~ ·/ •:,~ CE'.// ( ommt.mfty & Economic De-velapmer.! RM-F CA R-8 CA F5E '6 T23N RSE E 112 EXHIBIT 19 R_-'10 R-8 R-3 s1r,g CA J £2:.l li-,;;;;-----ESE '.:J.::.2J :J: -,ur,y D (R:::; ;:;H"\U'::ll C0,·~c~;_1'.~\'I JI Ll,~,! c:J (RMT) ~~~!~O--l'o::i Vi .. '[.;· :,mi't ai V,,,:fll~· c:J (Rt-1.-T,. R£, Mt1l'.d'1rr,irf ~:·,~i~0H• e11fa: 'j.,,-J; D (~/J.!Cj l~c1 '.*,1·-~mfr, >:ir. ·:e·,,.,., 1c~r,~:,I D::v:..:: c:J ,RM,') <<c-.dd~~t;i, ',brJ/.1cr.rec ,,~-~e~ tJonb!li 1~;J~.ac CJ ((IC-Ii:;. tac C;;;,:l!' kO-'t' 1 ;rniia 4.~.i'il.: c:J iJC-\l; .::l::x; :..~~:;r fm':12 • pio:i: ~ ~§ .; • ~;~i ' ·\.~; ~ ' g~;~ -~ -; ~t!~.: . _:.'~ a 1~-· I ... J~ ~~= ;a i • . ~· ,; ~ , .. ~~ .~:.~ I z ! .~~;~ ·.:z: ! ~\'fa,,, ~ I .:,..e.> i ,•,; l ]§ii • -- ...... ~ g,, I •• ~! · .. · .,.~!( I i•: ,, .. ~, • ¥~ § iiiil.;: i JI~ ~ ·... -~:11;_ ~ --------,-~ I -·-11,· i "'' r ' ~ trj > ~ ~ 0 ~ ~ 0 ~ z 0 ' Q" "I <o r4 Oz > '• ~-~, ~~ N Do _z, AI " 0 oz > n~ o-c, ~· C/J .-.< ~ ~ ~ ~ 0 " " 0 • ~ ~ ~ u z ~ ~ 0 0 ~ f' • ~ ~ r4 > ~ ~ II> :i: \l.) ,!. "' ~ .S> " (.,J I i: " f' ~ i I ' 0 ~ .,, EXHIBIT 20 ~ I,) -.·.'----'--',;- E "' §! :i: m "' ~ ~b ?:r; '~ ~7 I) vl ~~ 0 ..JC ... ' '!1 vJ .. z ~: 0 I) I I l j ' EXHIBIT 21 I I I ll i ~ ~ n 111 fjiil '-,,. _____________ _ :.:··---------.. t ~· ·.- :1----a. ..,_ .. _.,, : : -iR~~----~-=~:-.~}~~3[ :~~~~ 1[;~;.~'.{~~t. ;• ,-.:· .. ·-~--·:··(:,, :.r!. ' ' l · 1 ... ~'-·:Jj···· .;...--. ' ---· I :---··_'-"_) ! :.-:'., .. :) L _______ ,, i . w···" , .... ,.,; ; .·: ..... ;. ·: ...... .,.: ... ::.·: .. _.: '.:> i-, EXHIBIT 22 j ' =- '¥ ; ,, "· r : ·:,: ·-. - '·"'' _., " ' " ,,, ~ , .. ~0-) L;'S L~ <,\ lD~l'd f.0~1!5 iJ0.1.')~HSI',',\ 'NO.l.\Jij Ji'.. J11NJ:\'11 N!JJ ~Ji(H:\l [';c: I I r t i 1) I· I, 1, _____ l EXHIBIT 23 ~·· w. t -+ Kris Sorensen From: Sent: To: Subject: Hi Kris and Jan, Bob Mahn Thursday, January 15, 2015 2:09 PM Kris Sorensen; Jan Illian RE: Kiddie Academy-Order Notification -Order No.: 4868663 Chris Barnes and I have reviewed the revised traffic study and find it to be acceptable. We have concluded that the subject development proposal will have minimal impact on traffic operations at the NE 4'" St/Bremerton Ave NE intersection (traffic signal not warranted) and on Bremerton at the driveway serving the development site south of NE 4<th ( no roadway or channelization improvements needed). Bob Mahn Transportation Planning X-7322 From: Kris Sorensen Sent: Thursday, January 15, 2015 8:01 AM To: Jan Illian; Bob Mahn Subject: FW: Kiddie Academy-Order Notification -Order No.: 4868663 FYI -Updated study From: Paul Franks [mailto: paulfranks@frontier.com1 Sent: Wednesday, January 14, 2015 3:59 PM To: Kris Sorensen Subject: Kiddie Academy-Order Notification -Order No.: 4868663 The revised traffic study is attached hereto. I have ordered 5 copies to be delivered to you at 10:00 Am on Thursday 1/15/15. Paul Franks Principal Architect NCARB Certified Paul Franks Architecture 14711 NE 29th Place Suite 118 Bellevue, Washington 98007 T 425.803.0792 C 425. 785.8780 E-MAIL oaulfranks@frontier.com EXHIBIT 24 PLAN REVIEW COMMEN--LUA15-000021 of Plan -Planning Review Version 1 I Engineering Review Comments Jan Illian I 425-430-7216 I jillian@rentonwa.gov Recommendations: EXISTING CONDITIONS WATER There is an existing 12 inch water main (water plan no. W 3475) located within a 15 foot easement along the north property line. The 12 inch water main can deliver approximately 2,500 gpm at 20 psi residual pressure. The static water pressure is 65 psi at elevation 414 feet. There is also an existing 8 inch main in Bremerton Ave NE that can deliver 2,500 gpm. The project is within the City of Renton's Highlands 565 zone water service area. There are 2 hydrants within 300 feet of the site and each hydrant can deliver 1,000 gpm. SEW ER Sewer service is provided by the City of Renton. There is an existing 8 inch sewer main in me alley to the rear or ti 1e-klf,s. STORM There is a drainage conveyance system on the site. STREETS There is existing fronting improvements fronting the site in Bremerton Ave NE CODE REQUIREMENTS WATER 1. The preliminary fire flow requirement per the Fire Marshall's office is 1,500 gpm. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One primary hydrant is required within 150 feet from the building and one additional hydrant is be required within 300 feet of the building. There are 2 hydrants within 300 feet of the site and each hydrant can deliver 1,000 gpm. Existing hydrant(s) counted as fire protection will be required to be retrofitted with storz fitting if not already installed. 2. Installation of a backflow prevention assembly (DDCVA) in an underground vault outside of the building for the fire sprinkler system per Renton standard plan will be required. The DDCVA may be installed inside the building if the installation meets the conditions of the City standard plan no. 360.5. 3. System development fee for water is based on the size of the new domestic water meter that will serve the new building. The development is subject to water system development charges, meter installation fees based on the size of the domestic meter and fire service line. Fee for a 2 inch domestic water meter is $24,720.00. Fee for a 4 inch fire line is $10,050.00 4. Fee for a 2 inch meter drop in by the City is $950.00. 5. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed inline of the domestic water meter to the building in an above ground insulated "hot box", per City standard. 6. Existing water stubs on the existing 12 inch water line that are not used shall be capped at the main line. 7. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. SANITARY SEWER 1. There is an 8 inch sewer main in Bremerton Ave NE. 2. System development fee for sewer is based on the size of the domestic water meter that will serve the new building. This is payable prior to issuance of the construction permit. Sewer fee based on a 2 inch domestic water meter is $17,080.00. SURFACE WATER 1. A surtace water system development fee of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit. 2. A drainage memo dated January 9th, 2015 was submitted by CORE Engineers. The site falls within the Peak Rate Flow Control Duration Standard, Forested Conditions. The subject site (Lot 2) is the result of a two lot commercial short plat. Key Bank was built on Lot 1 and a commercial office building was proposed to be built on Lot 2. A drainage report and drainage plans were submitted, reviewed and approved in 2008. An underground combined detention and water quality storm vault was designed to the Level II flow control standard and was sized to provide detention for the development of both lots. The engineer has provided a copy of the "approved" TIR and provided confirmation that the vault is sized to meet the City's current drainage requirements with the development of this site. In fact the proposed site will create 0.29 acres less impervious surface area than the original office building proposal in 2008. 3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. TRANSPORTATION 1. On August 9, 2011, Neil Watts, Development Services Director approved a street modification request submitted by David E. Cayton for the Key Plaza Short Plat. The approval allowed existing frontage improvements along NE 4th Street and Bremerton Ave NE to remain and no dedication of right would be required on Bremerton or NE 4th Street. No frontage improvements along Bremerton Ave NE are required for this project. 2. Traffic impact fees shall be assessed as determined by the ITE trip generation manual. 3. A Traffic Impact Analysis prepared by Parametrix Engineering dated January 14, 2015 was submitted with the site plan application. The analysis was an update to the previously approved traffic study prepared by Traffic Consulting Northwest in August 2007 for the short plat and development of the Key Bank site and proposed commercial office buildinq at that time. The purpose of the new traffic impact analysis Ran: February 04, 2015 EXHIBIT 25 Page 2 of 4 PLAN REVIEW COMMEN--LUA15-000021 Plan -Planning Review of I ( ! Version 1 I Jan Illian I 425-430-7216 I jillian@rentonwa.gov Engineering Review Comments was to provide new data and traffic volume information for 2015 and determine what if any traffic impacts would be created as a result of this project. No traffic impacts are expected as a result of this project. The increased traffic created by the development will be mitigated by payment of transportation impact fees. GENERAL COMMENTS 1. Separate permits and fees for storm connections, side sewer and water meter installations will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscaoina olan shall be included with the civil olan submittal. Each olan shall be on separate sheets. . Firit Review • Building Comments ··. Corev Thomas I 425-430-7024 l.~horl'ias@rentonwa.aov Recommendations: Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.45 per square foot of space. This fee is paid at time of building permit issuance. Fire Related Impact Comments: 1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are required. One within 150 feet and two within 300 feet of the building. One hydrant is required within 50 feet of the fire department connection. It appears adequate fire flow is available at the site. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including 5 inch storz fittings. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading. 4. An electronic site olan is reauired orior to occupancv for ore fire olannina oumoses. Planning Review Comments Kris Sorensen I 425-430-6593 I ksorensen@r-entonwa.gov Recommendations: Planning: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. 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. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever eauioment or trucks are movinq near trees. Police Review Comments Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Ran: February 04, 2015 Page 3 of 4 PLAN REVIEW COMMEN--LUA15-000021 Plan -Planning Review Police Review Comments Recommendations: POLICE RELATED COMMENTS 16 Police Calls for Service Estimated Annually of Version 1 I Cyndie Parks I 425·430-7521 I cparks@rentonwa.gov To protect materials and equipment during construction, it is recommended that all materials and tools be locked up when not in use. The commonly used tool lockbox will not be sufficient. The site will need security lighting and any construction trailer should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less then a 1 1 /2" throw when bolted. Glass windows in the trailer should be shatter resistant. I also recommend the developer post "No Trespassing" signs on the property while it's under construction. This will aid police in contacting subjects who may be on the property after hours. The use of off duty police officers or private security guards to patrol the site during the hours of darkness is an option. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas will be vulnerable to crime due to the lack of natural surveillance by personnel and/or area homes or other businesses. It is recommended that the property be monitored (both inside and outside) with recorded security and that an alarm system be utilized after hours. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. It is important to direct all foot traffic towards the main entrance of the child care facility-this includes any employees, vendors, or delivery personnel. All areas of this facility need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton), as well as provide safe pedestrian travel for customers. The structure should have a building number clearly posted with numbers at least 12" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility -not too dense and not too high. Too much landscaping will make both employees and parents feel isolated and pulled from view of environmental traffic and could provide criminals with concealment to commit crimes such as burglary. It is key for a business to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous locations, including entrances to the property and parking areas. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is comolete. Contact Cvndie Parks, 425.430.7521 when vou would like to make an annointment. Ran: February 04, 2015 Page 4 of 4 / Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 PLANNING DIVISION DESIGN DISTRICT CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: ''D'' 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 your proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4-3-100). Answer the questions briefly, with the most precise information known, or give the best description you can. 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 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. A. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high- density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for effiRf!!€Eii\lE D Pagel of47 EXHIBIT 26 JAN 1 fi 2015 CITY OF RENTON PLANNING DIVISION ,nton Department of Community & Econom ve/opment City ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: FEBRUARY 3, 2015 APPLICATION NO: LUAlS-000021, ECF, SA-A DATE CIRCULATED: JANUARY 20, 2015 APPLICANT: Paul Franks PROJECT MANAGER: Kris Sorensen PROJECT TITLE: Kiddie Acadamy of Renton PROJECT REVIEWER: SITE AREA: 31,243 square feet EXISTING BLDG AREA (gross): LOCATION: 353 Bremerton Ave NE PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a two- story building at the vacant property 353 Bremerton Ave NE within the Commercial Arterial (CA) zone. The site is approximately 31,243 sf in area and the proposed building would contain 12,548 sf of commercial space split between the two floors for the development of a child day care center. Approximately 170 children would be served by the daycare. Associated site improvements include a children's play area, additional vehicle parking, and landscaping. Vehicle access to the site is already established and provided from both NE 4th St and Bremerton Ave NE. Right-of-way dedication is not required and existing street improvements along Bremerton Ave NE would be retained as they currently exist. Documents submitted for review include environmental checklist, traffic study, geotechnical and drainage reports, and parking, landscape, and design district analysis. The site is within the City Aquifer Protection Area. 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 NeceS5ary Earth Housiiin Air Aesthetics Water Linht/Gfare 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. POLICY-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have ;dentified areas of probable impact or areas where additional information is neede properly assess this proposal. J-d,/J-15 Date 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 ed to properly assess this proposal. Date r; I City of NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED {DNS-M) A Ma5'orApplicaHan h" been fol•d and ,><;<ep!od ,.,th the Oop•rtmeni of Commumty & Economic Oevelapm<M {CEO) -PIMnl1111 alvi!lan afthe Cltv of R•ntcn. The lollcwin1 bne~v OemibH th• ~pl>tat,on •nd tl,e no,o,.ary Public Apprauol,. OIi.TE OF NOTICE OF APPLICATION: lanuari 20, lOlS UINO USE NUMBER: LlJAlS-;)[]IJ(JlJ, SCf,SA-A PROJECT NAME: PROJECT DESCRll'TIO"I: The applicant ,, request,n1 Enwnnmonta• IIEPAJ ~ev,ow and Administra, •• 5ile Plan Review for a , .. o,,tof'/ bu:ld"'M at the vacant prope(t\l lS3 8'emerton A,o NE w1lhrn lhe Commert,al M"lal {(A) ,one The ,it@" appra,om,lely ll.l43 ;I in area and the p,apa,ed bu1ldrnM would conta,n 12.S4S sf of commem,I ,pue ,p,., betwnn the two near-; for the development of a ct,1ld ~ .. care center. Appro.,matoly 170 ch,kl~n would be '"""'d by tho daycare. A»oxiatod ~to ,mprovemen<S ,n<lude • children's play area. add,tional vehlcl<! pa,k1n1. •nd landsc•p1n8. \loh1clo '"~" to tne ,,te" already established and proe,dod from both NE 4th St anO a,.m.non A,o NE. ~,~M-cf .• ,.,, dodicalion ,, no! required and e,ci5!1ng 5tro..t 1mprmrem•nt> alon11 Br""'M"" A"' NE would be re!amed a, th..., ,u,,ently exJst. Document, subm,m,d for review include en,,ronrnental ch,ckli,t, traffic ,tudy. 1eol<!chnical and o,a1nage ropo"'· and park,n~ l,nd,capc, and d•••11n dlw,ct a,,1y,.,_ The ,11e " within !he (1\'j AQu1ler Pro«ct,on A••• P!IOJEC'T UXATION: l~l e,emer1on A•• NE OPTIDNALO[HRMINATION Of NON·~IGNlflUll'jct, MITIGATED (ONS-MI: As the Lead Ager,c:v, th~ C.tv of Ron ton ho, det,rmioed tnat "lln,fkant enw~nmentol 1mp,ct, aro unl,kel1 to result !tom the ~reposed proJetl. The,elcre, as p,e,m,ned under ,he RCW 43.llC.llO, th@ C1ly ol Renton,, uS1ng the Optional DIIS·M pro,e" to 1i.e aoNe Th3! a ()NS.-1\11 ,, '•<•'I to be ,s,u,ct Comment II<'"'°' for the proJect and the propcm,d DNS·i\11 are 1nw1rated into a ""819 c<>mment ""'":,d, Ther• w.11 bt! no ,~mment pe"od following the ,,suaneo of tl>e Threshold Determination of "lon- ~,gn,l,caace-M,,,ilatod [DNl·MI lh<S may b• the only Opportunil'/ :o comment on lhe environmental impact, of the p,opo,a< A 14-ctav appeal pe"od w,11 follow the ,,suane< olche clllS·M P[RMIT .IJIPLJCATION DATE: January l5.201S NOTICE Ol'CCMPLEl'E Af'l'UCATION: 1,nu•"(lO, 2015 APPUCAl'IIT/PIIOJECT CONTACT PER:SON: Paul Fr,inks, Paul fr,ink,;Archltecture/14711 NI zg" Pl. Ste 118/&ollnuo, WA 98<107/•~·!03-07U/paulfnlnu@lronller.com 1'11,ml\,/R•vll!W Requested: Othet PermilS which may Do ••'ll'lred, Rr'l"•<l•d StudlH: lotatlon where oppllco~an may b•rovlowmd: Envlronmontol (Sfl'A) R'"""'"'· Admlnl<tradvo 51hl Pl1111 Review Bulldln1P•rmit, Construction Penni', Fire P<lrmlt, Sl1n Petm~ Drolnap Rop;,n,Geot«hnlcal R<lport. Troffi<A,..lv<l<, Parld,. and Lanllscoplne Analysis, and 0.,1.-,, o;,1rict D""';llvsis, D•partment of l:ammunltJ &. Economic lln""°Pm•n• (CEDI -Pl,nnl"' Division, Sirih FIDorhnton City ~all, 1oss South Grady Way, Renton. W" 9ROS7 f you would l,ke ,o be "''"" a e•rtv of record to ,e,:e"e further u1fo,mat,on on tr,o, µ,ouu,od pro Jee!, compi.,,. thi, for~ and return 10 Cit, otR•nton, cm -Planmn,g Qr,,.,on. !OS5 So Gtad'{ Wav, ~•nton, WA 9BOS1 Name/Fil• No K1cld1e Acad<m, of Renton/LUAlS-000021.. CCF, '>A·A NA'-IE MAILIN~ ADDRESS ____________ c,1,/Sme/Zip -------- "HtPHONfNO CONSISTENC~ DVE~VIEW: lon,n&/Land u,~: EmrironmenT•I DocumanlS that Esaol..at1 the Propo>erl Project: D• .. lopmont Regulation, u .. d For ProJ•ctMi1.lcatlon: .. ' ' , ', Clty uf !he ,ub ect "te" de.,~nal•d Commorclal Co,ridor 10::) on th~ c.,-.,, of ~:ot~n com;r.'her,,,e lard U>e Map and Comm,e«lal Art.,.,al lCA) on the,,,-.,,< 1on,n,gMap ,:n,ironmental lSEPA) Ch@c>l,st The 0 ,oJ•ct w,11 be ,ubJ•ct to theCiP/'• SE?A o,d1nance. Renton Munl<1palCad1 Sectloru, Oi,l·llOA; 4'3-100; 4·4·D70: f..t.c&O; _.....13(1; 4..t--090; 4·G-0Sa, 4-1- 0~; 4-,-0/0; -2IIO: and 4-'1·250 and othu appl,c,ble ,ode, Md "!ula!•MS a,appro,,<1•t• Th• 1o,1ow,ng Mit>1<1tion Mea,ure, w,11 llk•iy be ,mpo,ed on the prupo,<,d proJ-roes• rewrnrn•ncll!d M,t,gation M•a,ure, addr•" proiect ,mpam not ,overed by ,xi,t1ng cod•• and «ilulot,on, a, c.sed abov,. fo/lcw g..,hrdln/cof r"Jl"lf rerc,m=ndatrCHt• indtrd/ng 1,m,aorar;, arid p,!rman•nt erosion control' mHSU/ff. Anv ffll braught to th, ,i,, woula nftd o fill 50ura, st~mont as lftc arro /5 within rhe /lfitton Aqulfor l'rntect/on Art:fl. [<1mment1 on ffl• ,..,.... appHutlon mun bo ,ubmi!ted In .,,111n1 to Kri• SDnin,en, As~dote Plann•r, CED -Ptannl:;" Ol•l•lon 10SS SouthGrody W1y, Ronton, WA91057. by s,oo PM on Februory >, IOIS. Jv<>' ""'" que,t,ons abou: t•; '1 r "'"h lo be m•de a p,rty of record anO "'°"'"' addot,anol noL,~cat,on Irv ma,1, contact the aro1•ct Maa 8 :::; ~~o "'"''"" ,,r,tten comment, wal auwma,,callv t>eoome • pa,t,/ ol roccrd and w,11 be not1ll•d of anv <1«15100 on th,, proJect. A cop-; of the subsoqu<nt Lh,e<holddewm,n31,on "a•allable upon requ•rt. CONTACT PERSON: Kris Sorensen, Associate Planner; Tel: (425) 430.6593; Eml: ksorensen@rentonwa.gO\/ PlEASE INCLUDE THE PROJECT NUMBER WHEN CAlUNG FOR PROPER FILE IDENTIFICATION . "'· " CERTIFICATION I, kn,; Su re,t-JS-Bv7 . hereby certify that 3 copies of the above document were posted in l conspicuous places or nearby the described property on Date:--'-!--/ /_,z.,=-0=-+-/.,_/_5 __ _ I I Signed:._~_,__..:..· --'-~f-:J-, --------- STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidenco/1"at kl\ '::::-::,;,X'" .1<_ .. ~::u,. (\ signed this instrument and acknowleclged it to ~e~h(:;fb.ef/their free and voluntary act for the uses and purposes mentioned in the Insh:_ument. ('. Dated· \-:"' • \t"-''''""111 1111 \ ~ . -C7::::d_ -~'' ~-MOY,,i,1.J,1 1i,';-,,,:=--t1-:e-,,.....--ltt--...:...-*',=---------- 2,~'i-,,""""""•,, \Not'ary ublic in and for the tate of Washington = .S::,. ~-..~oll EX.P1,t,/'1, 'l. \ :: ~ .=:-'?. "'"(("; ''1 /. \ ~ ::: =~ :",,P..Ry I.P ~ ~ \ ~ CJ f; ~ . ~ N'p€Jr~(Print): \ ~ \. , ; ~ I~ c>J %,, \~y ~2~nffexpires: -I¥>~ ~1 ~ ~, lh- :1 U"1;/r11,11\1~\,,,,, ........... (b,J:,--2' 1111 /'~ OF 'fl 11-$ '11 ,,, '''"''"'''" DEPARTMENTOFCOMMUt,1jT;)"'-l!.[~£QNO!\IIU).Dt\l~~OPMENT-PLAN.NI.NG DIVISION AfflC>.O,V!"[6F SERVICE BY MAI UNG On the 20th day of January, 2015, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Agencies See Attached Paul Franks Applicant Honggang Fan Owner Amber Properties Owner Bob Nix Contact 300" Surrounding Property Owners See Attached (Signature of Sender): STATE OF WASHINGTON ) ) ss COUNTY OF KING ) ,,,,"""'''' 11, I certify that I know or have satisfactory evidence that Sabrina Mirante .:::-'~' :,.\'-R. Mor:,, 111,, -:,,.,,,\\\\l\\111 ...., ~ signed this instrument and acknowledged it to ~e his/her/their free and voluntary ar£f~ ~., \a!lei;Q'4~,,pur,.~ses mentioned in the instrument. \ \ ~ CJ f~ 0""\AR~ 1ri% ~ \ .\i ) ( ; gg ~ . -~ z ~ ) . \. / .,,. ~\J -(.I .: 0 ~ Dated: -Jc)/\\-~ <; "uev } 1--: ll!ctary "ublic in and for the ~6 ,..,wil.11.ai1.1e-n~-.: .: ~ ... -~ 1)'; r?M\,{.P: lio""' -C; ,,, ~ OF v,I' ~ ...... Notary (Print): -·1;;~,'--~-. (\."\___, v 111 *11111\\\"''''" My appointment expires: lS\ a-, ( d{..i\ ~ Kiddie Acadamy of Renton LUAlS-000021, ECF, SA-A template • affidavit of service by mailing Amber Properties LLC PO Box 3015 Renton. WA 98056 Paul Franks Paul Franks Architecture 14711 NE 29th Pl, Suite 118 Bellevue, WA 98007 Bob Nix Core Design 14711 NE 29th Pl, #101 Bellevue. WA 98007 Honggang Fan 1616 198th Pl SE Sammammish. WA 98057 1023059100 1023059100 1023059100 ROGERS MICHAEL, ALLIANCE TAX ADVISORS Tenant Tenant 433 E LAS COLINA BLVD #300 4415 NE 5th St APT G303 4311 NE 5th St APT F102 IRVING, TX 75039 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT AlOl 4310 NE 5th St APT 6103 4415 NE 5th St APT C304 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT ElOl 4311 NE 5th St APT F202 433 Bremerton Ave NE APT F201 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St Suite A 4311 NE 5th St APT 6102 4311 NE 5th St APT FlOl Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT D302 4415 NE 5th St APT F302 4415 NE 5th St APT C104 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT C301 4311 NE 5th St APT D202 433 Bremerton Ave NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT 6103 4415 NE 5th St APT 6202 4415 NE 5th St APT C204 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT C303 4311 NE 5th St APT C201 433 Bremerton Ave NE APT D204 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT A103 555 Bremerton Ave NE APT E302 433 Bremerton Ave NE APT C103 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT B202 4415 NE 5th St APT FlOl 4311 NE 5th St APT B101 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT E301 555 Bremerton Ave NE APT E201 4415 NE 5th St APT E101 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT B202 4311 NE 5th St APT 0301 4310 NE 5th St APT AlOl Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT A104 4310 NE 5th St APT C102 433 Bremerton Ave NE APT E202 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT E301 4310 NE 5th St APT B201 433 Bremerton Ave NE APT B202 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT B202 433 Bremerton Ave NE APT F102 433 Bremerton Ave NE APT 0303 Renton, WA 98059 Renton, WA 98059 Renton,WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT G103 4310 NE 5th St APT B203 4415 NE 5th St APT E303 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT A202 433 Bremerton Ave NE APT E102 555 Bremerton Ave NE APT ElOl Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT 0103 433 Bremerton Ave NE APT F203 555 Bremerton Ave NE APT A104 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT F304 4415 NE 5th St APT C302 4415 NE 5th St APT 0303 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT B103 433 Bremerton Ave NE APT 0301 433 Bremerton Ave NE APT E201 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT A103 555 Bremerton Ave NE APT A202 4415 NE 5th St APT F102 Renton, \NA 98059 Renton, \NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT B302 4311 NE 5th St APT E201 4311 NE 5th St APT F103 Renton, \NA 98059 Renton, \NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT A201 433 Bremerton Ave NE APT A302 433 Bremerton Ave NE APT F301 Renton, \NA 98059 Renton,\NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT E202 4415 NE 5th St APT D104 4415 NE 5th St APT D202 Renton, \NA 98059 Renton,\NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT F201 4311 NE 5th St APT F204 433 Bremerton Ave NE APT 6102 Renton, \NA 98059 Renton, \NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT C102 4415 NE 5th St APT G304 433 Bremerton Ave NE APT A301 Renton, \NA 98059 Renton, \NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT A204 433 Bremerton Ave NE APT F303 4311 NE 5th St APT C101 Renton, \NA 98059 Renton, \NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT D102 433 Bremerton Ave NE APT C203 433 Bremerton Ave NE APT D102 Renton, \NA 98059 Renton, \NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT E302 555 Bremerton Ave NE APT C102 4415 NE 5th St APT B203 Renton, \NA 98059 Renton, \NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT C102 4415 NE 5th St APT E103 433 Bremerton Ave NE APT D304 Renton, \NA 98059 Renton, \NA 98059 Renton, \NA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT AlOl 4415 NE 5th St APT D101 4415 NE 5th St APT D102 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT Bl04 433 Bremerton Ave NE APT ClOl 4310 NE 5th St APT B204 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT E103 433 Bremerton Ave NE APT E303 555 Bremerton Ave NE APT D102 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St 4311 NE 5th St 4415 NE 5th St APT B204 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT A102 4415 NE 5th St APT G201 4415 NE 5th St APT G203 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT C203 4311 NE 5th St APT D101 4310 NE 5th St APT C301 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT B101 4415 NE 5th St APT G302 4415 NE 5th St APT E204 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT BlOl 4310 NE 5th St APT B104 555 Bremerton Ave NE APT D201 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT GlOl 433 Bremerton Ave NE APT D101 555 Bremerton Ave NE APT D202 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT F301 4415 NE 5th St APT G104 4415 NE 5th St APT G202 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT G204 4415 NE 5th St APT C202 433 Bremerton Ave NE APT B203 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT C204 433 Bremerton Ave NE APT D104 433 Bremerton Ave NE APT D201 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT C201 555 Bremerton Ave NE APT A204 4415 NE 5th St APT ClOl Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT E201 4311 NE 5th St APT C302 4311 NE 5th St APT F104 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT A202 433 Bremerton Ave NE APT E104 4415 NE 5th St APT B104 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT ElOl 4415 NE 5th St APT D103 4311 NE 5th St APT C102 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT D302 433 Bremerton Ave NE APT C201 433 Bremerton Ave NE APT D203 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT A102 4310 NE 5th St APT A201 4310 NE 5th St APT A203 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT C202 433 Bremerton Ave NE APT F104 4415 NE 5th St APT E102 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4310 NE 5th St APT B102 433 Bremerton Ave NE APT F302 555 Bremerton Ave NE APT E301 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT 0301 4415 NE 5th St APT 0304 433 Bremerton Ave NE APT F204 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT B102 555 Bremerton Ave NE APT ClOl 4415 NE 5th St APT BlOl Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT E302 4415 NE 5th St APT F201 4415 NE 5th St APT 0203 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT C301 555 Bremerton Ave NE APT C201 4415 NE 5th St APT E202 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT E301 4415 NE 5th St APT G301 4311 NE 5th St APT E102 Renton, WA 98059 Renton,WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT C104 433 Bremerton Ave NE APT 0202 433 Bremerton Ave NE APT E204 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT C202 4415 NE 5th St APT B102 555 Bremerton Ave NE APT El02 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT C103 4415 NE 5th St APT 0204 4415 NE 5th St APT 0302 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT 0201 4311 NE 5th St APT F203 433 Bremerton Ave NE APT E203 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT E304 433 Bremerton Ave NE APT FlOl 433 Bremerton Ave NE APT F103 Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT A102 555 Bremerton Ave NE APT D101 4415 NE 5th St APT B201 Renton, VvA 98059 Renton, VvA 98059 Renton, VvA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT E202 4415 NE 5th St APT G102 4311 NE 5th St APT B201 Renton, VvA 98059 Renton, VvA 98059 Renton, VvA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4311 NE 5th St APT C202 433 Bremerton Ave NE APT BlOl 433 Bremerton Ave NE APT C202 Renton, VvA 98059 Renton, VvA 98059 Renton, VvA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT A203 4415 NE 5th St 4415 NE 5th St APT B304 Renton, VvA 98059 Renton, VvA 98059 Renton, Vv A 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT E203 4415 NE 5th St APT E302 433 Bremerton Ave NE APT B201 Renton, VvA 98059 Renton, VvA 98059 Renton, VvA 98059 1023059100 1023059100 1023059068 Tenant Tenant Tenant 4310 NE 5th St APT ClOl 433 Bremerton Ave NE APT F202 4502 NE 4th St Renton, VvA 98059 Renton, VvA 98059 Renton, VvA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT 8301 4415 NE 5th St APT 8303 4415 NE 5th St APT C201 Renton, VvA 98059 Renton, VvA 98059 Renton, VvA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 4415 NE 5th St APT E104 4415 NE 5th St APT F202 4415 NE 5th St APT D201 Renton, VvA 98059 Renton, VvA 98059 Renton, VvA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 433 Bremerton Ave NE APT 8204 4310 NE 5th St APT C302 555 Bremerton Ave NE APT A201 Renton, VvA 98059 Renton, Vv A 98059 Renton, VvA 98059 1023059100 1023059100 1023059100 Tenant Tenant Tenant 555 Bremerton Ave NE APT 8201 555 Bremerton Ave NE 4415 NE 5th St APT E304 Renton, VvA 98059 Renton, VvA 98059 Renton, Vv A 98059 1523059031 FOSKEY COMMERCIAL MGM NT PO BOX 5427 LYNNWOOD, WA 98046 1523059031 Tenant 4575 NE 4th St Suite 7 Renton, \NA 98059 1523059031 Tenant 4575 NE 4th St Suite 8 Renton, \NA 98059 1523059031 Tenant 4575 NE 4th St Suite 5 Renton, \NA 98059 1592090190 Tenant 341 Chelan Ave NE Renton, \NA 98059 1592090220 Tenant 4508 NE 3rd Ln Renton, \NA 98059 5182100032 US POSTAL SERVICE 4301 NE 4th St Renton, \NA 98059 5182100041 AMBER PROPERTIES LLC PO BOX 3015 RENTON, \NA 98056 5182100043 Tenant 353 Bremerton Ave NE Renton, \NA 98059 7312100120 HA LE-MINH THANH, DOAN BACH-PH UN T 336 ANACORTES AVE NE RENTON, \NA 98059 1523059031 Tenant 4575 NE 4th St Renton, \NA 98059 1523059031 Tenant 4575 NE 4th St Suite 3 Renton, \NA 98059 1523059031 Tenant 4575 NE 4th St Suite 6 Renton, \NA 98059 1523059035 CIMARRON TOWNHOMES 1592090200 Tenant 347 Chelan Ave NE Renton, \NA 98059 1592090230 Tenant 4526 NE 3rd Ln Renton, \NA 98059 5182100039 NGUYEN VAN+HUYNH MINH-DU+LU 2012 DUVALL AVE NE RENTON, \NA 98059 5182100042 AMBER PROPERTIES LLC 4431 NE 4th St Renton, WA 98059 7312100100 NGO JOLIE T+WONG HAYDEN K 324 ANACORTES AVE NE RENTON, WA 98059 7312100130 HOSKINS LAURIE L 342 ANACORTES AVE NE RENTON, \NA 98059 1523059031 Tenant 4575 NE 4th St Suite 2 Renton, \NA 98059 1523059031 Tenant 4575 NE 4th St Suite 1 Renton, WA 98059 1523059031 Tenant 4575 NE 4th St Suite 4 Renton, WA 98059 1523059071 FOSKEY COMMERCIAL MGM NT 4525 NE 4th St Renton, \NA 98059 1592090210 Tenant 4520 NE 3rd Ln Renton, WA 98059 5182100031 US POSTAL SERVICE 17200 116TH AVE SE RENTON, WA 98058 5182100040 NGUYEN VAN+HUYNH MINH-DU+LU 4405 NE 4th St Renton, WA 98059 AMBER PROPERTIES LLC PO BOX 3015 RENTON, WA 98056 7312100110 WONG KALEN L 330 ANACORTES AVE NE RENTON, \NA 98059 7312100140 PITTMAN MICAH W+MARINA 4408 SE 3RD LN RENTON, \NA 98059 7312100150 STOWE SHIRE LLC 23515 NE NOVELTY HILL RD STE B221-308 REDMOND, WA 98053 2050500010 4TH & BREMTERTON LLC % CLIF 2004 HOLIDAY CIR SE OLYMPIA, WA 98501 8805000040 DVCH INVESTMENTS LLC, C/0 JSH ·ROPERTIES INC 10655 NE 4TH ST #901 BELLEVUE. WA 98004 8805000040 Tenant 4350 NE 4th St UNIT C Renton, WA 98059 1023059117 Tenant 4508 NE 4th St UNIT C Renton, WA 98059 1023059117 Tenant 4508 NE 4th St Renton, WA 98059 1592090260 Tenant 326 Bremerton Ave NE Renton, WA 98059 7227000000 4501 NE 4th St UNIT A Renton, WA 98059 7312100170 LIANG JOSEPH 4420 NE 3RD LN RENTON, WA 98055 7312100200 HUANG GUO Q+YUE QI 337 BREMERTON AVE NE RENTON, WA 98059 7312100151 STOWE SHIRE LLC 4412 NE 3rd Ln Renton, WA 98059 8805000030 SAFEWAY INC STORE 1468 1371 OAKLAND BLVD STE 200 WALNUT CREEK, CA 94596 8805000040 Tenant 4350 NE 4th St UNIT A Renton, WA 98059 8805000040 Tenant 4350 NE 4th St Renton, WA 98059 1023059117 Tenant 4508 NE 4th St UNIT B Renton, WA 98059 1592090240 Tenant 4514 NE 3rd Ln Renton, WA 98059 7227000000 Tenant 4501 NE 4th St UNIT B Renton, WA 98059 7227000000 NICHOLAS KIM A HIGHLANDS BUSINESS CENTER 4501 NE 4TH ST #B RENTON. WA 98056 7312100180 CHEUNG JOHN B+MARINA C+DARR 325 BREMERTON AVE NE RENTON, WA 89059 1023059037 MONTGOMERY JERRY L 4526 NE 4TH RENTON, WA 98056 7312100151 Tenant 4513 NE 4th St Renton, WA 98059 8805000031 SAFEWAY INC STORE 1469 4300 NE 4th St Renton, WA 98059 8805000040 Tenant 4350 NE 4th St UNIT B Renton, WA 98059 1023059117 RUBIN CHARLES M+ELLEN D 13846 SE 62ND ST BELLEVUE, WA 98006 1023059117 Tenant 4508 NE 4th St UNIT A Renton, WA 98059 1592090250 Tenant 332 Bremerton Ave NE Renton, WA 98059 7227000000 BUTIAR BAUINDER S+RASPHAL 6529 161ST PL SE BELLEVUE,WA 98006 7312100160 DANG CYNTHIA LYNNDA 4416 NE 3RD LN RENTON, WA 98059 7312100190 SAY LANG+BOPHARUTH CHENG 331 BREMERTON AVE NE RENTON, WA 98059 Denis Law C"t t· ---~M=ay:or-------·· r, . .1 yo L . . , - January 20, 2015 Paul Franks Paul Franks Architecture 14711 NE 29 1h Pl, Ste 118 Bellevue, WA 98007 .l ~ r ,~.ru c ). Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Notice of Complete Application Kiddie Academy of Renton, LUAlS-000021, ECF, SA-A Dear Mr. Franks: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on February 9, 2015. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-6593 if you have any questions. Sincerely, Kris Sorensen Associate Planner cc: Honggang Fan/ Owner{s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov r I City of r , ' 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 20, 2015 LUAlS-000021, ECf, SA-A Kiddie Academy of Renton PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a two-story building at the vacant property 353 Bremerton Ave NE within the Commercial Arterial (CA) zone. The site is approximately 31,243 sf in area and the proposed building would contain 12,548 sf of commercial space split between the two floors for the development of a child day care center. Approximately 170 children would be served by the daycare. Associated site improvements include a children's play area, additional vehicle parking, and landscaping. Vehicle access to the site is already established and provided from both NE 4th St and Bremerton Ave NE. Right-of-way dedication is not required and existing street improvements along Bremerton Ave NE would be retained as they currently exist. Documents submitted for review include environmental checklist, traffic study, geotechnical and drainage reports, and parking, landscape, and design district analysis. The site is within the City Aquifer Protection Area. PROJECT LOCATION: 353 Bremerton Ave NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance-Mitigated (DNS-M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: January 15, 2015 NOTICE OF COMPLETE APPLICATION: January 20, 2015 APPLICANT/PROJECT CONTACT PERSON: Paul Franks, Paul Franks Architecture/14711 NE 29th Pl, Ste 118/Bellevue, WA 98007/425-803-0792/paulfranks@frontler.eom Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: Environmental (SEPA) Review, Administrative Site Plan Review Building Permit, Construction Permit, Fire Permit, Sign Permit Drainage Report, Geotechnical Report, Traffic Analysis, Parking and Landscaping Analysis, and Design District D Analysis. Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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.: Kiddie Academy of Renton/LUAlS-000021, ECF, SA-A NAME:---------------------------------- MAILING ADDRESS: _________________ City/State/Zip: __________ _ TELEPHONE NO.: --------------- CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: ~~ ... ~ -•-·'·· ' - ·city of r .J r , • .