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Home My WebLink AboutReport 11------ L _, L_ ---I '---1 I L __ I ' J I I-~( ' -_f- ' I ' -' ~ -------:, ' ' ' ' _j J-.,lll &otlog a,~ - ,c - 0 -, l a 0 ~ _:=, = :;:::i "' I (3 larM]X(SIWl!III -------_, ---- lo .. ~ z .. •X(Sha<li!d) [,,~ .. . · -__ . . ... ,'L__c-~~ 7 i '\ 1,IJ--a, -I f ' ----------( , I 1-i f';. 'oi ~ [,lp : ,• !Ll · _j1-·1 ,::,i ((I ""'_',L';"}\',-_:~-J ;·-. _:-) ;, FLOOD ZONE DESIGNATIONS Tlle 1!11od )11Urance ils,mi 1111\ch 0011e5!)'.lnd5 ta maiautslde lh~!lOO-ywlk~ The 11111d nswnce,tstZOMllllil:h'<l~~ 11:111mootlldetlle 1ao.veallood1b~.arruof 100-yoa, shed llo" lbldl1,0llilel! Ma,idep*5 irele:isth;in I fool arm QI IC01'1!'""'~"'" !loodln;rwl'loto I,. ,......,u1D,1 ri, • .,.,. ls Ii:$. lhan1 ,q."°'8 or11wpi~otllldf1omlM11lOi'e.r Ibid tl'l llffle.l. No BFEs W: sl!G'Oll .. th~ 11k "'"' loaeAf TI1tl:OOdl11ur.ll'IC!lis,ror~..til::hc111resp<r>li,; to If 10~"ftarllc~im, Yrl1ici\a,,e oo'zrmil!o bycll!Wil!l ""11'.ad,. Rff; m si>owri~ili"11li$1011!1 LOTliollMy l,aa Ar. 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WA 98188 206.241.6000 ,-,:-<-~} /ft·· ' -;-"l (( ) ' ,:\rtt?.\\' Work M~p ,Ii lfGEND -a-tltarulh ~--~-.. ..,, ----105-jrarF!Nqillll~ --~-:;ao.,_fbilfplp~ --'--,WFIDodEMIIIII' 7=.: __ J SQle:1'=500' ' ~' t l In '"" , .. -. l. ~··f J.: / MAR -/~~( it~ ·-: City of Renton, Washington Anril 7 ?OOR Pl~tP. 1 nf ? ACE Av1ATION 289 PB,IMETel ROAD RENTON, WA 98057 PPP-SS-TTTT - ·,.,"711 <![, ,tr-1, DJ U?:: r:::=:;:;: ::-fr f;--if:1 1..J ··1.1 iQ; RE'>1S1DN ST I OIITE APPR - !m CITY OF ~ RENTON =~1= PPP-SS-TTTT ACE. AVlATION 289 PERIMETER ROAD RENTON, WA 98057 "' REVGION ml ;;j !;! .~"!!: B.C.E JOB NO. 15559 ,..,P.\1"""'\IS>>OV,or..n;..,,,.\,,..,,. ""'"""' O.,o/r""•-'/1'fi:)1l:>IS"" xo1o,·.,· 289 ACE AVIATION PERIETER RENTON, WA ROAD ""'-"""" 98057 '"""' """"" "" ""'""""-"" PPP-SS-TTTT - d :Jl s::: 0 :Jl ~ z ~ m -0 r ~ z ,·-:,, 289 ACE AVIATION - RE\11SIOO ' ,,~, - ;::: () .. : ..... j/ ~~ -:f -~ 1--. """"' :F :~· "' B.C.E. JOB NO. -:.,·· _, -, [/1\i r·,·.:..--·- l_'-=2.: /'~.,.o~• ~\ :-1 ' ~ \ (be: ~,..,_, ~,;. •= : ~ 1~r ! ~ ~ ~ £> -,-: Q ··~>; ·~ .... _ :::,: ~'sei ' l!'~1i1i~I ijl 1:~1~ ii !i~~ --'5 1 ~ ! ~ I ·1111, ! ! ! ~ B.C.E. J08 NO. 15559 r.+<.P.\1""""\'~'"'"''"'"·pd.d•O Dot,fl,mo.J/"/>Oll 25:l PM :.,,~,_,_, w""11'.A:. ,,.,_ ---- ACE AVIATION 289 PERMETER ROAD REN'T"OO, WA 98057 CON6TRI.ICTTON NOTES NO DETALB ,1 i ii ·_,h--c~~~. PPP-SS-TTTT rttr if:t {;-;-;-::; I. '-'c . .:::--::::; ! l i ~ I ! ' 1~ ' ' I"' i .--.... ,.,, '.::.-. \ / '· !m CITY OF ~ RENTON I'' ''I ,, I· ACE AVIATION 289 PERI~ ROAD FENTON, WA 98057 o::>N:ITIILICTk OOTES l>IO DEU.1..8 PPP-SS-TTTT - ------ NC. i RL'fSLO'< ' II I !Ii!!! • I ' . ' . ! ! . ' . I ' . ' . ! ·i '1 ! I 11 11 B.CE. JOB NO. 15559 ~.::.-.~~- I o.o.rr : APMt -=-----I .C~ I ~ l! p ~f ~~ ~ i if~~ ~i l • 0 I " " ". ' • • ,. ~ " ~ 1 ~ ' ' ' ,. ~ ;;, . ~ ~ • • • L """ • • • ' ; I' ! I' i I I •• . ' ". ' ' ~ ~ ' t ~ ~ : 1 I Am CITY OF ~ RENTON I ~ ACE AVIATION 289 PERMETER ROAD RENTON, WA 98057 PPP-SS-TTTT -~ .:::, B.CE. JOB NO. '-,y\1sso,-,11 -,,,,,,,. 15559 ,,~,.\1e.o:»,\1' ... -z,j. ... 0 I cl '~--_, I I I I ,..~ .--..::::_,JCJ.c"if'f'- / - ''""" 11,allm '·" PM "''"'·1"-1" ' \ ' \ 289 ACE AVIATION PEflLE1ER FENTON, WA FIOAD --98057 PI...ANTH)f'L61,I~ T PPP-SS-TTTT / ~ z 0 ACE AVIATION 289 PERMETER RO RENTON,WA~ PPP-SS-TTTT ' ·, I ' ; § ( \'.\ \. \\ I\ \:~~ \':._ \ \ \ ;, Ii ., § /1 Ace Aviation 289 Perimeter -Renton IIVA 98057 ~I i I / I I i ' I ' ff ! .:! 'ji I I ----~l_'.,l!" __ _ •:-.:_r f,','T ;.-.o· .,-.;· +--!~---~---~-,l'" ·--···--·--H·-,_14'•1" _ ___.,,Q,___---"ff.<f""-----....1':'~ ..... --___ __.1!~ l I i ~ ~ =. I' ... i i n \..~J- J ~ t, Ace Aviation ... Perimeter•-• Renron WA -7 ,r.r ,.. ,,.,.,. " ·,·--r.· ,£.~~ --------------'='$> __ _ I: i ' . I I : . __ c.__j. 11'-4" 4'4' 'l'-4'_. w -~ W! t ' ~ g s ® @! i ' 1 ' ,' ,' o .... -"' o w----1~----. --------------·------· ··----------------t-. " e. I' ~, I I Ace Aviation ••• Perimeter Road RenfOnWA-57 ' I H±T- ' ~I----,t:t ;i.- '1- ,--,---~ • • fil' I I ·1--<$ I ! Ii' .. -. I r:,i_, - 1~ 1 ' 1~ ,: a :;_···. < ' ' ,. " ' [ I I I i 1'-0"t•5'-0"., 11' ..... f";_ I ~i _ I ,~ I ' ~ r::i ±-' n 1 1 G1 :_ Gl ~; jl 0• ~ l. -~~ "' rs; ''rt- lF=',,_ _ _j \i,,.. = 'i~ '0J [j;J8Sf3\/~l10N PLJITFOR~ I j 0 ~ @]~ a s ' ~ 1 , ill\ .. -:-----~J !~ ~ I I s I I 1~1 Lr~_c,._ L _' ,/ I!; ·1_················ ··.··-·"·0-1~·- , e. I' ~I I ~~T.J --i i I I I ! [[i J 11 15 ~ ----------·-·--1r·--------, .,,rr ! H( I ' I i • i I T 'i Ace Aviation ... _, __ nntonWA98057 i . ' ., IC; I , ~ " ' ' t I' ;... I ' .. ---~G f Ace Aviation 2811_,n __ -WAll8057 ' ; I • • I I ~ ;i ~ I I~! h ~, ~I ~· I I i wl I ;: I ~ a • ~ + i ' _SI ~ ; • a '2:i ,:;· :.~J .,,. ' . -. :'} \ t I' ~I --------· - ' 'i; ill' Ii 1!!' ' " ,ii' Ace Aviation 289--R- -WA98057 i~1r ~~11i-i,. ~ ' . 1 i -~ J._. ___ ---+" ! ! l... _ J _ ~i t . L, lJ/ ; ' ' X I I • ~ ~ e ! ''.:l ,;:., ':.;::, ·-.... ' CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: July 18, 2013 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: LUA (file) Number: . Cross-References: 'AKA's: Project Manager: Acceptance Date: Applicant: Owner: Contact: PID Number: ERC Decision Date: . ERC Appeal Date: Administrative Approval: Appeal Period Ends: Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date Appealed to Council: By Whom: Council Decision: Mylar Recording Number: Ace Aviation New Facility LUA-13-000333, ECF, SM Elizabeth Higgins April 16, 2013 Bosair LLC City of Renton David Freeman 0723059007 May 13, 2013 May 31, 2013 May 16, 2013 June 20, 2013 Date: Date: Project Description: Ace Aviation is proposing to construct a new facility at 289 Perimeter Rd at the Renton Municipal Airport. The project, consisting of a hangar and operations facility of 32,000 sf, would be located at the site of their current facility. . Location: 289 E Perimeter Road Comments: Denis Law ~ f" ---=M=ayo:r -------~]'.~,-.,..- Department of Community and Economic Dev~l~pment _ -C.E."Chip"Vincent, Administrator July 18, 2013 David Freeman Snodgrass Freeman Associates 7195 Wagner Way NW #201 Gig Harbor, WA 98335 _ SUBJECT: Ace Aviation New Fadlity LUA13-000333, ECF, SM Dear Mr._Freeman: This letter is to -inform -you that the appeal period ended May 31, 2013 for the Environmental Review Committee's -(ERC) Determination of Non-Significance - Mitigated for the above-reference.ct project. No appeals were filed on the ERC determination therefore, this decision is final and application for the appropriately required_ permits may proceed .. The applicant must comply with all ERC Mitigation Measures and Shoreline Permit Conditions of Approval. If you have}nY questions, please feel free to contact me at (42SY 430-6581. ' For the E,:ivironmental Review Committee, Elizabeth Higgins Senior Planner cc: Bosair LLC / Applicant Renton Oty Hall • 1055 South_ Grady Way • Renton, Washington_9S057 • rentonwa.gov , ' City of Renton P,an11ing Divisio11 STATE OF WASHINGTON JUN 1 0 i013 DEPARTMENT OF ECOLOGY Northwest Regional Office• 3190 160th Ave SE• Bellevue, WA 98008-5452 • 425-~~~~~'(,J~/Q) 711 for Washington Relay Service• Persons with a speech disability can ca/1 877-833-6341 June 5, 2013 Bosair, LLC Ace Aviation 289 E Perimeter Road Renton, WA 98057 Re: City of Renton Permit LUAB-000333, ECF, SM-Approved Bosair, LLC -Applicant Shoreline Substantial Development Permit (SDP) 1536 Dear Bosair LLC: On May 30, 2013, the Department of Ecology received notice that Renton approved your application for an SDP. Your permit is for demolition, construction and expansion of existing buildings and installation of a 20,000-gallon aircraft fueling tank within the shoreline jurisdiction of Lake Washington. By law, local governments must review all SDPs for compliance with: • The Shoreline Management Act (Chapter 90.58 RCW) • Ecology's Substantial Development Permit approval criteria (Chapter 173-27-150 WAC) • The Renton Local Shoreline Master Program Local governments, after reviewing SDPs for compliance, are required to submit them to Ecology. Your approved SOP has been received by Ecology. What Happens Next? Before you begin activities authorized by this permit, the law requires you wait at least 21 days from May 30, 2013, the "date of filing". This waiting period allows anyone (including you) who disagrees with any aspect of this permit, to appeal the decision to the state Shorelines Hearings Board. You must wait for the conclusion of an appeal before you can begin the activities authorized by this permit. The Shorelines Hearings Board will notify you by letter if they receive an appeal. We recommend you contact the Shorelines Hearings Board before you begin permit activities to ensure no appeal has been received. They can be reached at (360) 664-9160 or http://www.eho.wa.gov/ 0 t Bosair, LLC June 5, 2013 2 of2 If you want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the Shorelines Hearings Board website above. They are also posted on the website of the Washington State Legislature at: http://apps.leg.wa.gov/wac. Other federal, state and local permits may be required in addition to this shoreline permit. If you have any questions about this letter, please contact Barbara Nightingale at (425) 649-4309. Sincerely, f}a1/?a«IY/t<~-1~ Barbara Nightingale~::na1 Slioreline Planner Shorelands and Environmental Assistance Program BN:cja cc: Elizabeth Higgins, Senior Planner, City of Renton David J. Freeman, Snodgrass Freeman Associates · /" Cicyof, .. . . E)'' -------1~.• (2Jn\1(:(;1jf1l ~t; ".....-·-;, ._;_;;; ._,.__. ~ V--·-- N O Tl CE OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (ONS·MJ POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: A,e Aviation Building Expansion PROJECT NUMBER: LUA13.D00333, ECF, SM LOCATION: ZS!l E Peri motor Ro.ad OUCRIPTION: An applle1.tlon has bHn "'°"l""d re,ques~nc •ppruval of a Shoreline SubsUntlal Du•lopment Ptrmlt that would allow bul\dlng demolltlon ~nd constt\lctlon wlthln 200 lee'! of a slin!flant shoreline of the rt,,toi \Cedar Riller!, Environmental Revl•w Is required for !ho project bastd on !he propos,,d replai:amont oltwo bu lid Ing• (te>tal 11,500 sf) that would b<o clemi>llshod and ronstructlon DI• 3:!,000 sf new bulldln1. A new 20,oou pllon aln:"'tt fllellni tan~ and dls;,ensers would be lnmllod. The property has the Comprehensive Pion des\a:natlon of EmpJoym•nt Ana -lndllSU\al and I• wn•d lndu,trla)-Medlum. Tho, pro)ert slt<I! Is an ulstln1 bvslneH lo<:iot•d at the hntcrn Munlclpol Al,purt. THE CITY OF RENTON ENVIRONMENTAl REV,EW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT KAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of thl envlronment1I d1termlnatkm must be Flied In writing on or !>@fora 5:00 p.m, on May 31, 2013, together with the reqvlred fee with: Hearln1 bamlner, City of Renton, 105$ South Grady Way, Renton, WA 98057, App&als to the EKamlner an, sovemed by City of RMC 4-B-110 and Information r,q:ardlnc th• appeal process may ba obtained from the Ranton Qty Oerk', Office, [425l 4J.0-6S1D. !F THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLJC HEARING WlLL SE SH AND All PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CID" OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CAlllNG FOR PROPER FILE IDENTIFICATION. CERTIFICATION I, B:kt Z;~;: ff:{ 1-\-1 &-& I N,1iereby certify that 2, copies of the above document were posted in-~-conspicuous places or nearby the described property on Date: 5 / i,.,, ( 1 ~ T I STATE OF WASHINGTON ) ) ss COUNlY OF KING ) I certify that I know or have satisfactory evidence that 6? I 1 7 u 6...±:h ~°1,4' ,-/) signed this instr~ment and acknowledged it .be his/her/theiJ free .ilnd voluntary ~~for the uses and purposes mentioned in the instrume t, / /-/ U '2 ,1 :rtn,,,,,,. \1 · Dated: --,, -,_ [ -;-0 1• . ,. , --'' -· -----'--=-....... ,;!£,<,' ... ,. ,? (1. 14&,-:--=e,.---c----'--=--""':-'~--c'----'-~.,,,2'---,:------\/'<:,:.:::.·.:::;;·~·.:·, ... ,,:°=:Notary Pub 1c in a d for the State Washington .~\ :.....-..-\~~;-,'· ,· ";,;J ~ ·~~; .... ~ ~- ·, '.) • ·" " \ ,,, 'y t, ' ~ \' " . . ,.,-..,, ~· : 6 ,:.i. ... / -~ ~ • \:. / ,'\ r t :,' "-··~c, NoJ~(Prmt): __ ~--t'cl~A~>~-,-,~~-~ ... '=~-1~ 'l\-'""'fi-"'_.,,_- ,., •• 1-'U£\ ... · ' .. 0 ~-I \ <fl;,'114Y ,i!PpPj~ej\fexpires: ___ <;;,~/""';)-'------i~~Q(~'i,_lft--. ----- '.:;~ --? /'·1,:•,'' ;:-.-.• ' ,~,'>":',. / -""".' ... · < :.:ir:· 'iN j:>..":I' Ji' --'.:.,_,. ,,11 ""'°"'..tf//Jf/ CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT-PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 15th day of May, 2013, I deposited in the mails of the United States, a sealed envelope containing ERC Determination, Shoreline Substantial Development Permit documents. This information was sent to: Agencies David Freeman Bosair LLC (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING Dated: Name ) ) ss ) My appointment expires: _ · Proj~ct,Naine:'."': Ace Aviation Building Expansion -·>·t<-~, .. _.¥,,"•'•'llfl·;,r,..,,,sJ),iJ/t"...,ic.,. template -affidavit of service by mailing Representing See Attached Contact Owner • 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 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division • Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Steve Roberge Director of Community Development 13020 Newcastle Way Newcastle, WA 98059 Puget Sound Energy Municipal liaison Manager Joe Jainga PO Box 90868, MS: XRO-OlW Bellevue, WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015-172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn: Ms Melissa Calvert 39015 172"d Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation• Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Mr. Fred Satterstrom, AICP Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City ofTukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing Denis Law Mayor May 16, 2013 Department of Community and Economic Development C.E. "Chi p"Vi ncent, Administrator State Department of Ecology Northwest Regional Office 3190 160th Ave. SE Bellevue, WA 98008-5452 SUBJECT: Shoreline Management Substantial Development Permit for Ace Aviation Building Expansion Land Use Action #13-000333 Dear Sir or Madam: Enclosed is the Shoreline Substantial Development Permit for the above referenced project. The permit was issued by the City of Renton on May 13, 2013. A Determination of Non-Significance-Mitigated was issued by the City's Environmental Review Committee on May 13, 2013. The appeal period will end May 31, 2013, no appeals of the threshold determination have been filed as of the date of this letter. We are filing this action with the Department of Ecology and the Attorney General per WAC 173-14-090. Please review this permit and attachments and contact me at (425) 430-6581 if you have any questions or need additional information. Sincerely, £/1u~ L..L.,._____:..... __ Elizabeth Higgins . • 0 (J -. --- Senior Planner Enclosures: Permit for Shoreline Management {Eval!,lation Form and Decisiol1) Copy of Master Application Project Narrative Notice of Application SEPA Checklist Site C~oss Section , Shoreline Critical Areas Review SEPA Determination SEPA Determination Mitigation Measures SEPA Determination Adv.isory Notes cc: Office of Attorney Gen·eral {Permit only) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT , ,. · City of ! j PLANNING DIVISION SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE MANAGEMENT EVALUATION FORM & DECISION DATE OF PERMIT ISSUANCE: PROJECT NUMBER.: DATE RECEIVED DATE OF PUBLIC NOTICE: May 15, 2013 LUA13-000333, ECF, SM March 19, 2013 April 16, 2013 Pursuant to Chapter 90.58 RCW, staff recommends that the City of Renton grant a Shoreline Substantial Development Permit. This action is proposed on the following application: PROJECT NAME: PROJECT MANAGER: OWNER/APPLICANT: CONTACT: PROJECT LOCATION: Ace Aviation Building Expansion Elizabeth Higgins, Senior Planner Bosair, LLC; 289 E Perimeter Road; Renton WA 98057 David J. Freeman; Snodgrass Freeman Assoc; 7195 Wagner Way, Suite 201; Gig Harbor WA 98335 289 E Perimeter Road; Renton WA 98057 LEGAL DESCRIPTION: POR SECS 7 & 18-23-5 & POR TOBIN$ DC INCL POR PLATIED & VAC STS LY WLY OF COMM WW# 2 N OF N LN DIXIE AVE & ELY OF STATE HWAY # 5 & ELY & SLY OF FOLG LN BEG ON ELY MGN SD HWAY AT PT 5 FT S OF N LN OF LOT 8 BLK 18 BRYN MAWR THE 89.23 FT TH N 05-16-51 E 438.90 FT TH N 40-09-47 E 188.55 FT TH N 60 FT TH N 29-00-40 W 197.07 FT TH S 88-27-28 E 90.83 FT TH N 01-32-32 W 40 FT TH S 88-27-28 E 234.53 FT TH S 35-00-00 E 142.41 FT THE 403.70 FT LESS LOTS 19 TO 22 INCL BLK 4 RENTON REAL ESTATE COS 1ST ADD LESS PORTION FOR LANE HANGAR CONDOMINIUM SEC-TWN-R: WITHIN THE SHORELINES OF: APPLICABLE MASTER PROGRAM: SE07-23-5 Cedar River City of Renton PROPOSAL DESCRIPTION: An application has been received requesting approval of a Shoreline Substantial Development Permit that would allow building demolition and construction within 200 feet of a signifiant shoreline of the state (Cedar River). Environmental Review is required for the project based on the proposed replacement of two buildings (total 11,500 sf) that would be demolished and construction of a 32,000 sf new building. A new 20,000 gallon aircraft fueling tank and dispensers would be installed. The property has the City of Renton Department of Community & Economic Development Ace Aviation Building Expansion DATE OF PERMIT: May 15, 2013 Shoreline Management Permit LUA13-000333, ECF, SM Page 2 of 11 Comprehensive Plan designation of Employment Area -Industrial and is zoned Industrial - Medium. The project site is an existing business located at the Renton Municipal Airport. FINDINGS OF FACT: Having reviewed the written record in the matter, the City now enters the following: 1. Request: The project proponent has requested approval of a Shoreline Substantial Development Permit. 2. Master Plan and Site Plan Review: Development within the Industrial -Medium Zone does not require Master Plan Review. Development within the Employment Area - Industrial does not require Site Plan Review. 3. Application: The project proponent is Ace Aviation. 4. Comprehensive Plan: The property has a Comprehensive Plan land use designation of Employment Area -Industrial (EA-I). The proposed project furthers the objectives and policies of the EA-I section of the Land Use Element of the Comprehensive Plan. 5. Zoning: Objectives and policies of the EA-I designation are implemented by standards and regulations of the Industrial -Medium Zone. The project, as proposed, meets or exceeds the 1-M standards and regulations. 6. Existing Land Uses: The project is a reconstruction of an existing structure for the same intended purpose. 7. Setbacks: Existing setbacks would be maintained. 8. Public Utilities: Payment of transportation and fire impact fees would be required prior to issuance of a building permit. The Cedar River is subject to the Shoreline Master Program regulations of the City of Renton. The intent of the Shoreline Master Program is to ensure that activities carried out within the shoreline jurisdiction result in no net loss of ecological function of the regulated shoreline. A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, SHORELINE ELEMENT: The site is located in the Shoreline High-Intensity Overlay District. The objective of the High Intensity Overlay is to provide opportunities for large-scale office and commercial employment centers as well as multi-family residential use and public services. This district provides opportunities for water-dependent and water-oriented uses while protecting existing ecological functions and restoring ecological functions in areas that have been previously degraded. Development may also provide for public use and/or community use, especially access to and along the water's edge. The proposal is compliant with the following Shoreline policies: City of Renton Department of Community & Economic Development Ace Aviation Building Expansion Shoreline Management Permit LUA13-000333, ECF, SM DATE OF PERMIT: May 15, 2013 Page 3 of 11 Policy SH-14. Shoreline use and development should be carried out in a manner that prevents or mitigates adverse impacts so that the resulting ecological condition does not become worse than the current condition. This means ensuring no net loss of ecological functions and processes in all development and use. Permitted uses should be designed and conducted to minimize, in so far as practical, any resultant damage to the ecology and environment (RCW 90.58.020). Shoreline ecological ~ functions that should be protected include, but are not limited to, fish and wildlife habitat, food chain support, and water temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water flow; littoral drift; erosion and accretion; infiltration; ground water recharge and discharge; sediment delivery, transport, and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and stream channel formation/maintenance. Objective SH-E. Existing economic uses and activities on the shorelines should ~ be recognized and economic uses or activities that are water-oriented should be encouraged and supported. ,/ Policy SH-18. All economic activities on the shoreline shall provide for no net loss of ecological functions during construction and operation. B. DEVELOPMENT STANDARDS: The subject site is classified as Shoreline High Intensity on the City of Renton Shoreline Overlay Map. The following development standards are applicable to the proposal: 1. No Net Loss Required Shoreline use and development shall be carried out in a manner that prevents or mitigates adverse impacts to ensure no net loss of ecological functions and processes in all development and use. Permitted uses are designed and conducted to minimize, in so far as practical, any resultant damage to the ecology and environment (RCW 90.58.020). Shoreline ecological functions that shall be protected include, but are not ,/ limited to, fish and wildlife habitat, food chain support, and water temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water flow; erosion and accretion; infiltration; groundwater recharge and discharge; sediment delivery, transport, and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and stream channel formation/maintenance. 2. View Obstruction and Visual Quality City of Renton Department of Community & Economic Development Ace Aviation Building Expansion Shoreline Management Permit LUA13-000333, ECF, SM DATE OF PERMIT: May 15, 2013 Page 4 of 11 Minimum Setbacks for Commercial Development Adjacent to Residential or Park Uses: All new or expanded commercial development adjacent to residential use and public parks shall provide fifteen feet (15') setbacks from adjacent properties to attenuate proximity impacts such as noise, light and glare, and may address scale ./ and aesthetic impacts. Fencing or landscape areas may be required to provide a visual screen. Staff Comment: The project is across the Cedar River from the Cedar River pedestrian trail, na other applicable adjacencies exist. Lighting Requirements: Display and other exterior lighting shall be designed and operated so as to prevent glare, to avoid illuminating nearby properties used for noncommercial purposes, and to prevent hazards for public traffic. Methods of ./ controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Staff Comment: See Environmental Review Section 4, above. Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall ./ employ materials that limit reflected light. Staff Comment: See Environmental Review Section 4, above. Integration and Screening of Mechanical Equipment: Building mechanical equipment shall be incorporated into building architectural features, such as pitched roofs, to the maximum extent feasible. Where mechanical equipment cannot be incorporated ./ into architectural features, a visual screen shall be provided consistent with building exterior materials that obstructs views of such equipment. Staff Comment: No roof-mounted mechanical equipment is proposed. Visual Prominence of Freestanding Structures to Be Minimized: Facilities not incorporated into buildings including fences, piers, poles, wires, lights, and other ./ freestanding structures shall be designed to minimize visual prominence . Staff Comment: Light poles to illuminate the street and entrance are proposed, but will be the minimal necessary for security and safety. Maximum Stair and Walkway Width: Stairs and walkways located within shoreline N/A vegetated buffers shall not exceed four feet (4') in width; provided, that where ADA City of Renton Department of Community & Economic Development Ace Aviation Building Expansion Shoreline Management Permit LUA13-000333, ECF, SM DATE OF PERMIT: May 15, 2013 Page 5 of 11 requirements apply, such facilities may be increased to six feet (6') in width. Stairways shall conform to the existing topography to the extent feasible. Staff Comment: No features proposed for the shoreline vegetated buffers. 3. Community Disturbances: ,/ Noise, odors, night lighting, water and land traffic, and other structures and activities shall be considered in the design plans and their impacts avoided or mitigated. 4. Public Access Physical or visual access to shorelines shall be incorporated in all new development when the development would either generate a demand for one or more forms of such access, would impair existing legal access opportunities or rights, or is required to meet the specific policies and regulations of the Shoreline Master Program. Cedar River A: Public physical access from a trail parallel to the water should be ,/ provided if the Renton Municipal Airport redevelops in the future, balanced with goals of ecological restoration. 5. Building and Development Location -Shoreline Orientation Shoreline developments shall locate the water-dependent, water-related, and water- enjoyment portions of their developments along the shoreline. Development and use shall be designed in a manner that directs land alteration to the least sensitive portions of the site to maximize vegetation conservation; minimize impervious surfaces and runoff; protect riparian, nearshore and wetland habitats; protect wildlife and habitats; protect archaeological, historic and cultural resources; and preserve aesthetic values Location of Development: Development and use shall be designed in a manner that directs land alteration to the least sensitive portions of the site. Staff Comment: The proposed project is located over the building footprint of the ,/ existing structure. The building site is separated from the Cedar River by a private road and flood wall. Minimization of Site Alteration: Development shall minimize site alteration in sites with substantial unaltered natural features by applying the following criteria: (a) Vehicle and pedestrian circulation systems shall be designed to limit clearing, N/A grading, and alteration of topography and natural features. (b) Impervious surfacing for parking lot/space areas shall be limited through the use of under-building parking or permeable surfaces where feasible. City of Renton Department of Community & Economic Development Ace Aviation Building Expansion Shoreline Management Permit LUAH-000333, ECF, SM DATE OF PERMIT: May 15, 2013 Page 6 of 11 (c) Utilities shall share roadway and driveway corridors and rights-of-way wherever feasible. (d) Development shall be located and designed to avoid the need for structural shoreline stabilization over the life of the development. Exceptions may be made for the limited instances where stabilization is necessary to protect allowed uses, particularly water-dependent uses, where no alternative locations are available and no net loss of ecological functions will result. Location for Accessory Development: Accessory development or use that does not require a shoreline location shall be located outside of shoreline jurisdiction unless such development is required to serve approved water-oriented uses and/or developments or unless otherwise allowed in a High Intensity designation. When ,I sited within shoreline jurisdiction, uses and/or developments such as parking, service buildings or areas, access roads, utilities, signs and storage of materials shall be located inland away from the land/water interface and landward of water-oriented developments and/or other approved uses unless a location closer to the water is reasonably necessary. Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other ,I uses of reasonable access to navigable waters. Existing water-related recreation shall be preserved. 6. Standards for Density, Setbacks, and Height Setbacks and buffers from the OHWM: For non-water oriented uses a 100 foot setback is required from the OHWM. ,I Staff Comment: The proposed building is located approximately 75 feet from the OHWM of the Cedar River, at the location of an existing building to be demolished. Vegetation Conservation Buffer: 100 feet. Cedar River Reach A Standard: Enhancement of native riparian vegetation shall be implemented as part of park management, balanced with needs of flood control N/A levees and opportunities to provide public visual and physical access to the shoreline. Pursuant to RMC 4-3-090F.1.h. Exemption Criteria: As determined by the Administrator of the Department of Community and Economic Development or designee, for development proposed on sites separated from the shoreline by intervening, and lawfully created, public roads, railroads, other off-site substantial City of Renton Department of Community & Economic Development Ace Aviation Building Expansion Shoreline Management Permit WA13-000333, ECF, SM DATE OF PERMIT: May 15, 2013 Page 7 of 11 existing improvements, or an intervening parcel under separate ownership, the requirements of this Code for a vegetation buffer may be waived. For the purposes of this Section, the intervening lots/parcels, roads, or other substantial improvements shall be found to: i. Separate the subject upland property from the water body due to their height or width; and ii. Substantially prevent or impair delivery of most ecological functions from the subject upland property to the water body. Stoff Comment: The proposed building is separated from the shoreline by o private rood (E. Perimeter Rood) and o 7'-6" concrete flood woll that extends approximately 20 feet below grade. Impervious area within the Buffer/Setback: ../ Stoff Comment: The project would not result in on increase in impervious surface area. Impervious area within 100 feet of the OHWM: N/A Footnote 11: No limit for the Renton Municipal Airport. 7. Use Regulations: a. Industrial Use: Industrial developments shall be permitted subject to the following Existing Non-Water-Dependent Uses: Existing non-water-dependent uses may be retained and expanded, subject to provisions for nonconforming uses activities and sites; provided, that expansion of structures within the required setback between the building and the water shall be prohibited unless it is demonstrated that the impacts of the expansion can be mitigated through on-site measures such as buffer enhancement or low impact stormwater development. Changes in use are limited to ,/ existing structures. Staff Comment: The existing Ace Aviation is a non-water depended use, however it hos been legally established. The Airport has been identified as an essential public facility and would be exempt from Buffers and Setbacks pursuant to RMC 3-4- 0900.7.d.vi. Furthermore, the project is separated from the OHWM by o roadway and the concrete floodwa/1, which would exempt the project from the vegetation City of Renton Department of Community & Economic Development Ace Aviation Building Expansion Shoreline Management Permit WA13-000333, ECF, SM DATE OF PERMIT: May 15, 2013 Page 8 of 11 conservation buffer standards. Therefore, the project complies with the development standards. b. Utilities Local utility services needed to serve water-dependent and other permitted uses in ./ the shoreline are subject to standards for ecological protection and visual compatibility. New public or private utilities shall be located inland from the land/water interface, preferably out of shoreline jurisdiction, unless: ./ (a} Perpendicular water crossings are unavoidable; or (b} Utilities are necessary for authorized shoreline uses consistent with the Shoreline Master Program. Linear facilities consisting of pipelines, cables and other facilities on land running ./ roughly parallel to the shoreline shall be located as far from the water's edge as feasible and preferably outside of shoreline jurisdiction Linear facilities consisting of pipelines, sewers, cables and other facilities on aquatic lands running roughly parallel to the shoreline that may require periodic maintenance that would disrupt shoreline ecological functions shall be discouraged ./ except where no other feasible alternative exists. When permitted, provisions shall assure that the facilities do not result in a net loss of shoreline ecological functions or significant impacts to other shoreline resources and values. Utilities shall be located in existing rights-of-way and corridors, whenever reasonably ./ feasible. Local service utilities serving new development shall be located underground, ./ wherever reasonably feasible. Utility crossings of water bodies shall be attached to bridges or located in other existing facilities, if reasonably feasible. If new installations are required to cross water bodies or wetlands they should avoid disturbing banks and streambeds and N/A shall be designed to avoid the need for shoreline stabilization. Crossings shall be tunneled or bored where reasonably feasible. Installations shall be deep enough to avoid failures or need for protection due to exposure due to stream bed mobilization, City of Renton Department of Community & Economic Development Ace Aviation Building Expansion Shoreline Management Permit WA13-000333, ECF, SM DATE OF PERMIT: May 15, 2013 Page 9 of 11 aggregation or lateral migration. Underwater utilities shall be placed in a sleeve if reasonably feasible to avoid the need for excavation in the event of the need for maintenance or replacement. In areas where utility installations would be anticipated to significantly alter natural N/A groundwater flows, a barrier or conduit to impede changes to natural flow characteristics shall be provided. Excavated materials from construction of utilities shall be disposed of outside of the N/A vegetation conservation buffer except if utilized for ecological restoration and shall be specified in submittal materials. Utilities shall be located and designed to avoid natural, historic, archaeological or ,/ cultural resources to the maximum extent feasible and mitigate adverse impacts where unavoidable Utilities shall be located, designed, constructed, and operated to result in no net loss ,/ of shoreline ecological functions with appropriate on-and off-site mitigation including compensatory mitigation. All utility development shall be consistent with and coordinated with all local ,/ government and state planning, including comprehensive plans and single purpose plans to meet the needs of future populations in areas planned to accommodate growth. Vegetation Conservation: (a) Native vegetation shall be maintained whenever reasonably feasible. ,/ (b) When utility projects are completed in the water or shoreland, the disturbed area shall be restored as nearly as possible to the original condition. (c) All vegetation and screening shall be hardy enough to withstand the travel of service trucks and similar traffic in areas where such activity occurs Development of this project shall be undertaken pursuant to the following terms and conditions: 1. Recommendations included in the report, "Geotechnical Report Ace Aviation 289 East Perimeter Road, Renton, Washington," by Terra Associates Inc., dated February 1, 2013, shall be followed prior to and during construction. 2. Recommendations included in the report, "Technical Information Report Site and Building Modifications for Ace Aviation," by Barghausen Consulting Engineers, Inc., dated March 8, 2013, shall be followed prior to and during construction. City of Renton Department af Community & Economic Development Ace Aviation Building Expansion DATE OF PERMIT: May 15, 2013 Shoreline Management Permit LUAl3-000333, ECF, SM Page 10 of 11 This Permit is granted pursuant to the Shoreline Management Action of 1971 and pursuant to the following: 1. The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state, and other permit requirements. 2. This permit may be rescinded pursuant to Section 14(7) of the Shoreline Management Act of 1971 in the event the permittee fails to comply with any condition(s) hereof. 3. Construction permits shall not be issued until twenty-one {21) days after approval by the Washington State Department of Ecology or until any review proceedings initiated within this twenty-one {21) day review period have been completed. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: c.£. l) ____ :;f-~/t5(21,,3 C.E. "Chip" Vincent, CED Administrator Date APPEALS: Appeals of Shoreline Substantial Development Permit issuance must be made directly to the Shorelines Hearings Board. Appeals are made by filing a request in writing within the twenty-one {21) days of receipt of the final order and concurrently filing copies of such request with the Washington State Department of Ecology and the Attorney General's office as provided in section 18{1) of the Shorelines Management Act of 1971. All copies of appeal notices shall also be filed with the City of Renton Planning Division and the City Clerk's office. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. EXPIRATION: Unless a different time period is specified in the shoreline permit as authorized by RCW 90.58.143 and subsection Jl of RMC 4-9-190, construction activities, or a use or activity, for which a permit has been granted pursuant to this Master Program must be commenced within two {2) years of the effective date of a shoreline permit, or the shoreline permit shall terminate, and a new permit shall be necessary. However, the Planning Division may authorize a single extension for a period not to exceed one year based on reasonable factors, if a request for extension has been filed with the Planning Division before the expiration date, and notice of the proposed extension is given to parties of record and the Washington State Department of Ecology. DEFINITION OF COMMENCEMENT OF City of Renton Department of Community & Economic Development Ace Aviation Building Expansion DATE OF PERMIT: May 16, 2013 Shoreline Management Permit LUA13-000333, ECF, SM Page 11 of 11 CONSTRUCTION ACTIVITIES: the construction applications must be submitted, permits must be issued, and foundation inspections must be completed before the end of the two (2) year period. cc: Bosair, LLC / Owner(s)/Applicant David J. Freeman -Snodgrass Freeman Assoc./ Contact City of Renton Offical File STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Adve11ising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on May 17, 2013. The full amount of the fee charged for said foregoing publication is the sum of $87 .50. /'X1;1Xet ?'I 2"7 z4- mdaM. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 17th day of May, 2013. ~a It-/'-~~ (_I S7u_., .-,., C<-,_ K~en C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington '<OT1n:OF ENVIRONME'<TAL DETERMINATION ENVIRONMENTAL REVIE\V COMMITTEE RENTOX, WASHINGTON The Environmental Review Committee has issued a Determi- nation of Non-Significance Miti- gated (DNS-M) for the followmg project under the authonty of the Renton municipal code. Ace Aviation New Facility LUAJ3-000333. ECF. SM Location: 289 I::: Perimeter Rd Ace Aviation has submitted an application ror environmental approval of a site plan that would allow expansion of an existing structure from 9,000 sf to 32,000 sf Thi: site is located at the Renton Municipal Air- port. within 200 teet of the Cedar River Appeals of the D'.\S-M must he filed in writing on or before 5:00 p.m. on May 31, 2013. i\ppi;::als must be tiled in 'ATiting ._-~\\'\\\.\11 , together with the _required fee .;_~'''~Hr.;::, .. : 11 11,1 with: Hearing Exammer c/o City .::--..:..-u L.S(/iA ,, Cl k C" f R 10-S S $, i.a-,"\,,\\\\\u 1 ''"-1. .,,, er . lty o cnton, :-,_ ~ .::·,..;::,-_..._x:--~ EX.p/t11 '.l'v 11,. Grady W'dy. Renton. WA 98057 ~-1.r._,v :~O Ry lt,r'\ \ /\ppeals to the I !earing Examiner 3 -1 ::._-J 0 -'\P.. IS-.,.~ ~arc governed by R_MC 4-8-110 -:: .! ~ ,..;: , .., ~ -Z ~and more mfonnat1on mav be ""' --.,,. -• .,. 0 ~ b · d f , ~-~ t &!: .., (.J ~ I-:Eo tame rom the Renton City 1 · ~~ V" (Q _E O _:Clerk'sOffice,425-430-6510. ~ > '11, PU 'o _ .. ' ~;; < ~ Pub I ishcd in the Renton Report- 'i1 111 1 4.'\q, ..:-~-<,~.: eronMayl7.2013 #789332 11 111 .......... -... C;i -,,,. S'r. 11\\\\\\\"'•"\-..,,~~ §' 11 1,11 ,4 IE Of-, .................... 11\\\\\\\\\\\"-''' • • OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: Ace Aviation Building Expansion LUAB-000333, ECF, SM 289 E Perimeter Road DESCRIPTION: An application has been received requesting approval of a Shoreline Substantial Development Permit that would allow building demolition and construction within 200 feet of a slgnlfiant shoreline of the state (Cedar River). Environmental Review is required for the project based on the proposed replacement of two buildings (total 11,500 sf) that would be demolished and construction of a 32,000 sf new building. A new 20,000 gallon aircraft fueling tank and dispensers would be installed. The property has the Comprehensive Plan designation of Employment Area . Industrial and is zoned Industrial -Medium. The project site is an existing business located at the Renton Municipal Airport. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 31, 20131 together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton 1 WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal proCess may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. May 16, 2013 David J. Freeman . Snodgrass Freeman .Assoc. 7195 Wagner Way #201. Gig Harbor, WA 98335 Department of Community and Economic Development C.E. "Chi p"Vi ncent, Ad min istraior SUBJECT: ENVIRONMENTAL (SEPA)THRESHOLD DETERMINATION Ace Aviation. Building Expansion, LUAB-000333, ECF, SM ·oear Mr. Freeman: This letter is written on behalf of the Environme.ntal Review Committee (ERC) to advise you that they have completed thei~ review ofthe 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 May 31, 2013, togetherwith 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. lfthe 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) 430-6581. For the Environmental Review Committee, /:M~,d:;<ff_ J~ Elizabeth Higgins. Senior Planner Enclosure cc: · Bosair,-LLC / Owner{s) Renton.City Hall • 1055 South Grady Way• Renton,Wa_shington 98057 • rentonwa.gov Denis Law Mayor May 16, 2013 Department of Community and Economic Development C.E. "Chip" Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on May 13, 2013: SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM) PROJECT NAME: Ace Aviation Building Expansion PROJECT NUMBER: LUAB-000333, ECF, SM Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 31, 2013, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425} 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-6581. For the Environmental Review Committee, Elizabeth Higgins Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert1 Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office • US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES, CONDITIONS OF APPROVAL AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA13-000333, ECF, SM David J. Freeman, Snodgrass Freeman Assoc. Ace Aviation Building Expansion PROJECT DESCRIPTION: An application has been received requesting approval of a Shoreline Substantial Development Permit that would allow building demolition and construction within 200 feet of a signifiant shoreline of the state (Cedar River). Environmental Review is required for the project based on the proposed replacement of two buildings (total 11,500 sf) that would be demolished and construction of a 32,000 sf new building. A new 20,000 gallon aircraft fueling tank and dispensers would be installed. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 289 E Perimeter Road The City of Renton Department of Community & Economic Development Planning Division 1. Recommendations included in the report, "Geotechnical Report Ace Aviation 289 East Perimeter Road, Renton, Washington," by Terra Associates Inc., dated February 1, 2013, shall be followed prior to and during construction. 2. Recommendations included in the report, "Technical Information Report Site and Building Modifications for Ace Aviation," by Barghausen Consulting Engineers, Inc., dated March 8, 2013, shall be followed prior to and during construction. ' CONDITIONS OF APPROVAL: 1. Follow the outlined mitigation measures from the Environmental Review Committee Report dated May 13, 2013. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Plan Review: Water: 1. The project is within the City's water service area in the Downtown 196 hydraulic pressure- zone. The static water pressure is about 70 psi at ground elevation of 31 feet. 2. The fire flow demand for the proposed project as determined by Renton Fire Marshal is 4,000 gallons per minute (gpm) based on a fully fire sprinklered building. The maximum available capacity from the existing City's water system in vicinity of the development site is 2,500 gpm from the existing 8-inch and 12-inch water mains in E. Perimeter Road and from the existing 8-inch water main along the northwesterly side of the existing building. The static water pressure is approximately 68 psi at finished grade elevation 30 feet. As such the existing system cannot deliver the preliminary required fire flow for the redevelopment project. 3. In order to increase the flow capacity of the above existing 12-inch water line in E. Perimeter Rd. to deliver the required fire flow of 4,000 gpm, a section of approximately 120 feet of the existing 8-inch water main in the roadway must be replaced with a larger 12-inch pipe and be connected to the existing 12-inch water line in Logan Ave N. The applicant shall verify with the property owner (City of Renton Airport Division) to determine who is responsible for the design and construction of the improvements and related costs. 4. Additional fire hydrants may be required at one hydrant for every 1,000 gpm of fire flow demand. The number and final location of the hydrants shall be determined based on the final site plan and access. 5. There is an existing 8-inch backflow prevention assembly (DDCVA} for the existing fire sprinkler system. The applicant shall verify with a fire sprinkler designer to confirm if the existing assembly can remain at its current place or if a new and/or larger assembly is required at a different location. 6. There is an existing 3/4-inch domestic water meter to the existing building. The applicant shall verify the size for the required domestic meter for the new building based on the Uniform Plumbing Code meter sizing criteria. A larger domestic water meter may be required. 7. A reduced backflow prevention assembly (RPBA) will be required for the domestic water meter. The RPBA shall be installed inside a "hot-box" per City standard details. 8. A separate water meter and backflow prevention assembly (DCVA) is required for the landscape irrigation system, if landscape irrigation is needed. 9. The development is subject to the City's water system development charges per Renton Municipal Code (RMC4-1-180C) and water meter installation fees if additional or larger size meter(s) are needed. Fee is payable prior to issuance of the building permit. Sewer: 1. Oil water separator is provided. There are four interior floor drains. 2. The plans are conceptually approved along with reconstruction of the existing side sewer from the existing manhole to the new building if the existing pipe material is not pvc. ERC Mitigation Measures, Conditions of Approval, and Advisory Notes Page 2 of 4 3. The project will have work on the adjacent property and therefore will have to coordinate with city airport staff. 4. A sewer system development fee is owed if the size of the existing domestic water meter is increased. Fee is payable prior to issuance of the building permit. Storm: 1. The surface water system development fee is not applicable on the project since the information provided in the project Technical Information Report (TIR) mentions that there is a decrease in the total impervious surface. If the project modifies to have a net increase in the square foot of impervious surface, then the surface water system development fee of $0.448 per square foot of new impervious surface will be applicable, with a minimum of $1120.00, and will be payable prior to issuance of the construction permit. 2. A Technical Information Report {TIR) has been submitted by Barghausen Consulting Engineers Inc. The report addresses compliance with the 2009 King County Surface Water Manual. The flow control standard applicable to the site is the Peak Rate Flow Control Standard (Existing Site Conditions). The report mentions that the project will result in a decrease in impervious surface and therefore, no flow control is required. The runoff from pollution generating impervious surface is currently draining to an existing oil/water separator. In addition, the applicant has proposed ·an additional oil/water separator to treat runoff from the wash down area inside the building prior to discharge to the sanitary sewer. 3. The erosion sediment control plan must show and label the erosion control measures. Streets: 1. East Perimeter Road is not a public street. Therefore the project does not have any frontage requirements. 2. Payment of a transportation impact fee will be determined with the building permit complete application and will be payable at the time of issuance of the building permit. Fire: Environmental Impact Comments: 1. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of commercial area. Credit will be granted for the existing buildings to be removed. Code Related Comments: 1. The preliminary fire flow requirement is 3,750 gpm based on a fully fire sprinklered building including all existing areas that are retained. A minimum of four fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and three hydrants are required within 300-feet. One hydrant is required within SO-feet of the fire department connections. Existing hydrants can be counted toward the requirements as long as they meet current code. Looped fire mains are required all around the building when fire flows exceed 2,500 gpm. ERC Mitigation Measures, Conditions of Approval, and Advisory Notes Page 3 of 4 2. An approved fire alarm, fire sprinkler system and dry standpipe system are required throughout the buildings both new and existing. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A fire alarm system shall also be required in the proposed float storage building. A direct outside door is required to the fire sprinkler riser control room. 3. Fire department apparatus access roads are required to be a minimum of 20-feet wide with 2S-feet inside and 45-feet outside turning radius. 4. All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a40-inch by 84-inch stretcher and car width shall be a minimum of BO-inches wide with a center opening door. 5. Applicant shall submit a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of city form or approved equivalent is required. 6. An electronic site plan is required to be submitted to the Renton Fire Department for pre- fire planning purposes prior to occupancy of the building. Police: Estimated (Additional) CFS Annually: 12 1. To protect materials and equipment during construction, it is recommended that all materials and tools be locked up when not in use. 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 than a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. 2. 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 building should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers. Recommend an alarm system be installed in this building once the structure is complete and able to be secured. ERC Mitigation Measures, Conditions of Approval, and Advisory Notes Page 4 of 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT :?~~t ';,)\<f ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA13-000333, ECF, SM David J. Freeman, Snodgrass Freeman Assoc. Ace Aviation Building Expansion PROJECT DESCRIPTION: An application has been received requesting approval of a Shoreline Substantial Development Permit that would allow building demolition and construction within 200 feet of a signifiant shoreline of the state (Cedar River). Environmental Review is required for the project based on the proposed replacement of two buildings (total 11,500 sf) that would be demolished and construction of a 32,000 sf new building. A new 20,000 gallon aircraft fueling tank and dispensers would be installed. PROJECT LOCATION: LEAD AGENCY: 289 E Perimeter Road City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 31, 2013. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department May 17, 2013 May 13, 2013 ~/13/ll? ____:_Z1~r_f3.~7fi--=. -'------- Markf>eter~ Administrator Date Fire & Emergency Services Date ' C.E. "Chip" Vincent, Administrator Department of Community & Economic Development 5 /D /2012,, , ' Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT TO: FROM: MEETING DATE: TIME: LOCATION: ENVIRONMENTAL REVIEW COMMITTEE MEETING AGENDA Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator Mark Peterson, Fire & Emergency Services Administrator C.E. "Chip" Vincent, CED Administrator Jennifer Henning, Current Planning Manager Monday, May 13, 2013 3:00 p.m. Sixth Floor Conference Room #620 THE FOLLOWING IS A CONSENT AGENDA Ace Aviation Building Expansion (Elizabeth Higgins) LUA13-000333, ECF, SM Location: 289 E Perimeter Road. Description: An application has been received requesting approval of a Shoreline Substantial Development Permit that would allow building demolition and construction within 200 feet of a signifiant shoreline of the state (Cedar River). Environmental Review is required for the project based on the proposed replacement of two buildings (total 11,500 sf) that would be demolished and construction of a 32,000 sf new building. A new 20,000 gallon aircraft fueling tank and dispensers would be installed. cc: D. Law, Mayor J, Covington, Chief Administrative Officer D. Jacobson, Deputy PW Administrator -Transportation N. Watts, Development Services Director• L. Warren, City Attorney• Phil Olbrechts, Hearing Examiner D. Pargas, Assistant Fire Marshal • J. Medzegian, Council DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Business Owner: Applicant/Contact: Project Location: Project Summary: Site Area: STAFF RECOMMENDATION: May 13, 2013 Ace Aviation Building Expansion LUA13-000333; ECF, SM Elizabeth Higgins, Senior Planner Bosair, LLC; 289 E Perimeter Road; Renton WA 98057 David J. Freeman; Snodgrass Freeman Assoc; 7195 Wagner Way, Suite 201; Gig Harbor WA 98335 289 E Perimeter Road; Renton WA 98057 An application has been received requesting approval of a Shoreline Substantial Development Permit that would allow building demolition and construction within 200 feet of a signifiant shoreline of the state (Cedar River). Environmental Review is required for the project based on the proposed replacement of two buildings (total 11,500 sf) that would be demolished and construction of a 32,000 sf new building. A new 20,000 gallon aircraft fueling tank and dispensers would be installed. The property has the Comprehensive Plan designation of Employment Area -Industrial and is zoned Industrial - Medium. The project site is an existing business located at the Renton Municipal Airport. 80,811.88 sf {1.86 acres) Building Area to remain: Building Area to be demolished: New building construction: 9,000 sf 11,500 sf 32,000 sf Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map City of Renton Department of Community & Economic Development Environmental Review Committee Report ACE AVIATION BUILDING EXPANSION LUA13-000333 ECF, SM Report of May 13, 2013 Page 2 of 9 -~--~-~------------------------------~~- PART ONE: PROJECT DESCRIPTION/ BACKGROUND The project proponent has requested approval of an application for a Shoreline Substantial Development Permit that would allow demolition and construction of structures within 200 feet of the Cedar River, a Class 1 waterway and significant shoreline of the state (Exhibit 2). Review and approval by the Environmental Review Committee would also be required prior to issuance of building permits. Structures totalling 11,500 sf would be demolished. An existing 9,000 sf aircraft storage hanger would remain. The total new building area would be 32,000 sf. It would consist of a 100-foot by 120-foot, three-story, central maintenance bay with 3 stories of support and tenant spaces for aviation-related vendors on two sides. A three-story, 2,000 sf reception and office area would include reception lobby, waiting room, and offices and be designed to resemble a museum for aviation displays and artifacts. It would be intended to serve as a "welcome center" for visiting pilots and include a ready room with communication equipment, weather computers, restrooms, and lounge area. The building would have a pilot store, space for a flight school, and a lunchroom for employees. The project includes a three-story metal shed for seaplane floats and a 20,000 gallon aircraft fueling tank and dispensers. The property is located at the Renton Municipal Airport, a general aviation facility designated Employment Area -Industrial (EA-I} on the Comprehensive Plan Land Use map. Goals, objectives, and policies ofthe EA-I are implemented by the regulations and standards of the Industrial Medium zone (IM) (Exhibit 3). The site is leased from the City of Renton Historical Background: Action Comprehensive Plan Zoning Annexation Public Services: 1. Utilities Land Use File No. N/A N/A N/A Ordinance No. 5100 5100 1300 a. Water: Water service would be provided by the City of Renton. b. Sewer: Sewer service would be provided by the City of Renton. 2. Surface/Storm Water: There is an existing storm conveyance system. Date 11/01/04 11/01/04 07/20/49 3. Streets: Perimeter Road is a paved, two-lane private street, without curbs, gutters, or sidewalks. 4. Police and Fire Protection: City of Renton Police and Fire Departments provide service. ERC Report_13-000333.docx City of Renton Department of Community & Economic Development ACE AVIATION BUILDING EXPANSION Environmental Review Committee Report LUA13-000333. ECF, SM Report of May 13, 2013 Page 3 of9 I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. ENVIRONMENTAL THRESHOLD RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. MITIGATION MEASURES C. 1. Recommendations included in the report, "Geotechnical Report Ace Aviation 289 East Perimeter Road, Renton, Washington," by Terra Associates Inc., dated February 1, 2013, shall be followed prior to and during construction. 2. Recommendations included in the report, "Technical Information Report Site and Building Modifications for Ace Aviation," by Barghausen Consulting Engineers, Inc., dated March 8, 2013, shall be followed prior to and during construction. 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: Environmental Review Committee Report Vicinity Map Zoning Map Existing Conditions and Topographic Survey Demolition/Temporary Erosion and Sedimentation Control Plan Preliminary Grading and Storm Drainage Plan Preliminary Utility Plan Architectural Site Plan Architectural Concept Renderings 1 and 2 Building Elevations (West and North) Building Elevations (East and South) Ground Floor Plan Preliminary Landscape Planting Plan Entry Ground Lighting Plan Terra Associates, Inc., "Geotechnical Report Ace Aviation," dated February 1, 2013 (title page only, full report is available in the project file) Raedeke Associates, Inc. "Ace Aviation Renton -Shoreline Critical Areas Review," dated March 19, 2013. Barghausen Consulting Engineers, Inc., "Technical Information Report Site and Building Modifications for Ace Aviation," dated March 8, 2013 (title page only, full report is available in the project file). Flood Plan Map Flood Zone (Aerial Photograph) me Report_13-000333.docx City of Renton Department of Community & Economic Development ACE AVIATION BU/LO/NG EXPANSION Report of May 13, 2013 D. ENVIRONMENTAL IMPACTS Environmental Review Committee Report LUA13-000333. ECF, SM Page 4 of9 The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The geotechnical consulting firm of Terra Associates, Inc. performed cone penetration tests (CPT) on the project site to determine soil conditions in the vicinity ofthe proposed new construction. The results of these tests, which took place in mid-January, 2013, indicate that soils to depths of 1 to 2 feet consist of moderate to well-compacted silty, sand fill; soils underlying these fills are highly variable interbedded alluvial soils composed of silts, clay, silty clay, and silty sand layers at depths up to 20 feet. Below this depth the CPT indicate very dense silty sand and sand and gravel. The results of the exploration of subsurface conditions are included in the Terra Associates' report, "Geotechnical Report Ace Aviation 289 East Perimeter Road, Renton, Washington," dated February 1, 2013 (Exhibit 16). The opinion given in the Report was that the medium dense and soft alluvial soils would be capable of supporting moderate building loads using spread footing foundations, although there would be a corresponding risk of potential differential settlement. It was suggested that this risk would be reduced with application of a surcharge program to pre-consolidate the compressible soils to limit post construction settlements to "tolerable levels." It was advised that if the upper ten feet of soil on the southern portion of the site, which was characterized as clay in the CPT, is actually organic peat or silt (which it may be, based on the engineers' experience) then the estimated settlement factor could double. It was recommended that further subsurface exploration precede final design and construction. Other recommendations regarding site preparation, grading, excavation, and slab-on-grade construction should be followed during site and building construction. Mitigation Measures: Recommendations included in the report, "Geotechnical Report Ace Aviation 289 East Perimeter Road, Renton, Washington," dated February 1, 2013," by Terra Associates Inc., dated February 1, 2013, shall be followed prior to and during construction. Nexus: SEPA Environmental Review, RMC 4-3-050 Critical Areas Regulations, RMC 4-4-060 Grading, Excavation, and Mining Regulations. 