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August 23, 2017 Cary Fisher Western International Development Manager 13647 Montfort Drive Dallas, TX 75240 Community & Economic Development C. E. "Chip" Vincent, Administrator SUBJECT: Residence Inn by Marriott LUAlS-000280, ECF, SA-M, S-A, MOD, VAR PROJECT LOCATION: 1200 Lake Washington Blvd N, Renton, WA 98057 Dear Ms. Fisher: We appreciated the time on Monday, August 21, 2017, to meet with your team during the preconstruction meeting to discuss your request to extend the expiration date of the Residence Inn by Marriott Site Plan. You have made noteworthy progress and committed demonstrable resources to developing the site in accordance with the approved Site Plan as approved by the Hearing Examiner on August 2, 2015. This office has reviewed your formal request (email from Mike Quinn dated August 22, 2017) to extend the site plan land use decision for Residence Inn by Marriott (File No. LUA15-000280). Pursuant to RMC 4-9-200J, the municipal code allows the original approving body to issue a single two (2) year extension for good cause. The City has been reviewing both building and engineering permits for the hotel since 2015 (e.g. U15008434, 815008433, 815008436, and U16002670) and even issued the shoring permit on March 4, 2016. Therefore, your site plan extension request is approved. The site plan will expire on August 2, 2019. You should be aware this office is empowered to issue only one such extension. If the final site plan approval is not completed by August 2, 2019 it will expire and cannot be extended again. Please feel free to contact me at (425) 430-7289 should you have any further questions or comments regarding this extension. 1055 South Grady Way, Renton, WA 98057 -rentonwa.gov Residence Inn by Marriott LUAlS-000280 Page 2 of2 Sincerely, Clark H. Close Senior Planner cc: C.E. "Chip" Vincent, CED Administrator Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Rohini Nair, Development Engineering Mike Quinn, Contact City of Renton File LUAlS-000280 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Itenton E> AFFIDAVIT OF INSTALLATION OF um PUBLIC OUTREACH SIGN !L:5-0uOYkV Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov STATE OF WASHINGTON ) ) ss COUNTY OF KING ) ~~~ Dcy'Le ~i cH sworn on oath, deposes and says: RECEIVED MAR O 1 2016 CITY OF RENTOM PLANNit,Jt; ;:)J\fJ;'iiCrl being first duly 1. On the _J_ day of v%'2..C lj , 20--1...k, I installed __l_ public information sign(s) am:I plastic flyer box on the property located at __ ... Ow·,,.._._:r--e,Z.,,,.=-=-'"''-'''--k.'--_<;_, -'-•-.-.)~--~~ for the following project: \7.-0o l.M~ ~"\"'i'""iJ fl:>t-\/D f'J• r fLe<, de....:g_ !n n A,y 1~71 -----'<=--'-'-=-"=-'C:S...-+/--<..l...'-'----+-1 Project Name ~i> A-ceu ~7, 'ri ~r-1 Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Signs Install ·on" h ut package. Installer Signature SUBSCRIBED AND SWORN to before me this_/_ day of (V'A-(lc.f.(, 20L. lhsft NOTARY PUBLIC in and for the State of Washington, My commission expires on __ t"-i/wt_"...,_1_/f-J-/_C1-I ---- H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Outreach Sign Handout.docx Rev. 01/2016 • * • * ' ' .... ~ ~ ~~# * ~~ * ' ~{~~ * ' * ' * ' * ' * ' * ' * ' * ' * ' * ' * ' * ' Western International 1/14/2016 OarkOose City of Renton Senior Planner RE: Residence Inn Hotel Bar incidental use Dear Clark, Per our email and phone conversations, the Bar use inside the Residence Inn hotel would be an incidental use amenity for hotel guests. The Bar will be operated by the Hotel and, as such, would not require any additional signage or advertising on the exterior of the Hotel Per Brad Lincoln with Gibson Traffic, the bar use is part of the ITE data that was used to conduct our previously approved traffic study and the addition of the Bar would have no impact on trip generation or required parking. We do not anticipate the need for additional refuse area as a vast majority of drinks served would be out of glassware and not bottled beverages. The area required for the hotel is 885 sf and we are providing 903 sf. Sincerely, ~~ Development Manager Western International 13647 Montfort Drive• Dallas, Texas 75240 (972) 934-8699 • Fax (972) 934-8698 W.1. Realty 1, L.P. dba Western International Denis Law Mayor August 4, 2015 Kurt Jensen Jensen Fey Architecture 7730 Leary Way Redmond, WA 98052 Subject: Hearing Examiner's Final Decision RE: Residence Inn by Marriott, LUA-15-000280 Dear Mr. Jensen: The City of Renton's Hearing Examiner has issued a Final Decision dated August 2, 2015. These documents are immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov); • To be viewed at the City Clerk's office on the 7'h floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $3.90, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, Washington 98057, (425) 43Q-6S10 / Fax (425) 43Q-6516, rentonwa.gov • 1055 South Grady Way, Renton, WA 98057. Additional information regarding the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you. Sincerely, City Clerk cc: Hearing Examiner Clark Close, Senior Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Vicki Grover, Civil Engineer Ill Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Council President Julia Medzegian, City Counc'il Liaison Cary Fisher, Western International, Owner Parties of Record (3) ' August 4, 2015 STATE OF WASHINGTON COUNTY OF KING CERTIFICATE OF MAILING ) ) § ) JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 4th day of August, 2015, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the Hearing Examiner's Final Decision RE: Residence Inn by Marriott (LUA-15-000280) to the attached parties of record. BALAKRISHNA THANEDAR 1707 NE 14TH ST Renton, WA 98056 'I ·'t" Kurt Jensen Jensen Fey Architecture 7730 Leary Way Redmond, WA 98052 Cary Fisher Western International 13647 Montfort Dr Dallas, TX 75240 LAUREN GARKEL CLARK DESIGN GROUP PLLC 169 Western Ave W Seattle, WA 98119 Faizel Kassam 6501 Eagle Rock NE, Ste. B-5 Albuquerque. NM 87113 Hearing Examiner's Decision 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 i\U(i !I 1c L01~, :lECEIVEJ:> CITY CLERK'S OFFICt BEFORE THE HEARJNG EXAMINER FOR THE CITY OF RENTON RE: Residence Inn by Marriott Master Site Plan, Site Plan, Variance and Modification LUAl5-000280, ECF, SA-M, MOD, VAR FINAL DECISION Summary 17 The applicant is requesting Master Site Plan Review, Site Plan Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area at 1100 18 Lake Washington Blvd N. The applications are approved subject to conditions. 