--... : ., .. '' .. ! / f The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Renton Municipal Code Sections 4-2-120A; 4-3-100; 4-4-070; 4-4-080; 4-4-130; 4-4-090; 4-6-060; 4-7- 060; 4-9-070; 4-9-200; and 4-9-250 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. • Follow geotechnical report recommendations including temporary and permanent erosion control measures. • Any fill brought to the site would need a /Ill source statement os the area is within the Renton Aquifer Protection Area. Comments on the above application must be submitted in writing to Kris Sorensen, Associate Planner, CEO -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on February 3, 2015. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. A copy of the subsequent threshold determination is available upon request. CONTACT PERSON: Kris Sorensen, Associate Planner; Tel: {425) 430-6S93; Eml: ksorensen@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION Honggang Fan PROJECT OR DEVELOPMENT NAME: NAME: Kiddie Academy of Renton 1616198"' Pl SE ADDRESS: PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 353 Bremerton Avenue NE Sammamish 98075 Renton, WA 98059 CITY: ZIP: KING COUNTY ASSESSOR'S ACCOUNT NUMBER($): TELEPHONE NUMBER: 518210-0041 APPLICANT (if other than owner) NAME: Paul Franks EXISTING LAND USE(S): Vacant COMPANY (if applicable): Paul Franks Architecture PROPOSED LAND USE(S): CA Commercial Arterial ADDRESS: 14711 NE 291h Place, Suite 118 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Commercial Corridor PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Bellevue, WA ZIP: 98007 (if applicable) Not Aoolicable EXISTING ZONING: TELEPHONE NUMBER: 425-803-0792 CA Commercial Arterial CONTACT PERSON PROPOSED ZONING (if applicable): Not Annltcable NAME: Paul Franks SITE AREA (in square feet): 31,243 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Paul Franks Architecture DEDICATED: None ADDRESS: 14711 NE z9'h Place, Suite 118 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Bellevue, WA ZIP: 98007 ACRE (if applicable) Not Annlicable TELEPHONE NUMBER AND EMAIL ADDRESS: 425-803- 0792 paulfranks@frontier.com NUMBER OF PROPOSED c~~e) Not Applicable RE JAN 1 fi 2G15 C:\Users\Howard\Docwnents\KiddieAcademy\Construction\SitePllln\Paul-1-6-2015\2014-07 Site Plan Review master aefflf OF RENTON -1 - PLANNING DIVISION NUMBER O '2N DWELLING UNITS (if applicable): Not Applicable C:\Users\Howard\Documents\KiddieAcademy\Construction\SitePlan\Paul-l-6-2015\2014-07 Site Plan Review master app.doc -2 - .tOJECT INFORMATION (co .... nued) ~-~-----'-----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: $1,980.000 Not Applicable SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Not Aoolicable IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): Not Applicable SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): D AQUIFIER PROTECTION AREA ONE Not Annlicable SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): D FLOOD HAZARD AREA 12,548 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL D GEOLOGIC HAZARD BUILDINGS TO REMAIN (if applicable): Not Annlicable D HABITAT CONSERVATION NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D SHORELINE STREAMS & LAKES applicable): 12,548 NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW D WETLANDS PROJECT (if applicable): 21 LEGAL DESCRIPTION OF PROPERTY !Attach leaal descriotion on seoarate sheet with the following information included) SITUATE IN THE NW QUARTER OF SECTION 15, TOWNSHIP 23N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. I, (Print Name/s) Honggang Fan , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) __ the current owner of the property involved in this application or _X_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. a~a~ I /7 /µ1r Signature of Owner/Representative Date Signature of Owner/Representative Date STATE OF WASHINGTON i ss Notary Pub11c COUNTY OF KING ) Sfate of W8shlngton I certify that I know or have satisfactory evidence that ~rll~a o~ ~4,V) Aandf Arnold signed this instrument and acknowledge~ to be his/herei( andluntary act for the Commission c-1-11117 uses and purpose mentioned in the instrument. ( --~. ' ~ W>t""gg • • 1\,lw1s 4iJad0 ~ Dated Notary Public in and for the State of Washington Notary(Print): ~udi &11ulcfECEIVED JAN 1 !i 2015 My appointment expires: ( I -l -\ ] CITY OF RENTON C:\Users\Howard\Documents\KiddieAcademy\Construction\SitePlan\Paul-l-6-2015\2014-07 Site Plan Review master app.doc PLANNING DIVISION -3 - I PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS 2 LAND USE PERMIT SUBMITTAL REQUIREMENTS: Calculations 1 Colored Maps for Display 4 Construction Mitigation Description 2 AND 4 freed of Right,of-Way Dedication . Density Worksheet 4 Drainage Control F'lan 2 ·. . . .· . . . Drainage Report 2 Eleivations, Archiiectural, ,,,.;D 4 . . ' . . -, ' . ,' . . . Environmental Checklist 4 Existing Covenants (Recorded Copy), Existing Easements (Recorded Copy) , Flood Hazard Data 4_ Floor Plans 3 AND 4 .. ~ Geotechnical Report 2 ANn, -,-· . '. ,·,· . Grading Plan, Conceptual 2 Grading Plan, Detailed 2 Habitat Data Report 4 Improvement Deferral 2 . . . Irrigation Plan 4 King County Assessor's Map Indicating Site, Landscape Plan, Conceptual, Landscape Plan, Detailed 4 Legal Description 4 . Map of Existing Site Conditions 4 . Master Application Form 4 Monument Cards {one per monument) 1 Neighborhood Detail Map 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval.2 This requirement may be waived by": 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning VVAfVED MODIFIED COMMENTS: BY: ~( 1:.~ s )/_ s BY: . ' I t{)}f·tss· rt;,?rtf..:£t 1l11/i( _,,..,,,.> .tr.t·<::. /).;-y')/j fr-'-tt.l I J . .. . . . . .. ' . . ·. . . /)" . ' i.,, ? ,.:C ' ~..;:_: ,.:7 J .-(._f----1,.j;;',,_;,-; ~s ~{41,;hw,; .cj-1rr1r.c,f,b{11-S r,u!,£:.(, perM(,r.,t'.0!11 , /. . . .. PRE;:1/f -OO/o6Y PROJECTNAME: 1::1£(f1e~ED DATE: (I I 10 // "/ JAN J 5 2015 1 I CITY OF RENTON PLANNING DIVISION H:\CED\Data\FOfms-Templates\Self-He!p Ha'ldouts\Planning\waiverofsubmittatreqs D6/09 ' PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL REQUIREMENTS: Plat Name Reservation 4 PreappHcation Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan 4 Screening Detail 4 ShoreJine Tracking Worksheet 4 Site Plan ,ANo 4 ~tream or Lake Study, Standard 4 Stream, or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan 4 ·-.. . . ... ' '. ' . . ·' Street Profiles 2 Title R!Jport or Plat Certificate • Topography Map, T raffle Study , . Tree Cutting/Larid Clearing Plan 4 U_rban Design Regulations Analysis 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2 AND, Inventory of Existing Sites 2 AND, Lease Agreement, Draft , AND 3 Map of Existing Site Conditions ,ANo, Map of View Area 2 AND, Photosimulations 2AN0, This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning . . • . WAIVED MODIFIED COMMENTS: BY: BY: . ·. . . . --•--__ . _-_-. I[<; . ts . j{ 5· .. · .' :. : -. . . . k'. ·C: .. tcs ~,,- ·rRE /L{-oc,1c-6 r · PROJECT NAME:_ k1JJ1.e A:i.c1c&1-Vl j DATE: q !to dl.f rt · H:\CED\Data\Forms-Ternplates\Self-Help Handouts\Planning\wai'l€rofsubmittalreqs . ·. . .· . . . . . . _ . . ·. . .. _ . 06/09 PREAPPLICATION MEETING FOR Kiddie Academy 353 Bremerton Ave NE PRE 14-001067 CITY OF RENTON Department of Community & Economic Development Planning Division September 4, 2014 Contact Information: Planner: Kris Sorensen, 425.430.6593 Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430. 7024 Building Department Reviewer: Craig Burnell, 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 & Economic~tffrPi;lli;..... Administrator, Public Works Administrator and City Council). C IV t U JAN 1 5 2015 CITY OF RENTOII-' PLANNING DIVl''r 1 Fire & Emergency Services Department DATE: TO: FROM: SUBJECT: MEMORANDUM 8/25/2014 12:00:00AM Kris Sorensen, Associate Planner Corey Thomas, Plan Review/Inspector (Kiddie Academy Daycare) PRE14-001067 1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within SO-feet of the fire department connection. It appears adequate fire flow is available at the site. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including 5-inch storz fittings 2. Fire impact fees are applicable at the rate of $0.44 per square foot of space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Full addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. Page 1 of 1 DEPARTMENT OF CO MUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM 9/3/2014 12:00:00AM Kris Sorensen, Associate Planner Jan Illian, Plan Reviewer (Kiddie Academy Daycare) PRE14-001067 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may not 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. There is an existing 12-inch water main (water plan no. W-3475) located within a 15-foot easement along the north property line. The 12-inch water main can deliver approximately 2,500 gpm at 20 psi residual pressure. The static water pressure is 65 psi at elevation 414 feet. There is also an existing 8-inch main in Bremerton Ave NE that can deliver 2,500 gpm. The project is within the City of Renton's Highlands 565-zone water service area. 2. There are hydrants within 300 feet of the site and each hydrant can deliver 1,000 gpm. 3. Based on the project information submitted by the applicant for the pre -application meeting for the proposed development, the City's Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 1,500 gpm including the use of an automatic fire sprinkler system. 4. Installation of a separate fire sprinkler stub a with detector double check valve assembly (DDCVA) for backflow prevention for the new building addition and for the parking garage will be required. The DDCVA shall be installed in outside underground vault(s). The DDCVA may be installed inside the buildings if they meet the conditions as shown on City's standard plan 360.5 for the installation of a DDCVA inside a building. 5. Installation of a domestic water meter with an approved backflow prevention assembly is required . The sizing of the domestic water meter shall be done in accordance with Chapter 6 of Uniform Plumbing Code. 6. Existing water stubs on the existing 12-inch water line that are not used shall be capped at the main line. 7.Water system development fees are based on the size of the domestic water meter, irrigation meter and fire line that will serve the new building. This is payable prior to issuance of the construction permit. See fee schedule attached. Sanitary Sewer 1. There is an 8-inch sewer main in Bremerton Ave NE. 2. Sewer system development fees are based on the size of the domestic water meter that will serve the new building. This is payable prior to issuance of the construction permit. See fee schedule attached Storm Drainage l. There is a drainage conveyance system in Bremt!rton Ave NE. Page 1 of 2 ·2. A storm vault was constructed in the parking lot of Lot 1 of the 2-lot recorded short plat known as Key Plaz, Short Plat. The vault was sizP · o provide water quality and detenti -or both lots. 3. A drainage plan and drai _ue report will be required. The repo __ 1all comply with the 2009 King County 5urface Water Mu;nual and the 2009 City of Renton Amendment::, to tht: KCSWM, Chaf)tl.!1-1 und all core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Duration Standard, Forested Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. The engineer will need to provide a copy of the "approved" TIR and provide confirmation that the vault is sized to meet the City's current drainage requirements. 4. A geotechnical report for the site may be 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. 5. Surface Water System Development fees of $0.491 per square foot of new impervious surface may apply. Transportation 1. Existing right-of-way width fronting the site in Bremerton Ave NE is 60 feet. Bremerton is classified as a residential access road. To meet the City's complete street standards, half street improvements including a 24-foot paved roadway, 8-foot planter strip and 5-foot sidewalk are required to be constructed in the right of way fronting the site. per City code 4-6-060. 2. Existing right-of-way width in this section of NE 4th Street is 84 feet. NE 4th is classified as a Principal Arterial. To meet the City's complete street standards, half street improvements including a 10-foot sidewalk, a 5-foot bike lane, a 22 foot paved roadway and 6 feet for a landscape medium will be required fronting the site per City code 4-6-060. Dedication of one foot of right of way will be required fronting the site. This will provide for a future 86-foot wide roadway in NE 4th Street. 3. On August 9, 2011, Neil Watts, Development Services Director approved a street modification request submitted by David E. Cayton for the Key Plaza Short Plat. The approval allowed existing frontage improvements along NE 4th Street and Bremerton Ave NE to remain and no dedication of right would be required on Bremerton or NE 4th Street. See letter attached. 4. Traffic impact fees per additional generated daily trip shall be assessed as determined by the ITE trip generation manual. Page 2 of 2 DEPARTMENT OF COMMUNITY AND ECvnOMIC DEVELOPMENT M E M O R A N D U M DATE: September 4, 2014 TO: Pre-Application File No. 14-001067 FROM: Kris Sorensen, Associate Planner SUBJECT: Kiddie Academy 353 Bremerton Ave NE General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, 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 on line at www .rentonwa.gov Project Proposal: The subject property is located on the west side of Bremerton Ave NE just south of NE 4'h St, south side of Key Bank. The 31,243 sf site is located within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to construct a two- story daycare facility, with a 4,400 sf footprint, and outdoor play area. Access to the site is via a shared ingress/egress point off of Bremerton Ave NE and a curb cut for Key Bank along NE 4th Ave could provide access to the property through the bank surface parking lot. Current Use: Some improvements and utilities have previously been installed but no structures. Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning designation. A Day Care Center is a use allowed outright in the CA zone. The property is located within Urban Design District 'D' overlay and new buildings would be subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. h:\ced\planning\current planning\preapps\14-001067.kris\prel4-001067 kiddie academy.doc Kiddie Academy Page 2 of 5 Seplernber -1, - Minimum Lot Size, Width and Depth -There are no minimum requirements lot width or depth within the CA zone. However, the minimum lot size in the CA zone is 5,000 square feet. Na subdivision is being proposed. _Lot Coverage -The CA zone allows a maximum building coverage of 65 percent. The submitted site plan has a building footprint of 4,400 sf, which would be {4,400 / 31,243 sf) roughly a 14% lat coverage. The coverage would comply with the standard. There is no impervious coverage maximum far the CA zone. The applicant would be required, at the time of formal land use application, ta provide a lat coverage analysis. 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 set_back; a 15 foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property. Gross Floor Area -There is no minimum requirements 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 and 60 feet for mixed use structures containing residential space. Na building elevations have been submitted with the application; as such staff could not verify compliance with the building height requirements. However, given that the project is proposed as two-story building, staff assumes the project would mast likely comply with maximum height limits of the zone. 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. See RMC 4-4-095 for more details. Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. The proposed use would be considered an 'other nonresidential development' which requires a minimum of 3 sf per every 1,000 sf of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 sf per 1,000 sf of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 sf. Given the rough 4,400 sf footprint at two-stories, the approximate gross square footage of the building would be about 8,800 sf. A minimum of 27 sf would be needed for recyclables area and a minimum of 53 sf would be needed for refuse. These two combined are less than the minimum of 100 sf, so 100 sf would be required for both. Landscaping-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 minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Along Bremerton, the submitted site plan shows a 10-foot wide landscape area where a mixture of trees, shrubs, and groundcover would be planted. Kiddie Academy Pagc3of5 September 4, 2014 The applicant asks whether there needs to be additional buffer between the southerly lot line it shares with residences that are located in the same CA zone. Per the landscaping code there is nat a specific buffer standard required. However; through the site plan review process impacts of the proposal on adjacent properties are evaluated. As a part of Site Plan review it is likely a landscaped barrier/screen would be required between the proposed day care center and the existing residential uses to the south .. 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 4-8-1200.12, shall be submitted. Tree Preservation -A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. If trees are proposed to be taken down, a tree retention worksheet with a tree survey would be required. Trees to be retained would need to be shown on the landscape plans. Fences -If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking -The following ratios would be applicable to the site: Use Square Footage Qf_ Use Ratio Required Seaces Day care Approx. 8,800 sf Min & Max: 1 space / each Unknown centers employee and 2 drop-off/pick- up spaces within 100 feet of the main entrance for every 25 clients of the program. ---- The applicant will be required at the time of formal building permit application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. 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. The submitted site plan shows a total of 39 parking spaces surrounding the proposed building. Ten of the parking stalls are within a private access and parking easement for the benefit of Key Bank. The applicant is required to provide bicycle parking based on 10% of the required number of parking stalls and meet the standards of RMC 4-4-DBOFllb for location and access to bicycle parking. Kiddie Academy Page4 of5 Seµtember 4r 2014 Access -Driveway widths are limited by the driveway standards, in RMC 4-4-0801. The driveway already exists along Bremerton as a part of the Key Bank project. The applicant has proposed to use the existing access for the Day Care Center. 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. 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. Signs hove a separate required sign permit application. Building Design Standards -Compliance with Urban Design Regulations, District 'D', is required. Modifications from the standards can be applied. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • 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. • 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. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • 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 between four feet (4') and eight feet (8') above ground (as measured on the true elevation). • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas: The City of Renton's Critical Areas maps indicate the subject site is located within the Aquifer Protection Zone. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is needed. Kiddie Academy Page 5 of 5 September 4, 2014 Environmental Review: Environmental {SEPA} Review is required because the project exceeds the threshold of 20 parking spaces or 4,000 gross square feet for a non-residential building. Permit Requirements: The proposed project would require Administrative Site Plan Review, Environmental (SEPA) Review, and possibly modifications. All land use permits would be processed within an estimated time frame of 6-8 weeks. The application fee for the Site Plan Review is $1,000, SEPA Review (Environmental Checklist) is $1,000, and Modification requests have a fee of $100. A 3% technology fee would also be assessed 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 and building 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 impact fees would be required prior to the issuance of building permits. Below are 2014 fees and fees may increase in 2015: • A Fire Mitigation fee currently assessed at $0.44 per square foot. • A Transportation Mitigation Fee per additional generated daily trip shall be determined by City per current ITE Manual. A handout listing all of the City's Development related fees is attached for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Kris Sorensen, Associate Planner at 425-43D-6593 for an appointment. Expiration and Extensions: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. ;s: w "' c:: z M N ~ "' 0 ~ w CV CA R-10 ZONING MAP BOOK PLANNING · TECHNICAL SERVICES PRINTED DATE: 10/0212013 Tm. docomerrt is a g~hic rllO/esen~n. not g.i.ranteed to &urvtiy acru-i,:;y, and is based m lhe OOSt inlorrnation availa::ile as of the dale !'il(IWn. This map Is inla008d fer City ibp~ wrocseson~. Community & Economic Development c.r..-d.ip--- i.:-,,...,;r,-at..- ------f;"-, R-8 CA R-8 D5E 04 T23N R5E E 112 ·.~ CA CA CA RM-F ARBORS A1 R-10 R-8 R-8 R-8 R-8 RM-F CA RM-F CAL--~1 s1rt; CA CA 0 420 k:--:::1 F5E 16 T23N R5E E 112 840 I Feel ----ESE 1 :9.420 09 T23N R5E E 112 Page 2" o' !lO Cit~ lim!t'I D {CY) C&n\er Village D (~-8) .qes,dentia: 8du/ac CJ RENTON D ntt) lndus!nal Heavy D (RC) R8SOUf(:lil ConseNalion Zoning Designation c:J ~L) lm:k.1&tnal light CJ (RM-Fi Resldenbal t.'utli.f,wnily c:J (CA) Comm&rcial Ar1erl11t CJ PM) lnduslnal Me<itum D !RM-T) Rt!l&i. "-11!,-Family Tradiional D (CD) Center Downbwn D (R-1) R98Klootiel 1d~/ae D {RM-Ui Re&i. MJNirnily lxban Center D [CN) Commercial Neighbortiood c:J (R-10) Residential 10ciJ/a: c:J (R"'1J Residental Manuladurad 1-klr11es D (CO)Commercial Ofice c:J !R-1t) Remtn~al 1411;,'ac D (UC-N1) Urbai Cen!EI" Na1h 1 CJ (COR) CommercaVOlliee/Resklential c:J (R-4) Residenfial 4du/ac CJ (UC.N2) Urba'I Cenlar Na1h 2 m "' ::;; 0 -i "' w z ;o u, m ::;; N Denis /aw ... t",. $ . City 0 ----~l:/a:1·:0,----------1 r) J . -J -(f (~ .ri''t e rn August 9, 2_011 David E Cayton, P.E., Principal' Core Design, Inc. 14711 NE 29th Place, Suite 101 Belle'-'.ue, WA 98007 ,J\~J)-S,l.,,,, Department.of Corr:munity and Economic L · A'lex Pietsch,Ad, Subject: Street Modification Request -NE 4th Street and Brerrierton Ave NE Proposed Key Plaza Short Plat Dear Mr. 'Cayton: We have reviewed your requested street modification request for the street improvements · c1ssociat£:d with a proposed two lot commercial shoit plat on the southwest corner ~f NE )(h St and Bremerton Av NE. Your request is to modify the street standards for this project to retain the existing stre~t improvements. Both street frontages are currently improved with recently constructed curb, gutter and sidewalks. The modification is requested in respon~e to the code ~equirement to replace the existing improvements with a wider planting strip and sidewalk improvements, and to dedicate additional right,of-way for both street frontages. The requested modifications are approved. The existing street improvements along NE 4th St are in conformance to the requir~me,ntslisted in the City's adopted corridor plan for NE 41h St, including an approximate five foot planting strip and a five foot sidewalk. The improvements along Bremert,on Av NE were recently constructed, .and are consistent with the rest of the street improvements along Brem.erton Av NE south of the site. The request to modify the right-of:way dedi~ation requirements is also approved, and· no further dedication will be required for the proposed short plat, orfuture dcvclopmerit of the undeveloped new lot. The street standards Inoc;lification does not become offidal until the short plat is approved, at which point it can be appealed. The. modifo::ation listed in this letter will be included as part of the CED ~pproval for the future short plat application. If you have any further questions regarding street improvement or drainage requirements for this project, please contact Kayren Kittrick at 425:4:io-7299 or kkiUrick@lrentonwa.gov. sv:; u)£t{( Neil \l>Jatts, Director. Development .Services Director cc: Kayren Kittrick Jennifer Henning Renton City Hall • :ass S_::,uth Grady Way • Rentol1,Was.hington 98057 • rentonwa.gov .. ~ 10 Construction Mitigation Description Kiddie Academy -Lot 2 of Key Plaza of Renton Highlands --Renton, Washington • Project Name: Project Size: Location of Site: • Proposed Construction Dates: • Hours & Davs of Operation: • Proposed Hauling/ Transportation Routes: • Construction BMP .\!easurcs: • Traffic Control: Kiddie Academy, Key Plaza of Renton Highlands The project site (Lot 2) is approximately 0. 72 acres. The location of the project is 4500 block of NE 4'h Street. Southwest comer of the NE 4'h Street and Bremerton Ave. NE intersection. .\lay 2015 through January 2016 Monday -Saturday, 8:00 am -5:00 pm Looped access is already provided through the site, with access from both N.E. 4'h street and Bremerton Ave N.E. Standard TESC measures will be implemented in order to minimize the potential for dust, mud, and erosion. Construction will take place during normal work hours so the noise is non-disruptive to the surrounding community. Traffic control is not necessary within public right-of-way since all of the construction activity will take place on-site. There arc no frontage improvements or utility cuts proposed within the right-of-way. RECEIVED JAN I ~ 2015 CITY OF RENTON PlANNING DIVISION Kiddie Academy Renton, WA PAUL FRANKS AR.CHJTECTURE PR.OJLCT NO. 2014·0/ 1 2 3 4 5 6 ' 8 9 10 11 12 13 1' 15 16 1' 18 19 SITE PLAN REVIEW PROJECT NARRATIVE Project name, size and location of site Land use permits required for proposed project Zoning designation of the site and adjacent properties Current use of the site and any existing improvements Special site features (i.e. wetlands, water bodies, steep slopes) Statement addressing soil type and drainage conditions Proposed use of the property and scope of the proposed development For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots Access Proposed off-site improvements (i.e. installation of sidewalks, flre hydrants, sewer main, etc.) Total estimated construction cost and estimated fair market value of the proposed project Estimated quantities and type of materials involved if any fill or excavation 1s proposed Number, type and size of any trees to be removed Explanation of any land to be dedicated to the City Any proposed Job shacks, sales trailers, and/or model homes Any proposed modifications being requested {include written justif1cat1on) For proiects located within 100 feet of a stream or wetland, please include: For proJects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington please include the following add1t1onal information: The approximate location of and number of residential units, ex1st1ng and potential, that will have an obstructed view in the event the proposed project exceeds a height of 35-feet above the average grade level Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98059 Site 31,243 square Feet= 0.717 acres 2 stories Building Area = 12,548 sq. ft. Lot 2 King County Short Plat 1079069 Assessor's Property Tax Parcel #518210-0041 • Environmental Review: Environmental (SEPA) Review-City of Renton Pla11ning D1v1slon • Administrative Site Pl;;rn Review-City of Renton Planning Division Site -CA-Commercial Arterial, All adjacent parcels = CA-Commercial Arterial Current use: vac.:lnt. Existing paving 6,296 sq. ,. & 11 parking spaces, underground util1t1es None The site is underlain primarily by native soils consisting of medium dense to very dense silty sand and silty sarid with gravel till deposits. Storm drainage will utiliie the existing shared storm drainage value and systems located on the adjacent site by easement agreement. Child day care for 170 students and 21 staff. None Shared drive access on NE 4th Street and Bremerton Avenue NE. Non-exclusive easement and right-of-way of access, ingress and egress over and across the interior roads, parking areas, entrances, approaches, sidewalks and service areas. King County Recording # 20121221001617 The existing street improvements have been previously approved per City of Renton letter dated 8/9/11 to Core Design Inc. "Street Modification Requested-NE4th Street and Bremerton Ave NE Proposed Key Plaza Short Plat. $ 1,980,000 Excavation for the foundation and finish grading ±150 cubic yards. Fill material will consist of suitable on-site soils and commercially ava,lable processed rock and sand products. None None Contractor's construction office trailer None Not applicable Not applicable Not applicable. The building height is 30 feet. RECEIVED JAN 1 fi Z0\5 CITY OF RENTON PLANNING DIVISION l ,/ ,~ ~·. ,-.~~ . . 35 JAN l s 2015 CITY OF RENTON PLANNING UIVISION Parametrix ENGINEERING • PLANNING • l!NVIRONMENTAL. &Cl ENC:E8 1231FRYARAVENUE SUMNER, WA 98390-1516 T. 253.863.5128 F. 253.863.2873 www.parametrix.com TECHNICAL MEMORANDUM Date: January 14, 2015 To: Bob Mahn and Jan Illian, City of Renton From: Cindy Clark, PE Subject Signal Warrant Analysis at 4th & Bremerton cc: Howard Fan, Kiddie Academy Project Number: 214-7364-001 Project Name: Kiddie Academy INTRODUCfIONANDBACKGROUND 32 RtCE\VED ,1/\.N 5 l 'lG\J This technical memorandum summarizes the traffic operations and signal warrant analysis conducted for Northeast (NE) 4th Street at Bremerton Avenue, in the City of Renton. This analysis was prepared for the Kiddie Academy development which is planned to be constructed at 353 Bremerton Avenue. This site is currently vacant and is located at the southwest comer of NE 4th Street and Bremerton Avenue. This site has two access points to the City Streets: one driveway connecting directly to NE 4th Street and another driveway connected to the south leg of Bremerton Avenue, approximately 100 feet south of the intersection at NE 4th Street. Please refer to the Vicinity Map at the end oftltis memorandum. This technical memorandum supplements a signal warrant analysis tltat was included in a Traffic Impact Analysis Report prepared for the Key Plaza development by Traffic Consulting Northwest, dated August 9, 2007. This report will herein be referred to as the Key Plaza TIA. In tlte Key Plaza TIA, tlte proposed development was a new drive-in bank, a general office building, and a specialty retail center. Since that time, tlte bank has been constructed, but the office space and specialty retail were not built. The unused land will now be used for the proposed Kiddie Center Academy. This technical memorandum uses new count data, therefore, the development of tlte bank and removal of the planned construction of the office building and specialty retail center is now considered part of the existing condition. This memorandum supersedes the memorandum issued to tlte City for review on January 9, 2015. DATA COLLECTION To obtain accurate traffic volumes for existing conditions, turning movement counts were gathered at the intersection of NE 4th Street and Bremerton A venue, on Tuesday, January 6, 20 15. The counts were conducted between 7:00 am and 9:00 am (AM Peak) and between 4:00 pm and 6:00 pm (PM Peak). The traffic counts are shown in Figure I and the raw data counts are included at tlte end oftltis memorandum. TECHNICAL MEMORANDUM (CDNTINUED) FUTURE TRAFFIC VOLUME The year of opening is 2016. Therefore, an annual growth factor of3% was applied to the traffic count, which is consistent with the Key Plaza TIA assumptions. The Year-2016 traffic baseline volumes are shown in Figure 2. TRIP GENERATION AND DISTRIBUTION The proposed Kiddie Academy consists of a new daycare center. The building size will be 12,548 square feet, and is anticipated to have up to 180 students, and 21 employees. To determine trip generation, we were given trip generation estimates by Kiddie Academy, a nationwide daycare franchise. The Kiddie Academy data was based on other similar sites. For comparison purposes, we also used the !TE Trip Generation Manual, 8th Edition, Land Use Code 565 -Day Care Center based on number of students, building square footage and number of employees to estimate trip generation. We provided these additional estimates to ensure that the data provided by the Kiddie Academy is consistent with nationwide studies. These estimates are shown in Table I. bl Ta e I. T. G np eneratmn 'dd' Da t1mates-Ki 1e 1vcare C enter AM Peak Hour PM Peak Hour (one hour between 7 am and 9 am) (one hour between 4 pm and 6 pm) Data Based On: Total Enterin" Exitine Total Enterin" Exitine Similar Sites provided 122 65 57 126 59 67 by Kiddie Academy 180 Students (1) 137 73 64 126 59 67 12,548 square feet (1) 154 82 72 156 73 83 21 Employees (1) 103 55 48 101 47 54 .. 10ata taken from ITE Trip Genera lien Manual, st'1 Edition, for Land Use Code ses -Day Care Center As shown in the above table, the data provided by the Kiddie Academy falls within the ITE Trip Generation Manual estimates, therefore, it will be used for analysis. We understand that the Kiddie Academy representative has met with the City of Renton, and discussed pass-by and trip distribution. Based on these discussions, it is anticipated that 50 to 60 percent of the daycare students reside in the large network of neighborhoods located to the south of NE 4th Street. Therefore, we assume that 50 percent of the above trips are considered pass-by in nature, meaning that these pass-by vehicles were already utilizing the 4 111 & Bremerton intersection, and would simply stop by the daycare on their way to and from work without diverting from their original travelled way. Therefore, we have decreased the number of net new trips by 50 percent. Net new trips were distributed in accordance with existing traffic patterns on the street system. These traffic patterns were calculated based on the eastbound versus westbound volumes taken from the turning movement counts. For example, the AM peak hour had a total of 646 (I 6 lefts +610 throughs + 17 rights) eastbound volumes and 1,124 (8 lefts+ 1089 throughs +27 rights) westbound volumes approaching the 4 111 & Bremerton intersection. This equates to a 36o/o/64o/o-east/west volume distribution. Although there are two access points to the Kiddie Academy site, to be conservative for the signal warrant analysis we have assumed that all new trips will access the driveway connecting to Bremerton Avenue. These distributed volumes are shown in Table 2. Kiddie Academy Signal Wam1nl Analysis 2 214-7364.(}()/ January U, 2015 Tll!!CHNICAL MEMORANDUM (CONTINUED) T bl 2 N N T . D" 'b . E . a e et ew np 1stn ut,on st!Dlates-K'dd' D I 1e avcare C enter AM Peak Hour PM Peak Hour (one hour between 7 am and 9 am) (one hour between 4 pm and 6 pm) Data Based On: Total Enterine Exitine Total Enterinl!: ExitiDI!: Similar S~es provided , 61 33 28 63 30 33 by Kiddie Academy, less 50% pass-by Heading Eastbound (1) 22 12 10 33 17 19 Heading Westbound (1) 39 21 18 30 13 14 1Dlrectlonal dlstr1butlon based an bacitground traffic: volumes shown on Figure 1. AM background volumes had a 36%164% Eastbound/Vl/estbound split, and PM background volumes had a 57%143% Eastbound/Westbound split. The net new trip traffic distribution in tenns of percentage of total site generated traffic is shown in Figure 3, and the net new trips assigned to the existing street network as shown in Figure 4. Figure 5 shows the total volume (2016 background plus net new trips). SIGNAL WARR;\NT ANALYSIS A signal warrant analysis was conducted for the intersection of NE 4th Street at Bremerton Avenue for the year 2016, assuming the development has been constructed. The signal warrant analysis was based on the criteria from the 2009 Manual ofUnifonn Traffic Control Devices (MUTCD). The signal warrant analysis was conducted for Warrant 3, Peak Hour. For the AM peak, the major street (NE 4th Street approach volumes) wilt have 1,856 vehicles in 2016. This was derived by adding all eastbound and westbound approach volumes as shown in Figure 5 (20+628+ 3o+ 29+ 1122+ 28 = 1,856 vehicles). The higher volume minor street ( south leg of Bremerton Avenue) will have 94 vehicles (59+ I +34=94 vehicles). Per the requirements in the MUTCD, the minor street volume must be 150 vehicles or greater. Therefore, Warrant 3 is not met during the AM Peak hour. For the PM peak, the major street (NE 4th Street approach volumes) will have 2,593 vehicles in 2016. This was derived by adding all eastbound and westbound approach volumes as shown in Figure 5 (5+59+ 1313+ 103+45+ 1053+!5 = 2,593). The high volume minor street (south leg of Bremerton Avenue) will have 83 vehicles (45+38=83). Per the requirements in the MUTCD, the minor street volume must be 150 vehicles or greater. Therefore, Warrant 3 is also not met during the PM Peak hour. Therefore, the installation of a traffic signal at NE 4th Street and Bremerton Avenue is not warranted. AM and PM Peak hour count data plotted on the MUTCD peak hour warrant graph is included at the end of this memorandum. SUMMARY The addition of the Kiddie Academy development on the southwest comer of NE 4th Street and Bremerton A venue will not result in the need for a traffic signal. Kiddie Academy Signal Warrant Analysis 3 214-7364-00/ January 14, 2015 "DIRECTIONAL PATIERN WILL BE USED TO ASSIGN NET NEW SITE TRIPS TO THE ROADWAY NETWORK -------------- N.E. 4 TH STREET DNC =) --1r--- (5) 0 :=J (57) 19 _J (1,275)610- (83) 11, ~LL ---1 ---1 ,---.I ~, s ' ____ J I ----_' e U//U//ID Parametrlx DATE: Januaiy 1'4, 2015 FILE: PS73114C01F.o1 ~ LEGEND XX AM PEAK HOUR (XX) PM PEAK HOUR DNC DID NOT COUNT 64% AM 36~--L21 (1;-< DIRECTIONAL PATTERN"> -1,089 (1,022) 43% PM 57% 1 a (31) ,Ir zW Oz f--- 0::: w w ::) :z:z w w O::'. > co <( Figure 1 2015 Existing Counts Kiddie Academy Renton, Washington -----------------~--------- N.E. 4TH STREET (5) 0 _:, (59) 20 _J (1,313)628- (85) 1a 1 ·--- E? 011u111D Li------- Parametrix ~ LEGEND XX AM PEAK HOUR (XX) PM PEAK HOUR DNC DID NOT COUNT I I ,- zW oz f- 0:: w w :=i LZ w w o::> m <C Figure2 L2a(15J -1.122 (1,053) 1 a (31J 2016 Without Project Kiddie Academy Renton, Washington _) I l. N.E. 4 TH STREET ··---~ ··----·-·-·-·-....