2. Water Impacts: The project site is located approximately 75 feet southwest ofthe Cedar River. At this location, the 100-year floodplain is contained within the Cedar River behind a 7'-6" concrete floodwall that extends approximately 20-feet below grade. The Cedar River is a regulated Shoreline of the State. The lower reach of the Cedar River, including adjacent to the project site, is designated as a "Shoreline High Intensity Overlay District" by the City of Renton (RMC 4-3-090C.4). The Cedar River is subject to the Shoreline Master Program regulations of the City of Renton. The intent ofthe Shoreline Master Program is to ensure that activities carried out within the shoreline jurisdiction result in no net loss of ecological function of the regulated shoreline (see Section 4. Animals; below). There is a surface water conveyance system in place at the site. A "Technical Information Report Site and Building Modifications for Ace Aviation," by Barghausen Consulting Engineers, Inc., dated March 8, ERC Report_ 13-000333.docx City of Renton Department of Community & Economic Development ACE AV/A TION BUILDING EXPANSION Report of May 13, 2013 Environmental Review Committee Report LUA13-000333. ECF, SM Page 5 of9 2013, was submitted. The TIR states that the proposed project would result in a decrease in the total area of impervious surface. Mitigation Measures: Recommendations included in the report, ''Technical Information Report Site and Building Modifications for Ace Aviation," by Barghausen Consulting Engineers, Inc., dated March 8, 2013, shall be followed prior to and during construction. Nexus: SEPA Environmental Review; RMC 4-3-050 Critical Areas Regulations 3. Plants Impacts: Trees on the site would be removed prior to construction and replaced as part ofthe post- construction landscaping. There are no trees classified as "significant," as per the Renton Municipal Code, on the site. Due to the proximity of aircraft arrivals and departure, trees must remain below regulated heights at maturity. In addition, the U.S. Army Corps of Engineers regulates vegetation on the flood control structure located between the Cedar River and the project site. No trees are allowed within 15 feet of the floodwall. Replacement trees and other landscaping are shown on the Preliminary Landscape Plan (Exhibit 14). Mitigation Measures: N/A Nexus: N/A 4. Animals Impacts: A Technical Memorandum, "Ace Aviation Renton -Shoreline Critical Areas Review," by Raedeke Associates, Inc., dated March 19, 2013, was submitted (Exhibit 16). It provided an analysis of potential impacts on ecological functions of the Cedar River and its associated habitat. As described in the Memorandum, the site consists primarily of impervious surfaces and the Cedar River corridor is highly constrained, being almost completely contained within the flood walls at this location. The new building would replace those demolished and would be no closer to the Cedar River than the existing buildings, nor would there be construction in or change to the River corridor. The Memorandum states that no wildlife species listed as endangered, threatened, or other priority status were observed at or near the site. The Washington Department of Fish and Wildlife (2013) Priority Habitats and Species database depicts no occurrences of such species or prior habitats in the vicinity of the project site, other than the Cedar River, which is known habitat for listed salmon id fish species. Water quality treatment of stormwater runoff from the site prior to its discharge to the River would improve existing conditions. Raedeke Associates concluded that the proposed project would not be expected to adversely impact habitat for listed salmonid fish species inhabiting the River. Karen Walter of the Muckleshoot Indian Tribe Fisheries Division Habitat Program has expressed concern that new lighting at the site may have an adverse impact on the local fishery by affecting the temperature of the Cedar River. This situation could be exacerbated by recent removal of trees, by the Corps of Engineers, from the River embankment as routine maintenance of the flood protection structure (The U.S. Army Corps of Engineers does not allow vegetation, other than mown grass, to be within 15 feet of the Airport-side of the flood wall). New lighting will consist of downward-directed exterior lighting at the entryway to provide ground lights on the steps, ramp, and entry to the building (Exhibit 14). ERC Report_13-000333.docx City of Renton Deportment of Community & Economic Development ACE AVIATION BUILDING EXPANSION Report of May 13, 2013 Environmental Review Committee Report WA13-000333. ECF, SM Page 6 of 9 According to David Freeman, project architect of Snodgrass and Freeman Associates, there would also be ground mounted LED flood lights intended to illuminate the exterior walls of the entry side of the building for one to two hours after sunset. According to Mr. Freeman, the building's red color would have a low level of reflectance (an SRI solar reflectance index of: 49), so more than 50 percent of light cast on it will be absorbed by the painted surface, not reflected. There would also be pole-mounted street lights 15 feet in height, with a shoe box design in order to focus light downward with no light transference off site. These lights are designed to produce 2 foot candles of illumination in the parking lot, sidewalks, and patio areas of the project. Both flood-lit building areas and parking sidewalk lighting would be contained within the boundaries of the lease area. This is a requirement of the Renton Municipal Airport. Mitigation Measures: N/A Nexus: N/A 5. Environmental Health Impacts: The site lies within the Airport Influence Area, the "Sideline Approach/Departure Zone" (Zone 5) and/or "Traffic Pattern Zone" (Zone 6), where a higher percentage of incidents occur. Building height in relation to proximity of aircraft is a factor. The proposed building has a higher elevation than the existing buildings to be replaced. The existing building elevations are 57.4 and 51.1 feet. The ridge level of the new building would be 73.3 feet. Building heights are regulated by "Federal Aviation Regulation {FAR) Part 77 Surfaces Applicable to the Renton Municipal Airport." The Airport ground elevation is 32 feet above mean sea level (msl). The maximum building height allowed at this location is 110 feet (142 feet FAR Part 77 less 32 feet msl). The proposed building elevation, at 73.3 feet, does not penetrate the FAR Part 77 surface area. Ace Aviation is an aircraft repair and maintenance company. They currently have, and will continue to use, materials regulated by the Uniform Fire Code. Prior to issuance of a building permit, a completed Hazardous Material Inventory Statement shall be submitted to the Renton Fire Department. Existing paint booth equipment would be upgraded to a newer system as part of the new construction. Mitigation Measures: N/A Nexus: N/A E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report. ,I Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decisions are not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on May 31, 2013. RMC 4-8-110 governs appeals to the ERC Report_13-000333.docx City of Renton Department of Community & Economic Development ACE AVIATION BUILDING EXPANSION Report of May 13, 2013 Environmental Review Committee Report LUA13-000333. ECF, SM Page 7 of9 Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-7'h Floor, (425) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Plan Review: Water: 1. The project is within the City's water service area in the Downtown 196 hydraulic pressure-zone. The static water pressure is about 70 psi at ground elevation of 31 feet. 2. The fire flow demand for the proposed project as determined by Renton Fire Marshal is 4,000 gallons per minute (gpm) based on a fully fire sprinklered building. The maximum available capacity from the existing City's water system in vicinity of the development site is 2,500 gpm from the existing 8-inch and 12-inch water mains in E. Perimeter Road and from the existing 8-inch water main along the northwesterly side of the existing building. The static water pressure is approximately 68 psi at finished grade elevation 30 feet. As such the existing system cannot deliver the preliminary required fire flow for the redevelopment project. 3. In order to increase the flow capacity of the above existing 12-inch water line in E. Perimeter Rd. to deliver the required fire flow of 4,000 gpm, a section of approximately 120 feet of the existing 8-inch water main in the roadway must be replaced with a larger 12-inch pipe and be connected to the existing 12-inch water line in Logan Ave N. The applicant shall verify with the property owner (City of Renton Airport Division) to determine who is responsible for the design and construction oft he improvements and related costs. 4. Additional fire hydrants may be required at one hydrant for every 1,000 gpm of fire flow demand. The number and final location of the hydrants shall be determined based on the final site plan and access. 5. There is an existing 8-inch backflow prevention assembly (DDCVA) for the existing fire sprinkler system. The applicant shall verify with a fire sprinkler designer to confirm if the existing assembly can remain at its current place or if a new and/or larger assembly is required at a different location. 6. There is an existing 3/4-inch domestic water meter to the existing building. The applicant shall verify the size for the required domestic meter for the new building based on the Uniform Plumbing Code meter sizing criteria. A larger domestic water meter may be required. 7. A reduced backflow prevention assembly (RPBA) will be required for the domestic water meter. The RPBA shall be installed inside a "hot-box" per City standard details. 8. A separate water meter and backflow prevention assembly (DCVA) is required for the landscape irrigation system, if landscape irrigation is needed. 9. The development is subject to the City's water system development charges per Renton Municipal Code (RMC4-1-180C) and water meter installation fees if additional or larger size meter(s) are needed. Fee is payable prior to issuance of the building permit. ERC Report_13-000333.docx City of Renton Department of Community & Economic Development ACE AVIATION BUILDING EXPANSION Report of May 13, 2013 Sewer: 1. Oil water separator is provided. There are four interior floor drains. Environmental Review Committee Report WAH-000333. ECF, SM Page 8 of9 2. The plans are conceptually approved along with reconstruction of the existing side sewer from the existing manhole to the new building if the existing pipe material is not pvc. 3. The project will have work on the adjacent property and therefore will have to coordinate with city airport staff. 4. A sewer system development fee is owed if the size of the existing domestic water meter is increased. Fee is payable prior to issuance of the building permit. Storm: 1. The surface water system development fee is not applicable on the project since the information provided in the project Technical Information Report {TIR) mentions that there is a decrease in the total impervious surface. If the project modifies to have a net increase in the square foot of impervious surface, then the surface water system development fee of $0.448 per square foot of new impervious surface will be applicable, with a minimum of $1120.00, and will be payable prior to issuance ofthe construction permit. 2. A Technical Information Report {TIR) has been submitted by Barghausen Consulting Engineers Inc. The report addresses compliance with the 2009 King County Surface Water Manual. The flow control standard applicable to the site is the Peak Rate Flow Control Standard {Existing Site Conditions). The report mentions that the project will result in a decrease in impervious surface and therefore, no flow control is required. The runoff from pollution generating impervious surface is currently draining to an existing oil/water separator. In addition, the applicant has proposed an additional oil/water separator to treat runoff from the wash down area inside the building prior to discharge to the sanitary sewer. 3. The erosion sediment control plan must show and label the erosion control measures. Streets: 1. East Perimeter Road is not a public street. Therefore the project does not have any frontage requirements. 2. Payment of a transportation impact fee will be determined with the building permit complete application and will be payable at the time of issuance of the building permit. Fire: Environmental Impact Comments: 1. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of commercial area. Credit will be granted for the existing buildings to be removed. Code Related Comments: 1. The preliminary fire flow requirement is 3,750 gpm based on a fully fire sprinklered building including all existing areas that are retained. A minimum of four fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and three hydrants are required within 300-feet. One hydrant is required within SO-feet of the fire department connections. Existing hydrants can be £RC Report_H-000333.docx City of Renton Department of Community & Economic Development ACE AVIATION BUILDING EXPANSION Report of May 13, 2013 Environmental Review Committee Report LUA13-000333. ECF, SM Page 9 of 9 counted toward the requirements as long as they meet current code. Looped fire mains are required all around the building when fire flows exceed 2,500 gpm. 2. An approved fire alarm, fire sprinkler system and dry standpipe system are required throughout the buildings both new and existing. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A fire alarm system shall also be required in the proposed float storage building. A direct outside door is required to the fire sprinkler riser control room. 3. Fire department apparatus access roads are required to be a minimum of 20-feet wide with 25-feet inside and 45-feet outside turning radius. 4. All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a40-inch by 84-inch stretcher and car width shall be a minimum of 80-inches wide with a center opening door. 5. Applicant shall submit a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of city form or approved equivalent is required. 6. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. Police; Estimated (Additional) CFS Annually: 12 1. To protect materials and equipment during construction, it is recommended that all materials and tools be locked up when not in use. 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 than a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. 2. 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 building should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers. 3. Recommend an alarm system be installed in this building once the structure is complete and able to be secured. ERC Report_B-000333.docx NW 3RD Pl I I I RENTON I MUNICIPAL I ~RPORI I I \ I \ I MlPORT WAY S S TIWCUM SI S lUBIN SI. RENION HJQI SCHOOL ~ RENTON MEMORIAL STADIUM ~ ~ ~ ~ ; al N 41H Sf ~ !:, . ~ .., ~ ~ ~ i §S ~ g; ~r--_1 _,s,._.2NO~SI:;:::. ====l'J@):::::=--+--1.f--+-_L_ RENTON. WASHINGTa-.1 VICINTYMAP N.T.S. ' C EXHIBIT 2 RM-F CA WI _R-8 CA CA CA IND U ~ Ttz.1.bit-- HEJ)t l/H ( /M) i ........ CA l·r CA s lliibi,s CA /i .. · R-8 ·-· R-8 CA CD CA ·-· CA ·~· O 200 400 1--t.J lee 1:4,800 1t:1 " CD EXHIBIT 3 ~14 ~B1, 92 93 81;. l, <e1 94W 455W C2. ,~C3 •' J' D3 ::::_ .:-: _QD~, -'r~ , })'if32 1fl . J2 ~ J1 ·-cc ;r~:fs~~L 833 i. 22N R4E ~ T22N mE ~ s r221l Rse~-0~ I ~ ~~1,e 3 r22N RSE J7 2 T22N RSE .,,:-:SI RESIDENTIAL ~ (RC) Resource Conservation El (R-1) Residential 1 du/ac ~ (R-4) Residential 4 du/ac ~ (R-8) Residential 8 du/ac ~ (RMH) Residential Manufactured Homes I "-10 I (R-10) Residential 10 du/ac I R-14 : (R-14) Residential 14 du/ac ~M-,-1 (RM-F) Residential Multi-Family I RH-r I (RM-n Residential Multi-Family Traditional B (RM-U) Residential Multi-Family Urban Center MIXED USE CENTERS [8 (CV) Center Village ~@ (UC-N 1) Urban Center -North 1 luC-N21 (UC-N2) Urban Center-North 2 ~ (CD} Center Downtown COMMERCIAL INDUSTRIAL ~ (IL) Industrial -Light ~ (IM) Industrial -Medium 0 (IH) Industrial -Heavy -----Renton City Llrnih I CDR I (COR) commercial/Office/Residential --·-·-Adjacent City Limits ~ (CA) Commercial Arterial ~ {CO) Commercial Office ~ (CN) Commercial Neighborhood KROLl PAGE PAGE# INDEX /: -- 1d • • I ii ! ! I ' illi-SS-ddd =~ ~ hd: : i;a ;~ a!~;i ~! ~; ~u N~ i~~d i::r ... , .. .. .. !, .. .. .. .. .. .. b: ! l:, l:, ti = ~ ~~~ ~ ~ : ~ ,.~ ~~ a ( ! I I I Ill I i i i ii II I ~~~ • • I I !, !, I iu~ ~~ n ~~ i;if> C !f~ 1 6 g, >-, ~ .... ru au: ~ n~ "i ; " II II UH . ' 0. • '~': .. EXHIBIT 4 NOJ.N:!HI ~ .ilo .u:rJ erv 111 b ; i ! ,. 11 Ii I I I z 0 Cl) 0 a: w [I: ~ 0 0.. :::E ~ z 0 1- _J 0 :::E w 0 NO.LN:3:H ~ JO UI::J EDi IR ,0<•.L °' I I I ! /. EXHIBIT 5 I ~~ ! zu 1, il ::: ! 11 o, ~· uf ~ . ~1 • rJ f • f I : ! ! i I j I I II [QJ :,:, ilM = ~ ~ 0, = ~ ll!bfl er u <( :a, I1fllJ tnr ~ ""' -"""' "" --l!.086 VM 'NO.I.N3l;I CVOl:I IB13rtl:Sd 6BZ'. NOl.1Vl1W 30Y ,sg,;;1-- NO.LN:!l:H ~ .!IO ill:) U[i' -~'lC ro<r>:>m ,I " .L....,. na S-•< <LOUOl/pw.-J/ =-· EXHIBIT 6 .or-., illl-SS-ddd I ; ,/ II J j j 1• I~ ii I I I EXHIBIT 7 f I l.50Bfi lfM uoiuaz, PJJOZ, l~BWflBd fiBli ,/ll)l ,.,..._.,,::::-,p,-:-.~- j i ,~~-, l t p ·f \ \ I \ ' i I c; c: . .._ •'.·.-·, --~l •. EXHIBIT 8 EXHIBIT 9 ,- 1 V!;;)---- (~)-.... (:..--<:,. ·--::::::-::• I f __ _ .; I i • X i I' i I I I X ~ • • ~~88 l'M UOJU&lf peo11 .1e1ewµe,1 ser UOIJII/A 'If B:>'lf (i:}--------- .. @--- I 8 (:)----·--------' 0, QQ C\I ;; i • ' ! i. I r § X ------ --------..... EXHIBIT 10 ::· ff ' ~L_J____________··· ~ Q-!' ! ~~·------ Q;-·-·-·-·-·-·- 0------------- .l.SOB& VM UOJUflll pBOII .18JBUIJ,l&,I 6B~ ,3------------- 8----- 2:-- 8 1. .....• 1"··· ·-····· ..... ·-···"·"-"'-.. '.?------1~- ®-- (Z•-- EXHIBIT 11 ,,. " ;':,I--' i _J,----~ lll uoiua11 .i:saa,6_!;.w""d &a,: PD01f g-· UOl:JDllllf a~lf i~~ ··r-···········' 1~ ii ~ 11-01- EXHIBIT 12 0 z w 0 w ...J 0 z <l: l C>B:a1 Off NV1d OMJJf'f'l.l """""'--lS096 'r/M ~ avoa IBl3'IIBd esa NCUVll\'1/ 30V ----'"' ""'r,:,o.. NO.LN:IN ~ ,,rn .X.LIJ C,;111 I I I ? I -'/ (( ..... , \, 0 EXHIBIT 13 ~" ··~ .. ::,e \ '{ . :t ' ~ l "'~.~ ..... I I I I I I I I I I I I I I I I I , ' 9 / , ' y ' y I I ' y I v , f I I T I ~ I &,_ I I i-,~fiJ~f5h~tl-,,., *' , ~f,E I I , ,, I I I I I I I I ' I I ' I ' ""?f I ' u ~ /, §\~ / / 8~ ~ , I 1.aa e ' I I I ' I , Jj / ~, I ' Q / cr , Q:' / 15 I ,-:;:, ' 1; ~· If / I ' I ., l; <'i, / ' I , I '~ I d:' u , "' Ii ' ----- EXHIBIT 14 Ace Aviation 289 East Perimeter Road Renton, Washington Project No. T -6827 Terra Associates, Inc. · Prepared for: Ace Aviation, Inc. · Renton, Washington. February 1, 2013 EXHIBIT 15 ;.i ' ,. 'i ' I ·! .. i ' '. ·Baedeke -.,.' • < •• \Vetland Science \Vildlifo Ecology Landscape Architecture c·n1,; nf , .• ,,.. ' r,-i'~._ F _. TECHNICAL MEMORANDUM · · '~;\Jron {--· tJ.ivi::=;ion March 19, 2013 MAR 1 9 2Dii To: Mr. Kurt Boswell, Ace Aviation, Inc. f,;y[~(Q;, s~qll/,7 1'0 Mr. Dan Balmelli, Barghausen Consulting Engineers, Inc. /, W ~ ff]) From Richard W. Lundquist, M.S.~~ Vice President/ Wildlife BioloJist-· 1 Raedeke Associates, Inc. RE: Ace Aviation Renton -Shoreline Critical Areas Review (RAI Project No. 2013-014-001) At the request of Mr. Dan Balmelli, Barghausen Consulting Engineers, Inc., the purpose of this technical memorandum is to review the proposed building expansion at the Ace Aviation, Inc. property at the Renton Airport with respect to potential impacts on ecological functions of the Cedar River. We visited the project site on March 15, 2013 to review the existing site conditions in relation to the river and its associated habitat. SITE LOCATION The Ace Aviation, Inc. project site, within a lease area totaling approximately 1.86 acres, is located at 289 East Perimeter Road at the southeastern comer of the Renton Municipal Airport, in the City of Renton, King County, Washington. Specifically, the Ace Aviation Renton property is located in the northeast quarter of the northeast quarter of Section 18, Township 23 North, Range 5 East, W.M., as depicted in correspondence received in our office from Barghausen Consulting Engineers, Inc. on March 13, 2013. SITE DESCRIPTION The project site currently consists almost entirely of impervious surfaces, including the existing building and hangar and associated paved or concrete parking and access areas. The paved areas are contiguous with the rest of the Renton Municipal Airport property and associated buildings to the west and south. East Perimeter Road borders the northeastern part of the project site. The Cedar River and its associated banks border the northeast side of the road corridor. The river corridor is highly constrained in this area, with the Renton Airport along the western bank, and a narrow developed park and trail area with developed area, including 9510 Stone Avenue N. Seattle, \VA !18103 EXHIBIT 16 Mr. Kurt Boswell March 19, 2013 Page2 the Renton Memorial Stadium and the Boeing plant beyond along the eastern bank. Along East Perimeter Road, the shoulder is dominated by low grasses to an approximately 6-foot-high concrete wall that marks the eastern edge of the road corridor. The western bank of the river northeast of the concrete wall consists of a relatively flat top of berm approximately 6 to 7 feet wide, with relatively steep slopes down to the river channel. Based on review of Google Earth aerial mapping and street view photos, the area inside the wall appears to have been dominated by deciduous trees, primarily red alder, willow, and cottonwood, with Himalayan blackberry, Indian plum, and other shrubs forming a dense understory. However, apparently the City of Renton has recently cleared nearly all of the vegetation along west bank of the river from the south end of the concrete wall northward. Only a narrow line ofred alders remains down along the water's edge from near the south end of the wall for approximately 140 feet north. We observed no wildlife species listed as endangered, threatened, or other priority status on the project site. In addition, the Washington Department of Fish and Wildlife (2013) Priority Habitats and Species database depicts no occurrences of such species or priority habitats in the vicinity of the project site, other than the Cedar River, which is known habitat for listed salmonid fish species. PROJECT DESCRIPTION The proposed project involves expanding the existing multi-purpose aircraft hanger and corporate center for general aviation customers. Specifically the proposed project involves demolition of the existing building except for the existing hangar and building an expanded two-story structure totaling approximately 11,400 square feet for aircraft hangar and light maintenance facilities associated with general aviation. In addition to the re-constructed building, the proposal includes a new detached storage building totaling approximately 3,500 square feet for temporary storage of floats. Although the overall impervious area on the site will remain unchanged, the proposed building expansion will result in a reduction in the amount of pavement area subject to vehicular traffic. Stormwater is collected in existing storm drainage conveyance pipes on site. The proposed plan includes additional stormwater treatment facilities to provide water quality treatment. The storm drainage system will be designed consistent with requirements of the City of Renton amendments to the 2009 King County Surface Water Drainage Manual. REGULATORY CONSIDERATIONS The Cedar River is regulated as a Shoreline of the State, and the lower reach, including the stretch along the project site, from Interstate Highway 405 to the mouth is in an area designated as a "Shoreline High Intensity Overlay District" (City of Renton 2012b; RMC 4-3-090C.4). Because the Cedar River is a Shoreline of the State, it is subject to the Mr. Kurt Boswell March 19, 2013 Page 3 Shoreline Master Program (SMP) regulations (City of Renton 2012; RMC 4-3-090), rather than the Critical Areas Regulations (RMC 4-3-050). The SMP Regulations generally requires development within shoreline jurisdiction to be carried out so as to ensure no net loss of ecological function of the regulated shoreline (RMC 4-3-090D.2.a). The proposed (and existing) use is aviation-related and considered accessory to the primary us (airport), which is a permitted use within the Medium Industrial (IM) zoning designation for the site. In general, the minimum structure setback for non-water- dependent uses is 100 feet from the ordinary high water mark (OHWM) of the shoreline, and that can be reduced to 75 feet. However, for aviation (non-water-dependent) uses within the SMP jurisdiction, the minimum setback from the ordinary high water mark (OHWM) of the river is 20 feet. New or upgraded airport facilities shall minimize impacts on shoreline ecological functions, including control of pollutant discharge (RMC 4-3-090. In addition, the requirements for a vegetation buffer along the shoreline may be waived, as the proposed project is separated from the shoreline by an intervening public road (East Perimeter Road) that "substantially prevents or impairs delivery of most ecological functions from the subject upland property to the water body" (City of Renton 2012a). IMPACT ANALYSIS We do not expect the proposed building expansion to adversely affect the ecological functions of the Cedar River. The proposed project would not involve construction of any facilities, nor would it remove or impact any existing vegetation, within the river corridor. The project site, with the existing structure and associated parking and access areas, is separated from the river by a concrete flood protection wall and East Perimeter Road. After demolition of part of the existing building, the proposed structure would be located no closer to the river than the existing building, at least 75 feet from the OHWM of the river. The building expansion would not add to the total impervious area of the site, but rather reduce the area of pavement subject to vehicular access. In addition, the project includes addition of water quality treatment of stormwater runoff from the site prior to discharge to existing facilities or to the river. Thus, the proposed project would avoid direct impacts to the existing river corridor, including the channel and associated vegetation. As noted above, the City recently cleared much of the vegetation along the river to protect the integrity of the existing concrete wall. The project is designed to minimize impacts to the river by locating the proposed building no closer to the river than the existing structure, reducing the area of pavement subject to oil and gas leakage or spillage from vehicles, and adding water quality treatment of storm water runoff. Consequently, the project is not expected to adversely affect habitat for listed salmonid fish species inhabiting the river. Therefore, we expect the proposed project to result in no net loss of ecological function of the Cedar River and associated riparian habitat. Mr. Kurt Boswell March 19, 2013 Page 4 LIMITATIONS We have prepared this report for the exclusive use of Ace Aviation, Inc. and their consultants. No other person or agency may rely upon the information, analysis, or conclusions contained herein without permission from Ace Aviation, Inc. The determination of ecological system classifications, functions, values, and boundaries is an inexact science, and different individuals and agencies may reach different conclusions. With regard to wetlands, the final determination of their boundaries for regulatory purposes is the responsibility of the various agencies that regulate development activities in wetlands. We cannot guarantee the outcome of such determinations. Therefore, the conclusions of this report should be reviewed by the appropriate regulatory agencies. We warrant that the work performed conforms to standards generally accepted in our field, and prepared substantially in accordance with then-current technical guidelines and criteria. The conclusions of this report represent the results of our analysis of the information provided by the project proponent and their consultants, together with information gathered in the course of the study. No other warranty, expressed or implied, is made. LITERATURE CITED Google Earth. 2013. Image for 4 7.4859N, 122.2097W near Renton, WA, from Terrametrics. © 2013 Google. Accessed September 6, 2012. Renton, City of. 2012a. Pre-application meeting for additions & alterations to Ace Aviation, 289E Perimeter Rd. City of Renton, Department of Community and Economic Development, Planning Division. February 23, 2012. Renton, City of. 2012b. Renton Municipal Code. Title IV, Chapter 3-050-Critical Areas Regulations, and Chapter 3-090 -Shoreline Master Program Regulations. Current through Ordinance No. 5676, passed December 3, 2012. Washington Department of Fish and Wildlife. 2013. PHS on the web. Available at: http://wdfw.wa.gov/mapping/phs/. Last accessed March 18, 2013. TECHNICAL INFORMATION REPORT Site and Building Modifications for Ace Aviation 289 East Perimeter Road 0 ,, ,., <:ton Cit'! c,',' , · · ,1s\ofl \CJ\'.· .. ':i·; .. Renton, WA 98057 Prepared for: Ace Aviation, Inc. 289 East Perimeter Road Renton, WA 98057 March 8, 2013 Our Job No. 15559 ") :-' ZlB//3', . ·; ·., CIVIL ENGINEERING, LAND PLANNING, f 18215. 72NDAVENUE SOUTH KENT, WA 98032 (425) :2 BRANCH OFFICES . + OLYMPIA, WA + CONCORD, I www.barghausen.com EXHIBIT 17 , I '' '! 0 0 0 l1i z "' 30N3/\V A113d e ~ 0 z 3nN3/\V STEM ~ ... HlllO! ~ SVM111M 0 ~ z i HlllO 3nN3AV "' )( IW!os 30N3/IV NV001 H.l/10: ffj ~ Iii w ~ Iii w ~ i .... HJJ)OS ::; 30N3A\f § z lOn.U.VHs iii i .... I:! ., .. i= co ::, ..... 0 (I) § s g (I) Hl00S 3nN3/\V 3'A'f"\ 5 g RAIN i~'Q~ ~ ~<,~ '1,1>; 9 ~ Iii e !ii 0 JS3MIU.IION 3nN3,\\f e Iii w s i I ~ ~ i ~ ~ EXHIBIT 18 -~ m >< J: '""4 c,:, '""4 -I .... \0 0 gton Flood Zone 156.81 313.6 Feet Th is map is a user generated static output from an Internet mapping site a nd is for reference only. Data l ayers that appear on th is map may or may not be accurate. current. or otherwise rel iable. THIS MAP IS NOT TO BE USED FOR NAVI GATI ON Lakes and Rivers Flood Pa rcels Renton Fi re Hydrant Other System Fire Hydrant Street Names Rig hts of Way Streets Roads Jurisdictions Bellevue Des Moines Iss aquah Kent King County Mercer Island Newcastle RENTON SeaTac Seattle Tukwila Aeri al (March 2010) • Red: Band_ 1 Green: Band_2 • Bl ue: Band_3 1: 1,882 @8.5" X 11" Notes Enter Map Descri ption 0 ~ ~ NOTICT OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) A Malter App\h:c11tlon h"' Deen flied and acoaple<I w~h the Department of Cnmmunlty & Economk D..vtlopm .. nt (CED)-Plannlni: Dhrlolon of the City of R•nton. Th• folklwln1 brlefl~ dH<rlbes tho! 1pplk311o,, ind the n•cesury Public Approval,. DAn OF NOTlCl: OF APPLICA.T)ON: April 16, 20).3 LAND US£ NUMMR: LUA13-0003H, ECF, SM PROJECT NPME: PROJECT D'ESCIIIPTION: N:e Aviation I~ pn,poslnK to consm,;:t • new fa<:"it"/ it 2B9 Perimeter fl.d at~~~ ~enton Municipal Airport. Tho proje<:t, ccn,istlng of, h•lli"' ond op,,roLion, facility of 31,000 sf, would be local.• th ,It of their current fadllty. The zonln1 at the site 1, Ugh\ Industrial and the Compreherutv• Plan Ce,,gnrnon Is E;pl;mentAtea lndu•lrlal. suto Environmental Polley Act ~view is roqulrod for th• proposed project due to the•~•'• pru)dmlty to th• C..du River. PROJECT lOC.TlON: 289 E Perlm..ter Road OPTION""-DETERMINATION OF NON·SlGNlflc,..NCl, (ONS): A!. tt,e lud A1er1CY, the Qty cf Renton hlS d,,termi~ed lhal ,1snlncarrt envlronmt!nlal lmpocU are unlikely to ~,ult from \he propo..,d project. ~refnn,, u in•m::t•d ~:d:; the RCW 43 21c 110 the City oF Renton l,; u,;n1 th! Optional ONS prt>a!5' lO gM! notice tha! • DNS I, _kely Th lssl.>l'd c:o,.,;me~\ ,,.;,100, for the project and the proposed ONS are lnte&nit~ Into ll ..nJlo comment P"•cd: ere wlll 1,,; no tomment l"'rlod foOowing the ;.,u,nce of the Threst>cld Ol!ttrmlnalion of Non-StgnlficanC'! (ONS). A l4·d•y •wtal perkld will Follow th<! ;,.uanc• of the DNS. PERMIT APPllCATION DATE: NOTICE OF c;oMPLETt APPLICATION; APPLICANT /PROJECT CONTACT PERSON: p1 rm!ts/R1vl1W R1quHted1 Dlher Permlu which may bo r-rqulr1d: U,ca!lon wile,. appl!c.tlon may bo revle...,d: Pl.JBUC HEARll'IG: Marth19,20l3 April 16, 2013 David 1. Freeman; Snodv•" freeman At.sod ales; 7195 Wainer Way UD1; Glg Harbor, WA 9833S Environment•! (SEPAi R .... l,w, 5ho"'II"" Substantial Dew\opmenl Rlvltw Bulldll"l& •nd ec,r.rtn,ctlor, P1rmlu ora\na«• Ripolt, i;.ot1thnlcal ReJtOlt, Fleoil Huard D;ua, Strum/Lake study Dep;irtrnent of Community & Economic ~elapment (CED) -Plannln& 01v1>\o11, 51.tt, Floor Renton City HaR, 1055 South Gr.i!Y Way, Renton, WA 98057 1f "woo Id Kke 10 be made a party of rocord to rec,,!ff iurthu Information an thls prop,oM:d project, complote tt,b; fo;,;, snd 1'1tum lo: City of 1ten1on, CED-Planning Ohl!Jlon, 1055 So. Grady Woy, l\l'nlon, WA 93057. Name/Alt No.: Af.e Aviation New FadUty/LUA13-000H3, ECF, SM NAME: -----------------.-.-.-.---------MAIUNGADOllESS: _____________ Clty/Stitt/Zlp: ________ _ TELEPHONE 1'10" ------------ CONS\ffiNCl' OVERVltW: Zonlng/1.>ond u..,, Envlronmenul Dotuments that tvalu;,tethe Prapos•d Project: Oo,elopment Rerulatlor.s u,...i Far Pro)•ct Mltlfatlon: The ,ubJ,. , e i, de;ignated <mployment Area lndmtrial !EAi) on th• Cily ol R,nton Comprehen,~ land U,e Map and Med,um Industrial (IM,I on lh• Cily', Zonini M,p. Envlranmen1al lSEPAJ Checklist The project will be subject to !he City', SEPA ordinance RMC 4·2-BllA and 01h!r1pplicablt codes atld reiulHlon, u opproprlale. ' Mitigation measures may be lm?Osed an !he pmpa .. d project. Recommended Mltlration Menuru addr"s projtct Impact> oot co,ered by o,ininc codn and ree-ulatlon,,,·ci\edabo-,,e. Comment. on the abo•• appllt•Uon mu,t be submlru,d In wrltln1ta Eliul,111, Hluln,, son/or Planner, CED-Prannln.i: OIYl•lon, 1055 South Gr11dy Way, Renton, WA 98057, by 5:00 PM on Aprll 30, 2013. If you h•v• que,tklru abaUI this proposal, or w\sh to be made a party or t•cord •nd ,~cot.• addition.I "o111",i:1t\on by mall cont;ict the Project M•n•g~,. :::•p;:;:bm~ written a,mments will •.rtomatiullv b•come a pony of record ~nd wlU be noHfi~ of ,nydedslon CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430·6581· Eml: ehiggins@rentonwa.gov . ' CERTIFICATION I, Eac:tZkP2121H Hlt:r&-l~S . hereby certify that 3 copies of the above document were posted in~ conspicuous places or nearby the described property on Date: A:f'l"-lL 14>, 2..0 I? STATE OF WASHINGTON ) ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that _...1.a..il --':. ::Jf,'-=~c,__-=~y•c1<'<.i::,_ ___ _ signed this instrument and acknowledged it to be his/her/their free and volunta act for the uses and purposes mentioned in the instrument. Notary Publi in and for the State of Washington Notary (Print): _ ___._H.c....A:i-...s,.Cn,.llJ.g,ch'-","-C-------- My appointment expires_: __ __..:;_A'-'"'"-j~'.1.1 .:,.,.:i,f_ ... ,-:i..xi</,.., __;csa,')'""'/'."-, ,__I:,..,_ ____ _ CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT· PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 16th day of April, 2013, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application, Environmental Checklist, Reduced Site Plan documents. This information was sent to: Name Representing Agencies See Attached David Freeman Contact 300' Surrounding Property Owners See attached (Signature of Sender): STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Dated: Notary (Print) : ___ --JW-..Ll.~l.Ll.=-'-""'---------------- My appointment expires: Project Name: Ace Aviation New Facility Project Number: LUA13-00D333, ECF, SM template • affidavit of service by mailing Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers* Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY {DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. • 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015-172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office* Muck!eshoot Cultural Resources Program• 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172nd 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: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. PO Box 90868, MS: XRD-OlW Tukwila, WA 98188 Bellevue, WA 98009-0868 *Note: If the_ Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. ••Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing ANDERSON BUSY BEE INC 5015 RAINIER AVES SEATILE, WA 98118 GREEN KENNETH 504 S TOBIN ST RENTON, WA 98055 STORWICK RICHARD ALLEN+FREY CAROL JEAN 1510 9TH ST ANACORTES, WA 98221 YANG ANDREWLA N 502 S TOBIN ST RENTON, WA 98055 DAWSON JAMES D+RENEE E 10838 LAKERIDGE DRS SEATILE, WA 98178 JPC PROPERTIES LLC 15826 SE 141ST ST RENTON, WA 98059 BONNER ROBERT G JR 1507 JONES AVE NE RENTON, WA 98056 CHEN TOMMY & SHU-MEI H 8125 144TH AVE SE NEWCASTLE, WA 98059 TOBIN BUSINESS PARK LLC 4565 165TH AVE SE ISSAQUAH, WA 98077 NGUYEN TODD Q+XUAN VUONG 311 S TILLICUM ST RENTON, WA 98057 DEWING ROLLAND L 210 NW 5TH ST RENTON, WA 98055 PERGAMO ANNA T +CASSERLY BRIAN G 420 S TOBIN ST RENTON, WA 98055 MEHRENS GEORGE F JR+GLORIA 316 S TOBIN ST RENTON, WA 98055 DESPUIG ERLINDA D 416 S TOBIN ST RENTON, WA 98055 REYNOLDS GLENN D 55 LOGAN AVE RENTON, WA 98055 EDMAN GEORGE D 2104 28TH AVCT SW PUYALLUP, WA 98373 CHAU BILL+ANN 500 S TOBIN ST RENTON, WA 98055 VICERAL EZRA FELIAS+FLORENCE VILA- 418 S TOBIN ST RENTON, WA 98055 SCHUMSKY DONALD W+MARGARET 2019 JONES AVE NE RENTON, WA 98056 SMITH ROBERT C 402 S TOBIN ST RENTON, WA 98055 KEODARA HOPE 101 NW 6TH ST RENTON, WA 98057 SODOMA PHILIP MARK 16359 NE 50TH ST REDMOND, WA 98052 CHIEM MYTHU+DAT H LU 665 PASCO PL RENTON, WA 98059 REDLIN BRIAN D 1727 HARBOR SW #N402 SEATILE, WA 98126 NICKELS PAUL M 190147TH AVE SW SEATILE, WA 98116 FOSTER LUIDA R+EDDIE D 51 LOGAN AVES RENTON, WA 98055 TOBACCO ENTERPRISES LLC 1701 LAKESIDE AVES RENTON, WA 98055 SALVATION ARMY THE 111 QUEEN ANNE AVE N #300 SEATILE, WA 98109 JACQUES JAMES H 6833 RIPLEY LN N RENTON, WA 98056 HEALY MARTIN+ANNE 314 S TOBIN ST RENTON, WA 98057 HEITMAN-BODEN SANDRA 50 LOGAN AVES RENTON, WA 98055 BENZEL & YARNELL LLC 4532 160TH AVE SE ISSAQUAH, WA 98027 UNG KEENE PO BOX 20335 SEATILE, WA 98102 POPE LACHLAN 21005 46TH AVE SE BOTHELL, WA 98021 MOSS ROAD L L C 6923 40TH AVE SW SEATILE, WA 98036 HOGLEY MIRIAM A 406 TAYLOR AVE NW UNIT #A RENTON, WA 98055 BROWN SCOTIA Y 410 TAYLOR AVE NW #B RENTON, WA 98055 AHGW LLC ATIN GEOFF WOOD 5424 SAND POINT WAY NE SEATILE, WA 98105 BUEHLER WALTER & INGRID 5344 232ND AVE SE ISSAQUAH, WA 98029 BUEHLER ANDREW PO BOX 817 ISSAQUAH, WA 98027 FRASIER CHRISTINE SEVERYNS WILLIAM PO BOX 836 RENTON, WA 98057 PHILLIPS MANIO 613 S 16TH ST RENTON, WA 98055 F & K INVESTMENTS LLC 13810 152ND AVE SE RENTON, WA 98059 GAVIN DANIEL G 100 NW 3RD PL RENTON, WA 98055 MUCKERHEIDE WILLIAM M 406 TAYLOR AVE NW #B RENTON, WA 98055 NGUYEN JUDY+LU TAM THI 404 TAYLOR AVE NW UNIT #A RENTON, WA 98055 PIE DAPHNE A 404 TAYLOR AV NW UNIT #B RENTON, WA 98055 THOMAS w scon 5612 MATIERHORN PL NW ISSAQUAH, WA 98027 BUEHLER BEN· PO BOX 1228 ISSAQUAH, WA 98027 LANE HANGAR ASSOCIATION PO BOX 937 RENTON, WA 98057 SDS PARTNERSHIP ATIN: PANELLI KELLY A 8580 SE 76TH PL MERCER ISLAND, WA 98040 AHN & SON COMPANY INC 203 AIRPORT WAYS RENTON, WA 98057 HARBOR OLYMPIC LAND 6530 LL 1440 PUYALLUP A VE TACOMA, WA 98421 PRECISION MANAGEMENT CO INC 10604 NE 38TH PL STE 227 KIRKLAND, WA 98033 TRAN TONG 410 TAYLOR AVE NW #A RENTON, WA 98055 CHING MAILE J 402 TAYLOR AVE NW #A RENTON, WA 98055 BROWN NYESHA 402 TAYLOR AVE NW #B RENTON, WA 98055 PESCHEL BRIAN+KIM 8696 ISLAND DR S SEATILE, WA 98118 TILDEN BRADLEY D+DANIELLE Y 4733 194TH AVE SE ISSAQUAH, WA 98027 CAPRON WILLIAM+ALLEN HUGH 13840 SE 5TH ST BELLEVUE, WA 98005 CREISLER VINCENT L 13241 SE 261ST ST KENT, WA 98042 ANDERSON ERIN LEE 664 TAYLOR AVE NW RENTON, WA 98057 CARPENTER DAVID 3012 145TH AVCT E SUMNER, WA 98390 TAT THANH K+YUN YANG X 8908 S 122ND ST SEATILE, WA 98178 ABBOTI AF 8925 121ST S SEATILE, WA 98178 HU MIAO DAN 212 OAKESDALE AVE SW RENTON, WA 98057 JARVIS PATRICIA PO BOX 1056 RENTON, WA 98057 KING COUNTY-PROPERTY SVCS ADM-ES-0800 500 4TH AVE SEATILE, WA 98104 YIRGA RAHAIL+KASSA ABREHAM 11600 RAINIER AVE S # 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98055 PHILLIPS DAVID+ANGELA 11515 84TH AVE S SEATILE, WA 98178 KNEE ARVID 1102 SW 142ND ST BURIEN, WA 98166 GERISILO PHILIP G+DEBORAH C 31117 E LAKE MORTON DR SE KENT, WA 98042 MCDONALDS CORP 046-0017 PO BOX 182571 COLUMBUS, OH 43218 · ..-, ¢1 City of/ i L'/ . r' ···.· ' ' / ···.···. 1 r\, 1 : 2: r. 111 r( r: 1; n 1 ], .. _ '--_. ....J'a ...,...,,_ ~ ~-... ...... , - NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS} 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: April 16, 2013 LUA13-000333, ECF, SM Ace Aviation New Facility PROJECT DESCRIPTION: Ace Aviation is proposing to construct a new facility at 289 Perimeter Rd at the Renton Municipal Airport. The project, consisting of a hangar and operations facility of 32,000 sf, would be located at the site of their current facility. The zoning at the site is Light Industrial and the Comprehensive Plan designation is Employment Area Industrial. State Environmental Policy Act review is required for the proposed project due to the site's proximity to the Cedar River. PROJECT LOCATION: 289 E Perimeter Road OPTIONAL DETERMINATION OF NON·SIGNIFICANCE, (DNS): 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 process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: March 19, 2013 April 16, 2013 APPLICANT/PROJECT CONTACT PERSON: David J. Freeman; Snodgrass Freeman Associates; 7195 Wagner Way #201; Gig Harbor, WA 98335 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: Environmental (SEPA) Review, Shorellne Substantial Development Review Building and Construction Permits Drainage Report, Geotechnical Report, Flood Hazard Data, Stream/Lake Study Department of Community & Economic Development (CED} -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 N/A If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Ace Aviation New Facility/LUA13-000333, £CF, SM NAME:-------------------------------- MAILING ADDRESS: ________________ City/State/Zip:----------- TELEPHONE NO.: --------------- CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Oe>Jelopment Regulations Used For Project Mitigation: Mitigation Measures: The subject site is designated Employment Area Industrial (EAi) an the City of Renton Comprehensive Land Use Map and Medium Industrial (IM) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-130A and other applicable codes and regulations as appropriate. Mitigation measures may be imposed on the proposed project. Recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, CED-Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on April 30, 2013. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: {425) 430-6581; Eml: ehiggins@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Denis Law --~Ma:yor __ ,,,,,,,,,,,,,.-rjt 1 • [' : t\ ;... City , I .p,-r~r r· ... -, r\\ rri·\ ·-~~~ Apri I 16, 2013 Department of Community and Economic Development C.E."Chip"Vincent, Administrator David Freeman Snodgrass Freeman Associates 7195 Wagner Way, #201 Gig Harbor, WA 98335 Subject: Notice of Complete Application Ace Aviation New Facility, LUAB-000333, ECF, SM Dear Mr. Freeman: 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 May 13, 2013. Prior to that review, you will be notified if any additibnal information is required to continue processing your application. Please contact me at (425) 430-6581 if you have any questions. Sincerely, f:M7~.c#-J~ Elizabeth Higgins Senior Planner Renton City Hall • 1 osssouth Grady Way • Renton.Washington 98057 • rentonwa.gov ~c;,tiA<,\\'~ ;; z --~ ti s ! . ' , ~ lyG' ENG''°' TECHNICAL INFORMATION REPORT Site and Building Modifications for Ace Aviation 289 East Perimeter Road Renton, WA 98057 Cr.-:, ... >nton ·'·:·.,.iun Prepared for: Ace Aviation, Inc. 289 East Perimeter Road Renton, WA 98057 March 8, 2013 Our Job No. 15559 ElB/13 CIVIL ENGINEERING, LAND PLANNING, SURVEYING 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251·6222 (425) 251-8782 FAX BRANCH OFFICES + OLYMPIA, WA + CONCORD, CA + TEMECULA, CA www.bargha1.1ssr,,,:oTl\ · TABLE OF CONTENTS 1.0 PROJECT OVERVIEW 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 3.0 OFF-SITE ANALYSIS 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 6.0 SPECIAL REPORTS AND STUDIES 7.0 OTHER PERMITS 8.0 CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN ANALYSIS AND DESIGN 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 10.0 OPERATIONS AND MAINTENANCE MANUAL Figure 1 -TIR Worksheet Figure 2 -Vicinity Map Figure 3 -Drainage Basins, Subbasins, and Site Characteristics Figure 4 -Soils 15559.001 1.0 PROJECT OVERVIEW 1.0 PROJECT OVERVIEW The site is located within a portion of the northeast quarter of the northeast quarter of Section 18, Township 23 North, Range 5 East, Willamette Meridian, City of Renton, King County, Washington and comprises approximately 1.856 acres. More particularly, the site is located at 289 East Perimeter Road within the City of Renton and on a portion of the Renton Municipal Airport. The attached vicinity map gives the exact location of the project site. The proposal for this development is to demolish a portion o1 an existing building and construct a new larger building. Additional site modifications will include the addition of sidewalks, parking relocation, and additional landscape planters and water quality features. The existing site is almost entirely impervious surface, consisting of buildings and pavement, with the remaining area gravel or dirt. Under the proposed condition, much of this gravel or dirt area will be converted into landscaping or building, and the amount of runoff generated from the site will decrease since landscaping will replace a portion of the existing impervious surface. This project does not propose flow control nor is it required for this project site. There is an existing conveyance system that routes and drains directly into the Cedar River located northeast of and immediately across East Perimeter Road from the project site. Since this project site is located on a portion of the Renton Municipal Airport, it is relatively flat in nature. It is anticipated that minimal grading will occur and site grades will stay much the way they are. Please see the existing and proposed site land coverage table on the following pages of this report for a complete description of the site land coverage. As requested by the airport, water quality to trap oils will be provided for this development in the form of a coalescing plate oil/water separator. Please refer to the calculations on the following sections of this report. 15559.001 EXISTING AND PROPOSED SITE LAND COVERS Existing condition of area to be modified: Existing building to be demolished = 11,016sf Existing landscaping to be removed = 820 sf Existing impervious to be replaced with either new impervious or landscaping = 15,046 sf Total = 26,882 sf Proposed condition of area to be modified: New building = 20,478 sf New landscaping = 2,064 sf New sidewalk = 4,340 sf Total = 26,882 sf 15559.001 FIGURE 1 -TIR WORKSHEET KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND Part 2 PROJECT LOCATION AND PROJECT ENGINEER DESCRIPTION. . ·. . . . · .. ·. . .· . . Project Owner Ace Aviation Project Name Ace Aviation Site Modification Phone Address 2 89 East Perimeter Road Project Engineer Ali Sadr Company Barghausen Consulting Engineers, Inc. Phone ( 425) 251-6222 Part 3 TYPE OF PERMIT APPLICATION D Landuse Services Subdivision / Short Subd. I UPD [8J Building Services M/F / Commercial / SFR D Clearing and Grading D Right-of-Way Use D Other Part 5 PLAN AND REPORTINFORMATION Technical Information Report Type of Drainage Review !Full! / Targeted (circle): Large Site Date (include revision dates): Date of Final: Part 6 ADJUSTMENT APPROVALS I DOES Permit# Location Township 23N Range 5E Section 18 Site Address 289 East Perimeter Road Renton WA 98057 Part 4 OTHER REVIEWS AND PERMITS D DFWHPA 0 COE404 D Shoreline Management D DOE Dam Safety D FEMA Floodplain D COE Wetlands D Structural RockeryNaulU __ D ESA Section 7 D Other __ _ . Site Improvement Plan (Engr. Plans) Type (circle one): !Full! / Modified I Small Site Date (include revision dates): Date of Final: Type (circle one): Standard / Complex I Preapplication / Experimental I Blanket Description: (include conditions in TIR Section 2) Date of Approval: 2005 Surface Water Design Manual 15559.003.doc [8/3/06] 1 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part7 MONITORING REQUIREMENTS . .. . ' Monitoring Required: Yes/~ Describe: Start Date: Completion Date: . Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan : .,,R,,,e"'n,,,town~---------- Special District Overlays:------------------------ Drainage Basin: ..,C"'e.,.d,ear'-'R"'-1'-'·v_,.er.__-,-_______ _ Stormwater Requirements: Peak Rate Flow Control Standard . Part 9 ONSITE AND ADJACENTSENSITIVE ARl=AS [2l River/Stream --------- [2l Lake -----------0 Wetlands _________ _ D Closed Depression _______ _ D Floodplain __________ _ D Other ___________ _ Part 10 SOILS ... . . D Steep Slope ________ _ D Erosion Hazard -------- 0 Landslide Hazard ______ _ D Coal Mine Hazard------- 0 Seismic Hazard _______ _ D Habitat Protection ______ _ o __________ _ . "' ... Soil Type Slopes Erosion Potential Urban Land D High Groundwater Table (within 5 feet} D Other 0 Additional Sheets Attached 2005 Surface Water Design Manual D Sole Source Aquifer D Seeps/Springs 15559.003.doc [813/0ii] 2 1/1/05 KING COUNTY, WASHINGTON, SURF ACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEEJ Part 11 DRAINAGE DESIGN LIMITATIONS . . · .. . REFERENCE LIMITATION/ SITE CONSTRAINT D Core 2 -Offsite Anal)lsis D Sensitive/Critical Areas D SEPA D Other D D Additional Sheets Attached . Part 12 TIR SUMMARY SHEET . · (provide one TIR Summary Sheet per Threshold Discharge Area) Threshold uischarge Area: (name or description) Core Requirements (all 8 apply) . Discharoe at Natural Location Number of Natural Discharge Locations: Offsite Analysis Level: 1 / 2 I 3 dated: Flow Control Level: 1 / 2 / 3 or Exemption Number (incl. facilitv summarv shee!l Small Site BMPs Conveyance System Spill containment located at: Erosion and Sediment Control ESC Site Supervisor: Contact Phone: After Hours Phone: Maintenance and Operation Responsibility: IPrlvat..i / Public If Private. Maintenance Loa Reauired: Yes / No Financial Guarantees and Provided: Yes / No Liabilitv Water Quality Type: Basic / Sens. Lake / Enhanced Basicm / Bog (include facility summary sheet} or Exemption No. Landscaoe Mananement Plan: Yes I No Special ReQuiraments (as applicable) Area Specific Drainage Requirements Floodplain/Floodway Delineation Flood Protection Facilities Source Control (comm./industrial landuse} 2005 Surface Water Design Manual Type: CDA I SDO /MOP/ BP/ LMP / Shared Fae. / None Name: Type: Major / Minor / Exemption / None 100-year Base Blood Elevation (or range}: Datum: Describe: Describe landuse: Describe any structural controls: 15559.00J.doc [813/06] 3 1/1/05 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Oil Control High-use Site: Yes I 1!::iQJ Treatment BMP: Maintenance Agreement: Yes / No with whom? Other Drainage Structures Describe: Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS . MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION 0 Clearing Limits 0 Stabilize Exposed Surfaces 0 Cover Measures 0 Remove and Restore Temporary ESC Facilities 0 Perimeter Protection 0 Clean and Remove All Silt and Debris Ensure 0 Traffic Area Stabilization Operation of Permanent Facilities 0 Sediment Retention D Flag Limits of SAO and open space D Surface Water Control preservation areas 0 other 0 Dust Control D Construction Sequence Part 14 STORMWATER FACILITY DESCRIPTIONS /Note: Include Facilitv Summarv and Sketch) Flow Control Tvne/Descriotion D Detention D Infiltration D Regional Facility D Shared Facility D Small Site BMPs D Other 2005 Surface Water Design Manual Water Quality D Biofiltration D Wetpool 0 Media Filtration 0 Oil Control D Spill Control D Small Site BMPs 0 Other 15559.003.doc [813/06] 4 Tvne/Descriotion .. Oil/water S!,!!arator 1/1/05 KING COUNTY, WASHINGTON, SURF ACE WATER DESIGN MANUAL TECHNICAL INFORMATION REPORT (TIR} WORKSHEET Part15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS D Drainage Easement D Access Easement D Native Growth Protection Covenant D Tract D Other D Cast in Place Vault D Retaining Wall D Rockery> 4' High D Structural on Steep Slope D Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report. To the best of my knowled ~e infonnation rovided here is accu ate. ,/ 2005 Surface Water Design Manual 15559.003.doc (8/3/06] 5 1/1/05 FIGURE 2 -VICINITY MAP LAKE WASHINGTON "'" IA/Jll;J/ ,. REFERENCE: Thomas Guide (2006) Scale: Horizontal: N,T.S, Vertical: NIA 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES P:\ 15000s\ 15559\exhibit\grephiCs\ 15559 vmap.cdr For: > <( " ~ 8TH • c ACE AVIATION RENTON, WASHINGTON Title: VICINITY MAP Job Number 15559 DATE: 03/06/13 FIGURE 3 -DRAINAGE BASINS, SUBBASINS, AND SITE CHARACTERISTICS NOlDNl:-ISlf M 'JJ.Nnoo ONl)I 'NOlN3~ ::IO )..lJO WM "3 g 30~ 'N E:C: dMl 'ei "038 dO 1' /l3N 31-U ::IO 1' /!3N 3Hl ::IO NOUl:!Od If A3A~ns OIHdlf!:IDOdOl '"111.L I I I I Iii -i • I I I / • I I I I .----------s l'---L-+--~, ~=,.,,,..+---, L9086 NOlDNIHSlfM'NO.lN31:! alto~ l:8.J.3Vjll:l3d 18113 681: "ON! 'NOLL\11Alf 30\f ii i ID:I/IJV~ .ot•.L ... ~,,.,. "'"' Wlo7u" -a S3:l~S lVOOl'INm!WG '!JN1>31,l:1(15 1,\1>\'!ll•t:i t:)"' -i-, I "ill- '!JNIIIINYlcl ONV1 '::lNJl!BNI~ 11/\l:l ·~ .. ' ' .,_ X't:J. l8LH-t'iZ(SZY) t! '. 0 "ill~ • 0 ·-. . zzzg-LSl(SZV) i ,,,,. ,,.111 ~··u"°'IJ l£086 VM 'lN3>1 69991 --HlnOS 3nN3/\V GNGL S~Z81 &>I) ....... '!)~ -·- I- ~~ 111li ~ I U) I 0- 0- 0- ~ill i ' I~~;~~ ~m~ ~1 ! ;;11~ a I t ! ~ ! ~ I 1 i:...z ! Oo i ~~ ~ l'-t ~ ~ u~ ~ l !KI ~ ,I ~@ ~ ~ :1· ' . •l 111111 1111 I I l I I l I ~ lo I g .,_, M< I =r(lrsE') IE.,29.77 (IZ-NJ (4)\t\~l/ .. """'w ' C ', •• . "' ,I ' t.) ..... -. '""" " -.., ~ ' ,11«1' 0 15 30 I'!... I, ', 1 '' -... ,, - " '·-·, G---ss---- "" -~ ··-~-SEE NOT[ lO ~ 60 iii • _-~EXISTING AC TO BE ···--------- WliTERMAll~Y ';,-(_ GROUN~ O\IUII.A'tED ( ---------~~ CB-l. 'IYPE 1 Rll,I..JQ,55 IE-29.60 (s• IN) PRELIMINARY GRADING AND STORM DRAINAGE PLAN -llRE-;ffllRAm.A:d~-·- WArrn VAJ.V!. FOR ACE AVIATION NE 1/4 OF lHE NE 1/4 OF SECTION 18. 'TWP. 23 N., ROE. 5 E., W.M. \", CITY OF RENTON, KING COUN1Y, WASHINGTON ~,-~\\{.=":---;:;:r lf "dt ,f f ,Jvrv ~Opu¥Jin/tt, ' ' /' / ' \ "\ "'" / s a4-...,\ "'"" -~W \ :.c: 'l./A "' "'"" O,~ \.fl..::: H -_, '-.. l'llll!1-3/4"~ la"'/1'1 \j-' '"'""""" .,_.../ . \ . ,,,,,,. , -\ ! ' """" ,, I I 1a RISER--'.:, I -S~UII-A RW,,29.n CHECKED FOR OOl.l'LIANCe 10 arY BrAN:>AFD8 ·PllS) I IPXIIAPf'IIOI/AL o,t, ~"_Hl"·":/~ FOR ,nt"S•~~ ~ I ... BY ""' -"""""" PROf1.JCOO A'N.TION, INC. :Z<lJ W. PERIMETER ROM RENTON, WA 118055 (425) :m1-11!510 """"" "'"-ON '""" CONT,'Cr; BERNIE OR aAf€ PAHOLKE -l?AAGHAUSEN CONSULTING fNGIHEERS 18:Z\5 72ND AVENUE SOl.1Tli KENT, WA 98032 (425}2Sl-6222 {425)151-8782 FAX COlfl'ACT: DN,i SH.MEW P:\lSOOOs\15559\oreliminarv\15559-oam.dwq, 3n /2013 1:48:50 PM. \\MERCURY\Oce TD5700 -main CAD 9£ 11£ t{)f7e2:J {ph-{111 ~ '"'""'" '""-ON """ """ '-""' C8--A ~ GH __ "'_,_u. 4'~ ~ . ,-i i . ':,' "'(,, t,+ ,!' ~/418 ENG1"-<t: CITY OF RENTON DEPARTMENT OF PUBUC WORKS - PRELIMINARY GRADING ANO STORM DAAJNAGE PLAN ACE AVIATION "-'"" -~ ""'-------- DATE 03~_{13 ~ rusL-o-.,= t= ,· .. 30• -..0 l:!OCX..__l'/lO!! -..... 000<1....._,,_, -C3 ~ 5 I '--ii Ji ~ ! 0 s ] "-i r ' l' l! ~ ' J ~ i I ~ ; 0 z m ~ uj al FIGURE 4 -SOILS RE FERENCE: US DA, Natural Resou rces ConseNation SeNice Scale : Horizontal: N. T.S. Vertical: NIA 18215 72N D AV E NU E SOUTH KE NT, WA 98032 (425) 251 -6222 (425) 251-8782 CIVIL ENGIN EERI NG, LAND P LAN N ING, SU RVEYING, ENVIR ONM ENTAL SERVICES P:\ 15000s\ 15559\exhibit\graphics\ t 555 9 soil. cdr L EGE N D : Ur = Urban land For: ACE AVIATION RENTON, WASHINGTON Title : SOIL SURVEY MAP Job Number 15559 DATE : 03/06/13 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.0 CONDITIONS AND REQUIREMENTS SUMMARY Analysis of the Eight Core Requirements. Core Requirement No. 1 -Discharge at the Natural Location: This project will still discharge into the same conveyance system it does under existing conditions to the Cedar River immediately adjacent to the project site. Core Requirement No. 2 -Off-Site Analysis: No off-site analysis is required for this project as it is an already developed site and the City is aware of the downstream drainage course from this project site. In addition, the site has direct discharge into the Cedar River at the northeast side of the project site. Core Requirement No. 3 -Flow Control: There will be less impervious surface for the project site after being renovated than there is under existing conditions. Also, since the site lies in the peak rate flow control standard of the City of Renton, this project is exempt from flow control as runoff leaving the project site is less than there is under existing conditions. Core Requirement No. 4 -Conveyance System: New roof drains will be routed to the existing conveyance system and runoff to the project site should be less than existing conditions once the redevelopment is complete. Therefore, no conveyance analysis should be required for this site. Core Requirement No. 5 -Erosion and Sediment Control: ESC measures will be followed for this project site, including specifying clearing limits and providing perimeter protection along the downstream perimeter of the project site. Also, catch basin protection being instituted to prevent sediment from being discharged into the downstream drainage course. Bare ground exposure will be very limited at any one time on the project site during construction, due to the fact that this is a re-development project. Cora Requirement No. 6 -Maintenance and Operations: This project will concur with all maintenance and operations requirements of the City of Renton. An Operations and Maintenance Manual is included in Section 10.0 of this report. Core Requirement No. 7 -Financial Guarantees and Liabilities: This project will concur with all financial guarantees and liability requirements of the City of Renton for projects of this nature. Core Requirement No. 8 -Water Quality: This project will have less pollution generating impervious surface than under existing conditions. However, water quality will be provided in the form of coalescing plate oil/water separators for treatment for oil prior to discharge into the downstream drainage system. Analysis of the Six Special Requirements: Special Requirement No. 1 -Other Adopted Area-Specific Requirements: This project lies within the City of Renton and must meet their amendment to the 2009 King County Surface Water Design Manual. The project lies within the peak rate flow control standard and is in compliance with this standard. Special Requirement No. 2 -Flood Hazard Area Dellneatlon: This project is adjacent to a flood hazard area for a river; therefore, the flood way is shown on the plan. Special Requirement No. 3 -Flood Protection Facilities: This project does not rely on an existing flood protection facility, nor is it required to construct a flood protection facility. Special Requirement No. 4 -Source Control: Source controls are being applied to this project site by educating the owner about the proper use of pesticides and fertilizers on the landscaping. In addition, this parking lot will be swept up regularly and the trash enclosure will be covered to provide source control protection. 15559.001 Special Requirement No. 5 -Oil Control: To the best of our knowledge, this project site does not exhibit the characteristics of a high-use site. However, oil control is being provided in the form of coalescing plate oil/water separators to treat for oil as required by the City of Renton. Special Requirement No. 6 -Aquifer Protection Area: This project site does not lie within Zone 1 or Zone 2 of an aquifer protection area, therefore, this does not apply. 15559.001 3.0 OFF-SITE ANALYSIS 3.0 OFF-SITE ANALYSIS No off-site analysis is required for this project site, as the site discharges almost immediately into the Cedar River located across East Perimeter Road. The entire downstream conveyance piping is shown on the project site's grading plan for reference. There are no problems associated with this project's downstream drainage course. 15559.001 ASSESSOR'S MAP II H-U-Jt I Horizontal: N. T.S. \ I I "' \, \ \, \'" \ G>:W. Kn I.JI' CE!!~ IltYl:I. UOT.U SITE Vertical: NIA \ \\ \ \ \ I I ' I ' I 18215 72NDAVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 ' I CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES P:\ 15000s\15559\exhlblt\grophlcsl 15559 amap.cdr \, \ \ \ \ K>R un?'-'~ ""' For: ' ' ' ' ' ' ' ' ' ' ' ' · .. , " ,' '-- " #i_t-' ' .,,- ' ' ACE AVIATION RENTON, WASHINGTON Title: ASSESSOR MAP tf J ----·--:::;·-·- I I JUI~ Job Number 15559 DATE: 03/06/13 FEMA/FLOOD PLAIN MAP FLOODPLAIN Please refer to the attached document indicating that the 100-year flood plain is contained within the river and the project site is located outside of the flood plain. 15559.001 Federal Emergency Milnagement Agency CERTIFlED'MAIL RETUIDtRECEIPT REQUESTED The Honorable Kathy Keolker Mayor, City bf Renton 1055 South Grady Way Renton, WA 98057 DearM.ayor Keolker: -···'"· . ..·. . .. . .---.. -. Washington; D,G. 20472 Community: City of Renton, WA Community No.: 530088 "'rfY Of RENTON UfiLIT'/ SYSTEMS This responds to a Letter of Map Revision (LOMR) request dated June 5, 2006 (Case No. 06-10-B569P), from Mr. Ronald Straka, P.E., Surface Warer Utilities Supervisor, Public Works Depaitnient, City of Renton, that the Department of Homefond Security's Federal Emergency Management Agency (FEMA) evaluate the effects that updated flood hazard data for the Cedar River from the confluence :with Lake Washington to just upstream of 149th Avenue would have on the flood hazard information shown on the effective Flood UJ.ilurance Rare Map (FIRM) for your community. The FIRM panels affected by the · updated data include the following: Panels 53033C06M F, 53033C0977 F, 53Q33C0981. F, . . 53033C0982 F, 53033C0983 l', and 53033C0984.F. ~ letter is based on.the b~t availa)>le fJo.od haz!1fd information an(! is intended to improve upon that shown ~n the effective Fl.Rlvf. . . . . . •. . . . . . . -.-, · .. · ' . -'···· We reviewed t)!<', subtnitted data ~nclosed in the aRPlication pack~ge entitled "Flood Insurance Mapping Study of the Cedar River, Lake Washington to Renton City Limits," prnpared for the Gity ofRe!lton by Northwest Hydraulic Consultants, dated April 2006, and _the undated supporting report entitled ''Technical Support Data Notebook (TSDN) for Cedar River, Renton Washington," also prepared by Northwest Hydraulic Consultants. We have determiti.ed that the submitted data meet the minimum floodplain management criteria of the National Flood Insurance Program (NFIP), but FEMA cannot issue a LOMR or Physical Map Revision at this time. Until such time BS FEMA can physically revise the Flood Insurance Study (FIS) report and FIRM, we encourage your community to reasonably use the draft work map entitled "City of Renton Work Map," prepared by Northwest Hydraulic Consultants, dated April 7, 2006, as the best available data for floodplain management pwposes, in accordance with Paragraph 60.3(b X 4) of the NFIP rngulations (copy enclosed) and ·Floodplain Management Bulletin 1-98, entitled "Use of Flood Insurance Stu(ly (FIS) Data as Available Data" ( copy enclosed). Bulletin 1-98 provides guidance to co0l1Ilunities. on the use of FEMA draft or preliminary FIS data as available data for regulating floodplain development. We are pr~aring a revised FIRM and FIS rnport for King County, W '!Sbington and Incmporated Areas. Preliminary copies of the revised countywide FIRM and FIS report will ~ distnl>u~ for review in approximately § months. We wiU incorporate the mo<:lifii;ations <!escribed inthe a,fon,igen!ioµed submitted data into the. P.relimfuary countywide FIRM before it is ~\stributed/ · · · ' · · · · · ·'· . . . ". ',·, .... ' ' ....... " ' ,' . ,,) ·-.-... . This letter.is b.