19 20 21 Staff Testimony Testimony Clark Close, City of Renton Associate Planner, summarized the staff report. The examiner 22 inquired as to why no reasonable use remains if the variances weren't granted. Mr. Close 23 responded that the variances are necessary to accommodate a fire tum around and parking garage. The examiner asked if a smaller hotel would avoid the slope encroachment. 24 Vanessa Dolbee, Current Planning Manager, responded that the hotel balances scale with the 25 adjoining hotel by pushing the hotel back from the street frontage and that is one of the causes for 26 the need of the variance request. Staff would rather grant the variance then have the hotel built closer to the street. SITE PLAN VARIANCE, MODIFICATION -1 2 Applicant Testimony 3 Kurt Jensen, applicant's architect, testified that the applicant has an issue with Condition No. 4. 4 5 6 7 8 9 10 II 12 13 14 15 16 The City wants an annual report and a restrictive covenant. Michael Mahoney, the applicant's representative, noted that from a business perspective the required covenant would create a hardship by creating a cloud on the tile by leaving uncertainty as to future compliance. He noted that the geotechnical review has found no slope stability issues. Ray Coglas, project geotech, testified that borings, aerial photographs and other data have been collected and that he was able to conclude that the geology is very competent, very dense glacial till that has no susceptibility to instability. He has been required to do annual inspections on rare occasions by other jurisdictions, but that is usually only required for slopes that have historically been prone to landslides. The subject site has no such history. There is high certainty that the slopes will not have stability problems. Staff Rebuttal Clark Close testified that the City is willing to remove the requirement for a covenant but still wants an annual report. Vanessa Dolbee noted the City's request for annual report is a new condition the City will be asking. It is a result of both the Oso slide and of a review of slopes by the City that identified several unstable slopes. 17 Applicant Rebuttal 18 The applicant noted they have done a much more detailed slope stability review than the slope 19 survey conducted by the City and there is no history of slope instability or indication that it will be unstable in the future. 20 21 22 23 24 25 26 Exhibits Exhibits 1-29, identified at page 2 of the Staff Report and page 3 of the Environmental Review Committee report, were admitted into the record during the hearing. The following exhibits were also admitted during the hearing: Exhibit 30 Exhibit31 SITE PLAN Staff Report City of Renton core maps located on City's website VARIAN CE, MODIFICATION -2 2 3 4 Findings of Fact Procedural: 1. Applicant. The Applicant is Western International. 2. Hearing. The Examiner held a hearing on the subject application on July 14, 2015 in the City 5 of Renton Council Chambers at 11:00 am. 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 3. Project Description. The applicant is requesting Master Site Plan Review, Site Plan Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N, directly west of I-405. Access is proposed via a single curb cut on Lake Washington Blvd N. The project site totals 124,69lsf (2.86 acres). The proposed 124,330sfhotel would be five stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. The site is located within the Urban Center North -2 (UC- N2) zone and Design District 'C'. The majority of the site is currently undeveloped. There is a soft surface pedestrian trail from NE Park Dr. to Lake Washington Blvd N. The site contains critical and sensitive slopes and Moderate to High Landslide and High Erosion hazards, all located on the eastern portion of the site. The critical slopes represent 26.3% of the subject site (32,788sf). The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres of the site. The applicant proposes to remove l 7,800cy of material from the site and bring in l ,OOOcy of structural fill. Impervious cover will be 39% of the site. The applicant has proposed to construct a patio along Lake Washington Boulevard North. This will serve as a focal point for the development and create a visually prominent entry. The main entrance for the hotel is marked with a prominent wooden entry trellis. The applicant proposes to use less of a development envelope than allowed by the zone (Ex. 7 and 8), to provide step backs along the north property line and reduce the scale and bulk of the building through use of differing materials on the building fa~ade and varying the window sizes. Approximately 70% of the street fayade, along Lake Washington Blvd N and visible to the public, is comprised of transparent windows and/or doors at the ground level podium. The storefront windows would be transparent from about six inches (6") up to 10' above the ground. The store front theme is 26 wrapped around the south elevation