•. __ (57%) 36%1 """''"~-~ ·,. •lli• / I I I I 0//U//ID -----------i..., Parametrix DATE: JanlJIIY 14, 0016 FILE: PS7304001H>1 ~ LEGEND XX AM PEAK HOUR (XX) PM PEAK HOUR DNC DID NOT COUNT ' ~ .. "' :!.. z: w 0 z: f--n::: w w =:i :z z: WW 0::: > [I) <( i &; "' .. .... ~ Figure 3 L ,64%(43%) Site Generated Traffic Distribution Kiddie Academy Renton, Washington NOTES: 1. ALL NET NEW TRIPS ARE ASSIGNED TO THE BREMERTON DRIVEWAY TO PROVIDE A WORSE.CASE SCENERO AT 4TH & BREMERTON. 2. PASS BY TRIPS COUNTS TO/FROM NEIGHBORHOODS TO THE SOUTH ARE NOT SHOWN. ----------------··-·-·---~----- N.E. 4 TH STREET ---·-"-----: ___ J -.. J L_J ~. I c::J -...... ..! ---.... ! C U//U//ID ~;. ____________ --.i---. I I ..J I l.. ' "' + :;:--.:!:.. £ ::i • l I zW oz r- 0::: w w ::::, ~z WW 0::: > rn <r: c--- , •21 (+13) i 0 + .;;--.:!:.. L,-------------.h Parametrix DATE: J11mary 14, 2016 FLE: PB7364001F-01 ~ LEGEND XX AM PEAK HOUR (XX) PM PEAK HOUR DNC DID NOT COUNT Figure 4 Net New Project Trips Kiddie Academy Renton, Washington I I N.E. 4TH STREET (5)0 ~ (59) 20_} ' __ , =-=i ,----.! c U//U//ID Li-----------., Parametrix DATE: .,._ry 14, 2015 FI.E: P87304001F.o1 ~ LEGEND XX AM PEAK HOUR (XX) PM PEAK HOUR DNC DID NOT COUNT zW oz f-a:: w w ::i LZ ~~ m~ Figure 5 L2s(15) -1,122(1,053) ,29(45) 2016 With Project Kiddie Academy Renton, Washington Vicinity Map VICINITY MAP 9 RENTON CITY OF HENTCW C<HITROl. POINT NO. 150.J 10 N£ 2NO sr .......,;;;SE;..;.1-J6TH ST. 15 arr OF HENTCW C<HITROl. POINT NO. ,,78 fl 14 Raw Count Data www.idaxdata.com BREMERTON AVE NE NE 4TH ST Date: A Peak Hour N w Count Period: z ~ ~1 ,~ z ~ w :; w a: ... a, .. 0 ... r t.,. 1,180 19 TEV: 1,691 " 610-· PHF: 0.93 646 17 Two-Hour Count Summariee NE4TH ST 27 1,124 <l-•1,089 ( 8 :;ii 639 w LIJ :l: z z HV%: EB 2.8% i WB 1.7% NB 0.0% SB 1.8% :; w a: a, TOTAL 2.0% Peak Hour: 0.93 0.76 0.75 0.93 Tue, Jan 06, 2015 7:00 AM to 9:00 AM 7:00 AM to 8:00 AM NE4THST NE4THST BREMERTON AVE NE BREMERTON AVE NE Interval 15-mln Rolling Start Eastbound Westbound Nortt,bound Southbound Total One Hour LT 11-i RT LT TH RT LT TH RT LT 11-i RT 7:00AM 4 166 3 1 283 9 5 0 5 4 0 8 488 7,30AM 5 149 3 1 271 7 6 0 8 1 0 15 484 7:45AM 4 139 8 4 238 7 13 1 7 1 0 9 429 1,891 8:00AM 13 164 5 5 237 4 8 0 5 0 0 10 451 11854 8:15AM 6 155 5 4 249 3 8 0 3 0 17 451 1,795 8:30AM 7 186 7 5 268 4 5 a 2 1 a 6 491 1,822 8:45AM 5 140 5 8 202 4 8 1 7 D 0 4 382 1,775 Count Total 50 1,255 39 28 2,045 42 69 2 40 8 D 88 3,666 Peak Hr 19 810 17 8 1,089 27 40 1 23 8 0 61 1,881 Note: Two-hour count summary volumes inc/Ude heevy vehicles but exclude bicycles in overall count. Interval Hu Vehicle Totals Blcycles Peclastrians Cronin Le Start EB WB NB SB Total EB WB NB SB Total East West North South Total 7:00AM 4 4 0 0 B 0 0 0 0 0 0 0 2 1 3 7:30AM 5 3 0 0 B 0 1 0 0 1 0 0 1 0 1 7:45AM 5 8 0 1 12 0 0 0 0 0 0 0 2 1 3 8:00AM 3 4 1 0 8 0 0 0 0 0 0 0 5 6 8:15AM 0 5 0 0 5 0 0 0 0 0 0 0 1 2 3 8:30AM 6 4 0 0 10 D 0 0 0 0 0 0 4 5 8:45AM 5 2 0 0 7 0 0 0 0 0 0 D 1 0 1 Count Total 32 34 1 68 0 0 0 1 0 0 19 6 25 Peak Hr 18 19 0 1 38 0 1 0 0 1 0 0 8 2 10 Mark Skaggs: 425 -250 -0777 mark.skaggs@idaxdata.com www.idaxdata.com ~ N BREMERTON AVE NE NE4TH ST w Peak Hour z w ~ ~1 r~ z 0 li: w :I! w a: ~ ID 0 ... Date: Count Period: Peak Hour: Tue, Jan 06, 2015 4:00 PM to 6:00 PM 4:30 PM to 5:30 PM ! • ~ NE 4THST ___;Lm~, 15 1,068 ~094 62 _J 1,275~ 83 l TEV: 2,582 PHF: 0.94 «-"'' 1,022 ( ~ ~ ~ ~ Jo -a §0 ) 31 1,420 4 1 0 a, ~!;\! -< z ~ w :I! w a: ID Two-Hour Count Summaries NE4THST NE4TH ST Interval Eastbound Westbound Start LT TH RT LT TH RT 4:00PM 8 259 27 13 254 2 4:15 PM 7 304 21 8 225 5 4:30PM 15 332 24 9 270 3 4:45PM 13 284 21 7 282 4 6:15PM 16 290 18 8 252 1 5:30PM 23 338 13 15 240 6 5:45PM 14 270 16 12 279 6 Count Total 114 2,446 160 79 2,020 34 Peak Hr 82 1,278 83 31 1,022 16 ) 1,297 HV%: PHF EB 0.4% 0.87 WB 0.7% 0.95 NB 0.0% 0.88 SB 0.0% 0.75 TOTAL 0.5% 0.94 BREMERTON AVE NE Northbound LT TH RT 10 0 5 7 0 6 7 0 7 7 0 4 9 0 4 8 0 1 7 0 6 62 0 37 30 0 19 1D~ BREMERTON AVE NE Southbound LT TH RT 2 0 7 2 0 15 0 0 11 1 0 11 0 0 7 0 0 7 1 0 6 8 0 77 3 0 42 0 ~ 15-rnln Rolllng Total One Hour 587 600 678 814 603 651 617 5,037 2,582 2.479 2,579 2,582 2,555 2,558 Note; Two-hour count summsry volumes inaiude heavy vehicles but exclude bicycles in overall count. Interval H Vehicle Totals Bicycles ~lanB (Crouln Le ) Start EB WB NB SB Total EB WB NB SB Total East West North South Total 4:00PM 3 0 0 4 0 0 0 0 0 0 0 2 0 2 4:15 PM 1 1 0 3 0 0 0 1 0 0 2 3 4,30PM 0 3 0 0 3 0 0 0 0 0 0 0 4 0 4 4:45PM 5 2 0 0 7 0 0 0 0 0 0 1 2 0 3 Iilm1:1111r11mm1 5:15PM 1 2 0 0 3 0 1 0 0 1 0 0 2 1 3 5:30 PM 0 1 0 0 1 0 0 0 0 0 0 0 4 0 4 5:45 PM 1 2 0 0 3 0 0 0 0 0 0 0 0 0 0 Count Total 9 15 0 25 0 2 0 0 2 0 1 20 4 25 Peak Hr 8 8 0 0 14 0 1 0 0 1 0 1 12 3 16 Marl< Skaggs: 425 • 250 • 0777 mark.skaggs@idaxdata.com Peak Hour Signal Warrant 2009 Edition 600 500 MINOR STREET 4oo HIGHER- VOLUME 300 APPROACH- VPH 200 100 Figure 4C-3. Warrant 3, Peak Hour ". w" B~i~ · iluiffil,\r!>i<\ti foii.<i~ii · · · · 1 •• -... :' .. . .11~""""""~' .. 1 LANE & 1 LANE Page 441 il5'J'i [)oe. s rot 400 500 mect \,0(l.rn».i . 600 700 800 900 1000 1100 1200 1300 1400 1500 PM. feJtk. _/ MAJOR STREET-TOTAL OF BOTH APPROACHES- •Note: 1~~1,'iwa ... ~~-i~i!i~~l&fliMl'l'ar"'strlet q't, \/eh i~W~~lli,'!tllhll~~!~i~~~ililr:ies and 100 vph applies as the lower Al I fttlJL. threshold volume for a minor-street approach with one lane. I"\. VEHICLES PER HOUR (VPH) 83 ve.h Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 PLANNING DIVISION DESIGN DISTRICT CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: ''D'' 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 your proposal complies with the Urban Design Regulations in the Renton Municipal Code {RMC 4-3-100). Answer the questions briefly, with the most precise information known, or give the best description you can. 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 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. A. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high- density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while RECEIVED Page I of 47 JAN 1 5 2015 CITY OF RENTON PLANNING DIVISION Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. Minimum Standard: Provide a network of public and/or private local streets in addition to public arterials. Project Proposal: The site has frontage on Bremerton Avenue NE which is classified as a local public street. Bremerton Avenue NE provides vehicular and pedestrian access to NE 4th Street, which is classified as a arterial. The project complies with the minimum stadards of the Site Design and Street Pattern requirements. Minimum Standard: Maintain a hierarchy of streets to provide organized circulation that promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian-Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on-street parking, and wide sidewalks. (d) Internal or local roads (public or private). Project Proposal: The site has frontage on Bremerton Avenue NE which is classified as a local public street. Bremerton Avenue NE provides vehicular and pedestrian access to NE 4th Street, which is classified as a arterial. The project complies with the minimum standards of the Site Design and Street Pattern requirements. Page 2 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. Minimum Standard: Orient buildings to the street with clear connections to the sidewalk. Project Proposal: The building main entrance is located on the north fac;ade facing a pedestrian entry plaza and is connected by sidewalk to the public sidewalk on Bremerton Avenue NE. The entrance is located to provide parents of the students visual communication with the entrance to insure that their children are safely delivered and picked up underthe supervision of Kiddie Academy staff. The pedestrian plaza area at the entrance provides a safe location for children, staff and parents to interact and transition safe custody and is visible from Bremerton Avenue NE and partly from NE 4"' Street on the north. The project complies with the intent of the minimum standards of Building Location and Orientation requirements. The applicant requests administrative approval of the proposed main building entrance as noted herein. Minimum Standard: The front entry of a building shall not be oriented to a drive aisle, but instead a public or private street or landscaped pedestrian-only courtyard. Project Proposal: The building main entrance is located on the north fac;ade facing a pedestrian entry plaza and is connected by sidewalk to the public sidewalk on Bremerton Avenue NE. The entrance is located to provide parents of the students visual communication with the entrance to insure that their children are safely delivered and picked up underthe supervision of Kiddie Academy staff. The pedestrian plaza area at the entrance provides a safe location for children, staff and parents to interact and transition safe custody and is visible from Bremerton Avenue NE and partly from NE 4'" Street on the north. The project complies with the intent of the minimum standards of Building Location and Orientation requirements. The applicant requests administrative approval of the proposed main building entrance as noted herein. Page 3 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Guideline: Ground floor residential uses located near the street should be raised above street level for residents' privacy. Project Proposal: The proposed day care a commercial building without any residential units. The requirement is not applicable to the proposed commercial project. 3. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Minimum Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Project Proposal: The building main entrance is located on the north fac;ade facing a pedestrian entry plaza and is connected by sidewalk to the public sidewalak on Bremerton Avenue NE. The entrance is located to provide parents of the students visual communication with the entrance to insure that their children are safely delivered and picked up underthe supervision of Kiddie Academy staff. The pedestrian plaza area at the entrance provides a safe location for children, staff and parents to interact and transition safe custody and is visible from Bremerton Avenue NE and partly from NE 4th Street on the north. The project complies with the intent of the minimum standards of Building Entries requirements. The applicant requests administrative approval of the proposed main building entrance as noted herein. Minimum Standard: Multiple buildings on the same site shall provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. Project Proposal: The proposed day care building is the only building on the site. New and existing sidewalks connect to the street and the existing adjacent Key Bank. The project complies with the minimum standards of Building Entries requirements. Page 4 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Minimum Standard: Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. Project Proposal: The proposed day care a commercial building without any residential units. The requirement is not applicable to the proposed commercial project. Minimum Standard: Secondary access (not fronting on a street) shall have weather protection at least 4-1/2 feet wide over the entrance or other similar indicator of access. Project Proposal: Secondary building entrances wil be provided with weather protection at least 4'-6" wide. The project complies with the minimum standards of Building Entries requirements. Minimum Standard: Pedestrian access shall be building from property edges, adjacent lots, intersections, crosswalks, and transit stops. provided to the abutting street Project Proposal: The proposed day care building is the only building on the site. New and existing sidewalks connect to Bremerton Avenue NE. The project complies with the minimum standards of Building Entries requirements. Guideline Standard: For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. Project Proposal: The proposed day care a commercial building without any residential units. The requirement is not applicable to the proposed commercial project. Guideline Standard: Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street-oriented facade. Page 5 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Project Proposal: The east far;ade facing Bremerton Avenue NE will have windows from classrooms on both floors, doors and sidewalks. The project complies with the minimum standards of Building Entries requirements. Guideline Standard: Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings within District 'A'. Project Proposal: The main entrance will be clearly idenitfied by a weather protecting overhang, windows and glazed entrance doors, ornamental lighting and plaza landscaping. The project complies with the minimum standards of Building Entries requirements. The property is located within Urban Design District 'D' overlay and is not required to comply with the District "A" requirements. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Minimum Standard: Careful siting and design treatment are necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: a. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; b. Building proportions, including step-backs on upper levels; c. Building articulation to divide a larger architectural element into smaller increments; or d. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Project Proposal: The existing Key Bank located on the site to the north of the subject property is a single story flat-roof commercial building located adjacent to the NE 4th Street frontage with parking and landscaping separating it from the proposed Kiddie Academy building. The proposed Kiddie Academy building is proosed to have a similar roof design and height. The scale of both are similar and compatible. Page 6 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Existing single-family residences are located on the properties to the south of the subject site and are two-stories as it the proposed project. The scale of both are similar and compatible. Ten-feet of screening landscaping is proposed along the south boundary of the site and building far;ade. The building far;ade will be articulated to divide it into smaller architectural elements. The project complies with the minimum standards of Transition to Surrounding Development requirements. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Minimum Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are Page 7 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). Project Proposal: There are no visible service elements proposed on the exterior of the building including outdoor storage, vehicle storage, outdoor loading, repair or maintenance and work areas. The garbage and recycling area is proposed to be enclosed to screen it from view. The project complies with the minimum standards of Service Element Location and Design requirements. Minimum Standard: Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. Project Proposal: The garbage and recycling collection area will be enclosed, roofed and of suffcient dimension to containers for refuse and recyclables, and to allow easy access and as required by RMC 4-4-090- E.4. The enclosure is proposed to be location near the north west corner of the property where there are no setback or landscaping requirements that otherwise dictate its location. The enclosure will have masonry walls. The project complies with the minimum standards of Service Element Location and Design requirements. Minimum 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 (see illustration, RMC 4-3-100E7f). Project Proposal: There are no visible utility areas proposed. The project complies with the minimum standards of Service Element Location and Design requirements. Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited. Project Proposal: Fencing is proposed to enclose the playground areas and will be or approved materials other than chain link, plastic or Page 8 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 wire fencing. The project complies with the minimum standards of Service Element Location and Design requirements. Minimum 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. Project Proposal: There are no visible utility or services areas proposed. The project complies with the minimum standards of Service Element Location and Design requirements. Guideline: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. Project Proposal: There are no visible utility or services areas proposed. The project complies with the minimum standards of Service Element Location and Design requirements. 6. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within the context of the district, are compatible with the district in form and scale. Minimum Standard: Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection RMC 4-3-100.E?g). Project Proposal: The site is a mid-block site and is not located at a district gateway and therefore is not required to comply with the Gateway requirements. Minimum Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E?h). Project Proposal: The site is a mid-block site and is not located at a district gateway and therefore is not required to comply with the Gateway requirements. Page 9 of47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Minimum Standard: Visual prominence shall be distinguished by two or more of the following: a. Public art; b. Monuments; c. Special landscape treatment; d. Open space/plaza; e. Identifying building form; f. Special paving, unique pedestrian scale lighting, or bollards; g. Prominent architectural features (trellis, arbor, pergola, or gazebo); h. Signage, displaying neighborhood or district entry identification (commercial signs are not allowed). Project Proposal: The site is a mid-block site and is not located at a district gateway and therefore is not required to comply with the Gateway requirements. B. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Minimum Standard: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. Project Proposal: There is no surface parking located between the building and the front property line on Bremerton Avenue NE and it is not a corner lot. The project complies with the minimum standards of Parking and Vehicular Access requirements. Page!Oof47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Guideline: In areas of mixed use development, shared parking is recommended. Project Proposal: Parking for the proposed Kiddie Academy shares parking with the adjacent Key Bank site under the provisions of an easement. The existing Key Bank is approximately 4,076 sq. ft. with 18 parking spaces on Lot 1 for the exclusive use of Key Bank. The project complies with the minimum standards of Parking and Vehicular Access requirements. RMC 4-4-080 E 3. Joint Use Parking Facilities: a. When Permitted: Joint use of parking facilities may be authorized for those uses that have dissimilar peak-hour demands or when it can be demonstrated that the parking facilities to be shared are underutilized. b. Agreement Required: A parking agreement ensuring that joint use parking is available for the duration of the uses shall be approved by the Community and Economic Development Administrator, following review by the City Attorney. RMC 4-4-080 F. PARKING LOT DESIGN STANDARDS: 10. Number of Parking Spaces Required: d. Modification: The Department of Community and Economic Development may authorize a modification from either the minimum or maximum parking requirements for a specific development should conditions warrant as described in RMC 4-9-25002. When seeking a modification from the minimum or maximum parking requirements, the developer or building occupant shall provide the Department of Community and Economic Development with written justification for the proposed modification. RMC 4-4-080 10 e. Parking Spaces Required Based on Land Use. Mixed occupancies: (2 or 3 different uses in the same building or sharing a lot.: The total requirements for off-street parking facilities shall be the sum of the requirements for the several uses computed separately, unless the building is classified as a "shopping center" as defined in RMC 4-11-190. Banks: A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area except when part of a shopping center. Page 11 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 4,076 sq. ft. I 1000 x 2.5 = 10.19 parking spaces minimum. 4,076 sq. ft./ 1000 x 5.0 = 20.38 parking spaces maximum 18 parking spaces are provided Day Care Centers: A minimum and maximum of 1 for each employee and 2 drop- offlpick-up spaces within 100 feet of the main entrance for every 25 clients of the program. 170 students I 25 x 2 = 19 employees Minimum and maximum 13.6 parking spaces 19 parking spaces 33 parking spaces 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. Minimum Standard: Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration, subsection RMC 4-3-100.FSb). Project Proposal: Parking lot lighting will illuminate only the parking lot and be designed and located so as to avoid undue glare or reflection of light pursuant to RfV/C 4-4-075 except for the driveway areas shared with Key Bank by easment agreement. The project complies with the minimum standards of Design of Surface Parking requirements. Minimum Standard: reduce their visual Requirements). All surface parking lots shall be landscaped to impact (see RMC 4-4-080F7, Landscape Project Proposal: Perimeter parking lot landscaping is not aplicable because the parkign areas area setback from the street and generally located to the side and in back of the building. 15 sq. ft. of interior parking lot landscaping will be provided for each parking space a minimum of 5 feet in width. The project complies with the minimum standards of Design of Surface Parking requirements. Guideline: Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on-site buffering from visual impacts. Project Proposal: The parking lot is designed to be comproised of small number of parking spaces separated by landscaping and Page 12 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 sidewalks. The project complies with the minimum standards of Design of Surface Parking requirements. Guideline: Access to parking modules should be provided by public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. Project Proposal: The parking lot accessed by a shared driveway on Bremerton Avenue NE and NE 4th Street by easement agreement. The project complies with the minimum standards of Design of Surface Parking requirements. Guideline: Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the streetscape. Project Proposal: The parking lot accessed by an existing shared driveway on Bremerton Avenue NE and NE 4th Street by easement agreement. Multiple driveways are not proposed. The project complies with the minimum standards of Design of Surface Parking requirements. 3. Structured Parking Garages: Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Center Village; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. Minimum Standard: Parking Structures Fronting Designated Pedestrian-Oriented Streets: (a) Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of 75% of the frontage width (see illustration, subsection RMC 4-3-100.FSc). (b) The entire facade must feature a pedestrian-oriented facade. Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. Minimum Standard: Parking Structures Fronting Non-Pedestrian- Oriented Streets: Pagel3of47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 (a) Parking structures fronting non-pedestrian-oriented streets and not featuring a pedestrian-oriented facade shall be set back at least 6 feet from the sidewalk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to 10 feet adjacent to high visibility streets. (b) The Director 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. (c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection RMC 4-3-100.FSd). Minimum Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of 75 percent of the frontage width (see illustration, subsection RMC 4-3- 100.FSc). Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. Minimum Standard: The entire facade must feature a pedestrian- oriented facade. Page 14 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. Minimum Standard: Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection RMC 4-3-100.FSd). Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. Guideline: Parking garage entries should be designed and sited to complement, not subordinate, the pedestrian entry. If possible, locate the parking entry away from the primary street, to either the side or rear of the building. Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. Guideline: Parking garage entries should not dominate the streetscape. Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. Guideline: The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. Page 15 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Guideline: Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. Guideline: Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, and/or details to enhance garages. Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. Guideline: Parking service and storage functions should be located away from the street edge and generally not be visible from the street or sidewalks. Project Proposal: The parking areas are proposed to be surface not structured. The is not requireed to comply with the Structured Parking Garage requirements. 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by min1m1z1ng, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian-oriented streets. Guideline: Parking lots and garages should be accessed from alleys or side streets. Project Proposal: The parking lot accessed by an existing shared driveway on Bremerton Avenue NE and NE 4tn Street by easement agreement. Bremerton Avenue NE is the primary driveway access and is a side street. The project complies with the minimum standards of Vehicular requirements. Page 16 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Guideline: Driveways should be located to be visible from the right-of- way, but not impede pedestrian circulation on-site or to adjoining properties. Where possible, minimize the number of driveways and curb cuts. Project Proposal: The parking lot accessed by an existing shared driveway on Bremerton Avenue NE and NE 4th Street by easement agreement and does not impede pedestrian circulation on-site or to the adjointing property. The project complies with the minimum standards of Vehicular requirements. C. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. Minimum Standard: Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. Project Proposal: Concrete sidewalks are proposed along the parking area to provide clearly delineated pedestrian ways. The project complies with the minimum standards for pathways through parking lots requirements. Minimum Standard: Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of 150 feet apart (see illustration, subsection RMC 4- 3-100.G4a). Project Proposal: Concrete sidewalks are proposed perpendicular to the building far;ade at the building entrance and the building far;ade is less than 150 feet in length, therefore only one such sidewalk is required. The project complies with the minimum standards for pathways through parking lots requirements. Page 17 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Minimum Standard: Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection RMC 4-3-100.G4b). Project Proposal: Concrete sidewalks are proposed that connect the site to the public sidewalk along Bremerton Avenue NE. The project complies with the minimum standards for pedestrian circulation requirements. Minimum Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. Project Proposal: Concrete sidewalks are proposed to be raised approximately 6-inches above the parking lot paving. The project complies with the minimum standards for pedestrian circulation requirements. Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials (see illustration, subsection RMC 4-3- 100.G4c). Project Proposal: Concrete sidewalks are proposed and asphalt paving is proposed for the parking area. The project complies with the minimum standards for pedestrian circulation requirements. Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an Page 18 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 8 foot minimum unobstructed walking surface and street trees (see illustration, subsection RMC-4-3-100.G4d). (bl To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. ( c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A 10 - 12 foot pathway, for example, can accommodate groups of persons walking four abreast, or two couples passing one another. An 8 foot pathway will accommodate three individuals walking abreast, whereas a smaller 5 -6 foot pathway will accommodate two individuals. Project Proposal: Concrete sidewalks are proposed to be 8-feet in width along the front of the building with a larger plaza area at the entrance. The project complies with the minimum standards for pedestrian circulation requirements. Minimum Standard: Locate pathways with ciear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. Project Proposal: Concrete sidewalks are proposed to be located with clear sight lines. The project complies with the minimum standards for pedestrian circulation requirements. Minimum Standard: All pedestrian walkways shall provide an all- weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Project Proposal: Concrete sidewalks are proposed that are al/- weather, safe and durable. The project complies with the minimum standards for pedestrian circulation requirements. Guideline: Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment. Page 19 of47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Guideline: Mid-block connections are desirable where a strong linkage between uses can be established. Project Proposal: There are not opportunities for mid-block connections. The project complies with the minimum standards for pedestrian circulation requirements. Guideline: Decorative fences, with the exception of chain link fences, may be allowed when appropriate to the situation. Project Proposal: A decorative metal fence is proposed to fully enclose the children's play areas and exit doors from all ground level classrooms and building exits except the main entrance doors. The project complies with the minimum standards for pedestrian circulation requirements. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Minimum Standard: Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. Project Proposal: Awnings and roof overhang for pedestrian overhead weather protection is proposed at the main entrance and the ground floor classroom and exit doors projecting a minimum of 4'-6" and extending a minimum of 75% of the length of the far;ade and maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. The project complies with the minimum standards for pedestrian amenities requirements. Minimum Standard: Site furniture provided in public spaces shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. Page 20 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Project Proposal: Benches are proposed to be located at the pedestrian plaza area adjacent to the main entrance to provide a place for children, staff and parents to sit, wait and interact. The project complies with the minimum standards for pedestrian amenities requirements. Minimum Standard: Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Project Proposal: Benches, bike racks, and trash receptacles are proposed to be located at the pedestrian plaza area adjacent to the main entrance and do not impede or block pedestrian access to public spaces or building entrances The project complies with the minimum standards for pedestrian amenities requirements. Guideline: Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. Project Proposal: Benches, bike racks, and trash receptacles are proposed to be located at the pedestrian plaza area adjacent to the main entrance to provide a place for children, staff and parents to sit, wait and interact. The project complies with the minimum standards for pedestrian amenities requirements. Guideline: Street amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. Project Proposal: Benches, bike racks, and trash receptacles are proposed to be located at the pedestrian plaza area adjacent to the main entrance to provide a place for children, staff and parents to sit, wait and interact. The pedestrian plaza is accessible and visible from the site parkign areas and the public sidewalk along Bremerton Avenue NE. The project complies with the minimum standards for pedestrian amenities requirements. Guideline: Architectural elements that incorporate plants, such as facade-mounted planting boxes or trellises or ground-related or hanging containers are encouraged, particularly at building entrances, in publicly Page2Iof47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 accessible spaces, and at facades along pedestrian-oriented streets (see illustration, subsection RMC 4-3-100.G4f). Project Proposal: The project complies with the minimum standards for pedestrian amenities requirements. D. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. Minimum Standard: All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping). Project Proposal: All pervious areas are proposed to be landscaped. The project complies with the minimum standards for landscaping requirements. Minimum Standard: Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. Project Proposal: Four existng trees located adjacent to Bremerton Avenue NE will be retained and preserved. The project complies with the minimum standards for landscaping requirements. Minimum Standard: On designated pedestrian-oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection RMC 4-3-100.HJa). Page 22 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Project Proposal: Bremerton Avenue NE is not a pedestrian oriented street. Four existng trees located adjacent to Bremerton Avenue NE will be retained and preserved. The project complies with the minimum standards for landscaping requirements. Minimum Standard: The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. Project Proposal: Landscaping will include materials and design that are complementary to the building and provide visual surveillence for the safety of the children, staff and parents. The project complies with the minimum standards for landscaping requirements. Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and nonvegetative elements, reinforces the architecture or concept of the development. Project Proposal: The project complies with the minimum standards for landscaping requirements by proposing required and general landscape types (street frontage, sight-obscuring landscaped visual barrier, foundation and parking) that is consistent to existing plantings to the adjacent development north and the proposed architecture and program. Minimum Standard: Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080F7, Landscape Requirements). Such landscaping shall be at least 10 feet in width as measured from the sidewalk (see illustration, subsection RMC 4-3-100.H3b). Project Proposal: Surface parking is located on the side and in back of the building. Landscape screening is therfore not applicable. The project complies with the minimum standards for landscaping requirements. Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at Page 23 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. Project Proposal: Bremerton Avenue NE is not a pedestrian oriented street. Four existing trees located adjacent to Bremerton Avenue NE will be removed and replaced to accommodate sewer construction. The project complies with the minimum standards for landscaping requirements. Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. Shrubs shall be at least 12 inches tall at planting and have a mature height between three and four feet. Project Proposal: All proposed planting areas shall contain shrubs placed at least 1/20 sf and at least 12 inches in height upon installation with provisions to reach full mature height of 3-4 ft. The project complies with the minimum standards for landscaping requirements. Minimum Standard: Ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage of the landscaped area within three years of installation. Project Proposal: groundcover along project complies requirements. The landscape plan proposes 695 sf of sodded lawn Bremerton Ave installed at 100% coverage. The with the minimum standards for landscaping Minimum Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. Project Proposal: Landscaping shall be maintained by the owner. Plantings are to be maintained in a healthy, growing condition and those dead or dying shall be replaced. Property owners shall keep the planting areas reasonably free of weeds and litter. Maintenance by owner after substantial completion is subject to inspection by Department of Community and Economic Development. Pursuant to City of Renton RMC 4-4-070 The Department of Community and Economic Development is Page 24 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 authorized to notify the owner that any required landscaping is not being adequately maintained and the specific nature of the failure to maintain. The Department shall send the property owner written notice, specifying what corrections shall be made. The project complies with the minimum standards for landscaping requirements. Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows: 1 l Renuired Amount: Total Number of Minimum Required Landscape Area* Spaces 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. Project Proposal: Proposed interior parking lot landscaping Proposed parking stalls Proposed Landscaping Total Number of Parking Stalls 15 to 50 25 Minimum Minimum Landscape Area Landscape Area 15 sf/parking space 15 sf 375 sf 422 sf The project complies with the minimum standards for landscaping requirements. (2) Provide trees, shrubs, and ground cover in the required interior parking lot landscape areas. Project Proposal: Landscape plan proposes 422 sf of landscaped interior parking lot which totals to 112% of required landscaping with trees shrubs and groundcover in the parking lot interior. The project exceeds the minimum standards for landscaping requirements. Page 25 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 (3) Plant at least one tree for every six parking spaces. Permitted tree species are those that reach a mature height of at least 35 feet . Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. Project Proposal: Four trees (Fraxinus Oxycarpa 'Raywood') are proposed for the parking Jot interior landscape areas installed at a ratio of 1 tree per 6 parking stalls. Said trees are capable of reaching a mature height of 35 ft. B' height and 2" caliper size are required at time of installation. The project complies with the minimum standards for landscaping requirements. (4) Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs shall be at least 16 inches tall at planting and have a mature height between three and four feet. Project Proposal: Shrub planting is proposed for interior parking lot landscape area to be 5 plants at 16" minimum height planted every 100sf. Proposed shrubs to achieve a mature height of 3-4 ft. The project complies with the minimum standards for landscaping requirements. (5) Up to 50 percent of shrubs may be deciduous. Project Proposal: All proposed shrubs to be evergreen with the exception of perennial grasses. 57% percent of shrubs to be broadleaf evergreen and 43% percent to be perennial grasses. The project complies with the minimum standards for landscaping requirements. (6) Select and plant ground cover so as to provide 90 percent coverage within three years of planting; provided, that mulch is applied until plant coverage is complete. Project Proposal: All proposed plant ground cover can be expected to reach 90% maturity within 3 yrs. 2" mulch layer to be applied upon installation. Landscape Architect recommends an addition of a 2" mulch annually. The project complies with the minimum standards for landscaping requirements. Page 26 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 (7) Do not locate a parking stall more than 50 feet from a landscape area. Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. Project Proposal: Landscaping shall be maintained by the owner. Plantings are to be maintained in a healthy, growing condition and those dead or dying shall be replaced. Property owners shall keep the planting areas reasonably free of weeds and litter. Maintenance by owner after substantial completion is subject to inspection by Department of Community and Economic Development. Pursuant to City of Renton R/VIC 4-4-070 The Department of Community and Economic Development is authorized to notify the owner that any required landscaping is not being adequately maintained and the specific nature of the failure to maintain. The Department shall send the property owner written notice, specifying what corrections shall be made. Minimum Standard: Underground, automatic irrigation systems are required in all landscape areas. Project Proposal: An underground automatic irrigation system is proposed to cover all landscaped areas. The project complies with the minimum standards for landscaping requirements. Guideline: Landscaping should be used to soften and integrate the bulk of buildings. Project Proposal: Evergreen trees and shrubs with varying texture and color are proposed adjacent to the exterior of the building(s) to soften and integrate the structure to the site. The project complies with the minimum standards for landscaping requirements. Guideline: Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. Page 27 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Project Proposal: A ten-foot wide sight-obscuring landscaped visual barrier, is proposed along the southern property line where the site abuts an existing residential development. A 1 O' buffer along the eastern street frontage at Bremerton Ave. is proposed consisting of a mix of evergreen and perennial shrubs, groundcover and 4 existing street trees, with the exception of the driveway. Guideline: Use of low maintenance, drought-resistant landscape material is encouraged. Project Proposal: The plants proposed consist of low maintenance and drought resistant varieties of locally adapted and available variety. The project complies with the minimum standards for landscaping requirements. Guideline: Choice of materials should reflect the level of maintenance that will be available. Project Proposal The plants proposed consist of low maintenance and drought resistant varieties of locally adapted and available variety. The project complies with the minimum standards for landscaping requirements. Guideline: Seasonal landscaping encouraged, particularly at building spaces. and container plantings are entries and in publicly accessible Project Proposal:The plants proposed consist of a mix of evergreen and deciduous trees, shrubs and grasses to provide contrast and seasonal interest. The project complies with the minimum standards for landscaping requirements. Guideline: Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather-resistant materials that can be reasonably maintained. Page 28 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Project Proposal: Window boxes, containers for plantings, hanging baskets are not proposed. The project complies with the minimum standards for landscaping requirements. Guideline: Landscaping should be used to screen parking lots from adjacent or neighboring properties. Project Proposal: Landscaping is proposed on the west property boundary to screen the parking from the property to the west. All other parking is located on the interior of the site. The project complies with the minimum standards for landscaping requirements. 2. Recreation Areas and Common Open Space: Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian-oriented streets particularly at street corners. Minimum Standard: Mixed use residential and attached housing developments of ten or more dwelling units shall provide a minimum area of common space or recreation area equal to 50 square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Director. The required common open space shall be satisfied with one or more of the elements listed below. The Director may require more than one of the following elements for developments having more than 100 units. (a) Courtyards, plazas, or multi-purpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. 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; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. Minimum Standard: In mixed use residential and attached residential projects, required landscaping, driveways, parking, or other vehicular Page 29 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. Project Proposal: The project is a commercial building, not a mixed- use residential or attached residential project. The requirements of Recreation Areas and Common Open Space are not applicable to this project. Minimum Standard: In mixed use residential and attached residential projects required yard setback areas shall not count toward outdoor recreation and common space unless such areas 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 (see illustration, subsection RMC 4-3-100.H3c). Project Proposal: The project is a commercial building, not a mixed- use residential or attached residential project. The requirements of Recreation Areas and Common Open Space are not applicable to this project. Minimum Standard: Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. Project Proposal: The project is a commercial building, not a mixed- use residential or attached residential project. The requirements of Recreation Areas and Common Open Space are not applicable to this project. Minimum Standard: In mixed use residential and attached residential projects, other required landscaping and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. Project Proposal: The project is a commercial building, not a mixed- use residential or attached residential project. The requirements of Recreation Areas and Common Open Space are not applicable to this project. Page 30 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Minimum Standard: All buildings and developments with over 30,000 square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space (see illustration, subsection RMC 4-3-100.H3d) according to the following formula: 1 % of the lot area + 1 % of the building area = Minimum amount of pedestrian-oriented space Project Proposal: The project is a commercial building of approximately 11,961 square feet which is less than 30,000 square feet. The requirements of Recreation Areas and Common Open Space are not applicable to this project Minimum Standard: To qualify as pedestrian-oriented space, the following must be included: (a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; Project Proposal: The project proposes a pedestrian-oriented plaza at the main building entrance to provide a space for students, parents and staff to visit, enter the building and wait to be picked up by parents in an area that is visible from the street, parking lot, building entry and administrative offices. The project complies with the minimum standards for pedstrian-oriented space. (b) Paved walking surfaces of either concrete or approved unit paving; Project Proposal: The proposed pedestrian-oriented plaza at the main building entrance is concrete paving. The project complies with the minimum standards for pedstrian-oriented space. (c) On-site or building-mounted lighting providing at least four foot- candles (average) on the ground; and Project Proposal: Building and site lighting fixtures are proposed at pedestrian-oriented plaza at the main building entrance . The project complies with the minimum standards for pedstrian-oriented space. Page 31 of47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 (d) At least three feet of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza area or open space. Project Proposal: The proposed pedestrian-oriented plaza at the main building entrance is approximatley 707 square feet. Seating required: 707 s.f. / 60 = 12 individual bench seats or 36 lineal feet. (3) benches 5' long are proposed to provide 15' or 6 seating spaces. A concrete seating wall located along the south border of the pedestrian plaza provide (4) seating sections of 6 ft. providing 24' or 12 seating spaces. A total of 39 feet or 18 seating spaces are proposed. The project complies with the minimum standards for pedstrian-oriented space. Minimum Standard: The following features are encouraged in pedestrian-oriented space (see illustration, subsection RMC 4-3- 100.H3e) and may be required by the Director: (a) Provide pedestrian-oriented uses on the building facade facing the pedestrian-oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security -such as adjacent to a building entry. ( c) Provide pedestrian-oriented facades on some or all buildings facing the space. (d) Provide movable public seating. Project Proposal: The project proposes a pedestrian-oriented plaza at the main building entrance to provide a space for students, parents and staff to visit, enter the building and wait to be picked up by parents in an area that is visible from the street, parking lot, building entry and administrative offices. The space provides the following: (a) Building facade facing the pedestrian-oriented space. (b) The pedestrian-oriented space is positioned in areas with significant pedestrian traffic to provide interest and security and adjacent to a building entry. (c) The pedestrian-oriented facades are provided on the north building fac;ade at the main entrance. The project complies with the minimum standards for pedstrian-oriented space. Page 32 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Minimum Standard: The following are prohibited within pedestrian- oriented space: (a) Adjacent unscreened parking lots; (b) Adjacent chain link fences; (c) Adjacent blank walls; (d) Adjacent dumpsters or service areas; and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. Project Proposal: The project proposes a pedestrian-oriented plaza at the main building entrance to provide a space for students, parents and staff to visit, enter the building and wait to be picked up by parents in an area that is visible from the street, parking lot, building entry and administrative offices. It does not contain any of the listed prohibited items. The project complies with the minimum standards for pedstrian- oriented space. Minimum Standard: The m1n1mum required walkway areas shall not count as pedestrian-oriented space. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Director determines such space meets the definition of pedestrian-oriented space. Project Proposal: The proposed pedestrian-oriented plaza at the main building entrance does include the sidewalks to the building entrance, street and parking area so that it is al/ways used and occupied. The project complies with the minimum standards for pedstrian-oriented space. Minimum Standard: Commercial Arterial Zone Public Plazas. At each corner of the intersections listed below, there shall be provision of a public plaza of no less than 1,000 square feet with a minimum dimension of 20 feet on one side abutting the sidewalk. The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. These public plazas are to be provided at all of the following intersections: i. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. ii. 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. Page 33 of47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 iii. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. iv. 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. v. 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. vi. Puget Area: Intersection of S. Puget Drive and Benson Road S. vii. Rainier Avenue Area: Intersections with Rainier Avenue S. at: (a) Airport Way/ Renton Avenue S.; (b) S. Second Street; (c) S. Third Street/ S.W. Sunset Boulevard; (d) S. Fourth Street; and ( e) S. Seventh Street. viii. North Renton Area: Intersections with Park Avenue N. at: (a) N. Fourth Street; and (b) N. Fifth Street. ix. Northeast Sunset Area: Intersections with N. E. Sunset Boulevard at: (a) Duvall Avenue N.E.; and (b) Union Avenue N.E. Project Proposal: The project not located at any of the listed intersections or at the corner of any street intersection. The requirements of Commercial Arterial Zone Public Plazas are not applicable to this project Guideline: Common space areas in mixed use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. Project Proposal: The project is a commercial building, not a mixed- use residential or attached residential project. The requirements of Recreation Areas and Common Open Space are not applicable to this project. Page 34 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Guideline: Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. Project Proposal: The project proposes a pedestrian-oriented plaza at the main building entrance to provide a space for students, parents and staff to visit, enter the building and wait to be picked up by parents in an area that is visible from the street, parking lot, building entry and administrative offices. The project complies with the minimum standards for pedstrian-oriented space. Guideline: In mixed use residential and attached residential projects children's play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. Project Proposal: The project proposes a pedestrian-oriented plaza at the main building entrance to provide a space for students, parents and staff to visit, enter the building and wait to be picked up by parents in an area that is visible from the street, parking lot, building entry and administrative offices. It does not contain any of the listed prohibited items. The project complies with the minimum standards for pedstrian- oriented space. E. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Project Proposal: The proposed building facade includes modulation or articulation at intervals of no more than forty feet (40'). The project complies with the minimum standards for Building Architectural Design. Page 35 of47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Guideline: Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Project Proposal: The proposed building facade includes modulation or articulation at intervals of no more than forty feet (40'). The project complies with the minimum standards for Building Architectural Design. Guideline: Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Project Proposal: The proposed building is a commecial building, not a residential building. The requirements of this guideline are not applicable to commercial buildings. Guideline: A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. Project Proposal: The proposed building facade includes modulation or articulation at intervals of no more than forty feet (40'). The project complies with the minimum standards for Building Architectural Design. Guideline: Building modulations should be a minimum of two feet deep, 16 feet in height, and eight feet in width. Project Proposal: The proposed building facade includes modulation or articulation at intervals of no more than forty feet (40') and a minimum of two feet deep, 16 feet in height, and eight feet in width. The project complies with the minimum standards for Building Architectural Design. Guideline: Alternative methods to shape a building such as angled or curved facade elements, off-set planes, wing walls, and terracing will be considered; provided, that the intent of this Section is met. Page 36 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Project Proposal: The proposed building facade proposes some terracing of the far;ade. The project complies with the minimum standards for Building Architectural Design. 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Minimum Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Project Proposal: The proposed building facade complies with the requirements for walls at the ground-level. The project complies with the minimum standards for Ground-Leve/ Details. Minimum Standard: Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following (see illustration, subsection RMC 4-3-100.ISd): (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. Project Proposal: The proposed building facade complies with the requirements for walls at the ground-level. The project complies with the minimum standards for Ground-Level Details. Page 37 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Minimum Standard: Treatment of blank walls shall be proportional to the wall. Project Proposal: The proposed building facade complies with the requirements for walls at the ground-level. The project complies with the minimum standards for Ground-Level Details. Minimum Standard: Provide human-scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. Minimum Standard: Facades on designated pedestrian-oriented streets shall have at least 75 percent of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian-oriented street) comprised of transparent windows and/or doors. Project Proposal: Bremerton Avenue N.E. is not a desiganted pedestrian-oriented street. The project complies with the minimum standards for Ground-Level Details. Minimum Standard: Other facade window requirements include the following: (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Project Proposal: Glazing will be lightly tinted as required to meet the minimum requirements of the 2012 Washingtion State Energy Code. The project complies with the minimum standards for Ground-Level Details. (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Page 38 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Project Proposal: The project does not propose any display windows. The project complies with the minimum standards for Ground-Level Details. (c) Where windows or storefronts occur, they must principally contain clear glazing. Project Proposal: Glazing will be lightly tinted as required to meet the minimum requirements of the 2012 Washingtion State Energy Code. The project complies with the minimum standards for Ground-Level Details. (d) Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Project Proposal: Glazing will be lightly tinted as required to meet the minimum requirements of the 2012 Washingtion State Energy Code. The project complies with the minimum standards for Ground-Level Details. Guideline: The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illustration, subsection RMC 4-3-100.I5e): (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; (4) Trellis; (5) Portico; (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; (2) Glass windows flanking door; (3) Large entry doors; (4) Ornamental lighting; (5) Lighted displays. (c) Detail Features: Page 39 of 47 (1) Decorative entry paving; (2) Ornamental building name and address; (3) Planted containers; Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 ( 4) Street furniture (benches, etc.). Project Proposal: The building entrance includes the f/oowing features from the list above: (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; (4) Trellis; (5) Portico; (b) Doorway Features: (3) Large entry doors; ( 4) Ornamental lighting; ( c) Detail Features: ( 1) Decorative entry paving; (4) Street furniture (benches, etc.). The project complies with the minimum standards for Ground-Level Details. Guideline: Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground-level detail. Project Proposal: Artwork or building ornamentation are not proposed. Guideline: Elevated or terraced planting beds between the walkway and long building walls are encouraged. Project Proposal: Elevated or terraced planting beds are not proposed. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Page 40 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Minimum Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.!Sf): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. Project Proposal: The building proposes projected cornices to create varied and interesting roof profiles. The project complies with the minimum standards for Building Roof Lines. Minimum Standard: Locate and screen roof-mounted mechanical equipment so that the equipment is not visible within 150 feet of the structure when viewed from ground level. Project Proposal: The building proposes to screen all roof-mounted mechanical equipment. The project complies with the minimum standards for Building Roof Lines. Minimum Standard: Screening features shall blend with the architectural character of the building, consistent with RMC 4-4-095E, Roof-Top Equipment. Project Proposal: The building proposes to screen all roof-mounted mechanical equipment designed to blend with the architectural character of the building. The project complies with the minimum standards for Building Roof Lines. Minimum Standard: Match color of roof-mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. Project Proposal: The building proposes to paint all roof-top mounted equipment to match the roofing material color. The project complies with the minimum standards for Building Roof Lines. 4. Building Materials: Page 41 of47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Project Proposal: All sides of the proposed building visible from a street, pathway, parking area, or open space are proposed to be finished on all sides with the same building materials, detailing, and color scheme. The project complies with the minimum standards for Building Materials. Minimum Standard: Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. Project Proposal: The proposed materials, individually or in combination, are proposed to have an attractive texture, pattern, and quality of detailing for all visible facades. The project complies with the minimum standards for Building Materials. Minimum Standard: Materials shall be durable, high quality, and reasonably maintained. Project Proposal: The proposed materials are proposed to be durable, high quality, and reasonably maintained. The project complies with the minimum standards for Building Materials. Minimum Standard: Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Project Proposal: The proposed materials provide variations in color, pattern and textural changes. The project complies with the minimum standards for Building Materials. Page 42 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Guideline: Building materials should be attractive, durable, and consistent with more traditional urban development. Appropriate examples would include brick, integrally colored concrete masonry, pre- finished metal, stone, steel, glass, and cast-in-place concrete. Project Proposal: The proposed materials are attractive, durable and consistent with an urban commercial building. The project complies with the minimum standards for Building Materials. Siding is proposed to be fiber-cement lap siding and trim. Guideline: Concrete walls should be enhanced by texturing, reveals, snap-tie patterns, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. Project Proposal: The proposed building does not include concrete walls. The project complies with the minimum standards for Building Materials. Guideline: Concrete block walls should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. Project Proposal: The proposed building does not include concrete block walls. The project complies with the minimum standards for Building Materials. Guideline: Stucco and similar troweled finishes should be used in combination with other more highly textured finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four feet ( 4') above. Project Proposal: The proposed building does not include stucco or similar products for exterior wall finishes. The project complies with the minimum standards for Building Materials. F. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of Page 43 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Minimum Standard: Signage shall be an integral part of the design approach to the building. Project Proposal: The proposed building signage is an integral part fothe building fa<;ade. The project complies with the minimum standards for Signage. Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. Project Proposal: The proposed building signage includes a Corporate logo is proposed to be sized appropriately for their location. The project complies with the minimum standards for Signage. Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3-100.Ba): i. Pole signs; ii. Roof signs; iii. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back-lit. Project Proposal: The proposed building signage does not include any of the listed prohibited signs. The project complies with the minimum standards for Signage. Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Project Proposal: The proposed building is a commerical building and not a mixed-use or multi-use building. The project complies with the minimum standards for Signage. Page 44 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Minimum Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Minimum Standard: Entry signs shall be limited to the name of the larger development. Project Proposal: The proposed signage does not include development entry signs. The project complies with the minimum standards for Signage. Guideline: 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. Project Proposal: The proposed signage is interesting and appropriate. The project complies with the minimum standards for Signage. Guideline: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Project Proposal: The proposed ground-mounted signage is proposed to be front-illuminated. The project complies with the minimum standards for Signage. Guideline: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Project Proposal: The proposed building signage does not include blade signs. The project complies with the minimum standards for Signage. Page 45 of47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 G. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Minimum Standard: Lighting shall conform to on-site exterior lighting regulations located in RMC 4-4-075, Lighting, Exterior On-Site. Project Proposal: lighting is provided at the pedestrian-oriented plaza. The project complies with the minimum standards for lighting requirements. Minimum Standard: Lighting shall be provided on-site to increase security, but shall not be allowed to directly project off-site. Project Proposal: Site lighting is provided at the parking area and pedestrian-oriented plaza. The project complies with the minimum standards for lighting requirements. Minimum Standard: Pedestrian-scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian-oriented spaces. Project Proposal: Pedestrian scale building mounted lighting fixture are proposed. The project complies with the minimum standards for lighting requirements. Guideline: Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. Project Proposal: Accesnt lighting is propsoed at the building entry and general fa~ade. The project complies with the minimum standards for lighting requirements. Page 46 of 47 Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98503 Guideline: Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with down-lighting, decorative street lighting, etc. Project Proposal: Pedestrian scale building mounted lighting fixture are proposed. The project complies with the minimum standards for lighting requirements. Page 47 of 47 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. 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. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. USE OF CHECKLIST FOR NON PROJECT PROPOSALS: RECEIVED JAN I r; 2015 1 Paul Franks_ HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Des~*~e;9iBf ~1gf1' Review Exh1b1ts:2014-07 Exh1b1t 5 Environmental Checklist:2014-07 SEPA checklist K1dd1e Academy Renton.doc LANNING DIVISIObli/14 For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B even though questions may be answered "does not apply". In addition the SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", "applicant", and "property or site" should be read as "proposal", "proponent", and "affected geographic area" respectively. The lead agency may exclude (for non-projects) questions in Part B -Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND 1. Name of proposed project, if applicable: Kiddie Academy 353 Bremerton Avenue NE Renton, WA 98059 2. Name of applicant: Honggang (Howard )Fan representing Highlands Estates LLC 3. Address and phone number of applicant and contact person: 1616 198th Pl SE Sammamish, WA 98075 Telephone 425-270-3535 4. Date checklist prepared: December 3, 2014 5. Agency requesting checklist: City of Renton, Washington 6. Proposed timing or schedule (including phasing, if applicable): Land Use Permit Master Application January 2015 Building Permit application March 2015 Construction May 2015 to January 2016 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. 2 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. None. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. List any government approvals or permits that will be needed for your proposal, if known. • Environmental Review: Environmental (SEPA) Review-City of Renton Planning Division • Administrative Site Plan Review-City of Renton Planning Division • Fire Alarm permit-City of Renton Fire & emergency Services Department • Sprinkler/ Suppression System permit-City of Renton Fire & emergency Services Department • Building Permit-City of Renton Building Department • Grading License Permit-City of Renton, Development Services Department • Construction Permit-City of Renton, Planning Division, Development Engineering Section • Electrical Permit-City of Renton, Development Services Department • Sign Permit-City of Renton, Development Services Department • Washington State Department of Early Learning (DEL) licensing • King County Department of Health • City of Renton Business License-City of Renton • US Postal Service delivery approval 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) • Project name, size and location of site: Kiddie Academy 353 Bremerton Avenue NE, Renton, WA 98059 Site 31,243 square feet= 0.717 acres Building Area= 12,548 sq. ft. • Land use permits required for proposed project: Administrative Site Plan Review-City of Renton Planning Division. 3 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 • Zoning designation of the site and adjacent properties • • o Site zoned CA Commercial Arterial o Adjacent site north: CA Commercial Arterial o Adjacent site east: Public street (Bremerton Avenue NE) o Adjacent site south: CA Commercial Arterial with residential uses o Adjacent site west: CA Commercial Arterial Current use of the site and any existing improvements o Current use: vacant undeveloped land o Existing improvements: some parking and driveway paving, storm water systems and other site utilities previously installed. Proposed use of the property and scope of the proposed development: Child day care facility for 170 children ages infant to 12 years and operated as licensed by the State of Washington Department of Early Learning. The proposed structure will be two-stories and approximately 6,274 sq. ft. on the first floor, and 6,274 sq. ft. on the second floor for a total of 12,578 sq. ft. Parking is proposed to include on-site surface parking and parking spaces on the adjacent commercial site allocated for use by this property by easement. Children's play areas are located adjacent to the building and located to the rear of the building. • Access is proposed from the existing driveways on Bremerton Avenue NE and NE 41 h Street by joint access easement. • Proposed off-site improvements: none 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. 353 Bremerton Avenue NE Renton, WA 98059 Lot 2 King County Short Plat 1079069 Assessor's Property Tax Parcel #518210-0041 8. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other _____ _ The site is generally flat. 4 Paul Franks HO:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 b. What is the steepest slope on the site (approximate percent slope)? Approximately 1% slope 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 agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. The site is underlain primarily by native soils consisting of medium dense to very dense silty sand and silty sand with gravel till deposits. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Estimated quantities and type of materials involved if any fill or excavation is proposed: Excavation for the foundation and finish grading ±150 cubic yards. Fill material will consist of suitable on-site soils and commercially available processed rock and sand products. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of clearing, grading and construction of the proposed development. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 58% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Erosion will be controlled by implementation of approved erosion control measures. A temporary erosion control plan will be provided as part of the construction phase for the improvements per City of Renton standards including silt fencing, on-site earth moisture control to minimize dust, storm water catch basins with silt settlement ponds. s Paul Franks HD:Users:Paul.Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05114 2. AIR a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. During construction of the improvements there will be minor emissions and exhaust from utility and construction equipment on site for a short time. Also, dust may be generated which will be kept to a minimum with water trucks as required. Applicant will comply with Puget Sound Regional Air Quality Agency regulations and City of Renton codes, ordinances and regulations. The completed project will contribute emissions from vehicles as a result of traffic generated by patrons of this proposed development. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: The site will be watered as required to keep the dust to a minimum during the construction of the improvements. 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. None. 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. No. 6 Paul Franks HD:Users:Paul'Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton doc 05/14 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. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. Effective FEMA Flood Insurance Rate Map: None mapped 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No. 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 ofthe 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. No. c. Water runoff (including stormwater): 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. 