~ed on mioiµ,um floo(lplain management crite,ja established llOder the NFIP. Your c~itJroiuuty is resp9nS1b)i, 'for appCO:ving allflo2dplain deve)oprrient and· for ensm:ing ,ill necess"'Y permits required i:iy Federal or State law have been rec~ived. State, county, and COl)llilU!ll(y o!Jicia)s, based on 2 knowledge of Joe:µ con<!itions and in the interest of safety, may set higher standards for constri.lction in the Special Flood Hazard Area, the area subject to inuudation by the base flood. If the State, collnty, or community has adopted more restrictive or comprehensive floodplain management criteria, ttiese criteria take precedence over the minimum NFlP criteria. If you have any questions regarding floodplain management regulations for your community or the NFIP in general, please contact the Consultation Coordination Officer (CCO) for your community. Infonnation on the CCO for your community may be obtained by calling the Director, Federal Insurance and Mitigation Division of FEMA in Bothell, Washington, at ( 425) 487-4682. If you have any questions regarding this letter, please call om Map Assistance Center, toll free, at 1-877-FEMA MAP (l-877-336-2627). Sincerely, Allyson Lichtenfels, Project Engineer Engineering Management Section Mitigation Division · Enclosures cc: The Honorable Larry Gossett Chair, King County Council Mr. Ronald Straka, P.E. Surface Water Utilities Supervisor Public Works Department City of Renton Mr. Steve Bleifuhs Flood H=d Reduction Services Manager King County Mr, Erik Rowland; P.E. Project Engineer Northwest Hydraulic Consultants For: William R. Blanton Jr., CFM, Chief Engineering Management Section . Mitigation Division -------- ~ ; Llll.!Wl!~o _J--~ lblolDeu.B,dSll!iy. c~ a~':!!__-__ I . r J :" -- ' _J- ' I -' L_ -- ' ' ' ' ,----_J ; 1: 1------____ j L_, L ____ I I L __ I ' loJltX(Shad~ . ' D 0 0 ~ ,,:=, = ? "" ·_c3_ [;Po; ' DD (R1,1:1=-----------, n p Oo 0 [(]',CJ d' D, ----------------------- FLOOD ZONE DESIGNATIONS l,, '--'-,' ' ' , '-cc_ --_J 7 ---, I ---- c;;:::ia oil c •" , ~ 6'o~,Q el.ad',,b %,';;' .. f,u ~ ;o -~ i .,O.;P,1q ~ I [ -1\10.g, ~ o., ©' l , I 'b · · •a&~· _ • ,,_\i',. ··-~ ,,,= 0 Dj [· l J l .~;~, l\!:U oj .t L., I i I ~;,~.~. -· ' I LJ I --::----, •• : c; , . '-'! \[,'"" I ' -·\_-_· ~ .~: -~, .D ! i ! '/ • -i---.- l~lolSluJy 10f1eX O~TIJ"4 IIFOfl~1AT10N Zc•e/,1: Th•lloorli1mnnceris1,.lO!lllMkhoo•~ Ill tilt 1 DD.,-iil' flo~hin~ l!hich ii', ,lalJ!,mh,rl H!ltnnlal Datm: AAD81191 Wastilng\l)(J, Nor.II Zone Z.O.tX l'rle/i).odi,,~111ctrhlronnlllcht:Off!Jp,l!ldt ~ de~lla<I mat,io,_ Bft1 '"' m,wr. w11,n !Ills 11Jn11. V!fll.al O~\ufll: NAVO SB. ft z,,.,x(Shtdinl} I081LIIWl!Jdtlt.l50ll-1Nl~ Tllr!looomsintle,,1,irons"'*h""~ 1011easlHl11klltM10ll-jrulboolp~r,,,,i,islll IOO;u 1hel:I Jkl,, 1\oodi'll'llhii'I Mtigl doptt.~ are las lhu 1 fool,ii.aol lC0"19' wwn A111dll1 me 1~1 cantrlnADJ <iailage Is ltn ltia• 1 $Q. mill. fll;iw 1111m1ec1r1omltll 100~r lilt<1bwlor<10:,.floSFbai1-...wthklllll,;rnni! lM•Aii lhetioodio1u,j11()l1i!l.~11~ir.,,o,,"'l'Olld,; lc1111~o-,iil' Hoodplain1. wlli&ri.-1 ""1!rrnl'!d by;lolallcd m,hHi1. BfE• m.1 ht 1tuv.1, ""1ki trJ1 ione. n,;,.zri..,hast,.,l!lllll$depth,ol11o3fT. ,walt,,wlO,.,...,.olporidl.~. looeAO I~ 11 Tr! nlMld n1111n••hk 1onawhld\a,uesrood1 Im tile 100-tS<• fkOOpLilis. ·.tkl, '118 .ji,termi-.eti Verlical th!um Co~l'ermn: To tonvertliorn t,iAV[J BB 10 NGVll 29 Sub!r.lC! J.56 Fl Imm NAVO 83 Elim.lion ,P '• .. i. "V i; \\ ·, 'j \ . l.:.i1X ,i_!. ----,, i , I ' I i, ZOl'~X(~ : 1: ./ /.:., northwest hydraulic consultants inc. 16300 Christe11sen Road, Suite 350 Tukwila. WA 98188 206.241.6000 " Work M~p l lfGEHD -0-ICfrQoh ----fb:lo.a}'ElllolOW, ----1D11'91Al~BlumrJ -------_ _. __ ... """'"'""" 7::= ... J S!;;ile:1• .. 500' ' ,lo i J. I' 1000 City of Renton, Washington Anril7 ?OOfi Pl~tP. 1 nf ? DEPARTMENT OF THE ARMY SEATTLE DISTRICT. CORPS OF ENGINEERS IITTl!NTIO~ 0~ Civil Projects Branch Mr. Ron Straka, P.E. Utility Engineering Sufervisor 1055 S. Grady Way, 5 Floor Renton, WA 98055 P. 0, BOX 375?1 SEATTlE, WASHINGTON 98U4-3755 SEP 30 ant SUBJECT: Certification of Cedar River Levees Dear Mr. Straka: RECEIVED OCT O 4 2004 CITY OF RENTON UTILITY SYSTEMS This Jetter is in response to a request from the City of Renton that the Corps of Engineers certify that the right lower Cedar River Levee was designed and constructed to contain the 100-yr base flood and that a revision of the FEMA floodplain mapping is justified. The subject levee is a component of the Cedar River. Section 205, Renton, Washington as defined in the Detailed Project Report (DPRJ, dated June 1997. The lower portion of the project consists of a levee on the right bank of the river and a combination levee/concrete floodwall on the left bank, adjacent to the Renton Municipal Airport. The levee/floodwall portion of the project adjacent to the. airport was constructed to an elevation that is approximately one-foot lower than the levee on the right bank. The left bank structure is designed to overtop without failure, in order to limit the rise in water surface elevations at the right!eve.::. Water that flows over.this structure flows through . the airport directly to Lake Washington without returning to the river. In addition to the structural features, a major element of the project is the requirement for periodic maintenance dredging as defined in the DPR and in the project Operation and Maintenance (O&M) Manual, dated May 2004. Other O&M requirements prior to an impending flood, and during the flood itself, include sandbagging to specified elevations at specified sites, raising the South Boeing Bridge, and insuring the North Boeing Bridge remains free of debris that would reduce the flow capacity of the bridge. The O&M requirements are the responsibility ·of the City ofRen[on as defined in the Project Cooperation Agreement (PCA), dated 9 May 1998. The project is designed such that the combination of structural features (including the subject levee) and O&M requirements will provide protection against the 100-year flood event at the defined maximum bed profile. Above this maximum bed profile, the bed would need to be dredged to restore 100-year flood event protection. This level of protection is provided with 90% reliability, the accepted standard at the time the project was designed. !, A review of the construction documentation confirms that the features were constructed as designed. Furthermore, a risk and W1certainty analysis performed using the U.S. Army Corps of Engineers program HEC-FDA indicates that with the structural and O&M elements, the project provides for containment of the JOO.year flood with a minimum reliability of 90%. Therefore, the Corps of Engineers certifies the right bank levee as containing the I 00-yr base flood. Please call me at (206) 764-3699 if you have any questions. Sincerely, Program Manager CENWS-PM-CP REPLY TO ATTENTION OF DEPARTMENT OF THE ARMY SEATILE DISTRICT, CORPS OF ENGINEERS P.O. BOX 3756 SEATILE, WASHINGTON 98124-3765 July 10, 2012 Geotechnical and Enviromnental Restoration Branch Mr. Ron Straka City of Renton . 1055 S Grady Way Renton, Washington 98055 Dear Mr. Straka: RECEIVEQ JUL 31 2012 CITY OF RENTON UTILITY SYSTEMS This letter is to inform you that the levee certification ( evaluation) letter provided to FEMA and the City in 2004 for the Cedar River (Left and Right Bank) Flood Control Project will be considered invalid by the US Army Corps of Engineers (USACE) on August 31, 2013. This change in status is a result ofrevisions to Engineering Circular 1110-2-6067, USACE PROCESS FOR THE NATIONAL FLOOD INSURANCE PROGRAM (NFIP) LEVEE SYSTEM EVALUATION which was finalized on August 31, 2010. This publication was developed to guide USACE procedures for levee system evaluations in support of the NFIP as administered by FEMA. Prior to the revision of the Engineering Circular, USACE assisted FEMA in evaluating levees for design and construction issues to support FEMA' s efforts in the Flood Map Modernization Program that started in 2003. As part of that program, specific definitions and requirements were identified that allowed USACE to make levee system evaluations in support of the NFIP. In some cases, USA CE is on record with FEMA for a positive NFIP levee system evaluation that is comprised of only a letter or a letter with incomplete documentation. Under these circumstances, the revised Engineering Circular requires that USA CE notify the levee sponsor and FEMA that USACE can no longer remain on record as providing a positive NFIP levee system evaluation. Since the evaluation of your levee system was based on data available at the time and was completed before the publication of the Engineering Circular, the 2004 certification letter will expire next year. The EC also limits USACE ability to perform levee evaluations for non-Federal sponsors due to fimding constraints. Evaluations can be performed on a cost reimbursable basis, but that . approach is generally unavailable since there are private Architect-Engineering (A-E) firms that are capable of performing the evaluations in accordance with FEMA requirements. It is our recommendation that you pursue an updated certification through an A-E firm if you wish to continue to have your levee accredited in the NFIP. / , -2- Further communication between the Corps of Engineers, FEMA Region X and yourself is planned to clarify issues relating to this development. For additional information, please contact me at (206) 764-3776 or Dennis Fischer ofmy staff at (206) 764-3555 or via email at dennis.a.fischer@usace.army.mil. Sincerely, In~/ H~ Mark A. Ohlstrom, P .E. Chief, Engineering Division Seattle District, Corps of Engineers NATIONAL FLOOD INSURANCE PROGRAM FEMA NATIONAL SERVICE PROVIDER December 4, 2006 Mr. Ronald Straka, P.E. City of Renton Public Works Department 1055 South Grady Way Renton, WA 98055 Dear Mr. Straka: ;:-···1t,""' 2 ':j ::,.,~ DEC G 8 ~'.; · Ci"f'Y o:: ;--\::---;·; ,>-l UTiUI '/ i'./i'CT::'.i,'i~~ IN REPLY REFER TO: Case No.: 06-10-B569P Community: City of Renton, WA Community No.: 530088 316-ACK This responds to your submittal dated November l 7, 2006, concerning a June 5, 2006, request that the Department of Homeland Secmity's Federal Emergency Management Agency (FEMA) issue a revision to the· Flood Insurance Rate Map (FIRM) for King County, Washington and Incorporated Areas. Pertinent information about the request is listed below. Identifier: Flooding Source: FIRM Panel(s) Affected: Cedar River LOMR Cedar River 53033C0664 F, 0977 F, 0981 F, 0982 F, 0983 F and 0984 F We have completed an inventory of the items you submitted. Our review offue submitted data indicates we have the minimum data required to perfotm a detailed technical review of your request. If additional data are required or if delays are encountered, we will infonn you within 60 days of the date of this letter. As you may know, FEMA has implemented a procedure to recover costs associated with reviewing and processing requests for modifications to published flood information and maps. However, because your request is based on flood hazard inforn1ation meant to improve upon that shown on the flood map or within the flood study and does not partially or wholly incmporate mamnade modifications within the Special Flood Hazard Area, no fees will be assessed for om· review. Please direct questions concerning your request to us at the address shown at the bottom of this page. For identification purposes, please include the case number referenced above on all correspondence. If you have general questions about your l'equest, FEMA policy, or the National Flood Insurance Program, please call the FEMA Map Assistance Center, toll free, at 1-877-FEMA MAP (l-877-336-2627). If you have specific questions concerning your request, please call the Revisions Coordinator for your State, Ms. Jennifer Winters, who may be reached at (720) 5 l 4-1107. cc: Mr. Erik Rowland, P.E. Project Engineer Northwest Hydraulic Consultants Sinc'erely, Sheila M. Norlin, CFM National LOMC Manager Michael Baker Jr., Inc. 3601 Eisenhower Avenue, Alexandria, VA 22304-6425 PH:1-877-FEMA MAP FX: 703.960.9125 The Mapping on Demand Team, under contract with the Federal Emergency Management Agency, is the Nationa.1 Service Provider for the National Flood lr.surance Program Federal Emergency Management Agency Washington, D.C. 20472 CERTIFIED MAIL RETURN RECEIPT REQUESTED The Honorable Kathy Keolker Mayor, City of Renton 1055 SouthGradyWay Renton, WA 98057 Dear Mayor Keo!ker: FEB 16 2007 Community: City of Renton, WA CommunityNo.: 530088 This responds to a Letter of Map Revision (LOMR) request dated June 5, 2006 (Case No. 06-10-B569P), from Mr. Ronald Straka, P.E., Surface Water Utilities Supervisor, Public Works Department, City of Renton, that the Department of Homeland Security's Federal Emergency Management-Agency (FEMA) evaluate the effects that updated flood hazard data fo, the Cedar River from the· confluence with Lake Washington to just upstream of 149th Avenue would have on the flood hazard information shown on the effective Flood Insurance Rate Map (F1RM) for your community. The FIRM panels affected by the updated data include the following: Panels 53033C0664 F, 53033C0977 F, 53033C0981 F, 53033C0982 F, 53033C0983 F, and 53033C0984 F. This letter is based on the best available flood hazard information and is intended to improve upon that shown on the effective FIRM. We reviewed the submitted data en.closed in the application package entitled "Flood Insurance Mapping Study of the Cedar River, Lake Washington to Renton City Limits," prepared for the City of Renton by Northwest Hydraulic Consultants, dated April 2006, and the undated supporting report entitled "Technical Support Data Notebook (TSDN) for Cedar River, Renton Washington," also prepared by Northwest Hydraulic Consultants. We have det=-ined that the submitted data meet the minimum floodplain management criteria of the National Flood Insurance Program (NFIP), but FEMA cannot issue a LOMR or Physical Map Revision at this time. I Until such time as FEMA can physically revise the Flood Insurance Study (FIS) report and FIRM, we encourage your community to reasonably use the draft w01k map entitled "City ofRenton Work Map,'' prepared by Northwest Hydraulic Consultants, dated April 7, 2006, as the pest available data for floodplain management purposes, in accordance with Paragraph 60.3(b )( 4) of the NFIP regulations ( copy enclosed) and ·Floodplain Management Bulletin 1-98, entitled "Use of Flood Insurance Study (FIS) Data as Available Data" ( copy enclosed). Bulletin 1-98 provides guidance to communities on the use of FEMA draft or preliminary FIS data as available data for regulating floodplain development. We are preparing a revised FIRM and FIS report for King County, Washington and Incmporated Areas. Preliminary copies of the revised countywide FIRM and FIS report will be dis1nbut¢ for review io approximately 8 months. We will iocorporate the modifications described io the aforementioned submitted data into the Preliminary countywide FIRM before itis distributed. C This letter is based on minimum floodplain management criteria established under the NFIP. Your community is responsible for approving .all floodplaio development and for ensuring all necessary permits required by Federal or State law have been received. State, county, and community officials, based on· 2 knowledge oflocal conditions and in the interest of safety, may set higher standards for construction in the Special Flood Hazard Area, the area subject to inundation by the base flood. If the State, coun.ty, or community has adopted more restrictive or comprehensive floodplain management criteria, these criteria take precedence over the minimum NFIP criteria. . If you have· any questions regarding floodplain management regulations for your community or the NFIP in general, please contact the Consultation Coordination Officer (CCO) for your community. Information. on the CCO for your community may be obtained by calling the Director, Federal Insurance and Mitigation Division. ofFEMA in Bothell, Washington, at (425) 487-4682. If you have any questions regarding this letter, please call our Map Assistance Center, toll free, at 1-877-FEMA MAP (1-877-336-2627). Sincerely, · Allyson. Lichtenfels, Project Engineer Engineering Management Section Mitigation Division Enclosures cc: The Honorable Larry Gossett Chair, King County Council Mr. Ronald Straka, P.E. Surface Water Utilities Supervisor Public Works Department City of Renton Mr. Steve Bleifuhs Flood Hazard Reduction Services Manager King County ' Mr. Erik Rowland, P .E. Project Engineer Northwest Hydraulic Consultants For: William R. Blanton Jr., CFM, Chief Engineering Management Section . Mitigation Division Ali Sadr From: Dan Balmelli Sent: To: Friday, March 08, 2013 12:32 PM Ali Sadr Subject: FW: Ace Aviation meeting with Renton Pis print in color Dan Balmelli Executive Vice President (206) 396-8588 cell Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 -Phone (425) 251-8782 -Fax http://www.barghausen.com From: Dan Balmelli Sent: Thursday, December 13, 2012 9:08 PM To: 'David Freeman' Cc: File Subject: RE: Ace Aviation meeting with Renton Hi Dave, the meeting with the city went very well. It was attended by Vanessa, Ron and Arneta. The main purpose of the meeting was to discuss issues related to the FEMA 100 year Floodplain and specifically the issues listed below. I have added the responses to each question in red below based on my meeting with City staff. 1.What version of the FEMA maps is Renton going to use for review of this project, the current adapted, the proposed draft or the King County flood study? The city confirmed they will be reviewing the project based on the 100 year flood maps with was based on a study Renton had completed by NHC which shows that the 100 yr flood is contained within the Cedar River. The city refers to this flood map as the D map. The city has received a letter from FEMA agreeing with the results of the flood study and use of the D map as the best available information. 2.Based on the version used, what are the impacts to the project and what are the resulting project requirements. Based on the citys confirmation that they will be reviewing the project based on the D map, the site does not contain any flood plain and therefore will not be subject to compensatory storage requirements or the requirement for a biological assessment. 3. How is the city addressing the existing floodwall levee relative to the flood plain? Is it considered certified? Based on the citys determination to utilize the D map, the existing floodwall is considered to be certified. The city has received a letter from the Corps of Engineers indicating that new levee regulations are planned to be adapted in August of 2013 which could result in the existing floodwalls being decertified. If this occurs, the city would most likely go thru the process to recertify the floodwall. 1 4. What specific conditions and requirements will apply to this project since the buildings are existing and it is located on airport property? Tl1e city is not anticipating that the Ace Aviation project will be subject to any specific conditions or requirements. They are however recommending that the finish floor elevation of the new building be set no lower than the existing building to remain and if possible, increase the finish floor as much as possible to be as high as possible above the floodplain contained within the existing levee system. Please review the above information and let me know if you have any questions or would like to discuss in further detail Thanks Dan Balmelli Executive Vice President (206) 396-8588 eel Barghausen Consulting Engineers, Inc. 18215 72nd A venue South Kent, WA 98032 ( 425) 251-6222 -Phone (425) 251-8782 -Fax http://www.barghausen.com From: Dan Balmelli Sent: Friday, December 07, 2012 3:49 PM To: David Freeman Subject: RE: Ace Aviation meeting with Renton Hi David, I have a meeting confirmed with the city this coming Monday at 3pm. Let me know if you can attend, if not, I will give you a summary after the meeting. Thanks Dan Balmelli Executive Vice President (206) 396-8588 cell Barghausen Consulting Engineers. Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 -Phone (425) 251-8782 -Fax http://www.barghausen.com 2 Alfl/;'1./Hi . LEGEND SPECIAL FLOOD Hi\ZARlJ .-\REAS JNUNDAllD BY 100-YEAR FLOOD ZONE AE 11..,.., 1lnud .-1<-.,1tion,, dct,'<mint~i. OTHER FLOOD AREAS ZONE X Am-.. f>l 500--yt'~• flood; ~r<·~ of 100-\l'-" ih>d with J>'('l",lr,t' rlepth, uf k.,,,, lh<m I h~ "' with drJinJgc arcil> k>,,a; •hJn I <q1.1,1rc mill•: ~r>tl a,,:,as pml<-..l~d 1,y k-.'t"l'5 fmm 10(}...ycM flood. OTHER AREAS ZONE X Areil!. deu,rminro 1(1 1111' oulsirle S0<)..1·t•~r Bundpl;,ln. ZONE X o z NW 5TH STREET ~W 4TH :iLACE NW 4TH STREET NW SOUTH AIAPOR I f--SOUTH TILLICUM ::, STREET 0 "' :,: '3 0 SOUTH </) TOBIN STREET \ w -, REFERENCE: Federal Emergency Management Agency (Portions of Map 53033C0977 F, May 1995) Scale: Horizontal: N. T.S. Verlical: NIA 18215 72NDAVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LANO PLANNING. SURVEYING, ENVIRONMENTAL SERVICES P:l 15000s\ 15559\exhibit\graphics\ 15559 fema. cdr For: ACE AVIATION RENTON, WASHINGTON Title: FEMAMAP w ::, z w :;,: NO S TOBIN ST Job Number 15559 DATE: 03106113 SENSITIVE AREAS FOLIOS -. ·-County Bounda ry Loc:,J X Mountain Peaks Parce ls Hlghw ayi; S AO Stream ,IV Incorporat ed Area '; CL:m 1 Streets Cbn2Pwonni:il n lligh•")' ;,/ Cl:m 2 S.lmonid ? :~9 Arlari.>ls ;./ Cbn3 " (cont) (contl R EFERENCE : King County iMAP (2013) Scale: Horizon tal: N. T.S. Vertical: NIA 18215 72ND AV EN UE SOUTH K ENT, WA 98032 (425) 251-6222 (425) 251-8782 CIVIL ENGINEERING, LAND PL ANNING, SURVEYING, ENVI RONMENTAL SERVICES P :\ 15000s\ 15559\exhibil\graphics\ 15559 sens.cdr Le gend UncL,ziJ'iod SAO Erosion . D Lakes and La rg e Rivers ;./ Stre a m s (ml SAO Wetland WJ S AO lands l id e ffl SAO Coal Mine ~ SAO Seismic For: ACE AVIATION RENTON , WASHINGTON Title : SENSITIVE AREAS MAP Job Number 15559 DAT E: 03/06/13 TOPO MAP REFERENCE : King Co unty iMAP (2013) Scale: Horizontal: N. T.S. Vertica l: NIA 1821 5 72N D AV ENUE SOUTH KENT, WA 98032 (4 25) 251-6222 (425) 251-8782 CIVIL ENGINEERI NG, LAND PLANNING, SURV EYING, E NVIRONMENTAL SERVICES P:\ 15000s\ 15559\e xhibit\graphics\ 15559 topo.cdr For: ACE AVIATION REN TON, WASHINGTON Title : TOPOGRAPHIC MAP Job Number 15559 DATE: 03/06/13 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology Under existing conditions, runoff from pollution generating impervious surfaces drains to an existing oil/water separator. The existing total project site has only 820 square feet of landscaping, most of which will be replaced and additional landscaping will be added with the redevelopment. Most of the site consists of impervious surface under existing conditions. Please refer to Section 1.0 of this report for a complete description of the land coverage being modified on the project site. The remaining areas are all impervious surface. B. Developed Site Hydrology Under developed conditions, there will be 2,064 square feet of new landscaping, with 4,340 square feet of new sidewalk. A new approximately 20,748 square foot building will be constructed and wash water runoff from inside the building will be directed to an exterior oil/water separator draining to the existing sanitary sewer system off site. Runoff from outside the building will be collected and routed to a new oil/water separator prior to discharge to the downstream conveyance system. C. Performance Standards The area-specific flow control standards determined from the City of Renton Flow Control Applications Map is the Peak Rate Flow Control Standard matching the existing conditions. Flow control is not required since the proposed project is discharging less runoff under proposed conditions than under existing conditions. The applicable conveyance system capacity standards are not applicable as the entire site is being conveyed adequately under existing conditions and the proposed project will have less impervious surface draining to the existing conveyance system. The applicable land use-specific water quality requirements are to provide oil control for water quality. D. Flow Control Systems As mentioned previously, flow control is not a requirement for this project site. E. Water Quality Systems As mentioned previously, oil control will be the method of providing water quality so that a coalescing plate oil/water separator will treat runoff from outside the buildings pollution generating impervious surface. In addition, an oil/water separator will be provided to treat runoff from the wash down area inside the building prior to discharge to the sanitary sewer. 15559.001 BASIN MAP FOR EXTERIOR OIL/WATER SEPARATOR SIZING lI: <( z ~ ..J ·~ a.. I / ,/ I 0 I I / ... ~ \\ .... llll-SS-ddd • 699Sl ·oN eor -3·::ra Cl 6 .!= "' E ii \ i; \ ' ,, • 4 /; • Ii "ON .or=.i :nn OIL/WATER SEPARATOR SIZING FOR TREATING STORMWATER RUNOFF KCRTS Command CREATE a new 'rime Series Production of Runoff Time Series Project Location ; Sea-Tac Computing Series 155590WSdev.tsf Regional Scale Factor : 1.00 Data Type : Reduced Creating 15-minute Time Series File Time of Concentration (13.518) exceeds maximum (10.) for EI Impervious Loading Time Series File: C: \KC_SWDM\KC_DA'rA \STEI15R. rnf Flow Path: Length 380.00 ft@ Slope 0.005000 0. 73 acres Total Area 0.73 acres Peak Discharge: 0.861 CFS at 6:30 on Jan 9 in Year 8 Storing Time Series File:155590WSdev.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve:15559owsdev.tsf Flow Frequency Analysis Time Series File:15559owsdev.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:155590WSdev.pks Analysis 'J'ools Command RETURN to Previous Menu KCRTS Command exit KCRTS Program Flow Frequency Anal . Ti s · . ysis Pm~ eries File:15559owsdev tsf roJect Location:Sea-Tac . ---Annual Peak Flow Rates--- Flow Rate Rank T' (CFS) ime of Peak 6 8 2 7 5 4 3 0.348 0.243 0.658 0.280 0.368 0.388 0.472 0.861 1 Computed Peaks 8/27/01 18:00 9/17/02 17:45 12/08/02 17:15 8/23/04 14:30 10/28/04 16:00 10/27/05 10:45 10/25/06 22:45 1/09/08 6:30 -----Flow Frequency Analys· -----Peak is ---- (CFS) s Rank Return Prob Period 0. 990 ( ,oo yrz_ 0 ·861 1 100.00 0 ·658 2 25.00 0 ·472 3 10.00 0. 388 4 0.368 5 - 00 0.348 5 3.00 0.280 6 2.00 0.243 7 1. 3 o O 7 8 1. 10 . 93 50.00 o . 96 o +Io"' Q......,te 0.900 0.800 0.667 0.500 0.231 o. 091 ( wQ. f\o.J 0.980 {l1,,'t6 t«O. ~ 0.1A1'1 cf J ( 7H' 5•ljuj(.1,o"'/"'"'19 " 10'1 Jf'"" ,od '{~ ~ 0.fiP~c7.t«bv -'l;fh jfM v{l.C--' Ji/Ob-cP5 00,._/c_:;,,;/ Pt"''fu 0'11'5 ..,",4-he,-"? ~ t-,CA 'i"I>\ M'( fl o "'1 ( e:,, 'ki t) f I f '!J J f n ,; " tf <1\ rJ,;( i /YI <( JV/ p,oce-55 flohl r'.,_-fe. of h?O 111n. OIL/WATER SEPARATOR SIZING FOR TREATING WASH WATER FROM INSIDE BUILDING SIZE THE OWS TREATING WASHWATER FROM INSIDE THE BUILDING Assume 3/4-inch diameter hose flowing 10 fps Flow rate = [(0.75-inch/2)2(1T)/(144)] 10 fps= 0.0307 cfs = (0.0307cfs)(7.48 g/cf)(60-second/minute) = 14 gpm Assume 2 hoses operating at one time (2)(14) = 28 gpm Select OWS to have 20-minutes minimum residence time Utility Vault 577-SA has BOO-gallon capacity, therefore, 285 minute residence time. So OK. 15559.001 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN As mentioned previously, conveyance is not an issue for this project site, as there is already an existing conveyance system that will be utilized under proposed conditions on the site with less runoff draining to it. 15559.001 6.0 SPECIAL REPORTS AND STUDIES 6.0 SPECIAL REPORTS AND STUDIES There are no known special reports and studies to the best of our knowledge. 15559.001 7.0 OTHER PERMITS 7.0 OTHER PERMITS Other permits tor this project include a Right-of-Way Use Permit, Commercial Building Permit, Clear and Grade Permit, Waterline Extension Permit, and Sanitary Side Sewer Permit. 15559.001 8.0 CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN ANALYSIS AND DESIGN Stormwater Pollution Prevention Plan For Ace Aviation Site Modifications Prepared For Ace Aviation, Inc. 289 East Perimeter Road Renton, WA 98057 Owner Ace Aviation, Inc. 289 East Perimeter Road Developer Ace Aviation, Inc. 289 East Perimeter Road Operator/Contractor TBD Renton, WA 98057 Renton, WA 98057 Project Site Location 289 East Perimeter Road Renton, Washington Certified Erosion and Sediment Control Lead TBD SWPPP Prepared By Barghausen Consulting Engineers, Inc. 18215 -72nd Avenue South Kent, WA 98032 (425) 251-6222 Ali Sadr, Senior Project Engineer SWPPP Preparation Date March 8, 2013 Approximate Project Construction Dates May 2013 October 2013 15559.004 Stormwater Pollution Prevention Plan Contents 1.0 Introduction ..................................................................................................................... 1 2.0 Site Description ............................................................................................................... 3 2 .1 Existing Conditions .............................................................................................. 3 2.2 Proposed Construction Activities ......................................................................... 3 3.0 Construction Stormwater BMPs ...................................................................................... 4 3.1 The 14 BMP Elements ......................................................................................... 4 3.1.1 Element #1 -Mark Clearing Limits ........................................................ .4 3.1. 2 Element #2 -Establish Construction Access .......................................... 4 3.1.3 Element #3 -Control Flow Rates ............................................................ 5 3.1.4 Element #4 -Install Sediment Controls .................................................. 5 3.1.5 Element #5 -Stabilize Soils .................................................................... 6 3.1.6 Element #6 -Protect Slopes ................................................................... 7 3.1. 7 Element #7 -Protect Drain Inlets ............................................................ 7 3.1.8 Element #8 -Stabilize Channels and Outlets ......................................... 8 3.1.9 Element #9 -Control Pollutants .............................................................. 8 3.1.10 Element #10-Control Dewatering ......................................................... 9 3.1.11 Element #11 -Maintain BMPs .............................................................. 10 3.1. 12 Element #12 -Manage the Project.. ..................................................... 10 3.1.13 Element #13 -Construction Stormwater Chemical Treatment.. ............ 12 3.1.14 Element #14 -Construction Stormwater Filtration ................................ 18 3.2 Site Specific BMPs ........................................................................................... 19 4.0 Construction Phasing and BMP Implementation ............................................................ 20 5.0 Pollution Prevention Team ............................................................................................ 21 5.1 Roles and Responsibilities ................................................................................. 21 5.2 Team Members ................................................................................................. 22 6.0 Site Inspections and Monitoring .................................................................................... 23 6.1 Site Inspection ................................................................................................... 23 6.1.1 Site Inspection Frequency ..................................................................... 23 6.1.2 Site Inspection Documentation .............................................................. 23 6.2 Stormwater Quality Monitoring ........................................................................... 24 6.2.1 Turbidity Sampling .............................................................................. 24 6.2.2 pH Sampling ......................................................................................... 25 7.0 Reporting and Recordkeeping ....................................................................................... 26 7 .1 Recordkeeping .................................................................................................. 26 7.1.1 Site Log Book ...................................................................................... 26 7.1.2 Records Retention ................................................................................ 26 7.1.3 Access to Plans and Records ............................................................... 26 7.1.4 Updating the SWPPP ............................................................................ 26 7.2 Reporting .......................................................................................................... 27 7.2.1 Discharge Monitoring Reports ............................................................... 27 7.2.2 Notification of Noncompliance ............................................................... 27 ii 15559.004 Appendix A Site Plans Appendix B Construction BMPs Appendix C Alternative BMPs Appendix D General Permit Appendix E Site Inspection Forms (and Site Log) Appendix F Engineering Calculations iii. Stormwater Pollution Prevention Plan 15559.004 Stormwater Pollution Prevention Plan 1.0 Introduction This Stormwater Pollution Prevention Plan (SWPPP) has been prepared as part of the NPDES stormwater permit requirements for the Ace Aviation Site Modification project in Renton, Washington. The proposed site is located at 289 East Perimeter Road, Renton Municipal Airport, Renton, Washington. Construction activities will Include the demolition, modification and reconstruction of buildings, asphalt parking lots, landscaping, utility work, including power, telephone, gas, cable television, water, sewer, and storm appurtenances with catch basin collection, pipe conveyance, and stormwater quality facilities, etc. The purpose of this SWPPP is to describe the proposed construction activities and all temporary and permanent erosion and sediment control (TESC) measures, pollution prevention measures, inspection/monitoring activities, and recordkeeping that will be implemented during the proposed construction project. The objectives of the SWPPP are to: 1. Implement Best Management Practices (BMPs) to prevent erosion and sedimentation, and to identify, reduce, eliminate or prevent stormwater contamination and water pollution from construction activity. 2. Prevent violations of surface water quality, ground water quality, or sediment management standards. 3. Prevent, during the construction phase, adverse water quality Impacts including Impacts on beneficial uses of the receiving water by controlling peak flow rates and volumes of stonnwater runoff at the Permlttee's outfalls and downstream of the outfalls. This SWPPP was prepared using the Ecology SWPPP Template downloaded from the Ecology website on July 2, 2005. This SWPPP was prepared based on the requirements set forth in the Construction Stormwater General Permit, Stormwater Management Manual for Western Washington (SWMMWW 2005). The report is divided into seven main sections with several appendices that include stormwater related reference materials. The topics presented in the each of the main sections are: • • • Section 1 -INTRODUCTION. This section provides a summary description of the project, and the organization of the SWPPP document. Section 2-SITE DESCRIPTION. This section provides a detailed description of the existing site conditions, proposed construction activities, and calculated stormwater flow rates for existing conditions and post-construction conditions. Section 3 -CONSTR.UCTION BMPs. This section provides a detailed description of the BMPs to be implemented based on the 12 required elements of the SWPPP (SWMMEW 2004). 15559.004 • • • • Stormwater Pollution Prevention Plan Section 4 -CONSTRUCTION PHASING AND BMP IMPLEMENTATION . This section provides a description of the timing of the BMP implementation in relation to the project schedule. Section 5 -POLLUTION PREVENTION TEAM. This section identifies the appropriate contact names (emergency and non-emergency), monitoring personnel, and the onsite temporary erosion and sedimentation control inspector Section 6 -INSPECTION AND MONITORING. This section provides a description of the inspection and monitoring requirements such as the parameters of concern to be monitored, sample locations, sample frequencies, and sampling methods for all stormwater discharge locations from the site. Section 7 -RECORDKEEPING. This section describes the requirements for documentation of the BMP implementation, site inspections, monitoring results, and changes to the implementation of certain BMPs due to site factors experienced during construction. Supporting documentation and standard forms are provided in the following Appendices: Appendix A -Site Plans Appendix B -Construction BMPs Appendix C -Alternative BMPs Appendix D -General Permit Appendix E -Site Inspection Forms (and Site Log) Appendix F -Engineering Calculations 2 15559.004 Stormwater Pollution Prevention Plan 2.0 Site Description 2.1 Existing Conditions Under existing conditions the site is 99% impervious consisting chiefly of buildings, asphalt parking lots and concrete staging areas with 1% landscaping. The site is essentially flat with catch basin collection and pipe conveyance to direct discharge to the Cedar River across East Perimeter Road. 2.2 Proposed Construction Activities The total site is 1.856 ± acres in size of which only a portion will be demolished and reconstructed. One building and a portion of another will be torn down and rebuilt larger so that the total amount of PGIS will actually be less in proposed conditions that currently exist. In addition, under proposed conditions the amount of landscaping will increase so that the overall site will be 97 .5% impervious. One oil/water separator will be removed and two oil/water separators install in its stead. Construction activities will include site preparation, TESC installation, building construction, stormwater and utility appurtenance installation, and asphalt and concrete paving. The schedule and phasing of BMPs during construction is provided in Section 4.0. Stormwater runoff rates and volumes were calculated using the KCRTS hydrology model and the oil/water separators were sized by treating the 91 percentile storm events. The following summarizes details regarding site areas: • • • • • Total site area: Percent impervious area before construction: Percent impervious area after construction: Disturbed area during construction: 1.856 acres 99% 97.5% 0.5 acres Disturbed area that is characterized as impervious (i.e., access roads, staging, parking): 0.5 acre All stormwater flow calculations are provided in Appendix F. 3 15559.004 Stormwater Pollution Prevention Plan 3.0 Construction Stormwater BMPs 3.1 The 14 BMP Elements 3.1.1 Element #1 -Mark Clearing Limits To protect adjacent properties and to reduce the area of soil exposed to construction, the limits of construction will be clearly marked before land-disturbing activities begin. Areas that are to be preserved, as well as all sensitive areas and their buffers, shall be clearly delineated, both in the field and on the plans. The BMPs relevant to marking the clearing limits that will be applied for this project include: • High Visibility Plastic or Metal Fence (BMP C103) The clearing limits shall be as shown on the plans and all vegetation outside of the clearing limits preserved. Alternate BMPs for marking clearing limits are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. 3.1.2 Element #2 -Establish Construction Access Construction access or activities occurring on unpaved areas shall be minimized, yet where necessary, access points shall be stabilized to minimize the tracking of sediment onto public roads, and street sweeping and street cleaning shall be employed to prevent sediment from entering state waters. All wash wastewater shall be controlled on site. The specific BMPs related to establishing construction access that will be used on this project include: • The roads shall be swept daily should sediment collect on them. Wheel washing shall occur at locations where the sediment will retain on site. Alternate construction access BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. 4 15559.004 Stormwater Poffution Prevention Plan 3. 1.3 Element #3 -Control Flow Rates In order to protect the properties and waterways downstream of the project site, stormwater discharges from the site will be controlled by construction of a silt fence as one of the first items of construction. Alternate flow control BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violalion(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. The project site is located west of the Cascade Mountain Crest. As such, the project must comply with Minimum Requirement 7 (Ecology 2005). In general, discharge rates of stormwater from the site will be controlled where increases in impervious area or soil compaction during construction could lead to downstream erosion, or where necessary to meet local agency stormwater discharge requirements (e.g., discharge to combined sewer systems). 3. 1.4 Element #4 -Install Sediment Controls All stormwater runoff from disturbed areas shall pass through an appropriate sediment removal BMP before leaving the construction site or prior to being discharged to the downstream drainage course. The specific BMPs to be used for controlling sediment on this project include: • Silt Fence (BMP C233) A silt fence shall be installed along the downstream perimeter of the proposed site. Alternate sediment control BMPs are included in Appendix Casa quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. In addition, sediment will be removed from paved areas in and adjacent to construction work areas manually or using mechanical sweepers, as needed, to minimize tracking of sediments on vehicle tires away from the site and to minimize washoff of sediments from adjacent streets in runoff. Whenever possible, sediment-laden water shall be discharged into onsite, relatively level, vegetated areas (BMP C240 paragraph 5, page 4-102). 5 15559.004 Storm water Pollution Prevention Plan In some cases, sediment discharge in concentrated runoff can be controlled using permanent stormwater BMPs (e.g,, infiltration swales, ponds, trenches). Sediment loads can limit the effectiveness of some permanent stormwater BMPs, such as those used for infiltration or biofiltration; however, those BMPs designed to remove solids by settling (wet ponds or sediment ponds) can be used during the construction phase. When permanent stormwater BMPs will be used to control sediment discharge during construction, the structure will be protected from excessive sedimentation with adequate erosion and sediment control BMPs. Any accumulated sediment shall be removed after construction is complete and the remainder of the site has been stabilized. The following BMPs will be implemented as end-of-pipe sediment controls as required to meet permitted turbidity limits in the site discharge(s). Prior to the implementation of these technologies, sediment sources and erosion control and soil stabilization BMP efforts will be maximized to reduce the need for end-of-pipe sedimentation controls. • • Construction Stormwater Filtration (BMP C251) Construction Stormwater Chemical Treatment (BMP C 250) (implemented only with prior written approval from Ecology). 3.1.5 Element #5 -Stabilize Soils Exposed and unworked soils shall be stabilized with the application of effective BMPs to prevent erosion throughout the life of the project. The specific BMPs for soil stabilization that shall be used on this project include: • • • Temporary and Permanent Seeding (BMP C120) Mulching (BMP C121) Dust Control (BMP C 140) Seeding shall occur on all areas to remain unworked pursuant to below. Dust shall be controlled if construction occurs during the summer. Alternate soil stabilization BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. The project site is located west of the Cascade Mountain Crest. As such, no soils shall remain exposed and unworked for more than 7 days during the dry season (May 1 to September 30) and 2 days during the wet season (October 1 to April 30). Regardless of the time of year, all soils shall be stabilized at the end of the shift before a holiday or weekend if needed based on weather forecasts. 6 15559.004 Stormwater Pollution Prevention Plan In general, cut and fill slopes will be stabilized as soon as possible and soil stockpiles will be temporarily covered with plastic sheeting. All stockpiled soils shall be stabilized from erosion, protected with sediment trapping measures, and where possible, be located away from storm drain inlets, waterways, and drainage channels. 3.1.6 Element #6 -Protect Slopes All cut and fill slopes will be designed, constructed, and protected in a manner that minimizes erosion. The following specific BMPs will be used to protect slopes for this project: • Temporary and Permanent Seeding {BMP C 120) Temporary and permanent seeding shall be used at all exposed areas pursuant to the prior mentioned schedule (seasonal restrictions). Alternate slope protection BMPs are included in Appendix Casa quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation{s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. 3.1. 7 Element #7 -Protect Drain Inlets All storm drain inlets and culverts made operable during construction shall be protected to prevent unfiltered or untreated water from entering the drainage conveyance system. However, the first priority is to keep all access roads clean of sediment and keep street wash water separate from entering storm drains until treatment can be provided. Storm Drain Inlet Protection (BMP C220) will be implemented for all drainage inlets and culverts that could potentially be impacted by sediment-laden runoff on and near the project site. The following inlet protection measures will be applied on this project: • Excavated Drop Inlet Protection • Block and Gravel Drop Inlet Protection • Gravel and Wire Drop Inlet Protection • Catch Basin Filters • Culvert Inlet Sediment Trap If the BMP options listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D), or if no BMPs are listed above but deemed necessary during construction, the Certified Erosion and Sediment Control Lead shall implement one or more of the alternative BMP inlet protection options listed in Appendix C. 7 15559.004 Stormwater Pollution Prevention Plan 3.1.8 Element #8 -Stabilize Channels and Outlets Where site runoff is to be conveyed in channels, or discharged to a stream or some other natural drainage point, efforts will be taken to prevent downstream erosion. The specific BMPs for channel and outlet stabilization that shall be used on this project include: Alternate channel and outlet stabilization BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s) listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D), the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. The project site is located west of the Cascade Mountain Crest. As such, all temporary on-site conveyance channels shall be designed, constructed, and stabilized to prevent erosion from the expected peak 1 O minute velocity of flow from a Type 1 A, 10-year, 24-hour recurrence interval storm for the developed condition. Alternatively, the 10-year, 1-hour peak flow rate indicated by an approved continuous runoff simulation model, increased by a factor of 1.6, shall be used. Stabilization, including armoring material, adequate to prevent erosion of outlets, adjacent streambanks, slopes, and downstream reaches shall be provided at the outlets of all conveyance systems. 3.1.9 Element #9 -Control Pollutants All pollutants, including waste materials and demolition debris, that occur onsite shall be handled and disposed of in a manner that does not cause contamination of stormwater. Good housekeeping and preventative measures will be taken to ensure that the site will be kept clean, well organized, and free of debris. If required, BMPs to be implemented to control specific sources of pollutants are discussed below. Vehicles, construction equipment, and/or petroleum product storage/dispensing: • • • • • All vehicles, equipment, and petroleum product storage/dispensing areas will be inspected regularly to detect any leaks or spills, and to identify maintenance needs to prevent leaks or spills. On-site fueling tanks and petroleum product storage containers shall include secondary containment. Spill prevention measures, such as drip pans, will be used when conducting maintenance and repair of vehicles or equipment. In order to perform emergency repairs on site, temporary plastic will be placed beneath and, if raining, over the vehicle. Contaminated surfaces shall be cleaned immediately following any discharge or spill incident. 8 15559.004 Demolition: • • • Stormwater Pollution Prevention Plan Dust released from demolished sidewalks, buildings, or structures will be controlled using Dust Control measures (BMP C140}. Storm drain inlets vulnerable to stormwater discharge carrying dust, soil, or debris will be protected using Storm Drain Inlet Protection (BMP C220 as described above for Element 7). Process water and slurry resulting from sawcutting and surfacing operations will be prevented from entering the waters of the State by implementing Sawcutting and Surfacing Pollution Prevention measures (BMP C152}. Concrete and grout: • 3.1.10 Process water and slurry resulting from concrete work will be prevented from entering the waters of the State by implementing Concrete Handling measures (BMP C151). Element #10-Control Dewatering All dewatering water from open cut excavation, tunneling, foundation work, trench, or underground vaults shall be discharged into a controlled conveyance system prior to discharge to the downstream drainage course. Channels will be stabilized, per Element #8. Clean, non- turbid dewatering water will not be routed through stormwater sediment ponds, and will be discharged to systems tributary to the receiving waters of the State in a manner that does not cause erosion, flooding, or a violation of State water quality standards in the receiving water. Highly turbid dewatering water from soils known or suspected to be contaminated, or from use of construction equipment, will require additional monitoring and treatment as required for the specific pollutants based on the receiving waters into which the discharge is occurring. Such monitoring is the responsibility of the contractor. However, the dewatering of soils known to be free of contamination will trigger BMPs to trap sediment and reduce turbidity. At a minimum, geotextile fabric socks/bags/cells will be used to filter this material. Other BMPs to be used for sediment trapping and turbidity reduction include the following: • Concrete Handling (BMP C151} Concrete shall be handled pursuant to BMP C151 wherever and whenever concrete is mixed and poured at the project site. Alternate dewatering control BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the BMP(s} listed above are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix 0). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit (as provided in Appendix D}, the 9 15559.004 Stormwafer Pollution Prevention Plan Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs listed in Appendix C after the first sign that existing BMPs are ineffective or failing. 3.1.11 Element #11 -Maintain BMPs All temporary and permanent erosion and sediment control BMPs shall be maintained and repaired as needed to assure continued performance of their intended function. Maintenance and repair shall be conducted in accordance with each particular BMP's specifications. Visual monitoring of the BMPs will be conducted at least once every calendar week and within 24 hours of any rainfall event that causes a discharge from the site. If the site becomes inactive, and is temporarily stabilized, the inspection frequency will be reduced to once every month. All temporary erosion and sediment control BMPs shall be removed within 30 days after the final site stabilization is achieved or after the temporary BMPs are no longer needed. Trapped sediment shall be removed or stabilized on site. Disturbed soil resulting from removal of BMPs or vegetation shall be permanently stabilized. 3.1.12 Element #12 -Manage the Project Erosion and sediment control BMPs for this project have been designed based on the following principles: • • • • • • • Design the project to fit the existing topography, soils, and drainage patterns. Emphasize erosion control rather than sediment control. Minimize the extent and duration of the area exposed . Keep runoff velocities low . Retain sediment on site . Thoroughly monitor site and maintain all ESC measures . Schedule major earthwork during the dry season . In addition, project management will incorporate the key components listed below: As this project site is located west of the Cascade Mountain Crest, the project will be managed according to the following key project components: Phasing of Construction • The construction project is being phased to the extent practicable in order to prevent soil erosion, and, to the maximum extent possible, the transport of sediment from the site during construction. 10 15559.004 - • Stormwater Pollution Prevention Plan Revegetation of exposed areas and maintenance of that vegetation shall be an integral part of the clearing activities during each phase of construction, per the Scheduling BMP (C 162). Seasonal Work Limitations • • • From October 1 through April 30, clearing, grading, and other soil disturbing activities shall only be permitted if shown to the satisfaction of the local permitting authority that silt-laden runoff will be prevented from leaving the site through a combination of the following: D Site conditions including existing vegetative coverage, slope, soil type, and proximity to receiving waters; and D Limitations on activities and the extent of disturbed areas; and D Proposed erosion and sediment control measures. Based on the information provided and/or local weather conditions, the local permitting authority may expand or restrict the seasonal limitation on site disturbance. The following activities are exempt from the seasonal clearing and grading limitations: D Routine maintenance and necessary repair of erosion and sediment control BMPs; D Routine maintenance of public facilities or existing utility structures that do not expose the soil or result in the removal of the vegetative cover to soil; and D Activities where there is 100 percent infiltration of surface water runoff within the site in approved and installed erosion and sediment control facilities. Coordination with Utilities and Other Jurisdictions • Care has been taken to coordinate with utilities, other construction projects, and the local jurisdiction in preparing this SWPPP and scheduling the construction work. Inspection and Monitoring • All BMPs shall be inspected, maintained, and repaired as needed to assure continued performance of their intended function. Site inspections shall be conducted by a person who is knowledgeable in the principles and practices of erosion and sediment control. This person has the necessary skills to: D Assess the site conditions and construction activities that could impact the quality of stormwater, and 11 15550.004 Storm water Pollution Prevention Plan o Assess the effectiveness of erosion and sediment control measures used to control the quality of stormwater discharges. • A Certified Erosion and Sediment Control Lead shall be on-site or on-call at all times. • Whenever inspection and/or monitoring reveals that the BMPs identified in this SWPPP are inadequate, due to the actual discharge of or potential to discharge a significant amount of any pollutant, appropriate BMPs or design changes shall be implemented as soon as possible. Maintaining an Updated Construction SWPPP • This SWPPP shall be retained on-site or within reasonable access to the site. • • The SWPPP shall be modified whenever there is a change in the design, construction, operation, or maintenance at the construction site that has, or could have, a significant effect on the discharge of pollutants to waters of the state. The SWPPP shall be modified if, during inspections or investigations conducted by the owner/operator, or the applicable local or state regulatory authority, it is determined that the SWPPP is ineffective in eliminating or significantly minimizing pollutants in stormwater discharges from the site. The SWPPP shall be modified as necessary to include additional or modified BMPs designed to correct problems identified. Revisions to the SWPPP shall be completed within seven (7) days following the inspection. 3.1.13 Element #13 -Construction Stormwater Chemical Treatment Turbidity is difficult to control once fine particles are suspended in stormwater runoff from a construction site. Sedimentation ponds are effective at removing larger particulate matter by gravity settling, but are ineffective at removing smaller particulates such as clay and fine silt. Sediment ponds are typically designed to remove sediment no smaller than medium silt (0.02 mm). Chemical treatment may be used to reduce the turbidity of stormwater runoff. Chemical treatment can reliably provide exceptional reductions of turbidity and associated pollutants. Very high turbidities can be reduced to levels comparable to what is found in streams during dry weather. Traditional BMPs used to control soil erosion and sediment loss from sites under development may not be adequate to ensure compliance with the water quality standard for turbidity in the receiving water. Chemical treatment may be required to protect streams from the impact of turbid stormwater discharges, especially when construction is to proceed through the wet season. Formal written approval from Ecology and the Local Permitting Authority is required for the use of chemical treatment regardless of site size. The intention to use Chemical 12 15559.004 ,. Stormwater Pollution Prevention Plan Treatment shall be indicated on the Notice of Intent for coverage under the General Construction Permit. Chemical treatment systems should be designed as part of the Construction SWPPP, not after the fact. Chemical treatment may be used to correct problem sites in limited circumstances with formal written approval from Ecology and the Local Permitting Authority. The SEPA review authority must be notified at the application phase of the project review (or the time that the SEPA determination on the project is performed) that chemical treatment is proposed. If it is added after this stage, an addendum will be necessary and may result in project approval delay. See Appendix 11-B for background information on chemical treatment. Criteria for Chemical Treatment Product Use Chemically treated stormwater discharged from construction sites must be nontoxic to aquatic organisms. The following protocol shall be used to evaluate chemicals proposed for stormwater treatment at construction sites. Authorization to use a chemical in the field based on this protocol does not relieve the applicant from responsibility for meeting all discharge and receiving water criteria applicable to a site. • • • Treatment chemicals must be approved by EPA for potable water use . Petroleum-based polymers are prohibited . Prior to authorization for field use, jar tests shall be conducted to demonstrate that turbidity reduction necessary to meet the receiving water criteria can be achieved. Test conditions, including but not limited to raw water quality and jar test procedures, should be indicative of field conditions. Although these small-scale tests cannot be expected to reproduce performance under field conditions, they are indicative of treatment capability. • Prior to authorization for field use, the chemically treated stormwater shall be tested for aquatic toxicity. Applicable procedures defined in Chapter 173-205 WAC, Whole Effluent Toxicity Testing and Limits, shall be used. Testing shall use stormwater from the construction site at which the treatment chemical is proposed for use or a water solution using soil from the proposed site. • The proposed maximum dosage shall be at least a factor of five lower than the no observed effects concentration (NOEC). • The approval of a proposed treatment chemical shall be conditional, subject to full-scale bioassay monitoring of treated stormwater at the construction site where the proposed treatment chemical is to be used. 13 15559.004 Stormwater Pollution Prevention Plan • Treatment chemicals that have already passed the above testing protocol do not need to be reevaluated. Contact the Department of Ecology Regional Office for a list of treatment chemicals that have been evaluated and are currently approved for use. Treatment System Design Considerations The design and operation of a chemical treatment system should take into consideration the factors that determine optimum, cost-effective performance. It may not be possible to fully incorporate all of the classic concepts into the design because of practical limitations at construction sites. Nonetheless, it is important to recognize the following: • • • • • • The right chemical must be used at the right dosage. A dosage that is either too low or too high will not produce the lowest turbidity. There is an optimum dosage rate. This is a situation where the adage "adding more is always better" is not the case. The coagulant must be mixed rapidly into the water to insure proper dispersion. A flocculation step is important to increase the rate of settling, to produce the lowest turbidity, and to keep the dosage rate as low as possible. Too little energy input into the water during the flocculation phase results in floes that are too small and/or insufficiently dense. Too much energy can rapidly destroy floe as ii is formed. Since the volume of the basin is a determinant in the amount of energy per unit volume, the size of the energy input system can be too small relative to the volume of the basin. Care must be taken in the design of the withdrawal system to minimize outflow velocities and to prevent floe discharge. The discharge should be directed through a physical filter such as a vegetated swale that would catch any unintended floe discharge. Treatment System Design Chemical treatment systems shall be designed as batch treatment systems using either ponds or portable trailer-mounted tanks. Flow-through continuous treatment systems are not allowed at this time. A chemical treatment system consists of the stonmwater collection system ( either temporary diversion or the permanent site drainage system), a storage pond, pumps, a chemical feed system, treatment cells, and interconnecting piping. 