to provide additional transparent windows and/or doors visible to SITE PLAN VARIAN CE, MODIFICATION -3 2 3 4 5 6 7 8 9 10 11 the public. A large portion of the remaining ground floor fai;;ade would be screened with plants to grow or climb vertically along wall trellises. The applicant has proposed a pitched asphalt shingle roof that has been broken up into different components with the use of varying heights and multiple feature roof elements that project above the main roof line. The applicant is not proposing roof mounted equipment and/or screening for such equipment. The loading and service area are located behind the building away from the street and any public pedestrian-oriented functions. The applicant is requesting Modification for right-of-way improvements (RMC 4-6-060) along the south property for a distance of approximately I 00 feet and a reduction in the parking ratio that would exclude parking for the employees (RMC 4-4-080). The applicant is requesting a Variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. The applicant proposes to encroach on the critical area by 3,115sf. Staff received multiple public comments via letter and telephone (Ex. 27). Most comments related to 12 traffic impacts in the area from this project and other proposed projects. The neighboring Hampton 13 14 15 16 Inn and Suites provided a letter of support. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Residence Inn by Marriott (Exhibit 23) on June 8, 2015 containing four mitigation measures. No appeals on the threshold determination were filed. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate 17 infrastructure and public services as follows: 18 19 20 21 22 23 24 25 26 A. Water and Sewer Service. The City of Renton will provide both sewer and water to the project. There is an existing 12-inch water main located within Lake Washington Blvd N (refer to City project plans no. W-0327 & W-2131). The static water pressure is about 120 psi at ground elevation of 40 feet. There is an existing 8-inch sewer main in Lake Washington Blvd N. 8. Fire and Police. The project site will be served by the City of Renton fire and police departments. Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development if the applicant provides Code-required improvements and fees. C. Drainage. The applicant proposes a drainage plan that has met preliminary staff approval and is conceptually consistent with the City's drainage standards. The applicant is SITE PLAN VARIANCE, MODIFICATION -4 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 proposing an enclosed water quality feature known as a modular wetland system (MWS) which meets the Enhanced Basic Water Quality Requirements of the KCSWM and has General Use Level Designations (GULD) approval from the Department of Ecology for Enhanced Water Quality (Ex. 17). Runoff from the new impervious areas will be routed through a detention vault and then in to a modular wetland water quality system before discharging into the City's conveyance system along Lake Washington Blvd N. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. City staff have determined that the drainage plan complies with the new City of Renton Amendments to the 2009 King County Surface Water Design Manual. More detailed staff review and approval will occur during construction review. D. Parks/Open Space. The applicant will be required to pay park impact fees, which are designed to fund the demand for park and open space facilities generated by residential development. The applicant has proposed an outdoor pedestrian patio located off of Lake Washington Blvd N. which serves to provide an active public space between the building and the right- of-way. Outdoor steps, located around the middle portion of the landscaped outdoor patio space, provides for connection from the public sidewalk to the building entrances. A total of 3,500 square feet of passive and active open spaces is provided on the site and is of sufficient size for hotel patrons and the public. Pedestrian-oriented spaces and/or walkways are located around the west, south and east elevations. E. Off-Site Transportation. Off-site transportation facilities are adequate to serve the site. Traffic impacts are adequately mitigated by the proposal. Level of service standards will not be reduced below adopted levels for the proposal and traffic impact fees will be assessed to pay for proportionate share transportation system impacts. The applicant submitted a Traffic Impact Analysis (Ex. 13 ). Staff note there are several proposed developments in the project vicinity which together will reduce the level of service (LOS) at the intersection of Lake Washington Boulevard North and Houser Way at the entrance to Gene Coulon Park. The proposal itself will not significantly reduce the intersection LOS, even under the circumstance wherein the traffic from the Southport Development is included at conservatively high traffic volumes. The proposed development by itself is not expected to impact the LOS at this intersection. No other nearby intersection service levels will see an increase of more than 5% in PM peak hour volumes and therefore no further analysis is required for other nearby intersections. SITE PLAN VARIANCE, MODIFICATION -5 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Despite the anticipated lack of project level impacts from this project on the Lake Washington Boulevard North and Houser Way intersection, the City's Environmental Review Committee imposed a SEPA mitigation measure requiring the applicant to pay a pro-rated share of the traffic signal and roadway improvements costs for the intersection, which is currently being constructed by SECO Development. Toe proposed project is required to pay its pro-rata