7 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 S1te Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 The source of runoff will be from rainfall only. Surface water drainage from the paved parking, roofs, driveways and sidewalks will be collected and piped to an existing detention/wet vault located on the adjacent Lot 1 and is a shared facility by easement. This combined drainage system has been designed to handle all the stormwater run-off that will be generated by the developed site, including future paving and a building on Lot 2 (subject site) There is 12,284 sq. ft. of new impervious area including the proposed building roof area and 6,296 sq. ft. of existing impervious area. 2) Could waste materials enter ground or surface waters? If so, generally describe. No. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: A temporary erosion control plan will be implemented during the construction of the improvements per the City of Renton standards to reduce and control surface volume impacts. 4. PLANTS a. Check the types of vegetation found on the site: __ deciduous tree: alder, maple, aspen, other __ evergreen tree: fir, cedar, pine, other __ shrubs x grass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? 8 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 S1te Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 Grass, brambles and small vegetation. All existing vegetation on the site will be removed. c. List threatened and endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: All existing vegetation on the site will be removed and new landscaping materials installed in accordance with the requirements of the City of Renton. e. List all noxious weeds and invasive species known to be on or near the site. None. S. ANIMALS a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: Birds: None Mammals: None Fish: None b. List any threatened and endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: None. e. List any invasive animal species known to be on or near the site. None. 9 Paul Franks HO:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14 2014-07 Site Design Review:2014-07 S1te Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 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. The energy requirements for the proposed uses will be typical of similar commercial developments. Lighting will utilize electric energy, heating will utilize gas or electric energy, and cooling will utilize electric energy. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The proposed project will comply with the Washington State Energy Code. 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. No. 1) Describe any known or possible contamination at the site from present or past uses. None known. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None known. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. 10 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 1 O 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 None known. 4) Describe special emergency services that might be required. Emergency services required for the proposed construction and operation of the completed project include fire, medical and police services as provided by the City of Renton. 5) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None. 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. On a short-term basis, construction will be during normal working hours from 7 a.m. to 7 pm or other limits as may be reasonably established by the City of Renton. On a long-term basis, the proposed project will generate noise from traffic and building HVAC systems that are similar to other similar developments. Children in the outdoor play ground will generate normal noises of children at play. 3) Proposed measures to reduce or control noise impacts, if any: Compliance with the noise requirements of the City of Renton. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The site is zoned CA Commercial Arterial. Vacant undeveloped land and some parking and driveway paving, storm water systems and other site utilities previously installed. o Adjacent site north: CA Commercial Arterial with a commercial building occupied by Key Bank. 11 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014"07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 c Adjacent site east: Public street (Bremerton Avenue NE) c Adjacent site south: CA Commercial Arterial with single-family residential uses constructed. o Adjacent site west: CA Commercial Arterial with a commercial building occupied by Van's Auto Repair. The proposed development will not affect the current land uses on nearby or adjacent properties. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? No. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No. c. Describe any structures on the site. None. d. Will any structures be demolished? If so, what? None. e. What is the current zoning classification of the site? The site is zoned CA Commercial Arterial. f. What is the current comprehensive plan designation of the site? The site is zoned Commercial Corridor land use on the City of Renton Comprehensive Planning map. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. 12 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 h. Has any part of the site been classified as a critical area by the city or county? If so, specify. Aquifer Protection Zone 2. Coal Mining Hazard: None mapped Erosion Hazard: None mapped Effective FEMA Flood Insurance Rate Map: None mapped Land Slide Hazard: None mapped Steep Slopes Hazard: None mapped i. Approximately how many people would reside or work in the completed project? Employees with include 19 teachers, 2 staff and a maximum of 170 children. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The existing Key Bank located on the site to the north of the subject property is a single story flat-roof commercial building located adjacent to the NE 4th Street frontage with parking and landscaping separating it from the proposed Kiddie Academy building. The proposed Kiddie Academy building is proosed to have a similar roof design and height. The scale of both are similar and compatible. Existing single-family residences are located on the properties to the south of the subject site and are two-stories as it the proposed project. The scale of both are similar and compatible. Ten-feet of screening landscaping is proposed along the south boundary of the site and building fa~ade. The building fa~ade will be articulated to divide it into smaller architectural elements. The project complies with the minimum standards of Transition to Surrounding Development requirements. m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: None. 13 Paul Franks HD:Users:Paul:Documents:Current Projecis:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. None. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The building is proposed to be two-stories and approximately 30-feet above finish grade. The principal exterior materials proposed are metal and panel siding. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: Existing single-family residences are located on the properties to the south of the subject site and are two-stories as it the proposed project. The scale of both are similar and compatible. Ten-feet of screening landscaping is proposed along the south boundary of the site and building fa~ade. The building fa~ade will be articulated to divide it into smaller architectural elements. The project complies with the minimum standards of Transition to Surrounding Development requirements. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? 14 Paul Franks HD:Users:Paul:Documents.Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist.2014-07 SEPA checklist Kiddie Academy Renton.doc 05114 Existing single-family residences are located on the properties to the south of the subject site and are two-stories as is the proposed project. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: Parking lot lighting will illuminate only the parking lot and be designed and located so as to avoid undue glare or reflection of light pursuant to Renton Municipal Code 4-4- 075 except for the driveway areas shared with Key Bank by easement agreement. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Bike lane on Duvall Avenue NE north of NE 4th Street. Heather Downs Park 1 mile west of the site Cedar River to Lake Sammamish Trail Site about 2 miles east of the site at 1060 N. Nishiwaki Lane b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Installation of bike racks. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe. 15 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton doc 05114 None. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. None. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. None. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. None. 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. Access is proposed from the existing driveways on Bremerton Avenue NE and NE 4th Street by joint access easement. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? Public Transportation is a good option for visitors to Renton with regional and local buses, commuter trains, and Amtrak service available. Renton has a hub-based transit system. The service makes it easier to make both regional and local suburban bus connections and provides significant additional service to Renton. A downtown transit center and 150-space park and ride were completed in 2001, providing a central hub for bus activity. Both Metro and Sound Transit ST Express busses provide frequent and convenient connections from Renton to Seattle, Bellevue, South King County, and beyond. Locally, Renton's shuttle service, RUSH (Renton Urban Shuttle), transports commuters from downtown Renton to the City's major employment sites. 16 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05114 Sounder Commuter Rail offers commuter rail service between Tacoma and downtown Seattle with stops in Puyallup, Sumner, Auburn, Kent, and Tukwila/Renton. Amtrak offers service via the Tukwila train depot. Adjacent to the Renton City limits, this stop provides daily trains to Vancouver, B.C., Seattle, Portland, and Eugene, OR. It also provides an easy connection to additional trains at Seattle's King Street Station. Metro bus route 908 DART Renton Highlands to Renton TC provides service on NE Union Avenue and NE Duvall Avenue. Route 105 Renton Highlands to Renton provides service at NE 4th Street and Union Avenue NE. Route 111 Lake Kathleen to Downtown Seattle provides service on NE 4th Street. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? A total of 35 parking spaces are proposed including 11 existing, 14 new and 10 existing shared per Granting of Easement for Parking; King County Recording # 20121221001617. Non-exclusive easement for vehicular parking on the Parking Area of each Lot depicted on Exhibit C. 10 parking spaces are depicted. No existing parking spaces will be eliminated. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). None. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these estimates? Table 1. Trip Generation Estimates -Kiddie Daycare Center AM Peak Hour PM Peak Hour (one hour between 7 am and 9 am) (one hour between 4 pm and 6 pm) Data Based On: Total I Entering I Exiting Total I Entering I Exiting 17 Paul Franks HD Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Srte Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 Similar Sites provided 122 65 57 126 59 67 by Owner 180 Students (1) 137 73 64 126 59 67 12,548 square feet (1) 154 82 72 156 73 83 21 Employees (1) 103 55 48 101 47 54 Data taken from ITE Trip Generation Manual, 8 Ed1t1on, for Land Use Code 565 -Day Care Center As shown in the above table, the data provided by the Owner falls within the ITE Trip Generation Manual estimates, therefore, it will be used for analysis. We understand that the Owner has met with the City of Renton, and discussed pass-by and trip distribution. Based on these discussions, it is anticipated that 50 to 60 percent of the daycare students reside in the large network of neighborhoods located to the south of NE 4th Street. Therefore, we assume that 50% of the above trips are considered pass-by in nature, meaning that these pass-by vehicles were already utilizing the 4th & Bremerton intersection, and would simply stop by the daycare on their way to and from work without diverting from their original travelled way. Therefore, we have decreased the number of net new trips by 50%. Table 2. Net New Trip Distribution Estimates -Kiddie Daycare Center AM Peak Hour PM Peak Hour (one hour between 7 am and 9 am) (one hour between 4 pm and 6 pm) Data Based On: Total Entering Exiting Total Entering Exiting Similar Sites provided 61 33 28 63 30 33 by Owner. less pass-by Heading Eastbound (1) 22 12 10 33 16 17 Heading Westbound (1) 39 21 18 30 14 16 D1rect1onal d1stnbut1on based on background traffic volumes. AM background volumes had a 37%/63% Eastbound/Westbound split, and PM background volumes had a 55%/45% Eastbound/Westbound split. The addition of the Kiddie Academy development on the southwest corner of NE 4th Street and Bremerton Avenue will not result in the need for a traffic signal. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No. h. Proposed measures to reduce or control transportation impacts, if any: None. 15. PUBLIC SERVICES 18 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. Emergency services required for the proposed construction and operation of the completed project include fire, medical and police services as provided by the City of Renton. Public transportation service needs would be related to the number of employees electing to use such transportation. b. Proposed measures to reduce or control direct impacts on public services, if any. Fire sprinklers are proposed to reduce the risk of fire. No other measures are proposed. 16. UTILITIES a. Circle utilities currently available at the site: Electricity, natural gas, water, refuse service, telephone, sanitary sewer are all available to the site. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electrical service will be required to be installed to serve the proposed building and site. Electrical service will be provided by Puget Sound Energy. Water is provided by the City of Renton and was previously installed on the site. A water meter will be installed for the proposed development. One existing on-site fire hydrants will remain to provide fire service to the project. Refuse service is provided by Waste Management. Telephone service will be required to be installed to serve the proposed building and site. Sanitary sewer is provided by the City of Renton and was previously installed on the site. A portion of the existing line will be required to be relocated to avoid conflict with the proposed building location. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. 19 Paul Franks HD Users:Paul·Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 Proponent Signature: Name of Signee (printed): Paul Franks Position and Agency/Organization: Project Architect, Paul Franks Architecture Date Submitted: January 13, 2015 20 Paul Franks HD:Users:Paul:Documents.Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions on policies, plans and ro rams. You do not need to fill out these sheets for ro·ect actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent of the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? 21 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits:2014-07 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton doc 05/14 Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. 22 Paul Franks HD:Users:Paul:Documents:Current Projects:2014-07 Renton Kiddie Academy 10 30 14:2014-07 Site Design Review:2014-07 Site Plan Review Exhibits·2014-D7 Exhibit 5 Environmental Checklist:2014-07 SEPA checklist Kiddie Academy Renton.doc 05/14 Project Engineer: Prepared by: Date: Core No.: PRELIMINARY STORM DRAINAGE REPORT FOR RENTON KIDDIE ACADEMY RENTON, WASHINGTON David E. Cayton, P.E. Preston J, Longoni, E.I.T. January 9, 2015 14074P 31 RECEIVED JAN 1 ~ 2015 CITY OF RENTON PlANNING DIVISION January 9, 2015 Steve Lee, Development Engineering Manager Planning Department City of Renton 1055 S. Grady Way Renton, WA 98057 Subject: Dear Mr. Lee: Renton Kiddie Academy (a.k.a. Key Plaza Short Plat (LUA-12-012- SHPL-A) -Developed Drainage for Lot 2 This lelter is prepared to serve as a "Drainage Memo" outlining how the proposed Key Plaza Lot 2 development complies with the 2009 King County Surface Water Drainage Manual (SWDM) by utilizing the existing stormwater detention/water quality vault. The 1.45 acre Key Plaza Development was partially completed a few years ago which consisted of a Key Bank building, parking, stormwater detention/water quality vault and water/sewer/storm utilities. The south half of the site remains vacant, cleared and graded with stubbed utilities. Had the development been fully constructed the site would have approximately 1.27 acres of impervious surface (buildings and parking area) and 0.18 acres pervious area (landscaping) (see attached Storm Drainage Analysis for Key Plaza dated October 7, 2008 prepared by Core Design, Inc.). The total proposed impervious area including what is existing on Lot 1, and what is proposed on Lot 2, is 0.98 acres. Therefore, the proposed site has 0.29 acres less impervious area than the original design. The Key Plaza Short Plat Report and Decision requires that the project comply with the 2009 King County Storm Water Design Manual. The constructed detention/water quality vault was sized per the 2005 King County Storm Water Design Manual for the runoff from the completely developed site. Additional analysis is not recommended because the existing vault will provide the necessary storage, flow control and water quality for Lot 2 to meet the 2009 standard, as long as the combined land use areas (Lots 1 and 2) do not exceed the approved developed areas for the Key Plaza Development. The developed Lot 2 would not add additional impervious area to what was used to size the existing detention vault in the approved Key Plaza Development Drainage Report and it is recommended that the City of Renton approve the existing storm drainage facilities for the Key Plaza Short Plat -Lot 2. Please call me if you have any questions. Sincerely, CORE DESIGN, INC. J)~7~ David E. Cayton, P.E. Project Manager -, 47 I I NE 291° Pim e Suite IO I Bellevue Woshir,gton 980C -_-_c~,..- Project Manager: Project Engineer: Prepared by: Date: Revised: Core No.: STORM DRAINAGE ANALYSIS FOR KEY PLAZA RENTON, WASHINGTON (LUA 08-013) David E. Cayton, P.E. Brennan P. Taylor, P.E. Jason Toba, E.l.T. August2008 October 7, 2008 07069 -01 Bellevue Washington 9800 • KEY PLAZA TABLE OF CONTENTS I. Project Overview IL Preliminary Conditions and Core Requirements III. Off-Site Analysis IV. Flow Control and Water Quality Facility Analysis and Design A. Hydraulic Analysis B. Detention Routing Calculations C. Water Quality Volume V. Conveyance System Analysis and Design VJ. Erosion Control Calculations APPENDIX I. PROJECT OVERVIEW The proposed commercial development is named "Key Plaza of Renton Highlands" and will consist of two buildings located on the southwest comer of 4th St NE and Bremerton Ave NE. The 1.40 acre site is currently undeveloped and is located in the northwest quarter of Section 15, Township 23, Range 5 in Renton Washington. The site is currently zoned for commercial use and is bordered by 4th St NE to the north, Bremerton Ave NE to the east, a new residential development (Ridgeview Court) to the south, and a single- family residence to the west. The anchor tenant in this development will be Key Bank with a 4,081 square foot building. The other structure will be a 11,119 square foot three- story office/retail building with a parking garage and retail on the main floor and office on the 2"d and 3'd floors. The existing ground coverage over the site is thick with vegetation and forested with evergreen trees. The existing onsite topography forms a high point in the southern portion of the site. The site does not receive any flow from offsite and no wetlands are located on or within the vicinity of the site. The design of the onsite stormwater facilities is per the 2005 King County Surface Water Manual (KCSWM). The Key Plaza of Renton Highlands project will provide detention to the Level II standard and water quality from the Basic Water Quality menu. 4 ':l Gl<EEN1IOOD ~ CEMETEl<Y ~ ; lb !l! !l! 2 ~ ill 10 ~ II :i j ~ NE 4TI-L ST. /eE ~&TH ST) ~ Ill d z I& !l! 14 VICINITIY MAP KEY PLAZA OF RENTON IDGHLANDS CORE PROJECT NO. 07069 TerraScrver Image Co1 y of the USGS Page I of I Send To Printer Back To TerraServer Change to 11x17 Print Size •usss Renton Washln ' ! .: ' ' , "" , __ •. ? ' •. • • • • • • • • • r_ • • • -- Image courtesy of the U.S. Geological Survey © 2004 Microsoft Corporation. Terms of Use Privacy Statement http://terraserver.microsoft.com/Printlmage .aspx?T=2& S= 12, USGSQUADRANGLEMAP KEY PLAZA OF RENTON HIGHLANDS CORE PROJECT NO. 07069 II. PRELIMINARY CONDITIONS AND CORE REQUIREMENTS PRELIMINARY CONDITIONS: The following is a list of the design requirements issued by the City of Renton in a March 24, 2008 memo and how these comments were addressed in the final design. Water: • Per the City Fire Marshall. the preliminary fire flow for this site is 4,000 GP M Any new construction must have one fire hydrant capable of delivering o minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering o minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculatedfirejlow of the new commercial building. if it remains at 4000 GPM then 4 fire hydrants will be required Existing fire hydrants shall be retrofitted with a quick disconnect Stortz fitting. Per the City of Renton code when the required fire flow is over 2,500 GPM the fire hydrants shall be served by a main which loops around the building or complex of buildings and reconnects back into a distribution supply main. Construction of a commercial building will trigger a separate review. • In order to achieve 4,000 GP M this project will need to install a new 12" watermain connected to the existing IO" waler main (not the 8 "), extend it to the east in NE 4th St, then (in a 15' wide easement prepared by a PE or PLS) loop around the buildings and connect back to the existing ·s" watermain in Bremerton Ave NE. The project will also need to extend this new 12" watermain to the west property line, also in a 15' easement. The designed watermain is a 12" loop connecting to the existing 10" in NE 41 \ looping through the site and connecting to the existing 8" main in Bremerton. The proposed 12" watermain is stubbed to the west property line as well. Four fire hydrants are proposed to address the required fire flow for the three story building • The proposal needs to show a DDCVA. Internal DDCVAfor fire service must be designed per Cily of Renton waler standardr and detail requirements. A 6" DDCV A is proposed for the three story office huilding. Sizing should be verified by the sprinkler engineer. The Key Bank building is proposed with no fire sprinklers. • The Fire Service fee amount is based on the size of the fire service waler line. Noted • Buildings that exceed 30 feet in height shall install backpressure devices. A 6" DDCV A/backflow preventer is proposed for the three story office building. • The Water System Development Charge fees are based on the total number and size of all domestic water meters. These fees are collected at the time a construction permit is issued. Noted Sanitary Sewer: • The applicant need., to show how to provide this private site with a private commercial side sewer with sanitary sewer to either the sewer main on the south side or the sewer MH on the north side with a commercial side sewer. An 8" sewer main extension is proposed to serve the office building and Key Bank. Each building will be served by a separate side sewer. • This site is located in the East Renton Special Assessment District (SAD). This fee is 13. 7 cents per square fool of land and shall be paid prior to issuance of a construction permit. Understood • The Sanitary Sewer SDC fees are based on the size of any and all domestic water meters. Understood Street Improvements: • Per City of Renton code property comers at intersection in commercial hlock, all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of25 feet. The new right of way line at the NE comer of the site is designed with a 25' radius. • Additional right-of-way (minimum 1 foot) along NE 4th ST will be required to be dedicated. I foot ofright-ofway is shown to be dedicated along NE 4th St. • Per City of Renton code, commercial projects that are 10,000 sq ft and more in size shall provide full pavement width per standard, curb, gut/er and sidewalk, along the Ml.frontages of the parcel being developed on the project side. Unless existing, new curb, gutter and sidewalk will be constructed along NE 4th and Bremerton. • Street lighting is required for a project this size along the frontages of the parcel being developed. All street lighting shall be per City of Renton standards and specifications. Private street lighting is not allowed. Street lighting will be designed by others per city requirements. • The project will need to design and install a new traffic curb and channelization to prevent left-turns onto the site on NE 4th St. The channelization plan shows a continuation of the existing type C block traffic curb to prevent left turns onto NE 4th St. • The driveway approach from NE 4th St will be required to be a right in right out only. The channelization plan shows a continuation of the existing type C block traffic curb to prevent left turns onto NE 4th St. • Per the NE 3rd/NE 4th St Corridor Plan the proposal needs to revise the typical street section to show a five foot sidewalk separated from the roadway curb with a planting strip including street trees on NE 4th St. The required frontage improvements are shown on the plans. • Existing channelization on Bremerton will need to be revised to accommodate the proposed development project's new driveway. The channelization on Bremerton is shown to be revised to allow for ingress/egress from site driveway on Bremerton. • The project design will need to incorporate a pedestrian access to Bremerton Ave NE. The plan incorporates a pedestrian access to Bremerton just south of the driveway on Bremerton. • A Traffic Study has been submitted and it has been determined by the Transportation staff that the Traffic Impact Analysis is acceptable. Noted • Traffic Mitigation fees will apply. This fee is $52,500. Noted Storm: • A conceptual drainage plan and report was submitted with the formal application for a commercial project. The drainage control submitted states that the project will be designed per the 2005 King County Surface Water Manual as required. The final drainage design is per King County SWM 2005 edition. • The Surface Water SDC fees are $0.405 per square foot (but not less than $1012) of new impervious area. These fees are collected at the time a construction permit is issued. Noted Aquifer: • The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present al the new facility (RMC 4- 3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards offill material will be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be .,tored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters, slormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the AP A requirements nor does this ieformation substitute for the full ordinance, ii is only intended to guide the applicant to the City of Renton code book. At this time, the proposed use does not include the presence of a "regulated hazardous material." In addition, it should be noted these soils are Alderwood type soils (glacial till) and are not pervious type soils. General: • All required utility, drainage and street improvements will require separate plan submillals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be lied to a minimum of two of the City qf Renton Horizontal and Vertical Control Network. Two control points and benchmarks are noted on the Title Sheet -Cl.OJ • 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. Noted. CORE REQUIREMENTS: The following list outlines the 8 Core Requirements per the 2005 KCSWM and provides the details of how they were fulfilled by this design: Core Requirement #1: Discharge at the Natural Location In the developed condition, surface water from the site will be released from the site at natural discharge location which is to the existing storm system on NE 4th St. Core Requirement #2: Offsite Analysis A Level 1 downstream analysis was conducted (see "Ojfsite Analysis" section of this report) to satisfy this requirement. Core Requirements #3: Flow Control Level 2 Flow Control (Conservation FC Areas) is required for this development. The onsite detention vault was designed to match existing durations for 50% of 2-year through 50-yr peaks as well as the existing 2-and I 0-year peaks. Core Requirement #4: Conveyance Systems The conveyance system has been designed to contain and convey up to the 25-year storm per Core Requirement #4. Core Requirement #5: Erosion and Sediment Control Erosion and sedimentation caused by clearing, grading, and other disturbing activities will be controlled by standard erosion control measures. Core Requirement #6: Maintenance and Operations All onsite drainage facilities will be privately maintained in accordance with Appendix A and Chapter 6 of the 2005 KCSWDM. Core Requirement #7: Financial Guarantees and Liability The applicant will post a drainage facilities restoration and site stabilization financial guarantee in order to cover the cost of any required corrective work. Core Requirement #8: Water Quality Basic Water Quality treatment is required and will be provided with 3' of dead storage within the proposed vault. In addition to the 8 Core Requirements listed above, the 2005 KCSWDM requires that the following Special Requirements are met: • Special Requirement #I: Other Adopted Area-Specific Requirements • Special Requirement #2: Flood Hazard Area Delineation • Special Requirement #3: Flood Protection Facilities • Special Requirement #4: Source Controls • Special Requirement #5: Oil Control Of these Special Requirements, only Special Requirement #4 is applicable to this project. In order to fulfill this requirement, the King County Stormwater Pollution Prevention Manual and King County Code 9.12 will be adhered to. III. OFF-SITE ANALYSIS: Upstream Tributary Area The existing topography of the site is higher than the surrounding areas. Therefore, no upstream areas contribute runoff to this property. See below for a detailed narrative of the downstream system. Downstream Analysis See "Downstream Drainage Map" attached in appendix as an aid in the following discussion. On July 25, 2007 a site visit was conducted. The purpose of this site visit was to determine the surface water flow characteristics of this site and assess the locations of surface water running off of this property. The weather was warm with clear skies and the temperature was around 80 degrees. Heavy rain occurred over the past weekend (July 21- 22). Besides the weekend rainfall, no substantial precipitation had occurred within the past few weeks. The site is bordered by NE 4th Street to the north, Bremerton Ave NE to the east, the Ridgeview Court development to the south, and a single-family residence to the west. The existing topography of the site forms a u-shaped ridge which traverses the site running roughly parallel to the west, south and .east property lines (Point I). During rainfall events, the majority of the resulting on-site surface water sheet flows off of the northern boundary of the site. Smaller amounts of surface water sheet flows off the site along the west, south, and east property lines. The downstream investigation began along the eastern boundary of the site near Bremerton Ave NE. Two catch basins are located in Bremerton Ave NE near the southeast property comer (Point 2). A high point in Bremerton Ave NE is located approximately 80 feet south of the northern property line. The portion of I3remerton Ave NE located south of the high point is tributary to these catch basins. Currently, a small area of the eastern portion of the site is also tributary to the catch basin located in the western side of Bremerton Ave NE. Stormwater flows out of this catch basin in a 12" pipe, to the east. A detention pipe located on the southern property line of the neighboring property to the east receives flow from the Bremerton Ave catch basins as well as from the developed property in which it is located. A control structure located in the southeastern comer of this property receives flows from the detention pipe and releases attenuated flows to a vegetated area to the southeast. This vegetated area is a low area without any outlet (Point 3 ). Historically this area flowed to the west but has been blocked by the fill used to construct Bremerton Ave NE. Stormwater which currently flows off the site to the east is tributary to the flows released into this low area. The developed conditions of the site will remove some of the flow from the eastern portion of the site to the north, thus improving the existing situation by reducing the amount of runoff that is released into the low area. Surface water which sheet flows to the north currently enters an existing 12" storm pipe system located along the southern side of NE 4th Street. Two catch basins (one located at the southwest corner of the intersection of NE 4th Street and Bremerton Ave NE and another located just west of the northwest property comer) intercept stormwater which currently flows off the site as well as from portions of Bremerton Ave NE and NE 4th Street. The existing 12" storm system conveys the collected storrnwater in a westerly direction along the south side of NE 4th Street. Near the northwest comer of the USPS site (located two parcels to the west of the subject property) a Type II catch basin located in a gravel walk area receives flows from the existing 12" pipe system (Point 4). Stormwater from the USPS site drains into this catch basin from the south via a 12" storm pipe. A catch basin located in the curb line of NE 4th Street (approximately 3 feet north of the Type II catch basin) contributes flow to the Type II catch basin from the north via an 8" storm pipe. From this point, the storm system mcreases from 12" pipe to 18" pipe and continues to the west. The 18" pipe flows into a Type II catch basin with a solid lid located in the gravel walk area on the south side of NE 4th Street approximately 183 feet west of the northwest comer of the USPS site (Point 5). Tributary to this catch basin is a 36" pipe from the north and an 8" pipe from the northeast (connected to a catch basin located 2-3 feet northeast of the Type II catch basin). At the time of the investigation, the ground surrounding the Type II catch basin was dark colored from recent water flow. From this point, the storm system increases from 18" to 36" and continues to convey stormwater to the west. Approximately 115 feet farther west, the 36" storm pipe enters a Type II catch basin which is located approximately 20 feet south of NE 4th Street (Point 6). This catch basin has a solid lid. Stormwater entering this Type II catch basin is directed to the south and is discharged into a pond which is approximately 20 feet wide by 30 feet long with 3 feet of freeboard above standing water. No erosion was observed within the pond. At the time of the investigation, a standing pool of water (approximately 1 foot deep) was contained within the pond. At the southern end of the pond a riprap weir provides an outfall into a stream channel which extends towards the south (Point 7). The stream traverses a heavily vegetated area for approximately 500 feet between Points 7 and 8. Overall this area is flat with no clearly defined stream channel except for an 18" wide, 6" deep channel appearing near Point 8. At this point, the downstream investigation had been carried out past V. of a mile downstream from the site. It was noted that the overall channel was approximately 30 feet in width between Points 7 and 8. Any water flowing through this length of the stream occurs intermittently. At Point 8, the stream turns towards the east and connects with a manmade ditch at Point 9. The manmade ditch also receives storm water runoff from a vault in the Ridgeview Court Development to the east. The ditch continues towards the south from Point 9 to Point 10 where it crosses Bremerton Pl. NE. A Type II catch basin with a "bird cage" top is located on the northwest side of Bremerton Pl NE. It receives water from the stream via a 12" pipe and discharges water via a 36" pipe that crosses Bremerton Pl NE and outfalls on the southeast side of Bremerton Pl NE where the stream channel continues towards the south. It appears this catch basin has been designed to detain upstream flows by allowing water to pool upstream of the catch basin before being released through the 36" pipe. There was no water flowing in the channel at this point. From Point 10, the stream continues towards the south and meanders though a residential area before entering a deep ravine. Flowing water was observed in the stream from the top of the ravine at Point 11. At this location, the downstream path had been observed for approximately 1 mile. It should be noted that this stream is called Maplewood Creek and that no flowing water was observed between Points 7 and 10. IV. FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN: A. Hydraulic Analysis The drainage analysis was modeled using the King County Runoff Time Series ( version 5.0) software. The site soils are Alderwood (AgC), KCRTS group Till. See attached soils map. The site is located in the Sea-Tac rainfall region with a location scale factor of 1.0. EXISTING CONDITIONS The 1.46 acre site is undeveloped and is forested with evergreen trees. The following information was used for generating time series and flow frequencies. EXISTING CONDITIONS Total Area = 1.46 acres ( nredev. tsfl GROUND COVER AREA(acre) Till-Forest 1.46 DEVELOPED CONDITIONS The developed site will consist of two commercial buildings with associated parking areas and utilities. Frontage improvements will be constructed along 4th St NE. Offsite flows will be added to the vault to mitigate for onsite flows that will not be tributary to the site. The input used for the KCRTS analysis is summarized in the table below: DEVELOPED CONDITIONS Total Area= 1.45 acre (dev.tsf) GROUND COVER AREA(acre) Till-Grass (Landscaoin<>) 0.18 Imoervious 1.27 Roadway/Parking 0.79 Roof 0.26 Sidewalk 0.10 Offsite Area 0.12 B. Detention Routing Calculations The City of Renton requires Level 2 Flow Control to be applied to the subject site. The Level II standard requires matching the predeveloped release rate for the 2 and 10-year events while matching the predeveloped frequency and duration between Vi of the 2-year to the SO-year storm with no more than a + 10% excursion. A 38'xl 24' detention/wetvault with a structural wall down the center will be used for flow control. Since the wall down the center will be approximately 1 O" thick, the nomin.al dimension for detention calculation will be 37.J6'xl24'. See attached KCRTS printouts for vault sizing design. Required Live Storage in Vault: 22,901 cf Provided Live Storage in Vault: 22,901 cf The detention/wet vault will contain a structural support wall longitudinally down the middle which separates the vault into two cells. The east cell is the 1st cell and will be designed as detention only per section 5.3.3 of the KCSWDM. This cell will have sediment storage and a small amount of dead storage as a result of the minimum inside height requirement of 7'. The west cell is the 2•d cell and will be designed as a detention/wet vault per section 6.4.2 of the KCSWDM. ~ 1 " "i w 0 rn liJ N ' 'I! J-~i . ' ) I /i 1 "" c~ '" 1,: I , ! 