14 15559.004 Stormwafer Pollution Prevention Plan The treatment system shall use a minimum of two lined treatment cells. Multiple treatment cells allow for clarification of treated water while other cells are being filled or emptied. Treatment cells may be ponds or tanks. Ponds with constructed earthen embankments greater than six feet high require special engineering analyses. Portable tanks may also be suitable for some sites. The following equipment should be located in an operations shed: • • • • the chemical injector; secondary containment for acid, caustic, buffering compound, and treatment chemical; emergency shower and eyewash, and monitoring equipment which consists of a pH meter and a turbidimeter . Sizing Criteria The combination of the storage pond or other holding area and treatment capacity should be large enough to treat stormwater during multiple day storm events. It is recommended that at a minimum the storage pond or other holding area should be sized to hold 1.5 times the runoff volume of the 10-year, 24-hour storm event. Bypass should be provided around the chemical treatment system to accommodate extreme storm events. Runoff volume shall be calculated using the methods presented in Volume 3, Chapter 2. If no hydrologic analysis is required for the site, the Rational Method may be used. Primary settling should be encouraged in the storage pond. A forebay with access for maintenance may be beneficial. There are two opposing considerations in sizing the treatment cells. A larger cell is able to treat a larger volume of water each time a batch is processed. However, the larger the cell the longer the time required to empty the cell. A larger cell may also be less effective at flocculation and therefore require a longer settling time. The simplest approach to sizing the treatment cell is to multiply the allowable discharge flow rate times the desired drawdown time. A 4-hour drawdown time allows one batch per cell per 8-hour work period, given 1 hour of flocculation followed by two hours of settling. The permissible discharge rate governed by potential downstream effect can be used to calculate the recommended size of the treatment cells. The following discharge flow rate limits shall apply: • If the discharge is directly or indirectly to a stream, the discharge flow rate shall not exceed 50 percent of the peak flow rate of the 2-year, 24-hour event for all storm events up to the 10-year, 24-hour event. 15 15559.-004 • • • • • Monitoring Stormwater Pollution Prevention Plan If discharge is occurring during a storm event equal to or greater than the 10-year, 24-hour event, the allowable discharge rate is the peak flow rate of the 10-year, 24-hour event. Discharge to a stream should not increase the stream flow rate by more than 10 percent. If the discharge is directly to a Jake, a major receiving water listed in Appendix C of Volume I, or to an infiltration system, there is no discharge flow limit. If the discharge is to a municipal storm drainage system, the allowable discharge rate may be limited by the capacity of the public system. It may be necessary to clean the municipal storm drainage system prior to the start of the discharge to prevent scouring solids from the drainage system. Runoff rates shall be calculated using the methods presented in Volume 3, Chapter 2 for the pre-developed condition. If no hydrologic analysis is required for the site, the Rational Method may be used. The following monitoring shall be conducted. Test results shall be recorded on a daily Jog kept on site: Operational Monitoring • • • • • • pH, conductivity (as a surrogate for alkalinity), turbidity and temperature of the untreated stormwater Total volume treated and discharged Discharge time and flow rate Type and amount of chemical used for pH adjustment Amount of polymer used for treatment Settling time Compliance Monitoring • pH and turbidity of the treated stormwater • pH and turbidity of the receiving water Biomonitorinq: Treated stormwater shall be tested for acute (lethal) toxicity. Bioassays shall be conducted by a laboratory accredited by Ecology, unless otherwise approved by Ecology. The 16 15559.004 Stormwater Pollution Prevention Plan performance standard for acute toxicity is no statistically significant difference in survival between the control and 100 percent chemically treated stormwater. Acute toxicity tests shall be conducted with the following species and protocols: • Fathead minnow, Pimephales prome/as (96 hour static-renewal test, method:· EPA/600/4-90/027F). Rainbow trout, Oncorhynchus mykiss (96 hour static-renewal test, method: EPA/600/4-90/027F) may be used as a substitute for fathead minnow. • Daphnid, Ceriodaphnia dubia, Daphnia pulex, or Daphnia magna {48 hour static test, method: EPA/600/4·90/027F). All toxicity tests shall meet quality assurance criteria and test conditions in the most recent versions of the EPA test method and Ecology Publication # WO-R-95-80, Laboratory Guidance and Whole Effluent Toxicity Test Review Criteria. Bioassays shall be performed on the first five batches and on every tenth batch thereafter, or as otherwise approved by Ecology. Failure to meet the performance standard shall be immediately reported to Ecology. Discharge Compliance: Prior to discharge, each batch of treated stormwater must be sampled and tested for compliance with pH and turbidity limits. These limits may be established by the water quality standards or a site-specific discharge permit. Sampling and testing for other pollutants may also be necessary at some sites. Turbidity must be within 5 NTUs of the background turbidity. Background is measured in the receiving water, upstream from the treatment process discharge point. pH must be within the range of 6.5 to 8.5 standard units and not cause a change in the pH of the receiving water of more than 0.2 standard units. It is often possible to discharge treated stormwater that has a lower turbidity than the receiving water and that matches the pH. Treated stormwater samples and measurements shall be taken from the discharge pipe or another location representative of the nature of the treated stormwater discharge. Samples used for determining compliance with the water quality standards in the receiving water shall not be taken from the treatment pond prior to decanting. Compliance with the water quality standards is determined in the receiving water. Operator Training Each contractor who intends to use chemical treatment shall be trained by an experienced contractor on an active site for at least 40 hours. Standard BMPs Surface stabilization BMPs should be implemented on site to prevent significant erosion. All sites shall use a truck wheel wash to prevent tracking of sediment off site. 17 15559.004 Stormwater Pollution Prevention Plan Sediment Removal and Disposal • • 3.1.14 Sediment shall be removed from the storage or treatment cells as necessary. Typically, sediment removal is required at least once during a wet season and at the decommissioning of the cells. Sediment remaining in the cells between batches may enhance the settling process and reduce the required chemical dosage. Sediment may be incorporated into the site away from drainages . Element #14 -Construction Stormwater Filtration Filtration removes sediment from runoff originating from disturbed areas of the site. Traditional BMPs used to control soil erosion and sediment loss from sites under development may not be adequate to ensure compliance with the water quality standard for turbidity in the receiving water. Filtration may be used in conjunction with gravity settling to remove sediment as small as fine silt (0.5 µm). The reduction in turbidity will be dependent on the particle size distribution of the sediment in the stormwater. In some circumstances, sedimentation and filtration may achieve compliance with the water quality standard for turbidity. Unlike chemical treatment, the use of construction stormwater filtration does not require approval from Ecology. Filtration may also be used in conjunction with polymer treatment in a portable system to assure capture of the flocculated solids. Design and Installation Specifications -Background Information Filtration with sand media has been used for over a century to treat water and wastewater. The use of sand filtration for treatment of stormwater has developed recently, generally to treat runoff from streets, parking lots, and residential areas. The application of filtration to construction stormwater treatment is currently under development. Two types of filtration systems may be applied to construction stormwater treatment: rapid and slow. Rapid sand filters are the typical system used for water and wastewater treatment. They can achieve relatively high hydraulic flow rates, on the order of 2 to 20 gpm/sf, because they have automatic backwash systems to remove accumulated solids. In contrast, slow sand filters have very low hydraulic rates, on the order of 0.02 gpm/sf, because they do not have backwash systems. To date, slow sand filtration has generally been used to treat stormwater. Slow sand filtration is mechanically simple in comparison to rapid sand filtration but requires a much larger filter area. Filtration Equipment Sand media filters are available with automatic backwashing features that can filter to 50 µm particle size. Screen or bag filters can filter down to 5 µm. Fiber wound filters can remove 18 15559.004 Stormwater Pollution Prevention Plan particles down to 0.5 µm. Filters should be sequenced from the largest to the smallest pore opening. Sediment removal efficiency will be related to particle size distribution in the stormwater. Treatment Process Description Stormwater is collected at interception point(s) on the site and is diverted to a sediment pond or tank for removal of large sediment and storage of the stormwater before it is treated by the filtration system. The stormwater is pumped from the trap, pond, or tank through the filtration system in a rapid sand filtration system. Slow sand filtration systems are designed as flow through systems using gravity. If large volumes of concrete are being poured, pH adjustment may be necessary. Maintenance Standards Rapid sand filters typically have automatic backwash systems that are triggered by a pre-set pressure drop across the filter. If the backwash water volume is not large or substantially more turbid than the stormwater stored in the holding pond or tank, backwash return to the pond or tank may be appropriate. However, land application or another means of treatment and disposal may be necessary. • • Screen, bag, and fiber filters must be cleaned and/or replaced when they become clogged. Sediment shall be removed from the storage and/or treatment ponds as necessary. Typically, sediment removal is required once or twice during a wet season and at the decommissioning of the ponds. 3.2 Site Specific BMPs Site specific BMPs are shown on the TESC Plan Sheets and Details in Appendix A. These site specific plan sheets will be updated annually. 19 15559.004 Stormwater Pollution Prevention Plan 4.0 Construction Phasing and BMP Implementation The BMP implementation schedule will be driven by the construction schedule. The following provides a sequential list of the proposed construction schedule milestones and the corresponding BMP implementation schedule. The list contains key milestones such as wet season construction. The BMP implementation schedule listed below is keyed to proposed phases of the construction project, and reflects differences in BMP installations and inspections that relate to wet season construction. The project site is located west of the Cascade Mountain Crest. As such, the dry season is considered to be from May 1 to September 30 and the wet season is considered to be from October 1 to April 30. • Estimate of Construction start date: May2013 • Estimate of Construction finish date: October 2013 • Mobilize equipment on site: • Mobilize and store all ESC and soil stabilization products (store materials on hand BMP C150): • Install ESC measures: • Install stabilized construction entrance: • Begin clearing and grubbing: • Temporary erosion control measures (hydroseeding): • Site inspections reduced to monthly: • Begin concrete pour and implement BMP C151: • Excavate and install new utilities and services (Phase 1 ): • Complete utility construction: • Begin implementing soil stabilization and sediment control BMPs throughout the site in preparation for wet season: • WET SEASON STARTS: October 1, 2013 20 15559.004 Stormwater Pollution Prevention Plan 5.0 Pollution Prevention Team 5.1 Roles and Responsibilities The pollution prevention team consists of personnel responsible for implementation of the SWPPP, including the following: • • • • • • Certified Erosion and Sediment Control Lead (CESCL) -primary contractor contact, responsible for site inspections (BMPs, visual monitoring, sampling, etc.); to be called upon in case of failure of any ESC measures. Resident Engineer -For projects with engineered structures only (sediment ponds/traps, sand filters, etc.): site representative for the owner that is the project's supervising engineer responsible for inspections and issuing instructions and drawings to the contractor's site supervisor or representative Emergency Ecology Contact -individual to be contacted at Ecology in case of emergency. Go to the following website to get the name and number for the Ecology contact information: http://www.ecy.wa.gov/org.html. Emergency Owner Contact -individual that is the site owner or representative of the site owner to be contacted in the case of an emergency. Non-Emergency Ecology Contact -individual that is the site owner or representative of the site owner than can be contacted if required. Monitoring Personnel -personnel responsible for conducting water quality monitoring; for most sites this person is also the Certified Erosion and Sediment Control Lead. 21 15559.004 Stormwater Pollution Prevention Plan 5.2 Team Members Names and contact information for those identified as members of the pollution prevention team are provided in the following table. Title Name(s) Phone Number Certified Erosion and Sediment Control TBD Lead (CESCL) Resident Engineer Ali Sadr (425) 251-6222 Emergency Ecology Contact Clay Keown (360) 407-6048 Emergency Owner Contact TBD Non-Emergency Ecology Contact Ali Sadr (425) 251-6222 Monitoring Personnel TBD 22 15559.004 Storm water Pollution Prevention Plan 6.0 Site Inspections and Monitoring Monitoring includes visual inspection, monitoring for water quality parameters of concern, and documentation of the inspection and monitoring findings in a site tog book. A site log book wilt be maintained for alt on-site construction activities and will include: • • • A record of the implementation of the SWPPP and other permit requirements; Site inspections; and, Stormwater quality monitoring . For convenience, the inspection form and water quality monitoring forms included in this SWPPP include the required information for the site tog book. This SWPPP may function as the site log book if desired, or the forms may be separated and included in a separate site log book. However, if separated, the site tog book but must be maintained on-site or within reasonable access to the site and be made available upon request to Ecology or the local jurisdiction. 6.1 Site Inspection Alt BMPs wilt be inspected, maintained, and repaired as needed to assure continued performance of their intended function. The inspector wilt be a Certified Erosion and Sediment Control Lead (CESCL} per BMP C160. The name and contact information for the CESCL is provided in Section 5 of this SWPPP. Site inspection will occur in all areas disturbed by construction activities and at alt stormwater discharge points. Stormwater wilt be examined for the presence of suspended sediment, turbidity, discoloration, and oily sheen. The site inspector wilt evaluate and document the effectiveness of the installed BMPs and determine if it is necessary to repair or replace any of the BMPs to improve the quality of stormwater discharges. All maintenance and repairs wilt be documented in the site log book or forms provided in this document. Alt new BMPs or design changes will be documented in the SWPPP as soon as possible. 6.1.1 Site Inspection Frequency Site inspections will be conducted at least once a week and within 24 hours following any rainfall event which causes a discharge of stormwater from the site. For sites with temporary stabilization measures, the site inspection frequency can be reduced to once every month. 6.1.2 Site Inspection Documentation The site inspector will record each site inspection using the site log inspection forms provided in Appendix E. The site inspection log forms may be separated from this SWPPP document, but wilt be maintained on-site or within reasonable access to the site and be made available upon request to Ecology or the local jurisdiction. 23 15559.004 Stormwater Pollution Prevention Plan 6.2 Stormwater Quality Monitoring 6.2.1 Turbidity Sampling Monitoring requirements for the proposed project will include either turbidity or water transparency sampling to monitor site discharges for water quality compliance with the 2005 Construction Stormwater General Permit (Appendix D). Sampling will be conducted at all discharge points at least once per calendar week. Turbidity or transparency monitoring will follow the analytical methodologies described in Section S4 of the 2005 Construction Stormwater General Permit (Appendix D). The key benchmark values that require action are 25 NTU for turbidity (equivalent to 32 cm transparency) and 250 NTU for turbidity (equivalent to 6 cm transparency). If the 25 NTU benchmark for turbidity (equivalent to 32 cm transparency) is exceeded, the following steps will be conducted: 1. Ensure all BMPs specified in this SWPPP are installed and functioning as intended. 2. Assess whether additional BMPs should be implemented, and document revisions to the SWPPP as necessary. 3. Sample discharge location daily until the analysis results are less than 25 NTU (turbidity) or greater than 32 cm (transparency). If the turbidity is greater than 25 NTU (or transparency is less than 32 cm) but less than 250 NTU (transparency greater than 6 cm) for more than 3 days, additional treatment BMPs will be implemented within 24 hours of the third consecutive sample that exceeded the benchmark. If the 250 NTU benchmark for turbidity (or less than 6 cm transparency) is exceeded at any time, the following steps will be conducted: 1. Notify Ecology by phone within 24 hours of analysis (see Section 5.0 of this SWPPP for contact information). 2. Continue daily sampling until the turbidity is less than 25 NTU (or transparency is greater than 32 cm). 3. Initiate additional treatment BMPs such as off-site treatment, infiltration, filtration and chemical treatment within 24 hours of the first 250 NTU exceedance. 4. Implement additional treatment BMPs as soon as possible, but within 7 days of the first 250 NTU exceedance. 5. Describe inspection results and remedial actions taken in the site log book and in monthly discharge monitoring reports as described in Section 7.0 of this SWPPP. 24 15559.004 Stormwater Pollution Prevention Plan 6.2.2 pH Sampling Stormwater runoff will be monitored for pH starting on the first day of any activity that includes more than 40 yards of poured or recycled concrete, or after the application of "Engineered Soils" such as Portland cement treated base, cement kiln dust, or fly ash. This does not include fertilizers. For concrete work, pH monitoring will start the first day concrete is poured and continue until 3 weeks after the last pour. For engineered soils, the pH monitoring period begins when engineered soils are first exposed to precipitation and continue until the area is fully stabilized. Stormwater samples will be collected daily from all points of discharge from the site and measured for pH using a calibrated pH meter, pH test kit, or wide range pH indicator paper. If the measured pH is 8.5 or greater, the following steps will be conducted: 1. Prevent the high pH water from entering storm drains or surface water. 2. Adjust or neutralize the high pH water if necessary using appropriate technology such as CO2 sparging (liquid or dry ice). 3. Contact Ecology if chemical treatment other than CO2 sparging is planned. 25 15559.004 Stormwater Pollution Prevention Plan 7.0 Reporting and Recordkeeping 7.1 Recordkeeping 7.1.1 Site Log Book A site log book will be maintained for all on-site construction activities and will include: • A record of the implementation of the SWPPP and other permit requirements; • • Site inspections; and, Stormwater quality monitoring . For convenience, the inspection form and water quality monitoring forms included in this SWPPP include the required information for the site logbook. 7 .1.2 Records Retention Records of all monitoring information (site log book, inspection reports/checklists, etc.), this Stormwater Pollution Prevention Plan, and any other documentation of compliance with permit requirements will be retained during the life of the construction project and for a minimum of three years following the termination of permit coverage in accordance with permit condition 85.C. 7 .1.3 Access to Plans and Records The SWPPP, General Permit, Notice of Authorization letter, and Site Log Book will be retained on site or within reasonable access to the site and will be made immediately available upon request to Ecology or the local jurisdiction. A copy of this SW PPP will be provided to Ecology within 14 days of receipt of a written request for the SWPPP from Ecology. Any other information requested by Ecology will be submitted within a reasonable time. A copy of the SWPPP or access to the SWPPP will be provided to the public when requested in writing in accordance with Permit Condition 85.G. 7.1.4 Updating the SWPPP In accordance with Conditions 83, 84.B, and S9.B.3 of the General Permit, this SWPPP will be modified if the SWPPP is ineffective in eliminating or significantly minimizing pollutants in stormwater discharges from the site or there has been a change in design, construction, operation, or maintenance at the site that has a significant effect on the discharge, or potential for discharge, of pollutants to the waters of the State. The SWPPP will be modified within seven days of determination based on inspection{s} that additional or modified BMPs are necessary to correct problems identified, and an updated timeline for BMP implementation will be prepared. 26 15559.004 Stormwater Pollution Prevention Plan 7 .2 Reporting 7.2.1 Discharge Monitoring Reports Discharge Monitoring Report (DMR) forms will be submitted to Ecology because water quality sampling is being conducted at the site. 7.2.2 Notification of Noncompliance If any of the terms and conditions of the permit are not met, and it causes a threat to human health or the environment, the following steps will be taken in accordance with permit section S5.F: 1. Ecology will be immediately notified of the failure to comply. 2. Immediate action will be taken to control the noncompliance issue and to correct the problem. If applicable, sampling and analysis of any noncompliance will be repeated immediately and the results submitted to Ecology within five (5) days of becoming aware of the violation. 3. A detailed written report describing the noncompliance will be submitted to Ecology within five (5) days, unless requested earlier by Ecology. 27 15559.004 Stormwater Pollution Prevention Plan Appendix A -Site Plans 28 15559.004 Stormwater Pollution Prevention Plan Appendix B -Construction BMPs Silt Fence (BMP C233) Temporary and Permanent Seeding (BMP C120) Mulching (BMP C121} 29 15559.004 Stormwater Pollution Prevention Plan Appendix C -Alternative BMPs The following includes a list of possible alternative BMPs for each of the 12 elements not described in the main SWPPP text. This list can be referenced in the event a BMP for a specific element is not functioning as designed and an alternative BMP needs to be implemented. Element #1 -Mark Clearing Limits Element #2 -Establish Construction Access Element #3 · Control Flow Rates Element #4 • Install Sediment Controls Advanced BMPs: Element #5 -Stabilize Soils Element #6 • Protect Slopes Element #8 -Stabilize Channels and Outlets Element #10 • Control Dewaterlng Additional Advanced BMPs to Control Dewatering: 30 15559.004 Stormwater Pollution Prevention Plan Appendix D-General Permit 31 15559.004 Stormwater Pollution Prevention Plan Appendix E -Site Inspection Forms (and Site Log) The results of each inspection shall be summarized in an inspection report or checklist that is entered into or attached to the site log book. It is suggested that the inspection report or checklist be included in this appendix to keep monitoring and inspection information in one document, but this is optional; however, it is mandatory that this SWPPP and the site inspection forms be kept onsite at all times during conS1ruction, and that inspections be performed and documented as outlined below. At a minimum, each inspection report or checklist shall include: a. Inspection date/times b. Weather information: general conditions during inspection, approximate amount of precipitation since the last inspection, and approximate amount of precipitation within the last 24 hours. c. A summary or list of all BMPs that have been implemented, including observations of all erosion/sediment control structures or practices. d. The following shall be noted: i. locations of BMPs inspected, ii. locations of BMPs that need maintenance, iii. the reason maintenance is needed, iv. locations of BMPs that failed to operate as designed or intended, and v. locations where additional or different BMPs are needed, and the reason(s) why e. A description of stormwater discharged from the site. The presence of suspended sediment, turbid water, discoloration, and/or oil sheen shall be noted, as applicable. f. A description of any water quality monitoring performed during inspection, and the results of that monitoring. g. General comments and notes, including a brief description of any BMP repairs, maintenance or installations made as a result of the inspection. h. A statement that, in the judgment of the person conducting the site inspection, the site is either in compliance or out of compliance with the terms and conditions of the SWPPP and the NPDES permit. If the site inspection indicates that the site is out of compliance, the inspection report shall include a summary of the remedial actions required to bring the site back into compliance, as well as a schedule of implementation. i. Name, title, and signature of person conducting the site inspection; and the following statement: "I certify under penalty of law that this report is true, accurate, and complete, to the best of my knowledge and belief'. When the site inspection indicates that the site is not in compliance with any terms and conditions of the NPDES permit, the Permittee shall take immediate action(s) to: stop, contain, and clean up the unauthorized discharges, or otherwise stop the noncompliance; correct the 32 15559.004 Stormwater Po/fution Prevention Plan problem(s); implement appropriate Best Management Practices (BMPs), and/or conduct maintenance of existing BMPs; and achieve compliance with all applicable standards and permit conditions. In addition, if the noncompliance causes a threat to human health or the environment, the Permittee shall comply with the Noncompliance Notification requirements in Special Condition S5.F of the permit. 33 15559.004 Stormwater Pollution Prevention Plan Site Inspection Form . . General lriformatlori .. Projec:tName: ACE Aviation Site Modifications Inspector Ni:/me{ > TBD .. Dat!!i . 'lti!1pectl611Type:•.•• o After a rain event o Weekly TiUe:.,,,. CESCL#: ii1n1e: · ·· o Turbidity/transparency benchmark exceedance o Other .weather i/ ./ i<<·•·<.\ ... ,··· · ... >tii· i•.· .. •.·.•••··>•i< r:irecfpltatio11,· •. ··. ·· .. §ince• la~ti.n~p~9tion •. · .• ·.·· .. ·•·.· ...•.• Description of General Site Conditions: :.-.. .-. .:;·./:·· . .-:=.=._ .. _, ·• M iast 24 hours )) <•t·····pi,•,· ·••• .. • .. •< <· ..... ···• i/•.•ii'•·.l11spectii:m}>fBMf'si••·. · E}einent 1: Mark Clearing l,.i"1its . . . . . . -BMP':. ....... . ..... ·. - + Inspected Functid11irig \Y' N IY N 'NIP BMP/'. :-.:···.; ",",''"'',,"""• t.otati6ri / · l~lJ1~t1a . }i=Jri~iib~,n~ . . .. Y Ni · . LY · Iii .<N1p Element 2:i EstabliilfJ· C.onsttuctlon A®ess BMP: BMf':. . ••···•L&atib11 i ( lciSpe6ted . YN 34 15559.004 Elenient3: Co11tro/FloWFlatEJS BMP:_ - __ Lo&ificm •BMP:·----- Locatibri<•• -• Functidnihg Jy-N• NIP i1_n_._---•_s_-_• __ •• __ ·P_·_--__ •-. __ -_-y_e_·•_••_-. ___ -•c1 __ -._·_'_--,·_---_-_-_e_--•-N-•• _d_---_-, __ -•.• _-_.-•_•-__ i=uJ61rbJ1r1Ji <1y··•N :·r,j1p·• Stormwater Pollution Prevention Plan Element4:Yli,_s_talJ Sedlmenrc611trof, L <·•:c• · BMP: ----<,--'-nip-,e>ct\e/i --Fuhctiohihg--<.:-/, -p•--___ ---r----0--•,•-b·•1•-9•L,c--_,o __ --r·_·r-e'-'c-·-_---t·_·1_v ___ e_---_-•,_--_A·_·c-___ 1 ___ 1· __ 0-__ -__ n_,--___ -_> : Itix:Jtion ; 1\y . N• IYi Ni. NIP ' ""-_----------------- BMP: ------ -•-· it6cation BMP:-- /1..()c~tiorf'-, BMP: --___ ,-_ LoJ~tidn \ -_--- BMP: __ -----'----•--Cbi:a!ron .. : . ' > Ms~~ci~/; , ,,J~rit1011~~ Inspected Y·N 35 .'...,.·., ..... ' ::<.: ·:·::::.:.·. __ ./ . .:,:.\:· .. =.=.)/// ProbiJri,Jq<5rrecti\/~AktiOr1:•·--•- Probl~rtllcorr~ttiVJ Actib~ -.. -· ... -.-: .... · ', :" .... -.. 15559.004 Elements:.··· StalHlize.Soils BME': Loc:aiion BMP:C .. L~t.1H911 < BMP: Location Inspected Y/N Element 6: Pl'otect SfoJie.~ · BM·p-~-;_:_:-· .. . · .... ··· ....... ·······. lnspeqted · ·····. ···. L9c:at,9h v< N: BMP:. ··· .. ·. ·.·. .ibC~tiorn BMP: Location i=tir1BH6r1ing LY N NIP ·i:-:··.":"::.: __ , .... :,...:.:,.·.i,-i, : : .· Furit:tid11i11g . y N NIP .. 36 Stormwater Pollution Prevention Plan Pro61erilfc6~re8tive)Actioh•·· P.\o.·. b1e.·.•.·.m1 .. ·.<·cc>rrJc1iveAc:ti9p .. -.--·;. ·;: ..... : ,',"'•.:.-·,;,'" •'• F'rob1~r111Correc:tilf~At:tibl,··.·•·· < _-.·. . ,·'' ',,,'. ·:· ', ', •• ,''' P ..... •·.r.·.·.o.··••.·b ... · •. •.1iJJtrriBtiji.ltjg6/\·•·••·· --. .:·.·:, '"· .. ·;--.. ·-:: -_-.. ·. ·; 15559.004 Element.?:. protectDraiiflillets ... ·.· .. . BMP: ·· ·· inspected ..•. ·.· FulJc::tionJng . Location y N . IY Ni. NIP Brv!P:. LOca.tibi\ BMPV . LoCatioh BMP:•··.····.· ···. ·•· • • · •• L6da116h BMP: .•····· toc£tioh ... ·,.-·.-·.=.:::-:,\::':.··, __ ··:':_-:"_.·._--:· ··· 111sp¢c!ect I,f'Uhritidr\ihg · • y'>N i)ry W . NIP / 1hs6~¢ti!8 . >'iY •.N· ... · . ····.·· Functioning .. · ilYN NIP . 37 Stormwater Pollution Prevention Plan Pr~blet/Corr~ctiV~ A~ti~~ i/ i • . : ', •' '' ,'",,',,,,',,','•''•.,,',•,',•' '. 15559.004 Stormwater Pollution Prevention Plan Element 9: Corlttt:Jtf'el/11tant$ BMP: ... h1s~ec:fecl L6catidh Y>N • BMP: Location Functior)lrig ·····IY NNIP :ttent• f Oi ... Cohtte11.J: .. ···p·· .. ··.•.w·y·e.· •. • 8 •.·c.· .. ·.·.t1 .. :N1.·.•: .. ' .. · .. ·"~ ..... JlJnctigflinil'•.·•··· ii P.•.··· .. r ... ···.·o·.·.••.·.·•.•b.•·······1 ... e ............ m/.· ........ •.·· •. ··.c .....•.•.. o ............. ·rr ...... e·.· c .••. · ;;J~;cu.o.······~·· \.···· Locaui:fo , c·1v· .N Nff> < BMP: Lodati6h BMP:. ·. Cbc~tibn. . ·· ... ·· ... ·····. Stormwatl!r l)i~charge~ Ir~m.111e Site •· ) ·.··• >ii iii .. >.i iQ~serv~g} ... •·•·.ff .• ··.· .. •· ...•.• • .. · •••..••• •·• f>rOblem/Correctiyel),c:tion 6§cation . \. ·.· .. ·· .. (>TUfbidity, •. \ i bi§coloratiqn Sheen· ·· Loc~t!pp; ;·••·.··•· .·•.·.··· Tyfbitjjty \ : . > · ···.· Dlsgploraticirf ··· · Sheen y N ... /• . . ... · ... · ........ . 38 15559.004 Stormwa.ter Pollution Prevention Plan Water Qualit Monitorin W'as anxwat~r9uaH[yrnohitori~$ cbhducted?, •......•.•• 0 Yes If water quaiity monitoring was conducted, record results: her$: 1(.waterqll~lity•.rn~n.itoring.irii:Ji9~te~tqrqidity.2s9NTU·ot.gr~are.r;,.ortra.hspa.rency.·6'•<;1'1) ()f lti~~' was EGOlogy.notified.by phohe Withfn,24.hrs't.·.·.·. > •·. /·., .... ·.· .. •.•·... t• ... ···•· ) i' ··.·:.• ••<; <·····.····.··· >i .i .{. ··.·.·. o .... Yti~·.······ ..... o .. No .. i t lf····E·.··.,··.· .. ··.·c··.•·.·•····o··.··•·.·.·· .. ··1·.··.o···.· .. ·· .. ·g·.··.··.·Y·.· .. ·.·.·.·.w ... · .. · .. a· .· ..• s ...... • .. ··n···· .. ·.··o .. tilled, indicate the date/ time; contact name and phone number belov{: ·· Date( i.. i!ill1°~ Cohtact r:,iaq,E\: PhoneJt: <•i>c<1!11era.1<:9111111entfJa.nd .. Notes ·• ··· ··•.•• <.i.< / lnclLJde EUvlPfe airs. 111ai~ienance,· or instaliaiiohs made as. a resuit of the Ins VJ.~ri:lghotosTak~fi? \.• ··.\ o Yes o No If hotos taken, describe · hotos. below: 39 15559.004 Stormwater Pollution Prevention Plan Appendix F -Engineering Calculations 40 15559.004 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 9.0 BOND QUALITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 15559.001 10.0 OPERATIONS AND MAINTENANCE MANUAL OPERATIONS AND MAINTENANCE MANUAL Site and Building Modifications for Ace Aviation 289 East Perimeter Road Renton, Washington Prepared for: Ace Aviation, Inc. 289 East Perimeter Road Renton, WA 98057 March 8, 2013 Our Job No. 15559 CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES + OLYMPIA, WA + SACRAMENTO, CA + TEMECULA, CA www.barghausen.com TABLE OF CONTENTS 1.0 STATEMENTS 15559.005 1.0 STATEMENTS The Operations and Maintenance Manual shall be kept inside the office of the Ace Aviation building to be reviewed by the City of Renton at their discretion. Ace Aviation will be responsible for maintenance of the on-site storm system. This Operations and Maintenance Manual has been prepared to guide maintenance of the oil/water separator and the conveyance elements contributing to the downstream drainage course. Relief across the site is on the order of 1 foot, so it is relatively flat. The maintenance guidelines for the coalescing plate oil/water separator are included on the following pages of this report. The maintenance guidelines for the landscaping and conveyance facilities are also included. The site should be maintained on a regular basis, once in the spring and once in the fall and more frequently should it be deemed necessary, should sediment accumulate in the catch basins or pipes or oil accumulate in the oil/water separators above and beyond a 6-month cycle of maintenance. On the following pages of this report, the following are included: • Maintenance checklists from the 2009 King County Surface Water Design Manual • A recommended format for a maintenance activity log that will indicate what maintenance actions have been taken for this facility • An 11-by 17 -inch map of the locations of the treatment facilities prominently noted 15559.005 MAINTENANCE ACTIVITY LOG MAINTENANCE ACTIVITY LOG DATE: ------------ Maintenance Component Defect Actions taken 15559.005 MAINTENANCE STANDARDS FOR DRAINAGE FACILITIES APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 5 -CATCH 13AS1NS AND MANHOLES Maintenance Defect ar Problem Condition When Maintenance Is Needed Results Expected When Component Maintenance is Performed Structure Sediment Sediment exceeds 60% of the depth from the Sump of catch basfn contains no bottom of the catch basin to the invert of the sediment. lowest pipe into or out of the catch basin or ls within 6 inches of the invert of the lowest pipe into or out of the catch basin. Trash and debris Trash or debris of more than 1h cubic foot which No Trash or debris blocking or is located immediately in front of the catch basin potentially blocking entrance to opening or ls blocking capacity of the catch basin catch basin. by more than 10%. Trash or debris !n the catch basfn that exceeds No trash or debris In the catch basin. 1 /3 the depth from the bottom of basin to invert the lowest pipe into or out of the basin. Dead anlmals or vegetation that could generate No dead animals or vegetation odors that could cause complalnts or dangerous present within catch basfn. gases (e.g., methane). Deposits of garbage exceeding 1 cubic foot In No conditlon present which would volume. attract or support the breeding of Insects or rodents. Damage to frame Corner of frame extends more than % Inch past Frame 1s even with curb. and/or top slab curb face into the street (If applicable). Top slah has holes larger than 2 square inches or Top slab is free of holes and cracks. cracks wlder than X Inch. Frame not sitting flush on top slab, I.e., Frame is sitting flush on top slab. separation of more than % Inch of the frame from the top slab. Cracks in walls or Cracks wider than 1h inch and longer than 3 feet, Catch basin is sealed and bottom any evidence of soil particles entering catch structurally sound. basin through cracks, or maintenance person Judges that catch basin Is unsound. Cracks wider than 1h inch and longer than 1 foot No cracks more than 1/4 inch \IV!de at at the Joint of any Inlet/outlet pipe or any evidence the Joint of inlet/outlet pipe. of soil particles entering catch basin through cracks. Settlement/ Catch basin has settled more than 1 Inch or has Basin replaced or repaired to design misalignment rotated more than 2 Inches out of alignment. standards. Damaged pipe joints Cracks wider than %-Inch at the Joint of lhe No Cfacks more than Y.-lnch wide at inlet/outlet pipes or any evldence of salt entering the Joint of inlet/outlet pipes. the catch basin at the joint of the lnleUoutlet plpes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, concrete slurries or paint. according to applicable regulations. Source central BMPs Implemented if appropriate. No contaminants present other than a surface oll film. Inlet/Out/et Pipe Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sedimenl accumulation Trash and debris Trash and debris accumulated in inlet/outlet No trash or debris In pipes. pipes (includes floatables end non-floatables). Damaged Cracks wider than %-inch at the Joint of the No cracks more than 14-inch wide at Inlet/outlet pipes or any evidence of soil entering the joint of the inlet/ouUet pipe. at the Joints of the inlet/outlet pipes. 2009 Surface Water Design Manual -Appendix A l/9/2009 A-9 APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 5 -CATCH BASINS AND MANHOLES Maintenance Defect or Problem Condldon When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Metal Grates Unsafe grate opening Grate with opening wider than 7 /8 Inch. Grate opening meets design (Catch Basins) standards. Trash and debris Trash and debris that Is blocking more than 20% Grate free of trash and debris. of grate surface. footnote to guidelines for disposal Damaged or missing Grate missing or broken member(s) of the grate. Grate is in place and meets design Any open structure requires urgent standards. maintenance. Manhole Cover/Lid Cover/lid not In place Cover/lid is missing or only partially ln place. Cover/lid protects opening to /my open structure requires urgent structure. maintenance. Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. Not Working maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Cover/lid difficult to One maintenance person cannot remove Cover/lid can be removed and Remove covernld after applying BO lbs. of lift. reinstalled by one maintenance person. 1/9/2009 2009 Surface Water Design Manual -Appendix A A-10 APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ F ACILITIBS ... NO. 6-CONVEYANCE PIPES AND DITCHES Maintenance Defect or Problem CondlUons When Maintenance Is Needed Results Expected When Component Maintenance Js Pertormed Pipes Sediment & debrts Accumulated sediment or debris that exceeds Water flows freely through pipes. accumulation 20% of the diameter of the pipe. Vegetation/roots Vegetation/roots that reduce free movement of Water flows freely through pipes. water through pipes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, concrete slurries or paint. according to applicable regulations. Source control BMPs Implemented if appropriate. No contaminants present other than a surface oil film. Damage to protective Protective coating is damaged; rust or corrosion Pipe repaired or replaced. coating or corrosion is weakening the s~uctural lntegrtty of any part of pipe. Damaged Any dent that decreases the cross section area of Plpe repaired or replaced. pipe by more than 20% or Is determined to have weakened structural Integrity of the pipe. Ditches Trash and debris Trash and debris exceeds 1 cubic foot per 1,000 Trash and debris cleared from square feet of ditch and slopes. drtches. Sediment Accumulated sediment that exceeds 20% of the Ditch cleaned/flushed of all sediment accumulatlon design depth. and debris so that It matches design. Noxious weeds Any noxious or nuisance vegetation which may Noxious and nuisance vegetation constitute a hazard to County personnel or the removed according to appltcable public. regulations. No danger of noxious vegetation where County personnel or the public might normally be. Contaminants and Any evidence of contaminants or pollution such Materlals removed and disposed of pollution as oil, gasollnej concrete slurries or paint. according to applfcable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil flltn. Vegetation Vegetation that reduces free movement of water Water flows freely through ditches. through ditches. Erosion damage to Any erosion observed on a ditch slope. Slopes are not eroding. slopes Rock tining out of One layer or less of rock exists above native soil Replace rocks to design standards. place or missing (If area 5 square feet or more, any exposed native Applicable) son. 2009 Surface Water Design Manual -Appendix A 1/9/2009 A-! I APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 9-FENCING Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Site Erosion or holes Eroslon or holes more than 4 Inches high and 12M No access under the fence. under fence 18 inches wide permitting access through an opening under a fence. Wood Posts, Boards Missing or damaged Missing or broken boards, post out of plumb by No gaps on fence due to missing or and Cross Members parts more than 6 inches or cross members broken broken boards, post plumb to within 1!4 fnches, cross members sound. Weakened by rotting Any part showing structural deterioration due to All parts offence are structurally or insects rotting or Insect damage sound. Damaged or failed Concrete or metal attachments deteriorated or Post foundation capa~e of post foundation unable to support posts. supporting posts even In strong wind. Metal Posts, Rails Damaged parts Post out of plumb more than 6 lnches. Post plumb to within 1% inches. and Fabric Top rails bent more than 6 lnches. Top rail free of bends greater than 1 inch. Any part of fence (Including posl top rails, and Fence Is aligned and meets design fabric) more than 1 foot out of design alignment. standards. Misstng or loose tension wire. Tenslon wire in place and holdlng fabric. Deteriorated paint or Part or parts that have a rus!ng or scaling Structurally adequate posts or parts protective coating condition that has affected structural adequacy. with a uniform protective coating. Openings in fabric Openings In fabric are such that an 8-lnch Fabric mesh openings within 50% of diameter ball could fit through. grld size. 1/9/2009 2009 Surface Water Design Manual -Appendix A A-14 APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 10 -GATES/BOLLARDS/ACCESS BARRIERS Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Chain Link Fencing Damaged or missing Missing gate. Gates In place. Gate members Broken or mlssing hinges such that gate cannot Hinges intact and lubed, Gate is be easfly opened and closed by a maintenance working freely. person. Gate is out of plumb more than 6 Inches and Gate is aligned and vertical. more than 1 foot out of design alignment Missing stretcher bar, stretcher bands, and ties. Stretcher bar, bands, and ties in place. Locklng mechanism Locking device missing, no~functlonlng or does Locking mechanism prevents does not lock gate not link to all parts. opening of gate. Openings In fabric Openings in fabric are such that an S~lnch Fabric mesh openings within 50% of diameter ball could fit through. grid size. Bar Gate Damaged or missing Cross bar does not swing open or closed, Is Cross bar swings fully open and cross bar missing or Is bent to where it does not prevent closed and prevents vehicle access. vehicle access. Locking mechanism Locking device missing, no-functioning or does Locking mechanism prevents . does not lock gate not link to all parts . opening of gate. Support post Support post does not hold cross bar up. Cross bar held up preventing vehicle damaged access Into facility. Bollards Damaged or missing Bollard broken. missing, does not fit Into support No access for motorlzed vehicles to hate or hinge broken or missing. get Into facility. Does not lock Locking assembly or lock missing or cannot be No access for motorized vehicles to attached to lock bollard In place. get Into facility. Boulders Dislodged Boulders not located to prevent motorized vehicle No access for motorized vehicles to access. get into facility. Circumvented Motorized vehicles going around or between No access for motorized vehlcles to boulders. get into faclllty. 2009 Surface Water Design Manual -Appendix A 1/9/2009 A-15 APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 11 -GROUNDS (LANDSCAPING) Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance ts Performed Stte Trash or litter Any trash and debris which exceed 1 cubic foot Trash and debris cleared from site. per 1,000 square feet (this is about equal to the amount of trash It would take to fill up one standard size office garbage can). In general, there should be no visual evidence of dumping. Noxious weeds Any noxious or nuisance vegetation which may Noxious and nuisance vegetation constitute a hazard to County personnel or the removed according to applicable public. regulations. No danger of noxious vegetation where County personnel or the public might normally be. Contaminants and Any evidence of contaminants or pollution such Materials removed and dlsposed of pollution as oil, gasoline, concrete slurrles or paint. according to applicable regulations. Source control 8MPs 1mpleme'nted if appropriate. No contaminants present other than a surface oil film. Grass/groundcover Grass or groundcover exceeds 18 inches in Grass or groundcover mowed to a height. height no greater than 6 inches. Trees and Shrubs Hazard Any tree or llmb of a tree Identified as having a No hazard trees In faclllty. potential to fall and cause property damage or threaten human Ille. A hazard tree Identified by a quaHffed arborist must be removed as soon as possible. Damaged Limbs or parts or trees or shrubs that are split or Trees and shrubs with less than 5% broken which affect more than 25% of the total of total foliage with split or broken foliage of the tree or shrub. limbs. Trees or shrubs that have been blown down or No blown down vegetation or knocked over. knocked over vegetation. Trees or shrubs free of Injury. Trees or shrubs which are not adequately Tree or shrub in place and supported or are leaning over, causing exposure adequately supported; dead or of the roots. diseased trees removed. 1/9/2009 2009 Surface Water Design Manual -Appendix A A-16 APPENDIX A MAINTENANCE REQUIREMENTS FOR FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 23-COALESCING PLATE OILJWATER SEPARATOR Maintenance Defect Condition When Maintenance ls Needed Results Expected When Component Malntenance is Performed Site Trash and debris Any trash or debris which Impairs the function of Trash an.d debris removed from the facility. facility. Contaminants and Floating oil In excess of 1 Inch in flrat chamber, No contamJnants present other than pollution any oil in other chambers or other contaminants a suliace oil film. of any type In any chamber. Vault Treatment Sediment Sediment accumulatlon of 6 Inches or greater in No sediment in the fore bay. Area accumulation In the the forebay. forebay Discharge water not Inspection of discharge water shows obvious Repair function of plates so effluent clear signs of poor water quality-effluent discharge is clear. from vault shows thick visible sheen. Trash or debris Trash and debris accumulation in vault Trash and debrls removed from accumulation (ftoatables and non-floatables). vault. Oil accumulaUon Oil accumulation that exceeds 1 Inch at the water No visible oil depth on water and surface In the in the coalescing plate chamber. coalescing plates clear of ail. Coalescing Plates Damaged Plate media broken, deformed, cracked and/or Replace that portion of media pack showing signs of failure. or entire plate pack depending on severity of failure. Sediment Any sediment accumulation which interteres with No sediment accumulation accumulation the operation of the coalescing plates. interfering with the coalescing plates. Vault Structure Damage to Wall, Cracks wider than %-Inch and any evidence of Vault replaced or repaired ta design Frame, Bottom, and/or soil particles entering the structure through the specifications. Top Slab cracks, or maintenance inspection personner determines that the vault Is not structurally sound. Baffles damaged Baffles corroding, cracking, warping and/or Repair or replace baffles to showing signs of failure as determined by speclficaUons. maintenance/Inspection person. Ventilation Pipes Plugged Any obstrucUon to the ventilation pipes. Ventllation pipes are clear. Shutoff Valve Damaged or Shutoff valve cannot be opened or closed. Shutoff valve operates normally. inoperable lnleUOutlet Pipe Sediment Sediment fltllng 20% or more of the pipe. lnleUoutlet pipes clear of sediment. accumulation Trash and debris Trash and debris accumulated in inlet/outlet No trash or debris In pipes. pipes (Includes floatables and non-floatables). Damaged Cracks wider than Yrlnch at the joint of the No cracks more than Y4-lnch wide at inlet/outlet pipes or any evidence of soil entering the joint of the lnleUoutlet pipe. at the joints of the inlet/outlet pipes. Access Manhole Cover/lid not in place Cover/lid is missing or only partially In place. Manhole access covered. Any open manhole requires Immediate maintenance. Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. not working malntenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work Cover/lid difficult to One maintenance person cannot remove Cover/lld can be removed and remove coverAld aner applying BO lbs of lift reinstalled by one maintenance person. Ladder rungs unsafe Missing rungs, misalignment, rust, or cracks. Ladder meets design standards. Allows maintenance person safe access. 2009 Surface Water Design Manual -Appendix A 119/2009 A-33 APPENDIX A MAINTENANCE REQUIREMENTS FLOW CONTROL, CONVEYANCE, AND WQ FACILITIES NO. 23-COALESCING PLATE OIL/WATER SEPARATOR Maintenance Defect Condition When Maintenance is Needed Results Expected When Component Maintenance Is Performed Large access Damaged or difficult Large access doors or plates cannot be Replace or repair access door so it doors/plate to open opened/removed using normal equipment. can opened as designed. Gaps, doesn't cover Large access doors not rlat and/or access Doors close flat and cover access completely opening not completely covered. opening completely. Lifting Rings missing, Lifting rings not capable of lifting weight of door Lift.Ing rings sufficient to lift or rusted or plate. remove door or plate. 1/9/2009 2009 Surface Water Design Manual -Appendix A A-34 GRADING AND DRAINAGE PLAN I= ~~ 11,~ I. I V) I 0.. 0.. 0.. ~[Qi • 1s~~ i~ ~m~ ~1 , ~111~ a i i I l i 1 I l i:...z i Oo 0 i;... : ><z " E-4 ~ l. lo-I~ ~ u ~ ··s 9'i 4 I j ~ lj ~ '@ li ~ --,- ~ I ~:I ';_ ~ ~!i Wll I ~ 1;; I I ~ 1'-30' 0 15 JO 60 rs;;.; I '· ', C8-N TYP£ I :;~7~12" SE)'\. E-a.77 12· NJ • • ''''""'~ '-,,, "'-"' /'.-'' ,. ·~ """ ""' ' ------- .,,,......,Y '· ' '. ' SU: NOT£ 118 __ ---... EXISTI'£ N:. TO BE Y_ GftOUND~fD OVERLAYED ( ·~--. ........._ ------~-~ C8-L. m>E 1 ........ !E-21.60 {8" 18) PRELIMINARY GRADING AND STORM DRAINAGE PLAN {)b/Y} ; ;t1 It~ It l?L. ('~-"~ ~~"id----- WATER ~VE FOR ACE AVIATION i'l1,T[ff YNJLT E)t DDCV "5SOIBJ..Y TO REMAIN ' _, /{ ' ,• \ \ ' -/ " ~.,,_, ,.!.""' ~ ' \ ic-/' L• --· ., '---. FND •x-t c:ooc "",_,, ..• ~ ~,,-/1 ~,~\ DISC l'/l'NCH a3-0....,/. \ I [XISfll«; ~ / BUI.DINO ) I I m. """ ·-SSL!lt---A Jlll.!•29."/2 --"" PROFUGHT AWllON, INC. LI A """"" '"" .. '""' ' CITY OF RENTON DEPARTMENT OF PUBLIC WORKS ! ~ " " ~ ~ n 2 ~ ' e. j ' ' " ' ~ 'f. .1 ' l i ~ t I FEOOMMENCED ctECKED FOR COMPt.JANCE (42S) 218-95tO _ 'Tv .. ~-PAELMNAAY GRADING AND o· FOR APPROVAL TO CITY STAtoDAFDS CONTACT: BERttr OR OWlE PAHOU(( llf , · .' -·' s. • "J. STORM DAAI-JAGE PLAN .£t:liWlt . z l~~-~.._G ...... (/,s, ~ ., !WtOO.tlJSEN C016JLT1NG ENGINEERS c,, '\ ·; A.CE AVIA.TION (0 I j 111111 ~ '" ~. ,.,,.,,,.--,,oom ~ . .. ! -~,. .... OS("/B 0 I z ~, KOO, .. ,..,, •• •• -~ ----"-' ~ .., 8Y ' (+25)251-6222 ,,. 't,q. • Dole (-425)251-11782 FAX '"'o ENG~~ CI-Ea(EO !l!ill_. ___ 8CAi..E 1".-30' PS.OBOOIL__PAGE_ lJ-1 CONTACT: DN4 BALWElJJ ~ C3 5 0 -----...-""'""""''""'""""' 81-EEf ___ ~--ai P:\lSOOOs\15559\oreliminarv\15559-oam.dwa. 3fi /2013 1:48:50 PM. \\MERCURY\Oce TD5700 -main CAD I GEOTECHNICAL REPORT Ace Aviation 289 East Perimeter Road Renton, Washington Project No. T-6827 Terra Associates, Inc. Prepared for: Ace Aviation, Inc. Renton, Washington February 1, 2013 TERRA ASSOCIATES, Inc. Mr. Kurt Boswell Ace Aviation, Inc. 289 East Perimeter Road Renton, Washington 98057 Subject: Geotechnical Report Ace Aviation Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences 289 East Perimeter Road Renton, Washington Dear Mr. Boswell: February I, 2013 Project No. T-6827 As requested, we have conducted a geotechnical engineering study for the subject project. The attached report presents our findings and recommendations for the geotechnical aspects of project design and construction. Cone penetration tests (CPTs) indicate initial soils to depths of one to two feet consist of moderate to well compacted silty sand fill. Underlying these surface fills, highly variable interbedded alluvial soils composed of silts, clay, silty clay, and silty sand layers are indicated to depths ranging from 11 to 20 feet. At this depth, CPTs show very dense silty sand, sand and gravel to the termination of the CPTs. CPTs were terminated where the tip hit refusal. In general, where fine grained sediments (silt and clay soils) are indicated, correlated N60 values indicate consistencies in the soft to stiff range. Where cohesionless (sand and gravel) sediments are indicated, correlated N60 values indicate relative densities in the dense to very dense range. The static groundwater level was indicated at a depth of about nine and one-half feet below current site elevations. In our opinion, the medium dense and soft alluvial soils will be capable of supporting moderate building loads using spread footing foundations provided the owner is will to accept some risk of potential differential settlement. If the risk is not acceptable, the application of a surcharge program to pre-consolidate the compressible soils to limit post construction settlements to tolerable levels would be advisable. 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821-7777 • Fax (425) 821-4334 Mr. Kurt Boswell February 1, 2013 As noted earlier, the upper ten feet of soil in CPT-1 is characterized as clay on the CPT log, however, based on our recent experience with CPT data, this soil layer could possibly be an organic peat or silt. The depth to the top of the layer is relatively shallow less than three feet from the current surface grade. Before fmal design and construction occurs in this southern area of the site, we recommend additional subsurface exploration in the form of shallow test pits or borings be completed to verify if the layer is or is not organic in nature. If organic in nature estimated settlements discussed in this report could be double the predicted amounts. This amount of settlement could structurally impair the building. Detailed geotechnical engineering recommendations regarding these issues along with other geotechnical design and construction considerations are summarized in the attached report. We trust this information is sufficient for your current needs. If you have any questions or require additional information, please call. Sincerely yours, TERRA ASSOCIATES, INC. Project No. T-6827 Page No. ii TABLE OF CONTENTS Page No. 1.0 Project Description ......................................................................................................... I 2.0 Scope of Work ................................................................................................................ 1 3.0 Site Conditions ............................................................................................................... 2 3.1 Surface ............................................................................................................... 2 3.2 Soils ................................................................................................................... 2 3.3 Groundwater ...................................................................................................... 2 3.4 Seismic Considerations ..................................................................................... 3 4.0 Discussion and Recommendations ................................................................................. 4 4.1 General .............................................................................................................. 4 4.2 Site Preparation and Grading ............................................................................ 5 4.3 Excavation ......................................................................................................... 7 4.4 Foundations ....................................................................................................... 7 4.5 Slab-on-Grade Construction .............................................................................. 8 5.0 Additional Services ........................................................................................................ 8 6.0 Limitations ...................................................................................................................... 8 Figures Vicinity Map ....................................................................................................................... Figure I Exploration Location Plan .................................................................................................. Figure 2 Settlement Marker Detail .................................................................................................... Figure 3 Appendix Cone Penetration Test Data ........................................................................................... Appendix A 1.0 PROJECT DESCRIPTION Geotechnical Report Ace Aviation 289 East Perimeter Road Renton, Washington The project will consist of redeveloping the site with a 35-foot tall single-story office building/maintenance hanger, a three-story storage shed and associated utilities and access paving. The new building/maintenance hanger will be constructed on the approximate existing building footprint with the new building footprint extending further to the south. The storage shed will be constructed off the southwest comer of the proposed building. We expect the buildings will have perimeter wall loads ranging from 3 to 6 kips per foot with interior columns carrying 120 to 350 kips. Uniform distribution of loading on the slab-on-grade floors is not expected to exceed 125 pounds per square foot (pst). The recommendations in the following sections of this report are based on our understanding of the design features outlined above. We should review design drawings as they become available to verify that our recommendations have been properly interpreted and to supplement them, if required. 2.0 SCOPE OF WORK Our work was completed in accordance with our proposal dated October 3, 2012. On January 16, 2013, Northwest Cone, under subcontract with Terra Associates, Inc., performed 3 cone penetration tests (CPTs) to depths of 20 to 24 feet below existing surface grades (refusal). Using the results of the field study, we performed analyses to develop geotechnical engineering recommendations for project design and construction. Specifically, this report addresses the following: • Soil and groundwater conditions • Seismic Site Class per 2009 International Building Code (!BC) • Site preparation and grading • Foundations • Slab-on-grade floors I 3.0 SITE CONDITIONS 3.1 Surface February I, 2013 Project No. T-6827 The project site is an irregular shaped parcel located at 289 East Perimeter Road in Renton, Washington. The parcel is a part of the Renton Municipal Airport. The approximate location of the site is shown on Figure I. The property is currently occupied by a 21,000 square-foot maintenance and office building and associated pavement, parking, and a little landscaping. Site topography is generally flat with no obvious sloping. 3.2 Soils Results of the cone penetration tests (CPTs) indicate initial soils to depths of one to two feet consist of moderate to well compacted silty sand fill. Underlying these surface fills, highly variable interbedded alluvial soils composed of silts, clay, silty clay, and silty sand layers are indicated to depths ranging from 11 to 20 feet. At this depth, CPTs show very dense silty sand, sand and gravel to the termination of the CPTs. CPTs were terminated where the tip hit refusal. In general, where fine grained sediments (silt and clay soils) are indicated, correlated N60 values indicate consistencies in the soft to stiff range. Where cohesionless (sand and gravel) sediments are indicated, correlated N 60 values indicate relative densities in the dense to very dense range. We would note that the upper IO feet of soil in CPT-1 is characterized as clay on the CPT log, however, based on our recent experience with CPT data, this soil layer could possibly be an organic peat or silt. The depth to the top of the layer is relatively shallow less than three feet from the current surface grade. Before final design and construction occurs in this southern area of the site, we recommend additional subsurface exploration in the form shallow test pits or borings be completed to verify if the layer is or is not organic in nature. If organic in nature, estimated settlements discussed in later sections of this report could be double the predicted amounts. The preceding discussion is intended as a general review of the soil conditions indicated at the site. For a more complete description, please refer to the CPT Logs attached in Appendix A. We reviewed the Geologic Map of the Renton Quadrangle, King County, Washington, by D.R. Mullineaux (1965). The map classifies the on-site soils as Artificial Fill (afin) with Alluvium (Qac) mapped on either side. This mapped description is consistent with the upper soils indicated by the CPT results with the alluvium consistent with the native soils indicated at depth. 