share based on the ratio of the number of trips added by the project to the number of future baseline trips at the Southport/Gene Coulon Park Entrance/Lake Washington Boulevard N. intersection. The applicant anticipates the proposed development will account for approximately 3.0% of PM Peak hour trips. F. Parking. The RMC requires a total of 163 parking spaces (one per guest room and one for every three employees). The applicant and staff have agreed to a proposed parking modification to allow for 14 7 parking spaces. Toe proposed 14 7 spaces represent roughly a 10% reduction from the minimum number of parking spaces required per RMC 4.4.080. l 0.d. The number of parking spaces proposed is higher than demand calculated by the average ITE parking demand and high occupancy rate. Toe proposed parking supply will meet the 1 room to I parking space ( 1: 1) supply required (Ex. 13). G. Bicycle Stalls. No bicycle stalls were proposed. Per RMC 4-4-080(F)(l 1) the number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. Based on the proposal which requires 163 vehicle parking stalls, 16 bicycle parking stalls are required to be provided. A condition of approval requires the applicant to submit a revised site plan depicting bicycle parking in conformance with RMC4-4-080F.1 l. H. Vehicular Access and Internal Circulation. Toe proposal is served by safe and efficient vehicular access points and internal circulation. The proposal provides for a single curb cut on Lake Washington Boulevard N at the south end of the site. Parking will be accomplished under building parking and a parking garage from the single entry point off the street in order to reduce conflicts. Service elements are located within the building to reduce conflicts with parking and pedestrian circulation. I. Pedestrian Circulation. The proposal is served by safe and efficient pedestrian circulation. There are existing pedestrian and bicycle facilities in the subject vicinity including bike lanes on both sides of Lake Washington Blvd N and existing contiguous sidewalk to the north of the project (Ex. 13). The applicant will construct sidewalks along the site frontage connecting to the existing sidewalk system to the north. There is a lack of pedestrian facilities between the site and the intersection of Lake Washington Blvd N at the Gene Coulon Park entrance/Houser Way intersection. A condition of approval will require the SITE PLAN VARIAN CE, MODIFICATION -6 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 applicant to tie pedestrian improvements into the intersection improvements recently completed at Lake Washington Blvd N and Coulon Beach Park/Houser Way N. The City's transportation corridor plan for Lake Washington Blvd N. includes frontage improvements. The applicant has requested a modification to the location of the required frontage improvements. The requested modification places the street frontage improvements along Lake Washington Blvd N. instead of along the west property line of the south parcel, which is not contiguous with the road. The improvements would extend the right-of-way improvements along Lake Washington Blvd N. from the end of the north lot to the railroad tracks, west of the south lot, for a distance of approximately 100 feet. This area in front of the south lot is currently used to access overflow staff parking from Gene Coulon Memorial Park. The applicant is not proposing an access point along this portion of Lake Washington Blvd N. A condition of approval will require the applicant to submit a revised road improvement plan depicting a 24-foot wide driveway approach between the railroad tracks and the southwest property line of parcel no. 334450-0006 along Lake Washington Blvd N (Ex. 26) to preserve the overflow parking access. J. Landscaping. The applicant submitted a proposed landscaping plan that substantially meets the code requirements (Ex. 5). The plan specifies the vegetation proposed for use on site, as well as in planters in common areas and the proposed green screens separating patios on the upper floors. No landscaping was proposed on the second floor patio area beyond the stairwell. A condition of approval will require the applicant to submit a detailed landscaping plan depicting similar screening along the north elevation second floor patio area consistent with the landscaping proposed along the west elevation second floor patio area to achieve a significant landscaped roof patio screen between the two adjacent hotels. A condition of approval will require the applicant to provide either additional landscaping within the public right-of-way or wall treatments to minimize the impact of the cast-in-place concrete retaining wall at the southwest corner of the site. M. Refuse Enclosure. A minimum area of 296.9sf ofrecycle area and 593.8sf of refuse area are required for the project. The proposal meets the required refuse and recyclable deposit areas by providing 890sf area dedicated to refuse and recycle (Ex. 9). The trash area would be located at the southeast comer of the building at the ground level and enclosed with self-closing wood doors. N. Recreation and Common Open Spaces. The building is over 30,000sf and therefore a pedestrian oriented space is required. As noted above, the applicant proposes a patio along the street frontage. There will be a total of 3,500sf of passive and active open space on site SITE PLAN VARIAN CE, MODIFICATION -7 2 which will accommodate both hotel patrons and the public. Landscaping along the edge of the plaza will soften the sidewalk and complement the entry plaza. 