0 J CJ 2 T I/! vi " " 0 u ~ '] ~ 0 -of~ :"1·~' z }-t ~ w 0 u . '" ~ z 7 1'. • 0 , j c in ~ < '" " 0 C 0 10' - SHEET NO. 11 KING COU:-STY AR.RA, WASHINGTON (RENTON QUADRANGLE) --ei'Sk___ f';F., 180 000 FEET 27'30" 26-SOILS MAP KEY PLAZA OF RENTON HIGHLANDS CORE PROJECT NO. 07069 CREATING A : SERIES FILE (EXAMPLE) TABLE 111•1 EQUIVALENCE BETWEEN SOIL TYPES CLASSIFIED BY U.S. SOIL CONSERVATION SERVICE AND KING COUNTY RUNOFF TIME SERIES scs KCRTS Soll SCS Soll Type Hydrologic Group Notes '\. SoilGroun Alderwood (AaR, AeC. AgD) C Till -Arents. Alderwood Material (AmB, AmC) C Till Arents. Everett Material (An) B Outwash I Bcausitc (BeC, BeD. BeF) . C Till 2 Bellfo .. h•m (Bbl D Till 3 Briscot (Br) D Till 3 Bucklev Bu) D Till 4 Earlnnnt (Ea) D Till 3 Edgewick (Edi C Till 3 EverettfEvB,EvC,EvD,EwC) A/B Outwash I Indianola finC, InA, InD) A Outwash I Kitsap I KnB, KpC, KpD) C Till Klaus(KsC) C Outwash I Neilton INeCl A Outwash I Newberg N2) B Till 3 Nooksack (Nk) C Till 3 Norma/No) D Till 3 Orcas (Or) D Wetland Oridia (Os) D Till 3 Ovall (OvC, OvD, OvF) C Till 2 Pilchuck Pc) C Till 3 Puget (Pu D Till 3 Puvallun Pvl B Till 3 Raimar (RaC, RaD, RaC. RaE) B Outwash I Renton/Re) D Till 3 Sala! (Sa) C Till 3 Sammamish (Sh) D Till 3 Seattle (Skl D Wetland Shalcar (Sm) D Till 3 Si (Sn) C Till 3 Snohomish (So, Sr) D Till 3 Sultan/Su C Till 3 Tukwila (Tu) D Till 3 Woodinville (Wo) D Till . 3 Key to Notes: I. Where outwash soils are saturated or underlain at shallow depth (<5 feet) by glacial till, they should be treated as till soils. 2. These are bedrock soils, but calibration ofHSPF (Hydrological Simulation Program-Fortran) by King County Surface Water Management shows bedrock soils to have similar hydrologic response to till soils. 3. These are alluvial soils, some of which are underlain by glacial 1111 or have a seasonally high water table. In the absence of detailed study, these soils should be treated as till soils. 4. Buckley soils are formed on the low permeability Osceo)a mudflow. Hydrologic response is assumed to. be similsr to that fur till soils. December 15, 1995 SOILS TYPE KEY PLAZA OF RENTON HIGHLANDS CORE PROJECT NO. 07069 t l SCA!£: 1· -50' 0 12.5 25 50 ::I • !I LEGEND _. R.OW ARROW Qll$71Nt; t;QNDl71QNS ™ P£RWIJS AM'4 (1Tu. FOREST) -t.111 AGWE5' 9/STING SITE HYDROLOGY ,..,,, n ---------, I I I I I I I I ·.1 I I I _,, 1 . I I :;I ' l -~1·), =··-~ i ' "" '" " 11 LEGEND ... FLOW ARROW PilliTARY ffl VAU T WZd ~ /J/PERl,t{XIS """' -1.27 AOiE.S' P£Rl,t(XJS AR!ll {711.1. GRASS) -0.18 AfRES NQT lBUlYTARY m VA(O T ™ TQTN. .- ARf"A -a.to AaiES • t55 ACIIES DEVELOPED SITE HYDROLOGY r_.,, 6.4.1 WETPONDS -BASIC AND LARGE -METHODS OF ANALYSIS FIGURE 6.4.1.A PRECIPITATION FOR MEAN ANNUAL STORM IN INCHES (FEET) ST 1.1 ·, 0.54" (0.045') IZ2J Incorporated Area ~ River/Lake Major Road 0.47" (0.039') 0.47" (0.039') NOTE: Areas eas! of the easternmost isopluviaJ should use 0.65 inches unless rainfall da:a is avallable For the location of interest ~4The mean annual storm Is a conceptu;;il i.torm found by dlvid!ng the annual precipitation by t/ie 1olal number of storm events per yeor LA 1.0 LA 1.2 result, generates large amounts of runoff. For this application, till soil types include Buckley and bedrock soils, and alluvial and outwash soils that have a seasonally high water table or are underlain at a shallow depth (less than 5 feet) by glacial till. U.S. Soil Conservation Service (SCS) hydrologic soil groups that are classified as till soils include a few B, most C, and all D soils. See Chapter 3 for classification of specific SCS soil types. 2005 Surface Water Design Manual 6-71 PRECIPITATION GRAPH KEY PLAZA OF RENTON HIGHLANDS CORE PROJECT NO. 07069 Flow Frequency Analysis Time Series File: predev. ts f Project LOcntion:Sea-Tac ---Annual Peak Flow R.J.tes--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak -Peaks Rank Return Prob (CFS) (CFS) Period 0.092 2 2/09/01 18:00 0.118 1 100.00 0.990 0.025 7 1/06/02 3:00 0.092 2 25.00 0.960 0.068 4 2/28/03 3:00 0.071 3 10.00 0.900 0.003 8 3/24/04 20:00 0. 068 4 5.00 0.800 0.040 6 1/05/05 8:00 0. 060 5 3.00 0.667 0.071 3 1/18/06 21: 00 0.040 6 2.00 0.500 0.060 5 11/24/06 4:00 0.025 7 1.30 0.231 0.118 1 1/09/08 9:00 0.003 8 1.10 0. 091 Computed Peaks 0.109 50.00 0. 980 Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Tl.me of Peak --?eaks Rank Return Prob (Cl'S) (CFS) Period 0.324 6 2/09/01 2:00 0.638 1 100.00 0.990 0.280 8 1/05/02 16:00 0. 4 66 ;;> 25.00 0. 960 0.391 3 12/08/02 18:00 0.391 3 10.00 0. 900 0.320 7 8/26/04 2:00 0.381 4 5.00 0.800 0.381 4 10/28/04 16:00 0.346 5 3.00 0.667 0.346 5 1/18/06 16:00 0.371 6 ).00 0.500 0. 466 2 10/26/06 0:00 0. 320 7 1. 30 0.231 0.638 1 1/09/08 6:00 0.280 8 1.10 0.091 Computed Peaks 0.581 50.00 0. 980 Flow Freque~cy Analysis Time Series File:dev15.tsf Project T.or.:;:i.tion:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Ra:ii<: Time of Peak --Peaks Rank Return Prob (CFS} (CFS} Period 0.605 6 8/27 /01 18:00 1. 59 1 100.00 0.990 0. 422 8 9/17 /02 17: 45 1. :s 2 25.00 o. 960 1.18 2 12/08/02 17:15 0.827 3 10.00 0.900 0.487 7 8/23/04 14:30 0.688 4 5.00 0.800 0.652 5 .10/28/04 16: 00 0.652 5 3.00 0.667 0.688 4 10/27/05 10:45 0.605 6 2.00 0.500 0. 827 3 10/25/06 22:45 0.487 7 1. 30 0.231 1. 59 1 1/09/08 6:30 0.422 8 1.10 0. 091 Computed Peaks 1.45 50.00 0.980 Retention/Dete~tion Facility Type of Facility: Facility Ler.gth: Facility Width: Facility Area: Effective Storage Depth: Stage O Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detent.:..on Vault 124.00 ft 37.16 ft 4608. 4. 97 401.49 22901. 4.97 12.00 3 sq. ft ft ft cu. fl ft inches Full Head Pipe Ori~ic:e # Height (ft) 0.00 2.95 3.90 Diameter (in) 0.65 1. 08 0. 68 Discharge (CFS) 0.026 0.045 o. 013 Diameter (in) 1 2 3 Top Notch Weir: None Outflow Rating Curve: None Stage F.levation Storage (ft) (ft) (cu. ft) (ac-ft) 0.00 401.49 0. 0.000 0.01 401.50 46. 0.001 0.02 401. 51 92. 0.002 0.03 401.52 138. 0.003 0.04 401.53 184. 0.004 0.05 401.54 230. 0.005 0.15 4 01. 64 691. 0.016 0.25 4 01. 7 4 1152. 0. 026 0.35 401.84 1613. 0.037 0. 45 401. 94 2074. 0.048 0.55 402.04 2534. 0.058 0.65 402 .14 2995. 0.069 0. 75 402.24 3456. 0.079 0.85 402.34 3917. 0.090 0. 95 402.44 4377. 0.100 1. 05 402.54 4838. 0.111 1.15 402.64 5299. 0.122 1. 25 4 02. 74 5760. 0.132 1. 35 402.84 6221. 0.143 1. 45 402.94 6681. 0.153 l • 55 403.04 7142. 0.164 1. 65 4 03 .14 7603. 0.175 1. 75 403.24 8064. 0.185 1. 85 403.34 8525. 0.196 1. 95 403.44 8985. 0.206 2.05 403.54 9446. 0.217 2.15 403.64 9907. 0.227 2.25 403.74 10368. 0.238 2.35 403.84 10828. 0.249 2. 45 403.94 11289. 0.259 2.55 404.04 11750. 0.270 4.0 4.0 Discharge (cfs) 0.000 0.001 0.002 0.002 0.002 0.003 0.004 0.006 0.007 0.008 0.009 0.009 0.010 0. 011 0. 011 0.012 0.012 0. 013 0. 013 0. 014 0. 014 0.015 0.015 0.016 0.016 0.016 0.017 0.017 0.018 0.018 0.018 Percolation (cfs) o.oo 0.00 0.00 0.00 0.00 0.00 0.00 o.oo 0.00 o.oo 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.80 o.oo 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2.65 404.:, 12211. 0.280 0.019 0.00 2.75 404.24 12 672. 0.291 0.019 0.00 2.85 404.34 13132. 0.301 0.019 0.00 2.95 404,44 13:i93. 0.312 0.020 0.00 2. 96 404.45 13639. 0.313 0.020 0.00 2.97 4C4.46 13685. 0.314 0.021 0.00 2. 98 404.47 13731. 0.315 0.022 0.00 3.00 404.49 13824. 0.317 0.024 0.00 3.01 404.50 13870. 0. 318 0.026 0.00 3.02 404.51 13916. 0.319 0.028 0.00 3.03 404.52 13962. 0.321 0.029 0.00 3.04 404.53 14008. 0.322 0.029 0.00 3.14 404.63 14469. 0.332 0.034 0.00 3.)4 404.73 14929. 0.343 0.038 0.00 3.34 404.83 15390. 0.353 0.041 0.00 3.44 404.93 15851. 0.364 0.043 0.00 3.54 405.03 16312. 0.374 0.046 0.00 3.64 405.13 16773. 0.385 0.048 0.00 3.74 405.23 17233. 0.396 0.050 0.00 3.84 405.33 17694. 0. 4 06 0.052 0.00 3.90 405.39 17971. 0. 413 0.053 0.00 3.91 405.40 18017. 0. 414 0.054 0.00 3. 92 405.41 18063. 0. 415 0.055 0.00 3.93 405.42 18109. 0. 416 0.055 0.00 3. 94 405.43 18155. 0. 417 0.057 0.00 3.95 405.H 18201. 0. 418 0.057 0.00 3. 96 40S.4:J 18247. 0. 419 0.058 0.00 4.06 405.55 18708. 0. 429 0.061 0.00 4.16 405.65 19169. 0. 4 40 0.064 0.00 4.26 405.75 19629. 0.451 0.067 0.00 4.36 405.85 20090. 0. 4 61 0.070 0.00 4.46 405.95 20551. 0. 472 0. 072 0.00 4.56 406.05 21012. 0.482 0.075 0.00 4.66 406.15 21473. 0. 493 0.077 0.00 4.76 406. 25 21933. 0.504 0.079 0.00 4.86 406.35 22394. 0.514 0.081 0.00 4.96 406.45 22855. 0.525 0.083 0.00 4.97 406.46 22901. 0.526 0.083 0.00 5.07 406.56 23362. 0.536 0.393 0.00 5 .17 '.06.66 23823. 0.547 0.958 0.00 5.27 406.76 24283. 0.557 1. 690 0.00 5.37 406.86 24744. 0.568 2.480 0.00 5. 4 7 406.96 25205. 0. 57 9 2.770 0.00 5.57 407.06 25666. 0.589 3.020 o.oo 5.67 407.16 26126. 0.600 3.260 0.00 5.77 407.26 26:JB"f. 0.610 3.480 0.00 5. 87 407.36 27048. 0. 621 3. 690 0.00 5.97 407.46 27509. o. 632 3.880 0.00 6.07 407.56 27970. 0.642 4.070 0.00 6.17 407.66 28430. 0.653 4.250 0.00 6.27 407.76 28891. 0.663 4.420 0.00 6.37 407.86 29352. 0.674 4.580 0.00 6.47 407.96 29813. 0.684 4.740 0.00 6.57 408.06 3027 4. 0.695 4.890 0.00 6.67 408.16 30734. 0.706 5.040 0.00 6.77 408.26 31195. 0.716 5 .190 0.00 6.87 408.36 31656. 0.72"/ ~.330 0.00 6. 97 408.46 37117. 0. 737 Hyd Inflow Outflow Peak Target Cale Stage Elev 1 0.64 ******* 0.33 5. 05 406.54 2 0.47 0.09 0.02 2.84 404.33 3 0.39 ******* 0.01 1.69 403.18 4 0.38 ******* 0.01 1. 46 402.95 5 0.35 *****-,,:* 0.04 3. 46 4 0 4. 95 6 0.32 ******* 0.08 4. 78 406.27 7 0.32 ******* 0.02 2.22 4 03. 71 8 0.28 ******* 0.02 3.00 404.49 Route Time Series through Facility Inflow Time Se~ies File:dev.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discha::.-ge: 0.638 CFS at Peak Outflow Discharge: 0.334 CFS at Peak Reservoir Staqe: 5.05 Ft Peak Reservoir Elev: 406.54 Ft Peak Reservoir Storage: 23275. Cu-Ft 0.534 Ac-Ft S.460 0.00 Storogc (Cu-Fl) (Ac-Ft) 23275. 0. 53, 13089. 0. 300 7789. 0.179 6718. 0.154 15931. 0.366 22004. 0.505 10216. 0.235 13840. 0.318 6:00 on Jan 9 in 10:00 on Jan 9 in Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence Probability CFS % % % 0.002 2 6638 43.441 43.441 56.559 0.566E+OO 0.004 9384 15.303 58.744 41.256 0.413E+OO 0.007 5936 9.680 68. 425 31.575 o.316E~oo 0.010 7251 11. 825 80.250 19. 750 0.198E+OO 0.013 5333 8.697 88.947 11. 053 0. lllE+OO 0.015 3010 4.909 93.855 6.145 0.614E-01 0.018 2440 3. 979 97.834 2.166 0.217E-01 0.021 878 1. 432 99.266 0.734 0. 734E-02 0.024 49 0.080 99.346 0.654 0.654E-02 0.026 15 0.024 99.371 0.629 0.629E-02 0. 029 24 0.039 99.410 0.590 0.590E-02 0.032 43 0.070 99.480 0. 520 0.520E-02 0.035 41 0.067 99.547 0.453 0.453E-02 0.037 44 0. 072 99.618 0.382 0.382E-02 0.040 40 0.065 99.684 0.316 0.316E-02 0. 043 41 0.06) 99. 7 50 0.250 0.2501-:-02 0.046 27 0.044 99.795 0.205 0.205E-02 0.048 17 0.028 99.822 0.178 0.178E-02 o.os: 18 0.029 99.852 0.148 0.148E-02 0.054 13 0.021 99.873 0.127 0.127E-02 0.057 5 0.008 99.881 0.119 0. ll 9E-02 0.059 7 0 .011 99.892 0.108 0.108E-02 0.062 8 0. 013 99.905 0.095 0.946E-03 0.065 9 0.015 99.920 0.080 0.799E-03 0.068 17 0.028 99.948 0.052 0.522E-03 0 .071 12 0.020 99. 967 0.033 0. 326E-03 0.073 4 0.007 99.974 0. 026 0.261E-03 Year 8 Year 8 0.076 3 O.OC5 99. 979 0.02: 0.212E-03 0.079 3 0.005 99.984 0.016 o.:63E-OJ 0.082 5 o.oou 99.992 0.008 O.B15E-04 0.084 4 0.007 99.998 0.002 0.163E-04 0.087 0 0.000 99.998 0.002 0.163E-04 0.090 0 0.000 99.998 0.002 0.163E:-04 0.093 0 o.coo 99.998 0.002 0.163E-04 0. 09" 0 0.000 99.998 0. 002 0.163E-04 0.098 0 0.000 99.998 0. 002 0.163E-04 Duratior. Comparison Anaylsis Base File: predev.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time--------------Check of Cutoff Base NP.W %Change Probability Base 0.020 0.96E-02 0.80E-02 -17.3 I 0. 96E-02 0.020 0.025 0.64E-02 0.64E-02 -0. 8 I 0. 64 F.-07 0.025 0.031 0.50E-02 0.54E-02 8. 6 I 0.50E-02 0.031 0.037 0.3BE-07 0.40E-07 7.4 I 0.38E-02 0.037 0.042 0.29E-02 o. 2n-02 -6.2 I 0.29E-02 0.042 0.048 0.22E-02 0.19E-02 -15.6 I 0.22E-02 0. 04 8 0.053 0.15E-02 0. 13E-02 -13.3 I 0.15E-02 0.053 0.059 0.lOE-02 0. lE-02 7.9 I O.lOE-02 0.059 0. 064 0.62E-03 0.82E-03 31. 6 I 0.62E-03 0.064 0.070 0.34E-03 0.39E-03 14.3 I 0.34E-03 0.070 0.075 0.21E-03 0.23E-03 7.7 I 0.21E-03 0.075 0.081 0.16E-03 0.82E-04 -50.0 I 0.16E-03 0.081 0.087 0.98E-04 0.16E-04 -83.3 I 0.98E-04 0.087 0.092 0.16E-04 0.16E-04 0.0 I 0.16E-04 o. 092 Maximum positive excursion -o.ooe cfs ( 9. 0%) <10 .,, occ'.J.rring at 0.091 cfs on the Base Data:predev.tsf and at 0.099 cfs on the New Data:rdout.tsf Maximum negative excursion= 0.003 cfs (-12.3%) occurring at 0.023 cfs on the Base Data:predev.tsf and at 0.020 cfs on the New Data:rdout.tsf Tolerance------- New %Change 0.019 -3.5 :s;o .,, 0.025 -7.7 0.033 6.1 0.038 3.5 0.042 -1. 5 0.044 -7.0 0.051 -3.4 0.060 2.7 0.067 1. 0 0.070 0. 4 0.077 1. 8 0. 07 9 -2.B 0.081 -6.7 0.099 7.5 • Q 0 ) ' / i / ~ J 0 - I { I I " 0 ~ ,. ,-r .... r-~,, _;,+ ~ 0 l - J l § 8 0 ., ~-------+----+-----+-----+-o o · o ~ oro 10·0 eo·o <s.:10> 1IIJaip11a I f C. Water Quality Calculations The water quality volume for Key Plaza was calculated using the King County Surface Water Design Manual (KCSWDM), 2005 Edition, pages 6-68 to 6-71. Vi= f*(0.9A; + 0.25A 1g + O.JOAtf+ O.JOAo)*(R/12) Where, Vi = wetpool volume (cf) required f = volume factor A;= area of impervious surface (sf) A,g = area of till soil covered with grass (sf) Atf = area of till soil covered with forest (sf) A 0 = area of outwash soil covered with grass or forest R = rainfall.from mean annual storm (inches) (refer to the attached precipitation graph) Vr = 0.90*Ai + 0.25*Ag x R/12 Vr = [0.90*(1.27*43560) + 0.25*(0.18*43560)} x 0.47 I 12 Vr = [0.90*(55,321) + 0.25*(7,841)} x 0.47 I 12 Vr = (49, 789+ 1,960) x 0.47 I 12 Vr =2,027 Vb= 3x Vr Vb= 3 * 2,027 Vb= 6,081 cf The water quality volume will be provided in the western half of the detention/wetvault. The western half of the vault is 18.5'xl24' and the wetpool depth is 4 feet. Hence the amount of dead storage provided is 18.5'x 124' x 4' = 9,176 cf which exceeds the 6,081 cf required. In addition, the eastern half of the vault includes I. 74 feet of dead storage or 3,992 cf of dead storage. V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN The smallest capacity conveyance pipe on this project site is a 12" pipe sloped at 0.6%. The flowing full capacity of a 12" smooth wall pipe sloped at 0.6% is 2.99 cfs. Since the peak 100-year flow with a 15-minute time step into the detention vault is less than 1.6 cfs, there are no pipe capacity issues. • \ ' '; i I ,.1' l ( I ! j , I I I I 'I J-< , I. j I I ! I i " ' , I I ' -, ·1 / \ I ' ,I Ii 1 1' t ;: I _,.·,:; .,, ..!'' '· 1;1 NY'Id fJNIUYNfJ f?,f'l,f ,!,'{)! i I I ;;:cc' .: f,f, ' ]"""' __ .,.,,,-::-- ~ ,-40H ffi: ~ ~ ' : -_J 1j!__ .. -.- NO.LN:il:H ~ - JO .U.l:J Ql1i -.. .. --- • NY'Jd .'IDJfN!YN([ 1'18().lS -J' (Jr-Qll rzru ,CJD! ·-·---~ 1'-:.. .. ~7 1 ,. --- i ~ t; !; §~ ~-11 ~ I I I 1! l,I .. ...i . . ' !• 111 ii t; ~ Ii: L..J.Jt.• -I ,1 'I -1-l I ' I 'i' hi \ II II II II II II -,--__ -;,:.. __ . _ _j~ __ -, .... ~ --~_;. - __V_y . . -J',L.1, ~ ->--.. !I[ ~- S3WN (!},ff,' SNO!.L'J:/S 'S'l!r.£3(] l1!lVA rzru J.Jl)f ii 1, f' 1---•-----+- ' NOLNS>! 'IJf_ ,,rn J..J.IJ Ciil'v' ,-•• ;, i I ii \(l...J .. "' 't iU '11 ·1 i::!':':li 1 '8• I , -" 0 I I L _ __s ' ' VI. EROSION CONTROL CALCULATIONS: Design of the ESC plan was completed in conformance with Core Requirement #5 per the 2005 KCSWDM. Compliance with the 9 minimum requirements is summarized below. I. Clearing Limits: Clearing limits have been delineated on sheet C2.01 of the civil plans. The clearing limits extend only to those areas that will be disturbed during construction of the subject project. 2. Cover Measures: The Erosion/Sedimentation Control Notes listed on sheet C2.31 of the civil plans specify specific times at which temporary and permanent cover measures will be installed. 3. 4. 5. Perimeter Protection: Per sheet C2.0l of the civil plans, silt fence will be used for perimeter protection. Silt fence will be installed along the perimeters of those areas that will be receiving silt-laden runoff. Traffic Area Stabilization: A construction entrance will be installed at the See sheets C2.0l and C2.3 l for location of entrance to the project site. construction entrance and detail. Sediment Retention: The proposed detention/water quality vault will be used for sediment retention. Sediment retention will be designed per the 2005 KCSWDM Appendix D. Surface Area: Q2 (DEVI 5.tsf) = 0.83 cfs (See attached KCRTS Flow Frequency Analysis in Section 4B of this Report) SA = 2080 sf/cfs * Q2 SA = 2080 sf/cfs * 0.83 cfs = I, 726 SF SA Provided= 4,588SF > 1,726 SF=> OK Riser Diameter: The 12" riser on the control structure will be used for the principle spillway. The riser was sized to accommodate the developed I 00-year, IS-minute return period storm. See Section 4B of this Report for sizing calculation. Emergency Overflow Spillway: The 12" riser on the control structure will be used for emergency overflow. The riser was sized to accommodate the developed I 00-year, 1 S-minute return period storm. See Section 4B of this Report for sizing calculation. 6. Surface Water Collection: Interceptor swales will be used to direct all sediment- laden runoff to the sedimentation pond. See sheets C2.0l and C2.31 for location of swales and details. 7. Dewatering Control: A note on sheet C2.0 I addresses the procedure for discharge/treatment of runoff from dewatering. Dewatering Orifice Sizing As (2h)0 ' Ao=-----, 0.6x3600Tg 0 ·' Ao= 4,588(2x 3.5)5 294166 Ao= 0.041 D=24xJ1i D = 24x~0-~4 I D=2.74" 8. Dust Control: A note on sheet C2.0l addresses the procedure for dust control should soils become too dry. 9. Flow Control: The proposed detention/water quality facility will be used for sediment retention therefore, discharge from the facility will be per the Conservation (Level Two) Flow Control standard. Design of the SWPPS plan was completed in conformance with Section 2.3.1.4 in the 2005 KCSWDM. The ESC and SWPPS plan contains notes establishing what materials will not be allowed on the site along with notes describing BMPs for treatment of materials that will be on the site. Since no storage of liquids including fuel will be allowed on the site, no spill prevention report and/or clean up report is required. Vehicle maintenance will not be allowed on the site. Storage of construction materials and wastes will be stored within the "potential stockpile area" delineated on the ESC and SWPPS plan. Any concrete waste or waste from sawcutting or surfacing will be discharged to formed areas awaiting installation of concrete or asphalt and/or to a lined sump as specified in the notes and shown on the ESC and SWPPS plan. The contractor shall designate a person as the responsible representative in charge of erosion control and maintenance of all erosion control and stormwater pollution prevention facilities. APPENDIX • Technical Information Report (TIR) Worksheet (5 pages) • KCRTS Input File (1 page) KING ( fiY, WASHINGTON, SURFACE WA1 DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Project Owner Amber Properties, Ph 206-391-7104 Project Name Key Plaza of Renton Highl,nds DDES Permit# _P_R_E_-_0_2_3 _____ _ one------------- Address P , o. Box 3015 Renton, WA 98056 Project Engineer David Cayton C Core Design, Inc. ompany ----------- Phone 425-885-78 77 !'~l~;" f,.f f ~! t,:ali'i.:'t~·:•1,.4::,i:l!1f'.:;;'f ~ ;~\;. ~ '.J'Af,' [f'"f~'.:" ~~i§!;:--:;\ ;:.~ ~ li f/·i; . H~il:sl.i,TYF!E OFPER1~tlTAPF'(1GATlv1~},<: :,,., ;o.Y,· .~::,_:{i/;f,\:·,.;~:~:1;!'t(· /•.\:_: .',1,.'.)f'._~.~ ... ~·· ::;.:·.-,:,,!;·,;,~_..\<'. ::;,;;:.~:; :_·. : .•:i.·~-, Ga Landuse Services Subdivlson / Short Subd. I UPD 0 Building Services M/F / Commerical I SFR 0 Clearing and Grading 0 Right-of-Way Use 0 Other Location Township _2_3 ___ _ Range s Section __ 1_5 ___ _ Site Address _4_5_0 _0 _B_l_o_c_k_o_f_N_E_4_t_h Renton. WA 98059 irfJ~t;1fit1~K~t"1sW§\~ijij'_@t;;~1,\~. ,,:,.,-~~ ~s~ J ,;·( .. f.~Nii ·.~':t,'. -Nt ~w,.:r,-~· .. { ,3:1:.·:::.!/,.',.,_ ':.:·:\ ,, ,): .. c:J 1:&"t-r~.--:.)_ .t-~ 0 DFW HPA O Shoreline O COE 404 Management 0 DOE Dam Safety O Structural O RockeryNault/ __ D FEMA Floodplain O ESA Section 7 COE Wetlands 0 Other __ _ :~~;~ft~I~kA~:1~Jt&:~?ij}~t~i~i].??.~l]:.t:'.l{}JJ\~fu1lk~tlI411iiJ1~~1tfi~tt~li1~f~Wiii~flX1~1i Technical Information Report Site Improvement Plan (Engr. Plans) Type of Drainage Review ~ / Targeted / Type (circle one): ~ii) I Modi/led I (circle): Large Sile ~II Site Date (include revision dates): 8/14/07 Date (include revision 8/14/07 dates): -=Rc'-e-v""'i"-s-e~d,-;:8'/-c4 '/ "'o F-1 Revised 8/4/08 Date of Final: Date of Final: Type (clrcl6 one): Standard / Complex / Preapplicatlon / Experimental I Blanket Description: (Include conditions in TIR Section 2) Date of A roval: 2005 Smface Water Design Manual 1/1/05 t. KING NTY, WASHINGTON, SURFACE WK DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Monitoring Required: Yes 1@) Describe: _____________ _ Start Date: Completion Date: Community Plan:-,-------------Special District Overlays: _______________________ _ Oral nage Basin: --,:cL:..:o...:.w---'e'-cr'-c=-e,.d.,=a=r--;R;.:i:..:v....:e::.;r;---.,..=~- stormwater Requirements: King County 2005 ; f: ~f .. '~/1 r::,:-:: .. :, l'.·~\~~:--_.; ~ ~":'"i: r;~i.:-,;:i.~ 1~1-~t!·: ,·,ff·:!•; ~t-'';°i:.('f;j_'i-V+>r,: \·t\i!:~J.~Y&_ ~_-i_i'~.i~it1B_·· \j ;{" { ,i )~t.~ -~1;,;.1;r.:.··\'r\,;' ·.yf ~ '-1~,: 1i''.}f.U.'~'ff/.~)'~J:..:l('ir'"· i- ' Rart, 9 '<( QNSJI .t ANDJ\DJA@Et,{ 1'SENS 11 I EAR!:Al'l,'tti,;,r;, ()/.C-;3\.•'i,,(/ii<f?.):)!:(,¥,i)<,\li'~~t!~{:;{;1;,'. ._:;,;Nti -~. ;~:ir~'?-~J·~;,~ t/,.1);ri'.=.1.:.)x·.=;.~·, ·~~· :,·:t· "·1~)i.-t: :, ·i-\':::·,~..:: ,: . •: :-:·::·r~ ·:. ~;:-:-:./. :-, :r.'.,.tx.,:s,~:5. ;:.::: A;'h}·7)~ .\,i/tt•\·.~., ::i.'...-. ~:·ft.· ."I:.~;,:~ J:1.~tct}1.ld_tt.\;:,.-J:~; D River/Stream _ 0 Steep Slope -------- 0 Lake O Erosion Hazard ------- 0 Wetlands D Landslide Hazard ------- 0 Closed Depression D Coal Mine Hazard------- 0 Floodplain D Seismic Hazard ------- 0 Other D Habitat Protection------- Soil Type Alderwood Slopes 6 -15% 0 _________ _ Erosion Potential Slight D High Groundwater Table (within 5 feet) D Sole Source Aquifer D Seeps/Springs i;:;J Other Aquifer'" Zone 2 D Additional Sheets Attached 2005 Surface Water Design Manual l/1/05 2 KING C ITY, WASHINGTON, SURFACE WAT JESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET ~·-., ', • • .-' ·~· ',--,_ ·1 1,, \ -~, '·.-:.rl·,,:;,-1-·.::! .. :· REFERENCE !ill Core 2 -Offslte Analysis D Sensitive/Critical Areas ~ SEPA D Other D __________ _ D Additional Sheets Attached LIMITATION I SITE CONSTRAINT none N/A none .. -,/_.\ .. '/, ,:: .. -:~.!-~ -~:<,.·:· ·.'.\·:'' i•::· ·.i·:·: . .-) ':/ :./;•-:2~1-:~"!·,.;f •. ;:·.~:-.... (;:,:}_~,--·~; •.:·:; ... ·: :_. . ·\ ;'· .. t·.:\··:\-.,.;:.-... ~t1,·1i/\,,<;-.:,-::1•;-.:(~-::,\·'-:-';,.\:~;\):! _'(;': l.'i·:::.-(: ',!"art 12.\JIR -SUMMARY.,SHEE:TYJ}!loroV!lle;cin<HIR summary sheet il'eJl.'fh/eslio/d Q/scfiarae,~eaY ,:,\/ir/i'ii Threshold Discharge Area: 1. 4 acres (onsite} /name or description l Core Requirements (all 8 apply) Discharae at Natural Location Number of Natural Dlscharae Locations: 2 Offsite Analysis Level: (!)I 2 I 3 dated: 1/L-=>/VI Flow Control Level: · 1 ~CPs/ 3 or Exemption Number /Incl. faclllty summarv sheet) Small Site BM s Conveyance System Spill containment located at: vault Erosion and Sediment Control ESC Site Supervisor: TBD Contact Phone:TBD After Hours Phone: 'l'BD Maintenance and Operation Responsibility: frivat~ / Public If Private. Mainten,;;;; Lnn Reouired: Qi No Financial Guarantees and Provided: C!!9I No - Liabilitv -Water Quality Type: )=/ Sens. Lake I Enhanced Basicm / Bog (include facility summary sheet} or Exempt o. Landscape Manaqement Plan: (ve;J/ No Special Reaulrements las aoollcable) - Area Specific Drainage Type: CDA / SDO / MDP /BP/ LMP / Shared Fae. I None Requirements Name: •Nff""" "-ne 2 Floodplaln/Floodway Delineation Type: Major I Minor / Exemption I e 100-year Base Flood Elevation (or range): Datum: Flood Protection Facilities Describe: N/A Source Control Describe landusa: Commercial (comm./lndustrial landuse) Describe any structural controls:wa ter quality vault 2005 Surface Water Design Manual 3 111105 KING C HY, WASHJNGTON, SURFACE WA, DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET - OJI Control High-use Site: Yes~ Treatment BMP: Maintenance Agreement: Yes (9 with whom? Other Dralnane Structures DescMbe; N/A ,, RiitM ~.\Ji! F.l~Sl ON ANO S!,:D IMENT.CQNT ROL REQl,JJREMENTS .,',/>;:;;:;;;;;;: :• (\ :'.' i ':)/'.: ·: •·; :>. ,i; , · ·,: ;,, MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION 12:1 Clearing Limits ~ Stablllze Exposed Surfaces l]J Cover Measures 0 Remove and Restore Temporary ESC Facilities l]J Perimeter Protection el Clean and Remove All Silt and Debris Ensure 123 Traffic Area Stabilization Operation of Permanent Facilities 123 Sediment Retention 0 Flag Limits of SAO and open space 123 Surface Water Control preservation areas 0 Other 13 Dust Control C::I Construction Seouence lf!lmJ4·'lfT0RMWATER'FACll1T,Y~OES0RIP,TIONS'INtifij':'hioltlde,F.i:ibilitVSUrilii'il1"'·and-'Skefoli\1',,r,: :),.:.,_ Flow Control Tvne/Descriotlon Water Qualitv Tvne/Descriotion OJ Detention vault 0 Biofiltratlon D Infiltration 13 Wetpool vault 0 Regional Facility 0 Media Filtration D Shared Facility 0 Oil Control 0 Small Site BMPs 0 Spill Control 0 Other D Small Site BMPs 0 Other 2005 Surface Water Design Manual 1/1/05 4 KING C HY, WASHINGTON, SURFACE WA DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET .. -· .. , ·' . •· Parfis,:,EiisEMENTsltR/icts • . ·,· ' . ParfJ6 STRUCTURAL ·ANALYSIS •. ·-.,:-; ' .: : ' ...... ':. ._.,. ,' \'·.}" '":; ·:: ·, ,. : :._ .' ,• ,·,:.,· ,'.\: : . ;-. ' . ·,,·/· . . -.,, ·. ' -.,., ~' . .. ~ Drainage Easement !!I Cast In Place Vault 0 Access Easement 0 Retaining Wall 0 Native Growth Protection Covenant 0 Rockery> 4' High 0 Tract 0 Structural on Steep Slope 0 Other 0 Olher . :: Pl!rt-,1/1.'' S !GNi.\Tt!R8'.Ql';,;PR0FE$S 1.0(-JAl :ENGINEER .. -,"• . ,_·.·-. . " ·. (.:,'-.. ··1/:;\ ·. _..,, "' . :/ ·.·:/·:?,<,?':."{}. . ··- I, or a ,lvll 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 accurate. Skmed/Dare 2005 Surface Water Design Manual s 1/1/05 KCRTS Program ... File C:\KC_SWDM\KC....DATA\ Di rectory: [C] CREATE a new Time series ST 1.46 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 o.oo 0.00 0.000000 predev.tsf T 1. 00000 T [T] Enter the Analysis TOOLS Module [P] compute PEAKS and Flow Frequencies predev.tsf redev.pks R] RETURN to Previous Menu [C] CREATE a new Time series ST 0.00 0.00 0.000000 0.00 0.00 0.000000 0.18 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 o.oo o.oo 0.000000 1.27 0.00 0.000000 dev. tsf T 1. 00000 T [C] CREATE a new Time Seri es ST 0.00 0.00 0.000000 0.00 0.00 0.000000 0.18 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 1.27 0.00 0.000000 devl5.tsf T 1.00000 F [T] Enter the Analysis TOOLS Module [P] Compute PEAKS and Flow Frequencies devlS. tsf devlS.pks [P] compute PEAKS and Flow Frequencies dev.tsf dev.pks [R] RETURN to Previous Menu .exc Till Forest Till Pasture Till Grass outwash Forest outwash Pasture outwash Grass Wetland Impervious Till Forest Till Pasture Till Grass outwash Forest outwash Pasture outwash Grass Wetland Impervious Till Forest Till Pasture Ti 11 Grass outwash Forest outwash Pasture outwash Grass Wetland Impervious [F] size a Retention/Detention FACILITY Manual Design vault.rdf 5 Route Time series O Return to Main Menu [X] exit KCRTS Program Page 1 Earth Solutions NWuc Geotechnical Engineering Geology Fm ironmental Scientists Construction \fonitoring " ,-,,._ / GEOTECHNICAL ENGINEERING STUDY PROPOSED CHILDCARE FACILITY 353 BREMERTON AVENUE RENTON, WASHINGTON ES-1020.04 PREPARED FOR Highlands Estate, LLC December 19, 2014 Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED CHILDCARE FACILITY 353 BREMERTON AVENUE RENTON, WASHINGTON ES-1020.04 Earth Solutions NW, LLC 1805-1361h Place Northeast, Suite 201 Bellevue, Washington 98005 Ph: 425-449-4704 FAX: 425-449-4711 Toll Free: 866-336-8710 Important Inf ormalion About Your Geotechnical Engineering Report Subsurface problems are a principal cause of construct10n delays, cost overruns. elm ms, and disputes • The following intorma/1on 1s provided to help you manage your nsks. Geotechnical Services Are Performed tor Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique. each geotechnical engineering report is unique, prepared solelyfor the client. No one except you st1ould rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one -not even you -should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnlcal Engineering Report Is Based on A Unique Set of Project-Specilic Factors Geotechnical engineers consider a number of unique, project-specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its siw, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots. and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise. do not rely on a geotechnical engineering report that was: • not prepared tor you, • not prepared for your project. • not prepared tor the specific site explored. or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function at the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse. • elevation. configuration. location, orientation, or weight of the proposed structure, • composition of the design team, or • project ownership. As a general rule. always inform your geotechnical engineer of project changes---ilven minor ones-and request an assessment of their impact. G~utechnical engineers cannot accept responsibility or liability tor problems that occur because their reports do not consider developments of which they were not informed. Subsll'lace Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was pertormed. Do not rely on a geotechmcal engineer- ing reportwhose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotechnical Findings Ara Prolessional Opinions Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ-sometimes significantly- from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are Not Final Do not overrely on the construction recommendations included in your report Those recommendations are not fina( because geotechnical engi- neers develop them principally from judgment and opinion. Geoteclmical engineers can finalize their recommendations only by observing actual subsurace conditions revealed during constructicn. The geotechnical engineer who developed your report cannot assume responsibility or liability tor the report's recommendations if that engineer does not perform construction observation. A Geotechnical Engineering Report Is Subject to Misinterpretation Other design team members' misinterpretation of geotecr,nical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engin8€r to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engirnerir,g report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurtace conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required} and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to pertorm additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them ta at least share same of the financial responsibilities stemming from unanticipated conditions. Read .Responsibility Provisions CloselY Some clients, design professionals, and contractors do not recognize that geotechnical engin8€ring is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that ~-·-·---\ have led to disappointments, c1a·ms, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations" many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibiiities and risks. Read these provisions closely Ask quest,ons. Your geotec~nical engineer should respond fully and frankly. Geoenvlronmental Concerns Are Not Covered The equipment, techniques. and personnel used to pertorm a geoenviran- mental study differ significantly from those used to pertorm a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen· vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared tor someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surtaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surtaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed irdhis report, the geotechnical engineer in charge of this project is not a mold preveotion consultant; none of the services per- formed in connection with the geotechnlcal sngineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of tire recommendations conveyed in this report will not of itself be sufficient to prevent mold lrom growing in or on the structurs involved. Rely.. on Your ASFE-Member Geotechncial Engmeer for Additiooal Assistance Membership in ASHJThe Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit far everyone involved with a constriction project. Confer with you ASFE-member geotechnical engineer for more information. ASFE Tll 1a1t ,11,11 •• Enlll 8811 Colesville Road/Suite G106, Silver Spring, MD 2D91D Telephone: 3D1/565-2733 Facsimile: 301/589-2D17 e-mail: info@asfe org www.asle.org Copyright 2004 by ASFE, Inc. Duplication, reproduction, or copying of this documenr, in whole or in part, by any means whatsoever; is strictly prnhillited, except with ASFE's specific written permission. Excerpting, quoting, or otherwise extracting wording from tllis document is permitted only with the r1xpress written permission Df ASFE, and only for purposes of scholarly research or book r!lview. Only members of ASFE may use tnis document as a complement to or as an element of a geotectmfcaf engineerlrrg report. Any other firm, individual, ur other entity that so uses this document without being w ASFE member could be committing negligent or intentional (fra11dufsnt) misrepresenrat1on. l!GER06045.0M December 19, 2014 ES-1020.04 Highlands Estate, LLC 1616-1981h Place Southeast Sammamish, Washington 98075 Attention: Mr. Howard Fan Dear Mr. Fan: Earth Solutions NW LLC • Geotechriical Engineering • Construction Monitoring " Environmt-'rildl Sc<cnccs Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Childcare Facility, 353 Bremerton Avenue, Renton, Washington." Subsurface conditions throughout the proposed development areas of the site are comprised largely of a surficial layer of fill over medium dense to very dense native glacial till deposits. Groundwater seepage was not encountered at the test pit locations. In our opinion, provided the recommendations in this study are incorporated into the final design, the proposed development is feasible from a geotechnical standpoint. The proposed building structure can be supported on conventional foundations bearing on competent native soils or suitable structural fill material. Recommendations for earthwork, site preparation, foundations, pavement sections, and other pertinent geotechnical recommendations are provided in this study. The opportunity to be of service to you is appreciated. If you have any questions regarding the content of this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC 1605 1J6Lh Place ,'J.E., Suite 201 • Bellevue, WA 9HOOS • 14251149-4701 • FAX (425) 449-4711 INTRODUCTION Table of Contents ES-1020.04 PAGE 1 General......... ...... ......... ............................................ ...... 1 Project Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 SITE CONDITIONS...................................................................... 2 Surface............................................................................ 2 Subsurface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Groundwater..................................................................... 3 DISCUSSION AND RECOMMENDATIONS ...................................... 