3.3 Groundwater We evaluated groundwater conditions at the site by performing a pore water dissipation test. A dissipation test was performed at CPT-2 at 18.5 feet below current site grades. A pressure transducer mounted behind the tip of the cone measures the pore water pressure as the cone is advanced. Dissipation testing consists of terminating cone advancement and allowing the pore water pressure to stabilize. Once stabilized, the pressure reading represents the head of water above the cone tip. The results of the dissipation testing are included with the CPT Logs attached in Appendix A. Page No. 2 I February 1, 2013 Project No. T-6827 Dissipation testing indicated the static groundwater table was at a depth of about nine and one-half feet. Considering the time of year our study took place, in our opinion, the static groundwater level indicated likely represents the near seasonal high level that could be expected at the site. 3.4 Seismic Considerations Based on the soil conditions encountered and the local geology, per Section 16 of the 2009 International Building Code (IBC) for seismic conditions, site class "D" should be used in design of the structure. Based on this site class, in accordance with the 2009 IBC, the following parameters should be used in computing seismic forces: Seismic Design Parameters (/BC 2009) Sru>ctral resnonse acceleration ( Short Period), SMs 1.436 Snectral resnonse acceleration (1 -Second Period), SM, 0.741 Five nercent damned .2 second neriod, Sos 0.957 Five nercent damned 1.0 second neriod, Srn 0.494 Values determined using the United States Geological Survey (USGS) Ground Motion Parameter Calculator accessed on January 26, 2013 at the web site http://earthquake.usgs.gov/research/hazmaps/design/index.php. Soil Liquefaction Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in pore water pressure induced by vibrations from a seismic event. Liquefaction mainly affects geologically recent deposits of fine-grained sands that are below the groundwater table. Soils of this nature derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction; thus, eliminating the soil's strength. As described earlier, the soils indicated at the site by the CPT data consist of highly variable interbedded layers of fine grained sediments (silts and clays) and cohesionless layers composed of silty sand, sandy silt, and relatively clean sand and gravel. The consistency of the fine grained sediments indicate that they would exhibit sufficient undrained strength to offset shear stresses imposed during an earthquake and would resist the liquefaction phenomenon. The indicated relative density of the coarser alluvial sediments also indicates that these layers have likely liquefied during past seismic events, thus increasing their relative density and making them more resistant to liquefaction during future events. We completed a liquefaction analysis using procedures outlined by Seed and Idriss. The analysis was completed using a ground acceleration of .32g, which represents acceleration that could be expected for an earthquake having a IO percent probability of occurring in 50 years (return period of once per 500 years). The soil profile analyzed was CPT-1. The results of the analysis indicate that the alluvial soils with N 60 values of 20 and less would liquefy under this acceleration. Page No. 3 I February I, 2013 Project No. T-6827 Most of the layers that the analysis indicates could liquefy are fine-grained sediments. As noted earlier, these soils would not be subject to liquefaction because of the cohesive component of their shear strength. The remaining layers generally consist of medium dense to dense silty sand and sand. The impact to the site should these layers liquefy will be in the form of surface subsidence or settlement the estimated total for which is one- inch and less. In our opinion, the liquefaction hazard and associated risks for site impacts are low. 4.0 DISCUSSION AND RECOMMENDATIONS 4.1 General Based on our study, in our opinion, development of the site as proposed is feasible from a geotechnical engineering standpoint. The primary geotechnical concern at the site is the presence of compressible soil strata susceptible to consolidation under the planned building loads. Provided the owner is willing to accept some risk of potential settlement the building can be support on conventional spread footing foundations. However, if the predicted settlement is too high, the building pad can be surcharged to reduce the potential settlement. The amount of predicted settlement is between one and two and one-half inches and based on the soil conditions indicated by the CPT data. This settlement would likely be differential in nature. The amount of predicted settlement would likely not cause structural damage, but damage in the form of cosmetic cracks in the building finished walls and possibly mis-aligned doors and window openings. As noted earlier, the upper IO feet of soil in CPT-1 is characterized as clay on the CPT log, however, based on our recent experience with CPT data, this soil layer could possibly be an organic peat or silt. The depth to the top of the layer is relatively shallow less than three feet from the current surface grade. Before final design and construction occurs in this southern area of the site, we recommend additional subsurface exploration in the form of shallow test pits or borings be completed to verify if the layer is or is not organic in nature. If organic in nature, estimated settlements discussed in this report could be double the predicted amounts. This amount of settlement could structurally impair the building. The soils observed at the site contain a significant amount of fines and will be difficult to compact as structural fill when too wet. The ability to use native soil from site excavations as structural fill will depend on its moisture content and the prevailing weather conditions at the time of construction. If grading activities will take place during winter, the owner should be prepared to import clean granular material for use as structural fill and backfill. Alternatively, stabilizing the moisture in the native soil with cement kiln dust (CKD), cement, or lime can be considered. Detailed recommendations regarding these issues and other geotechnical design considerations are provided in the following sections. These recommendations should be incorporated into the final design drawings and construction specifications. Page No. 4 I 4.2 Site Preparation and Grading February 1, 2013 Project No. T-6827 To prepare the site for construction, all vegetation, organic surface soils, asphalt, and other deleterious material should be stripped and removed from the site. Demolition of existing structure should include removal of existing foundations, floor slabs, and other buried utilities. Abandoned utility pipes that fall outside of new building areas can be left in place provided they are sealed to prevent intrusion of groundwater seepage and soil. Given current site conditions, we expect minimal stripping will be required to remove the vegetation. Once demolition and stripping operations are complete, cut and fill operations can be initiated to establish desired building grades. Prior to placing fill, all exposed bearing surfaces should be observed by a representative of Terra Associates to verify soil conditions are as expected and suitable for support of new fill or building elements. Our representative may request a proofroll using heavy rubber-tired equipment to determine if any isolated soft and yielding areas are present. If excessively yielding areas are observed, and they cannot be stabilized in place by compaction, the affected soils should be excavated and removed to firm bearing and grade restored with new structural fill. If the depth of excavation to remove unstable soils is excessive, the use of geotextile fabrics, such as Mirafi 500X, or an equivalent fabric, can be used in conjunction with clean granular structural fill. Our experience has shown that, in general, a minimum of 18 inches of a clean, granular structural fill place and compacted over the geotextile fabric should establish a stable bearing surface. We recommend supporting conventional spread footing foundations on a minimum of two feet of granular structural fill that replaces the native alluvial soils. The granular structural fill should meet requirements for wet weather structural fill as described below. The structural fill should extend a minimum of one-foot laterally from the edges of the continuous wall or isolated column footing. The ability to use native soil from site excavations as structural fill will depend on its moisture content and the prevailing weather conditions at the time of construction. If wet soils are encountered, the contractor will need to dry the soils by aeration during dry weather conditions. If grading activities are planned during the wet winter months, or if they are initiated during the summer and extend into fall and winter, the owner should be prepared to import wet weather structural fill. For this purpose, we recommend importing a granular soil that meets the following grading requirements: U.S. Sieve Size Percent Passini! 6 inches 100 No.4 75 maximum No. 200 Smaximum• • Based on the 3/4-inch fraction. Prior to use, Terra Associates, Inc. should examine and test all materials imported to the site for use as structural fill. Structural fill should be placed in uniform loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soil's maximum dry density, as determined by American Society for Testing and Materials (ASTM) Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this ASTM standard. In nonstructural areas, the degree of compaction can be reduced to 90 percent. Page No. 5 I Surcharge Option February 1, 2013 Project No. T-6827 If the building cannot tolerate the predicted settlement or the owner does not want to accept some risk, settlement can be mitigated by use of a surcharge program. The surcharge program consists of placing fill material over the building footprint to pre-consolidate the compressible soils. The amount and rate of settlement is monitored and once primary settlements have occurred the surcharge is removed and building construction can commence. If used, the first step will be to establish suitable foundation bearing for the spread footing foundations. During site grading and preparation, at all building foundations, the foundation grade must be overexcavated a minimum depth of two feet below the footings with grade then restored with structural fill. Material used to restore the grade must consist of wet weather granular structural fill, as outlined in the preceding section or crushed rock such as railroad or shoulder ballast meeting the 2010 Washington State Department of Transportation (WSDOT) specifications. Overexcavation and replacement with granular structural fill should extend a minimum lateral distance of two feet beyond the edge of the footings. Following preparation of the foundation subgrade, we recommend placing a minimum of four feet of fill above the finished floor grade in the building area. The surcharge fill does not need to meet any special requirements other than having a minimum in place unit weight of 120 pounds per cubic foot {pct). However, it may be advisable to use a good quality fill that can be used to raise grades in other portions of the site, such as parking and driveway areas, if necessary. The surcharge fill should extend a minimum of five feet beyond the edge of the perimeter building footings. We estimate that total settlement under the surcharge fill will be in the range of one to three inches. It is estimated that 90 percent of the consolidation settlement will occur in about 4 to 6 weeks following full application of the surcharge. To verify the amount of settlement and the time rate of movement, the surcharge program should be monitored by installing settlement markers. The settlement markers should be installed on the existing grade prior to placing any surcharge fill. Once installed, elevations of both the fill height and marker should be taken daily until the full height of the surcharge is in place. Once fully surcharged, readings should continue weekly until the anticipated settlements have occurred. Monitoring data should be forwarded to us within two days after it is obtained for review and comment. A typical settlement marking detail is shown on Figure 3. It is critical that the grading contractor recognize the importance of the settlement marker installations. All efforts must be made to protect the markers from damage during fill placement. It is difficult; if not impossible, to evaluate the progress of the preload program if the markers are damaged or destroyed by construction equipment. If the markers are impacted, it may be necessary to install new markers and extend the surcharging time period in order to ensure that settlements have ceased and building construction can begin. Following the successful completion of the surcharge program, with foundations supported on a minimum of two feet of granular structural fill and dimensioned as recommended in Section 4.4 of this report, you should expect maximum total and differential post-construction settlement of about one-inch and one-half inch, respectively. Floor slab settlements of Jess than one-fourth inch are estimated for areas subjected to a uniform slab loading of 125 pounds per square foot (psf). Page No. 6 4.3 Excavation February I, 2013 Project No. T-6827 All excavations at the site associated with confined spaces, such as utility trenches, must be completed in accordance with local, state, and federal requirements. Based on regulations outlined in the Washington Industrial Safety and Health Act (WISHA), the native soils would be classified as Type C soils. Temporary excavation side slopes in Type C soils can be laid back at a minimum slope inclination of 1.5:1 (Horizontal:Vertical). If there is insufficient room to complete the excavations in this manner, using temporary shoring to support the excavations may need to be considered. A properly designed and installed shoring trench box can be used to support utility trench excavation sidewalls. Based on conditions we observed, groundwater will be encountered within excavations extending depths of nine feet below existing surface grades. For excavation depths that extend two feet below the groundwater table, dewatering using conventional sump pumps along with collector trenches should be capable of maintaining a relatively dry excavation and would not be expected to impact the stability of the excavation when completed, as described above. For deeper excavating, dewatering by well point or deep pumped wells will be required to maintain a dry and stable excavation. The dewatering system should be designed and implemented by an experienced dewatering well contractor. This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Terra Associates, Inc. assumes responsibility for job site safety. It is understood that job site safety is the sole responsibility of the project contractor. 4.4 Foundations In our opinion, the building can be supported on conventional spread footing foundations. If the owner is not willing to accept some risk with respect to building settlement, then we recommend using the surcharge program outlined in Section 4.2 prior to foundation construction. In our opinion, the buildings may be supported on conventional spread footing foundations bearing on a minimum of two feet of structural fill, as recommended in Section 4.2 of this report. Foundations exposed to the weather should bear at a minimum depth of 1.5 feet below adjacent grades for frost protection. Interior foundations can be supported at any convenient depth below the floor slab, provided immediate support is obtained on a minimum of two feet of structural fill. We recommend designing foundations for a net allowable bearing capacity of 2,000 psf. For short-term loads, such as wind and seismic, a one-third increase in this allowable capacity can be used. Following successful completion of the surcharge program with the expected building loads and this bearing stress applied, in general, total and differential settlements should not exceed one-inch and one-half inch, respectively. For designing foundations to resist lateral loads, a base friction coefficient of 0.35 can be used. Passive earth pressures acting on the sides of the footings can also be considered. We recommend calculating this lateral resistance using an equivalent fluid weight of 300 pcf. We do not recommend including the upper 12 inches of soil in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundation will be backfilled with structural fill, as described in Section 4.2 of this report. The values recommended include a safety factor of 1 .5. Page No. 7 4.5 Slab-on-Grade Construction February 1, 2013 Project No. T-6827 Slab-on-grade floors may be supported on subgrades prepared as recommended in Section 4.2 of this report. Immediately below the floor slabs, we recommend placing a four-inch thick capillary break layer of clean, free- draining, coarse sand or fine gravel that has less than three percent passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slabs. The capillary break layer will not prevent moisture intrusion through the slab caused by water vapor transmission. Where moisture by vapor transmission is undesirable, such as covered floor areas, a common practice is to place a durable plastic membrane on the capillary break layer and then cover the membrane with a layer of clean sand or fine gravel to protect it from damage during construction, and aid in uniform curing of the concrete slab. It should be noted that if the sand or gravel layer overlying the membrane is saturated prior to pouring the slab, it will be ineffective in assisting uniform curing of the slab, and can actually serve as a water supply for moisture transmission through the slab and affecting floor coverings. Therefore, in our opinion, covering the membrane with a layer of sand or gravel should be avoided if floor slab construction occurs during the wet winter months and the layer cannot be effectively drained. We recommend floor designers and contractors refer to the 2003 American Concrete Institute (ACQ Manual of Concrete Practice, Part 2, 302.!R-96, for further information regarding vapor barrier installation below slab-on-grade floors. 5.0 ADDITIONAL SERVICES Terra Associates, Inc. should review the final design drawings and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and implemented in project design. We should also provide geotechnical services during construction to observe compliance with our design concepts, specifications, and recommendations. This will allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 6.0 LIMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering practices. No other warranty, expressed or implied, is made. This report is the copyrighted property of Terra Associates, Inc. and is intended for specific application to the Ace Aviation project. This report is for the exclusive use of Ace Aviation, Inc. and their authorized representatives. The analyses and recommendations presented in this report are based on data obtained from the CPTs performed on the site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. 8 Associates Inc. Consultants in Geotechnical t ngineering Geology and Environmental Earth Sciences VICINITY MAP ACE AVIATION RENTON , WASHINGTON Proj . No.T -6827 Date FEB 201 3 Fi gure 1 ~ -~· "- NOTE: THIS SITE PLAN IS SCHEMATIC. ALL LOCATIONS AND DIMENSIONS ARE APPROXIMATE. IT IS INTENDED FOR REFERENCE ONLY AND SHOULD NOT BE USED FOR DESIGN OR CONSTRUCTION PURPOSES. REFERENCE: SITE PLAN PROVIDED BY ACE AVIATION .,. I • :: 11-£. .~ CPT-3 EB ~ I I I ~»io .. ., l l I -l -~ .. CPT- EB CPT-1 -.,+·+---... ---. \ ' I ~-.. : s"I' · t ~ o '#\-, ~ ' ' " ~ ' ;.:--Ii='-¢;. 1 I I i ...,:s,,._ -···· • I .· ¢ - o& I lf7 1/··· . I -~ LEGEND: EB APPROXIMATE CONE PENETROMETER TEST LOCATION I 1 . -.I, ~-) i_,, A • I ~ . 1 .. / ~,/· t .K ~ - Terra Associates Inc. Consultants in Geotechnical ~ngineering Geology and Environmental Earth Sciences EXPLORATION LOCATION PLAN ACE AVIATION RENTON, WASHINGTON Proj. No. T -6827 I Date FEB 2013 Figure 2 NOTES: SURCHARGE OR FILL STEEL ROD HEIGHT VARIES (SEE NOTES) NOTTO SCALE PROTECTIVE SLEEVE SURCHARGE OR FILL 1. BASE CONSISTS OF 3/4" THICK, 2'x2' PLYWOOD WITH CENTER DRILLED 518" DIAMETER HOLE. 2. BEDDING MATERIAL, IF REQUIRED, SHOULD CONSIST OF CLEAN COARSE SAND. 3. MARKER ROD IS 1/2" DIAMETER STEEL ROD THREADED AT BOTH ENDS. 4. MARKER ROD IS ATIACHED TO BASE BY NUT AND WASHER ON EACH SIDE OF BASE. 5. PROTECTIVE SLEEVE SURROUNDING MARKER ROD SHOULD CONSIST OF 2" DIAMETER PLASTIC TUBING. SLEEVE IS NOT ATTACHED TO ROD OR BASE. 6. ADDITIONAL SECTIONS OF STEEL ROD CAN BE CONNECTED WITH THREADED COUPLINGS. 7. ADDITIONAL SECTIONS OF PLASTIC PROTECTIVE SLEEVE CAN BE CONNECTED WITH PRESS-FIT PLASTIC COUPLINGS. 8. STEEL MARKER ROD SHOULD EXTEND AT LEAST 6" ABOVE TOP OF PLASTIC PROTECTIVE SLEEVE. 9. PLASTIC PROTECTIVE SLEEVE SHOULD EXTEND AT LEAST 1" ABOVE TOP OF FILL SURFACE. . Terra Associates Inc. Consultants in Geotechnteal lngineering Geology and Environmental Earth Sciences SETILEMENT MARKER DETAIL ACE AVIATION RENTON, WASHINGTON Proj. No.T-6827 Date FEB 2013 Figure 3 APPENDIX A CPTDATA Ace Aviation Renton, Washington Northwest Cone Exploration under subcontract with Terra Associates, Inc. advanced three electric cone penetration tests (CPTs) at locations selected by Terra Associates, Inc., which are shown on Figure 2. The CPTs were advanced to depths of 26 feet below the surface before hitting refusal. The CPTs were carried out by Northwest Cone using an integrated electronic cone. The CPT is an instrumented approximately I Y,-inch diameter cone that is pushed into the ground at a constant rate. During advancement, continuous measurements are made of the resistance to penetration of the cone and the friction of the outer surface of a sleeve. The cone is also equipped with a porous filter and a pressure transducer for measuring groundwater or pore water pressure generated. Measurements of tip and sleeve frictional resistance, pore pressure, and interpreted soil conditions are summarized in graphical form on the attached CPT Logs. Project T -6827 Terra Associates 0 5 10 Depth (ft) 15 20 25 0 Tip Resistance QcTSF ,, ' Operator: Gerdes Sounding: CPT-01 Cone Used: DDG1238 450 0 I I Friction Ratio Fs/Qc (%) ' I ' ' .'i ,, .. j ,·'1 I \I I .• rt ' (, . ' ' ' <'· ,- ' ,, i '' ~ ! ' ' 6 Maximum Depth: 23.29 feet 1 sensilive fine grained I.: 2 organic material • 3 clay lnSitu Eng1neermg •II beha1110r type end SPT based on data from UBC·1983 silty clay lo clay clayey silt to silty clay sandy silt to clayey silt CPT Datemme: 1/16/201310:46:25AM Location: Renton Municipal Airport Job Number: T-6827 Pore Pressure PwPSI Soil Behavior Type'* Zone: UBC-1983 -20 20 0 12 i' l.J._ \_ j I_! __ I " I I 1 I I ,, ' '' • r Depth Increment = O 164 feet SPTN' 60% Hammer 0 70 I I I I I' ' I I' ' ;, ' \: ' '' J. 'I I: I: ' I I' i I I ' I I ,' •1 8 silty sand lo sandy silt sand to silty sand sand " 9 PrednHed 61nches- a 10 gravelly sand to sand a 11 very stiff fine grained(") • 12 sand lo clayey sand (') Terra Associates Depth (fi) 0 5 10 15 20 25 0 Tip Resistance QcTSF ,, , 1 sensitive fine grained • 2 organic material • 3 clay lnSitu Eng1neenng Operator: Gerdes Sounding: CPT-02 Cone Used: DDG1238 450 Friction Ratio Fs/Qc (%) 0 6 ,- \, t \ I .. , i I 'i ., I Maximum Depth= 19.52 feet • 4 silty clay to clay • 5 clayey silt to silty clay • 6 sandy silt to clayey sill Jjj behavlOr fVpe ancl SPT baaed on data from USC-1983 CPT Datemme: 111612013 11:43:30AM Location: Renlon Municipal Airport Job Number: T-6827 Pore Pressure PwPSI Soil Behavior Type* Zone: UBC-1983 SPTW 60% Hammer -20 20 0 12 l I I I -: I I I I I I I I I ' I " ''' '' ' ' '' '' i,.... LI_( <J " ' I I I I -'' ' ' '' ' ' ' " ' ' " ' ' ' '' 1111 0 70 \ / , , ,1 " , ' 'I ' 'I ' ,, ' ' I 1 I ' ) Depth Increment= O 164 feet •1 8 I 9 71nch eore silly sand to sandy silt sand to silty sand sand • 10 gravelly sand to sand • 11 very stiff fine grained(") • 12 sand to clayey sand n Pressure (psi) 5 4 3 2 Terra Associates Operator Gerdes Sounding: CPT-02 Cone Used: DDG1238 I I I I I I I -----1----~--~--~-r---------1---~---1- 1 I I I ' ' ' ' ' ' CPT Datemme: 1/16/201311:43:30AM Location: Renton Municipal Airport Job Number: T-6827 , I I l I l I I I I I I -1 -,-IO-, -------f ---, -~ ,--1-1- 11~1111 I --i----,----I I I I I I I I I I t I I I I I I I -----.J ----L --L -.J --L .J _I_ I_ ----__ _l_ ____ I ---'-_ L _ L _ I_ l .J _1 _______ L ___ .J __ _J __ L _ I_ ...) _ L ' ' ' I I l r Selected Depth(s) (feet) ·-18.537 -----'1 ----1---t----+ --+ -I---, -1 -I-------1" ----'1 ---I --t--t--: ---; -1 -------r -----+ ---I --t---t----, -I-+ I I I I I I I I I I I I I I I 1 --- t ' ------,----,--' ' ' -r -,-; -, -, -----1--,--,--,- ' 0 -1 -2 -3 -4 ' ' ' __ I ___ L_ ' ' -J -L .J -_, ' ' L ' ' ' ' ' ' ' ' ' ' --~.J_I __ _ _J __ .J __ 1 __ 1 __ 1 _ ----I ----1---I--1---+ -t----+ -1-,--------1----_, --_,_ -,_ -,_ -1-t--'---, -------1-----! ----l --I--I---l -I- I I I I I I I I I I I I I I J I t I I I -,----i----, -,-r, -,-,-------r ----,---,--r -r -,-r --,-------,----, --,--,--, ,-r --\_ . _ )_ \ ' ' \ : / \ '! \: I I I I I I ' ' I I I I I I -' _. __ .! ___ L~ ______ --__ . ___ , __ 1 _ 1 _,_ ~-' -'------_!_ -• 10 100 lime: (seconds) 1000 Terra Associates 0 0 5 10 Depth (ft) 15 20 25 Tip Resistance QcTSF i' ~ " ' I I ' I I I ' ' ~ I I I I I 1 sensitive fine grained • 2 organic material •3 clay lnSitu Engineenng: Operator: Gerdes Sounding: CPT-3 Cone Used: DDG1238 Friction Ratio Fs/Qc (%) 450 0 ,J '. \' ' t.. ' '' I/! I ,, ' 1 ,., ·:j>· ., '{ ' I . ' '; ,··1 \, ' ' : ' ' ' \, (' cl ): 1>; I I 6 Maximum Depth= 19.03 feet • 4 silty clay to clay • 5 clayey silt to silty clay • 6 sandy silt to clayey sill )ON beha11r0r type and SPT baseo on data from usc.1993 CPT Datemme: 1/16/2013 12:38:30 PM Location: Renton Municipal Airport Job Number: T-6827 Pore Pressure PwPSI Soil Behavior Type* Zone: UBC-1983 SPTN" 60% Hammer -20 20 0 12 0 70 .,, ) ' \, ', ,, I, I ' (i \ y \ ' \ ,1 ,, I 1, )i ', ,, ,, '\ ,, •1 8 ' 9 '' t[ I ,, I ,, '' " '' ' '' " '' ' ,-· .. :r, '' 1: i l 1: ), ' ' " " " "' " ' ' ' " ' ill ' .. I ' ' ' ' ' ' ' --' ', .-1: ' ' ' ' ' '' ' " ' ' 1111 ' ' " ' ' :'1 ' ,, ' ' ' ' f Deplh Increment = 0 164 feet sUty sand to sandy sill sand to silty sand sand • 10 gra1o1elly sand to sand B 11 very stiff fine grained (") a 12 sand to clayey sand (") City of Renton LAND USE PERMIT MASTER APPLICATION. AiAR.7 920 ·' ·-. ..' -.; -,--.:., ·: ·c._ ,,.-~ -•. , ' PROPERTY OWNER(S) PROJECT INFORMATION NAME; C.\"1'1 OF tza_ -Zc.\J ~CE. ~1>A.tl4U llAJ PROJECT OR DEVELOPMENT NAME; Ace A'-'l14.""TlaAJ ADDRESS; 7~ '17ee!~s'--~1?. CITY: 12 ZIP:~51 G,CTo,u '-.VA. PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE; 2~ 'f'E:etw~ ~ 12-l::?i',.,"ic.«.u ,v,i.,., q~":::,1 TELEPHONE NUMBER; -4'l:i"· 2o4.0646' ·• KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S); APPLICANT (if other than owner) 07'2-?05 .qo::,7 ' NAME· ~10 ,J·-~MAI'() EXISTING LAND USE(S): . ( . ) i\,\e:;)IUINI 1 , • .v.~.r;-r,z1 l<lL. ! w- COMPANY (if applicable); ~6.zA.?'?' Aze~ M,a, PROPOSED LAND USE(S): · . ( ) vllle'.)1UM l l\Y-U~L•21'4L.. I J',1 ADDRESS: ~ZC\ 11q.;-\.V~.vee..~A'1 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION; ,61!2..Poe.1 \ 1'.'.lC\J '::>112\AL ,v,._ CITY: C1\Cl \-IA\-Z\"?,:\Z. ZIPqf3';?-:> PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): µ/A TELEPHONE NUMBER 2-5'3·et>i-8~? EXISTING ZONING; (1 l,\.\) . CONT ACT PERSON PROPOSED ZONING (if applicable): )V /A NAME:'t) '? !:>:.\J.v ~wii.() SITE AREA (in square feet): ~I 8?"'l.<;F SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): -S!0Cv?ci1?1~?""7 I h:'Elt1/liM..J A-7".l::C ADDRESS: DEDICATED: IJ/Jt>, . SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: N/A (, •1-;· \:,,/.16~!7Z \:;-/A. 4:;;V\7-e Zo \ PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET . CITY: , ZIP:~-c::::lt ·H,J~vc, w\. I -c1 :\'C:: ' ':\''D:== • -" ' " I ~-EFHO ,_ IL 1~_RA1ID E t.AI_ADDR~SS. ACRE (if applicable): "f.J/A NUMBER OF PROPOSED LOTS (if applicable): W/A . . ' PROJECT INFORMATION (continued) r-'-:....::_'----'---'----'----'--'---"C.:..:...:.:...::__:c,__ _________ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable): IJ/A PROJECT VALUE: ::;)1 'Z,Lv,Q::;C) SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): ,ll/A SClUAi<E FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): BUILDINGS TO REMAIN (ifapplicable): JJ/14 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): :;,l,C?CC' "\F SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): q",OC:O 'iF NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): 4-1,~ NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): /0 o AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO FLOOD HAZARD AREA o GEOLOGIC HAZARD D HABITAT CONSERVATION zco' 41 SHORELINE STREAMS AND LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY ~--sq.ft. ___ sq.ft. ___ sq.ft. S21el'5'.?--sq. ft. ___ sq.ft. (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION _,TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. ~l~ 'SO 3. 2. ?GPA GHECU. u"51. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP X I, {Print Name/s) k<'11ri.. FX:s1 .. , ·;1;..( I , declare that I am {please check one)_;(_ the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information _herewith are in all respects true and correct to the best of my know179.9: ~n~ be~\ef. I I certify that I know or have satisfactory evidence that t-<, 'LV: \--r ;CJ:.«Jc,.1 l / /~ . signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ~·; · .,c 'y,,;.s l uses and purposes mentioned in the instrument. !;?1111111/JNIIIIJtlllllfllllp"IIIIIIIIIIJIIIIIIIIQ .. , · : o ary ublic = (Signature ofOwner/Representative) (l .. ../-' _ § State of Washington § ff; I ,~f;(/::, § GAIL L GIBSON § _.L'.l/~l'T,·i · If:.!/).--§ MY COMMISSION EXPIRES § = February 28, 2017 = Notary Public in and for the State of Washington D11mm11111u111m1mum111umm1mfi (Sign.::cture of QI/mer/Representative) /'-,..I ·! . ....---6 -,:-,.,,-i '.i Nt (p .t)'''X.,'C•\ / \.,:::J,(c:,?£.J\ . ...) o ary nn .;::v-'i'1"'-.... .,__.. --• •• SCALE 1"-1 00' .• 80SAf,q UC RENTON A!RPORT i.E'ASE LEGAL. Of.SCRIPTION nur PCRTfON Qt' TH€ NOR'iH.0.Sf OOAl?itR Of:' ~CriON J.'J, 10WN~~ ~J uc,rru. RAN~ 5 ttS!', m..UME'tl!' Mt;R/0/AN. IN }ONG COUNf'Y. ~.~1Nr.:rn>ii. vP-:..rR-ff.m A.,; ;·::;umv.s-: GC~l,iViONG AT TI!i': ;,•.,mrm:£cn0# Of R-'!.f}.!;!m-A~Ni,.ll: :;QUT.1-i l,Nf,), N~TN Mi?PC2T W,!IY; Tr!~'</Ct;. S,'7'.:SJ'l:i"'i! I': .0:$/.}./'iei! !°Jr l+-!.CJ Ff;E:r 10 A roi.•rr LOCAn:a ON Rf£ CSNT!/?W~ OP NCR(l-! AfRPOR"! 'liAr; T.'-ffNCE: {'!04''11-!:f~~'W A D!5Tt.,'IGE: OF 2i?4.14 ~i.CT res .!J ?001' t,(lC.,fl'l!l'.l ON Wt: fffNfCN Affi'Oit'r fWNWAY Cf,','Yf!?t),l.a,' fffrc:fvtf[} F0 iliS 5T/.HOM a+oc: ir1£f1CE CQNf?N!J;~(; :";(;4''1.S,',;rw I, l»S!A>.JC£ OF f7D.GQ FEET; !N£Nef N&S'i.J'l7"'E ,,t DISTANCE OF J,o.aa ra-r: mENCE N84'f!J't(;9 f' A 01ST.il.hlr.£ OF MKSB' FEIT: THENCE N,';l1~J';i,:1 .. W A msrtNC! Cr JCJ.!5 fff.'r ro 1?-t!:" YRUf" N)NT ~ J;,':,:;JN/'i.!N-r.;-; "[}f[Nr[ f!"?QM s.Am l'ff',.Jf P{;!..>;f ar [JfJiif'oN!N(, !;.;11,t!'J:: .. E A' fJtSUNCE W' .:9:2 .• !:~ f"/:!.1"; r,<JfNC.t.' $·H"t!S'11~~: !, P.'SfA-'"<Cf. Of" .;1'J;:,J;t n:n; j ?MENGE 52!11.!i'OO'"E A OfSTANCT: IJF SJ.58 m-r: rr1rw...E Sf6'.:IC:'5r£ A i}/STN;cr OF 12.5fi ~r: THEJ.iCE 9.;CU,'27'£ ~ 0(5$MICiC IJ'" ' 21.it'i f"£1.:i; TH&:Cf.' SiH':t'.9'2nr J, m;;r,v,t[ Of-" )13.CY fl:c:T; M"Nc.; r,:a'14-'20~W A OIS/~};a; Of 2-US rur TO A Na-N-fAN~~ra Ii CVHVf. TO 7H£ IE?; c., ~iiCl--i "/i'iE R40/VS f>OfNf U£.5 5!8"1,;.'!')S~t:. ft /'lA!J?til t);STANCI: or 452e-.7JI PffT; ??~!:NC£ ~!S:f il1.CNG nif /.fir;. THRl)i.J(';,-( A CS,Nf,q;,J, ~kCLE o.~ :'"1t;'Jr", A DJST~.n·cr Cf' "/0:!.44 FITl; TriE'.f}Ci: ~7~~,;'J4'W A D:STMIIT CF .E.-'O FFIT; ?M£!-.'C£" I NO.t"12'.S(r£ ;1, wsr~NCE OF i.JJJ{) RTT: iHfHCE Nm112'0i"W' j, Oi5TANC£ OF 138.71 FEcT; 11fE:NC£ Nor·~7'jJ~f. A: !))STANCE: fJi: 1..:5Ci.-'-' ff[T; TJ-!t:NC£ ~te'1J'o42"£ A DfSTJ...Uf:.E OP :00.,1.5 rEIT: r.'ifhCE IW!'J5"1B'E A Oi5TJi!1C£ OF 0.05 FffT: Tu£Nr£. l'M-1'28'5-'J"E ~ ! ,')ISTM,"Ci=-[:I'" 1:W.5.?," Fa'"!; iHF.Nf.E A/47',r.n1:n. A rn~r;.r.H:.£ r,.;;" JK"!~ ~Err "f{/ ?Hf i"Rti[ ;:'C,;Nf" or HEC!llNWG. ' : COW;'/,{!,/'/fJ(; i';C.mr.w SC. Fr. (i.et._, A('J.CS) !-!!',,{'.~ . ..,,,~];;, !i 1 of 1 RENTON AiRPORT BOSAIR LEASE AREA EXH!SIT"A" 31 " 'l~ ::J" ,,.,v..;,r 1 ~-=-~= .,.,,,,~.~;;, ... ~~~ PLANNING DIVISION WAlvf OF SUBMITTAL REQurr VIENTS FOR LAND USE APPLICATIONS Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites ZAND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions., AND 3 Map of View Area 2 AND 3 Photosimulations ZAND 3 This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning PROJECT NAME:14ddi-hdnsd Allerafiorn11; Aa Avia.-h~r; DATE: ~/2~/;J ""' c:,·:, r, ·~ ' ' ··. r; . MAR I .9 10rJ .. PLANNING DIVISION Y.JAlV ....... OF SUBMITTAL REQU ... -.:MENTS FOR LAND USE APPLICATIONS lliAN:6 Use PERMitsusM)Ti'At>·············· WAIYEP •••••••••••? iwi:i0iR~M~N±~t•••••<>••·•··········. •••• i:i"d / •n••n•$r? 0 Drainage Report 2 gif~~i@~iisRit~m@r~r~~~Jtt·•t•• • ,.. ·· Environmental Checklist 4 .,. Grading Plan, Conceptual 2 Landscape Plan, Conceptual, hl~m~#sffir~tii~;Jf/~1~ii:#~•# :• ·• > >•••·•··········. Legal Description 4 Master Application Form 4 ¥#m~1fowi P~r<if (iiHf P~r nnP@rn~rhH • > Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning PROJECT NAME: 4dd;fi1Jnsf/Y!tt1i-h7rn5 1J /1cc A ilirJ,j, DATE 2h1J,lf2 I I ADDITIONS &. ALTERATIONS TO ACE A VIA TIOJV 289E PERIMETER RD CITY OF RENTON Department of Community and Economic Development Planning Division PRE12-014 February 23, 2012 Contact Information: Planner:' Vanessa Dolbee Phone: 425.430.7314 Public Works Reviewer: Arneta Henninger Phone: 425.430. 7298 Fire Prevention Reviewer: Corey Thomas Phone: 425.430.7024 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager (planner) to have it pre- screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the deveiopment regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPA_R_TM_E_N_T="'--.,:;;$~--}Thcs~of t G.IJ e: lV1EMORANDUM DATE: February 15, 2012 ~er TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector Ace Aviation Additions and Alterations bf, ;;, C4, (,.~ J;o ,J (../~ SUBJECT: e,.qs,ep () r,J --- 1. 2. 3. 4. 5. 6. 111& .zr~e. rt The preliminary fire flow requirement is 3,750 gpm based on a fully fire sprinklered building including all existing areas that are retained. A -minimum of four fire hydrants are requfil,d. One fire hydrant is required within 150-feet of the proposed building and three hydrants are required within 300-feet. One hydrant is required within 50-feet of the fire department connections. Existing hydrants can be counted toward the requirements as long as they meet current code. Looped fire mains are required all around the building when fire flows exceed 2,500 ggrr,. (J l,700'2 The fire mitigation impact fees are currently applicable at the rate of z. -:,,S-"2 \ $0.52 per square fqQ! of commercial area. Credit will be granted for the -4\.1 z.. 'Z'i" 1 existing buildings the removed.'-.. (::;/1.,oS,f.. ~I'-, '4'-'-~,.€!0" .. · ' ... An approved fire alarm, fire sprinkler system and dry standpipe system are required throughoul' the buildings both new and existing. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully ~.c.J.~,,J,;;,~~ addressable and full detection is required. A fire alarm system shall a be required in the proposed float storage building. A direct outside or ~/) /,F is required to the fire sprinkler riser control room. ·)> '?; CCO ":?f'; Fire department apparatus access roads are required to be a minimum of 20-feet wide with 25-feet inside and 45-feet outside turning radius. Ail buildings equipped with an elevator in the Ciiy of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch b:i:: 84-inch stretcher and car width shall be a minimum of SO-inches wide with a center opening door. Applicant sha!I submit a completed. Hazardous Material lnven'ory ., Statement prior to buiiding permit issuance. Use of city form or appmved equivalent is required. /. An electronic site p!an is iequired to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. See be!ovv for the fo;-mst in which to subuiit your plans. In an effort to streai,Jine our pre-fire process, we are requesting tl1at you submit a site plan of your construction project in one of the following formats which we can then convert to VISIO.vsd. This is required to be submitted prior to occupancy. ABC Flowcharter.af3 ABC Flowcharter.af2 Adobe Illustrator File.ai AutoCad Drawing.dwg AutoCad Drawing.dgn Comnuter Granhics Metafile.cgm Corel Clipart Format.crux Corel DRAW! Drawing File Format.edr Corel Flow.cf] Encaosulated Postscriot File.eos Enlianced Metafile.emf IGES Drawing File Format.igs Graphics Interchange Format.gif Macintosh PICT Format. oct Micrografx Designer Ver 3.1.drw Micrografx Designer Ver 6.0.dsf Microstation Drawing.dgn Portable Network Graobics Format.onf Postscript File.os Tag Image File Format. tif Text.txt Text.csv VISIO.vsd Windows Bitmao.bmp Windows Bitmao.dib Windows Metafile.wmf Zsoft PC Paintbrush Bitmao.ocx DEPARTMENT OF COMMUNITY AND ECONOl\ll!C DEVELOPMENT l'v1EMORANDUM DATE: February 22, 2012 TO: Vanessa Dolbee, Planner FROM: Arneta Henninger, Plan Review It# SUBJECT: ACE AVIATION ADDITIONS & ALTERATIONS 289 E. PERIMETER ROAD PRE 12-014 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary reviewforthe·Ace Aviation proposal to expand their existing multi- purpose aircraft hanger & corporate center multi-story building, located in Sect. 7 Twp. 23N, Rng 5 E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. • • • • This site is located in the City of Renton water service area . The site is not located in the Aquifer Protection Zone . There is an ~isting 8-inch DI water main and a ~-inch DI water main located in the vicinity. See City of Renton arawing number W 0455 and W 0804 and W 2087. The site is located in the 196 water pressure zone . • Per the City of Renton Fire Marshal, the preliminary fire flow requirement is 3,750 gpm based on a fully fire sprinklered building including all existing areas that are retained. • The maximum available capacity from the existing city water system in vicinity of the development site is 2,500 gpm from the existing 8-inch and 12-inch water mains in E. Perimeter Road, and from the existing 8-inch water main along the northwesterly side of the existing building. The static water pressure is approximately 68 psi at finished grade elevation 30 feet. ,,,__> The existing system cannot deliver the preliminary required fire flow for the redevelopment project. The City of Renton Water U_tility has provided the following information on what is required to serve the proposed project: _, ( 1.) In order to increase the flow capacity of the above existing 12-inch water fine in E. Perimeter Rd. '-' to deliver the required fire flow, a section of approximately 120 feet of the existing 8-inch water c\lairi in the roadway must be reµlaced with a larger 12-inch pipe 2nd be connected to the existl11g 12-inch water line in Logan Ave N. 2. Addftion3! fire hydrants may required, one hydr3r:t for 2v21y 1,000 gpm of fire flow dern.::nd. The number and final location of the hydrants shall be determined based on the final site plan and access. E>;!sting ffre hydrants need to be brought up tc curTent code if not existing. 3. There is an existing 8-inch backflow prevention assembly (DDCVA) for the existing fire sprinkler system. The applicant shall verify with a fire sprinkler designer to confirm if the existing assembly can cemain at its current place or if a new and/or larger assembly is required at a different location. 4. There is an_ existing 3/4-inch domestic water meter to the existing building. The applicant shall verify the size for the required domestic meter for the new building based on the Uniform Plumbing Code meter sizing criteria. 5. A reduced backflow prevention assembly (RPBA) will be required for the domestic water..rneter. The RPBA shall be installed inside a "hot-box" per City standard details. @ The water System Development Char~ based on the size of any and all water meters if a new meter is required or an existing meter is upsized. These fees are collected at the time a construction permit is issued then prior to the issuance of the building permit. Credit will be given for the existing meter. C}l-r-' 4 ~1: hrJ /::Lu;.-r,,M:, { 11 jo / Ae-tr:;1 -,;~) Sanitary Sewer A,f~ -/~ ,, el-i~J .i . l.,z:")Zo/ • • There is an existing 24" sanitary sewer main in the vicinity of this project proposal site. • The project will need to show the location of the existing sidesewer connection from the buildings to the main. (:)The project needs to show the location of the oil separator. If one does not exist, the project will be required to install a new oil water separator. _ / f We l~c:' f..oofl.-t:>P+,rJ!,,. • Wastewater system development charges are based on the size of the domestic water meters. Storm Drainage • There are existing storm drainage conveyance pipes and facilities on site. • A storm drainage report will be required. All storm drainage shall be in compliance with the City of Renton amendments to the 2009 King County Surface Water Drainage Manual. • The project will need to show how the new addition and new paving will handle !he storm runoff. • Stormwater System developments are 0.405 per square foot of new impervious surface area but not less than $1,012. ~ ~ oF \1Mo~lcx.i~ ~''~ Street Improvements • Additional street improvements will not be required. ,.-_ I/_, 1 / a _ • Traffic Mitigation fees may apply. '? ·1r.k:,.-( ,J(J?:D 7'"0 ~Nl"'J'JV ( m.e-r-,;J.,<..1 . · -J1} /::is'rmf/,µ I /V If • ~'\ ,M.J •. General Comments • All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. " Permit app1ic2tion 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. DATE: TO: FROM: SUBJECT: CiTl OF RENTON Department of Comrrn . .mity & Economic Deveiopment MEMORANDUM February 23, 2012 Pre-Application File No. PRE 12-014 Vanessa Dolbee, Senior Planner Additions & Alterations to Ace Aviation {289 E Perimeter Rd.) 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, Planning Director, Public Works Administrator, 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 applicabre sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal The subject property is at 289 East Perimeter Road at the Renton Municipal Airport. The applicant has proposed to expand their existing multi-purpose aircraft hanger & corporate center for general aviation customers. More specifically, the applicant is proposing to demolish all of the existing facility with the exception of the 9,000 square foot hangar. The new structure would have a footprint of 11,400 square feet for aircraft hanger and light maintenance activities associated with general aviation. Also included in the new structure would be an avionics shop, machine shop, area for light fabrication, general administrative offices, lobby, paint booth, two mezzanines for parts storage, conference room and small apartment for temporary lodging. The new corporate center is proposed to be a two story structure. However, the applicant may chose to build a third story for additional parts storage or other uses. In addition to the re-constructed building1 the applicant has proposed a new detached storage building of approximately 3,500 square feet in size for temporary storage of floats. No changes are proposed to the site access, which would remain off of E Perimeter Road. Current Use: Currently the subject site is an operating Municipal Airport and the location of the corporate center for Ace Aviation. A portion of the existing Ace Aviation building is proposed to be demolished. Deve!opment Standards: The project would be subject to RMC 4-2-130A, "Development St:~ndards f0:-lndustriol Zoning Designations" a11d the City of Renton's Shoreline Master Program (SMP) because the subject project ls located near the Cedar River. Zoning: The subject site is located within the Medium Industrial (IM) zoning designation. The site is also located within the Employment Area Industrial Comprehensive Plan designation.'The proposed use would be an aviation-related use and would be considered accessory to the principal use (Airport) which is a permitted use in the IM zone. The subject site is located within the ----? Shoreline High Intensity environment of Cedar River reach A. Development Standards: The project would be subject to RMC 4-2-130A, "Development Standards for Industrial Zoning Designations" (noted as "IM standards" herein). A copy of these standards is included herewith. Minimum Lot Size, Width and Depth-There are no minimum requirements for lot width or depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square feet. The minimum lot size requirement is not applicable to the proposal, as the applicant is not proposing land division. Lot Coverage -There is no minimum Jot coverage requirement within the IM zone, except for the limitations imposed by the City's landscaping requirements. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IM zone are as follows: 15 feet for the front yard except a SO-foot setback is required if adjacent to a residential zone; 15 feet for the side yard along a street; zero for the rear yard; and zero for the interior side yard. For the proposed project, the front yard would be oriented towards East Perimeter Road. The proposal appears to comply with all required setbacks. Building Height -There is no maximum building height requirement within the IM zone. Although the subject site is located within the Airport influence area, Safety Zone 5 and/or 6 "Sideline Approach/Departure Zone" and/or "Traffic Pattern Zone" respectively. Height is restricted in this area by the FAR Part 77 surface area, as such the applicant shall verify at time of land use application and building permit that the height of the proposed structure does not penetrate the FAR Part 77 surface area. r Parking]:Street parking, loading areas and driveways shall be provided in accordance with the ~ provisions of the current parking regulations (enclosed). The following ratios would be applicable to the site: Airplane hangars, tie-down areas Parking for offices associated with Square Footage gJ Use 11,400 4,436 Ratia Parking is not required. Hanger space or tie-down areas are to be utilized for necessary parking. 1 per 200 square feet of net floor I area 1 Required Spaces N/A ,----' , Min/Max: i~l 7 --. -:'age .:: o, ; Bicycle Parking Min/Max parking spaces: 22 I The number of bicycle parking spaces shall be ten percent (10%) of the number of required off- street parking spaces. The applicant is proposing to provide 12 parking spaces which is less than the minimum requirement for parking. The applicant should be aware that the parking ratio is based on net square faotage; the total of all floor area of a building, excluding stairwells, elevator shafts, mechanical equipment rooms, interior vehicular parking or loading, and all floors below the ground fioor, except when used for human habitation or service to the public. The applicant will be required at the time of building permit application to provide a parking analysis of the subject site. If the proposal provides more or less parking than required by_code, a request for a parking modification would need to be applied for and granted. This detailed written request should be ~submitted by the applicant along with or prior to the application for land use application. It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8Y, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle ot 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. As proposed, the parking Jot on the west of the proposed building would h.ave angled parking and one-way traffic. For 45 degree angle parking, the aisle width for one-way traffic shall be 12-feet wide and the parking "area" shall be 20-feet wide for standard stalls and 17-feet wide for compact stalls measured from the edge of the aisle to the curb. All parking lots shall have perimeter landscaping and interior landscaping at a minimum ratio for 15 square feet per space. Please refer to landscape regulations (RMC 4-4-070F.6) for further general and specific landscape requirements for parking areas (enclosed). The applicant will be required at the time of building permit application to provide a landscaping analysis of the subject site. Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC 4- 4-090, "Refuse and Recyclables Standards" (enclosed). Landscaping-Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all _BUblic 5treet fronta~s, with the exception of areas for required walkways and drivewaysiri'd those zones with building setbacks less than ten feet (10'). Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-0SOF.7) for further general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-12DD.12, shall be submitted at the time of fond use appiirntion. Fences -If the applicant intends to insta!! any feP.ces 2s ::,2rt of this project, the locatior: :-:1:Jst be designated on the landscape plan. A fence detail should also be included on the landscape plan as well. Crftfcal 11.reas: The City cf Renton's Critical Areas filiaps indicate that the subject site is 1Nfthfn the v{cinfty cf se{s:,iic hazards, fJood hc;zanis, and the Cedar H:lver a Shoreline of the State. The seisrn/c hcz;:;rd is related to potential liquefaction of soiis during 2n earthquake event. A geotechnicai analysis for the site is required. The analysis needs to assess soil conditions and -detail construction measures to assure build~g stability. ~, A Flood Hazard Area; pursuant to the FEMA Flood Insurance Rate Maps (FIRM) the subject site contains a Special Flood Zone AE (base flood elevation determined) which is classified as a 100- year flood plain. The FIRM maps indicate the base flood elevation to be 26 feet Mean Sea Level (MSL). Flood Hazard Data shall be submitted with formal land use application pursuant to RMC 4-8-120D. In addition, new industrial structures shall have the lowest floor, including basement, elevated a minimum of one foot above the level of the base flood elevation. See RMC 4-3-0501 for furtherflo:Jci hazard information and requirements. ---- ,/ . Because development is proposed within the floodplain, the applicant should address the issues raised in the Final Biological Opinion And Magnuson-Stevens Fishery Conservation and Management Act Essential Fish Habitat Consultation and propose mitigation for any anticipated impacts as it would relate to the referenced publication, in the SEPA review for the project. The SEPA checklist should be provided to the National Marine Fisheries Service (NMFS) and the Federal Emergency Management Agency (FEMA) for their review and comment. In addition, a Floodplain Biological Assessment s~a/1 be provided. t:__ o.-J VJ / f-Wa ~ ~~ n-J:,) ...-")ws. ~~ ~v~ ft;:}r-Ji-1. 17k:' ioo->t2--A.a,.,, r, Shoreline Regulations: The objective of the High Intensity Overlay is to provide opportunities for large-scale office and commercial employment centers as well as multi-family residential use and public services. This district provides opportunities for water-dependent and water-oriented uses while protecting existing ecological functions and restoring ecological functions in areas that have been previously degraded. Development may also provide for public use and/or community use, especially access to and along the water's edge. RMC 4-3-090E.10.f addresses Aviation in the SMP, see regulations below: ii. Airports: (a) A new airport shall not be allowed to locate within the shoreline; however, an airport already located within a shoreline shall be permitted. (b) Upgrades of facilities to meet FAA requirements or improvements in technology shall be permitted. (c) Facilities to serve seaplanes may be included as an accessory use in any existing airport. (d) Helipads may be included as an accessory use in any existing airport. (e) Aviation-related manufacturing shall be permitted in an airport. (f) New or upgraded airport facilities shall be designed and operated such that: (1) All facilities that are non-water-dependent shall be located outside of shoreline jurisdiction, if feasible. When sited within shoreline jurisdiction, uses and/or developments such as parking, hangars, service buildings or areas, access roads, utilities, signs, and storage of materials shall be located as far from the iand/water interface as feasible. The minimum setback sha!! be twenty feet (20 1 } from. the ( ' f ?ag::5of7 OHWM of the shoreline and shall be designed and spaced to allow viewing of airport activities from the area along the water's edge. (2) New or upgraded airport faciiities shaii minimize impacts on shoreline ecological functions, including control of pollutant discharge. The standards for water quality and criteria for application shall be those in current storm water JJ.tf<tt,~~!!!ti~o'.:'.n:.:s·---------....,~__.-----.,~---------------...._ (3 J New facilities dispensing fuel or facilities associated with use of hazardous materials shall require a Shoreline Conditional Use Permit. Development Standards within Shoreline Jurisdiction: ,Jg;;°.;, 19 • For non-water oriented uses, the minimum structure setback from the Ordinary High, .,5 l:'l/ .f Water Mark (OHWM) is 100 feet; however, this setback can be reduced to 75 feet. <e;--""" • Height: For buildings allowed waterward of one hundred feet (100') from OHWM through a -:,;. modified setback, the maximum building height shall be as follows: i. Between the modified setback line and the line lying parallel to and one hundred feet (100') from OHWM, the maximum building height shall be defined by a maximum allowable building height envelope that shall: (a) Begin at a height of thirty five feet (35') along the line of the modified setback; and :::-, I f!_q,ro (b) Have an upward, landward transition at a slope of one vertical to one horizontal from the beginning height either until the line at which the maximum height allowed in the underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning) or to the line lying parallel to and one hundred feet (100') from OHWM, whichever comes first; and 7~.' ' I I 7<;, ' ii. Landward of one hundred feet (100') from OHWM, the applicant shall have the option of choosing the maximum building height defined by either: (a) Using the maximum allowable building height envelope described in Table 4-3-090D7a, Table Note 8.a; or (b) Having the maximum allowable building height envelope described in above, continue an upward, landward transition at a slope of one vertical to one horizontal from the envelope's height along a line lying parallel to and one hundred feet (100 1 ) from OHVVM either until the !ine at which the maximum height allowed in the underlying zoning in chapter 4-2 RMC is reached (from which iine the height envelope shaii extend iandward at the I I maximum height allowed in the underlying zoning), or to the end of sho1enne Jurisdiction, whichever comes first. • Vegetation Conservation Buffer: Exemption Criteria, As determined by the Administr2tor of the Department of Community and Economic Development or designee, for development proposed on sites separated from the shoreline by intervening, and lawfully created, public roads, railroads, other off-site substantial existing improvements, or an intervening parcel under separate ownership, the requirements of this Code for a vegetation buffer may be waived. For the purposes of this Section, the intervening lots/parcels, roads, or other substantial improvements shall be found to: i. Separate the subject upland property from the water body due to their height or width; and ii. ii. Substantially prevent or impair delivery of most ecological functions from the subject upland property to the water body. Bf!!ed on the criteria above, it appears the subject site would be exempt from the Vegetation Conservation Buffer. Environmental Review: SEPA review will be required, because the size of the proposed development exceeds 4,000 square feet and 20 parking spaces. Permit Requirements: The proposal would require Shoreline Substantial Development Permit (SSDP) and Environmental Review SEPA. This permit would be reviewed in an estimated timeframe of 6 -8 weeks with an additional 21-day review period for the SSDP with the Washington State Department of Ecology. The fee for the SSDP is $2,000.00 and $1,000.00 for the Environmental Review. Please note that each of these land use permits has an additional 3 percent Technology Surcharge Fee. In addition to the required land use permit, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the SSDP and SEPA, but cannot be issued prior to the com pl et ion of any appeal periods. Impact/Mitigation Fees: In addition to the applicable building and construction fees, the following · mitigation fees would be required prior to the issuance of building permits. Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. Currently fees , are the following: ~,D 0) ~ A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; and -JJ l 2,'t':f I ~ .4 Fire Mitigation Fee based on $0.52 per new building square foot for commercial uses. A handout listing all of the City's Development related fees in attached for your review. \-----------~:,z._ ,J'2!;,"Tli..['° . 1va wcu.<-?> 1./Er.Ji"'D 7V -~ ~ " -t /i -'i'----.: ,,,\'"i./f :::' 0;'2-r~~:~{; j ) s.&"v: ;};,/~ ~ ···,; ?age 7 of 7 *Once the applkation materials ore complete, the applicant is strongly encournged to have one copy of the application materials pre-screened at the 6'h floor front counter prior to s&.1brnHting the complete appflcatJOn package. Piease call for an appointment. cc: Jennifer Henning '"' !(F.NT01)·· 1•.: 1 J ;;:mi\#iccici:fori1:tl~~:#Jit&? · ; .:i~ . ;2 .. fi~.-~004~~.1· t293b.o 51 . . . I 101 · /l': ·, 307 t,,; ·1 /" . ,. :·:. . • i/"J . /;';;'/: i 0?:h,f'" .. ,,,.,.,! l,·1 !', •JJ,_,_ :l( '(o:tr,J fll'l'!i!J :e;/Jilir!;: \l ;~~~_s{'.\·k;t~,l~f.:.;1 'J_() 0 ·1r >lll-"1W.:-r,~1·c~, ...... !:!m~~- 1·1 ,if fi~11ton, VVasi1ifleJ1on Aerial Thls rnap is a user genera led static output from an Internet mapping :.ite and is for reference only. Data layers that appear on t11is map may or may not be accurate, cmrenl, or otherwise reliable. THIS MAP 18 NOT.TO BE USED FOR NAVIGATION Lakes arid Rivers Parcels Renton Fi1e Hydrant OIiier Sys!eni Fire I !ydi811 Street NDines R'1ghts of Way Streets Roads Jurisdictions Relh:!0 1L1c" fles lloiries lss,iqu~h l(ent l<ing Co11nt1 M!:!rcor l~lrind l~ew~~slle m=r·./TON SeaTar. Seatllc Tukwil!'l Aerial (March 2010) m. Rerl eand_ m Greeq: Oanrl_:! G] Glue Flnnd_C (17'' @8.5" }( 11" ----- Enter Map Descriplior1 .-==~==,__:,:==:c_===================::_::=:==-·· --·· • NW R:( -c4- ,. CA ~~-./ ! CA PRINTED ON 11/13/09 TM ""'""'"' • • '''""""'"'"""~"on.'"" !""'"'"'~>Vr,...-a,~,.,~:.,o;,e><.uoa c1;,C,rca',,:,,.,,na .. ;J.,1,.uo,,,,,.c,>'"~' .,,,,,.,,,,. .. ,,,.,,,,,.~~,,,,.,.,"'":'>"""' l,, '---~------'-- CD ',:,/ ,la. CD HAE. . I .... --.l -.;' N w z ~ (JJ M ~ .... ;::, ., Project Narrative Ace Aviation, Boss Air Inc. Aviation Center . I. ; .. · :·: ·•-,\ Ace Aviation Inc. is proposing to build a new facility at 289 Perimeter Road to replace their existiiifY facility. The proposed new facility is located on the east side of the Renton Airport, south of the control tower. The current zoning is (LI) light industrial. The adjacent airport property is also zoned (LI). A shoreline Master Submittal Development Permit (SSDP) and a SEPA checklist environmental review is required due to the projects proximity (76 feet) to the Cedar River, a class I shoreline, and the projects overall size. The site is accessed from Perimeter Road, a paved two lane secondary roadway providing exclusive access to the airport properties. The project is located within an 80,852 square foot ground lease secured from the City of Renton. The project is estimated to cost $4,500,000 and is scheduled to begin construction in July 2013 and to be completed in April 2014. Demolition of two existing strnctures totaling 11,500 square feet will precede the start of construction. Two significant tees will also be removed, and replaced with new trees in the proposed landscaping. Ace Aviation, Inc. proposes to construct a hangar and operations facility of approximately 32,000 square feet on their leased airport property. The proposed facility includes; a 120 foot by 100 foot three-story high central maintenance bay surrounded on two sides by three stories of support and tenant spaces for aviation related vendors. The maintenance bay dimensions were chosen to meet specifications of a wide range of private and corporate aircraft types that will be maintained within the new facility. Support spaces will house tenants with related aviation business, such as radio shops, aircraft interior shops, etc. Businesses that want to locate on the Renton Airport are required to meet all City and Airport requirements for licenses, permits, etc. Adjacent to the new maintenance hangar is an existing 80 by I 70-foot aircraft storage hanger located at 287 Perimeter Road. The square footage totals approximately 9,000 square feet. This hangar will be nsed to accommodate aircraft storage for Ace Aviation clients. A three story pre-engineered metal shed will be constructed to house seaplane floats. This building will be 24x75 feet and 30 feet high. A new 20,000 gallon aircraft fueling tank & dispensers is plam1ed in the same general area. The proposed new building includes a 26 by 46-foot area three story reception and office area approximately 2,000 square feet containing; reception, lobby, and office spaces located at the northeast side of the facility. This area will be designed similar to a museum for aviation displays and artifacts. Construction of the new prefabricated steel hangar building will include five remotely powered, 28 foot high rolling doors on the ramp side. Architectural design of the new prefabricated portion of the facility features a dramatic red coloring with two bands of white gridded windows, while the attached three story office features segmented glass and metal panels with dramatic 'splayed "steel roof trusses. Ace Aviation is operating out of two aging metal and wood structures where they conduct their aviation maintenance business activities. The lobby section of the new facility will serve as a welcome center for aircraft that visit Renton Airport. It will have a pilot ready room, complete with telephones, computers, weather computers, restrooms, and lounge area. The building will also house a pilot store and flight school. Offices and a conference room will be used for flight students and corporate pilots. The lobby portion of the building will also include a front desk and waiting area for pilots. A snack area and kitchen for employees will be located adjacent to •• the maintenance bav. The entire complex will be aesthetically pleasing from both the land and air side. Ace A,iation's business model is to proYidc the highest level of aircraft maintenance and hospitality available at the Renton Airport. Once complete it ,,ill be the largest such facilitv located on the Renton Airp011. Ace A Yiation, Inc., has been a successful aircraft business at the Renton Municipal Airport since 1996, providing services such as Aircraft Maintenance, for both fixed wheel and float aircraft. There new bnilding will allow them to provide maintenance service to mnch larger turbo engine and business aircraft than currently possible. Flight Training, Aircraft Management, and Flight Line Services including Fuel Services utilizing a 20,000 gallon above ground fuel storage tank will all be offered with the new facility. The new facility will become more efficient, cnstomer friendly, and appealing with a wide range of business operations offered for the a,iation community. Improvements to the property would include revised asphalt paving for additional parking, landscaping, new sanitary sewer and water services, and storm drainage system. During construction a contractor's job shack will be located ramp-side. There will be excavations and fill material totaling approximately 150 cubic yards, required for new building footings. Soil conditions on the 80,000 square foot property have been examined by Terra Associates a geotechnical firm. They encountered layered river bed sediments with lenses of clay, sand and decayed organic material. The site appears to drain well and is served by six storm water drains. End Narrative A7J,1f f ','1 i'i,' Ace Aviation, Boss Air Aviation Center Construction Mitigation Description SFA Inc. Job No. 1103 :'/ ,, • Proposed Construction Dates: Construction will begin summer of 2013 and end on by spring of 2014. • Hours of Operation: Construction activities will take place generally Monday -Friday from 8:00 am to 5 :00 pm • Proposed Haul Route: North on Rainier Ave. N. from either 1-405 or SR 167. Rainier Ave. N. to Airport Way S. Airport Way S. to Perimeter Road. Perimeter Road east, then north to site. • Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud noise and other noxious characteristics: 12564.005 A temporary erosion and sedimentation control plan will be designed and implemented to City of Renton standards. The site will be watered as necessary to control dust and catch basin inserts will be installed to minimize silt laden water from entering the storm system. All construction equipment will meet State noise and emission standards and construction will be limited to daylight hours. All construction activities will be conducted on-site and no impact to traffic along Perimeter Road is anticipated. .Y ,, PLANNING DIVISION City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: MAR 1 9 1013 The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. JNSTRUCTiONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHiECi(UST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." !N ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part 0). For ,onprojest actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "appiicani," and "property or site" should be read as "proposal," "prn9oser," and "af,ected geographic area," respectively. -' '~)! '! 