3 5. Adverse Impacts. There are no significant adverse impacts associated with the project. Few adverse impacts are anticipated. Adequate infrastructure serves the site as determined in Finding of 4 Fact No. 4. All other adverse impacts discernible from the record are also fully mitigated. Impacts 5 are more specifically addressed as follows: 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 A. Compatibility. The proposal is compatible with surrounding uses. It is one of three proposed hotels on one side of the street with a major regional park on the other. It backs up to I-405. There are live/work units nearby. ~s noted in the staff report (Ex. 30), the applicant has proposed to step back the building and provide adequate facade treatment and materials in order to reduce the impact on this neighboring use. B. Lighting. The applicant has provided plans for pedestrian-scale lighting which will ensure adequate public safety can be achieved without casting excessive glare on adjacent properties (Ex. 29). However, the lighting plan did not provide technical specifications regarding the foot-candle levels. A condition of approval will require the applicant to provide a lighting plan with stated foot-candles levels for review prior to building permit approval. C. Aesthetics. As proposed and conditioned, the proposal incorporates sufficient building facade modifications, roof screening, landscaping, and pedestrian oriented spaces (See FOF No. 3) to prevent adverse aesthetic impacts to neighboring properties and the general public. D. Privacy and Noise. The proposal will not create any significantly adverse noise or privacy impacts. As noted above in FOF No. 5(A), the building is compatible with surrounding uses and is not expected to generate significant noise. The upper guestroom tower of the building along the north elevation vertically steps back from the north property line IO to 13 feet for additional privacy between the two hotels. Increased privacy and noise reduction would be gained through landscaping along the north property line and additional second floor patio area landscaping in-front of the guestroom tower. Most of the noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. (Ex. 15). In addition, the project would be required to comply with the City's noise ordinance regarding construction hours. E. Views. No views are disrupted by the proposal, including views of Mount Rainier or the shoreline. There are no territorial views in the vicinity. F. Public Access. The proposal does not interfere with any public access to the shoreline. No shorelines are in the vicinity of the proposal. · SITE PLAN VARIANCE, MODIFICATION -8 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 G. H. Reduced Frontage Setbacks. The UC-N2 zone has a maximum front yard setback of five feet. The proposed building would have a 22 ft. front setback. There is an existing 15 ft wide utility easement running along the street frontage that prohibits the building from meeting the five foot front yard setback. The City requested the applicant set back the building an additional seven feet beyond the utility easement. A 22 foot setback would allow for construction of a pedestrian plaza which would provide an open space and recreational amenity. Other buildings in the vicinity have similar setbacks and open space amenities. Granting the setback allows for compatible development with surrounding sites but does not constitute a granting of special privilege. Critical Areas. The only critical areas on site are steep slopes. There are 32,788sf of critical slopes on the site. The applicant is proposing to encroach into 3, 115sf of the critical slopes. The applicant provided a geotechnical report (Ex. 10 and 14) which demonstrated no signs of recent large scale erosion or slope stability issues on the subject site. There were signs of steep reliefs, all of which proved stable. Subsurface soils demonstrate strength. The City does not anticipate any detriment to the public welfare or safety provided the building's structural foundations are constructed according to the proposed plan. The plan will likely result in increased safety at the site. As noted above in FOF 5A, the proposed building is situated as far forward as possible while still failing to encroach on the existing utility easement and provide for a functional pedestrian amenity. The proposed setback is the minimum amount necessary to meet the objectives of the UC-N2 zone while protecting the critical slopes. A condition of approval will require the applicant to submit a revised Geotechnical report prior to engineering permit approval noting corrected impacts to steeps slopes and any changes in recommendations accordingly. Staff has also requested a condition requiring an annual geotechnical monitoring report prepared by a qualified geotechnical consulting firm. The report would be a reconnaissance- level geologic hazard and risk evaluation of the steep slopes on the designated critical areas of this property. Staffs objective for the evaluation is to assess annual slope conditions and advise the owner on areas of elevated risk for impacts to property or conditions that present life and safety concerns. Staff further requested the applicant record a restrictive covenant running with the land and applicable to the owner and all heirs and assigns. The applicant argued the slopes are stable with no history of instability and therefore an annual report is unnecessary. Staff determined that in the wake of the massive Oso landslide, it is in the public interest to monitor slope activity to prevent future injury to the public. In light of the elevated and sometimes unpredictable risk associated with steep slopes, a condition of approval will require annual geotechnical monitoring reports, but it will not require a restrictive covenant. No other properties in the subject's vicinity are required to provide such covenants. Conclusions of Law SITE PLAN VARIANCE, MODIFICATION -9 2 3 4 5 6 7 8 9 10 11 12 13 1. Authority. Master Site Plan Approvals, Site Plan Review and Variances associated with Hearing Examiner Review are each Type ill decisions determined by the hearing examiner (RMC 4- 8-080(0)). The site plan, variance and modification applications of this proposal have been consolidated. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under "the highest-number procedure". The site plan and variance applications have the highest numbered review procedures, so all four applications must be processed as Type ill applications. As Type ill applications, RMC 4-8-080(0) grants the Examiner with the authority to hold a hearing and issue a final decision on them, subject to closed record appeal to the City Council. 2. Zoning/Comprehensive Plan Designations. The property is zoned Urban Center North -2 (UC-N2). The Comprehensive Plan designation is Urban Center North. 3. Review Criteria. Master Site Plan Review and Site Plan Review are required in the UC-N2 zone (RMC 4-9-200(B)(l) and RMC 4-9-200(B)(2)(a)). Master Site Plan and Site Plan Reviews are governed by RMC 4-9-200(E)(3). Variance approval is governed by RMC 4-9-250(B)(5). Modifications are governed by RMC 4-9-250(0)(2). All applicable criteria are quoted below in italics and applied through corresponding conclusions oflaw. Site Plan 14 RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following: 15 16 17 18 19 20 21 22 23 24 25 26 a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4- 3-100. 4. The proposal is consistent with applicable comprehensive plan policies, City of Renton zoning regulations and design guidelines as outlined in Findings 18, 19, 24, and 25 of the staff report, which is adopted by this reference as if set forth in full, including the findings and conclusions. SITE PLAN VARIANCE, MODIFICATION -10 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-200(E)(3)(b ): Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 5. As noted above in Finding of Fact No. 3, the building has been designed to reduce the apparent bulk and provide visual interest through the use of varied materials and modification of the facade. The building uses less of the site than would otherwise be required by code and places parking in a structured garage. The building is placed to reduce the impact on on-site critical slopes while providing for a pedestrian plaza and other urban amenities along the property's frontage. As noted in Fining of Fact No. 4(H and I), the proposal involves a single curb cut on Lake Washington Boulevard North while also providing frontage improvements to match the existing curb line. The pedestrian plaza will enhance the pedestrian experience. As noted in Finding of Fact Nos. 3 and 4, loading and storage areas, refuse collection and roof equipment will be screened and will not interfere with pedestrian circulation or parking. There are not significant views from this property. As noted in Finding of Fact No. 4(J), landscaping will be provided on the critical slopes, around the building, in the pedestrian plaza and on the frontage. As noted in Finding of Fact No. 5, lighting will be designed to avoid glare on to adjacent properties or streets while providing safe illumination for site users. RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including: SITE PLAN VARIANCE,MODIFICATION-11 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces; and iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. 6. As noted in the Staff Report (Ex. 30), the building steps back from the north property line to provide a transition to the live/work area to the north. The building setback and orientation will provide privacy to guests. Once operational, no noise impacts are anticipated. The proposed building is smaller in scale than what is allowable under the code and is designed to reduce the visual bulk of the building through varied materials and facade modulation. The pedestrian patio will be visually appealing from the property's frontage. The proposal does impact the on-site steep slopes, but the impact is the least feasible to allow development of the site. Adequate landscaping in the pedestrian patio and frontage is proposed. Parking will be structured. RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all users, including: i. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and SITE PLAN VARIANCE, MODIFICATION -12 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 7. The proposal provides for adequate access and circulation as required by the criterion above for the reasons identified in Finding of Fact No. 4(F-l). RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. 8. The proposal provides for common open space that serves as a distinctive project focal point and also provides for passive recreation as determined in Finding of Fact Nos. 3 and4(N). A primary feature of the proposal is a pedestrian patio. RMC 4-9-200(E)(3)(t): Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 9. The proposal would not impair view corridors to shorelines or Mt. Rainier as determined in Finding of Fact No. 5. The proposal is not in proximity to any shoreline. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 10. As noted in Finding of Fact No. 5, the proposal will be located to a minor extent within a steep slope critical area, but the record demonstrates that the encroachment will not create any adverse public safety impact. As conditioned, the project provides for adequate public safety and welfare. As determined in Finding of Fact No. 4, the drainage system will allow the project to discharge into natural drainage courses via the City's existing storm drainage system. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 11. The project is served by adequate services and facilities as determined in Finding of Fact No. 4(AandB). RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. 12. The project is not phased. SITE PLAN VARIAN CE, MODIFICATION -13 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Urban Design Regulations RMC 4-3-IOO(E)(l)(l) Building Location and Orientation: I. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 2. Buildings shall be oriented to the street with clear connections to the sidewalk. 3. The front entry of a building shall be oriented to the street or a landscaped pedestrian- only courtyard. 4. Buildings with residential uses located at the street level shall be set back from the sidewalk a minimum of ten feet (JO? and feature substantial landscaping between the sidewalk and the building or have the ground floor residential uses raised above street level for residents privacy. 13. The proposed structure is located in the only location on the site that is feasible for development given the constraints of the critical areas and existing utility easement. The building will feature a pedestrian patio accessible from the frontage sidewalk. As conditioned, this criterion is satisfied. RMC 4-3-100(E)(1)(2) Building Entries: 1. A primary entrance of each building shall be: a. located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. b. made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet wide. Buildings that are taller than thirty feet (30? in height shall also ensure that the weather protection is proportional to the distance above ground level. 4. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. 14. As noted in Finding of Fact No. 3, the primary entrances to the hotel (both pedestrian and vehicular) are located along Lake Washington Blvd N. The locations of the entrances are located as far north as possible from the existing railroad crossing to maximize safety. The proposed outdoor SITE PLAN VARIAN CE, MOD1FICA TION -14 2 3 4 5 6 7 8 9 10 11 12 13 patio area, along Lake Washington Blvd N, serves as a focal point for the development and allows space for social interaction. Through design elements and significant landscaping, a visually prominent entry along Lake Washington Blvd N would be created. The main entrance for the hotel is marked with a prominent wooden entry trellis near the northwest comer of the building. As noted in FOF No. 3, as conditioned, these criteria are satisfied. RMC 4-3-100(E)(1)(3) Transition to Surrounding Development: I. At least one of the following design elements shall be considered to promote a transition to su"ounding uses: (a) Building proportions, including step-backs on upper levels; (b) Building articulation to divide a larger architectural element into smaller increments; or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. 14 15. As conditioned and described in Findings of Fact No. 3, this criterion is satisfied. 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-3-100(E)(1)(4) Service Element Location and Design: 1. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. 16. As noted in Findings of Fact No. 4(M), the proposed refuse and recycle deposit areas are located within the proposed structure and will not impact parking. No impacts to the pedestrian environment or adjacent uses are anticipated. RMC 4-3-100(E)(2)(2) Structured Parking Garages: 1. Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. 17. This criterion is satisfied as the entire use is commercial in nature. RMC 4-3-100(E)(2)(3) Vehicular Access: 1. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. SITE PLAN VARIANCE, MODIFICATION -15 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. 18. As noted in Finding of Fact No. 3 and 4(H), all access is from a single curb cut. This criterion is satisfied. RMC 4-3-100(E)(3)(1) Pedestrian Circulation: 1. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. 19. As noted above in Finding of Fact No. 4(!), pedestrian circulation to and throughout the site will be enhanced by the pedestrian patio and the placement of parking in a structured underground garage. As conditioned, this criterion is satisfied. RMC 4-3-100(E)(3)(3) Pedestrian Circulation: I. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: a. Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12? in width. The pathway shall include an eight-foot (8? minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5? and no greater than twelve feet (12?. 20. The proposed hotel use is neither mixed use nor retail in nature. As proposed, this criterion is met. RMC 4-3-100(E)(4) Recreation Areas and Common Open Space: 2. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage j/oorplate areas) shall provide pedestrian- oriented space. SITE PLAN VARIANCE,MODIFICATION-16 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 a. The pedestrian-oriented space shall be provided according to the following formula: 1 % of the site area + 1 % of the gross building area, at minimum. b. The pedestrian-oriented space shall include all of the following: i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-o.fway or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. c. The following areas shall not count as pedestrian-oriented space. i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements. the area may count as pedestrian- oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. 21. As noted in Finding of Fact No. 3 and 4 above, the applicant is proposing a pedestrian patio adjacent to the project frontage and accessible from the street. The patio meets the size, access and materials requirements. Other urban amenities are proposed. As conditioned, these criteria are satisfied. RMC 4-3-lOO(E)(S)(l) Building Character and Massing: 1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (J 6') in height, and eight feet (8') in width. 