3 General...................................................................... . ..... 3 Site Preparation and Earthwork........................................... 3 Structural Fill........................................................... 4 Erosion Control....................................................... 4 Foundations..................................................................... 4 Slab-on-Grade Floors......................................................... 5 Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Excavations and Slopes .. .. .. . .. .. .. .. .. .. .. .. .. .. . .. .. .. .. .. .. .. .. .. .. .. ... 6 Seismic Considerations .. .. .. . .. .. .. .. .. . .. . .. .. .. .. .. .. .. .. .. . .. .. .. .. .. .. 6 Drainage......................................................................... 6 Utility Trench Backfill .. . .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .. .. . .. .. ... 7 Pavement Sections............................................................. 7 LIMITATIONS.............................................................................. 8 Additional Services............................................................ 8 GRAPHICS Plate 1 Plate 2 Plate 3 Plate 4 APPENDICES Appendix A Appendix B Vicinity Map Test Pit Location Plan Retaining Wall Drainage Detail Footing Drain Detail Subsurface Exploration Test Pit Logs ESNW2007 ESNW 2014 Laboratory Test Results Grain Size Distribution Earth Solutions NW, LLC General GEOTECHNICAL ENGINEERING STUDY PROPOSED CHILDCARE FACILITY 353 BREMERTON AVENUE NORTHEAST RENTON, WASHINGTON ES-1020.04 INTRODUCTION This geotechnical engineering study was prepared for the proposed Kiddie Academy© childcare facility to be constructed at 353 Bremerton Avenue Northeast in Renton, Washington. The purpose of this study was to provide geotechnical recommendations for the proposed development. Our scope of services for completing this geotechnical engineering study included the following: • Characterization of the soil and groundwater conditions throughout the development areas of the site based on conditions encountered at test pit locations; • Review of current drawings with respect to the planned site layout and grading activities; • Preparation of this geotechnical engineering study with recommendations for the currently proposed project. The following documents were reviewed as part of the preparation of this geotechnical engineering study: • Site Development Plan, Sheet A-2 prepared by Paul Franks Architecture, dated December 1, 2014. • Geotechnical Engineering Study, prepared by ESNW, project ES-1020, dated October 2, 2007. Project Description We understand construction of a two-story childcare building and related infrastructure improvements is planned for Lot 2 of the overall subject property. The structure will have a footprint of about 6,000 square feet. Based on the current topography, grading activities will likely be limited to cuts and fills on the order of four feet or less to achieve finish grades throughout the building and roadway areas. The building structure will consist of relatively light weight wood framing and slab-on-grade floors. Parking will be provided off the north and west sides of the new building. Perimeter wall loading of 2 to 3 kips per foot is estimated, with slab-on-grade loading on the order of 150 psf. Stormwater will be collected and conveyed to the onsite detention/water quality facility located on Lot 1. Highlands Estate, LLC December 19, 2014 ES-1020.04 Page 2 If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final plans to confirm that our geotechnical recommendations have been incorporated into the final design. SITE CONDITIONS Surface The subject property is comprised of two adjoining tax parcels, designated Lot 1 (developed~ and Lot 2 (subject lot) located in the southwestern corner of the intersection of Northeast 41 Street and Bremerton Avenue Northeast in Renton, Washington. The approximate location of the subject property is depicted on the Vicinity Map (Plate 1 ). Vegetation on Lot 2 is comprised primarily of field grasses and general groundcover. Topography throughout the development areas of the property is relatively level. Subsurface An ESNW representative was onsite December 9, 2014 to conduct a subsurface exploration at the subject property. A representative of ESNW observed, logged, and sampled soils two locations throughout the accessible areas of the site. The 2014 test pits were advanced to a maximum exploration depth of two and one-half feet below existing grade where refusal on dense native soil was encountered. Soil samples collected at the test pit locations were analyzed in the laboratory for the purposes of characterizing and classifying the site soils. We also reviewed subsurface conditions provided in the referenced geotechnical engineering study prepared by ESNW which included test pits TP-2 and TP-3. Please refer to the test pit logs provided in Appendix A and laboratory sieve analysis in Appendix B for a more detailed description of the subsurface conditions. The approximate test pit locations are illustrated on the Test Pit Location Plan (Plate 2). Topsoil was encountered at all test pit locations. The topsoil and/or duff were characterized as a dark brown organic rich surficial layer typically six inches in thickness. The topsoil/duff is not suitable for foundation support, or for use as structural fill. However, the topsoil is suitable for use in landscaping areas, if desired. Fill was not encountered at the test pit locations completed during the 2007 study; however, about 6 to 12 inches of fill was encountered at the test pit locations explored during the December 2014 fieldwork. It appears that minor fill was placed during construction of Lot 1 and was likely placed to provide staging or construction traffic surfacing. Underlying the topsoil, native soil deposits consisting primarily of dense to very dense silty sand with gravel (Unified Soil Classification SM) glacial till was encountered. The glacial till soil unit is generally characterized by a poorly sorted soil matrix of silt, sand and gravel and is generally in a compact or dense to very dense condition, due primarily to the consolidation by the overriding ice sheets during deposition. Earth Solutions NW, LLC Highlands Estate, LLC December 19, 2014 ES-1020.04 Page 3 The geologic map of the Renton Quadrangle, Washington identifies Vashon Glacial Till (Qvt) deposits throughout the site and surrounding area. The soil survey (National Resource Conservation Service -USDA) indentifies the site to be underlain by Alderwood series soils (AgB) with 2 to 8 percent slopes. Based on the conditions observed at the test pit locations, site soil conditions correlate with the geologic map and soil survey characterizations. Groundwater Groundwater was not observed at the test pits during our fieldwork (October 2007 and December 2014). It should be noted that groundwater elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater levels are generally higher during the wetter, winter months. With respect to the proposed development activities, groundwater seepage should be expected in underground utility excavations. Extensive measures for controlling groundwater and temporary dewatering is not anticipated. However, temporary dewatering of excavations should be expected throughout some areas of the site. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, construction of the proposed childcare facility is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include structural fill placement and compaction, pavement and foundation subgrade preparation, and underground utility installations. In our opinion, the proposed structure can be supported on conventional foundations bearing on competent native soils or suitable structural fill material. Suitable onsite soils can generally be considered for use as structural fill provided the soil moisture content is at or near its optimum level at the time of placement and compaction. Recommendations for site preparation, structural fill placement, retaining wall design, foundations, and other pertinent geotechnical recommendations are provided in the following sections of this study. This geotechnical engineering study has been prepared for the exclusive use of Highlands Estate, LLC. and their representatives. The study has been prepared specifically for the subject project. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork The primary geotechnical considerations with respect to site preparation activities are related to structural fill placement and pavement and foundation subgrade preparation. Earth Solutions t-NV, LLC Highlands Estate, LLC December 19, 2014 ES-1020 04 Page4 Grading activities and preparation of building and pavement subgade areas will likely be limited to cutting grades to foundation subgrade elevation and minor areas of cuts and fills. Prior to the mass grading activities, stripping of surface vegetation and organic rich topsoil deposits will be necessary. In general, stripping depths are expected to range from roughly two to four inches, but may be more extensive and deep at some locations. Areas of organic rich topsoil and existing fill debris may also be encountered and require removal, particularly near the existing structural improvements. During the site stripping activities, the geotechnical engineer should observe subgrade areas where fill placement is proposed. Loose or unstable areas of subgrade exposed during the site stripping activities may require overexcavation. Structural fill material should consist of a suitable granular soil compacted to structural fill specifications (described in the following section of the study). Structural Fill In general, areas to receive structural fill should be stripped of organic matter and other deleterious material. ESNW should observe cleared and stripped areas of the site prior to structural fill placement. Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall, and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be placed in maximum 12 inch lifts and compacted to a relative compaction of at least 90 percent, based on the maximum dry density as determined by the Modified Proctor Method (ASTM D-1557-02). The upper 12 inches of structural fill in pavement and utility trench areas should be compacted to a relative compaction of at least 95 percent. Erosion Control During construction, surface water runoff will need to be controlled around the site perimeter and topographically lower margins of the site. In general, erosion control measures for the site should incorporate silt fencing, swales, temporary ponds, and plastic sheeting, as necessary. Additionally, exposed earth surfaces should be protected during construction to help reduce the potential for erosion and sediment transport. Construction entrances should consist of quarry spalls underlain by a non-woven filter fabric. Quarry spall thickness will depend on subgrade stability at the entrance, but should typically be at least 12 inches. The temporary erosion control elements specified on the approved plans (and applicable state and county stormwater permits) should be implemented, as necessary, prior to mass grading activities. Foundations Based on the results of our study, the proposed building structure can be supported on conventional spread and continuous footings bearing on competent, undisturbed native soils or granular structural fill. Where loose or unsuitable soils are exposed at the building pad subgrade elevation, the soil should be compacted to structural fill specifications or overexcavated and replaced with a suitable granular structural fill material. Earth Solutions t,W,/, LLC Highlands Estate, LLC December 19, 2014 ES-1020.04 Page 5 Assuming the foundations are supported on competent, undisturbed native soils or granular structural fill, the following parameters should be used for foundation design: • Allowable Bearing Capacity • Friction • Passive Resistance 3,000 psf 0.40 350 pcf (equivalent fluid)* • Assumes foundations backfilled with structural fill or poured neat against competent soils. For short term wind and seismic loading, a one-third increase in the allowable soil bearing capacity can be assumed. A factor-of-safety of 1.5 has been applied to the friction and passive resistance values. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of about one-half inch or less over a typical building width. The majority of the settlements should occur during construction, as dead loads are applied. Slab-On-Grade Floors Slab-on-grade floors for the proposed building structure should be supported on competent native soil or at least 12 inches of compacted structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of 5 percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). A vapor retarder should be installed below the slabs. The vapor retarder should consist of a material specifically designed for that use and be installed in accordance with the manufacturer's specifications. Retaining Walls Retaining walls should be designed to resist earth pressures and any applicable surcharge loads. The following values should be used for concrete retaining and foundation wall design: • Active earth pressure (unrestrained) • At-rest earth pressure (restrained) • Traffic surcharge (passenger vehicles) • Passive pressure (structural fill) • Allowable soil bearing capacity • Coefficient of friction • Seismic surcharge (unrestrained condition) • Seismic surcharge (restrained condition) 'where H equals retained height 35 pcf (equivalent fluid) 55 pcf 70 psf (rectangular distribution) 350 pcf 3,000 psf 0.40 6H* 10H* Earth Solutions NW, LLC Highlands Estate, LL(, December 19, 2014 ES-1020.04 Page 6 Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design, if applicable. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design. The geotechnical engineer should review retaining wall designs to confirm the recommended earth pressure values have been incorporated into the design and to provide additional recommendations. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least 18 inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable soil, if desired. In lieu of free draining backfill, use of an approved sheet drain material can also be considered, based on the observed subsurface and groundwater conditions. The geotechnical engineer should review conditions at the time of construction and provide recommendations for a sheet drain. A perforated drain pipe should be placed along the base of the wall, and connected to an approved discharge location. The retaining wall and drainage detail illustrated on Plate 3 should be used. Excavations and Slopes The Federal and state Occupation Safety and Health Administration (OSHA/WISHA) classifies soils in terms of minimum safe slope inclinations. Based on the soil conditions observed at the test pit locations, the existing fill soil and native soils where seepage is exposed would generally be classified by OSHA/WISHA as Type C. Temporary slopes over four feet in height in Type C soils should be sloped no steeper than 1.5H:1V (horizontal:vertical), respectively. Dense native glacial till soils, where no groundwater is exposed, would generally be characterized as Type A. In general, excavations in Type A soils should be sloped no steeper than 0.75H:1V. The geotechnical engineer should observe the excavations to confirm the appropriate allowable temporary slope inclination and soil type exposed. Seismic Considerations The 2012 IBC recognizes ASCE for seismic site class definitions. If the project will be permitted under the 2012 IBC, in accordance with Table 20.3-1 of ASCE, Minimum Design Loads for Buildings and Other Structures, Site Class D, should be used for design. In our opinion, liquefaction susceptibility at this site is low. The relative density of the site soils and the absence of a uniform, shallow groundwater table is the primary basis for this designation. Drainage In our opinion, the presence of groundwater seepage should be expected within the deeper site excavations depending on the time of year grading takes place. Where localized zones of groundwater seepage are encountered, temporary passive measures to control groundwater seepage may be needed. In our opinion, perimeter drains should be installed at or below the invert of the building footing foundations. A typical footing drain detail is provided on Plate 4 of this report. Earth Solutions J-N,/, LLC Highlands Estate, LLC December 19, 2014 Utility Trench Backfill ES-1020.04 Page 7 In our opinion, the soils observed at the test sites are generally suitable for support of utilities. Loose, unstable, or organic soil conditions encountered in the trench excavations should not be used for supporting utilities. Areas of existing fill should be re-compacted or overexcavated, as necessary. In general, suitable onsite till and existing fill reported and observed at the test sites should be suitable for use as structural backfill in the utility trench excavations, provided they are at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the city or county jurisdictions, as appropriate. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthwork section of this report. In addition, the upper one foot of pavement subgrade should be compacted to a relative compaction of at least 95 percent. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions may require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, the following sections can be considered: • Two inches of asphalt concrete (AC) placed over four inches of crushed rock base (CRB), or; • Two inches of AC placed over three inches of asphalt treated base (ATB). Heavier traffic areas (such as access drives) generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. For preliminary design purposes, the following pavement sections for heavy traffic areas can be considered: • Three inches of asphalt concrete (AC) placed over six inches of crushed rock base (CRB), or; • Three inches of AC placed over four and one-half inches of asphalt treated base (ATB). The AC, ATB and CRB materials should conform to WSDOT specifications. Earth Solutions NW. LLC Highlands Estate, LLC December 19, 2014 ES-1020.04 Page 8 ESNW can provide pavement section design recommendations for truck traffic areas and right- of-way improvements, upon request. Additionally, city or Renton pavement standards may supersede the recommendations provided in this report, where applicable. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test pit locations may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions NW, LLC Reference: King County, Washington Map 656 By The Thomas Guide Rand McNally 32nd Edition NOTE: This plate may contain areas of color ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. + Vicinity Map Kiddie Academy Renton, Washington Drwn, GLS Date12/17/2014 Proj, No, 1020.04 Checked SSR Date Dec. 2014 Plate NT. 4 Tl I STR FET u..J z Parking TP-101 wT I -·-ITP-1-02 LEGEND -!-Approximate Location of TP-101 I ESNW Test Pit, Proj. No. ES-1020.04, Dec. 2014 TP 2 !1-Approximate Location of -ESNW Test Pit, Proj. No. ES-1020, Sept. 2007 Subject Site D Proposed Building r·.,-..-..--, I _____ J Existing Building NOTE: The graphics shown on this plate are not intended for design , purposes or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and/ or proposed site features. The information illustrated is largely based on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. Lnt -·-------_, -· -~ i 0 1 "=60 1 • Drwn. GLS Checked SSR 60 120 LJ Scale in Feet Test Pit Location Plan Kiddie Academy Renton, Washington Date12/17/2014 Proj. No. 1020.04 Date Dec. 2014 Plate 2 NOTES: • Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated. rigid PVC Pipe surrounded with 1" Drain Rock. LEGEND: Free Draining Structural Backfill 1 inch Drain Rock 18" Min. ~1 Structural Fill SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING • RETAINING WALL DRAINAGE DETAIL Kiddie Academy Renton, Washington Drwn. GLS Date 12/17/2014 Proj. No. 1020.04 Checked SSR Date Dec. 2014 Plate 3 Slope ~ 2" (Min.) Perforated Rigid Drain Pipe (Surround with 1" Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of ,/'•,/'•,/'•,/'•,/' ............. ,l'•,/'•,l'•,l'•,/' ............. ,l'•,/'•,/'•,l'•,I' ............. 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal; native soil or other low permeability material. 1" Drain Rock SCHEMATIC ONLY· NOT TO SCALE NOT A CONSTRUCTION DRAWING • h Solutions NWLLe ical Engineering, Construction Monitoring and Environmental Sciences Drwn. GLS FOOTING DRAIN DETAIL Kiddie Academy Renton, Washington Date12/17/2014 Proj. No. 1020.04 Checked SSR Date Dec. 2014 Plate 4 Appendix A Subsurface Exploration ES-1020.04 The subsurface exploration at the site was conducted by Earth Solutions NW, LLC for the purpose of evaluating and characterizing the onsite soils. The approximate locations of the test pits are illustrated on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface exploration was completed on October 2, 2007 and December 9, 2014. The test pits were excavated to a maximum depth of six feet below existing grades. Logs of the test pit observations by ESNW are presented in this Appendix. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC Earth Solutions NWLLc SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS GRAPH LETIER TYPICAL DESCRIPTIONS COARSE GRAINED SOILS MORE THAN SO% OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% OF MA TERlAL IS SMALLER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4SIEVE SAND AND SANDY SOILS CLEAN GRAVELS (LITTLE OR NO FINES) GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (LITTLE OR NO FINES) SANDS WITH MORE THAN 50% FINES OF COARSE FRACTION PASSING ON NO. <4 SIEVE (APPRECIABLE SILTS AND CLAYS SILTS AND CLAYS AMOUNT OF FINES) LIQUIO LIMIT LESS THAN 50 LIQUID LIMIT GREATER THAN 50 HIGHLY ORGANIC SOILS GW GP GM GC SW SP SM SC ML CL CL MH CH OH PT WELL-GRADED GRAVELS, GRAVEL- SAND MIXTURES, LITTLE OR NO FINES POORLY-GRADED GRAVELS, GRAVEL -SANO MIXTURES, LITTLE OR NO FINES SIL TY GRAVELS, GRAVEL -SAND - Sil T MIXTIJRES CLAYEY GRAVELS, GRAVEL-SANO - Cu\ Y MIXTURES WELL-GRADED SANDS, GRAVELLY SANOS, LITTLE OR NO FINES POORLY-GRADED SANDS, GRAVELLY SAND, LITTLE OR NO FINES SILTY SANDS, SAND-SILT MIXTURES ClAYEY SANDS, SAND-CU..Y MIXTURES INORGANIC SILTS ANO VERY ANE SANDS, ROCK FLOUR, SIL TY OR ClA YEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY ClA YS, LEAN CLA. VS ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PlASTICITY INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SANO OR SILTY SOILS INORGANIC CLAYS OF HIGH PlASTIC!TY ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate bordertine soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. ~ ,; ~ '" z C C • Earth Solutio '.W 1805 -136th Place N.E, Suite 201 Bellevue, Washington 98005 Telephone: 425-449-4704 TEST PIT NUMBER TP-101 Fax: 425-449-4711 CLIENT Highl,inds Estate PROJECT NUMBER _1020.04 ---·--~~- DATE STARTED _ _!2/9/14 _ ___ _ COMPLETED _12/9/14 EXCAVATION CONTRACTOR E_SNW~_Q__ EXCAVATION METHOD LOGGED BY _DAM ___ ._ -·--CHECKED BY _§j,R NOTES Depth ofTo~soil & Sod 1"-2": small shrubs w Q. >< I ~ffi ui li:2 w"' <.:i Ic, _,:; ui Q.o w-Q.:, ~_, 0 :.z :i (!) <( "' 0 PROJECT NAME Kiddie Academy PROJECT LOCATION RE;:_fl_tfln,_Wash(l]gton GROUND ELEVATION GROUND WATER LEVELS: AT TIME OF EXCAVATION - AT END OF EXCAVATION - AFTIER EXCAVATION MATERIAL DESCRIPTION TEST PIT SIZE SM o.s Grayish brown silty SANO with gravel, medium dense, moist (Fill) ..._l:'.lc<':>61!!'-"--=---'-__:___-__:_____:___.:_c___:_____:_____:___~__:_____:_____:_____:_____:_____:___::__:_"_:__ _ _.__,_ ___________ _ Brown silty SAND with gravel, dense, moist -SM 2.0 ·refusal on dense native soil - Test pit tenninated at 2.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 2.0 feet. PAGE 1 OF 1 1j,_ _ _._ __ _.__..___J.... _______________________________________ _. ili I • Earth Solutia .. -.. W 1805 -136th Place N.E .• Suite 201 Bellevue, Washington 98005 Telephone: 425-449-4704 TEST PIT NUMBER TP-102 Fax: 425-449-4711 CLIENT Highlands Estate PROJECT NUMBER 1020.04 DATE STARTED 12L9_i)4 COMPLETED 12/9/1~ EXCAVATION CONTRACTOR ESNW Rep EXCAVATION METHOD ____ _ LOGGED BY DAM --~---CHECKED BY _SS_R NOTES Depth of TQPSOII & Sod 1" -2": grav_el surface L1J a. :,: r: ffi <ti <.) tle L1J '° <.) ~8 w-...J:, <ti ~...J Cl a.::, ::.z ::, (!) <( V) 0 PROJECT NAME Kiddie_Academy PROJECT LOCATION R_enton, Washington GROUND ELEVATION _____ _ GROUND WATER LEVELS: AT TIME OF EXCAVATION -· AT END OF EXCAVATION - AFTER EXCAVATION - MATERIAL DESCRIPTION TEST PIT SIZE SM Grayish brown silty SAND with gravel, medium dense, moist (Fill) I'--··· 1.0 - SM Brown silty SAND with gravel, dense, moist -refusal on dense native soil 2.0 Test pit terminated at 2.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 2.0 feet. PAGE 1 OF 1 -------< '---'---'--'--'--------------------------------------~ ~ ,_ r "' ~ 'Ii w • Earth Solutia ..... NW 1805-136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-449-4704 TEST PIT NUMBER TP-2 Fax: 425-449-4711 PROJECT NAME _K'1)'Plaza ________ ··---CLIENT Am_ber Properties, LLC PROJECT NUMBER 1.029 DATE STARTED _ 9/12/07 PROJECT LOCATION Renton,_WashingtQ__n =~=~--· - COMPLETED 9/12/07 EXCAVATION CONTRACTOR Sea~ort [)ozing ______ _ EXCAVATION METHOD -----------_____ _ LOGGED BY .,I_NC CHECKED BY _,J0N,C,~--- NOTES Depth of Topsoil & Sod 6": brambles and trees .. TESTS 0 GROUND ELEVATION GROUND WATER LEVELS: AT TIME OF EXCAVATION -- TEST PIT SIZE AT END OF EXCAVATION _-________ _ AFTER EXCAVATION - MATERIAL DESCRIPTION Brown silty SANO wilh gravel, medium dense, moist PAGE 1 OF 1 L . MC-= 5.10% L SM L MC= 3.30% ' MC=3.60% 5.0 -becomes gray, very dense -------------------------- Test pit terminated at 5.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 5.0 feet. "''---'----'--------'---'---'-----------------------------------' ~ w z w • Earth Solutio .. , .,W 1805-136th Place N.E, Suite 201 Bellevue, Washington 98005 Telephone: 425-449-4704 TEST PIT NUMBER TP-3 PAGE 1 OF 1 Fax: 425-449-4711 CLIENT Amber Properties, LLC PROJECT NAME Key Pl~~<!_ ~~~-!_'=~! N~~B~~~··=-1~0«2"'0==-=·=--==--=·=========-'Pc'R"OC"J'.=:E~.!_~OCATION Renton, Washington DATE STARTED _,9,,_11,.2,-/0,,_7 ___ _ COMPLETED _;9e.l.,,12scl0,c7c_ __ _ GROUND ELEVATION ________ TEST PIT SIZE _____ _ EXCAVATION CONTRACTOR Seaport Dozing GROUND WATER LEVELS: EXCAVATION METHOD ------------______________ _ AT TIME OF EXCAVATION _-_________ . ___ _ LOGGED BV JNC CHECKED BY ~J~N,,C, ____ _ AT END OF EXCAVATION NOTES Depth of Topsoil & Sod 6": brambles 0 -. . 5 . L . TESTS MC:;;; 16.90% MC= 8.30% MC= 11.50% ui 0 ui ::i ML SM AFTER EXCAVATION MATERIAL DESCRIPTION Light brown SILT with sand, dense, moist ~il·~~ --~-·-··~· ·-··--------1 6.0 Gray silty SAND with gravel, very dense, moist Test pit terminated at 5.0 feet below existing grade. No groundwater encountered during excavation. Bottom oftest pit at 6.0 feet. "L---'-----'--------'---'---'----------------------------------' Appendix B Laboratory Test Results ES-1020.04 Earth Solutions NW, LLC • Earth Solutio ........ W, LLC GRAIN SIZE DISTRIBUTION 2861 152nd Avenue N.E. Redmond, WA 98052 ' Teiephone: (425) 284-3300 Fax: (425) 284-2855 CLIENT Amber Pro[2erties1 LLC PROJECT NAME Kev Plaza PROJECT NUMBER ES-,020 PROJECT LOCATION Renton U.S SIEVE OPENING IN INCHES I U.S. SIEVE NUMBERS I HYDROMETER 6 4 3 2 ' 1 4 1/28;'8 3 4 6 810 1416 20 30 40 50 60 100140 200 100 I ' I \' .~ _I_ I I I I I -----95 \ ---._ ~ 90 \ \ " 85 "' \: \ 80 \ 75 ' " \: 70 f-65 \ I "' 60 w ~ ,: >-55 "' ID a: : ' w z 50 u: f-45 z : w (.) 40 a: : ' w "-35 \ 30 : '\ 25 "' 20 15 : : 10 5 : 0 100 10 1 0.1 0.01 0.001 GRAIN SIZE IN MILLIMETERS COBBLES GRAVEL I SAND I SILT OR CLAY coarse fine I coarse medium fine I Specimen Identification Classification LL PL Pl Cc Cu • TP-01 3.0ft . Olive brown silty SAND with gravel, SM Ill TP-01 8.0ft. Gray silty SAND with gravel, SM ... TP-03 2.5ft. Light brown SILT with sand, ML Specimen Identification 0100 060 030 010 %Gravel %Sand %Silt %Clay •• TP-01 3.0ft. 19 2.443 0.205 30.7 50.8 18.5 Ill <i, TP-01 8.0ft. 37.5 3.051 0.206 36.5 44.2 19.3 w ... TP-03 2.5ft. 19 2.0 27.0 70.9 • Ear11·. S0lut1o.1s NW. LLC 2881 152nc Averue N,E l\edl"lond, WA 98052 Telephone: (425) 284 3300 Fi:!X: (425) ~84 2855 GRAIN SIZE DISTRIBUTION CLIENT Amber Pmperties LtC PROJECT NAME _f\§y P-"la,cz~a--·----------_ PROJECT NUMBER F.S-1020 ___ PROJECT LOCATION Renton - 1-- T. " w ~ >-"' a: w z rr: \2 w u a: w "- -----· U.S. SlEVE OPENING IN INCHES j U.S. Sl~VE NGMBER~ I 6 ,q 3 2. ·c: 1 :i· 1123'S 3 Ji e 810 1416 20 30 40 50 5~• 100 140200 HYDROMETCn. 100 95 90 6S 80 - 75 I I I \ ' • -' ... ~ ~ I L I '111 ; +-4-1-----11-!+1+1--I+-, --1--"\c-lH++++-l~'-sc._-__ -!Hj.j-l+,l-'--l---+J..I I 4i +++-"i--11---j.j-q. -H---l---+-·-- lt++t-+--ll--~---\-J-l+P-+--l-·1----1--l+I-U:=!cAl,-..j~+-t· ___ ,_,_ __ ,.J · --t----,>-+----< I -, c1.• \ l · .. ' ! : i --\· -----+;----. -t---l#++•·-t-t--t~----!tti+-rt-t-+-!-H-t-t-i-+--+-+------1 !" \\ \ ,J I l--+-+--W.+++++~\-+,!-Af.+-l+-1-+-+l+hrl-4-+-'f--'41\'fl++-J-+-jl--1-+ l+-f-+--i++l+++-f-Mc-ttf+ll-1+-f-+--l++++-H-+--t---tl.·I+ i+-1---1·. -·-' 10~ -I ' ___ -. _J " • ----__ -+H-l-li-l---+-l---l.:.,'l+l+++-+l..;.!+++--l-J.-l-1--1 >1 I : l I 65 60 I S.'; ,l j '( \ j. ·, i 1.t ;l-+--li-+--1---l+l+Nc-ll~ \--1---1 \ I ,~-+-1----1+"'-'--+-'l--1.,_-+H-H+l-"l'-c-+---+t+++++--+--i-l+H-·H·,~~............._-[~ t: l ! 1 H-1--t--+----< '' 50 45 ,--·1 r --~!-+, + 1 _ ... __ _, ___ ... ___ • H-l--l---l+H+l--++--+---+ 11 rH+l+°"-+--4* .+++--1--+f-f--H+++l-l-+--l ---·+Hl++-H--I --~ H--+-+--+H-i+t+-+-+---+·+11 --H-++--1--1--l+++l'lt--l-+--l----1+1· . ----·-!: 40 ' ' 35 ' ! i \ ' ' I I ! 1, 301-+-!--l--4+1+1-!-t-f---l---+l+!-+..--l---!--!---i+l-i--l--.J-l-!-',f--~J.1-<--1· · ----__ -J .. U-l--1-1++-+-H -.: .---,i L . ···-· I ~--+14+<--l+l--1--ti-+H++++-l-+--l+l-!+H ! 26--;,-----·-····· \ ' i ! " 1 -1-------··- ' \ i 20H---+-lf--+H+l+l-l-.;:...--+1+;--H++--+--1il+H--H-+-l--~i;H+l-----4 ! ' ---l' -+ " .. i ' 151-J.---'-H--H-f+t--l-f--l-+---l+H-l-+--l---l----l--Hi.J-<I~ 1-14.~1---l--·-- I -1 O · ------,•IH-+++-IH-t----H-l+l-+-t-+--+--!l-H--l-H--1--i--+H++--l-Hl-+---l+H-l..+--l-1--l-- ! ! 1 1 I t 51-+--+-f---l+l-H-l-r--f---l---+1-l+,-4 .-+-+-!---144--HH-i---l+H-'Y .. _ · --· ----1 :--!-, +--t---11----1 ! i' i I . 0 U.--L-1--,.H,JCU...LJ...1-.J...--,J,!.J.......! ·++--L-...JlllJ...J...JL..J_J...-,ilLLLL.L.L....1-_,..iJ' ,J-.~...L..L-1-.,,J 100 10 0.01 0.0 1: I 0.1 GRAIN SILL IN MILUMETEilS ,-C-O_B_B_LE_S_r----G=-R=-A-c-VccE=-L··----s-----·SAND··-l,ne ·• I SILT OR CLA~---1 L. _____ .1__c_o_a_rs_e_L___lin_~__J coarse _ _l medium I _ ____ _ ::;==::.-;:==~=:;:=::::;__ _ >---------~-----------------------·· Specimen Identification Classification LL Pl Pl Cc Cu 1--=;:..::.c:_____;_ __ __c____:_:_:____:._t----------'--'--=-'-----------l--=:.:--1-------. -1---1----t--·-i:l • TP-01 3.0ft. Olive brown silty SAND with gravel, SM ii 11:J TP-01 _ B:?fi· Gray silty SAND with gravel, SM --l---1--..jl---l---l g .i1. TP-03 2.5ft. ___ Lig!'t brown SILT with sand, ML ~f-t------·-=----_-_--_--_-_,_··-==------.. ~ ~1-J'----------<----~---~--------,------ -; Specimen Identification D100 060 D30 lli. • TP-01 3.0ft. 19 2.443 0.205 01-t---------t--...C.-H---'-'-'--l------+------11----4------·-~ 11:J TP-01 8.0ft. 37.5 3.051 0.206 mRl---''---'-----'="--,f---'-'.:..:...-1--=-+--__.:.;==-+---+-==---+-_:..c_:=---1-----' ~ ,1,,. TP-03 2.5ft. 19 ll! ---------l----+-----+------+----+---'----l----ll---- _L 010 %Grave! %Sand %Silt %Clay -·--··· --- 30.7 50.8 18.5 -- 36.5 44.2 19.3 2.0 27.0 70.9 1 ·--· ------·---~---1--- i EMAIL ONLY Report Distribution ES-1020.04 Highlands Estate, LLC 1616 -1981h Place Southeast Sammamish, Washington 98075 Attention: Mr. Howard Fan Paul Franks Architecture 14711 Northeast 29th Place, Suite 118 Bellevue, Washington 98007 Attention: Mr. Paul Franks, AIA Earth Solutions 1'#1, LLC m111n11111;11 n 8 20121221001617 CORE DESIGN IN ERS 84.00 PAGE-ll01 OF 013 . Return Address: Sean Durbin Jameson Babbitt Stites & Lombard 999 Third Ave., Suite 1900 Seattle, Washington 98104 l:Z/21/2t'll2 14:1111 KING COUllllY, IJA Piute orfot or tvne lnfo:r1m1Hon A W SfflNGTON STATE RECORD ER'S Covel' s heet CR.CW 65.0. l D0cun1ent Title(&) (or transac~ons conlained therein): (oil~•• applicable 1a yourdocull'lmlJIWll be lilled in) I. Declaration of Restrictions2.Grant of Easements 3. 4. Reference Nmnbea·(s) ofD0cun1ents assigned or released: None Additional refer.mce ll's on pagt! __ of document Grantor(s) Exactly as oame(s)appcar on document !.Amber Propertjes r,r,c a Wasbinetan 1 imi ted liability ColGEO 2. H. Bales LLC, a Washington liJ)1ited liability com2any Additional names 011 page __ ofdocumcn!. None Grantee(s) Exactly as name(s) appear 011 dOC11mcn1 I.Amber Properties LLC a Washington limited liability Co/GEO 2.H. Bales LLC, a Washington li~ited liability i;: QlllJ;l iii. llY Additional names on P"I!" __ of document. None Legal descrlptio11 (abbreviated: i.e. Joi, block, plat or section, township, rango) Lot 2, KCSP No. 1079069, Rec. No. 8002040734 Additional legal bi on page __ of document None Assesso1·1s Property Tax ParceYAccount Numbe1· D Aueuor Tax # not yet a,slgne:d 516210-0041 The Audilor/Recorder will rely on the information provided on this form. The staff will not read lhe doeument to verify the accuracy or completeness ofthe indcxin11 inlbrmation provided herein. "I am signing bel6w and paying an addltfonal S50 recordln& fee (H provided In RCW 36.18.018 n11d referred tons au emergency nanslllndard document), because tlli1 dC1CUment does not meet margin and formalllng roqulremcnts. Furl11e11nore, I henby uudorstand that the rec,,rdinc proct19 may cow,1• up or othenvlse obscure 1om~ parl orthetext of the original document 111 R result of this request." Signature of Requ~~ I ED Noto lo subm!Clrn Do not shin nb8''C nor pay addlllon•ISSO fte lfllee doeumcnl mocl1 manaWCormallto11 rt nu 20 "' .... , 15 CITY OF RENTON Pl ANNING DIVISION DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS This Declaration of Restric1ions and Grant of Easements (this "Agreement") is being made on this tf]Pday of November, 2012, by Amber Properties LLC, a Washington limited liability company and Geo. H. Bales, L.L.C., a Washington limrted liability company (collectively, the "Declarants"). RECITALS A. Declaranls own certain real property in the City of Renton, County of King, State of Washington, which real property is legally described in Exhibit A attached hereto (hereinafter referred to as the Property). B. The Property consists of two (2) adjoining lots, which are commonly referred to as Lots 1 and 2. Lots 1 and 2 are shown on the site plan attached hereto as Exhibit 8. Lots 1 and 2 are sometimes individually referred to herein as a "Lot" or "Lot 1" and "Lot 2", and collectively the "Lots". The fee owners of Lot 1 and Lot 2 from time to time are sometimes collectively referred to as the "Owners" and individually as an "Owner." C. Declarants have preparecl a Short Plat to legally divide the Property into Lot 1 and Lot 2. 0. In connection with the Short Plat. Declarants intend to declare. reserve, grant and establish certain reciprocal and non-exclusive easements and other restrictions with respect to Lot 1 and Lot 2, all as is more fully set forth herein. NOW, THEREFORE, Declarants hereby declare as follows: 1. Declarali9n of and Establishment of Access, Parking. and Common Areas. Declarants, for and on behalf of themselves, and lheir successors in interest and assigns, do hereby declare and establish to and for lhe benefit of each other Owner, and their respective successors in interest and assigns: (i) a non-exdusive easement and right-of-way of access, ingress and egress over and across the interior roads, parking areas, entranceways, approaches, sidewalks and service areas of each Lot as such interior roads, entranceways, approaches, sidewalks and SeNice areas may exist from time 1o time: and (ii) a non-exclusive easement for vehicular parking on the Parking Areas of each Lot (collectively, the "Common Areas'). The Common Areas shall not include any structures located on the Lois. The Parking Areas are depicted on Exhibit C attached hereto. The Parking Areas shall not malerially vary from the depiction on Exhibit C and the number of parking spaces shown thereon shall not be reduce,d without lhe consent of the Owner of Lot 1. Said easements shall benefit and be binding upon and appurtenant to Lot 1 and Lot 2. 