1. i~ame of oroposed projeci, if applicable: 2. Name of applicant: 1).-~ \Ii--' 1 -,;:'\Z--c:'civ\ "\AJ ;$,l.)()/,)6f<W'7":" ~-VA,t\AJ A'?~. 3. Address and phone number of applicant and contact person: 714"5 ,~146.1-1e,z.. \.'V~ .,,;0ne .ZO\ e?(c\ \.-l~i?o!, ~-4~335" 4. Date checklist prepared: 5. Agency requesting checklist: C n '1 ~ F iZe.\)-r""'-' 6. Proposed timing or schedule (including phasing, if applicable): "!::i1;:);,e_."1 6oAJ$"i1?\J(."T\,G,.0 ~f'IZi,0('1 ,Z.C\ ":;, 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. y:c?. A~rTICIV~ ,S.'T',W(..1:\)\-=~ fvlv\.'1 !IUC.!...U')e' A '5<::.'4-R.~t..E ~ ~.>6.e s-ra,.;,a,,..,E, A10 Au 1A--r,c.u F0a,...,t, s-r,20(..,<h,;" 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. F:.o:v:> 'P~1'E... "Pc<.L)IM,ell"1[Jl.-rta.u 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. f...x, 10. List any governmental approvals or permits that will be needed for your proposal, if known. :61,E. A•.k? (::::o1u?a>Uti l'e.?,,.111'? 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. bw·i...,a,'L 'f'12'.l,'t.l'S~ ,o 'Pe;,,<.eu,i-1 a,"?=-\ \,'5(0 "Sq'f"'T. 50,w,.Q'..i ,,t~f;)r::, ~i?L.t->Cte: IT tom-I .c:, ~·Z,a::-ci "5F -n-,.12~ S'ro2'.'-'1 P'--"!L:!.?:>,.,.&i. ,,.._::.~~ 1-,.._,'E-L-0 :z..~ co ~~ $~\.I: FL~ ~r..W~~ t,t-JJEO &J~LL ~ CCl~~ i-~-;,i"-', ..r) f:),. ;-_::·.;~ ~~;rxa0 e..0 !"'11=') ( ~) zc~~ .. ~~2,'-~c~,. ~ ~~'-L~::? ,A.S,,?ct".:E ,,,.-4?,.<i'-,.,., .. ·~J'S'-. TM-'\:!'.... WU.L ~ CC\-~~·i~\....-~"'P _.), ---~U,;._.._,ff·V"/· ) -::, -2 -:(iC,9 -:2. :...ocat.:o~ of '[!13 proposai. Give suf-fic.:ieiT( ir:ror;T;atior1 lo( c 1Js1so1-1 to u:1:;s1sts11S: ~~s precise location of your proposed project, including a street address, if any, and section, township, and range if kno,_:._:n. lf 2 proposal v.1ou!d occur over a range of aiea, provide the range or boundaries cf the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if c2asonably available. While you should submit any plans required by the agency, you a;e not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. AO?~.:f'""'? 1 ~ ?e.r,Hlrl',e,'l. ;,::olo/) AA.;: u::,.-.,,h~:? (_.._,I,'/? G.3;:.. ;!...9fi'J'J~t~t-;~--r .... 11 ~-00 .«s"F, _., B. ENVIRONMENTAL ELEMENTS ·J. EARTH a. General description of the site (circle one@olling, hilly, steep slopes, mountainous, other . b. What is the steepest slope on the site (approximate percent slope?) '2% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. &,LA'"'(! q '$AM?, 612:'AV!=I.- d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. NO e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. ~e.... 1-::> 1:::X.Fr=ri;.v? f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. j4,l'N:)IZ_.. ei.ZOS~ Po121o<..6 l)e.1AC4rw{ ~1~1'!.:;,.-.J A:...i? tu11,L r:ie e,a;..,rN~ v-.:,iim:-, 51""-r ~,v..r-.. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 4,s'/. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: -~~ ;-~;,::. e. \1\/h2t '.~1pes :Jf emissions to the air \.vould result from the proposed (i.e.1 Gust, automobile, odors, industrial wood smoke) during construction and when the project is coC1pletedt If any, generally describe a,1d give approximate quantities if_known. ~u-.z~~ui=°\ P~tA:C.....;~'4:.~ :, ·-~v~ . 1'::.).'.?10~1 ·eoj!,,.·;r;tr~er~u. ~\J5"7 "fV'$i-1!~ ~"?"l~U~. (l._'t'-t,.,..)~t,X~"ia"J qr~4,;\-='rr1.Je-7. ' /, b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. ~0.1.E- c. Proposed measures to reduce or control emissions or other impacts to air, if any: ~~ 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. 1i,..1e... .c~~,-z_;z,11./iil,12-a, -is-''"'R) --r1-111:: ~ --r;s11J-? ,Ziv~ ~ l~D L./~ ,VA:5t,11a~t,_<'4AJ · 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. "(~. AI-J :51-lo'2Ll•\1:: -:,~AA,"1'i ~ ~\'l!V7 V.~(T Wiu.._ ~ A--rtrKJ,i,~ 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. }..)~ 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. ~c.l. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. . -iJ,,.2C,lJg Of ~-rf::... l.lS'.> t~.H11-41e\J ·1HE. \C"O ~'--~ ~llv. 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. 'f) \•Vi'! ground ·.v2tcr be vvithdrawn, or 1Ni!! \Nater be discharged to ground 1Nater? Give general description, purpose, and approximate quantities if known. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. jvO..JE:- c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. · j'Zuv~ Fi'W>YI ~.,11ave, 1 NaAJ ~7'~U.e-r<4V w1,_._ ee.. COL.u:.~16/? !~\.) l=><1,.,.a>\J6\ ,;:'~ -e,,..,'Sl""-4:,, <I' ~,S-,e/? ~ I""''° -r.,-ae:.. ~ 12,)ua.:: . 2) Could waste material enter ground or surface waters? If so, generally describe. f'-.'O. OIL-,vi,.~ ";:r,~ ~~ (.VIT).nfl\Ji, ~~ CA-"U,l•.i\ ~icl..J'?Ct.lUL.1.... ~ p.~\ ,~ v'1!,Af 6'1. I 4L · d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:~ 4. PLANTS a. b. C. Chee~ or circle types of vegetation found on the site: _~,...-_ · deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other l,~hrubs -1c_ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation What kind and amount of vegetation will be removed or altered? Au.... 8'1':>Tl~ Vi':et"T.A-1'~ {))ILL i?e. ~M~'!&? r"N'? ~cfl~ CV JT.-1 pau erf'c.lC,c • List threatened or endangered species known to be on or near the site. l ~,,.O:~ ~,J-;;, __ -v~~\t:C,.:a\_j .-?"1· rc\ e-A·~ : '>,.,;, j -> ";-__., V 0 d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: t ... 't;:?.::,,r..,; C,;{~,\ • .1.,.,>}2:/:.,?;£.JE;; ,.;:lJtt .. \ .. j.1c,,;',C.L:.-'i~'l~ 'k"'·;";~i .. ~ o"f(!.,.,.i~~,'ry _.;t,,,_.;~f) .;:::...';,t\~~' 2. Circie 21:y b'.rds and anirr:ais, which h2ve beer~ cbserved on or nee: the site or 2i2 knov,J:1 to be on or near the site: Birds: hawk, heron, eag16najother ________ _ Mammals: deer, bear, elk,~other _________ _ Fish: bass, salmon, trout, herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. Noi-,e:_. c. Is the site part of a migration route? If so, explain r , '/,Jorn-I A-~-~AaJ F'L'f/»4"(. d. Proposed measures to preserve or enhance wildlife, if any: ~OIi..!=.-. 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. }..\r+"1~~ q,V-'?-~i~. l=t£~1AC..1'wt -Lte.1-ni""', ~rt.. -fD::V-7, b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. ~ If' ~\/"I IJCI. 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: ff\e:E:~ C¥:.. ~'!? "'THI:.. Gu-Z.1'28\.."1 '\..VA-~H,vu, ::,,"A""lf,:; P'e.'26'1 Ca.0¢:. . 7. ENVIRONMENTAL HEALTH a. ·1) 2) 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. "!"e':7 .. --1/'·I~ ~ $i,al'..,"7(!"e. I'.> )l-. ~ :Sl-lof" ~ Al~~ Describe special emergency services that might be required. t1~ze. f:E;;7r , ,}~,.,,,/) c~~L oJZ.... r: ~~ · ~'-'C11EJ,J Proposed measures to reduce or control environmental health hazards, if any: "'°l::~A.)40-1~;;_ c;:: 'i;;;?~=r£ -~ ~"'P""E.. tAif?-:1 V&~1~,j qotp«rl.SJ;\lif) f -pire t?JY'd~ /~ .... :P~w1-::, .,-~N/? ·\\:£:e ?~ ~·~<L~t. 0-"~7-rs;;1\v.J. \/\/h2t types of noise exist in the area \Nhich may affect your project (for exemp!e: traffic, equipment, operation, other)? 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate wh.at hours noise would co7.e _from the site. ~lUC:eo-) ~'O";E!. ·s,.1t-irn.i -raw.) Al~ ~"'--e.. ;,..JO.,,')~e_ -(1',.,-:e€}~1y('~~ -l._U--~~ ~4,~) 3) Proposed measures to reduce or control noise impacts, if any: t,-..)CWE::;:. • "7Hl? 1-? ~ A-lt~P~. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? A,1,ete,\~ l"A4/l',.""l~\.))WCE.1'~~E- b. Has the site been used for agriculture? If so, describe. /\-"0 d. Will any structures be demolished? If so, what? '-{IC'7 O!,.e, H, S:CO <;F=-'P-:,t..)lLv?/1,,~&;, e. What is the current zoning classification of the site? j N?l.)"17,71 ;$.. VI,~ I"&?\ U \N'I (. I if','.) I. What is the current comprehensive plan designation of the site? If applicable, what is the current shoreline master program designation of the site? ~I~~ t+'-b\A 1-.,,1;;'!0":>fe-'-1 ll. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. '.j,J C) Apprn:cimately how many people would reside or work in the completed project? 9, j. App:oxi1T1ately f:'10\N many peopie woL;:d the compieted p1ojc:ct displace? \. ''-···"'' r~ !-.... =-.. -~""'- !<. Proposed measures to avoid or reduce displacement impacts, if any: I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: "1):::',.7!6;\,,,) Au_ l2Efl;~\S>\,-( '£"'{fl,1.,"C,.."'1~ "/0 lf\,\f=r.:. 1 0 l':IA. 1)EC.:,l6.I$ O!-'//l'A=U)\1::7 I l 17C-~l)\re,',1-6',17 ,Ai...O An, Pun.-i -Ii Sl'"tC\21.-W~ \-Bq H·1 ~"1'12\C.-nau"?. HOUSING \ a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. t,.J/.A b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. 1'J/A c. Proposed measures to reduce or control housing impacts, if any: }-.)/A 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. -\-l,~14-1. 45 ~.:::,·',, i,v.~7p.4.,_ b. What views in the immediate vicinity would be altered or obstructed? 'f.)OM=::. c. Proposed measures to reduce or control aesthetic impacts, if any: ,No.\..E=.- 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? ~ ,=...,, ~-1'-''':a'V-' ,-.,. 1 a2,4z_ Liti ;~""11&v,~ t ";;, ~;;c~;Z:,? F-::\"Z- K;e.. "(!J~-,L ~w11.1 ,4~;!; 1 £):),V',,p A?~·~ ~ 1M"c- ~,,\L,()1:A..-~~~ .. b. Could iighi or glare from the finished project be a safety hazard or interfere with views? ~'-0 I • J. Proposed measures to ieduce or control light and glare impacts, if any: t~(~\;'c;: 12, RECREATION a, What designated and informal recreational opportunities are in the immediate vicinity? l'--,'C»,/E:. , ~~ n:J"2 ~7H1/..Jli 1 ~,1cn a,..) -n.ie Oia.'7rJ<'-i<;lV....~, b, Would the proposed project displace any existing recreational uses? If so, describe. l'--X). c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: /...,~ \? 'P...JW~ '13, HISTORIC AND CULTURAL PRESERVATION a, Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. }.,~Pv:=... b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site, l'J&~ c. Proposed measures to reduce or control impacts, if any: ~a...e.. 14, TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. /....0<.,~AA..:l '-'Vl'-'1 --J.'."0 -f1"ieA !5:iA-<;"i' 1 'i7"'°_£;W'lo.E"7ei? ~ !0-1°~ ~57 1'?CO-fr-t Af-Jv?~l-'l A\fl,,.~a-i f'.oA<O. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Ne'1 "'7~/'G,,-,, ,,~~;V).( G.:v 'r'1 --:ro -J-H.a p1:c?'l ,1S·v• /:);'??~ ......,,.-:~\\ ")og.,Jif1 ,~-, ' ,/,, ~., :~ ·, ,,,,.. ~ c. How many parking spaces would the completed project have? How many would the project eliminate? ,.-; ~v) ......:--: '),""''\ .,,,.,.., #1' , lf-t -~ £ itJC..:'. ~t~? . _. {)~P r12t;:),:.,,'J 6 ?f..AL.1,., .. l? .. d. \/Viii the proposal require any new ro2ds or streets, or improvements "Lo existing toads or streets, not including drivew2ys? If so, generally describe (indicate whether public or private? ~ l'>,,..~~,~-~' 1, ,,,,_.,,.,,,_ e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. ~I. ,·f1 .. 1e_ $1'1'E.. I~ CIAJ -;,..,e:_ ~~C.U AlsZ?ttri OJ+'\41 I-':, A. t,\)1!;> fi?e_ &~ ~1.,i,.-(AA.,J f ei:::,1w6 GO. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. \')-1~ ~~ -rn.1~ • 1:?V-{!;!.= AA.1..1\ s-~c,o 61 ~IX) l,?v'v') g. Proposed measures to reduce or control transportation impacts, if any: 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. f'-30 b. Proposed measures to reduce or control direct impacts on public services, if any. N'tav -i f;'.<\. "f\. "91, Z0Cil.!22'> .#l'e l,Jc.\U • ~ 1'3tr.:>'1• e<,12""" c::.00"'.r.-w/ r-=uLL :::::u7e "Sf\21,A,,~-z '?,1crw':'c.-t~ 16. UTILITIES a. b. Cir le utilities urrentl available at the site~~ telephone, sanitary sew , septic system, other. 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. '?, "';,.e -~'"/"Z<l \"H.; j &J"I? Ctrvi c;:=i-.:..e-1..4aV-u.,i,1--..;z,~111'-a'1 -6~, 12~i= C. SIGNATURE I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. \V etland Science Wildlife Ecology Landscape Architecture TECHNICAL MEMORANDUM March 19, 2013 hA" • . H I 9 LIi" '" To: From RE: • • :/;//t,-.·-\i1r:,. Mr. Kurt Boswell, Ace Av1atton, Inc. · '>c, ( ., /(~ /.'i',/','i.'•· , .. Mr. Dan Balmelli, Barghausen Consulting Engineers, Inc. .,,/ ''1 :~:;,/i)J Richard W. Lundquist, M.s.&......~ Vice President/ Wildlife Biologist-· 1 Raedeke Associates, Inc. Ace Aviation Renton -Shoreline Critical Areas Review (RAJ Project No. 2013-014-001) At the request of Mr. Dan Balmelli, Barghausen Consulting Engineers, Inc., the purpose of this technical memorandum is to review the proposed building expansion at the Ace Aviation, Inc. property at the Renton Airport with respect to potential impacts on ecological functions of the Cedar River. We visited the project site on March I 5, 2013 to review the existing site conditions in relation to the river and its associated habitat. SITE LOCATION The Ace Aviation, Inc. project site, within a lease area totaling approximately 1.86 acres, is located at 289 East Perimeter Road at the southeastern comer of the Renton Municipal Airport, in the City of Renton, King County, Washington. Specifically, the Ace Aviation Renton property is located in the northeast quarter of the northeast quarter of Section 18, Township 23 North, Range 5 East, W.M., as depicted in correspondence received in our office from Barghausen Consulting Engineers, Inc. on March 13, 2013. SITE DESCRIPTION The project site currently consists almost entirely of impervious surfaces, including the existing building and hangar and associated paved or concrete parking and access areas. The paved areas are contiguous with the rest of the Renton Municipal Airport property and associated buildings to the west and south. East Perimeter Road borders the northeastern part of the project site. The Cedar River and its associated banks border the northeast side of the road corridor. The river corridor is highly constrained in this area, with the Renton Airport along the western bank, and a narrow developed park and trail area with developed area, including 9.510 Stone Avenue N. Seattle, WA 98103 206-.52.5-8122 www .raedeke.com Mr. Kurt Boswell March 19, 2013 Page 2 the Renton Memorial Stadium and the Boeing plant beyond along the eastern bank. Along East Perimeter Road, the shoulder is dominated by low grasses to an approximately 6-foot-high concrete wall that marks the eastern edge of the road corridor. The western bank of the river northeast of the concrete wall consists of a relatively flat top of berm approximately 6 to 7 feet wide, with relatively steep slopes down to the river channel. Based on review of Google Earth aerial mapping and street view photos, the area inside the wall appears to have been dominated by deciduous trees, primarily red alder, willow, and cottonwood, with Himalayan blackberry, Indian plum, and other shrubs forming a dense understory. However, apparently the City of Renton has recently cleared nearly all of the vegetation along west bank of the river from the south end of the concrete wall northward. Only a narrow line of red alders remains down along the water's edge from near the south end of the wall for approximately 140 feet north. We observed no wildlife species listed as endangered, threatened, or other priority status on the project site. In addition, the Washington Department of Fish and Wildlife (2013) Priority Habitats and Species database depicts no occurrences of such species or priority habitats in the vicinity of the project site, other than the Cedar River, which is known habitat for listed salmonid fish species. PROJECT DESCRIPTION The proposed project involves expanding the existing multi-purpose aircraft hanger and corporate center for general aviation customers. Specifically the proposed project involves demolition of the existing building except for the existing hangar and building an expanded two-story structure totaling approximately 11,400 square feet for aircraft hangar and light maintenance facilities associated with general aviation. In addition to the re-constructed building, the proposal includes a new detached storage building totaling approximately 3,500 square feet for temporary storage of floats. Although the overall impervious area on the site will remain unchanged, the proposed bui !ding expansion will result in a reduction in the amount of pavement area subject to vehicular traffic. Stormwater is collected in existing storm drainage conveyance pipes on site. The proposed plan includes additional storm water treatment facilities to provide water quality treatment. The storm drainage system will be designed consistent with requirements of the City of Renton amendments to the 2009 King County Surface Water Drainage Manual. REGULA TORY CONSIDERATIONS The Cedar River is regulated as a Shoreline of the State, and the lower reach, including the stretch along the project site, from Interstate Highway 405 to the mouth is in an area designated as a "Shoreline High Intensity Overlay District" (City of Renton 2012b; RMC 4-3-090C.4). Because the Cedar River is a Shoreline of the State, it is subject to the Mr. Kurt Boswell March 19,2013 Page 3 Shoreline Master Program (SMP) regulations (City of Renton 2012; RMC 4-3-090), rather than the Critical Areas Regulations (RMC 4-3-050). The SMP Regulations generally requires development within shoreline jurisdiction to be carried out so as to ensure no net loss of ecological function of the regulated shoreline (RMC 4-3-090D.2.a). The proposed (and existing) use is aviation-related and considered accessory to the primary us (airport), which is a permitted use within the Medium Industrial (IM) zoning designation for the site. In general, the minimum structure setback for non-water- dependent uses is 100 feet from the ordinary high water mark (OHWM) of the shoreline, and that can be reduced to 75 feet. However, for aviation (non-water-dependent) uses within the SMP jurisdiction, the minimum setback from the ordinary high water mark (OHWM) of the river is 20 feet. New or upgraded airport facilities shall minimize impacts on shoreline ecological functions, including control of pollutant discharge (RMC 4-3-090. In addition, the requirements for a vegetation buffer along the shoreline may be waived, as the proposed project is separated from the shoreline by an intervening public road (East Perimeter Road) that "substantially prevents or impairs delivery of most ecological functions from the subject upland property to the water body" (City of Renton 2012a). IMPACT ANALYSIS We do not expect the proposed building expansion to adversely affect the ecological functions of the Cedar River. The proposed project would not involve construction of any facilities, nor would it remove or impact any existing vegetation, within the river corridor. The project site, with the existing structure and associated parking and access areas, is separated from the river by a concrete flood protection wall and East Perimeter Road. After demolition of part of the existing building, the proposed structure would be located no closer to the river than the existing building, at least 75 feet from the OHWM of the river. The building expansion would not add to the total impervious area of the site, but rather reduce the area of pavement subject to vehicular access. In addition, the project includes addition of water quality treatment of storm water runoff from the site prior to discharge to existing facilities or to the river. Thus, the proposed project would avoid direct impacts to the existing river corridor, including the channel and associated vegetation. As noted above, the City recently cleared much of the vegetation along the river to protect the integrity of the existing concrete wall. The project is designed to minimize impacts to the river by locating the proposed building no closer to the river than the existing structure, reducing the area of pavement subject to oil and gas leakage or spillage from vehicles, and adding water quality treatment of stormwater runoff. Consequently, the project is not expected to adversely affect habitat for listed salmonid fish species inhabiting the river. Therefore, we expect the proposed project to result in no net loss of ecological function of the Cedar River and associated riparian habitat. '• Mr. Kurt Boswell March 19, 2013 Page4 LIMITATIONS We have prepared this report for the exclusive use of Ace Aviation, Inc. and their consultants. No other person or agency may rely upon the information, analysis, or conclusions contained herein without permission from Ace Aviation, Inc. The determination of ecological system classifications, functions, values, and boundaries is an inexact science, and different individuals and agencies may reach different conclusions. With regard to wetlands, the final determination of their boundaries for regulatory purposes is the responsibility of the various agencies that regulate development activities in wetlands. We cannot guarantee the outcome of such determinations. Therefore, the conclusions of this report should be reviewed by the appropriate regulatory agencies. We warrant that the work performed conforms to standards generally accepted in our field, and prepared substantially in accordance with then-current technical guidelines and criteria. The conclusions of this report represent the results of our analysis of the information provided by the project proponent and their consultants, together with information gathered in the course of the study. No other warranty, expressed or implied, is made. LITERATURE CITED Google Earth. 2013. Image for 47.4859N, 122.2097W near Renton, WA, from Terrametrics. © 2013 Google. Accessed September 6, 2012. Renton, City of. 2012a. Pre-application meeting for additions & alterations to Ace Aviation, 289E Perimeter Rd. City of Renton, Department of Community and Economic Development, Planning Division. February 23, 2012. Renton, City of. 2012b. Renton Municipal Code. Title IV, Chapter 3-050-Critical Areas Regulations, and Chapter 3-090 -Shoreline Master Program Regulations. Current through Ordinance No. 5676, passed December 3, 2012. Washington Department of Fish and Wildlife. 2013. PHS on the web. Available at: http://wdfw.wa.gov/mapping/phs/. Last accessed March 18, 2013. LAG-12-·004 GROUND LEASE Between City of Renton and Bosair, LLC MA// 1 " THIS GROUND LEASE (hereinafter "Lease") is made and entered inl,g this 1st !.a{flJJf October, 2012 by and between THE CITY OF RENTON, a Washington muUlfi#at>cprporation (hereinafter "Landlord") and Bosair, a Washington limited Liability Compa;y,(f4_tif!H~~-' "Tenant"). This Ground Lease supersedes LAG 86-003. "' i:,i//J) FOR VALUABLE CONSIDERATIO_N and in consideration of the covenants and agreements set forth in this Lease, landlord and Tenant agree as follows: 1. GRANT OF LEASE: 1.a. Documents of lease: The following documents constitute this lease; Ground lease; Exhibit A-Lease Map and Legal Description (Bosair Lease Area); Exhibit A-1-Building(s) to Remain/Demolish; Exhibit B -Aircraft Laws and Regulations; Exhibit (-landlord's Consent to Recordation; Appendix 1-Foregoing 287 Hangar Building Reversion and Improvements; Appendix 2 -Parties' Schedule of Demolition and Construction; Appendix 3 -Former Fuel Farm Agreement; and Appendix 4 -Leasehold Mortgage; Appendix 5 -Term Exceeding Base Lease Term. 1.b. legal Description and Reservation of Easement: Landlord hereby leases to Tenant, and Tenant leases from Landlord for the Term described in Section 3 below, the parcel of land shown on Exhibit "A" (captioned "Lease Map and Legal Description"), which is attached hereto and incorporated herein by this reference [hereinafter, "Premises") which is 80,811.88 square feet in size or 1.86 acres. 1.c. Common Areas: Tenant, and its authorized representatives, subtenants, assignees, agents, invitees, and licensees, shall have the right to use, in common with others, on a non-exclusive basis and subject to the Airport Regulations and Minimum Standards pursuant to Section 8(e), the public portion of the Renton Municipal Airport (aka Clayton Scott Field, hereinafter referred to as "Airport"), including the runway and other public facilities provided thereon. 1.c.(1). Notwithstanding anything in this Lease to the contrary, Landlord acknowledges that direct access to the taxiway from the Premises is essential to the conduct of Tenant's business en the Premises and, except during construction activities occurring on the taxiway or weather related events, Landlord shall ensure that Tenant and its representatives, subtenants, assignees, agents, invitees, and licensees have direct access to the taxiway at all times during the Term. 2. CONDITIONS: 2.a. Specific Conditions: This Lease, and Tenant's rights and permitted uses under this Lease, are subject to the following: 2.a.(1). Any easements as set forth in Exhibit A; and 2.a.(2). The Airport Regulations and Minimum Standards pursuant to Section 8(e), including Landlord's standards concerning operation of public aviation service activities from the Airport; 2.a.(3). All such non-discriminatory charges and fees for such use of the Airport as may be established from time to time by Landlord; and 2.a.(4). The provisions of this lease as set for in Appendix 1 -Foregoing 287 Hangar Building Reversion and Improvements, Appendix 2 -The Parties' Schedule of Demolition and Construction, Appendix 3 -Former Fuel Farm Agreement, and Appendix 4 -Leasehold Mortgage. 2.b. No Conveyance of Airport: This Lease shall in no way be deemed to be a conveyance of the Airport, and shall not be construed as providing any special privilege for any public portion of the Airport except as described herein. The Landlord reserves the absolute right to lease or permit the use of any portion cf the Airport for any purpose deemed suitable for the Airport, except that portion that is leased hereby. 2.c. Nature of Landlord's Interest: It is expressly understood and agreed that Landlord holds and operates the Airport and the Premises under and subject to a grant and conveyance thereof to Landlord from the United States of America, acting through its Reconstruction Finance Corporation, and subject to all the reservations, restrictions, rights, conditions, and exceptions of the United States therein and thereunder, which grant and conveyance has been filed for record in the office of the Recorder of King County, Washington, and recorded in Volume 2668 of Deeds, Page 386; and further that Landlord holds and operates said Airport and Premises under and subject to the State Aeronautics Acts of the State of Washington (chapter 165, laws of 1947), and any subsequent amendments thereof or subsequent legislation of said state and all rules and regulations lawfully promulgated under any act or legislation adopted by the State of Washington or by the United States or the Federal Aviation Administration. It is expressly agreed that the Tenant also accepts and will hold and use this Lease and the Premises subject thereto and to all contingencies, risks, and eventualities of or arising out of the foregoing, and if this Lease, its Term, or any conditions or provisions of this Lease are or become in conflict with or impaired or defeated by any such 2 !egisiation, rules, regulations, contingencies or risks, the latter shall control and, if necessary, modify or supersede any provision of this Lease affected thereby, all without any liability on the part of, or recourse against, Landlord in favor of Tenant, provided that Landlord does not el<ceed its authority under the foregoing legislation, rules and regulations and provided further that, in the event that this Lease is modified or superseded by such legislation, rules, regulations, contingencies or risks, all compensation payable to the Landlord for a third party's use of the Improvements during the Term shall be paid to the Tenant, its successors or its assigns. 2.d. Future Development/Funding: Nothing contained in this Lease shall operate or be construed to prevent or hinder the future development, improvements, or operation of Airport by Landlord, its agents, successors or assigns, or any department or agency of the State of Washington or of the United States, or the consummation of any loan or grant of federal or state funds in aid of the development, improvement, or operation of the Renton Airport, but Landlord's exercise of such rights shall not unreasonably interfere with Tenant's rights under this Lease. 3. TERM: 3.a. Term: The term of this lease (herein referred to as "Term") as to the entire Premises shall be for a forty (40) year period commencing on the mutual execution of this Lease, and terminating on September 30, 2052 (hereinafter "Expiration Date"). There will be no extensions of this Ground Lease. 4. RENT: 4.a. Minimum Monthly Rent: Tenant shall pay to landlord a Minimum Monthly Rent in the sum of four thousand two hundred forty two dollars and sixty two cents ($4,242.62), PLUS Leasehold Excise Tax as described in Section 5, below, without deduction, offset, prior notice or demand, payable promptly in advance on the first day of each and every month. All such payments shall be made to the City of Renton, 616 West Perimeter Road, Unit A, Renton, Washington 98057. The Minimum Monthly Rent, beginning on the Commencement Date, is computed as follows: (80,811.88 square feet)($0.63 per square foot per year) = $50,911.48/yr, ($50,911.48/12 months = $4,242.62 per month) PLUS, leasehold excise tax. 4.b. Periodic Rental Adjustment: The Minimum Monthly Rent shall be subject to automatic adjustment on the third (3'd) anniversary of the Commencement Date and every three years thereafter on the anniversary of the Commencement Date (any of which shall hereinafter be referred to as "Adjustment Date") as follows: As used in this Section 4.b, "index" means the Consumer Price Index for All Urban Consumers for Seattle-Tacoma-Bremerton All Items (1982-84=100) {CPI-U) published by the United States Department of Labor, Bureau of Labor Statistics; "Beginning Index" 3 means the Index which is published nearest, but preceding, the Commencement Date; and "Adjustment Index" means the Index which is published nearest, but preceding, each Adjustment Date. For the first Periodic Rent Adjustment, if the Adjustment Index has increased over the Beginning Index, the Minimum Monthly Rent payable for the following three (3) year period (until the next Adjustment Date) shall be set by multiplying the Minimum Monthly Rent provided for in Section 4.a. of this lease by a fraction, the numerator of which is the Adjustment Index and the denominator of which is the Beginning Index. The product shall be the "Adjusted Monthly Rent." In no event shall the Minimum Monthly Rent determined pursuant to this paragraph be less than the Minimum Monthly Rent set forth in Section 4.a. of this Lease. For the second and any subsequent Periodic Rent Adjustment, if the Adjustment Index is greater than the Adjustment Index three years prior, then the Minimum Monthly Rent payable for the following three (3) year period {until the next Adjustment Date) shall be set by multiplying the then current Minimum Monthly Rent by a fraction, the numerator of which is the Adjustment Index and the denominator of which is the Adjustment Index from three years prior. The product shall be the "Adjusted Monthly Rent." In no event shall the Minimum Monthly Rent determined pursuant to this paragraph be less than the then current Minimum Monthly Rent. 4.c. Notice of Request for Rental Readiustment Other than Index: landlord and Tenant do hereby further agree that at least one hundred eighty (180) days prior to any Adjustment Date, either party shall, if they desire to adjust the Minimum Monthly Rent for the ensuing three {3) year period by a means other than the Index, provide to the other party a written request for readjustment of the Rental Rate per Square Foot pursuant to RCW 14.08.120(5). 4.d. Dispute Resolution Re: Readjustment of Rental Rate: 4.d.{1). Promptly after either party receives the Notice identified in 4.c. above (hereinafter in this Section 4.d, "Notice"), the parties {or their designated representatives) shall promptly meet and attempt to agree on the Rental Rate per Square Foot for the ensuing three (3) year period. 4.d.(2). If the parties have not agreed on the Rental Rate per Square Foot for the ensuing three (3) year period within one hundred twenty (120) days after either party receives the Notice then, unless otherwise agreed in writing by the parties, the matter shall be submitted to arbitration in accordance with the terms of the following subparagraphs in 4.d. The last day of such one hundred twenty (120) day period {as the same may be extended by the written agreement of the parties) is referred to in this Lease as the "Arbitration Commencement Date." 4 4.d.(2).a. Within fifteen (15) days after the Arbitration Commencement Date, each party shall provide the other party with ·s11ritten notice of its proposed rental rate per square foot for the ensuing three (3) year period {the "Rental Rate Notice"). The matter shall then be submitted for decision to an arbitrator selected by the parties (the "Deciding Arbitrator"). The Deciding Arbitrator shall be a commercial real estate broker with an active real estate license in the State of Washington who has been active over the ten {10) year period ending on the Arbitration Commencement Date in the leasing of airport property, or an appraiser who is a member of the American Institute of Real Estate Appraisers, the Society of Real Estate Appraisers, or other appraisal society or association having equivalent ethical and professional standards and who has experience in appraising airport properties, who is not then representing either Tenant or Landlord and has not represented Tenant or Landlord during the five (5) year period ending on the Arbitration Commencement Date. 4.d.(2).b. If Landlord and Tenant have not agreed on the Deciding Arbitrator within thirty (30) days after the Arbitration Commencement Date, each shall select an arbitrator who shall be qualified under the same criteria as set forth above for the Deciding Arbitrator, and so notify the other party in writing within ten (10) days after the end of such thirty (30) day period. The two arbitrators so chosen by the parties shall then appoint, within ten (10) days after the date of appointment of the last appointed arbitrator, a third arbitrator who will be designated as the Deciding Arbitrator. If either party fails to select its arbitrator within such ten (10) day period and the other party timely selects its arbitrator, then the arbitrator selected by the other party shall be the sole arbitrator for determining who will act as the Deciding Arbitrator. If the two arbitrators chosen by the parties cannot agree on the Deciding Arbitrator within ten (10) days after the date the second arbitrator has been appointed, the Deciding Arbitrator will be appointed by the then presiding judge of the King County Superior Court upon the application of either party. 4.d.(2).c. Within thirty (30) days after the selection of the Deciding Arbitrator pursuant to subparagraph 4.d.(2).a. or 4.d.(2).b. above, the Deciding Arbitrator shall determine the rental rate per square foot by selecting either the rental rate per square foot as stated in either the Landlord's or Tenant's Rental Rate Notice as required in 4.d.(2).a. The Deciding Arbitrator shall have no power to average such amounts or to designate a rental rate per square foot other than that specified in either Landlord's or Tenant's Rental Rate Notice. 5 4.d.(2).d. Both parties may submit any additional information to the Deciding Arbitrator for his or her consideration, with copies to the other party within ten (10) days after the selection of the Deciding Arbitrator. The parties may provide responsive materials that relate only to the additional information provided by the other party to the Deciding Arbitrator within ten (10) days after receipt of the additional information. No further materials will be submitted to the Deciding Arbitrator. The Deciding Arbitrator shall have the right to consult experts and competent authorities for factual information or evidence pertaining to the determination of the rental rate per square foot. The Deciding Arbitrator shall render his or her decision by written notice to each party. The determination of the Deciding Arbitrator will be final and binding upon Landlord and Tenant .. The cost of the arbitration (including the charges of the arbitrator selected by the other party but not the cost of the other party's appraisal) will be paid by Landlord if the Deciding Arbitrator selects the Tenant's Rental Rate Notice. Conversely, the cost of the arbitration (including the charges of the arbitrator selected by the other party but not the cost of the other party's appraisal) will be paid by Tenant if the Deciding Arbitrator selects the Landlord's Rental Rate Notice. 4.d.(2).e. The readjusted rental in each case, whether determined by arbitration or by agreement of the parties themselves, shall be effective as of the rental Adjustment Date. 4.e. Late Payment Charge: If any Rent is not received by Landlord from Tenant by the third (3'd) business day after such Rent is due, Tenant shall immediately pay to landlord a late charge equal to five percent (5%) of the amount of such Rent. Should Tenant pay said late charge but fail to pay contemporaneously therewith all unpaid amounts of Rent, Landlord's acceptance of this late charge shall not constitute a waiver of Tenant's default with respect to Tenant's nonpayment nor prevent Landlord from exercising all other rights and remedies available to Landlord under this Lease or under law. If any check received by Landlord from Tenant is returned unpaid for any reason, Landlord reserves the right to charge, and Tenant agrees to pay, an additional charge up to the maximum amount allowed by law. Landlord's acceptance of this additional charge shall not constitute a waiver of Tenant's default with respect to Tenant's returned check nor prevent Landlord from exercising all other rights and remedies available to Landlord under this Lease or under law. Unpaid amounts of rent, late charges, or additional charges shall bear interest at the rate of twelve (12%) percent per annum until paid. 4.f. Other Fees and Charges: Tenant shall pay, in addition to the Minimum Monthly Rent and other charges identified in this Lease, all non-discriminatory fees and charges now in effect or hereafter levied or established by Landlord or charged against the Premises and against other similarly situated Tenants at the Airport by Landlord, or levied or established by, or against the Premises by, any other governmental agency or authority, being or becoming levied or charged against the Premises, structures, business operations, or activities conducted by or use made by Tenant of, on, and from the Premises, including without limitation, Aircraft Rescue and Fire Fighting or services rendered to the Tenant or the Premises. 6 5, LEASEHOLD EXCISE TAX: Tenant shall pay to Landlord the leasehold excise tax as established by RCW Chapter 82.29A, as amended, or any replacement thereof, which t",x shal! be in addition to the Minimum Monthly Rent and other charges payable under this Lease and shall be paid separately to the Director of Finance, City of Renton, at the same time the Minimum Monthly Rent is due. If the State of Washington or any other governmental authority having jurisdiction thereover shall hereafter levy or impose any similar tax or charge on this Lease or the leasehold estate, then Tenant shall pay such tax or charge when due. Such tax or charge shall be in addition to Minimum Monthly Rent and other charges payable under this Lease. 6. PAYMENT OF UTILITIES AND RELATED SERVICES: Tenant shall pay for all utilities and services used in the Premises, including without limitation electricity, gas, water, sewer, garbage removal, janitorial service, and any other utilities and services used in the Premises. Landlord shall not be liable for any loss or damage caused by or resulting from any variation, interruption, or failure of any utility services due to any cause whatsoever, except, and only to the extent caused by, Landlord's negligence. landlord shall not be liable for temporary interruption or failure of such services incidental to the making of repairs, alterations or improvements, or due to accident, strike, act of God, or conditions or events not under landlord's control. Temporary interruption or failure of utility services shall not be deemed a breach of the Lease or as an eviction of Tenant, or relieve Tenant from any of its obligations hereunder. 7. TENANT'S ACCEPTANCE OF PREMISES: 7.a. Acceptance of Premises: Tenant accepts the Premises in their "AS IS" condition, except as otherwise provided in Appendix 2 -Parties' Schedule of Construction. Tenant accepts the Premises subject to all applicable federal, state, county and municipal laws, ordinances and regulations governing and regulating the use of the Premises. Subject to the other provisions of this Lease, this Lease is subject to all such laws, ordinances and regulations. Tenant acknowledges that, except as otherwise provided in this Lease, neither Landlord nor Landlord's agents have made any representation or warranty as to the suitability of the Premises for the conduct of Tenant's business or use. Except as otherwise provided herein, Landlord warrants Tenant's right to peaceably and quietly enjoy the Premises without any disturbance from Landlord, or others claiming by or through Landlord. 7.b. Landlord Demolition and Improvements: Landlord shall complete certain work on or near the Premises at its sole cost and expense as described in Appendix 2, Parties' Schedule of Demolition and Construction. 7.c. Phase I Environmental Assessment and Remediation: Within forty-five (45) days after the mutual execution of this Lease and prior to initiation of the demolition of any structures, Tenant, at its sole cost and expense, shall cause an environmental expert to complete an environmental audit of the Premises including sampling of soil and groundwater sufficient to characterize environmental conditions at the site. The scope of the audit shall be 7 subject to Landlord's prior written approval, which shall not be unreasonably withheld. The resuits of the audit will establish a "baseiine" environmental status of the Premises. Tenant shail not be responsible for any Hazardous Substances existing on the Premises that are not caused by Tenant or its contractors, agents, or employees, whether or not identified in the audit. In addition, if any Hazardous Substances on the Premises are not identified in the audit but are discovered during the construction by Tenant of improvements on the Property, and the presence of which was not caused by Tenant or Tenant's agents, contractors, licensees, or other representatives, landlord, at its cost and expense, shall either perform, or cause to have performed the Remediation of such Hazardous Substances or shall reimburse Tenant for any costs incurred by Tenant in performing such Remediation, and if the severity of the Remediation necessitates Washington State Department of Ecology ("DOE") involvement, then Landlord shall obtain a "No further Action letter" or other resolution from DOE. Any restrictive covenant proposed by DOE as a condition to issuing the "No Further Action letter" or other form of resolution shall not restrict significantly or substantially Tenant's normal operations on the Premises. If any Hazardous Substances on the Premises are not identified in the audit but are discovered during the construction by Tenant of improvements on the Property and construction is halted, Minimum Monthly Rent and all other amounts due hereunder shall abate in proportion to the interruption until such Hazardous Materials have been investigated and remediated as required by this Section 7.c and landlord has obtained the "No Further Action Letter" or other form of resolution from DOE. In addition, the Commencement Date shall be delayed by the length of any resulting construction delays upon written agreement between the parties. Notwithstanding the foregoing, there will be no abatement of rent if the presence of the Hazardous Substance was caused by Tenant. 7.d. Provision of Restroom Facilities: Tenant agrees to construct and/or provide restroom and/or toilet facilities for use by the flying public during normal business hours. The facilities so provided must be accessible by sub-tenants 24-hours per day, 7-days per week. 8. USE OF PREMISES: 8.a. Use of Premises: The Premises are leased to the Tenant for the following described purposes and uses necessary to said purposes, in accordance with the Airport Regulations and Minimum Standards pursuant to Section 8{e): 8.a.{1). Aircraft Maintenance and Repair including inspection, major and minor repair, and major and minor alteration of airframes, engines, avionics, interiors and aircraft components; 8.a.(2). Storage and tie-down of aircraft, both indoors and outdoors (and float storage); 8.a.{3). Sale and storage of aircraft parts, components and pilot supplies; 8.a.{4). Aircraft servicing with fluids and compressed gases; 8 8.a.(5). Aircraft grooming; 8.a.(6). Aircraft sales, leasing, and management; 8.a.(7). Aircraft Restoration Services; 8.a.(8). Flight Instruction; and 8.a.(9) Air Taxi/Charter If the Tenant desires to become a full service fixed based operator selling aviation fuel to the public, the Landlord will approve an amendment to this Lease allowing an additional Purpose of Use to permit the sale of Avgas or Jet A fuel from the premises. In that event, such additional use will become a Continuous Use as required in Section 8.b, below. 8.b. Continuous Use: Following the construction of improvements on the Premises by Tenant as described in Appendix 2, Parties' Schedule of Demolition and Construction, Tenant covenants that the Premises shall be continuously used for those purposes set out in 8.a.(1) and 8.a.(2), and some or all of the remaining purposes set forth above, during the Term, shall not be allowed to stand vacant or idle, subject to reasonable, temporary interruptions for maintenance, construction, or other purposes, and shall not be used for any other purpose without Landlord's prior written consent. Consent of Landlord to other types of aviation activities will not be unreasonably withheld. 8.c. Non-Aviation Uses Prohibited: Tenant agrees that the Premises may not be used for uses or activities that are not related, directly or indirectly, to aviation. 8.d. Signs: 8.d.(1). Advertising: No advertising matter or signs shall be displayed on the Premises or structures, at any time, without the prior written approval of Landlord, which approval will not be unreasonably withheld. 8.d.(2). Building Address: The building street number, as assigned by the City of Renton, shall be displayed in the upper right-hand corner of the East and West side of each building, as viewed from Perimeter Road and the Taxiway. The number type and color shall be as directed by the Airport Manager, and the number size shall be as required by current Fire Code. 8.e. Conformity with Laws. Rules and Regulations: Tenant shall comply with applicable federal, state, county and municipal laws, ordinances and regulations concerning the Premises and Tenant's use of the Premises. Tenant shall keep and operate the Premises and all structures, improvements, and activities in or about the Premises in conformity with the Airport Regulations and Minimum Standards and other reasonable rules and regulations now or hereafter adopted by Landlord, provided that all such Airport Regulations and Minimum 9 Standards and other rules adopted hereafter are non-discriminatory, and apply to all similarly situated tenants at the Airport, all at Tenant's cost and expense. Tenant shall keep and operate the Premises and all structures, improvements, and activities in or about the Premises in conformity with all rules and regulations now or hereafter adopted by (i) the Federal Aviation Administration, (ii) the State of Washington, or (iii) other state or federal governmental authority, all at Tenant's cost and expense. 8.f. Waste; Nuisance; Illegal Activities: Tenant shall not permit any waste, damage, or injury to the Premises or improvements thereon, nor allow the maintenance of any nuisance thereon, nor the use thereof for any illegal purposes or activities. 8.g. Increased Insurance Risk: Tenant shall not do or permit to be done in or about the Premises anything which will be dangerous to life or limb, or which will increase any insurance rates upon the Premises or other buildings and improvements at the Airport. 8.h. Hazardous Waste: 8.h.(1). Tenant's Representation and Warranty: Tenant shall not dispose of or otherwise allow the release of any Hazardous Substances in, on or under the Premises, or the Property, or in any tenant improvements or alterations placed on the Premises by Tenant. Tenant represents and warrants to Landlord that Tenant's intended use of the Premises does not and will not involve the use, production, disposal or bringing on to the Premises of any hazardous substance, hazardous material, waste, pollutant, or contaminant, as those terms are defined in any federal, state, county, or city law or regulation (collectively, "Hazardous Substances") other than fuels, lubricants and other products which are customary and necessary for use in Tenant's ordinary course of business, provided that such products are used, stored and disposed of in accordance with applicable laws and manufacturer's and supplier's guidelines. Tenant shall promptly comply with all laws and with all orders, decrees or judgments of governmental authorities or courts having jurisdiction, relating to the use, collection, treatment, disposal, storage, control, removal or cleanup by Tenant of Hazardous Substances, in, on or under the Premises, or incorporated in any improvements or alterations made by Tenant to the Premises, at Tenant's sole cost and expense. 8.h.(2). Standard of Care: Tenant agrees to use a high degree of care to be certain that no Hazardous Substances are improperly used, released or disposed in, on or under the Premises during the Term by Tenant, or its authorized representatives, or are improperly used, released or disposed on the Premises by the act of any third party. 8.h.(3). Compliance Notification: In the event of non-compliance by Tenant, after notice to Tenant and a reasonable opportunity for Tenant to effect such compliance, Landlord may, but is not obligated to, enter upon the Premises and take such actions and incur such costs and expenses to effect such compliance with laws as it deems advisable to protect its interest in the Premises, provided, however that Landlord shall not be obligated to give Tenant notice and an opportunity to effect such compliance if (i) such delay might result in material 10 adverse harm to the Premises or the Airport, or {ii) an emergency exists. Tenant shall reimburse Landlord for the full amount of all costs and expenses incurred by Landlord in connection with such compliance activities, and such obligation shall continue even after expiration or termination of the Term. Tenant shall notify Landlord immediately of any release of any Hazardous Substances in, on or under the Premises. 8.h.(4). Indemnity: 8.h.(4)(a). Landlord shall have no responsibility to the Tenant, or any other third party, for remedial action under R.C.W. Chapter 70.1050, or any other federal, state, county or municipal laws, in the event of a release of or disposition of any Hazardous Substances in, on or under the Premises during the Term that were caused by Tenant. Tenant shall defend, indemnify and hold harmless Landlord from any obligation or expense, including, but not limited to, fees incurred by the landlord for attorneys, consultants, engineers, damages, environmental resource damages, and remedial action under R.C.W. Chapter 70.105D, arising by reason of the release or disposition of any Hazardous Substances in, on or under the Premises during the Term that are caused by Tenant. 8.h.(4)(b). Tenant shall have no responsibility to the Landlord, or any other third party, for remedial action under R.C.W. Chapter 70.105D, or other federal, state, county or municipal laws, nor shall Tenant have any other liability or responsibility of any kind, in the event of the presence, release, or disposition of any Hazardous Substance on, in, or under the Premises unless such presence, release, or disposition of any Hazardous Substance was caused by Tenant. landlord shall defend, indemnify and hold harmless Tenant, any financial institution or entity that finances in whole or in part Tenant's construction on the Premises, and their directors, officers, agents, employees, and contractors (collectively, "lndemnitees") from any claims (including without limitation third party claims for personal injury or real or personal property damage), actions, administrative proceedings, judgments, penalties, fines, liability, loss, damage, obligation or expense, including, but not limited to, increased costs of construction and increased interest or other costs related to any loan obtained by Tenant in connection with the Premises, fees incurred by Tenant or any lndemnitee for attorneys, consultants, engineers, damages, environmental resource damages, and remedial action under R.C.W. Chapter 70.105D or other Remediation, arising from or in connection with the presence, suspected presence, release or suspected release of any Hazardous Substances in, on or under the Premises that is not caused, in whole or in part, by Tenant or the lndemnitees. 8.h.(4)(c). The provisions of this Subsection 8.h.(4) shall survive the expiration or sooner termination of the Term. No subsequent modification or termination of this Lease by agreement of the parties or otherwise shall be construed to waive or to modify any provisions of this Section unless the termination or modification agreement or other document expressly so states in writing. 8.h.(5). Dispute Resolution: In the event of any dispute between the parties concerning whether any Hazardous Substances were brought onto the Premises by Tenant, or 11 whether any reiease of or disposition of any Hazardous Substance was caused by Tenant, the parties agree to submit the dispute for resolution by arbitration upon demand by either party. Each party shall select one (1) arbitrator. The two (2) selected arbitrators, if unable to agree within a period of thirty (30) days after such appointment, as that term is defined in Section 4.d.(2) of this Lease, shall select a third arbitrator. The arbitrators shall be environmental consultants with experience in the identification and remediation of Hazardous Substances. The arbitrators shall make their decision in writing within sixty {60) days after their appointment, unless the time is extended by the agreement of the parties. The decision of a majority of the arbitrators shall be final and binding upon the parties. Each party shall bear the cost of the arbitrator named by it. The expenses of the third arbitrator shall be borne by the parties equally. 8.i. Aircraft Registration Compliance: The Tenant is hereby notified of the Washington State law concerning aircraft registration. See Exhibit B {"Aircraft Laws and Regulations, RCW 47.68.250: Public Highways and Transportation."). 8.i.(1}. Tenant shall annually, during the month of January, submit a report of aircraft status to the Airport Manager. One copy of this report shall be used for each aircraft owned by the Tenant, and sufficient forms will be submitted to identify all aircraft owned by the Tenant and the current registration status of each aircraft. If an aircraft is unregistered, an unregistered aircraft report shall also be completed and submitted to the Airport Manager. 8.i.(2). Tenant shall require from an aircraft owner proof of aircraft registration or proof of intent to register an aircraft as a condition of sub-leasing tie-down or hangar space for an aircraft. Tenant shall further require that annually, thereafter, each aircraft owner using the Tenant's Premises submit a report of aircraft status, or, if an aircraft is unregistered, an unregistered aircraft report. Tenant shall annually, during the month of January, collect the aircraft owners' reports and submit them to the Airport Manager. 8.j. Aircraft airworthiness: Aircraft placed, parked or stored other than within hangar buildings must be airworthy. Whenever an aircraft is temporarily undergoing repairs, a red tag must be affixed to the aircraft stating the type of repairs being made, the date repairs started, and the date repairs will be completed. When requested by the Landlord, the Tenant must provide a schedule showing when repairs will be completed. Landlord will allow reasonable revision of said schedule. The requirements of this Section 8.j shall be enforced against Tenant only to the extent that the restrictions are enforced against all similarly situated tenants at the Airport on a non-discriminatory basis. If after 15 calendar days after notice by Landlord to cure a violation of this provision, Tenant fails to adhere to an agreed-upon repair schedule, or fails to place and maintain the required red tag on the aircraft, then Tenant shall pay to Landlord a penalty equal to $20.00 for each day from the end of the 15 day cure period described above until the day the aircraft is actually repaired. 8.k. End of Lease Environmental Assessment: At the end of the Term, Landlord shall cause to be performed a Phase I Environmental Assessment or, in the event nomenclature has 12 changed, its equivalent, either at its sole cost and expense or at the cost and expense of a new tenant. Said assessment shall be completed no less than three (3) months after the end of the Term. Landlord shall provide Tenant with one (1) original copy of said assessment. 9. MAINTENANCE: 9.a. Maintenance of Premises: The Premises and all of the improvements or structures thereon shall be used and maintained by Tenant in a neat, orderly, and sanitary manner. Landlord shall not be called upon to make any improvements, alteration, or repair of any kind upon the Premises. Tenant is responsible for the clean-up and proper disposal at reasonable and regular intervals of rubbish, trash, waste and leaves upon the Premises, including that blown against fences bordering the Premises, whether as a result of the operation of Tenant's aircraft tie-down storage activities or having been deposited upon the Premises from other areas. Tenant shall maintain in good condition and repair the Premises, subject to ordinary wear and tear, including without limitation, the interior and exterior walls, floors, roof, and ceilings, and any structural portions of the Premises the exterior and interior portions of all doors, windows, glass, utility facilities, plumbing and sewage facilities within the building or under the floor slab including free flow up to the main sewer line, parking areas, landscaping, fixtures, heating, ventilating and air conditioning, including exterior mechanical equipment, exterior utility facilities, and exterior electrical equipment serving the Premises. Tenant shall make all repairs, replacements and renewals, whether ordinary or extraordinary, anticipated or unforeseen, that are necessary to maintain the Premises in the condition required by this Section. 9.b. Removal of Snow/Floodwater/Mud: Tenant shall remove from the Premises all snow and/or floodwaters or mud deposited therefrom, with the disposition thereof to be accomplished in such a manner so as to not interfere with or increase the maintenance activities of Landlord upon the public areas of the Airport. 9.c. Maintenance of Building Exterior: Tenant shall promptly repair or replace any ripped or corroded skin of the 287 and 289 Buildings, or correct any damage or deterioration of the exterior portion of the 287 and 289 Buildings surface in a manner reasonably acceptable to the Landlord. On the 287 and 289 Hangar Buildings, Tenant shall cause the building on the Premises to be painted in the event that the paint becomes checked, cracked, flaked, chalked or changed color. Tenant shall cause the 287 Building to be painted in a) the ninth (9'h) or tenth (lO'h} (2021 or 2022}, b} nineteenth (19th) or twentieth {20 1h) (2031 or 2032), and c) twenty-ninth (29'h) or thirtieth (30'h) (2041 or 2042), years of this lease unless, within the immediately preceding five (5) years, the building had already been repainted. Additionally, Tenant shall cause the 287 Building to be painted in the thirty-ninth (39'h) year of this lease (2051), irrespective of when the 287 Building was previously painted. Tenant shall cause the 289 Building to be repainted in a) the nineteenth (19'h) or twentieth (2.0 1h) (2031 or 2032), and b) twenty-ninth (29'hl or thirtieth (30'h) (2041 or 2042), years of this lease. In the event that the 289 Building was repainted in years fifteen through twenty (15-?0) inclusive, Tenant shall repaint the building in year twenty one (21) of this lease and resume the schedule set out 13 above. Additionaliy, Tenant shall cause the 289 Building to be painted in the thirty-ninth (39'h) year of this lease (2051), irrespective of when the 289 Building was previously painted. 9.d. Maintenance. Repair and Marking of Pavement: Tenant shall be responsible for, and shall perform, the maintenance, repair and marking (painting) of pavement surrounding the buildings within and on the Premises. Such maintenance and repair shall include, as a minimum, crack filling, weed control, slurry seal and the replacement of unserviceable concrete or asphalt pavements, as necessary. To the degree the concrete and asphalt pavements are brought to FAA standards (see Advisory Circular 150/5370) at any time during the Term of this Lease, Tenant shall maintain the concrete and asphalt pavements in such condition. 9.e. Right to Inspect: Tenant will allow landlord or Landlord's agent free access at all reasonable times to the Premises for the purpose of inspection, or of making repairs, additions or alterations to the Premises, or any property owned by or under the control of Landlord. Landlord shall provide ten (10) days' advance notice of any such inspection and use reasonable efforts not to interfere with Tenant's use of the Premises during any such inspection. 9.f. Landlord May Perform Maintenance: If Tenant fails to perform Tenant's obligations under this Section, Landlord may, at its option, but shall not be required to, enter the Premises, after thirty {30) days' prior written notice to Tenant, except in the event of an emergency when no notice shall be required, and put the same in good order, condition and repair, and the cost thereof together with interest thereon at the rate of twelve (12%) percent per annum shall become due and payable as additional rental to Landlord together with Tenant's next installment of Rent. 10. ALTERATIONS: 10.a. Initial Construction: Landlord and Tenant agree that each contemplates the construction on the Premises of a building consisting of a Hangar, Lobby and Office Space. The construction of said building is governed by the provisions set out in Appendix 2, the Parties' Schedule of Demolition and Construction. 