2. Obstruction. No Owner will. individually or jointly, without the unanimous coosent of all Owners, erect any fence (other than temporary construelion fences required to protect the public during periods of construction or maintenance) or structure upon the Common Areas, oor unreasonably obstruct or interfere with lhe reasonable use of the easement rights herein granted; provided, that nothing herein shall prohibit or restrict an OWner from relocating the internal roa<hi, access points, buildings, improvements and/or landscaping located from time to time on 1hal Owner's Loi so long as such relocation shall not unreasonably interfere with the easement rights gran1ed hereunder or violate any other agreement affecting the Lot(s). Each Owners further reserves the right to close off tts portion of the Common Areas for such reasonable period of time as may be legally necessary, in the opinion of such Owner's counsel, lo prevent the acquisition of prescriptive rights by anyone; provided, however, that prior to closing off any portion of the Common Areas, as herein provided, such Owner shall give written notice ta the other Owner of its intention to do so, and shall attempt to coordinate such closing with the other Owner so that no unreasonable interference in the passage or pedestrians or vehicles shall occur or otherwise violate any other agreement affecting the Lot(s), 3. Use. The Owners individually and jointly acknowledge, declare and establish that this Agreement is to be used by and for the benefit of the parties hereto, as Owners of the Lots, and their respective successors and assigns, and respective lessees, sub-lessees, tenan1s, sub- tenants, business invitees, employees and agents, for the specific purposes stated herein and for no other purpose. As used herein, the word "access· shall mean and include the right of ingress and egress for pedestrian and vehicular traffic by the parties hereto, as Owners of their respective Lots, and/or their respective successors, assigns, lessees, sublessees, tenants, sub-tenants. business invitees, employees and agents to and from adjoining public roads and/or private roads within the Property. For the purposes hereof, the term "parking" shall mean short term parking of vehicles by the parties hereto, as Owners of their respective Lots, and/or their respective successors, assigns, lessees, sublessees, tenants, sub-tenants, business invitees, employees and agents: provided, that no Owner shall have the right to parll commercial vehicles anywhere other than on its owned Lot and no right of over-night or extended parking is granted or created under this Agreement 4, Maintenance of Common Areas. The Owner of Loi 1 ('Maintenance Manager') shall manage the maintenance, repair and replacement of the Common Areas and shall have the right of entry onto each Lot for such purposes, The Owners shall share the cost of any future maintenance, repair and replacement of the Common Areas (excluding the Landscaped Areas defined below) serving the Lots on a proportionate basis based on the relative square footage of each individual Lot (the numerator) versus the relative square foo1age of all Lo1s (the denominator), and shall make payment of the same within thirty (30) days of invoice ("Common Area Maintenance Costs"). For purposes hereof, the proportionate share of Common Area Maintenance Costs for Lot 1 and Lot 2 shall be as follows: Lot 1 -48.86% (29,856 square feet); Lot 2 -51. 14% (31,243 square feet), The Owners acknowledge that the payment obligations under this Agreement may constitute a lien against the Lots, provided that such lien shall be subordinate only to the liens of real estate taxes and assessments and the liens of bona fide mortgages or deeds of trust given for value, and may be foreclosed in the same manner as a real estate mortgage is foreclosed in the State of Washington. Notwithstanding the above, if and to lhe extent any damage or the need for maintenance, repair or replacement of any of the Cammon Areas results from the willful or negligent acts or omissions of an Owner or occupant of a Lot, the OWner of such Lot shall be responsible far the full cost of such repair or replacement. {a) Maintenance Manage(s Responsibilities. The Maintenance Manager shall maintain all Common Areas, or cause it to be maintained, in good order, condition and repair. Maintenance Manager shall have the right, from time to time, to select another person or persons ta maintain the Common Areas, If Maintenance Manager selects another person to maintain the Common Area, such person shall be a recognized professional commercial property management company and subject to the Owner's reasonable approval, and Maintenance Manager shall notify the Owner's at least thirty (30) days in advance of the commencement of maintenance by such person. Maintenance Manager may hire companies affiliated with it to perform the maintenance, repair and operation of the Common Areas, but only if the rates charged by such companies are competitive with those of other companies furnishing similar service in the Renton area. (b) Maintenance Standards and Obligations. The minimum standard of maintenance for the improved Common Areas shall be comparable to the standard of maintenance followed in other developments of comparable size in King County, Washington, and in any event In compliance with all applicable governmental laws, rules, regulations orders and ordinances, and the provisions or this Agreement. All Common Area improvements shall be repaired or replaced with materials at least equal to the quality of the materials being repaired or replaced so as 10 maintain the architectural and aesthetic harmony and integrity of the Common Areas as a whole. The maintenance and repair obligation in any event shall include but not be limited to the following: (i) Drive Areas. Maintaining all paved surfaces and curbs in a smooth and evenly covered condftion which maintenance work shall include, without limitation, cleaning, sweeping, restriping, repairing and resurfacing. (For the purpose of this section, an overlay of the drive area shall be considered a repair or maintenance item.) (ii) Debris and Refuse. Periodic removal of all papers, debris, filth, refuse, ice and snow, including sweeping to the extent necessary to keep the roadway and landscaped areas within the Common Area in a first-class, clean and orderly condition. All sweeping shall be at appropriate intervals during such times as shall not intertere with the conduct of business or use of the Common Area by persons intending to conduct business with Owners (or their occupants) of the Lots. Notwithstanding the above, each Party shall be responsible for removal and the cost of such removal of debris and trash resulting from the operation of each Owner's Lot. (iii) Sign and Markers. Placing, keeping in repair, replacing . and repainting any appropriate directional signs or markers. (iv) Lighting. Operating, keeping in repair, cleaning and replacing when necessary such Common Area lighting facilities as may be reasonably required. (v) Utilities. Maintaining, cleaning, and repairing any and all common storm drains and other common storm water management facilities, utility lines, sewers and other utility systems and services located in the Common Areas which are necessary for the operation of the Common Areas. (vi) Obstructions. Keeping Common Areas free from obstructions not required or permitted hereunder. (vii) Sidewalks. Cleaning (including washing and/or steam cleaning), maintenance and repair of all sidewalks within the Common Areas. Sidewalks shall be cleaned at appropriate intervals during such time as shall not interfere with the conduct of business or use of 5.lOl:ll'JJIOOJ\006:!JM~.DOC.\'3 STD the Common Areas by persons intending to conduct business wijh the Owners (or their occupants) of the Lots. 5. Landsc.iped Areas. Notwithstanding the foregoing. the maintenance obligations for the Common Areas set forth in Section 4 above shall not include the landscaped areas located on each individual Loi (the "Landscaped Areas"). Cleaning and maintaining of all Landscaped Areas, repairing automatic sprinkler systems or water lines serving the Landscaped Areas, weeding, pruning. fertilizing and replacing shrubs and other landscaping as necessary within Landscaped Arec1s shall be borne solely by the Owners of the Lot where the Landscaped Area is located and shall not be included in Common Area Maintenance Costs 6. Restrjctlons on Uses. No portion of the Lots shall be used or occupied: (i) for any purpose or in any manner which is illegal or, in the Owner of Lot 1 's reasonable discretion. offensive, disreputable or immoral; (ii) as a brothel; for the sale of paraphernalia related to the use of illegal drugs; for adult entertainment, or the sale of adult books, magazines, videos or other adult products; for off track betting; for a bar or night club: or as a retail liquor store use for off-premises consumption or sale of intoxicants. Additionally, during the period in which Key Bank National Association, or its successor in interest maintains a lease affecting Lot 1 of the Property, no other owner, affiliate or tenant of Lot 1 or Lot 2 (excluding Key Bank or its successor in interest) shall, without the consent of Key Bank or its successor in interest,: (i) engage in banking, cash advance or check cashing services, mortgage, financial or lending services, or (ii) operate an automated teller machine. 7. Eminent Domain. If all of the Lots. or any part thereof, is taken by any governmental agency in the exercise of its power of eminent domain, the award granted under such proceedings, or any settlement in lieu thereof, for the taking of such property shall be wholly payable to the fee owner of the Lot or portion thereof so taken and any award for the taking of any of the rights hereunder granted to a party who is not the fee Owner of the Lot so taken shall be wholly payable to the party to whom said portion of the award is granted. If one or more entire Lot is/are taken by the power of eminent domain, then this Agreement shall terminate with respect to such Lot (s) so taken effective as of the date of such taking. If less than all of a Lot is taken, this Agreement shall continue in full force and effect with respect to the portion of the Lot not taken unless this Agreement is terminated by the unanimous consent of all of the then Owners of the Lots. If all of the Lots are taken, this Agreement shall terminate and the obligations hereunder of the then owners of the Lots, one to the other. shall automatically cease and terminate when possession is transferred to the condemning agency. 8. Insurance. Each Owner shalt be obligated, at its own cost and expense, to carry such insurance as that Owner may deem appropriate to cover any potential ~ability arising by reason of this Agreement and any accident, injury, damage or death which may arise by reason of any action on the Lot owned by such particular Owner. 9. Taices and Assessments. Each Owner shall pay, or cause to be pajd prior to delinquency, all taxes and assessments with respect to its Lot, provided that if the taxes or assessments or any part thereof may be paid in installments, the Owner may pay each such installment as and when the same becomes due and payable. Nothing contained in this subsection shall prevent any Owner from contesting at its cost and expense any such taxes and assessments with respect to rts Lot in any manner such Owner elects, so long as such contest is maintained with reasonable diligence and in good fatth. At the time as such contest is concluded (allowing for appeal to the highest appellate court), the contesting Owner shall promptly pay all such taxes and assessments determined to be owing, together with all interest, penalties and costs thereon . 10. Liens. In the event any mechanic's lien is filed against the Lot of one Owner as a result of services performed or materials furnished for the use of another Owner, the Owner permitting or causing such lien to be so filed agrees to cause such lien to be discharged prior to entry of final judgment (after all appeals) for the foreclosure of such lien and further agrees to indemnify, defend, and hold harmless the other Owner and its Lot against liability, loss, damage, costs or expenses (including attomeys' fees and cost of suit) on account of such claim of lien. Upon request of the Owner whose Lot is subject to such lien. the Owner permitting or causing such lien lo be filed agrees to promptly cause such lien to be released and discharged of record, either by paying the indebtedness wt,ich gave rise to such lien or by posting bond or other security as shall be required by law to obtain such release and discharge. Nothing herein shall prevent an Owner permitting or causing such lien from contesting the validity thereof in any manner such Owner chooses so long as such contest is pursued with reasonable diligence. In the event such contest is determined adversely (allowing for appeal to the highest appellate court), such Owner shall promptly pay in full the required amount, together with any interest, penalties, costs, or other charges necessary to release such lien. 11. Indemnity. Each Owner shall defend, indemnify and hold the other harmless from any claim, loss, liability or expense (including reasonable attorneys' fees) arising out of or in connection with such party's own negligence or willful misconduct or the failure to observe and comply with the terms. restrictions and provisions of this Agreement. 12. Runs With the 4!nd. The easement and other rights established under this Agreement shall run with the land and shall bind and be obligatory upon the Owners of the Lots and their respective successors and assigns, tenants, subtenants. licensees and invttees. The rights granted hereunder shall be perpetual. 13. Recordatlon, Modification and Tennination. This Agreement shall be recorded in the Department of Records and Elections of King County, and shall serve as notice to holclers of after-acquired interests in the Lots. This Agreement may only be modified or terminated by the written agreement signed by the owner(s) of all Lots. 14. Not a Public Dedication. Nothing herein contained shall be deemed to be a gift or dedication of any portion of the Properties to the general public or for the general public or for any public purpose whatsoever, it being the intention of the parties that this Agreement shall be strictly limited to and for the purposes herein expressed. 15. Default. A party shall be deemed to be in default of this Agreement upon the expiration of thirty (30) days from receipt of written notice from the other Owner specifying the particulars in which such party has failed to perform the obligations of this Agreement unless such party, prior to the expiration of said thirty {30) days, has remedied the particulars specified in said notice of default. However, such party shall not be deemed to be in default if such failure cannot be remedied within said thirty (30) day period and such party is using good farth and commercially reasonable efforts to remedy the particulars specified in the notice of default. SJ-Dl!IOHXl7.oci.illM9.D0C.VJ STD In the event of any default or breach or threatened violation or breach of any provision of this Agreement or of any of the covenants, conditions or restrictions herein contained by an Owner. then the non-breaching or non-defaulting Owner shall, in addition to all other remedies a1 law or at equity, have the righl 10 specifically enforce the terms, covenants and/or conditions set forth in this Agreement. 16. Attorneys' Fees. In the event any action is brought by any party for the enforcement or interpretation of this Agreement, the prevailing party in such action shall be entitled to recover it's reasonable attorneys' fees and costs incurred therein, including fees and costs on appeal. 17. Entire Agreement. This Agreement, together with the Exhibits attached hereto, represents the entire agreement between the parties covering everything agreed upon or understood in this transaction. There are no oral promises, conditions, representations, understandiflgs. interpretations or terms of any kind as conditions or inducements to the execution hereof or in effect between the parties, except as may othB1Wise be provided herein. 18. Washington Law. This Agreement shall be interpreted and enforced pursuant to Washington law. 19. Severability. If any term or provision of this Agreemenl or the application of it to any person or circumstance shall to any extent be invalid or unenforceable, the remainder af this Agreement or the application of such term or provision to a party or circumstances, other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and shall be enforced to the extent permitted by law. 20. Not a Partnership. The provisions of this Agreement are not intended to create, nor shall they be in any way interpreted or construed to create, a joint venture, partnership, or any other similar relationship between the parties. 21. No Third Party Beneficiary Rights. This Agreement is not intended to create, nor shall it be in any way interpreted or construed to create, any third party beneficiary rights in any person not a party hereto. 22. Counterparts. This Agreement may be executed in any number of original counterpar1s, each of which shall be deemed an original. but all of which when taken together shall constitute one and the same instrument. The signature and notary acknowledgement pages of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature and notary pages are attached to any other counterpart identical thereto except having additional signature and notary pages executed by other parties to this Agreement attached thereto. IN WITNESS WHEREOF, the undersigned has executed this Agreement as of the day and year first above written. DECLARANTS: AMBER PROF>ERTIES LLC, a Washington limited liability company By: Its: GEO. H. BALES, LL.C., a Washington limited llablllty company By: Its: STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document. On this 14H day of /14,t. , 2012, before me personally appeared t;;'<'~~, H &l,r , to me known to be the 4'1"""'~) of AMBER PROP RTIES LLC, a Washington limited liability company,e limited liability company that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument on behalf of said limited liability company. WITNESS my hand and official seal hereto affb<ed th~y and year first above written .----------, ,,-----=¥="..._ ... ,A='---{£/L=.:;;..;..__ _____ _ ,'-"'"'""1111 1111 Notary Public in and for the State of .;::,"" ~ORA C 1111 Washington, residing at L<•<>S. {1 . .;:,, ,. \Iii.! ..... , .. ,\IUU.111 0( ''1 M . ' . ' 17 f ;1•:~~\{i'\ y co.:~~~on e~~:~ 1:z a'i. ,;r)I{ ~ en i -• ~ ,=\ ::: [Typit?or Print Notary Name] :..,---1-::: .. ·1 , .. -" "' ·-:: -~ ~ ~,.,, suw § .= / ~' i,,, ·On 1 "-,$ ~ = ! ti, J• r,.1 ~,. Q -·~. c.~ .. ,1,,•,\w,,,, ....... , .. G'°' .::; .,,,,1. ttt..qsH\~ .... ~-.'.' ,, ... .... "I'" (Use Thi$ Space for Notarial Seal Stamp) J.1011N11 00JID06121•1.noc. v1 sm ST ATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document. On this _Jj_ day of N'o,;,,. Jv , 2012, before me personally appeared,~ I"/ id.tu , to me known to be the Ollt•Hlff' of GEO. H. BALES, L.L.C., a Washington limited liability company, the limited liability company that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument on behalf af said limited liability company. WITNESS my hand and official seal hereto affixed the d and year first above written. (Use Thi$ Space for Nclarial Seal Stamp) Notary ublic in and for the State of Washington, residing at &,~ a, My ~mission e~: 14 ,:z<J 2o1 S: ~d'rara. 'JFtA;S [Type or Print Notary Name] Exhibit A Legal Description of Property LOT 2, COUNTY SHORT PLAT NO. 1079069, RECORDED UNDER RECORDING NO. 8002040734, RECORDS OF KING COUNTY, WASHINGTON ... ~ :.: ~ lli! ill N ... o; I ~· ' ~ ' /f' ~ z SCAL.£: ,. c 50' EXHIBIT B N.E. 41H S1REET N88'W~o"W l87.95 (CAl.c. AHO l'LAJ1 I ' S1 I I <~& I I I I 1r-:r• I I I I I I I I I I LOT 1 I I r--1 I PRIVATE ACCESS & :8 I PARKING EASE~[NT :!'! I I I I I ,-------1 ---I I ,-~ l I I --------' L_-, I ' I I ,, PRIVAlE i ACCESS , --=1~-·_,..· .,~ r~ EASEMENT 7.5 PRIVATE STORM DRAIN I I< VAULT ACCESS EASEM~T L ----- LOT 2 LOT 2 K.C.S.P. 1079069 30' ~ Ill I ~ z:al !!I . ~ ,; g g 1~ Ii, ;1 .., ... N ? §5 510 REC. NO. 8002040734 j ' . -_, __ T ___ ll88:,:::'ll6,'2:::,6".:W.....!:21~2.6:;J!,.l!:CAL;c...i.t!.f'LA~!L----.....!l.---J~- KEY PLAZA SHORT Pl.AT PAGE 10F1 SRE PLAN SHOWING LCITTi AND EASEMENIS EXHIBITS cORf ~DESIGN 1"711 NE 29thl't~, #101 a.tlffuo; w~ 98007 42$..615.7877 f.cu. 425AB5.7963 fNGINEERING PtANNING · SURVfYING JC>B NC>-07069 SCAf.£: 1" = 50' t S5 ' EXHIBIT C N.E. 4TH S1R££T LOT 2 LOT 2 K.C.S.P. 1079069 REC. NO. 8002040734 ~ "' p :!i ... a ~ 3(1' i..l I za1 1; 1~1 I' I I o· j --....t:=r---.;N~88'06~,·2~6":.?Vl~21~2.;!6~l.l!CAl.c~~-,!&:.,!FU~L-----1,bl ,iJL l(EY PlAZA SHORT PLAT PARKING AREAS EXHIBITC PAGE 10H coir ~DESIGN 141711 Nf :29th rtrxe, #lOt Bellewc.,~ W~ 98007 42.S..SBS.7877 Fa.a: 4HB85...7963 ENG/NfHING , PLANNING · SURVEYING J<>B NO. 07069 **~,,.** OLD REPUBLIC11rrE,L1d ,,. 'fi ... 19020 33rd Avenue W., Suite 360 Lynnwood, WA 98036 * * * * (425) 776-1970 **FOURTH** Attached Commitment Issued for the sole use of: Our Order Number 5207119512-5 3 BRADLEY COMMERCIAL REAL ESTATE LLC 12509 130th Lane NE Customer Reference AMBER PROP/FAN&GU0/5217016932 Kirkland, WA 98034 Attention: Mike Bradley When Replying Please Contact: Christina Hughes Direct line: ( 425)776-1970 See Attached Commitment to Insure RECEIVED JAN 1 !i 2015 CITY OF RENTON DIVISION AL TA Commitment COMMITMENT FOR TITLE INSURANCE Issued by Old Republic National Title Insurance Company OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota 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 Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. Issued through the office of: Old Republic Title, Ltd. 19020 33rd Avenue W., Suite 360 Lynnwood, WA 98036 Authorized Officer or Agent OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY A Corporation 400 Second Avenue Soutfl, Minneapolis, Minnesota 55401 (612) 371-1111 Ar1a11 Page 1 of 10 Pages ORTIC 1613 (2006) OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207119512-5 ALTA Commitment SCHEDULE A Customer Reference: AMBER PROP/FAN&GU0/5217016932 1. Effective Date: November 7, 2014, at 8:00 AM **FOURTH** 2. Policy or Policies to be issued: ALTA Owner's Policy -2006 Amount: $700,000.00 Premium: $1,764.00 Tax: $167.58 Rate: Short Term Rate Note: Standard Coverage Proposed Insured: HONGGANG FAN and FENG GUO, presumptively subject to a community interest if married or in a registered domestic partnership The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said Policy or Policies are set forth in Exhibit I attached. Copies of the Policy forms should be read. They are available from the office which issued this Commitment. 3. The estate or interest in the land described or referred to in this Commitment is Fee Simple 4. Title to the estate or interest in the land is at the Effective Date vested in: AMBER PROPERTIES, LLC, a Washington limited liability company, and GEO H. BALES, LLC, a Washington limited liability company, each as their interest may appear 5. The land referred to in this Commitment is described as follows: See Legal Description Exhibit. This Commitment is not valid without SCHEDULE A and SCHEDULE B. Page 2 of 10 Pages ORTIC 1614 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order r._ .. ,Jer: 5207119512-5 SCHEDULE B I. REQUIREMENTS: Customer Reference: AMBER PROP /FAN&GU0/5217016932 1. Pay us the premiums, fees and charges for the policy. 2. Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered, and recorded. 3. You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. 4. Release(s) or Reconveyance(s) of appropriate items. 5. If any document in the completion of this transaction is to be executed by an attorney-in- tact, the completed Power of Attorney form should be submitted for review prior to closing. 6. Terms and conditions of the Operating Agreement for Geo H. Bales, L.L.C., a Washington limited liability company, and any amendments thereto: According to off-record information, as of August 1, 2014, George Jay Bales, Successor Manager, is authorized to sign. If there are any changes to the authority of the Manager(s) prior to closing, please provide documentation for review to prevent closing delays. 7. Terms and conditions of the Operating Agreement for Amber Properties, L.L.C., a Washington limited liability company, and any amendments thereto: According to off-record information, as of August 1, 2014, George Jay Bales, Manager, is authorized to sign. If there are any changes to the authority of the Manager(s) prior to closing, please provide documentation for review to prevent closing delays. 8. The requirement that this Company be provided with an opportunity to inspect the land. The Company reserves the right to make additional exceptions and/or requirements upon completion of its inspection. Page 3 of 10 Pages ORTIC 1616 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order N_ .. ,Jer: 5207119512-5 9. The requirement that the Company be provided with a copy of the "rent roll" and "tenant estoppel certificates" for its review. The Company may have different and/or additional requirements after its review. 10. The requirement that this company be provided with a suitable Owner's Declaration from the Seller (form ORT 174). The Company reserves the right to make additional exceptions and/or requirements upon review of the Owner's Declaration. 11. Any interest of a spouse/domestic partner of HONGGANG FAN and FENG GUO. NOTE: The name of said spouse/domestic partner must be furnished. Page 4 of 10 Pages ORTIC 1616 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order NL ... ~er: 5207119512-5 SCHEDULE B continued Customer Reference: AMBER PROP/FAN&GU0/5217016932 II. 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: 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 for value of record the estate or interest or mortgage thereon covered by this Commitment. 1. Encroachments, or questions of location, boundary and/or area which an accurate survey may disclose. 2. Easements or claims of easements not disclosed by the public records. 3. Rights or claims of parties in possession not disclosed by the public records. 4. Any lien or right to lien for services, material, labor, and/or contributions to an employee benefit fund or State Workers' Compensation that is not disclosed by the public records. 5. Exceptions and reservations in United States patents, Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements and equitable servitudes. Water rights, claims or title to water. 6. Any service, installation or general connection charges for sewer, water, electricity, telephone, gas and/or garbage removal. 7. General taxes not now payable; special assessments and/or special levies, if any, that are not disclosed by the public records. Page 5 of 10 Pages ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order N_ ... Jer: 5207119512-5 8. Terms and provisions as contained in an instrument, Entitled Recorded Deed in Official Records under Recording Number 192430 Which, among other things, provides: Exceptions and reservations of minerals No examination has been made as to the present ownership or encumbrances of the reserved mineral estate. 9. Terms and provisions as contained in an instrument, Entitled Recorded Short Plat February 4, 1980 in Official Records under Recording Number 8002040734 Which, among other things, provides: Including, but not limited to the following matters: Dedication for Roads, provisions for construction of storm drainage system, reservation for slopes, cuts and fills along lots for reasonable grading along roads. 10. Terms and provisions as contained in an instrument, Entitled Recorded Covenant to Annex to the City of Renton December 5, 1983 in Official Records under Recording Number 8312050536 11. Terms and provisions as contained in an instrument, ORTIC 1618 Entitled Recorded Declaration of Restrictive Covenants September 26, 1985 in Official Records under Recording Number 8509260633 Which, among other things, provides: Restrictions, Conditions, Covenants and Easements. Page 6 of 10 Pages OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order N .... Jer: 5207119512-5 12. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To For Recorded Affects Puget Sound Energy, Inc., a Washington corporation To construct, operate, maintain, repair, replace, improve, remove and enlarge one or more utility systems for purposes of transmission, distribution and sale of gas and electricity May 12, 2009 in Official Records under Recording Number 20090512000923 10 feet wide having 5 feet of such width on each side of the centerline of Grantee's systems located as constructed or to be constructed, extended or relocated 13. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To For Recorded Affects City of Renton Water line utilities and utility pipelines February 16, 2010 in Official Records under Recording Number 20100216001605 As located 14. Terms and provisions as contained in an instrument, Entitled Recorded Key Plaza Short Plat December 7, 2012 in Official Records under Recording Number 20121207900004 15. Terms and provisions as contained in an instrument, ORTIC 1618 Entitled Recorded Declaration of Restrictions and Grant of Easements December 21, 2012 in Official Records under Recording Number 20121221001617 Which, among other things, provides: Restrictions, Conditions, Covenants, Easements, Provisions for Levy of Assessments and Penalties. And as modified by an instrument, executed by AMBER PROPERTIES, LLC, a Washington limited liability company, and GEO H. BALES, LLC, a Washington limited liability company, recorded October 30, 2014 in Official Records under Recording Number 20141030001654. Page 7 of 10 Pages OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order N_ ... .Jer: 5207119512-5 16. Lien of Real Estate Excise Sale Tax upon any sale of said premises, as established by the Washington State Department of Revenue. NOTE: As of the date of this commitment, the current Excise Tax Rate is: .0178. Confirm the current rate by contacting the following prior to closing: Name of Agency King County Records and Election Division, Excise Tax Department at Telephone Number (206) 296-1843 17. Deed of Trust to secure an indebtedness of the amount stated below and any other amounts payable under the terms thereof, Amount Truster/Borrower Trustee Beneficiary/Lender Dated Recorded $2,250,000.00 Amber Properties, LLC, a Washington limited liability company, an undivided one half (1/2) interest, Geo H. Bales, LLC, a Washington limited liability company, an undivided one half (1/2) interest Ticor Title Company KeyBank National Association January 5, 2009 January 9, 2009 in Official Records under Recording Number 20090109001090 In Connection therewith, said trustors executed an Assignment of Rents, Recorded January 9, 2009 in Official Records under Recording Number 20090109001091 Affects this and other property. --------------------Informational Notes ------------------- A. NOTE: According to the public records, there have been no deeds conveying the property described in this report recorded within a period of 36 months prior to the date hereof except as follows: ORTIC 1618 NONE NOTE: The last recorded transfer or agreement to transfer the land described herein is as follows: Recorded August 16, 2006 in Official Records under Recording Number 20060816002142 Page 8 of 10 Pages OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order N_ ... Jer: 5207119512-5 Said matters affect AMBER PROPERTIES, LLC's interest NOTE: The last recorded transfer or agreement to transfer the land described herein is as follows: Recorded June 10, 2008 in Official Records under Recording Number 20080610001427 Said matters affect GEO H. BALES, LLC's interest B. GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1: Year Amount Billed Amount Paid Parcel No. Levy Code Assessed Valuation Land Improvements 2014 $8,020.04 $8,020.04 518210-0043-06 2100 $562,300.00 $0.00 C. Pursuant to WAC Code 284-29-260, there will be a cancellation charge (minimum of $50 plus tax) in the event the proposed transaction does not close. D. NOTE: This report covers land which was identified by street address and/or tax parcel number(s) -assessor's parcel number(s) when the order was opened. E. The applicable rate(s) for the policy(s) being offered by this report or commitment appears to be section(s) 25. F. Short Term Rate ("STR'') applies (but may be precluded or limited by application of the above shown section(s) of our Schedule of Fees and Charges.) G. NOTE : We find no pertinent matters of record against the name(s) of : HONGGANG FAN and FENG GUO Page 9 of 10 Pages ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order N~ ... .Jer: 5207119512-5 H. NOTE: To help you avoid delays at closing, we would like to make you aware of our final recording run times, in which the recording documents leave our office. Documents must be delivered to our office at least 15 minutes prior to our last recording run for review and preparation. ORTIC 1618 REGULAR RECORDINGS: King County: 2:00 p.m. Pierce County: 2:30 p.m. Snohomish County: 1:15 p.m. Monday through Thursday, 12:15 p.m. on Friday KING and SNOHOMISH COUNTY recordings are processed out of our Lynnwood Office at: 19020 33rd Ave. W., Suite 360, Lynnwood, WA 98036 PIERCE COUNTY recordings are processed out of our University Place Office at: 6721 Regents Blvd., Suite A, University Place, WA 98466 E-RECORDINGS: King County: Non-Excise Only, 3:25 p.m. Pierce County: Non-Excise Only, 3:45 p.m. Snohomish County: Both Excise and Non-Excise 3:30 p.m. Monday through Thursday 3:00 p.m. Friday NOTE: There is an additional $5.00 per document charge for E-Recordings. If you do not want your docs E-Recorded, you must tell us on your closing order and schedule the docs to be delivered to us according to the REGULAR RECORDING delivery times. For E-Recording Excise Transactions (available in Snohomish County only at this time), checks must be included in your recording package and made payable to: Old Republic Title, Ltd. NOTE: A $1.00 mailing fee will be charged per document recorded by Old Republic Title, Ltd. IMPORTANT!!! Please make sure NOTHING appears in the one inch margin of your documents or the three inch margin at the top of page one. This includes signatures, initials and notary seals. If the margins are not clear, the county will not record the document! cm/RMK Page 10 of 10 Pages OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or 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 Company is prejudiced by failure 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 shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part 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 Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. If a policy other than the 2006 ALTA Owner's Policy of Title Insurance, 2006 ALTA Loan Policy of Title Insurance or 2006 ALTA Short Form Residential Loan Policy is ultimately issued, the arbitration provisions of the issued policy shall control. ORDER NO.: 5207119512-5 LEGAL DESCRIPTION EXHIBIT The land referred to is situated in the County of King, City of Renton, State of Washington, and is described as follows: Lot 2, Key Plaza Short Plat, City of Renton Short Plat No. LUA-12-012-SHPL-A, according to the short plat thereof recorded under Recording No. 20121207900004, records of King County, Washington. SITUATE in the County of King, State of Washington. ABBREVIATED LEGAL Lot 2, City of Renton Short Plat, Recording No. 20121207900004 Tax Account No. 518210-0043-06 Page 1 of 1 Exhibit I AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY OF TITLE INSURANCE -2006 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion l(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liensr encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is: (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Data of Policy and the date of recording of the deed or other instrument of transfer in Public Records that vests Title as shown in Schedule A. EXCEPTIONS FROM COVERAGE -SCHEDULE B, PART ONE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. 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 and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. Page 1 of 1 OLD REPUBLIC TITLE, LTD. Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of OLD REPUBLIC TITLE, LTD. We may collect nonpublic personal information about you from the following sources: Information we receive from you such as on applications or other forms. Information about your transactions we secure from our files, or from [our affiliates or] others. Information we receive from a consumer reporting agency. Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. Non-financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. ORT 287-C 5/07/01 ** ** * * ! OLD REPUBLIC TITLE & ESCRO\,V, Ltd. *** * * THIS SKETCH IS PROVIDED, WITHOUT CHARGE, FOR YOUR INFORMATION. IT IS NOT INTENDED TO SHOW ALL MATTERS RELATED TO THE PROPERTY INCLUDING, BUT NOT LIMITED TO, AREA, DIMENSIONS, EASEMENTS, ENCROACHMENTS OR LOCATIONS OF BOUNDARIES. IT IS NOT A PART OF, NOR DOES IT MODIFY, THE COMMITMENT OR POLICY TO WHICH IT IS ATTACHED. THE COMPANY ASSUMES NO LIABILITY FOR ANY MATTER RELATED TO THIS SKETCH, UNLESS SUCH COVERAGE IS SPECIFICALLY PROVIDED BY THE COVERED RISKS OF THE POLICY. REFERENCE SHOULD BE MADE TO AN ACCURATE SURVEY FOR FURTHER INFORMATION. NORTHWEST QUARTER. SECTION 15. TOWNSHIP 23 NORTH, RANGE 5 EAST PARCEL NUMBER: $. 6 7 !.C 2,1639 l r. _lj2__?,Jl_~ __ (S.L:. -~Bl'/i ST.I 12~I":"' s° ,s· S.E. 128TH ST. }23.42 C ::.; 38-J:i-59 'II 518210-0043-06 ,)_ 9•i A':; 411UO Sl Ji)P 21 LOT 1 '• v, _, Q. I U/ "' N ()._ U) z "' N g "' "' ~ "' 0 ~ 518210 " w z 3 LOl § " i3f " 8 ~KCSP 1079069 ~ 6002040734 I;) I t ti i MARTIN'S~/ ACRE 14C·33,J SF' .~ ,1119~1? i i 1G : lJ ~8-U3-C9 Vi ~~f 0 ::-:··~-;-::··;:··:-;;;·,--·--·-2·~~-.. ---·-···-···-···-··-··-··-···i':5: y ...._ VCH. 235/ 1-~zi'--"''-"''r''--.:.. J TRACTS UNREC. " [ Tf"< A I: ~·1 .7-' -·~ r:~r,,:, Jc "t" 1,."l ;-;_s 1:; 2. ·1 C ,'cc ,,-,:;, ~ 19020 33RD AVE. W., STE. 360, LYNNWOOD, WA 98036, PHONE (425} 776-1970 FAX (425} 776-5710 L 3C ) . 0 ----: 5 UJ z UJ " RECEIPT EG00032729 • BILLING CONTACT Honggang Fan 1616 198TH PL SE SAMMAMMISH, WA 98057 REFERENCE NUMBER FEE NAME . "'" <'O«~n--. LUA15-000021 PLAN -Environmental Review PLAN -Site Plan Review -Admin Technology Fee • Printed On: 1/15/2015 Prepared Bv: Kris Sorensen City of Transaction Date: January 15, 2015 TRANSACTION TYPE PAYMENT METHOD ,_,, q<,<,ro,,,m, Fee Payment Check #1097 Fee Payment Check #1097 Fee Payment Check #1097 SUB TOTAL TOTAL AMOUNT PAID $1,000.00 $1,500.00 $75.00 $2,575.00 $2,575.00 Page 1 ol 1