10.b. Landlord's Consent Required for Subsequent Alterations: After the construction described in Appendix 2, Parties' Schedule of Construction, Tenant will not make any alterations, additions or improvements in or to the Premises without the written consent of Landlord first having been obtained, which consent shall not be unreasonably withheld, conditioned, or delayed. However, Landlord's consent shall not be required for any improvements that do not require a building permit. 10.c. Protection from Liens: Before commencing any work relating to alterations, additions and improvements affecting the Premises ("Work"), Tenant shall notify Landlord in writing of the expected date of commencement of the Work. Tenant shall pay, or cause to be paid, all costs of labor, services and/or materials supplied in connection with any Work. Tenant shall keep the Premises free and clear of all mechanics' and materialmen's liens and other liens 14 resuiting from any Work. Tenant shail have the right to contest the correctness or validity of any such lien if_. immediately on demand by landlord, it procures and records a lien release bond issued by a responsible corporate surety in an amount sufficient to satisfy st,tutory requirements therefor in the State of Washington. Tenant shall promptly pay or cause to be paid all sums awarded to the claimant on its suit, and, in any event, before any execution is issued with respect to any judgment obtained by the claimant in its suit or before such judgment becomes a lien on the Premises, whichever is earlier. If Tenant shall be in default under this Section, by failing to provide security for or satisfaction of any mechanic's or other liens, then Landlord may, at its option, in addition to any other rights or remedies it may have, discharge said lien by (i) paying the claimant an amount sufficient to settle and discharge the claim, (ii) procuring and recording a lien release bond, or (iii) taking such other action as Landlord shall deem necessary or advisable, and, in any such event, Tenant shall pay as Additional Rent, on Landlord's demand, all reasonable costs (including reasonable attorney fees) incurred by Landlord in settling and discharging such lien together with interest thereon at the rate of twelve (12%) percent per year from the date of Landlord's payment of said costs. Landlord's payment of such costs shall not waive any default of Tenant under this Section. 10.d. Bond: At any time Tenant either desires to or is required to commence construction on the Premises or make any repairs, alterations, additions, improvements or utility installation thereon, or otherwise, Landlord may at its sole option require Tenant, at Tenant's sole cost and expense, to obtain and provide to Landlord a performance bond in an amount equal to one and one-half (1-1/2) times the estimated cost of such improvements, to insure Landlord against liability for mechanics and materialmen's liens and to insure completion of the work. 10.e. Notification of Completion: Upon completion of capital improvements made on the Premises, Tenant shall promptly notify Landlord of such completion. 10.f. Landlord May Make Improvements: Tenant agrees that Landlord may, at its option and at its expense, make repairs, alterations or improvements which Landlord may deem necessary or advisable for the preservation, safety, or improvement of utilities or Airport infrastructure on the Premises, if any. landlord shall provide ten (10) days' advance notice of any such work and use reasonable efforts to not interfere with Tenant's use of the Premises during any such work. 11. IMPROVEMENTS: As further consideration for this lease, it is agreed that upon the expiration or sooner termination of the Term, all structures and any and all improvements of any character whatsoever installed on the Premises shall be and become the property of the Landlord, and title thereto shall automatically pass to Landlord at such time, and none of such improvements now or hereafter placed on the Premises shall be removed therefrom at any time without Landlord's prior written consent. During the Term, Tenant shall hold title to all improvements placed by Tenant on the Premises. Tenant covenants and agrees that Tenant will pay and satisfy in full all outstanding liens, or other debts, affecting or encumbering such improvements before transfer of ownership of such improvements to Landlord upon the 15 expiration or sooner termination of the Term. Alternatively, Landlord may, at its option, require Tenant, upon the expiration or sooner termination of the Term, if any, to remove any and all improvements and structures installed by Tenant from the Premises and repair any damage caused thereby, at Tenant's expense. 12. EXEMPTION OF LANDLORD FROM LIABILITY: landlord or Landlord's agents shall not be liable for injury to persons or to Tenant's business or loss of income therefrom or for damage which may be sustained by the person, goods, wares, merchandise or property of Tenant, its authorized representatives, or any other person in or about the Premises, caused by or resulting from (a) fire, electricity, gas, water or rain which may leak or flow from or into any part of the Premises, (b) any defect in or the maintenance or use of the Premises, or any improvements, fixtures and appurtenances thereon, {c) the Premises or any improvements, fixtures and appurtenances thereon becoming out of repair, (d) the breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires, appliances, plumbing, heating, ventilating or air conditioning or lighting fixtures of the Premises, (e) flooding of the Cedar River or other body of water, or from any other source whatsoever, whether within or without the Premises; or (f) any act or omission of any other tenant or occupant of the building in which the Premises are located, or their agents, servants, employees, or invitees, provided, that the foregoing exemption shall not apply to losses to the extent caused by Landlord's or its agents', contractors', or employees' negligence or willful misconduct. 13. INDEMNITY AND HOLD HARMLESS: Tenant shall defend, indemnify and hold harmless Landlord against any and all claims arising from (a) the conduct and management of, or from any work or thing whatsoever done in or about, the Premises or the improvements or equipment thereon during the Term, or (b) arising from any act or negligence of the Tenant or any of its agents, contractors, patrons, customers, employees, or invitees on the Airport, or (c) arising from any accident, injury, or damage whatsoever, however caused, to any person or persons, or to the property of any person, persons, corporation or other entity occurring during the Term in, on or about the Premises, and from and against all costs, attorney's fees, expenses, and liabilities incurred in or from any such claims or any action or proceeding brought against the Landlord by reason of any such claim, in each case except to the extent caused by the negligence of Landlord, its agents, contractors, employees, or its authorized representatives. Notwithstanding the foregoing, Tenant's indemnity shall not apply to claims arising from aviation activities of its patrons, customers, subtenants, or invitees. On notice from Landlord, Tenant, at Tenant's expense, shall defend any such action or proceeding forthwith with counsel reasonably satisfactory to, and approved by, Landlord. Landlord shall indemnify, defend, and hold Tenant harmless from and against any and all claims, losses, damages, costs, attorney's fees, expenses, and liabilities arising from the negligence or willful misconduct of Landlord or any of its agents, contractors, employees, or authorized representatives. On notice from Tenant, Landlord, at landlord's expense, shall defend any such action or proceeding forthwith. The indemnity in this Section shall not apply to Hazardous Substances, which is addressed elsewhere in this Lease. 16 14. ASSIGNMENT & SUBLETIING: 14.a. Assignment/Subletting: Tenant shall not voluntarily assign or er.cumber its interest in this Lease or in the Premises, or sublease any part or all of the Premises, without Landlord's prior written consent, which consent shall not be unreasonably withheld, conditioned, or delayed. Any assignment, encumbrance or sublease without Landlord's consent shall be void and shall constitute a default by Tenant under this Lease. No consent to any assignment or sublease shall constitute a waiver of the provisions of this Section and no other or subsequent assignment or sublease shall be made without landlord's prior written consent. Before an assignment or sub-lease will be approved, the proposed assignee or sub- tenant must comply with provisions of the then current Airport Leasing Policies, including, but not limited to the "Analysis of Tenant's Financial Capacity," independent of Tenant's compliance or Financial Capacity. Landlord recognizes and acknowledges that, notwithstanding the requirements of this Section 14.a, Tenant may sublease all or a portion of the Premises to Ace Aviation, Inc. and the Tenant may then exercise the Tenant's rights to further sublease the Premises as provided for in Section 14.b, below. In the case of an assignment of the full leasehold interest and/or complete sale of the stock or other interests in the entity constituting Tenant and concomitant transfer of ownership of said entity, {a) in the case of an assignment, the proposed assignee shall deliver to Landlord a written instrument duly executed by the proposed assignee stating that it has examined this Lease and agrees to assume, be bound by and perform all of Tenant's obligations under this Lease accruing after the date of such assignment, to the same extent as if it were the original Tenant, and {b) in the case of a stock transfer, Transferee shall deliver a written acknowledgment that it shall continue to be bound by all the provisions of this Lease after the transfer. Except in the case of an assignment of the full leasehold interest, any assignment permitted herein will not relieve Tenant of its duty to perform all the obligations set out in this lease or addenda hereto. In no event will the assignment of the full leasehold interest or the complete sale of the stock or other interests in the entity constituting Tenant and concomitant transfer of ownership of said entity cause an extension of the Term of this Lease. 14.b. Permitted Subletting: Notwithstanding the provisions of Section 14.a. above, Tenant may sublet portions of the Premises for the purpose of aircraft hangar storage and airplane tie-down space, without Landlord's prior written consent, on a month-to-month or longer basis (but not longer than the Term), provided that Landlord is informed on at least an annual basis, in writing, of the name of the subtenant(s), the purpose of the sublease, the amount of the rental charged, and the type of aircraft stored (make, model and registration number). Additionally, such information shall be disclosed upon request by Landlord. 14.c. Conditions to Assignment or Sublease: Tenant agrees that any instrument by which Tenant assigns or sublets all or any portion of the Premises shall (i) incorporate this Lease by reference, (ii) expressly provide that the assignee or subtenant may not further assign or sublet the assigned or sublet space without Landlord's prior written consent (which consent shall not, subject to Landlord's rights under this Section, be unreasonably withheld, 17 • conditioned, or delayed), (iii) acknowledge that the assignee or subtenant will not violate the provisions of this Lease, and (iv) in the case of any assignment, acknowledge that Landlord may enforce the provisions of th is Lease directly against such assignee. If this Lease is assigned, whether or not in violation of the terms and provisions of this Lease, Landlord may collect Rent from the assignee. Acceptance of rent by the Landlord shall not be a waiver of any of Landlord's remedies against Tenant for violation of provisions of this Lease. A subtenant may cure Tenant's default. In either event, Landlord shall apply the amount collected from the assignee or subtenant to Tenant's obligation to pay Rent under this Lease. 14.d. No Release of Tenant's Liability: Neither an assignment or subletting nor the collection of Rent by Landlord from any person other than Tenant, nor the application of any such Rent as provided in this Section shall be deemed a waiver of any of the provisions of this Section or release Tenant from its obligation to comply with the terms and provisions of this Lease and Tenant shall remain fully and primarily liable for all of Tenant's obligations under this Lease, including the obligation to pay Rent under this Lease, unless Landlord otherwise agrees in writing. Notwithstanding the foregoing, in the event that Landlord's consent to assignment is obtained for a complete assignment and Assignee agrees in writing to assume all of the obligations and liabilities of this Lease accruing after such assignment, Tenant shall be relieved of all liability arising from this Lease and arising out of any act, occurrence or omission occurring after Landlord's consent is obtained. To the extent that any claim for which indemnification of the Landlord (including with respect to Hazardous Substances) arises after Tenant's complete assignment for conduct predating said assignment, the Tenant shall not be relieved of obligations or liability arising from this Lease. 14.e. Documentation: No permitted subletting by Tenant shall be effective until there has been delivered to Landlord a copy of the sublease and an executed Operating Permit and Agreement in which the subtenant agrees not to violate and to act in conformity with the terms and provisions of this Lease; provided, that no Operating Permit shall be required for the subletting of hangar or tie-down space for aircraft storage purposes. No permitted assignment shall be effective unless and until there has been delivered to Landlord a counterpart of the assignment in which the assignee assumes all of Tenant's obligations under this Lease arising on or after the date of the assignment. 14.f. No Merger: Without limiting any of the provisions of this Section, if Tenant has entered into any subleases of any portion of the Premises, the voluntary or other surrender of this Lease by Tenant, or a mutual cancellation by Landlord and Tenant, shall not work a merger and shall terminate all or any existing subleases or subtenancies. 15. DEFAULT AND REMEDIES: 15.a. Default: The occurrence of any of the following shall constitute a default by Tenant under this Lease: 18 • • 15.a.(1). Failure to Pay Rent: Failure to pay Rent when due, if the failure continues for a pc'riod of three (3) business days after notice of such default has been given by Landlord to Tenant. 15.a.(2). Failure to Cornply with Airport Regulations and Minimum Standards: Failure to comply with the Airport Regulations and Minimum Standards, if the failure continues for a period of twenty-four (24) hours after notice of such default is given by Landlord to Tenant. If the failure to comply cannot reasonably be cured within twenty-four (24) hours, then Tenant shall not be in default under this Lease if Tenant commences to cure the failure to comply within twenty-four (24) hours and diligently and in good faith continues to cure the failure to comply. However, said inability to cure within twenty-four (24) hours, diligence and good faith notwithstanding, cannot be based on financial incapacity. 15.a.(3). Other Defaults: Failure to perform any other provision of this Lease, EXCEPT those requirements in Appendix 5, if the failure to perforrn is not cured within thirty (30) days after notice of such default has been given by Landlord to Tenant. If the default cannot reasonably be cured within thirty (30) days, then Tenant shall not be in default under this Lease if Tenant commences to cure the default within thirty (30) days and diligently and in good faith continues to cure the default. 15.a.(4). Appointment of Trustee or Receiver: The appointment of a trustee or receiver to take possession of substantially all of the Tenant's assets located at the Premises or of Tenant's interest in this Lease, where possession is not restored to Tenant within sixty (60) days; or the attachment, execution or other judicial seizure of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, where such seizure is not discharged within sixty (60) days. 15.b. Additional Security: If Tenant is in default under this Lease, and such default remains uncured for more than three {3) business days after Landlord gives Tenant notice of such default, then Landlord, at landlord's option, may require Tenant to provide adequate assurance of future performance of all of Tenant's obligations under this Lease in the form of a deposit in escrow, a guarantee by a third party acceptable to Landlord, a surety bond, a letter of credit or other security acceptable to, and approved by, Landlord. If Tenant fails to provide such adequate assurance within twenty (20) days of receipt of a request by Landlord for such adequate assurance, such failure shall constitute a material breach of this Lease and Landlord may, at its option, terminate this Lease. 15.c. Remedies: If Tenant commits a default, then following the expiration of the notice and cure periods set forth in Section 15.a above, Landlord shall have the following alternative remedies, which are in addition to any remedies now or later allowed by law, and landlord shall use reasonable efforts to mitigate its damages: 15.c.{l). Maintain Lease in Force: To rnaintain this Lease in full force and effect and recover the Rent and other monetary charges as they become due, without terminating Tenant's right to possession, irrespective of whether Tenant shall have abandoned the 19 • Premises. If Landlord elects to not terminate the Lease, Landlord shall have the right to attempt to re-iet the Premises at such rent and upon such cond,tions and for such a term, and to do all acts necessary to maintain or preserve the Premises as Landlord deems reasonable and necessary, without being deemed to have elected to terminate the lease, including removal of all persons and property from the Premises; such property may be removed and stored in a public warehouse or elsewhere at the cost of and on the account of Tenant. In the event any such re-letting occurs, this Lease shall terminate automatically upon the new Tenant taking possession of the Premises. Notwithstanding that Landlord fails to elect to terminate the Lease initially, landlord at any time during the Term may elect to terminate this Lease by virtue of such previous default of Tenant so long as Tenant remains in default under this Lease. 15.c.(2). Terminate lease: To terminate Tenant's right to possession by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. In such event Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant's default including without limitation thereto, the following: (i) any and all unpaid Rent which had been earned at the time of such termination, plus (ii) any and all Rent which would have been earned after termination until the time of occupancy of the Premises by a new tenant following the re-letting of the Premises, plus (iii) any other amount necessary to compensate landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lease or which in the ordinary course of business would be likely to result therefrom, including without limitation, any costs or expenses incurred by Landlord in (A) retaking possession of the Premises, including reasonable attorney fees therefor, (Bl maintaining or preserving the Premises after such default, (C) preparing the Premises for re-letting to a new tenant, including repairs or necessary alterations to the Premises for such re-letting, (D) leasing commissions incident to re-letting to a new tenant, and (E) any other costs necessary or appropriate to re-let the Premises; plus (iv) at landlord's election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable state law. The amounts referenced in this Section include interest at 12% per annum, or the judgment interest rate allowed by law that is applicable at that time, whichever is greater. 16. BINDING AGREEMENT: Subject to the restriction upon assignment or subletting as set forth herein, all of the terms, conditions, and provisions of this Lease shall be binding upon the parties, their successors and assigns, and in the case of a Tenant who is a natural person, his or her personal representative and heirs. 17. CONDEMNATION: If the whole or any substantial part of the Premises shall be condemned or taken by Landlord or any county, state, or federal authority for any purpose, then the Term shall cease as to the part so taken from the day the possession of that part shall be required for any purpose, and the rent shall be paid up to that date. From that day the Tenant shall have the right to either cancel this lease and declare the same null and void, or to continue in the possession of the remainder of the same under the terms herein provided, except that the rent shall be reduced in proportion to the amount of the Premises taken for such public purposes. All damages awarded for such taking for any public purpose shall belong 20 • to and be the property of the Landlord, whether such damage shall be awarded as compensation for the diminution in value to the leasehold, or to the fee of the Premises herein leased. Damages awarded for the taking of Tenant's improvements located on the Premises shall belong to and be awarded to Tenant. 18. SURRENDER OF PREMISES: Tenant shall quit and surrender the Premises at the end of the Term in as good a condition as the reasonable use thereof would permit, normal wear and tear excepted. Alterations, additions or improvements which may be made by either of the parties hereto on the Premises, except movable office furniture or trade fixtures put in at the expense of Tenant, shall be and remain the property of the landlord and shall remain on and be surrendered with the Premises as a part thereof at the termination of this Lease without hindrance, molestation, or injury. Tenant may remove from the Premises movable office furniture or trade fixtures put in at the expense of Tenant. Tenant shall, at its expense, properly and promptly repair to Landlord's reasonable satisfaction any damage to the Premises occasioned by Tenant's use thereof, or by the removal of Tenant's movable office furniture or trade fixtures,-which repair shall include the patching and filling of holes and repair of structural damage. 19. INSURANCE: 19.a. Personal Property: Tenant, at its expense, shall maintain in force during the Term a policy of special form -causes of loss or all risk property insurance on all of Tenant's structures, alterations, improvements, trade fixtures, furniture and other personal property in, on or about the Premises, in an amount equal to at least their full replacement cost. Any proceeds of any such policy available to Tenant shall be used by Tenant for the restoration of Tenant's structures, alterations, improvements and trade fixtures and the replacement of Tenant's furniture and other personal property. Any portion of such proceeds not used for such restoration shall belong to Tenant. Tenant shall not be required to restore structures, alterations, improvements or trade fixtures if available insurance proceeds are not sufficient to do so. 19.b. Liability Insurance: Tenant, at its expense, shall maintain in force during the Term the following types of insurance (or equivalents): a policy of airport liability insurance (including commercial general liability, aircraft products and completed operations coverage, and hangar keepers liability coverage) with the following limits: products and completed operations coverage: $1,000,000 per occurrence, $2,000,000 annual aggregate; hangar keepers liability: $1,000,000 each aircraft and, $1,000,000 per occurrence; storage tank liability insurance with limits of $1,000,000 per occurrence and $2,000,000 aggregate; operator of aircraft liability insurance in the amount of $1,000,000 per occurrence. Notwithstanding the foregoing, if any similarly situated tenant at the Airport is required to carry insurance coverages or limits lower than those required under this Lease, Tenant's insurance obligations shall be limited to those lower requirements, and Landlord shall provide reasonable information about insurance requirements applicable to other tenants upon request. The limits of said insurance shall not, however, limit the liability of Tenant hereunder. Landlord 21 • shall be named as an additional insured on Tenant's airport liability insurance solely with rsspect to the operations of the named insured (i.e., Tenant), Tenant with that coverage being primary and non-contributory with any other policy(ies) carried by, or available to, Landlord. Should any of the above described policies be cancelled before the expiration date thereof, notice will be delivered in accordance with the policy provisions. 19.c. Insurance Policies: Insurance required hereunder shall be written by a company or companies authorized to do business in the State of Washington, rated A-VII or better in the most recent edition of "Best's Insurance Guides." The Liability Insurance limits set out in Section 19.b shall be subject to change every 6 years, to coincide with the rental adjustment date. The new Liability Insurance limits shall be established by the then current limits being imposed by Landlord on Airport tenants within the immediately preceding 6 years. Insurance required herein shall provide coverage on an occurrence basis, not a claims-made basis. Notice of increased minimum insurance coverage amounts shall be sent to the Tenant at least ninety (90) days prior to the annual renewal date of the Tenant's insurance. Prior to possession (but for the property insurance, upon the issuance of a certificate of occupancy), the Tenant shall deliver to Landlord documents, in a form acceptable to Landlord, evidencing the existence and amounts of such insurance. There shall be no lapse in coverages required herein, any lapse shall constitute a substantial breach of this Lease. Tenant shall, prior to the expiration of such policies, furnish Landlord with evidence of renewal or suitable replacement of such insurance, in a form acceptable to Landlord. Tenant shall not do or permit to be done anything which shall invalidate the insurance policies referred to above. Tenant shall forthwith, upon Landlord's demand, reimburse Landlord for any additional premiums for insurance carried by Landlord attributable to any act or omission or operation of Tenant causing such increase in the cost of insurance. If Tenant shall fail to procure and maintain such insurance, then Landlord may, but shall not be required to, procure and maintain the same, and Tenant shall promptly reimburse Landlord for the premiums and other costs paid or incurred by landlord to procure and maintain such insurance. 19.d. Waiver of Subrogation: Tenant and Landlord each waives any and all rights of recovery against the other, or against the officers, employees, agents and representatives of the other, for loss of or damage to such waiving party or its property or the property of others under its control, where such loss or damage is insured against under any insurance policy in force at the time of such loss or damage or, in the case of Landlord, that would be covered under a property insurance policy for the full replacement value of any improvements owned by Landlord at the Airport. Tenant shall, upon obtaining the policies of insurance required hereunder, give notice to the insurance carriers that the foregoing mutual waiver of subrogation is contained in this lease. 20. TAXES: Tenant shall be responsible for the payment of any and all taxes and assessments upon any property or use acquired under this Lease and upon any alterations or improvement made by Tenant to the Premises. 22 21. HOLDING OVER: If Tenant, without landlord's prior conseni, remains in possession of the Premises after exp I cation or termination of the Term, or after the date in any notice given by Landlord to Tenant terminating this Lease, such possession by Tenant shall be deemed to be a month-to-month tenancy terminable by landlord by a notice given to Tenant at least thirty (30) days prior to the end of any such monthly period or by Tenant by a notice given to Landlord at least thirty (30) days prior to the end of any such monthly period. During such month-to-month tenancy, Tenant shall pay Rent in the amount then agreed to in writing by Landlord and Tenant. All provisions of this Lease, except those pertaining to term, shall apply to the month-to-month tenancy. 22. NO WAIVER: It is further covenanted and agreed between the parties hereto that no waiver by Landlord of a breach by Tenant of any covenant, agreement, stipulation, or condition of this lease shall be construed to be a waiver of any succeeding breach of the same covenant, agreement, stipulation, or condition, or a breach of any other covenant agreement, stipulation, or condition. The acceptance by the Landlord of rent after any breach by the Tenant of any covenant or condition by Tenant to be performed or observed shall be construed to be payment for the use and occupation of the Premises and shall not waive any such breach or any right of forfeiture arising therefrom. 23. NOTICES: All notices or requests required or permitted under this lease shall be in writing; shall be personally delivered, delivered by a reputable express delivery service such as Federal Express or OHL, or sent by certified mail, return receipt requested, postage prepaid, and shall be deemed delivered on receipt or refusal. All notices or requests to Landlord shall be sent to Landlord at Landlord's Address set forth below and all notices or requests to Tenant shall be sent to Tenant at Tenant's Address set forth below. Landlord's Address: Tenant's Address: Airport Manager 616 West Perimeter Road, Unit A Renton, Washington 98057 Bosair, LLC 289 East Perimeter Road Renton, Washington 98057 Either party may change the address to which notices shall be sent by written notice to the other party. 24. DISCRIMINATION PROHIBITED: 24.a. Discrimination Prohibited: Tenant covenants and agrees not to discriminate against any person or class of persons by reason of race, color, creed, sex or national origin in the use of any of its facilities provided for the public in the Airport. Tenant further agrees to furnish services on a fair, equa! and not unjustly discriminatory basis to all users thereof, and to 23 • charge on a ;air, reasonable and not unjustly discriminatory basis for each unit of service; provided that Tenant may make reasonable and non-discriminatory discounts, rebates, or other similar types of price reductions to volume purchasers. 24.b. Minority Business Enterprise Policy: It is the policy of the Department of Transportation that minority business enterprises as defined in 49 C.F.R. Part 23 shall have the maximum opportunity to participate in the performance of leases as defined in 49 C.F.R. 23.5. Consequently, this lease is subject to 49 C.F.R. Part 23, as applicable. No person shall be excluded from participation in, denied the benefits of or otherwise discriminated against in connection with the award and performance of any contract, including leases covered by 49 C.F.R. Part 23, on the grounds of race, color, national origin or sex. 24.c. Application to Subtenants: Subject to the provisions of Section 14 of this Lease, Tenant agrees that it will include the above clause in all assignments of this lease or sub-leases, and cause its assignee(s) and subtenant(s) to similarly include the above clause in further assignments or subleases of this Lease. 25. FORCE MAJ EURE: In the event that either party hereto shall be delayed or hindered in or prevented from the performance of any act required hereunder by reason of strikes, lockouts, labor troubles, inability to procure materials, failure of power, restrictive governmental laws or regulations, riots, insurrections, war, or other reason of like nature not the fault of the party delayed in performing work or doing acts required under the terms of this Lease, then performance of such act shall be extended for a period equivalent to the period of such delay. The provisions of this Section shall not, however, operate to excuse Tenant from the prompt payment of rent, or any other payment required by the terms of this Lease, to be made by Tenant. 26. TRANSFER OF PREMISES BY LANDLORD: In the event of any sale, conveyance, transfer or assignment by Landlord of its interest in the Premises, Landlord shall be relieved of all liability arising from this Lease and arising out of any act, occurrence or omission occurring after the consummation of such sale, conveyance, transfer or assignment. The Landlord's transferee shall be deemed to have assumed and agreed to carry out all of the obligations of the Landlord under this Lease, including any obligation with respect to the return of any security deposit. 27. ATIORNEVS' FEES AND COSTS; COLLECTION COSTS: If either party brings any action for relief against the other party, declaratory or otherwise, arising out of this Lease, including any action by Landlord for the recovery of Rent or possession of the Premises, the prevailing party shall be entitled to reasonable attorneys' fees and costs of litigation as established by the court. If the matter is not litigated or resolved through a lawsuit, then any attorneys' fees for collection of past-due rent or enforcement of any right of Landlord or duty of Tenant hereunder shall entitle Landlord to recover, in addition to any late payment charge, any costs of collection or enforcement, including reasonable attorney's fees. 24 , . • 28. ]:MERGENCY RESPONSE: Tenant must provide to the Airport Manager reasonable access and response in times of emergency or urgency. The Tenant is wholly responsible to keep an up-to-date listing of aircraft types, identification, and owners on file and at the Airport Manager's office. 29. DEFINITIONS: As used in this Lease, the following words and phrases, whether or not capitalized, shall have the following meanings: "Additional Rent" means any charges or monetary sums to be paid by Tenant to Landlord under the provisions of this Lease other than Minimum Monthly Rent. "Authorized representatives" means any officer, agent, employee, independent contractor or invitee of either party. "Expiration" means the coming to an end of the time specified in the Lease as its duration. "Hazardous Substances" means any and all material, waste, chemical, compound, substance, mixture or byproduct that is identified, defined, designated, listed, restricted or otherwise regulated under any Environmental laws and Requirements as a "hazardous constituent," "hazardous substance," "hazardous material," "extremely hazardous material," "hazardous waste," "acutely hazardous waste," "hazardous waste constituent," "infectious waste," "medical waste," "biohazardous waste," "extremely hazardous waste," "pollutant," "toxic pollutant" or "contaminant." The term "Hazardous Substances" includes, without limitation, any material or substance which is (i) hexavalent chromium; (ii) pentachlorophenol; (iii) volatile organic compounds; (iv) petroleum; (v) asbestos; (vi) designated as a "hazardous substance" pursuant to Section 311 of the Federal Water Pollution Control Act, 33 U.S.C. § 1251 et seq. (33 U.S.C. § 1321); (vii) defined as a "hazardous waste" pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. § 6901 et seq. (42 U.S.C. § 6903); (viii) defined as a "hazardous substance" pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. § 9601 et seq. (42 U.S.C. § 9601); or (ix) designated as a "hazardous substance" pursuant to the Washington Model Toxics Control Act, RCW 70.105D.01D et seq. "Parties" means Landlord and Tenant. "Person" means one or more human beings, or legal entities or other artificial persons, including without limitation, partnerships, corporations, trusts, estates, associations and any combination of human beings and legal entities. "Rent" means Minimum Monthly Rent, as adjusted from time to time under this Lease, and Additional Rent. 25 • • 30. GENERAL PROVISIONS: 30.a. Entire Agreement: This Lease sets forth the entire agreement of the parties as to the subject matter hereof and supersedes all prior discussions and understandings between them. This Lease may not be amended or rescinded in any manner except by an instrument in writing signed by a duly authorized officer or representative of each party hereto. 30.b. Governing Law: This Lease shall be governed by, and construed and enforced in accordance with, the laws of the State of Washington. 30.c. Severability: Should any of the provisions of this Lease be found to be invalid, illegal or unenforceable by any court of competent jurisdiction, such provision shall be stricken and the remainder of this Lease shall nonetheless remain in full force and effect unless striking such provision shall materially alter the intention of the parties. 30.d. Jurisdiction and Venue: In the event any action is brought to enforce any of the provisions of this Lease, the parties agree to be subject to exclusive in person am jurisdiction in the Superior Court of the State of Washington in and for the County of King or in the United States District Court for the Western District of Washington. 30.e. Waiver: No waiver of any right under this Lease shall be effective unless contained in a writing signed by a duly authorized officer or representative of the party sought to be charged with the waiver and no waiver of any right arising from any breach or failure to perform shall be deemed to be a waiver of any future right or of any other right arising under this Lease. 30.f. Captions: Section captions contained in this Lease are included for convenience only and form no part of the agreement between the parties. 30.g. Assignee as Tenant: The term "Tenant" shall be deemed to include the assignee where there is a full assignment of the Lease. 30.h. Effectiveness: This Lease shall not be binding or effective until properly executed and delivered by Landlord and Tenant. 30.i. Gender and Number: As used in this Lease, the masculine shall include the feminine and neuter, the feminine shall include the masculine and neuter, the neuter shall include the masculine and feminine, the singular shall include the plural and the plural shall include the singular, as the context may require. 30.j. Time of the Essence: Time is of the essence in the performance of all covenants and conditions in this lease for which time is a factor. 26 ' •• • 30.k. Joint and Several Liability: If Tenant is composed of more than one person or entity, then the obligations of all such persons and entities under this Lease shall be jcfat and several. 30.1. No Recordation Without Consent of Landlord: Tenant shall not record this Lease or any memorandum of this Lease without Landlord's prior written consent. This Section 30.I is subject to the terms of Exhibit G hereto. 30.m. Cumulative Remedies: No remedy or election hereunder shall be deemed exclusive, but shall, wherever possible, be cumulative with all other remedies at law or in equity. 30.n. Corporate Authority: If Tenant is a corporation or limited liability company, each individual executing this Lease on behalf of said corporation or limited liability company represents and warrants that he is duly authorized to execute and deliver this Lease on behalf of said corporation or limited liability company pursuant to duly enacted resolutions or other action of such corporation or limited liability company and that this Lease is binding upon said corporation or limited liability company in accordance with its terms. 30.o. Addenda: The provisions of this Lease shall be subject to those of any Addenda and Exhibits attached hereto. Ill Ill Iii ,~ ,'•·! ' TENANT: Bosair, LLC a Washington Limited Liability Company By: idlh.>,11ll ):. . Kurt Boswell Its: ft1tnbw Date: q/;,, fib LANDLORD: THE CITY OF RENTON a Washington municipal corporation By ~&kc Mayor, Denis Law ATTEST: Approved as to legal form: Lawrence J. Warren, City Attorney 28 ' STATE OF WASHINGTOfsJ : $$, COUNTY OF ; ' ' !) ' [i • . • • ·-·=...; \, . . . ,, :. ' ,o -.. . ¥ < '' s ' ',' ' I certify that I know or have sa~factary evidence that -'"i,e,_\ -' \···,c),J ., .f>""K.., 1s the person who ap_µ;ared before me, and lfhe"«pknowledged that s/he signed this ir/strument, on oath sta:,~-~. that fh~::;.was authorized to/fxlicute the instrument ,in~ .?fknowledged it _as the \,1 \ \J;-.f'··?::;.;:.1';1'.w>.-J-· of \,'''{:Y:~:.4.:."-,,j._.., , a :J >h ~~-~ , to be the rree and . ' . ' .. ' . • .. ,-..... :-·,;,;. :.. _·-- voluntary act of such .\.J~i;.,,,,,L\'::~,,,J,1.f.?r the uses and purposes mentioned in the instrument, STATE OF WASHINGTON 29 RECEIPT EG00005710 BILLING CONTACT David Freeman Snodgrass Freeman Associates 7195 Wagner Way Nw , 201 Gig Harbor, WA 98335 REFERENCE NUMBER FEE NAME LUA 13-000333 PLAN -Environmental Review PLAN -Shoreline Substantial Dev Permits Technology Fee Created On: March 19, 2013 Prepared By: Elizabeth Higgins TRANSACTION TYPE Fee Payment Fee Payment Fee Payment . ~ ' City of l / ' . f i I . PAYMENT METHOD Check #12373 Check #12373 Check #12373 SUB TOTAL TOTAL AMOUNT PAID $1,000.00 $2,000.00 $90.00 $3,090.00 $3,090.00 Page 1 of 1 1 "=20' 0 10 20 40 ~ ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ,. • ·: ... ., .• :·ti, . . .. . ~ .. . 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King county shall not be Hable for any general, special, indirect. incidental, or consequential damages inducting, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. This map is for-the purpose of assisting in locating your property and ls not guaranteed to show accurate measuremems. Do not use for survey purposes. N NEIGHBO NE 18-23-05 I • I 1 inch -100 feet Date: 1/2512013 '"·"'" ,,. I • • N N N ,,;zz 4815 SF'·,; N '""'"' -01 " 011S ""''"-"' "'"° 4815 SE' 012.0 '" """ ,,.; 24 0 '20 4815 s, 0125 • N ,,.; 25 4815 SF 0130 0 '"'"' 13 ~"' 14""" ~· 4815# 047S 4815~ 0480 16 -~""" 4S15#" 00 90 0490 4815# 0495 10 ,.,,,,, 9 ""'' "'""' 7 ~' """ 4 NN """''3 "'"' 2 ,.,,,,, NO 0 N 1 G. 1 W550 "'" =•"" o~· .,,. 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FLR. 30.80 ····------------- (3 STA LS . ··--__ ------- ' EXISl'!NG --TRANS~'Q(!MER ' \ ' \ ' \ ' \ ' \ ' \ ' \ ' \ ' \ SITE DATA: AREA OF LEASE: 80,852.37 sf IMPERVIOUS COVER: PERVIOUS 'COVER: SETBACKS FROM LEASE LINE: EAST: 18' NORTH: 28' WEST: 53' SOUTH: 175' PARKING REQUIRED: PARKING PROVIDED: 26 STALLS 26 STALLS Architectural Site Plan 1 " = 20'-0" ( 1.86 ACRES) reference north Revi~igns: Dote: Project Number: 09.96 File Name: Saociucry Arch!tacl; stoff: REGISTERED ARCHITECT Kenn6lh D. Snodgrass STA TE OF WASHINGTON REGISTERED ARCHITECT David J. Freemon ST A TE OF WASHINGroN 287 289 architects 7195 w~ way, Suite 210 Gii; Hal'ixw, WA 98335 (253) 85 M9JU3 (fax) 851"'839S www.siaarchilects.c(t.M dc,t,,: OS/14/2013 !1£(.EET, ac.l l:~i !y of r'l,,nton iJ,,~nnin9 ! Jrv1sion MAR 1 9 1011 f;J, IF (c; [c'.' f/\V//t.; r0-·1 ·-·' ··--. .:, !, i.'/ ~-~, IY ' I- I- I- I- I (/) (/) I CL CL CL 0 u 0 z rn 0 ~ w ,, n. "' "' w n. ii: w ~ " V, r 0 ~ n. w c;, 0 r 0 _, 0. ,;: w " X - ii " z 0 0 0 m z w :l ~j i " ~ 0 C 0 _,; 0.. 0) 0 ~z (J} -c Oo 0 >-4~ :,: 0 ~z -.a :::, -~ [L u~ ' "' C ·o -·-:::, 1· (D ' "' C ·-~-.~ 11 C .,.. C 0 (L a 0 .-•' 0 n -* ::;, ~; ::i zz ~ ~~ 0 ffio ,e " 0 " -~ :r: :>::; ~uO " j~g 0 ow" ~ =l 5 § w ~ z 2 6 < 0 eZ~ z ~ 0 >- ~ 0 :,a ! ii w z ~ ! " 0 w 0 0 •, -~ -- (/) <( 0 w " ~ " 0 w "' 0 Q w ~ " " ~ oc: a.. a.. <( w ~ 0 6'i z 0 (/) GJ oc: • 0 z - ~ 1"==40' 0 20 40 80 ~ LEGEND EXISTING [El rn [RJ ~ @leO a ss SD X II ... - w G T )::( I!] -0- ( ' (}, 181 ([) D <CJ) 0 0 IQ] e J:l. - P(UG) P(OH) s +~ 0 • POWER VAULT TELEPHONE VAULT WATER VAULT STREET LIGHT LOT LIGHT YARD LIGHT POWER MffiR POWER POLE GUY WIRE TRAFFIC SIGNAL PEDESTRL\N PUSH BlmON JUNCTION BOX (JBX) TELEPHONE MANHOLE (TMH) CATCH BASIN (CB) STORM MANHOLE (SOMH) SANITARY SEWER MANHOLE (SSMH) SANITARY SEWER CLEANOUT (SSCO) GAS MffiR (GM) GAS VALVE WATER VALVE (WV) FlRE CONNECTION (fPSP) FIRE HYDRANT (HYO) YIATER MANHOLE (WMH) WATER METER (WM) IRRIGATION VALVE (IRR) UNMARKED VALVE SIGN ASPHALT CONCRETE GRAVEL SANITARY SEWER LINE STORM DRAINAGE LINE CHAIN LINK FENCE WOOD FENCE SILT FENCE GUARD RAIL / HAND RAIL WATER VIA PAINTMARKS GAS VIA PAINTMAIRKS TELEPHONE VIA PAINTMARKS POWER VIA PAINTMARKS OVERHEAD POWER LINES SURVEY MONUMENT (As NOTED) SECTION CORNER (AS NOTEO) FND. SURVEY MARKER (AS NOTED) PROPOSED [El POWER VAULT DJ TELEPHONE VAULT [fil WATER VAULT + -.:: STREET LIGHT @iD LOT LIGHT .... YARD LIGHT I!] POWER METER ... POWER POLE ( GUY WIRE 0 TRAFFIC SIGNAL .. PEDESTRL\N PUSH BUTTON C!I JUNCTION BOX (JBX) (!) TELEPHONE MANHOLE (TMH) II CATCH BASIN (CB) ®I STORM MANHOLE (SDMH) • SANITARY SEWER MANHOLE (SSMH) • SANITARY SEWER ClEANOUT (SSCO) C GAS METER (GM) M GAS VALVE ~ WATER VALVE (WV) ..::r FIRE CONNECTION (FPSP) ,ID, FIRE HYDRANT (HYO) • WATER MANHOLE (WMH) I'll WATER METER (WM) ..llL · SIGN -ASPHALT --ss--- --w-- --G-- --T-- -~P(UG)-- --P(OH)-- SANITARY SEWER LINE STORM DRAINAGE LINE CHAIN LINK FENCE WOOD FENCE WATER MAIN GAS MAIN TELEPHONE POWER LINE OVERHEAD POWER LINES NOTE: NOT ALL S'YMBOLS Will APPEAR IN lllE DRAWING RECOMMENDED FOR APPROV/>J... CHECKED FOR COMPLIANCE TO CITY STANDARDS BY ______ _ ____________ Date _____ _ COVER SHEET FOR ACE AVIATl 10N NE 1/4 OF THE NE 1/4 OF SECTION 18, TWP. 23 N., RGE. 5 E., W.M. STORMWATER DRAINAGE NOTES: 1. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVrrY OCCURS, A PRECONSTRUCTION MEEflNG MUST BE HELD WITH THE Cl'TY OF RENTON DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER. 2. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE "1988 STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION" PREPARED BY WSDOT AND THE AMERICAN PUBLIC WORKS ASSOCIATIONS {Af'WA), AS AMENDED BY THE CITY OF RENTON DEPARTMENT OF PUBLIC WORKS. 3. THE STORM DRAINAGE SYSTEM SHAll BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS WHICH ARE ON FILE IN THE DEPARTMENT OF PUBLIC WORKS. ANY DEVIATION FROM THE Af'PROVED PLANS WILIL REQUIRE WRITTEN Af'PROVAL FROM THE Cl'TY OF RENTON DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER OR STORM WATER UTILITY. 4. A COPY OF THESE Af'PROVIED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 5. DATUM SIIALL BE U.S.G.S UNLIESS OTHERWISE Af'PROVED BY Cl'TY OF RENTON DEPARTMENT OF PUBLIC WORKS. REFERENCE BENCHMARK AND ELEVATION ARE NOTED ON THE PLANS. 6. ALL SEDIMENTATION/EROSION FACILITIES MUST BE IN OPERATION PRIOR TO CLIEARING AND BUILDING CONSTRUCTION, AND THEY MUST BE SATISFACTORILY MAINTAINED UNTIL CONSTRUCTION IS COMPLETED AND THE POTENTIAL FOR ON-SITE EROSION HAS PASSED. 7. AUL REfENTION/DEfENTION FACILmES MUST BE INSTALLED AND IN OPERATION PRIOR TO OR IN CONJUNCTION WITH AUL CONSTRUCTION ACTIVITY UNLIESS OTHERWISE Af'PROVED BY THE DEPARTMENT OF PUBLIC WORKS, STORM WATER UTILITY. 8. GRASS SEED MAY BE Af'PLIED BY HYDROSEEDING. THE GRASS SEED MIXTURE, OTHER THAN CITY OF RENTON APPROVED STANDARD MIXES, SHAUL BE SUBMITTED BY A LANDSCAf'E ARCHITECT AND Af'PROVEO BY THE DEPARTMENT OF PUBLIC WORKS, STORM WATER UTILl1Y. 9. ALL PIPE AND APPURTENANCES SHAll BE LAID ON A PROPERLY PREPARE FOUNDATION IN ACCORDANCE WITH SECTION 7-02.3(1) Of THE CURRENT STATE Of WASHINGTON STANDARD SPECIFICATION FOR ROAD AND BRIDGE CONSTRUCTION. THIS SHAll INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILIL BE SUPPORTED ON A UNIFORMLY DENSE UNYIELDING BASE. ALL PIPE BEDDING SHAll BE APWA CLASS "C," WITH THE EXCEPTION OF PVC PIPE. AUL TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 95 PERCENT FOR PAVEMENT AND STRUCTURAL FILIL AND 90 PERCENT OTHERWISE PER ASTM D-1557-70. PEA GRAVEL BEDDING SHALL BE 6 INCHES AND OVER AND UNDER PVC PIPE. 10. GALVANIZED STEEL PIPE AND ALUMINIZED STEEL PIPE FOR ALL DRAINAGE FACILITIES SHAll HAVE ASPHALT TREATMENT #1 OR BETTER INSIDE AND OUTSIDE. 11. STRUCTURES SHALL NOT BE PERMITTED WITHIN 10 FEEf OF THE SPRING LINE OF ANY STORM DRAINAGE PIPE, OR 15 FEEf FROM THE TOP OF ANY CHANNEL BANK. 12. ALL CATCH BASIN GRATES SHAll BE DEPRESSED 0.10 FEEf BELOW PAVEMENT LEVEL. 13. OPEN CUT ROAD CROSSINGS AND EXISTING PUBLIC RIGHT-OF-WAY WILIL NOT BE ALLOWED UNLIESS SPECIFICALLY APPROVED BY CrrY OF RENTON DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER. . 14. ROCK FOR EROSION PROTECTION OF ROADSIDE DITCHES, WHERE REQUIRED, SHAUL BE OF SOUND QUARRY ROCK PLACED TO A DEPTH OF 1 FOOT AND MUST MEEf THE FOLLOWING SPECIFICATIONS: 4 INCHES TO 8 INCHES/ 40 PERCENT TO 70 PERCENT PASSING; 2 INCHES TO 4 INCHES ROCK/30 PERCENT TO 40 PERCENT PASSING; AND -2 INCHES ROCK/10 PERCENT TO 20 PERCENT PASSING. 15. ALL BUILDING DOWNSPOUTS AND FOOTING DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM UNLESS Af'PROVED BY THE DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER OR STORMWATER UTIUTY. AN ACCURATELY DIMENSIONED CERTIFIED AS-BUILT DRAWIN.G OF THIS DRAINAGE SYSTEM WIU BE SUBMITTED TO THE Cl1Y OF RENTON UPON COMPLETION. 16. ISSUANCE OF THE BUILDING OR CONSTRUCTION PERMIT BY THE CrrY OF RENTON DOES NOT RELIEVE THE OWNER OF THE CONTINUING LEGAL OBLIGATION AND/OR UABIUTY CONNECTED WITH STORM SURFACE WATER DISPOSITION. FURTHER, THE CrrY OF RENTON DOES NOT ACCEPT ANY OBLIGATION FOR THE PROPER FUNCTIONING AND MAINTENANCE OF THE SYSTEM PROVIDED DURING CONSTRUCTION. 17. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE SAFEGUARD, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, ANO ANY OTHER NEEDED ACTIONS TO PROTECT THE LIFT, HEALTH, AND SAFETY OF THE PUBLIC, ANO TO PROTECT PROPERTY IN CONNECTION WITH THE PERFORMANCE OF WORK COVIERED BY THE CONTRACT. ANY WORK WITHIN THE TRAVELIED RIGHT-OF-WAY THAT MAY INTERRUPT NORMAL TRAFFIC FLOW SHAll REQUIRE AN APPROVIED TRAFFIC CONTROL PLAN BY THE TRAFFIC ENGINEERING DIVISION OF THE DEPARTMENT OF PUBLIC WORKS. AUL SECTIONS OF THE WSDOT STANDARD SPECIFICATIONS 1-07.23, TRAFFIC CONTROL, SHALL Af'PLY. 16. SPECIAL DRAINAGE MEASURES WILIL BE REQUIRED IF THE PROJECT LOCATION IS WITHIN THE AQUIFER PROTECTION AREA. DEVELOPER: CITY OF RENTON, KING COUNTY, WASHINGTON STORM DRAINAGE PIPE SPECIFICATIONS AUL STORM DRAIN PIPE MAY BE CONSTRUCTED OF ONE OF THE FOLLOWING MATERIALS UNLESS OTHERWISE SPECIFIED IN THE PLANS. ALL PIPE JOINTS MUST BE GASKEfED WATERTIGHT AND MUST BE OF THE SAME MATERIAL AS THE PIPE. AUL PIPE SHAUL HAVE A MINIMUM COVER AS SPECIFIED AND SHAll BE ADEQUATELY PROTECTED DURING CONSTRUCTION (REFER TO THE MANUFACTURER'S RECOMMENDATIONS FOR MINIMUM COVER FOR HEAVY EQUIPMENT LOADINGS). A. DUCTILIE IRON -4 INCH THROUGH 14 INCH DIAMEfER PIPE SHALL BE CLASS 52 AND 16-INCH THROUGH 24-INCH DIAMEfER PIPE SHAll BE CLASS 50, AUL IN ACCORDANCE WITH USA STANDARD A-21.1 (AWi/A C-51). ALL JOINTS SHAll BE PUSH-ON, MECHANICAL, OR FLANGED {6-INCH MINIMUM COVER). B. CONCREfE -4 INCH THROUGH 16 INCH DIAMEfER PIPE SHALL BE NON-REINFORCED, BEUL AND SPIGOT WITH RUBBER GASKET JOINTS, CONFORMING TO ASTM C-4 (CLASS II). 21 INCH THROUGH 36 INCH DIAMEfER PIPE SHALL BE REINFORCED, BEUL AND SPIGOT WITH RUBBER GASKET JOINTS, CONFORMING TO ASTM C-76 (2 FOOT MINIMUM COVER). C. PVC -4 INCH THROUGH 18 INCH DIAMEfER PIPE, WITH 24-INCH TO 36-INCH OF COVER SHAll BE IN ACCORDANCE WITH ASTM D3034 SOR 21, 4-INCH THROUGH 18-INCH DIAMEfER PIPE, WITH ASTM 03034 SDR 35 SHALi. HAVE 36-INCH MINIMUM COVER. AUL JOINTS SHALL BE PUSH-ON WITH RUBBER GASKETS. PVC STORM PIPE REQUIRES A.C. COLIJ\RS {I.E., CATCH BASIN CONNECTION) OR KOR-N-SEAL CONCREfE BOOTS. D. HELICAL CORRUGATED PLAIN ALUMINUM PIPE (CMP) -6 INCH THROUGH 18 INCH DIAMEfER PIPE SHAUL BE 16 GAUGE WITH 2 2/3 INCH X 1/2 INCH CORRUGATIONS. 21 INCH THROUGH 36 INCH DIAMEfER PIPE SHAll BE 14 GAUGE WITH 2 1/3 INCH X 1/2 INCH CORRUGATIONS. REFER TO DEfAILS IN THESE PLANS FOR ANY PIPES LARGER THAN 36 INCH DIAMEfER. ALL ALUMINIZEO PIPE SHAll HAVE ASPHALT TREATMENT 1 COATING (2.0-FOOT MINIMUM COVER). E. HELICAL CORRUGATED STEEL PIPE (HCMP) -6 INCH THROUGH 36 INCH SHAll BE 16 GAUGE WITH 2 2/3 INCH X 1 /2 INCH CORRUGATIONS. ALL STEEL MATERIALS SHAUL BE GALVANIZED AND ASPHALT TREATMENT 1 COATED. REFER TO DEfAILS IN THESE PLANS FOR ANY PIPES LARGER THAN 36 INCHES IN DIAMfilR (2.0-FOOT MINIMUM COVER). F. CORRUGATED POLYEfHELENE MEEflNG THE REQUIREMEflTS OF MSHTO M-294, 1YPE S. MINIMUM PIPE OIAMEfER SHALL BE 8". MAXIMUM PIPE DIAMEfER SHAll BE 36" OR THE DIAMEfER FOR WHICH THE SUPPLIER HAS A JOINT CONFORMING TO ASTM D 3212, WHICHEVIER IS LIESS. JOINTS SHALL BE CLASSIFIED AS "WATERTIGHT". WATERTIGHT JOINTS SHALL BE MADE WITH A SLEEVIE OR WITH A BEUL SPIGOT AND SHALL CONFORM TO ASTM D 3212 (10.8 PSI) USING ELASTOMERIC GASKEfS CONFORMING TO ASTM F 477. GASKEfED JOINTS SHAll BE LUBRICATED AS RECOMMENDED BY THE PRODUCER DURING INSTALILATION. "SOILTIGHT" JOINTS SHALL NOT BE PERMITTED. FITTINGS SHALL BE BLOW MOLDED, ROTATIONAL MOLDED, OR FACTORY WELDED. THERMOPLASTIC PIPE FITTINGS SHAll MEEf THE REQUIREMENTS SEf FORTH IN MSHTO M 294. EROSION CONTROL NOTES 1. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY OCCURS, A PRE-CONSTRUCTION MEETING MUST BE HELD WITH THE CITY OF RENTON DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER. 2. ALL LIMITS OF CLEARING AND AREAS OF VEGEfATION PRESERVATION AS PRESCRIBED ON THE PLAN SHAUL BE CLEARLY FLAGGED IN THE FIELD AND OBSERVIED DURING CONSTRUCTION. 3. ALL REQUIRED SEDIMENTATION/EROSION CONTROL FACILITIES MUST BE CONSTRUCTED AND IN OPERATION PRIOR TO LAND CLEARING AND/OR OTHER CONSTRUCTION TO INSURE THAT SEDIMENT LADEN WATER DOES NOT ENTER THE NATURAL DRAINAGE SYSTEM. AUL EROSION AND SEDIMENT FACILmES SHALL BE MAINTAINED IN A SATISFACTORY CONDITION UNTIL SUCH TIME THAT CLEARING AND/OR CONSTRUCTION IS COMPLEfED AND POTENTIAL FOR ON-SITE EROSION HAS PASSED. THE IMPLIEMENTATION, MAINTENANCE, REPLACEMENT AND ADDITIONS TO EROSION/SEDIMENTATION CONTROL SYSTEMS SHALL BE THE RESPONSIBILl'TY OF THE PERMITTEE. 4. THE EROSION AND SEDIMENTATION CONTROL SYSTEMS DEPICTED ON THIS DRAWING ARE INTENDED TO BE MINIMUM REQUIREMENTS TO MEEf ANTICIPATED SITE CONDITIONS. AS CONSTRUCTION PROGRESSES AND UNEXPECTED OR SEASONAL CONDITIONS DICTATE, THE PERMITTEE SHAll ANTICIPATE THAT MORE EROSION ANO SEDIMENTATION CONTROL FACILITIES WILIL BE NECESSARY TO INSURE COMPLETE SILTATION CONTROL ON THE PROPOSED SITE. DURING THE COURSE OF CONSTRUCTION, IT SHAUL BE THE OBLIGATION AND RESPONSIBILITY OF THE PERMITTEE TO ADDRESS ANY NEW CONDITIONS THAT MAY BE CREATED BY HIS ACTIVmES AND TO PROVIDE ADDmONAL FACILITIES, OVER AND ABOVE MINIMUM REQUIREMENTS, AS MAY BE NEEDED TO PROTECT ADJACENT PROPERTIES AND WATER QUALITY OF THE RECEIVING DRAINAGE SYSTEM. 5. Af'PROVAL OF THIS PLAN IS FOR EROSION/SEDIMENTATION CONTROL ONLY. IT DOES NOT CONSTITUTE AN APPROVAL OF STORM DRAINAGE DESIGN, SIZE NOR LOCATION OF PIPES, RESTRICTORS, CHANNELS, OR RETENTION fACILmEs. 6. DURING THE TIME PERIOD OF NOVEMBER 1 THROUGH MARCH 31, ALL PROJECT DISTURBED SOIL AREAS GRATER THAN 5,000 SQUARE FEEf THAT ARE TO BE LIEFT UNWORKED OF MORE THAN 12 HOURS, SHAUL BE COVERED BY MULCH, SODDING, OR PLASTIC COVERING. 7. IN ANY AREA WHICH HAS BEEN STRIPPED OF VEGEfATION AND WHERE NO FURTHER WORK IS ANTICIPATED FOR A PERIOD OF 30 DAYS OR MORE, ALL DISTURBED AREAS MUST BE IMMEDIATELY STABILIZED WITH MULCHING, GRASS PLANTING OR OTHER Af'PROVED EROSION CONTROL TREATMENT APPLICABLE TO THE TIME OF YEAR IN QUESTION. GRASS SEEDING ALONG WILL BE ACCEPTABLE ONLY DURING THE MONfHS OF Af'RIL THROUGH SEPTEMBER INCLUSIVE. SEEDING MAY PROCEED, HOWEVIER, WHENEVER IT IS IN THE INTEREST OF THE PERMITTEE. BUT MUST BE AUGMENTED WITH MULCHING, NETTING, OR OTHER TREATMENT Af'PROVEO BY THE Cl'TY OF RENTON, OUTSIDE THE SPECIFIED TIME PERIOD. PROFLIGHT AVIATION, INC. 243 W. PERIMETER ROAD RENTON, WA 98055 (425) 228-9510 ~GH~~& MV' i • ...• ~ CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR OBTAINING PERMITS FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES FOR REMOVING AND REPLACING AU SURVEY MONUMENTATION THAT MAY BE AFFECTED BY CONSTRUCTION ACTIVl1Y, PURSUANT TO WAC 332-120. Af'PLICATIONS MUST BE COMPLETED BY A REGISTERED LAND SURVEYOR. Af'PLICATIONS FOR PERMITS TO REMOVE MONUMENTS MAY BE OBTAINED FROM THE WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES, OR BY CONTACTING THEIR OFFICE BY TELEPHONE AT (206) 902-1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PUBLIC LAND SURVEY omcE CONTACT: BERNIE OR DIANE PAHOLKE ENGINEER: BARGHAUSEN CONSULTING ENGINEERS 18215 72ND AVENUE SOUTH """ . . ]id ,., _v • ""•\ 1111 WASHINGTON STREEf S.E. P.O. BOX 47060 OLYMPIA, WASHINGTON 98504-7060 KENT, WA 98032 ( 425)251-6222 BY ______ _ ~ • 25672 'S 0 ------------""~-Date ------~ "' CI S 1 \.,._<..: "'°'<,; ~I S'fONA L i\\"\, -t-1!1 ,· i : . . . ""':: "< )' ' ""~ 'IVG ENG\~~ UPON COMPLEflON OF CONSTRUCTION, AUL MONUMENTS DISPLACED, REMOVED, OR DESTROYED SHALL BE REPLACED BY A REGISTERED LAND SURVEYOR, AT THE COST AND AT THE DIRECTION OF THE CONTRACTOR, PURSUANT TO THESE REGULATIONS. THE APPROPRIATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHAUL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. Date (425)251-8782 FAX CONTACT: DAN BALMELLI BY--~--- CONSTRUCTION SEQUENCE: 1. ATTEND PRECONSTRUCTION MEETNG WITH Cl'TY OF RENTON. 2. FLAG CLEARING LIMITS AS SHOWN ON SHEEf CJ 3. PROVIDE CATCH BASIN PROTECTION FOR ALL NEW/EX. CATCH BASINS AS SHOWN. 4. CLEAR AND ROUGH GRADE SITE AND AMEND ESC FACILITIES .AS NEEDED. 5. INSTALL UTILITIES PER Af'PROVED PLANS. 6. COMPLETE FINAL GRADING AND PAVING. AMEND CATCH BASIN PROTECTION. 7. CLEAN NEW STORM DRAINAGE SYSTEM. 8. CONTRACTOR SHALL MAINTAIN TESC FACILITIES UNTIL AUL RISK OF EROSION SEDIMENTATION HAS PASSED AND STORM SYSTEM IS INSTALILIED AND FUNCTIONAL. DO NOT CONVEY SEDIMENT LADEN WATER INTO PUBLIC STORM SYSTEM. DATUM NGVD 29 FEMA FLOOD HAZARD DATA . NEAREST 100 YR FLOOD ELEVATION ~ 19.0± {FIRM MAP NO. 53033C0977 MAY 16, 1995) PROPOSED BUILDING FINISH FLOOR ELEVATION = 21.2 THE SITE IS NOT LOCATED WITHIN THE FEMA 100 YEAR FLOOD PLAIN INDEX TO SHEETS: C1 OF 6 COVER SHEET '- ' C20F6 DEMOLITTON AND T.E.S.C. PLAN C30F6 C40F6 C50F6 C60F6 1 OF1 L10F2 L20F 2 PRELIMINARY GRADING AND STORM DRAINAGE PLAN PRELIMINARY UTILITY PLAN CONSTRUCTION NOTES AND DETAILS CONSTRUCTION DETAILS EXISTING CONDITTONS MAP TOPOGRAPHIC SURVEY PRELIMINARY LANDSCAPE PLANTING PLAN AND LEGEND PRELIMINARY LANDSCAPE PLANTING NOTES AND DETAILS liW 4111 I \ \ \ \ \ RENTON MUNICIPAL NRPORT \ I I \ SITE ,....__...J_LI .L..-~T', NRPORf WAYS S ]WCUM ST S TOBIN ST • RENTON MEMORW. STIIJIUM . N 11H ST .,, RENfON HIGH SCHOOL "' !1i "' ~ i ~ ~ VJ VJ ~ ~ VJ ~ : ~ i\ .. i~ :1!1--,,"-s .e,2N"-D ~ST"'. ====®9J==-+--"'..l/---1f--L I 00 VIC!N!TY MAP N.T.S. HORIZONTAL DATUM -BASIS OF BEARINGS: RENTON. WASHINGTON A LINE BETWEEN CITY OF RENTON HORIZONTAL CONTROL POINT NO. 1099 {A 3• FIAT BRASS DISK WITH PUNCH MARK ON CONCRETE POST MONUMENT AT INTERSECTION OF S. 126TH ST. ANO 84TH AVENUE S.) AND CITY OF RENTON HORIZONTAL CONTROL POINT NO. 1896 (A 1" REBAR WITH CAP IN 1 o• MONUMENT CA5E AT INTERSECTION OF TAYLOR AVENUE NW AND NW 4111 STREET) TAKEN PS NORTH 65' 01' 50" WEST. VERTICAL DATUM -NAVD88 NGS BENCH MARK BRASS DISK STAMPED 'R 462 1973" IN TOP OF SOUTH END OF GUARDRAIL ON LOGAN AVENUE BRIDGE OVER THE CEDAR RIVER NEAR ENTRANCE TO RENTON AIRPORT. CITY OF RENTON VERTICAL CONTROL POINT NO. 2120 (PAGE F3-6) ELEV. = 40.551 FEET DATES OF SURVEY: FlELID SURVEY BY BARGHAUSEN CONSULTING ENGINEERS, INC. CONDUCTED IN NOVEMBER, 2012. ALL MONUMENTS SHOWN PS FOUND WERE VISITED AT THAT TIME. PROCEDURE / NARRATIVE: A FIELD TRAVERSE USING A TOPCON QS ROBOTIC AND A TOPCON GR-5 GPS SUPPLEMENTED WITH FlELD NOTES, WPS PERFORMED, ESTABLISHING THE ANGULAR ANO DISTANCE RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY LINES AND IMPROVEMENTS. lllE RESULTING DATA MEETS OR EXCEEDS THE STANDARDS FOR LANO BOUNDARY SURVEYS PS SET FORTH IN WAC 332-130-090. CALCULATED LEASE AREA: 60,852± SQUARE FEET {1.856± ACHES) TAX ACCOUNT NUMBER: PARENT: 072305-9007 SITE ADDRESS: 289 EAST PERIMETER ROAD RENTON, WPSHINGTON 96057 FLOOD ZONE CLASSIFICATION: DESIGNATION OF THE FLOOD ZONE IS SCALED PER FEMA FIRM MAP NUMBER 530033C0977 F, PANEL 977 OF 1725, EFFECTIVE DATE MAY 16, 1995: . 1. ZONE AE -BASE FLOOD ELEVATIONS DETERMINED 2. ZONE X {SHADED) -AREAS OF 500-YEAR FLOOD; AREAS OF 100-YEAR FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SCUARE MILE; ANO AREAS PROTECTED BY LEVEES FROM 1 % ANNUAL CHL\NCE FLOOD. 3. ZONE X (NO SHADING)-AREAS DETERMINED TO BE OUTSIDE 500-YEAR FLOODPLAIN MAP DOES NOT PURPORT TO INDICATE ALL AREAS THAT ARE SUBJECT TO FLOODING. ZONING INFORMATION: MEDIUM INDUSTRIAL (IM) ZONING DESIGNATION PER CITY OF RENTON MUNICIPAL CODE SETBACKS: FRONT REAR INTERIOR SIDE YAIRD STREET SIDE YARD MAX BUILDING HEIGHT 15 FEET (*) 0 FEET 0 FEEf 15 FEEf NONE (") (*) 50 FOOT SETBACK REQUIRED IF ABUTTING A RESIDENTIAi. DISTRICT (") SUBJECT SITE IS LOCATED WITHIN THE AIRPORT INFLIUENCE AREA, SAFETY ZONE 5 AND/OR 6 "SIDELINE APPROACH/DEPARTURE ZONE" AND/OR "TRAFFIC PATTERN ZONE". HEIGHT IS RESTRICTED IN THIS AREA BY lllE FAR PART 77 SURFACE AIREA. PARKING: 11 REGULAR STALLS 1 BARRIER FREE STALL NOTE: OTHER AREAS NOT SPECIFlCALILY STRIPED AIRE USED FOR PARKING VEHICLES. SURVEYORS NOTES: 1. llllS SURVEY REPRESENTS VISIBLIE PHYSICAL IMPROVEMENT CONDITIONS EXISTING IN NOVEMBER, 2012. ALL SURVEY CONTROL INDICATED PS 'FOUND" WPS RECOVERED FOR llllS PROJECT AT THAT TIME. 2. UTILITIES OTHER THAN 1110SE SHOWN MAY EXIST ON THIS SITE. ONLY lllOSE UTILITIES WITH E.VIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON, ALONG WITH UNDERGROUND UTILITY LOCATIONS >S MARKED BY AN OUTSIDE CONTRACTOR. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN PS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. BARGHAUSEN CONSULTING ENGINEERS, INC. PSSUMES NO LIABILITY FOR 111E ACCURACY OF PUBLIC RECORDS AND lllE ACCURACY OF lllE UNDERGROUND UTILITIES SHOWN HEREON .. 3, ALL DISTANCES ARE IN FEET {U.S. SURVEY FEEf). 4. THIS SURVEY REPRESENTS A PROPOSED LEASE AREA AND DOES NOT CONSTmJTE A LEGAL LOT. 5. llllS SITE LIES WITHIN 111E BOUNDARIES OF RENTON MUNICIPAL AIRPORT AND IS SUBJECT TO ALL RESTRICTIONS APPLICABLE THERETO. 6. REFERENCE MAPS A. SURVEY BY DUANE HARTMAN AND ASSOCIATES SHEET CB, DATED 1/16/2006 B. LEASE SURVEY BY WH PACIFIC, JOB NUMBER 37668, DATED 6/4/2012 CITY OF RENTON UTILITY CONFLICT NOTE: DEPARTMENT OF PUBLIC;;:W,~~l5S ·Y Jt .t4.1.:,,r11+, .• ·-- CAUTION: THE CONTRACTOR SHAUL BE RESPONSIBLIE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OF AUL EXISTING UTILITIES WHETHER SHOWN ON THESE PLANS OR NOT BY POTHOLING THE UTILITIES AND SURVIEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION. THIS SHAll INCLUDE CALLING UTILITY LOCATE @ 1-800-424-5555 ANO THEN POTHOLING AUL OF THE EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHITHER OR NOT CONFLICTS EXIST. LOCATIONS OF SAID UTILmES AS SHOWN ON THESE PLANS ARE BASED UPON THE UNVERIFIED PUBLIC INFORMATION AND ARE SUBJECT TO VARIATION. IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHAll CONSULT BARGHAUSEN CONSULTING ENGINEERS, INC. TO RESOLVIE ALL PROBLEMS PRIOR TO PROCEEDING WITH CONSTRUCTION. COVER SHEEf'"il,{;;vJs,u;,, MAH 1 9 1U/j ACE AVIATION DESIGNED AS !! J) i' · , . 1-.:'.==:::......====---j .D:::::A~TE=-.cccoJ°'/cco:cc6"'/""1 3==~1 '!.'.:"'.::· ,°'. ~·2''.!!.· ,'"· #;;ci,,1 i"i1·~·-=l#il==-I DRAWN MOY r-. FILE:1'!0:-:L.,..:.'....;.,...,·· ./lr .. 'r;.:::~ '-L:...., Edi CHECKED DKB SCALE N/ A RELDBOOK PAGE 6 DIRECTOR OF PUBUC WORKS SHEET C1 APPROVED OF __J :;;; ::, 0 m :,a II ' -iii 0 u (/) "' E ~ 0 0 "' " " g_ I CJ) co Cf) Cf) E -/ "' 0 0 0 "' ---:: [L .'!! c:: • 0 z CD 0 ""') • w • 0 • CD I- I- I- I- I (/) (/) I Cl.. a.. Cl.. 0 u 0 z m 0 , w '< 0 g u. b a: X w ;l " 0 0 m g w ~ ~ ~z Oo ~~ ~z -~ u~ :;; " ro-"" "" -~ ~; z .:J .:.i ~~ :,z w~ >e 0 '" 0 z ·o "' II 0 z 0 z ! 0 /j ; z z ~ i • 0 w w 0 0 ..; a. <I) Cl <II ;,:. L.. 0 ;;:: 0 ·-.c ::, 0.. '-.. 01 C ·-" ·-::, CD ·ci, C ·-C C " 0.. 2 ~ Cl 0 "' ' ~ r u ~ 0 ~ w z w 0 ~ 0 • " ~ O:'. 0.. 0.. <( w ~ Cl 6) z 0 (/) G'.i O:'. • 0 z DEMOLITION/TEMPORARY EROSION AND SEDIMENTATION CONTROL PLAN 1'=30' 0 15 30 60 ~~ CB-N TYPE II RIM=31.27 IE=28.97 (12' SE) IE=28.77 (12' N) / ~I d y SSMH-8 RIM=28.02 IE=16.42 (24' SW) IE=l 6.27 (24' SE) CB-J EXISTING BUILDING FF = 31.7 { ROOF PEAK = 57.4 FOR ACE AVIATION \~\, \'0 ~\ NE 1/ 4 OF THE NE 1/ 4 OF SECTION 18, TWP. 23 N., RGE. 5 E., W.M. \~, CITY OF RENTON, KING COUNTY, WASHINGTON )\. '\~~, :~tl~~T~PGN ~',\ CB-I RIM=27.89 IE=26.58 (6" SE) IE=26.46 (8' NW) , ·.I• ~· ... PAD (4) WATER VALVES GAS VAULT--..._ .. 2"E 108.45' 10 • 5'~ . f •. · .. ; WELL~ ruCig·'-). . i i . \v%' ·.·.·· .~. ,·: ·, .. ;.' ... '·.:'T~ ( ~ -~-.. • D»1 /'~ :, . ·.· , .... ·• ..'. :JC I \ . . . • r;:/ \_CB F , . ~ , ,J:;\ x 1 . ·jt ,/3) BOLlAR <, ~-· . ·· .... · :· ·. .• : ,~ .; T i 14 ,// . / -CHAINLI~ , ,,,,:, ·, :u . \ ~/, ~ ,, FENCE~;. ! ~St·· ·--': 1 : B~, .. • o0·· •. , . u __...-, . ..,, . l Z . . .. \ r. )NC .• PA • 4 . 0 -c'·. . ~ . ' ' ! f'::t . , • ~IGH~ JBOX \' • . • r r ~ ; L·· :"..... LIGHT BASE "'; ~WELL · WELLN' !fl ::; . ·:.. FIRE P;T. , ,.._ VALVE 13 ' w ! ~ ~ CONG. PAD ",, --~ PARKING AREA I ~ ~ ~ I °",. : "'-<-t I ~ a~ / CB-M, TYPE 1 "'-So , RIM=30. 78 ' i IE=29.34~'Sij ' / WELL\ IE=29.15 ( 12' NW) ''-.. ,v @) (4) WATER VALVES LIGHT BASE LEASE LINE PICAL N88'12'07"W 198.71' ---., / ~J:, ( "'-, "'-WATER MANHOLE_? RECOMMENDED FOR APPROVAL ii CHECKED FOR COMPLIANCE TO CITY STANDARDS J\ CB-L, TYPE 1 RIM=30.55 IE=29.60 (8' NW) BY~~~~~~ ----!-''--------Date ____ _ BY~~~~~~ ,J: ----!---------Date ____ _ BY~~~~~~ i';) .,.., Date I .. /. . . . .. I I ········ ... ~-- FF = 31.4 ROOF PEAK = 51.1 I I •• 4 .• ·. . ~ • ·. ' •• ·"· : '?, •••• • ~ "'4 • ' • CB-K, TYPE 1 RIM=31.16 1£=28.31 (8" S) FIRE HYDRANT & WATER VALVE ---w FND 4x4 CONC MON__.-- WITH 1-3/ 4" BRASS DEVELOPER: PROFLIGHT AVIATION, INC. 243 W. PERIMETER ROAD RENTON, WA 98055 (425) 228-9510 CONTACT: BERNIE OR DIANE PAHOLKE ENGINEER; BARGHAUSEN CONSULTING ENGINEERS 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CONTACT: DAN BALMELU DISC W/PNCH yr CB-G/ I I SIGN SIGN HYDRANT DEMOLmON KEYNOTES: EXISTING BUILDING TO BE REMOVED. EXISTING ASPHALT TO BE REMOVED. 0 LOCATE AND CAP EXISTING SANITARY SEWER AT 20' EAST OF LEASE LINE. EXISTING CONCRETE TO BE REMOVED. EXISTING GAS LINE TO BE CAPPED AT LEASE LINE. EXISTING GAS METER TO BE RELOCATED. DOUBLE DETECTOR CHECK VAULT TO REMAIN. ELECTRICAL BOX TO REMAIN. 0 POWER METERS (4) TO REMAIN. 49> EXISTING OIL/WATER SEPARATOR TO BE RELOCATED BY OTHERS. COORDINATE WITH AIRPORT MANAGER • · EXISTING MONITORING VALVE TO BE CAPPED BY OTHERS. EXISTING CONCRETE LIGHT POLE BASE TO BE REMOVED. REMOVE EXISTING POST INDICATOR VALVE AND CAP LINE. REMOVE EXISTING J-BOX AND CAP CONDUIT . REMOVE EXISTING 6' HIGH CHAIN LINK FENCE AND POSTS. EXISTING BUILDING 287 TO REMAIN. REMOVE ENTIRE NORTHWEST METAL WALL AND PROVIDE TEMPORARY WEATHER PROTECTION. EXISTING POWER TRANSFORMER TO REMAIN. EXISTING ASPHALT TO BE GROUND AND OVERLAYED EXISTING GRAVEL TO BE REMOVED. EXISTING CURBS TO BE REMOVED. EXISTING FLAG POLE TO BE RELOCATED. ~\ EXISTING TREES (2) TO BE REMOVED. I CONCRETE WALL ON BRIDGE CITY OF RENT(2~ .. ,, " DEPARTMENT OF PUBt..,t1::/fvitcd@K.')'9n . .,., .• j/t~ . ··1· . • 1 i L , • ; 1 ''" .' DEMOLITION/TEMPORARY EROSION AND SEDIMENTATION CONTRot::'rpwt,JStJ ACE AVIATIONfa"?? {(;·17,, r, -" _ .. '§ X "' 0 <O 0, 0, 0, ~ "' 8 V, "' (L 0 "' f0 "' E_ 2 0 0 °' " u .,; 0. I 0, :g I~ f 0 C E ~ 0. ·/ 0, "' '° "' -•/ 00 0 0 0 "' -/ 0 z DESIGNED AS __,., _? ..:._~ L ?/ ft' 'J5J i-.::.:===--'=====-1, .D::.:A::.:TE~0;;3;/;;06a=/;;1c=3=~+R:::LE::.N::_:O::.. -======-I DRAWN MDY ....- Ill 0 -, CHECKED DKB SCALE 1 "=30' APPROVED DIR£CfOR Of PUBLIC l'iORKS RELD 600K PAGE_ SHEET_C2 OF 6 • w (j a:i I- I- I- I- I (/) (/) I CL CL CL 0 0 w !'i 0 ~ 0 J 0. w :! z w J C: ~ 0 " 0 0 rn 9 '" w ~ C ~z Oo ~E-4 E-4z -~ u~ m m ~~ •' -~ ~- ~~ z .:J.. ~;I -e :,z ~§ " 0 ' 0 . "' II • ~ 0 z 0 z • ~ 0 • +' a. <I) 0 <J) -c 0 ::: 0 . 0 ::, (L " <Jl C ·-·a ·-::, al "' <Jl C C C a (L "' :;;c ::, !;;: 0 0:: 0.. 0.. <( w !;;: 0 z 0 ff) Gj 0:: • 0 z BY BY BY J2.26 • ·. ~-., . RECOMMENDED FOR APPROVAL PRELIMINARY GRADING AND STORM DRAINAGE PLAN 1"=30' 0 15 30 60 ~ O ss FIELD LOCATE EX. 12" STORM AND INSTALL: CBi4 TYPE1 W/sa.D L<X:l<l«l LD RIM = 31.60 (MATCH EX. GRADE) 25 LF 12" PVC SD @ 0.50% -··------.... ~ """"""~J., WATER MANHOLE_/~) ( EXISTING, AC TO BE GROUND AND OVERLAYED W/ MIN. 2" ASPHALT SSMH-B RIMz28.02 IE=16.42 (24' SW) IE=16.27 (24' SE) CB-L, 1'/PE 1 RIM=J0.55 IE=29.60 (8" NW) CHECKED FOR COMPUANCE TO CITY STANDARDS Date % 0 Date ~ c;,\..;. t~ Date CB-J w: c:\ \ ' DEVELOPER: PROFLIGHT AVIATION, INC. 243 W. PERIMETER ROAD RENTON, WA 98055 (425) 228-9510 CONTACT: BERNIE OR DIANE PAHOLKE ENGINEER: BARGHAUSEN CONSULTING ENGINEERS 18215 72ND AVENUE SOUTH KENT, WA 98032 ( 425)251-6222 ( 425)251-8782 FAX CONTACT: DAN BALMELLI HYDftl\NT -- CB-B GRADING OUANmEs AREA TO BE D1STURBED=32,500 S.F. ESTIMATED CUT z6QO C.Y. ESTIMATED FILL =600 C.Y . , I , • • •. I , -· CONCRETE WALL ON BRIDGE DESIGNED DRAWN CHECKED CITY OF RENTON DEPARTMENT OF PUBLIQ .. \NORKS ~ihi ('f ~. ~ 'i-J' ''" .-~~.-" ,-~' " ', ,.,; PRELIMINARY GRADING AND;,,,,_; iJ.•,;s,on STORM DRAINAGE PLAN ACE AVIATION MAR 1 9 ilil.l AS_ 03/06/13 l~ l IF·'· r'.-, ,.. . DATE AlR®i' ·1•1 -... · r·,,r\.,.,tcc.:-,,-. ...._ MDY ~ ' ' -,_ . .. I! ::., DKB SCALE 1 "=30' AELDBOOK PAGE __ APPROVED SHEET C3 OF 6 DIRECTOR OF PIJBLIC WORKS ~ :::, 0 m ::,e II 0 u V) - E "' CL I 0) "' "' "' ~ / c 0 C E 1:' CL / m "' "' "' -/ w 0 0 0 "' -<. 0.. ~ Ll: 0 z CD 0 ""') • w • Q CD I- I- I- I- I (/) (/) I CL CL CL 0 z "' 0 , w ;l ~ 'l "- ti: w "' X " ~ a ~ ~ ii " 0 a w g " w '£ C ~z Oo ~~ ~z -~ u~ -rn • .-o:O, •• -. e-f~ z ;j..:.; S!i'.S t,z wO ::-t::! oc 0 z 0 "' ,11 - a w z z ~ ! w 0 0 g 0 I 0 .,.J a. <I) Cl ] !... 0 5' .':! .£l ::, 0. " cr> C ·--a ·-::, (l) " cr> C ·-C C 0 0. ~ "" ::, < D ii ~ hl z a C 0 a ~ ~ " ~ ll:'. 0. 0. <( w < D 1n z 0 U) G'.i ll:'. • 0 z 1"=30' 0 15 30 60 ~---- WATER MANHOLE_? RECOMMENDED FOR APPROVAL BY _____ _ CHECKED FOR COMPLIANCE TO CITY STANDARDS ' CB-L. TYPE 1 __ / FIRE HYDRANT & RIM~30.55 WATER VALVE IE~29.60 (8" NW) -----------Date ____ _ BY _____ _ -----------Date ____ _ BY _____ _ Date • CB-·J DEVELOPER: PROFLIGHT AVIATION, INC • 243 W. PERIMETER ROAD RENTON, WA 98055 (425) 228-9510 CONTACT: BERNIE OR DIANE PAHOLKE ENGINEER: BARGHAUSEN CONSULTING ENGINEERS 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CONTACT: DAN BALMELLI PRELIMINARY UTILITY PLAN FOR ACE AVIATl 10N NE 1/ 4 OF THE NE 1/ 4 OF SECTION 18, TWP. 23 N., RGE. 5 E., W.M. CITY OF RENTON, KING COUNlY, WASHINGTON RESTRICTED ACCESS SIGN I I · CB-I RIM~27.89 IE-26.58 (6" SE) IE-26.46 (8" NW) SIGN SIGN HYDRANT CB-B .,. CONCRETE WALL ON BRIDGE fND 3" SURFACE BRASS DISK W/PNCH STAMPED "NAT. GEO. SURVEY. R-462/1973" (C11Y Of RENTON ID 2120) SIGN STREET LIGHT J "' & C, & C, ·i j, 1 CONCRETE WALL ON BRIDGE '--f>'r STREET . L LIGHT CITY OF RENTON DEPARTMENT OF PUBLf'eit-,W.©fi\~~" Ph.-.. . ... 'fL1..,n PRELIMINARY UTILITY PLAN . -' ' on MAR .1 11 ,O/.l ACE AVIATION .,•.,, 1-=DE:::SION=E:::D~c!!AScc===c...i DATE 03/06/13 I.Fi!~ ~&i:!h; (if,,,, ITS) MOY DRAWN CHECKED DKB SCALE 1 "=30' FIELD BOOK PAGE_ APPROVED SHEET C4 OF 6 DIRECTOR OF PUBLIC WORKS "' 0 ro a, a, a, 0 " a " Vl -- E -,;;; 0 0 0 '° -,:: o._ " ti: Ci z CD 0 J • w • q CD I- I- I-I-i§ I .. i ~ I ~ ~ ~ ~ ~ ~ (/) i::-,-i;:;,,..;:..i;;._~ (/) I a.. a.. a.. ii u 0) "' "' I() ~ 0 z m 0 ' w Ci 0 ,_ s ~ l:j "' X ~z Oo ~~ ~z -~ u~ m m oo" •' wn ,t ~i .:i .. ~~ ffi B ;,, t:.! " 0 I 0 g w 0 z z ~ * ~ 0 w " " 0 0 ..... a. "' Cl "' "' L. 0 ,; .o .0 :J (L ·, a, C ·-'O -,- :J (D " a, C ·-C C 0 (L ::; ::, ~ 0 0 ~ ~ ii " ~ ~ • • < Cl'.'. a.. ~ w ~ D >-(D z 0 Cf) Gi Cl'.'. () z CnY OF RENTON STORMWATER DRAJNAGE NOTES CONSTRUCTION NOTES AND DETAILS 1. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIV11Y OCCURS, A PRECONSTRUCTION MEETING MUST BE HELD WITH THE Cl1Y OF RENTON DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER. 2. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE "1988 STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION" PREPARED BY WSDOT AND THE AMERICAN PUBLIC WORKS ASSOCIATIONS (APWA), AS AMENDED BY THE Cl1Y OF RENTON DEPARTMENT OF PUBLIC WORKS. FOR ACE AVIATl 10N 3. THE STORM DRAINAGE SYSTEM SHALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS WHICH ARE ON FILE IN THE DEPARTMENT OF PUBLIC WORKS. ANY DEVIATION FROM THE APPROVED PLANS WILL REQUIRE WRITTEN APPROVAL FROM THE CnY OF RENTON DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER OR NE 1/4 OF THE NE 1/4 OF SECTION 18, TWP. 23 N., AGE. 5 E., W.M. STORM WATER UTILl1Y. 4. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 5. DATUM SHALL BE U.S.G.S UNLESS OTHERWISE APPROVED BY CnY OF RENTON DEPARTMENT OF PUBLIC WORKS. REFERENCE BENCHMARK AND ELEVATION ARE NOTED ON THE PLANS. 6. ALL SEDIMENTATION/EROSION FACILITIES MUST BE IN OPERATION PRIOR TO CLEARING AND BUILDING CONSTRUCllON, AND THEY MUST BE SATISFACTORILY MAINTAINED UNTIL CONSTRUCTION IS COMPLffiD AND THE POTENTIAL FOR ON-SITE EROSION HAS PASSED. 7. ALL RETENTION/DETENTION FACILITTES MUST BE INSTALLED AND IN OPERATION PRIOR TO OR IN CONJUNCTION WITH ALL CONSTRUCTION ACTIVnY UNLESS OTHERWISE APPROVED BY THE DEPARTMENT OF PUBLIC WORKS, STORM WATER UTILnY. 8. GRASS SEEi) MAY BE APPLIED BY HYDROSEEDING. THE GRASS SEED MIXTURE, OTHER THAN CITY OF RENTON APPROVED STANDARD MIXES, SHALL BE SUBMITTED BY A LANDSCAPE ARCHITECT AND APPROVED BY THE DEPARTMENT OF PUBLIC WORKS, STORM WATER UTILnY. 9. ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARE FOUNDATION IN ACCORDANCE WITH SECTION 7-02.3(1) OF THE CURRENT STATE OF WASHINGTON STANDARD SPECIFICATION FOR ROAID AND BRIDGE CONSTRUCllON. THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL TO UNIFORM GRAIDE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON A UNIFORMLY DENSE UNYIELDING BASE. ALL PIPE BEDDING SHALL BE APWA CLASS "c," WITH THE EXCEPTION OF PVC PIPE. ALL TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 95 PERCENT FOR PAVEMENT AND STRUCTURAL FILL AND 90 PERCENT OTHERWISE PER ASTM D-1557-70. PEA GRAVEL BEDDING SHALL BE 6 INCHES AND OVER AND UNDER PVC PIPE. 10. GALVANIZED STEEL PIPE AND ALUMINIZED STEEL PIPE FOR ALL DRAINAGE FACILITIES SHALL HAVE ASPHALT TREATMENT #1 OR BETTER INSIDE AND OUTSIDE. 11. STRUCTURES SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING UNE OF ANY STORM DRAINAGE PIPE, OR 15 FE[f FROM THE TOP OF ANY CHANNEL BANK. 12. ALL CATCH BASIN GRATES SHALL BE DEPRESSED 0.10 FEET BELOW PAVEMENT LEVEL 13. OPEN CUT ROAID CROSSINGS AND EXISTING PUBLIC RIGHT-OF-WAY WILL NOT BE ALLOWED UNLESS SPECIFICALLY APPROVED BY CnY OF RENTON DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER. 14. ROCK FOR EROSION PROTECTION OF ROADSIDE DITCHES, WHERE REQUIRED, SHALL BE OF SOUND QUARRY ROCK PLACED TO A DEPTH OF 1 FOOT AND MUST MEET THE FOLLOWING SPECIFICATIONS: 4 INCHES TO B INCHES/40 PERCENT TO 70 PERCENT PASSING; 2 INCHES TO 4 INCHES ROCK/30 PERCENT TO 40 PERCENT PASSING; AND -2 INCHES ROCK/10 PERCENT TO 20 PERCENT PASSING. 15. ALL BUILDING DOWNSPOUTS AND FOOTING DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM UNLESS APPROVED BY THE DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER OR STORMWATER UTILl1Y. AN ACCURATELY DIMENSIONED CERTIFIED AS-BUILT DRAWING OF THIS DRAINAGE SYSTEM WILL BE SUBMITTED TO THE CnY OF RENTON UPON COMPLETION. 16. ISSUANCE OF THE BUILDING OR CONSTRUCTION PERMIT BY THE CITY OF RENTON DOES NOT RELIEVE THE OWNER OF THE CONTINUING LEGAL OBLIGATION AND/OR LIABILITY CONNECTED WITH STORM SURFACE WATER DISPOSITTON. FURTHER, THE CnY OF RENTON DOES NOT ACCEPT ANY OBLIGATION FOR THE PROPER FUNCTIONING AND MAINTENANCE OF THE SYSTEM PROVIDED DURING CONSTRUCTION. 17. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AIDEQUATE SAFEGUARD, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO PROTECT THE LIFT, HEALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT PROPER1Y IN CONNECTION WITH THE PERFORMANCE OF WORK COVERED BY THE CONTRACT. ANY WORK WITHIN THE TRAVELED RIGHT-OF-WAY THAT MAY INTERRUPT NORMAL TfWFIC FLOW SHALL REQUIRE AN APPROVED TRAFFIC CONTROL PLAN BY THE TRAFFIC ENGINEERING DIVISION OF THE DEPARTMENT OF PUBUC WORKS. ALL SECTIONS OF THE WSDOT STANDARD SPECIFICATIONS 1-07.23, TRAFFIC CONTROL, SHALL APPLY. 18. SPECIAL DRAINAGE MEASURES WILL BE REQUIRED IF THE PROJECT LOCAflON IS WITHIN THE AQUIFER PROTECTION AREA. EROSION CONTROL NOTES 1. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY OCCURS, A PRE -CONSTRUCTION MEETING MUST BE HELD WITH THE CITY OF RENTON DEPARTMENT OF PUBLIC WORKS, DESIGN ENGINEER. 2. ALL LIMITS OF CLEARING AND AREAS OF VEGETATION PRESERVATION AS PRESCRIBED ON THE PLAN SHALL BE CLEARLY FLAGGED IN THE FIELD AND OBSERVED DURING CONSTRUCTION. 3. ALL REQUIRED SEDIMENTATION/EROSION CONTROL FACILITIES MUST BE CONSTRUCTED AND IN OPERATION PRIOR TO LAND CLEARING AND/OR OTHER CONSTRUCTION TO INSURE THAT SEDIMENT LADEN WATER DOES NOT ENTER THE NATURAL DRAINAGE SYSTEM. ALL EROSION AND SEDIMENT FACILITIES SHALL BE MAINTAINED IN A SATISFACTORY CONDITION UNTIL SUCH TIME THAT CLEARING AND/OR CONSTRUCTION IS COMPLETED AND POTENTIAL FOR ON-SITE EROSION HAS PASSED. THE IMPLEMENTATION, MAINTENANCE, REPLACEMENT AND ADDITIONS TO EROSION/SEDIMENTATION CONTROL SYSTEMS SHALL BE THE RESPONSIBILITY OF THE PERMITIEE. 4. THE EROSION AND SEDIMENTATION CONTROL SYSTEMS DEPICTED ON THIS DRAWING ARE INTENDED TO BE MINIMUM REQUIREMENTS TO MEET ANTICIPATED SITE CONDITIONS. AS CONSTRUCTION PROGRESSES AND UNEXPECTED OR SEASONAL CONDITIONS DICTATE, THE PERMITIEE SHALL ANTICIPATE THAT MORE EROSION AND SEDIMENTATION CONTROL FACILITIES WILL BE NECESSARY TO INSURE COMPLETE SILTATION CONTROL ON THE PROPOSED SITE. DURING THE COURSE OF CONSTRUCTION, IT SHALL BE THE OBLIGATION AND RESPONSIBILITY OF THE PERMITIEE TO ADDRESS ANY NEW CONDITIONS THAT MAY BE CREATED BY HIS ACTIVITIES AND TO PROVIDE ADDITIONAL FACILITIES, OVER AND ABOVE MINIMUM REQUIREMENTS, AS MAY BE NEEDED TO PROTECT ADJACENT PROPERTIES AND WATER QUALITY OF THE RECEIVING DRAINAGE SYSTEM. 5. APPROVAL OF THIS PLAN IS FOR EROSION/SEDIMENTATION CONTROL ONLY. IT DOES NOT CONSTITUTE AN APPROVAL OF STORM DRAINAGE DESIGN, SIZE NOR LOCATION OF PIPES, RESTRICTORS, CHANNELS, OR RETENTION FACILITIES. 6. DURING THE TIME PERIOD OF NOVEMBER 1 THROUGH MARCH 31, ALL PROJECT DISTURBED SOIL AREAS GRATER THAN 5,000 SQUARE FEET THAT ARE TO BE LEFT UNWORKED OF MORE THAN 12 HOURS, SHALL BE COVERED BY MULCH, SODDING, OR PLASTIC COVERING. 7. IN ANY AREA WHICH HAS BEEN STRIPPED OF VEGETATION AND WHERE NO FURTHER WORK IS ANTICIPATED FOR A PERIOD OF 30 DAYS OR MORE, ALL DISTURBED AREAS MUST BE IMMEDIATELY STABILIZED WITH MULCHING, GRASS PLANTING OR OTHER APPROVED EROSION CONTROL TREATMENT APPLICABLE TO THE TIME OF YEAR IN QUESTION. GRASS SEEDING ALONG WILL BE ACCEPTABLE ONLY DURING THE MONTHS OF APRIL THROUGH SEPTEMBER INCLUSIVE. SEEDING MAY PROCEED, HOWEVER, WHENEVER IT IS IN THE INTEREST OF THE PERMITIEE, BUT MUST BE AUGMENTED WITH MULCHING, NETIING, OR CITf OF RENTON, KING COUNTY, WASHINGTON ' 00 ~ /'~ "l ...., ~ PARKING VAN ACCESSIBLE 0 0 0 0 0 0 0 0 0 0 0 3" Q -=i 0 "' "•' I ,, . . ..~ • •' ' ··' .. ' "' ~ 0 z ~ z " (/) " ' (/) "' ' X 0, X ~ ~ ' ~ 00 ~ ~ ~ ' I ...., "' I <D ,;,,"-'-;,"-'-;,~ ' "' ~ STEEL POST V .,..... CONCRETE FOUN DATION ' ;, ' . ' ' • ' 0 . "' .,., 4. I. 12" .I DISABLED PARKING SIGN INSTALLATION NOT TO SCALE ACCESSIBLE PARKING SIGN LOCATE FACE OF CONCRETE BLOCK FLUSH WITH EDGE OF CONCRETE WALK. ---- 2.0· • • • 4" WIDE PAINTED. YELLOW STRIPES; • "'- EQ. ~1~ "' ::. EQ. EO. • • • . t-. ~ • • • • TWO COATS !!,;'""'~~ · 1 · ~: · 1 · . ~ .. 0:. • • 1 · .n,; ...... PER MIN. PLAN HANDICAP PARKING NOT TO SCALE 0 0 0 • "' 0 "' N ci 0 "' "! 0 f /,l ) I I / ~ , 2.0% MAX SLOPE ENVELOPE AROUND HANDICAP STALLS (TYP.) NOTES: 1. ALL STROKES TO BE 3" WIDE. 2. PROVIDE TWO COATS OF PAINT. 3. BLUE BACKGROUND WITH WlilTE SYMBOL 4. LOCATE SYMBOL AT CENTER OF STALL WliERE SHOIIN ON SITE PLAN. 5. ONE SYMBOL FOR EACH HANDICAP PARKING SPACE. 1. 0.250 -J •-0"". 2e,::5:e_O 3.000 HANDICAP SYMBOL NOT TO SCALE OTHER TREATMENT APPROVED BY THE CITY OF RENTON, OUTSIDE THE SPECIFIED TIME ..-0 EY-EL-O-PE_R_: --------..------------. PERIOD. RECOMMENDED FOR APPROVAL BY-----~ BY-----~ BY-----~ CHECKED FOR COMPLIANCE TO CITY STANDARDS ___________ Date ____ _ -----------Date ____ _ Date PROFLIGHT AVIATION, INC. 243 W. PERIMETER ROAD RENTON, WA 98055 (425) 228-9510 CONTACT: BERNIE OR DIANE PAHOLKE ENGINEER: BARGHIAUSEN CONSULTING ENGINEERS 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CONTACT: DAN BALMELLI GRATE---S" MAX. ~-TRIM GEOTEJ(TILE •• 4 O' < ~-~ M C; • "4. • • ·-• <l 4 •• OVERFLOW BYPASS .• ' ••• •• ,-1W::;,;:;:;. j__ seo1ME1,rr AND DEBRIS : ,.; .. . ·.: "4 •• . •' • • • •• .. • . . FILTeREO WATER • • •• . • • .. . . • . . . •• ' . ; '-_____ -1•·· ' ' • ' A .,, • • • ' "" • .,, '<I •• • 4 • • "4 ' • • a.. ·"'' •. 4 ••.• "'-!.....'....·· CROSS SECTION NOT TO SCALE NOTES 1. PERFORM MAINTENANCE IN ACCORDANCE WITH STANDARD SPECIFICATION S.01.3(15), 2. SIZ!, THE BELOW GRAT!: INLET DEVICE (BGID) FOR THE STORM WATeR STRUCTURE IT WILL SERVICE, 3. THE BGID SHALL HAVE A BUILT-IN HIGH-FLOW RELIEF SYSTEM (OVERFLOW BYPASS). 4, THE RETRIEVAL SYSTEM MUST N.J.OW REMOVAL OF THE BGID WITHOUT SPJWNG THE COLLECTeO MATERIAL GRATE ,--RETRIEVAL SYSTEM '---OVERFLOW BYPASS GEOTEXTILE 1 ISOMETRIC VIEW NOT TO SCALE: PREFABRICATED BELOW GRATE INLET DEVICE DETAILS 1 o" 2 1/2" 5" 2 1/2" " I< . .j .\ :: ASPHALT 5" MIN. ' "' EXTRUDED CONCRETE CURB DETAIL NOT TO SCALE \ STORM DRAIN INLET PROTECTION STANDARD PLAN 1-7 SHEET 1 Of' 1 SHEET r::r-="'" 2" COMPACTED DEPTH -~ CLASS 'B' A.C. PAVEMENT NOTE: 4" COMPACTED DEPTH CRUSHED GEOTECHNICAL ENGINEER SHALL VERIFY PAVEMENT SECTION PRIOR TO CONSTRUCTION ROCK BASE COURSE 0 O 0 '1,0 0 0 00 QO oOo Do o o 0 = = = . = = = 0 Ooo oO = = = . =. 12" MIN. SUBGRADE COMPACTED TO 95% ~ NOTE: GEOTECHNICAL ENGINEER SHALL BE ONSITE DURING PLACEMENT OF FILL TO VERIFY THAT COMPACTION MEETS MINIMUM REQUIREMENTS FOR PAVEMENT SECTION. TYPICAL ASPHALT PAVING SECTION NOT TO SCALE CITY OF RENTON DEPARTMENT OF PUSLl~jW,O~KS ·JI Of ,,1,, ....• CONSTRUCTION NOTES AND DETAILS,,,,,~~; · ACE AVIATION MAR 1 11 20/J DESIGNED AS /D" /""· - I-DRA=W:::N~--=M=DY===-lf-'.:D:::AlE=...=0=3!cc/0=6!=/=13===·FiJ-+R2:;/;,,5(r.N~-·~~;"~·;c\i <,i~.,;#1 ',i,"'fj=.'"\'F" ==-J CHECKED DKB SCALE AS SHOWN FIELD BOOK PAGE_ DIRECTOR OF PUBLIC WORKS SHEET C5 OF 6 APPROVED "' 0 00 0, 0, 0, ~ ~ 0 u (/) 0 N " 00 " E F " 2 0 0 ~ / C' 0 C E ~ .,;; 0 0 0 '° • 0 z ID 0 J • w • 0 a:i I- I- I- I- I (/) (/) I a.. a.. a.. 6 <J g 00 0 -, w " cl tj "- ,;: w "' X ~ u w 0 ~ > " 0 w ~z Oo ~E-l E-iz -P:c:l u~ • • .-W' •" -~ a- ~~ Zz ~:ii "• ffi 5 >~ • 0 r z :;:: 0 I VJ ~ 0 ro z z 0 ii " ro 0 0 ~ Cl. Q) 0 00 .:;. '-0 3: .2 .!l ::, 0.. '-"' C -0 ·-:J co '-"' C ·-C C 0 0:: 2 :::> 1- <( 0 ,. " ~ ~ > r" ~ u<.:1 zZ u-O (I) l,J a: ::l 6 § ~ ti..; 1-, z ~ <( !cc 0 " ro ' hl r u w " ro > ~ " ~ O'.'. 0.. 0.. <( w ~ 0 >-(I) z 0 en G'.i O'.'. • 0 z 577-SA OIL WATER SEPARATOR 800 Gi!!!lon Capacity Ttip s,ction No. $17-SA-T -- :;,240-!i:;i;;. VaUJt No. 577-SA~tl---------,.; 1,:$95 HJ,!;!, 1m1 lJTIL/fY !IAIJlt ····------·----=--·------ 1 i/2~ llf:.:i, Lll; fi<,;;o -O'JfLEI P1i'E i~Jt.rr f'lf'C l t:,,nh Skill, 2 :Sldt~ r Wii!i Scrn.:rn, TQ-:i Ccynlmc\;or le t'J,;g (GrOO't) ( With 5?-mp~rr,i Tee fl ' " a1 Olrm~ 8'; O!hcrn / A ~, nWJU1i,,c;.,1/ f --· r ~=~, --1 -f r=· :.=·1=1------; IJ,.-)H)'l,\[ !i1';fRS ___ L_ '.L,-,.1~=.~--=~--. -_-_ = =--· :·-_--~-~,-, t i2" er l!l" KP.igh'.Jl , ' ! J~--c· I ,._ _("_'· .··,_ --.J.-A$ lwt1~:f':!d rt.I,--}. -L-rFf N r= lol·-s--.. ~-------,Jk,··-. ' r r I Gil l<ct!Jin 8u!l It :;;..,°f """ 0 ' . ;~ 11 ~i Ir -· ----,.~ al, I :% r , .. ___ j ~-LJ<-----ri---i .___ i -+---.'!-. i SECTION AA SCALE: 1/2~ ""' 1 ·-0~ t ---·-------------------- uvauburn.com FIECOMMENDED FOR APPROVAL BY ______ _ BY ______ _ gy ______ _ :UU CHECKED FOfl COMPLIANCE TO CITY STANDARDS -------------Date _____ _ -------------Date _____ _ Date CONSTRUCTION NOTES AND DETAILS DEVELOPER: PROFLIGHT AVIATION, INC. 243 W. PERIMETER ROAD RENTON, WA 98055 (425) 228-9510 CONTACT: BERNIE OR DIANE PAHOLKE ENGINEER: BARGHAUSEN CONSULTING ENGINEERS 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX CONTACT: DAN BALMELLI FOR ACE AVIATION NE 1/4 OF THE NE 1/4 OF SECTION 18, nn!P. 23 N., AGE. 5 E., W.M. CITY 10F RENTON, KING COUNTY, WASHINGTON ., l'Qlt !lU'/:lli;.S,$!W itt/1/~'!!.llll! » J:.t,m~bcwiA,u-GJ~: To Cr1w~Wlls.:.1t Ni,¢;, i:w_,11km: ;i\1Wli,/W~>1 II UiiLITY VAULT. PROJECTED PiATE ARl,A • 740 Sq/ft :,;1r,;;(;"UfYIL tldrts: 1. 0;,ncnt;,: ?..6 [hiy Com~'l'.,..~1h:11. r.1nm9tlt f'r."'-46()0 p,;l 2. Retcr: A5'fM li-015 Grcl.ie 5D J_ Mi,.if1! A'.><M A-1$'3 Ct,:id;; 95 4, Df\\f,;ii,: At:i---JH', .. {):• Building Co,/r, .\STM c-fl$1 ~Ml,ai111m" Strw:.itwuj fJ<"'J>c1·1 LMt:ing Cw Vn"l~rc;.md rr,e;cast toricr'1t<!) Uliiil,y ;i'lmdmcli;t 5. ~<J<:fo: H~20 Iruak Wh~d w/ JU!t ~·,ipm;,\ 7e, M'>HTO O&!ERAL N(lTE$: I, .~U f:_l¢ilht$ •SH\<;' Wiir.. "fo IJq P,¢,;;,;,stl Cf;,flt:NM 2. 31!:!tk Watu /Japlh "' ,r-o· ;, Co,.\rn.,:k,r '.;c; 11JppJy \'l!ld lnzt.uH ;,.ir r:r,ir;;;i & S<:@))Mq Ta.,1; Growl rr. Ail Pipe:i Fi:l 'i,'\t!i Cloon \//(J!clt Prfor fo "Stod-Up" Of Syt;l-6111 Yeri!y Ail 8JA~f«n:t S!in ~t.4 u,tqtkira 5106-CPS OIL WATER SEPARATOR Projected l'l,1te Area" 740 Sq/ft i'/laxlnluii, Process Flow ~ 690 GPM MAXIMUM PROCESS FLOW a 690 GPM ~UHET PP( lU BE I.J--,1(1[<{ i!-(,'N !NI.U t'IPf INfOP.Yt.l!CJrl /Jf.r:.l)f.D: l'•i.i; Oi ::i;p,;!ft:llor El&mlk:1! iiMi Pipe 'S:i:::'ll: ln!d p:~c} Efo .. <.lti-,:m, Ol.tliit Pip.e ~t~e; Outr&t ;:,;p., trs.~dbr,i SA1!C DESKJ1'i 1tit'QQ/,\AH.!N: tNFl..fJF.1ff CHAW.crmm7tl:s: -0[ Spo'.<ll;lic G'1.Vit:,,: 0.3-iJ -0f!~r;Jting 'for;,.perob"rt: 5;;)' I lrifl11.v,n\ (l'I i;,,n""'-""\~,~, 1(l{l N'"' Uemi Oil D•Ofl(':t Sit.C". l :so ML-:m11.1 1.,),J.', tVmin Rl'lil Rm~ !Mslgr1tF.J i'le.r Wamlr:qtm1-Ski~ (;ep<'.'l'tm,!ftt Qt (,:.:i'ogy "LOI'/ RAT~ 11;1-', t;f'l,!. EFHl..lliCff (jU;\UlY 10!;% t:Ol.lJ:Cff.lJ $)2[ Uj t,i;cr,:,,i $CAI.£ 3/fl." " 1'·,0" u11auburn,co1u CONSTRUCTION NOTES AND DETAILS ,,on MAH 1 9 LD1l ACE AVIATION I 1::..:.:) (.; ,'' CHECKED DKB SCALE AS SHOWN FlELD BOOK PAOE_ APPROVED SHEET C6 OF 6 DIRECTOR OF PUBLJC WORKS "' 0 co 0) 0) 0) 0 ~ a u VJ 0 s ~ ...... "' .. E ~ 2 0 0 -f 0 C E ~ / "' 0 0 0 "' / () z CD 0 J • w (j • CD I- I- I- I- I V) V) I a... a... a... C, u 0 z w 0 ~ w Ci C, b ~ 0. C: w "' X ,jj ~ Q " z 0 0 0 m , g w ! 0 w ~ C 0 r..z Oo ~~ ~z -~ u~ m m .-•' m" -~ i; z i! il g~ ffia >~ 0 z ii a w w ~ z z 0 ii a " w m 0 0 .J a. <1) 0 "' Y. L 0 :a--() != .0 > => (L "' a> C '5 ·3 (I] "' a> C ·1: C 0 (L :a, :::J ~ 0 ii ~ @ Ii a w > 0 " C ~ Cl:'. (L a.. <( w ~ 0 >-(I] z 0 (I) ~ Cl:'. 0 z [£] [I] CED ~ @KJ :0: I!] -0-" ( (}--"~ (}; 12:1 !J) D 0 0 0 [QJ VJ ~ M ,0, 0 HJ lHR !><1 t> ..JJ_ LEGEND POWER VAULT TELEPHONE VAULT WATER VAULT STREET LIGHT LOT LIGHT YARD LIGHT POWER MffiR POWER POL£ GuY WIRE lRAFFIC SIGNAL PEDESTRIAN PUSH BUTTON JUNCTION BOX (JBX) TELEPHONE MANHOLE (TMH) CATCH BASIN (CB) STORM MANHOLE (SDMH) SANITARY SEWER MANHOLE (SSMH) SANITARY SEWER CLEANOUT (SSCO) GAS MffiR (GM) GAS VALVE WATER VALVE (WV) FIRE CONNECTION (FPSP) FIRE HYDRANT (HYO) WATER MANHOLE (WMH) WATER METER (WM) IRRIGATION VALVE (IRR) UNMARKED VALVE SIGN 0 I Iv ·,. ";¥' . ,. , I ,1 SURVEY MONUMENT (AS NOTED) SECTION CORNER (AS NOTED) FND. SURVEY MARKER (AS NOTED) ASPHALT CONCRffi ---SS SANITARY SEWER LINE --SD STORM DRANAGE LINE --x CHAIN LINK FENCE --// WOOD FENCE --•** SILT FENCE GUARD RAIL / HAND RAL --W WATER VIA PAINTIMARKS --G GAS VIA PAINTIMARKS --T TELEPHONE VIA PAINTMARKS --P(UG) POWER VIA PAINTMARKS ------P(OH)--OVERHEAD POWER LINES NOTE: NOT ALL SYMBOLS WILL APPEAR IN THE DRAWING (4) WATER VALVES CONC. PAO INVERT TABLE: CB-A 33.44 CB-B 29.76 CB-C 27.86 CB-0 CB-E CB-F 27.53 CB-G 27.35 CB-H CB-I CB-J RIM = 36.09 RIM = 35.58 RIM = 36.95 RIM = 30.76 RIM = 29.72 RIM = 31.41 RIM = 31.03 RIM = 31.31 RIM = 27.89 RIM = 27.21 12" CONC NW = 12" CONC NE = 18" CONC SW = 8" PVC NW = 28.61 6" CONC SE = 28.22 8" CONC SW = 12" CONG SE = 27.37 12" CONG NE = 27.35 8" CONC NE = 8" CONC SW = 27.60 8" D.I. SE = 27.68 8" D.I. N = 27.66 6" PVC SE = 26.58 8" CONC NW = 26.46 12" ??? SW = 20.89 12" ??? NE = 20.89 (4) WATER VALVES FULL OF WATER UNABLE TO DETERMINE TYPE OF PIPE CB-K(TYPE I) RIM = 31.16 8" CONG S = 28.31 CB-L(TYPE I) CB-M(TYPE I) RIM = 30.55 RIM = 30.78 CB-N(TYPE II) RIM = 31.27 SDMH-A RIM = 36.61 8' 01 NW = 29.60 8" DI SE = 29.34 12" DI NW = 29.15 12" DI SE = 28.97 12' DI N =28.77 UNABLE TO DIP DUE TO TRAFFIC SDMH-B RIM = 29.78 72" DIA OUTFALL NOT FOUND SSMH-A RIM = 29.72 SSMH-B RIM = 28.02 HEAVILY COATED RECOMMENDED FOR APPROVAL BY---~--- BY~---~-- BY-----~- 12" CONC NW = 24.43 24" CONC SE = 23.18 24"? CONC SE = 17.57 24"? CONG NW = 17.67 24"? CONC SW = 16.42 24"? CONG SE = 16.27 24"? CONG NW = 17.92+/- CHECKED FOR COMPLIANCE TO CITY STANDARDS -------------Date _____ _ -------------Date _____ _ Date WATER MANHOLE • SSMH-8 STREET SIGN FIRE HYDRANT & WATER VALVE DEVELOPER; PROFLIGHT AVIATION, INC. 243 W. PERIMETER ROAD RENTON, WA 98055 (425) 228-9510 CONTACT: BERNIE OR DIANE PAHOLKE ENGINEER: BARGHAUSEN CONSULTING ENGINEERS 18215 72ND AVENUE SOUTH KENT, WA 98032 ( 425)251-6222 ( 425)251-8782 FAX CONTACT: DAN BALMELLI CB-J 2758 EXISTING CONDITIONS MAP TOPOGRAPHIC SURVEY A PORTION OF THE NE1/ 4 OF THE NE1/ 4 OF SEC. 18 1 TWP 23 N., ROE 5 E., W.M. CITY OF RENTON, KING COUNTY, WASHINGTON RESTRICTED ACCESS SIGN I EXISTING BUILDING WATER VAULT POWER POLE SIGN ,. HYDRANT TEL RISER ,1 ·" SSMH-A S29'16'00"E 53.56 \. CB-E SIGN N s 0 20 40 80 ~~ -SCALE 1" = 40' CONCRETE WALL ON ! .~· -, I 2 8 Q I I CONCRETE WALL ON BRIDGE · 31 .o1a STREEf LIGHT f"J:.";'1~·~'-CB-A ( '-..,, '· POWER / .._ 1,,:,-POLE •, $ :r,91 ; . Cl , 35.0 TEL. MH FND 4x4 CONG MON WITH %" PLUG W/PNCH AT INTX OF S. AIRPORT WAY & LOGAN AVE S. (CITY OF RENTON ID 1099) HORIZONTAL DATUM -BASIS OF BEARINGS: A LINE BETWEEN CITY OF RENTON HORIZONTAL CONTROL POINT NO. 1099 (A 3" FLAT BRASS DISK WITH PUNCH MARK ON CONCRETE POST MONUMENT AT INTERSECTION OF S. 128TH ST. AND 84TH AVENUE S.) AND CITY OF RENTON HORIZONTAL CONTROL POINT NO. 1896 (A 1' REBAR WITH CAP IN 10" MONUMENT CASE AT INTERSECTION OF TAYLOR AVENUE NW AIND NW 4TH STREET) TAKEN AS NORTH 65' 01' 50' WEST. VERTICAL DATUM -NAVD88 NGS BENCH MARK BRASS DISK STAIMPEO 'R 462 1973' IN TOP OF SOUTH END OF GUARDRAIL ON LOGAN AVENUE BRIDGE OVER THE CEDAR RNER NEAR ENTRANCE TO RENTON AIRPORT. Cf!Y OF RENTON VERTICAL CONTROL POINT NO. 2120 (PAGE FJ-6) ELEV. = 40.551 FEET DATES OF SURVEY: FIEUD SURVEY BY BARGHAUSEN CONSULTING ENGINEERS, INC. CONDUCTED IN NOVEMBER, 2012. ALL MONUMENTS SHOWN AS FOUND WERE VISITED AT THAT TIME. PROCEDURE / NARRATIVE: A FlELD TRAVERSE USING A TOPCON QS ROBOTIC AND A TOPCON GR-5 GPS SUPPLEMENTED WITH FIEUD NOTES, WAS PERFORMED, ESTAEUSHING THE ANGULAR AIND DISTANCE RELATIONSHIPS BETWEEN THE MONUMENTS, PROPERTY LINES AIND IMPROVEMENTS. THE RESULTING DATA MEETS OR EXCEEDS THE STANDAIRDS FOR LAND BOUNDARY SURVEYS AS SET FORTH IN WAC 332-130-090. CALCULATED LEASE AREA: 80,852± SQUAIRE FEET (1.856± ACRES) TAX ACCOUNT NUMBER: PARENT: 072305-9007 SITE ADDRESS: 289 EAST PERIMETER ROAD RENTON, WASHINGTON 98057 FLOOD ZONE CLASSIFICATION: DESIGNATION OF THE FLOOD ZONE IS SCALED PER FEMA FIRM MAP NUMBER 530033C0977 F, PAINEL 977 OF 1725, EFFECTIVE DATE MAY 16, 1995: 1. ZONE AE -BASE FLOOD ELEVATIONS DETERMINED 2. ZONE X (SHADED) -AIREAS OF 500-YEAR FLOOD; AIREAS OF 100-YEAR FLOOD WITH AVERAGE DEPTHS OF LESS THAIN 1 FOOT OR WITH DRANAGE AREAS LESS THAIN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1 % AINNUAL CHANCE FLOOD. 3. ZONE X (NO SHAIDING)-AREAS DETERMINED TO BE OUTSIDE 500-YEAR FLOODPLAIN MAP DOES NOT PURPORT TO INDICATE ALL AREAS THAT AIRE SUBJECT TO FLOODING. ZONING INFORMATION: MEDIUM INDUSTRIAL (IM) ZONING DESIGNATION PER Cf!Y OF RENTON MUNICIPAL CODE SETBACKS: FRONT REAR INTERIOR SIDE YAIRD STREET SIDE YARD MAX BUIUDING HEIGHT 15 FEET (*) 0 FEET 0 FEET 15 FEET NONE (") (*) 50 FOOT SETBACK REQUIRED IF ABUTTING A RESIDENTIAL DISTRICT ('*) SUBJECT SITE IS LOCATED WITHIN THE AIRPORT INFLUENCE AREA, SAFEIY ZONE 5 AND/OR 6 'SIDELINE APPROACH/DEPARTURE ZONE" AIND/OR "TRAFFIC PATTERN ZONE". HEIGHT IS RESTRICTED IN THIS AREA BY THE FAIR PART 77 SURFACE AIREA. PARKING: 11 REGUIAR STALLS 1 BARRIER FREE STALL NOTE: OTHER AREAS NOT SPECIFICALLY STRIPED ARE USED FOR PARKING VEHICLES. SURVEYORS NOTES: 1. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING IN NOVEMBER, 2012. ALL SURVEY CONTROL INDICATED AS 'FOUND" WAS RECOVERED FOR THIS PROJECT AT THAT TIME. 2. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE UTILITIES WITH EVIDENCE OF THEIR INSTALIATION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON, ALONG WITH UNDERGROUND UTILf!Y LOCATIONS AS MARKED BY AN OUTSIDE CONTRACTOR. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN SURFACE UTILf!Y LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. BARGHAUSEN CONSULTING ENGINEERS, INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS AND THE ACCURACY OF THE UNDERGROUND UTILITIES SHOWN HEREON .. 3. ALL DISTANCES ARE IN FEET (U.S. SURVEY FEET). 4. THIS SURVEY REPRESENTS A PROPOSED LEASE AREA ANO DOES NOT CONSTITUTE A LEGAL LOT. 5. THIS SITE LIES WITHIN THE BOUNDARIES OF RENTON MUNICIPAL AIRPORT AINO IS SUBJECT TO ALL RESTRICTIONS APPLICABLE THERETO. 6. REFERENCE MAPS A. SURVEY BY DUANE HARTMAIN AIND ASSOCIATES SHEET CB, DATED 1-16-2006 8. LEASE SURVEY BY WH PACIFIC, JOB NUMBER 37888, DATED 6-4-2012 7. 100-YEAR FLOOD IS CONTAJNED WITHIN LOWER CEDAR RIVER LEVEES. CITY OF RENTON DEPARTMENT OF PUBLIQ WORKS L1n1 .. I; r, (· • .. "'-,,;fJ EXISTING CONDITIONS 11 MAR,on TOPOGRAPHIC su~y~Y.,,., ACE AVIATION • ILJ J CHECKED DKB SCALE 1 "=40' FIELD BOOK PAGE_ DIRECTOR OF PUBLIC WORKS 1 OF 1 APPROVED SHEET --' ;:; :::, 0 CD :,e - Ii -<l> 0 " <J) -0 OJ '-... ro <l> E I= '-... <l> ~ 0 0 0, " " "' C 0 :e " C 0 u X " I "' "' "' "' --f 0 C E ~ "-/ 0, '° "' "' -/ "' 0 0 0 '° • 0 z CD 0 .., • w • Q CD i I I 0) ' I ' I ' I ' I ' I ' F.F. MEZZANINE LEVEL :3 (+ 53.B') -------------------- HORIZONTAL CORRUGATED METALPANELS------1- F.F. MEZZANINE LEVEL 2 (+42.:3') ------------------- F.F. GROUNP FLOOR (+90.!l') cq) cp ' ' I I ' ' I I ' ' I I ' ' I METAL ROOFING! , TYPICAL , I I ' ' I ' I ' ~ cp ~ ' ' ' I I I ' ' ' I I I ' ' ' I I I ' ' ' I I I ' ' ' I I RIDGE !:LEV ( + '13.:3' ) I ' ' ' -- -~~•-+------H-1-1------ Office Tower Maintenance & Operations 1 VERTICAL MF'R. --+++->-->--• METAL PANEL5 (RED) VINYL 1"41N!i0J.AIS (V'4HITE) f ---H--1--H--t-tt»-+ 1-H--~-,__,__,--~,,__,__,_ ---· (3( r Cf I I RID§,E !;:LEY_t1:_~~.'..l__________ I ~~~ 1---i--i-J-.j LL.J-LL..LJ. -1-+-> 287 Building Maintenance & Operations +-~~.:=:_~>!_------It----------------------'-- 6 (ip (?) ~ ' ' ' I I I ' ' ' I I I ' ' ' I I I ' ' ' I I I ' ' ' I I I ' ' ' i ' I ' ----++-! Paint Spray Enclosure cp f Office Tower ~ 0) ' ' I I ' ' I I ' ' I I ' ' I I ' ' I I ' ' PEC.K@ ,__ __ HOS PIT ALliY SUITE r-_____ SIJSPENDED C.ANOPY , H--, ----<l-1--1 ----1-+f+Jr------------ VERTICAL MFR. METAL PANELS (RED) West Elevation . 1 /8" = 1 '-0" 9 ~ H--_HORIZONTAL CORRUGATED METAL PANELS 1 ' F.F. MEZZANINE LEVEL :3 (+ 5:3.B') ---------------·-·t--·--------------- ____ ___ ___ ---I-I-"--F.F. MEZZANINE LEVEL 2(+42.:l') (Perimeter Road) North Elevation 1 /8" = 1 '~0" AVERAGE FIN. FLR. ELEV. GROUND FLOORJ.!'90.B'l__ Revisions: Dote: Proiect Number: Q~OS File Nome: Sanctuary Architect: ' \S' REGISTERED ARCHITECT Kenneth D. Snodg,,ss l STAlE OF WASHINGTON \)3 REGISTERED ARCHITECT vovid J. Freemon ATE OF WASHINGTON C: "Cs~ 0 Imo ·-n=1a 'tM co 'li4" -I~ ~ II 'CC ·c = • tf Q ~~ =I: '4C architects 7'195 W'iJgner Way, Suite :no G!g H;µi;ior, WA 98335 (2:53} 001-8383 (filX) 851-3395 www .!i·iaarcbitects,com date: Oll/i0/JIOI3 SHEET, MAI/ / o -r.f LU/J OEGKBEYOND---~l~I I l~!-JI k • I I I ,. y cy ' I ' I ' I ' I ' I ' I I I " I I . j§ll -l--l-4--1-s ,. -1--+-4-_L.~---'--'~-,-. ---1-+-a->-+-+-1-s-,~-1--,_ -i-+-s-,--~---· a-- F.F. MEZZANINE LEVEL 9 +S3.fi' ·------------------ s;;;i,=;a;;;i,=;;; .-.... ······• !! 1::::::1 :,,, r-····J " t······'!l=-··-=1!!,=••=•-i! 281 BUILDING LINE iEl~-~=-Jl=-~· ·-·,si==a==,ji==i~= f---=--------------"'E''OV"' "'Xl'"TIN"·,-------------------1'·--·--i:-------------~ a~ , .. _,., °' I--' '-' • ·----·11------------·Jl ~ "'-l,.,IN"-P'-NCI "', l,cc,ccliccccccc,cccc,,r···=· ... ;;J V' \;J ...., i;.;."'";;., t::::::ji::::::::::::] ::: REPLAGE VW NEl"i [":'li':,;1 'Jr'" 1,!El'======II ON 28'1 BUILDING -----·-----------------+.::4t::::::::::j::::::::~'jf!~~ !i?i\1(/Wl\t!r .. =· .. ····· i! --~I i ...... ,l-············JI ::•~~!~=~~=~=~•~ 1•l1f ' t,--I",, r····· r············t J~I !. ...... [ ...... J' ':'·===-ii --·~r==1r==1r===i§ F. F. MEZZANINE LEVEL 2 +42.:3' ------·---·-·-· F.F. GROUND FLOOR + 90.8 !===:::~:==:====::::=~L_ .. = J§I , ..... ., ............ J "1="11=1t==1,=1~~ =aJU..w..ww..LLLLLLLL.LL.LL.Ll---------------------------·----------.1..'r"·_·_"'l_l,_,"_""_"ll _______ __.E_ =_~ _= _=__":_=_=_=_db_=_"'.:."'.:...E:t_.L_l ___ .l.:'_~==~~=c..:. I F.F. MEZZANINE LEVEL 3 +53 8' 1 -----------------· ·-·1·----------- AVERAGE FIN. FLR. ELEV. GROUND FLOOR +90.!>' 9 ' ' ' ..i.' ' ' ' ' " I/' ' \ ,_ ,a+-1-~ +-+->-~ .1--1-.1--1--e.+-+-1--1-,--1--e.1---1--1-11---~ -H-l·~H--1---... Existing 287 Building -.... r , PAIN1'ED SIGNAGE I !i PANEL, 28' H. !4-HI-H+lf-H-++-++++++l-+1-Hf--H++-+f-f+f-++ROLLING VOOR++-++-H+++l-+1--Hl-+-l+l-+-l-+++f--1--1-11-1-W-1--hl.l SYSTEM Hangar Doors ----------------------------- East Elevation 1 /8" ::: 1 '-0" 1 :,\;yj --.. . - Existing 287 Building -,, South Elevation 1/8" = 1 '~0" Revisions: 0-ute: fuied Number; File Nome: 0906 Sqnetuory .A@i.l.fil:., ___ _ off· REGISTERED ARCHITECT Kenneth D. Snodgrofas STA1E Of WASHINGTON ~3 REGISTERED \ I ARCHITECT \ David J. Freemo~ ~ATE OF VIASHJNGTON ~ C: 're~ 'fl. 0 .'ft :; &a ti 1! 1; ~ ~ ·t r.: • ti Q @). I) Et: ~ " architects 7"195 Wagnar Way, Sl.t~ 210 Cig: H.ubo;r, WA 9833S (lS3) IJS1"'8383 (f.ul US1·3l9S www.sfaarchitects.com date; 03/10/2013 S1Jli1E'r: MAR 1 9 iurJ ;._ ' -'...J ·'j'I' «·· . ,r-' .:, I ~ ,;--• )•' , . •; Ii r • ,,,l,•1/, .. ,.,J;_ . --~ ',.'J l -" I'/!''-, '1)· -.. v,·.,u IJ I.':·:/.' 0 9 (8 G 3 1 6 1 'l'-0" 15'-0" 20'-0" 22·-o· 25'-0" 20'..()" 16'-'l" 16'-'l" 22'-0" 2'-0" 14' ·"" .!:.:.:'...-ff--~--......:.:~,-'---,------~---------------------~ • ---------I I I I I I I I [ I J I...__,_ I I I ®---,- I I I I I I I I I I I 1 TENANT 2A 1 ,--f--f--------.J [fill : I I ©--; -------_ _,I __ ---------t-"ifd~:.=';~~~~~=~==11 I : ..t I r+-++-H--++-t-DN .---.._r.0 2 I X ' "' X I I STAIR1 '" I \ I\' i\ 1 J 202 I J : ,,===="9r= xx___,, ' I I '-+++~ I : .,___ ,, I I I (? 'xx ' -' I L -~ -----------------=--=-·=·-~y-----LOBBY___ LI.J I I : I : \woM ~ ~ 1MEN I EVATOf I 2°3 I ! i , : f.l(} '<>o!1t' j 2~6 I TENANT 28 , i I MEZZANINE STORAGE 1 hi\_ J 2os j i 1 [ill] 1 ACCESS TO 2~ l-1 ~ I I i : I : 1ST FLR. ®--·-- '-------+----·--------tH ~J,2::.;01,,~l)I ~::j;t!i"l!.'' '!.;:=::J ~03 I I I DN C1\ ~ 1,.,LOS =-1,~__r "--201 'e.1:..-="'=' '================~==" B-----------------8 ~=4-,1 ========== ...... f,....'========"1'=====jl'.'.".:J~rEll=F--"==~~==--~· ._IU' +--~·--==-=~=-==-===~-~==*-~~'~--------~~---e \ I I 'ef --• "'" 207 I '-;:::IE==31 I I ~ I .._, I I I TYPICAL '208' A I I 11,... I --~ 'e':) 2d9'' I I · ENC.LOSIJRi::-"\ CONFERENCE , , -1 I STAIR3 '""-·=---11 (]ill I I ;:: ' ---I -------;..I ____ _ I I I i I I I ,_ i I : I I I ! I i ~ I I I ---------.111: I I : c:, I I I '----------'-----, i, ~ I i -I I I ' 60' -9" I ; : 16'-'l" :: B'-'I" B'~O" r; : I 4 1 ..i. ! ! ' I "'-i ~ -_1-.. '--------=-------------------__ I_ ------------++---_.41-_,;6,-,..,_1 1'"-+.;4,.!1~1"--I ----------------I i---___ ! ---1--f ---------------------------------, ---------------: -\ ,a -; a6.1 ! : 1 xi "" \ 1 I I I I 1-i ,;.. I I ' : I _, I I I ! / I 6)[ I I I ' PILOT I ARKETPLACE I w: 1 I . : IT@] I !!!, I I I '" i 210 I ~j ~ J I I --Er3+ ---------@ c1J ! ~ ---= -= = ------------I --------------·-t-,-----------------------·t-,---------_ .u,.,.,..,,,m ----I LD :i-, ---I I ----[IJB--------------------1 -------------------[--8~ -~-·-: : I I l I I I l I i I l g-I I I I I ~ I I r ...-I : I --------~ : I I I c,-------------1--I I ~@ -® ~@_/---------I ! ! '---------l-----------1r-n, rn1° ___ _,_ __ , \____ , 1 1 I I I I I I I I I I I I --------.z..; E -1- @---'---~- • L,4;,l.,l,,~~~=61~'="1·r-I I o .... -. I I 9 ' "' ----" , v OPEN 1 tr' ... ~::::=~==~==~~~~ [1 r...., I STAIR. PARTS CONTROL I I I @--·--X:-_,_ __ --is== ,i vr l1ITI l1ITI l I I I I l I I 1'-----i---4+-------------t·r-i':@ ' ! ~ , : \ 287 Bldg. line ©-- h------------ ~ -' 1 -1 I -© t ci:Ja a '° _____ --1 ______________ __,_I ______________ --· ------~: -------BE:1-H ---------C ---H-+--__ Wt\f /STQIL ----1·-------=---;::-•::ffl=-::'.':::==--:=--:====:..=~ --: I 21 o6.1 128 e,• C.OILING DOOR t~ , I : -Qi ~ : I j ~! -, I : 21 '1 I , I ----------------------------------------t-tt----&....!::..'.-_ _LL.~~==-==:=c====-==~ __________________ , __ ----------------,·--, ,a6.1 .JI-I-----+-------------'" : ___________ ..___________ ----I I --i PARTS "TORAGE ' 1 : , 2 2 I I ! I I I I PAINT ROOM @2J I I I . I I I I ' I I I ! I I I I I 287 FL1ture Bldg. Line B I E ---I -------------~1 -----------------------~,1 --------13:::31-H ---------® ®---'--------,_ --H+--,__ __ --------+ ~3=3-------, --------m--------------------~ i l --------'~,.--I I : f.'.:'1\ _ · ___ ------IW---!------------+I \Qj,--~ -----------m---= ----------------------------------'------------ I • I I I I I -- ~---------------------~-----------------------E:).I, @--_,.___ ---::i!;;;;;;;;;:;~;;:;;;;;:;;;;;;;;;:;;;;;;;;:;~~;;;;;;;:;;;;;;;;:;;;:;;;;;:;;~~;;;;;;;:;;;:;;;;;:;;;;:;;;;;:;;F9 .~===========-- L.------------":.----------------.:; l'===========================================i=·=,:====-==========cjl--=--------(f) I I I I :, I ~ tt --------------------------------------------L I ----------------------, -Ll~JE OF PROJECTED OVERHANG I I I 100'·3" 20' -'I" 22'-0" 16'·'1" I 16'·"1" ---------------~?£::::~-----------------------------1~----==-_:_----4 LI~ -~i::.__--1,k-4 _ __1£.:2_-----¥f--~---¥---------------... _ _J 1 /8" = 1 '-0" Revisions: Qgte; Prolact Number: 0906 File Name: Sanctuary Architect: Staff: REGISTERED ARCHITECT Kenneth D. Snodgrnss s·rA.TE OF WASHINGTON ~3 REGISTERED I \ I ARCHITECT \ .::~~!d J, Freemon ~:_WASHINGTON 2ncl Floor Mezzanine architects 7195 Wagner Way, Suite 210 Gig Hathor, WA 98335 (25l) 851..0383 (fax) 851"839S WW\-Y.sfaarchitects.com date: 02/21/2013 SDJEE'l', al.2 2'·0" 14'-<l" -=-=-.-,.1 ,~+-----:...:.....__:__ __ ~ 2'-6" I r---------------~---------------------, I I I I -I ~ I I [ 10 I I I I I I I I I I I I 1 TENANT 3A I I r--r---------J ~ i I OPEN I -I I I I -11 ,/ .. ,,,,---.... ,......... l I ®--- I STAIR1 '1"\' / \ I I r=-i ~,3 I \ I ~ I \ I J -1 ' I I '\ I , ' I I / \ I X ' xx, ~ X '-xx ---------- -~ ~ ----{2> 287 Bldg. Line ..._____ L I I: ( -/ \ I I I I ~ I 301 / \ I I ®---~ ~-------------L . --/ ' I -' Jl-_::==:".'=='~:=t=:"::=jt':==~=:t=:::'.lE~=~== ;:l:;:==1:===-tE~=~=~;=:~~r:===:!c=:":':==:::;t=tt::=t=~==· =1t=~==E::;-i ---------® I 3 . 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Line Below ...,t:1__.__, ~ @------"''---------1-----'---'--'"'---------lii===Fl--[1-· , 3'-6" w - 11}'-6" DECK I 26' O" 15'-6" 4'-<l" ' ,/xx'_ ~x., 1 Third Level Mezzanine 11/8"::: 1'-0" Revisions; Qgte: PrQ)c;t Number; 0906 fl!.e Name; SQnctuor~ Architect: Stolt REGISTERED ARCHITECT Kenneth D. Snodgra~.s l $TATE OF WASHINGT°:l ~3 REGISTERED \ I ARCHITECT David J. Freemon STATE Of WASHINOTON 3rd Floor Mezzanine architects 7195 Wagner 'Nay, Suite 210 Gig Harbor, WA 98335 (253) 8!'i1..U383 (fax) 851-8395 \vww.sfaarchitects.co1n n date: 02/2J/20I3 SHE.E:'11: al.3 .. f'\ . I \) \ J '\ ® 22·-0· 1 2 3 5 8 9 1 'I' -0" 15'-0" 20'·0" 25'-0" 16'-'l" 20'-0" 16'-'l" . . ' .. . ' ,.._~5';:_-'l!_"-li'l-5~'-:c,O:_" ""* __ q~·-~s_" --;l+---~1:::.6'.:::-3:_" ___ -.. F-' -_,'I~" f--'8::..'-4_,__" --~1-·-_ _::1 :l:::_'-0:::._" _ ___. 1:l'-6" 11'-!i" - ®--~--_, ______ J_ __ . I HJ l I I 1 I I I I I I I It It ) 10 t I I I I I I I I I I I 11 111 II/ 104 l I I l jl 11 I PILOT WORK [ill] l I I ! I a. 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LA~N./J 1 Ar. 115 '' r --1~-/ 114 ENGINE REPAIR r-,-----~--i---M&E ,n I dr : I 1----[ill] [d -,U' ~~ 1 COW EL STOR ~ --f--f'I, EAN R t--1 m ~ I I f, [ill] I---[ill] / lfi' \ IL I-~ I ' L ~ '0 i ! ry--~ --4(------"-~ J_ __ i]' ry_: __ ~*1J @ '---~ --------0 115 116 :~====--1:@'"--, . 'EY ,r------1, 11 8 1 IL-----..Jl I 11-------U -'.,...../ !!!:a... 11-------11 __ ___ ___ . rr:\E :~------ll ---~ 11-------11 :~-----· 11-- -~oe---------® STAIR 3 li i .;. I I r--------+--~----/L~t-11-----------1----------------· i i r==1:::"" m T, ! -~...,i~\-""--1------------ ... ------------~-------------------------------!=$-::::j!--++---4--...!4,.'-1_,.. ,a6.1 •I I ~ I i AVIONICS \//ORK (! '1221 ~ j ·-' I 121 I ~ I I \ ! 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Line I I ): v.::.:J I ____ L ~-_31 WA"""1"cQE _ ___ _ _1-ONMONOAA\LGAANE ,1 _________________________________ _ I ~ I 128 r-----, I r~ re ------© --E:E------------·--------------- L I ii I I _____ J ' I HOS EEL '-I : -1:,r'"\ ~N / i :l PAl~IT BOOTH ! 1-1 ~ 1 it [ill] I: : _:i J IO 1' I I t;::;,~-,-lr, I Z I I 1-' H'=tt: I ;'!; . ' ' ,-. " ~ I'' V L I 'L-.J r----------------· ~'=:(ll/"1!4'11 I ):; r-, r-,1 v'lORK BENCHES '-' ...,___, <:' 21 --------------~---------------------------------------------------1-U-----""'---=--'_... -a6.1 ,----. r---, ' r I I L ___ .J ;..---1 I @: I I ~ Future 287 Bldg. Line ;'.-.. I / \ F=r;:;;L;;_;;J ;;L-;'J~-;::==i=;F=1====r=7'::;;::=;;~;i:;i]-·~ -I ~ .-----, L....I .,.-, /-.... .,,-, r-:. @--~ -Mff'-----r -tf-8'··--=t "-------41-~ ~----_-____ ..a;-1-------1----~~~ cl------ 1 ! ------® ----------,-------------· ----------------------------t I \ , i:;, c RESSOR V «l : 111-:.'.f 131 @ I 0-----> -c-+-----: ---ll-1/-f------_,..____\*' 1::1:3 - I BRAKE SHOP DK] I'--------' HOSE REELS & ____ 0 LUBRICANTS ---:=:fil-------------------'--------------------------------------,·- llE=~-==·==-==~~-=~~~-~~-~~~-~-~~~-~-~~~-~~3-·,-~=------------------------------------------------~~~----~-IFCT-l~-ARfA-~-_:_-11 9 I ------------------------ --------@ I _V_ PAINIT130ROI OM ______ ., BATTERY ~ AIASTE OIL i . . . 8---ft,cli----"-:33\----~:--=---:_-_:-_-:_-".:@l-----------E -----@--,, -"'-~ _ --L=-:=t-~"";;;::;::;:~' :::'.~:::'.:::'.:::'.:::'.:::'.'.'+;1 ~Fl;;;;:;::;;:::;::;:;_:;~ '----~ · -@ @ j I j ~ Er=~-=====~@~4)3~~~~~~~i:::~i:::~~~~-----------7---------- ' EF-::::::::::===::::::::::-::===:::::::::=:===:::::::=:===::::::~-==:&11 1 _-______ ~--~---~---~ ------@ ' I w I I ~ I : ~ ~ x;' -«-------+------------+-------J----+--------L-------------------------------, ---------------------------------------------LINE OF PROJEC.TED OVERHANG ' I I I _ _J 5 I Z2' -0" I 10'·:l" 6' -6" I 16'-'I" 100'•:l" 20' -'l" -------'=--"------ll;~"':~~~-~~~'=-:::~~C:~~~::~+·"-4:::::~_C:_'-_-'-_ ------_-----_--'tli~~~===================================================~:~~=====================================---~::::_-:_-::::::_--fl:_-::::_-:::_~:::::::::::~I I~ ~ 154'-6" ~ Ground Floor Plar1 \ ' reference north &rm!onw: Dote: Project Number; 0906 Fae Nome: Saoctuorv Architect; Stott REGISTERED ARCHITECT Kenneth D. Snodgrass STATE OF WASHINOT-ON ~ 4123 REGISTERED \ 7 ARCHITECT Dovid J. Freeman STATE OF WASHfNGTON 1st Floor Plan architects 7"'1'95 W.111,11'C!I' Way, Suite 210 Gig Harbor, WA 98335 (253) 051-8383 (fax) as·t..f!3!il.i www.sfaarchitects.com date: Oll/2Jt.Wl3 SHE.E'l't al.I MAIi 1 9 20 IJ BOEING PROPERTY BOEING PROPERTY .. "-, ""·\ '\ • . t /· • I H • I \ . 'I '..§> • I j I • I • I • l • • I • • I • I • <o ' I " .,,. ' I , I ' ' GHT I i·.~·. . 'a, i!. _._.,., ,J.•. . . ,0, •. 4.•' ., .• -..-~ ·<<. ~ :\~\.rQ .~ :~ ~ LIGHT - '-',._....-·""'---CONSTRUCTION TRAILER 20·-o· ---- ---- ~ ==• LI f/TS ~---b I "' - N" --~ ~o[XfSTJNc ---'F PAVE; ----------- 6" CONG. CURB. (6) STALLS 97.83' 289 BUILDING FIN. FLR. 30.80 20'-o" '--..._ Eoc;-----.... NT ------- DCV VAULTT---~ hc-~--TO REMAIN ~ -..._ -...____ NEW r-,l)lANSFORMER ----- SPRINKLER RISER RM. .... --~·..;.;:·:...: _ .. , ..... -, NEW 6" CONG. SLAB • ,? 0, 287 BUILDING (EXISTING) FIN. FLR. 30.80 (3 STA LS , / - SITE DATA: AREA OF LEASE: 80,852.37 sf IMPERVIOUS COVER: PERVIOUS COVER: SETBACKS FROM LEASE LINE: EAST: 18' NORTH: 28' WEST: 53' SOUTH: 175' PARKING F!EQUIRED: PARKING PROVIDED: 26 STALLS 26 STALLS Architectural Site Plan -----+'-----·· 1 " = 20' -0" ( 1.86 ACRES) reference north Revisions: Dote: Project Number: 0906 File NPme'. Scmctuory Architei;t; S«lft REGISTERED ARCHITECT Kenneth D. Snodgrosi:; STATE OF WASHING'TON ~23 REGISTERED \ I ARCHITECT David J. Freerno11 STA TE CF WAS111NGTON 287 289 architects 7195 w~ Way, Suite 210 Gig H;ubor, WA 98335 (253) 851-ti383 (fi/1)() 851-3395 WWW ,sf.aa.N:hit-.eci.§.C:001 ilate, 03/14/2013 SHEET, ac.l MAR 1 9 20/J i-·.' -. ,c(r lit cc Lt';§ If&! ffJJ I- I- I- I- I I (/) (/) I a.. a.. a.. 0 0 ~ I{) ~ 0 z "' 0 ~ w \; 0 ~ 0 ~ Q_ " w "' X w :, < z w ~ C: C 0 0 " z 0 0 0 j ~ w 0 :l 0 w " ~ ~ I 0 C D ~ o" w ~ t5~~ ~ ~ Fa:<» oo <(~< z ~ >ws: ~ z <C~:z~:5 wa:o z"-OW!z~" < 11. ::J z o,W w ~ 8 i 0 ~ CX) a: ff :5 C\I D.. i:... z Oo >-,~ ~z -~ u~ m m .-•' •" -& o- ~~ _'.j~ ~" ~z wO >• • 0 I 0 "' II ' ~ 8 z z ~ ! w 0 0 • +' 0. "' 0 (/) .-'< L- 0 "'" ~ 0 ·-.f) :, 0. ' O> C " ::, m ' O> C C C 0 0.. 2 :::, I;:;: 0 6 ~ ~ I 0 ~ • • • < !l:'. 0.. 0.. .,: w ~ 0 >--(Il z 0 (fl i;'.j !l:'. 0 z 1"=30' 0 15 30 60 ~~ - (J 0 CHECKED FOR COMPLIANCE AECOMMENDED TO CITY STANDARDS FOR APPROVAL BY Date BY Date BY Date PRELIMINARY LANDSCAPE PLANTING PLAN AND LEGEND \ \ STATE OF WASHINGTON REGISTERED \ \ \ Lu • 0 <O 0 "'" . • " 'IA ~ ~/J!i,i':, N L .. : -> o~--· o' z ••4"'ll 35.4 S79'39 I DEVELOPER: PROFLIGHT AVIATION, INC. 243 W. PERIMETER ROAD RENTON, WA 98055 (425) 228-9510 CONTACT: BERNIE OR DIANE PAHOLKE ENGINEER: LANDSCAPE ARCHITECT BARGHAUSEN CONSULTING ENGINEERS 18215 72ND AVENUE SOUTH KENT, WA 98032 MARGIE I. KORVE CERTIFlCATE NO. 1014 (VALID ONLY WIili SIGNATURE) (425)251-6222 (425)251-8782 FAX EXPIRES; 09/02/14 CONTACT: DAN BALMELLI FOR ACE AVIATION NE 1/4 OF THE NE 1/4 OF SECl"ION 18, TWP. 23 N., RGE. 5 E., W.M. CllY 10F RENTON, KING COUNlY, WASHINGTON ·/ <I\), Cl 0 LANDSCAPE PLANT MATERIAL LEGEND SYMBOL ' + \J - '() • :) (, ® • 0 ~ ~ BOTANICAL / COMMON NAMES TREES: ACER BUERGERIANUM / TRIDENT MAPLE (PARKING LOT TREE) CHAMAECYPARIS NOOTKATENSIS 'PENDULA' / WEEPING ALASKAN CEDAR FRAXINUS PENNSYLVANICA 'JOHNSON' / LEPRECHAUN ASH (STREET TREE) SHRUBS: BUXUS X 'GREEM GEM'/ GREEN GEM BOXWOOD JUNIPERUS SABINA 'MONARD'/ MOOR-DENSE JUNIPER PINUS MUGO 'SLOWMOUND' / SLOWNOUND MUGO PINE GROUNDCOVER: FESTUCA GLAUCA 'ELIJAH BLUE'/ ELIJAH BLUE FESCUE THYMUS PSEUDILANUGINOSUS/ WOOLLY THYME SIZE CONDITION 2• CAL. 6' HT. MIN. 2• CAL. 1s· -21· 2 GALLON 18" -21· 1 GALLON 1 GALLON LANDSCAPE PLANT MATERIAL LEGEND SPACING AS SHOWN AS SHOWN AS SHOWN 4' o.c. 4' o.c. 3' o.c. 12" o.c. 36" o.c. 1. ALL PLANTS TO BE NON-FRUIT BEARING, AND WILL NOT ATIRACT WILD LIFE. 2. ALL SHRUBS TO BE MAINTAINED AT A 30" HEIGHT MAXIMUM. QUANTITY 3 1 2 40 28 50 AS REQ'D AS REQ'D 3. ALL PLANT MATERIAL IS DROUGHT TOLERANT THEREFORE AN IRRIGATION SYSTEM IS NOT PROVIDED. 4. PLANT MATERIAL WILL BE HAND WATERED AS NEED DURING fHE PLANT ESTABLISHMENT PERIOD. REMARKS STAKE & GUY ONE GROWING SEASON; NURSERY GROWN FOR STREET TREE USE, BRANCHED AT 6' STAKE AND GUY ONE GROWING SEASON, NURSERY GROWN, UN-CUT LEADER STAKE & GUY ONE GROWING SEASON; NURSERY GROWN FOR STREET TREE USE, BRANCHED AT 6' HOLD 12" FROM BORDERS, SHRUBS, AND TREES HOLD 12" FROM BORDERS, SHRUBS, AND TREES 5. 2,360 S.F. LANDSCAPE AREA: (2,360 S.F. / 100 S.F.) x 5 = 118 SHRUBS REQUIRED, 118 SHRUBS PROVIDED. •• , I ? 8 Q CllY OF RENTON DEPARTMENT OF PUBLIC WORKS DESIGNED MIK DRAWN MIK CHECKED DKB APPROVED PRELIMINARY LANDSCAPE PLANTING PLAN AND LEGEND ACE AVIATION DATE 03/06/13 ALE NO. SCALE 1 "=30' -0" AELDBOO~ DIRECTOR OF PUBLIC WORKS SHEET L1 OF PAGE~ 2 ~ ::0 0 m :,; II 0 N ....._ 00 E ~ .µ " 0 ~ CL I a, "' ,n en ~ / c " C -~ i" CL / 0, "' "' "' ~ / " 0 0 0 "' m t8 .,... • 0 z (D 0 ..., • w (j • (D I- I- I-" I-8 m I c; g c; ~ w ~ 0 C (/) (/) I a.. a.. a.. 8 ~z Oo >--E-t E-tz -~ u 0::: a m w "-" "' •" 0 -~ o-•· ~~ g z z Q_ .:.i •. ~-· -· ~z wO >0 " 0 " I 0 w z z 0 ii ~ 0 m 0 0 "' w " X 6 z 0 ~ ~ 0 .J 0. "' Cl (/) .'L L. () ... -() .0 :, [L "--en C ·-u ·-:, m "--en C ·c C D [L ::;; ::, ~ 0 ~ u 6 ii ~ " C ~ Cl'. [L [L <{ w ~ 0 >-m z 0 (/) i;j Cl'. • 0 z PRELIMINARY LANDSCAPE PL.ANTING NOTES AND DETAILS (2) LODGEPOLE STAKES; TIE AT APPROX. 1 /3 TO 1 /2 HEIGHT OF TREE WITH FLEXIBLE RUBBER TIE IN FIGURE EIGHT PATIERN. STAKES AND TREE PLUMB 3" DEEP SAUCER FOR WATER 2" DEEP MULCH LAYER REMOVE ALL TIES, WRAP & CONTAINERS. ---.,,_ FREE PERIMETER ROOTS FROM NURSERY BALL EXCAVATE TREE PIT AT A MIN. OF 2 TIMES DIA. OF ROOTBALL AT BALL CENTER, TAPERING PIT GRADE TO FINISH GRADE PIT SPOILS, NURSERY BALL WASTE BACKFILL SET BALL ON UNDISTURBED SUBGRADE, OR COMPACTED SOIL. NOTE: LIGHT FERTILIZER OVER PLANTING BED AFTER BACKFILL ONLY; NO FERTILIZER IN PLANTING PIT. WORK PERIMETER ROOTS FREE OF NURSERY BALL. BALL & PIT TO BE COURSELY SCARIFIED. <D EVERGREEN TREE PLANTING/STAKING DETAIL NOT TO SCALE PRUNE DAMAGED TWIGS AFTER PLANTING PLACE IN VERT. POSITION: DOUBLE LEADERS WILL BE REJECTED\ NOTE: KEEP ROOTBALL MOIST AND PROTECTED AT ALL TIMES. ...-,c-l HOLD CROWN OF ROOTBALL AT OR JUST ABOVE FINISH ~ GRADE. PROTECT TRUNK AND LIMBS FROM INJURY. BACKFILL TO BE SETTLED USING WATER ONLY - NO MECHANICAL COMPACTION. REMOVE ALL WRAP, TIES & CONTAINERS, REGARDLESS OF MATERIAL. (2) LODGEPOLE STAKES, PLUMB WITH ELASTIC CHAIN---" LOCK TYPE OR RUBBER GUYS TIED IN FIGURE EIGHT; REMOVE AFTER ONE GROWING SEASON PROTECTIVE WRAPPING DURING SHIPMENT TO SITE AND INSTALLATION REMOVE AT COMPLETION OF PLANTING LAWN PLANTING; PROVIDE 3'¢ "NO GRASS" TREE RING AND -~ 3" DEEP "ULCH LAYER IN WELL. HOLD BACK FROM TRUNK 8" TO 1 o'•" FINISH GRADE --·--------------.,,,. ,·,·· PREPARE PLANTING BED PER SPEC'S; AT MIN., LOSSEN ~~· AND MIX SOIL TO 18" OR DEPTH OF ROOTBALL AND 2 TIMES BALL DIA. SOIL TO 18" OR DEPTH OF ROOTBALL AND 2 TIMES BALL DIA. REMOVE ALL WRAP TIES AND CONTAINERS --------' SCORE ROOTBALL AND WORK NURSERY SOIL AWAY FROM PERIMETER ROOTS SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL PENETRATION TO SUBBASE ( +) 24" z " <D DECIDUOUS TREE PLANTING/STAKING DETAIL NOT TO SCALE OVER ALL TOPSOIL DEPTH OF 3 FEET --~ SUBGRADE .. :;.: :;;;·.:~ .. -....: • , .. -,-·. . . • O· REMOVE EXCESS GRAVEL ~. AND PAVING '·''7 '''''~ ' . "" . COARSE TRANSITION FROM. TOPSOIL-...../ TO SUBSOIL ~-12" MAX. LIP NOTE: OVER EXCAVATE PAf!KING LOT PLANTERS TO LOOSEN COMPACTED SUBBASE GRADING @ PARKING LOT PLANTERS DETAIL NOT TO SCALE RECOMMENDED FOR APPROVAL BY _____ _ BY ______ _ CHECKED FOR COMPLIANCE TO CITY STANDARDS ·-----------Date ____ _ STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT !---------- D t MARGIE I. KORVE -----------a e_____ CERTIFICATE NO. 1014 BY ______ _ Date (VALID ONLY WI fH SIGNATURE) EXPIRES: 09/02/14 FOR ACE AVIATION NE 1/4 OF THE NE 1/4 OF SECTION 18, T'v\/P. 23 N., RGE. 5 E., W.M. CITY OF RENTON, KINCi COUNTY, WASHINGTON ,---------2" MULCH LAYER ,,--------1" MAX. TOP OF CURB TO TOP OF MULCH y----CURB ·-1 m~-· .__._-4-'·<\-oL \,-, ~ill, 111 . 4 1....--:--:-:-r-1 =I '--:;, <· 4 MULCH AT CURB DETAIL NOT TO SCALE ----2" MULCH LAYER FEATHER EXCESS ----SOIL UNDER MULCH-----, 1" MULCH AT CROWN-, 1 /2" ABOVE GRADE 1 " ABOVE GRADE-~ • -·· .. NOTE: REMOVE CONTAINER AND WORK ROOTS FREE OF SOIL. BACKFILL TO BE SETTLED USING WATER ONLY. SEE PLANT LIST FOR PLANT SPACING. • I ESS 11-IAN 1 GAi I ON CONTAINER ( PLANTED BFFORF MULCH J 1 GAi I ON CONTAINER and LARGEA C PLANTED BFFORF MULCH J GROUNDCOVER / SHRUB PLANTING DETAIL NOT TO SCALE HOLD PLANTS FROM ---.. EDGE OF PLANTER Q AS NOTED ON PLANT LIST ···'Is,-,..~ O· w BED LINE EDGE--.._._ CURB/WALK SPACING AS CALLED OUT ON PLAN/PLANT LIST HOLD PLANTS _____,._ ~FROM EDGE OF / PLANTER AS NOTED ON PLANT LIST NOTE: THIS SPACING APPLIES TO GROUNDCOVER AND FORMAL SHRUB ROW PLACEMENT. PLANT MATERIAL SPACING DETAIL NOT TO SCALE DEVELOPER: PROFLIGHT AVIATION, INC. 243 W. PERIMETER ROAD RENTON, WA 98055 (425) 228-9510 CONTACT: BERNIE OR DIANE PAHOLKE ENGINEER: BARGHAUSEN CONSULTING ENGINEERS 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 {425)251-8782 FAX CONTACT: DAN BALMELLI LANDSCAPE PLANTING NOTES AND MATERIALS SCOPE OF 'I/OAK FURNISH ALL MATERIALS, LABOR, EQUIPMENT AND RELATED ITEMS NECESSARY TO ACCOMPLISH TOPSOIL, TREATMENT AND PREPARATION OF SOIL, FINISH GRADING, PLACEMENT OF SPECIFIED PLANT MATERIALS, FERTILIZER, STAKING, MULCH, CLEAN-UP, DEBRIS REMOVAL, AND 90-DAY MAINTENANCE. QUALIFICATIONS: LANDSCAPE CONTRACTOR TO BE SKILLED AND KNOWLEDGEABLE IN THE FIELD OF WORK AND HAVE A MINIMUM OF FIVE (5) YEAR'S EXPERIENCE INSTALLING SIMILAR WORK. CONTRACTOR TO BE LICENSED TO PERFORM THE WORK SPECIFIED WITHIN THE PRESIDING JURISDICTION. JOB CONDITIONS: IT IS THE CONTRACTOR'S RESPONSIBILITY TO REVIEW THE SITE AND REPORT ANY DISCREPANCIES TO THE OWNER OR THE OWNER'S REPRESENTATIVES. ALL PLANT MATERIAL AND FINISH GRADES ARE SUBJECT TO APPROVAL BY THE OWNER. PROTECTION: SAVE AND PROTECT ALL EXISTING PLANTINGS SHOWN TO REMAIN. DO NOT PLANT UNTIL OTHER CONSTRUCTION OPERATIONS WHICH CONFLICT HAVE BEEN COMPLETED. IF AN IRRIGATION SYSTEM IS TO BE INSTALLED DO NOT PLANT UNTIL THE SYSTEM HAS BEEN INSTALLED, TESTED, AND APPROVED BY THE OWNER. HANDLE PLANTS WITH CARE -Dd NOT DAMAGE OR BREAK ROOT SYSTEM, BARK, OR BRANCHES. REPAIR AND/OR REPLACE ITEMS DAMAGED AS A RESULT OF WORK, OR WORK NOT IN COMPLIANCE WITH PLANS AND SPECIFICATIONS, AS DIRECTED BY OWNER AT NO ADDITIONAL COST TO THE OWNER. REPAIR OF EXISTING PLANTINGS: DURING THE COURSE OF WORK, REPAIR ALL EXISTING PLANTING AREAS BY PRUNING DEAD GROWTH, RE-ESTABLISHING FINISH GRADE AND RE-MULCHING TO SPECIFIED DEPTH. REPAIR OF EXISTING IRRIGATION SYSTEM: DURING THE COURSE OF WORK, REPAIR ANY DAMAGE TO THE IRRIGATION SYSTEM TO MATCH CONDITIONS PRIOR TO THE DAMAGE. GUARANTEE: GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM DATE OF FINAL ACCEPTANCE OF THE JOB BY OWNER. 90-DAY MAINTENANCE: CONTRACTOR TO PROVIDE OWNER WITH A SCOPE OF WORK AT TIME OF INITIAL PROJECT BID TO PROVIDE LANDSCAPE AND IRRIGATION MAINTENANCE FOR 90 DAYS FOLLOWING COMPLETION OF PROJECT (ACCEPTANCE) OF FACILITY BY OWNER. WORK TO INCLUDE MAINTENANCE AS DESCRIBED BELOW, IN PLANTING AND IRRIGATION MAINTENANCE. MATERIALS: PLANT MATERIALS: PLANT MATERIALS TO BE GRADE NO. 1, SIZED IN ACCORDANCE WITH (MN) AMERICAN STANDARDS FOR NURSERY STOCK (ANSI Z60.1-1996). PRUNE PLANTS RECEIVED FROM THE NURSERY ONLY UPON AUTHORIZATION BY THE LANDSCAPE ARCHITECT. "B & B" INDICATES BALLED AND BURLAPPED; "CONT." INDICATES CONTAINER; "BR" INDICATES BARE ROOT; "CAL" INDICATES CALIPER AT 6" ABOVE SOIL LINE; "GAL" INDICATES GALLON. A) SPECIFIED PLANT CANOPY SIZE OR CALIPER IS THE MINIMUM ACCEPTABLE CONTAINER OR BALL SIZE AND ESTABLISHES MINIMUM PLANT CONDITION TO BE PROVIDED. B) QUALITY: PLANT MATERIAL TO COMPLY WITH STATE AND FEDERAL LAWS FOR DISEASE INSPECTION, PLANTS TO BE FULLY LIVE, VIGOROUS, WELL FORMED, WITH WELL DEVELOPED FIBROUS ROOT SYSTEMS. ROOT BALLS OF PLANTS TO BE SOLID AND FIRMLY HELD TOGETHER, SECURELY CONTAINED AND PROTECTED FROM INJURY AND DESICCATION. PLANTS DETERMINED BY LANDSCAPE ARCHITECT TO HAVE BEEN DAMAGED; HAVE DEFORMITIES OF STEM, BRANCHES, OR ROOTS; LACK SYMMETRY, HAVE MULTIPLE LEADERS OR "y" CROTCHES LESS THAN 30 DEGREES IN TREES, OR DO NOT MEET SIZE OR ANSI STANDARDS WILL BE REJECTED. PLANT MATERIAL TO BE FROM A SINGLE NURSERY SOURCE FOR EACH SPECIFIED SPECIES/HYBRID. NURSERY SOURCES TO BE THOSE LOCATED IN THE SAME REGION AS THE JOB SITE. C) SUBSTITUTION: NO SUBSTITUTION OF PLANT MATERIAL, SPECIES OR VARIETY, WILL BE PERMITIED UNLESS WRITIEN EVIDENCE IS SUBMITIED TO THE OWNER FROM TWO QUALIFIED PLANT BROKERAGE OFFICES. SUBSTITUTIONS WHICH ARE PERMITIED TO BE IN WRITING FROM THE OWNER AND LANDSCAPE ARCHITECT. THE SPECIFIED SIZE, SPECIES AND NEAREST VARIETY, AS APPROVED, TO BE FURNISHED. SUBSTITUTIONS MAY REQUIRE SUBMITIAL TO REVISED LANDSCAPE PLAN TO CITY FOR APPROVAL. SOIL PREPARATION: TOPSOIL, AMENDMENT, AND BACKFILL, ARE GENERAL REQUIREMENTS FOR ALL LANDSCAPE AREAS, UNLESS NOTED OTHERWISE ON THE PLANS. SOIL AMENDMENTS AND FERTILIZER NOTED BELOW ARE TO BE USED FOR BID PRICE BASIS ONLY. SPECIFIC AMENDMENTS AND FERTILIZERS WILL BE MADE AFTER SOIL SAMPLES ARE LABORATORY TESTED BY THE CONTRACTOR. PROVIDE CHANGE ORDER FOR ADDITIONAL OR REDUCTION OF MATERIALS REQUIRED OR NOT REQUIRED BY THE SOILS REPORT. SOIL FERTILITY AND AGRICULTURAL SUITABILITY ANALYSIS: AFTER ROUGH GRADING AND PRIOR TO SOIL PREPARATION, CONTRACTOR TO OBTAIN TWO REPRESENTATIVE SOIL SAMPLES, FROM LOCATIONS AS DIRECTED BY THE LANDSCAPE ARCHITECT, TO NORTHERN LIGHTS ANALYTICAL & CONSULTING INC. RAVENSDALE WA, TEL. 253-653-5770 OR, EQUIVALENT TESTING LABORATORY, FOR TEST #A05-2. SUBMIT RESULTS TO LANDSCAPE ARCHITECT FOR REVIEW. TESTS TO INCLUDE FERTILITY AND SUITABILITY ANALYSIS WITH WRITIEN RECOMMENDATIONS FOR SOIL AMENDMENT, FERTILIZER, CONDITIONERS, APPLICATION RATES, AND POST-CONSTRUCTION MAINTENANCE PROGRAM. TESTS TO BE CONTRACTED WITH AND PAID FOR BY THE CONTRACTOR. A) TOPSOIL: CONTRACTOR IS RESPONSIBLE FOR SUPPLYING ALL TOPSOIL AND FOR DETERMINING THE VOLUME OF TOPSOIL REQUIRED PER THE INFORMATION ON PLANS AND NOTED HERE-IN. CONTRACTOR IS RESPONSIBLE FOR ANY NECESSARY WEED CONTROL RESULITNG FROM CONTAMINATED OFF SITE SOURCES. B) TOPSOIL TO CONSIST OF WINTER MIX AS PRODUCED AND REMIXED BY PACIFIC TOPSOILS, INC. WINTER MIX TO CONSIST OF 1/3 BY VOLUME SANDY LOAM, 1/3 BY VOLUME COMPOSTED GARDEN MULCH, AND 1 /3 BY VOLUME COARSE WASHED SAND OR EQUIVALENT. AT MINIMUM, TOPSOIL PRODUCTS BROUGHT ON SITE TO CONTAIN AMENDMENTS AS LISTED IN "C". C) TOPSOIL TO INCLUDE THE FOLLOWING AMENDMENTS AS NECESSARY: THE FOLLOWING AMOUNT PER 1,000 SQUARE FEET: 1. 6-CUBIC YARDS ORGANIC COMPOST. COMPOST TO BE FREE OR NON-FARM ANIMAL SOURCES, NOR TO BE FROM SOURCES CONTAINING REDWOOD OF CEDAR PRODUCTS. 2. 30-POUNDS NITROFORM (38-0-0) 3. 5-POUNDS AMMONIUM SULFATE 4. 40-POUNDS CALCIUM CARBONATE LIMESTONE 5. 40-POUNDS DOLOMITE LIMESTONE 6. 5-0UNES BORON (AS BORAX) ALL AMENDMENTS TO BE THOROUGHLY MIXED PRIOR TO INCORPORATION INTO TOPSOIL. ·------------- D) PLANTING BACKFILL FOR ALL TREES, SHRUBS, AND GROUNDCOVERS: 1. 0.6-CUBIC YARDS PER VOLUME TOPSOIL 2. 0.4-CUBIC YARDS ORGANIC COMPOST. '3. 3-POUNDS NITROFORM (38-0-0) 4. 1-POUNDS AMMONIUM SULFATE 5. 2-POUNDS CALCIUM CARBONATE LIMESTONE 6. 2-POUNDS DOLOMITE LIMESTONE E) TOPSOIL PREPARATION AND INSTALLATION: 1. VERIFY SUBGRADES TO -7 INCHES IN LANDSCAPE AREAS AND -18/24 INCHES IN PARKING LOT ISLANDS BELOW FINISH ELEVATION, OR AS INDICATED ON PLANS. THIS ACCOMMODATES, TOPSOIL, AMENDMENTS, AND MULCH. 2. ERADICATE ANY SURFACE VEGETATION ROOTED IN THE SUB-GRADE PRIOR TO SUB-GRADE PREPARATION. 3. THOROUGHLY SCARIFY AND RIP ALL LANDSCAPE SUB-GRADES WHICH HAVE BECOME COMPACTED TO A DEPTH OF 12 INCHES WITH MULTIPLE PASSES, 90 DEGREES TO EACH \ OTHER. SCARIFY AREAS INACCESSIBLE TO MECHANIZED EQUIPMENT AND AROUND EXISTING PLANTINGS NOTED TO REMAIN WITH HAND TOOLS. , 4. REMOVE SOIL LUMPS, ROCK, VEGETATION AND/OR DEBRIS LARGER THAN 2 INCHES FROM ALL SUB-GRADE PRIOR TO PLACEMENT OF SPECIFIED TOPSOIL. 5. REMOVE ANY ASPHALT EXTENDING BEYOND 6 INCHES FROM CURBS INTO ADJACENT LANDSCAPE AREAS. 1 6. PARKING LOT PLANTER ISLANDS TO BE OVER EXCAVATED BY BACKHOE. REMOVE PAVING WASTE, GRAVEL BASE MATERIAL AND UNDERLYING SUBSOIL TO 18 INCHES BELOW TOP OF PAVING. SCARIFY AND OVER EXCAVATE PLANT PIT BOTTOM 12 INCHES TO MINIMIZE STRUCTURAL COMPACTION. F) TOPSOIL PLACEMENT: 1. PROVIDE A TOTAL FINISH COURSE OF 4 INCHES OF TOPSOIL FOR LANDSCAPE AREAS AND 18/24 INCHES IN PARKING LOT ISLANDS. 2. IN ALL LANDSCAPE AREAS, PLACE 2 INCHES (6 INCHES IN PARKING LOT ISLANDS) OF TOPSOIL MIX WITH AMENDMENTS OVER THE PREPARED SUB-GRADE AND THOROUGHLY ROTOTILL WITH MULTIPLE PASSES INTO THE TOP 6 INCHES OF SUB-GRADE FOR A TOTAL DEPTH OF 8 INCHES IN LANDSCAPE AREAS (12 INCHES IN PARKING LOT ISLANDS). PLACE AN ADDITIONAL 2 INCH LIFT OF TOPSOIL, IN ALL LANDSCAPE AREAS AND A MINIMUM 12 INCH LIFT IN ALL PARKING LOT ISLANDS, FOR THE FINAL TOPSOIL DEPTH OF 4 INCHES IN LANDSCAPE AREAS AND 18/24 INCHES IN PARKING LOT ISLANDS . 3. PLACE ADDITIONAL TOPSOIL AND SOIL MIX AS REQUIRED TO MEET FINISH ELEVATIONS. BARK MULCH (TOPDRESSING): ONE-HALF-INCH (1/2") SIZE, TO ONE-QUARTER (1/4"), I.E., "FINE," HEMLOCK/FIR BARK. STAKES: 2-INCH DIAMETER BY 8-FOOT MINIMUM LODGEPOLE PINE STAKES. GUY MATERIAL: 1-INCH WIDE POLYETHYLENE CHAIN LOCK TYPE TIES; OR, 3/8" DIAMETER RUBBER. NO WIRE. HERBICIDE: ,HERBICIDE IS NOT RECOMMENDED FOR THE FIRST YEAR ·AFTER-INSTAlLATION.· ANTI-DESICCANT: "WILT-PROOF," 48 HOURS PRIOR TO SHIPMENT TO SITE FROM JUNE 1 THROUGH SEPTEMBER. THOROUGHLY ROOT WATER PLANTS PRIOR TO DELIVERY. PLANT MATERIAL DELIVERED TO SITE TO BE KEPT CONTINUALLY MOIST THROUGH INSTALLATION. EXECUTION: FINISH GRADES: FINE GRADE AND REMOVE ROCKS AND FOREIGN OBJECTS OVER 2 INCHES DIAMETER FROM TOP SURFACE OF PREPARED LANDSCAPE AREAS. FINISH ELEVATIONS TO BE DEFINED AS 3 INCHES BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL PLANTING BED AREAS AND 1-INCH BELOW CURBS, WALKS AND/OR OTHER ADJACENT HARDSCAPE FOR ALL LAWN AREAS. FINISH GRADE REFER TO GRADES PRIOR TO INSTALLATION OF MULCH OR LAWN. ALL FINISH GRADES TO BE SMOOTH EVEN GRADES, LIGHTLY COMPACTED, AS SHOWN ON THE PLAN AND DETAILED. PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDINGS AND STRUCTURES. SITE CIVIL DRAWINGS IDENTIFY FINAL ELEVATIONS. TREES AND SHRUBS: ARRANGE TREES AND SHRUBS ON SITE IN PROPOSED LOCATIONS PER DRAWINGS. EXCAVATE PIT, PLANT AND STAKE OR GUY, AS CALLED OUT AND DETAILED. ALL TREES, SHRUBS, AND SUPPORTS TO STAND VERTICAL. BACKFILL SHALL BE PIT SPOILS. SETTLE BACKFILL USING WATER ONLY. NO MECHANICAL COMPACTION. GROUNDCOVERS: EXCAVATE PITS TO A MINIMUM OF 3 INCHES BELOW, AND TWICE THE ROOT BALL DIAMEfER. WATER THOROUGHLY AND TAKE CARE TO ENSURE THAT ROOT CROWN IS AT PROPER GRADE, AS DETAILED. MULCH: MULCH ALL LANDSCAPE AREAS NOT COVERED BY LAWN AND/OR SEED. APPLY SUFFICIENT QUANTITY TO PROVIDE A 2-INCH DEPTH. UTILITY CLEARANCES: FIELD ADJUST PLANT LOCATIONS FOR 8-FOOT SEPARATION OF TREES/SHRUBS AND 2-FOOT SEPARATION FOR GROUNDCOVER FROM FIRE HYDRANTS AND UTILITY VAULTS. PLANTING MAINTENANCE: CONTRACTOR TO MAINTAIN PLANTINGS THROUGH COMPLETED INSTALLATION, AND UNTIL ACCEPTANCE OF LANDSCAPE INSTALLATION. PLANTING MAINTENANCE TO INCLUDE WATERING, WEEDING, CULTIVATING, TIGHTENING AND REPAIRING OF TREE GUYS, RESETTING PLANTS TO PROPER GRADES OR POSITION, RE-ESTABLISHING SETTLED GRADES; AND MOWING LAWNS WEEKLY AFTER LAWN ESTABLISHMENT. HERBICIDE IS NOT RECOMMENDED FOR ONE YEAR FOLLOWING LANDSCAPE INSTALLATION. INCLUDED IS REPLACEMENT OF DEAD PLANTS AND PLANTS SHOWING LOSS OF 40 PERCENT OR MORE OF CANOPY. ~\":» .;.: l" X II . - 0 u (/) ;sl ' ro -·, I~ "' E ~ "' ~ 0 0 n. I 0, u, u, "' -./ c 0 C I" n. ./ O> u, "' "' -./ "' 0 0 0 "' [L "' ~r,\R 1 ~ T. :!lti, r11 •. 1·/;. • .. fff}r ' ""' .;/,/n,0 -"·· :,r•YJ . ., iv·,... -.. ~ CITY OF RENTON '01 JnlO MAIi , IO DEPARTMENT OF PUBLIC WORKS 9 t0/J ..- DESIGNED MIK DRAWN MIK CHECKED DKB APPROVED . PRELIMINARY LANDSCAPE" it_{(c:/{/illlf."' PLANTING NOTES AND DETAILS ,,, ·· f;;/l), ACE AVIATION DATE 03/06/13 ALE NO. 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