3. Buildings greater than one hundred sixty feel (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain. or public gathering area. 22. As noted in Finding of Fact 4(N and 0), and as proposed and conditioned, these criteria are satisfied. SITE PLAN VARIANCE, MODIFICATION-17 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 RMC 4-3-100(E)(5)(2) Ground-Level Details: 1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. 2. On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). 3. Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. 4. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. 5. Where windows or storefronts occur, they must principally contain clear glazing. 6. Tinted and dark glass. highly reflective (mirror-type) glass and film are prohibited. 23. As noted in Finding of Fact No. 4 above, human-scaled elements such as lighting fixtures or other landscape features are proposed. However, the elements are not apparent on the provided elevations (Ex. 4). Additional human scale elements are needed in order to reinforce a pedestrian oriented development and enhance the commercial portion of the project at the street front. RMC 4-3-100(E)(5)(3) Building Roof Lines: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: a. Extended parapets; b. Feature elements projecting above parapets; c. Projected cornices; d. Pitched or sloped roofs e. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1 :4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof 24. The applicant has proposed a pitched asphalt shingle roof that has been broken up into 24 different components with the use of varying heights and multiple feature roof elements that project above the main roof line. 25 26 SITE PLAN VARIANCE, MODIFICATION -18 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-3-IOO(E)(5)(4) Building Materials: l. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. 2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. 3. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. 25. The applicant has proposed a building exterior with varied colors, textures, and profiles. This criterion is satisfied. RMC 4-3-100(E)(6) Signage: 1. Entry signs shall be limited to the name of the larger development. 2. Corporate logos and signs shall be sized appropriately for their location. 3. In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. 4. Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5 J above finished grade, including support structure. 5. Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. 6. All of the following are prohibited: a. Pole signs; b. Roof signs; and c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (1 OJ square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection G8 of this Section). 26. As described in Finding of Fact No. 5, the applicant provided a conceptual sign package (Ex. 28). The final sign package will be reviewed by the Current Planning Project Manager at the time of building permit review. This criterion is satisfied. SITE PLAN VARIANCE, MODIFICATION -19 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-3-100(E)(7) Lighting: 1. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. 3. Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. 4. Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On- Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way- lighting, etc.). 27. As noted in Findings of Fact No. 5, building lighting will be utilized to complement the architecture of the building. The applicant has provided plans for pedestrian-scale lighting which will ensure adequate public safety can be achieved without casting excessive glare on adjacent properties (Ex. 29). Staff requested further information about the lighting to assess the effect of glare. A condition of approval will require the applicant to provide a lighting plan with stated foot- candles levels for review prior to building permit approval. Setback Variance RMC 4-9-250(B)(5)(a): That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; 28. As noted above in Finding of Fact No. 5(G), the maximum front setback in the UC-N2 zone is five feet. The proposed building would have a 22 ft front setback. A five foot setback is impossible in the subject's case because of an existing 15 ft electrical utility easement. The proposal minimizes, to the extent possible, impacts to the protected slopes on the northeastern portion of the site by pushing the building as far forward as possible and placing parking in an underground structure. The proposed building setback is also in keeping with surrounding development patterns for building massing. The criterion is met due to both the critical areas in the rear of the property and the existing easement along the frontage. RMC 4-9-250(B)(5)(b ): That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; SITE PLAN VARIAN CE, MODIFICATION -20 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 29. As noted above in Conclusion of Law No. 28, the proposed setback is similar to other buildings and sites within the subject's vicinity. The greater setback also facilitates placement of a pedestrian patio along the subject's frontage, an urban amenity. The public welfare will be improved by construction of the new plaza as facilitated by the increased setback. As determined in Finding of Fact No. 5, no significant adverse impacts will be created by the proposal. In the absence of any significant impacts and the likely improvement in public welfare, the impacts of the variance will not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity and zone. RMC 4-9-250(B)(S)(c): That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; 30. Many of the buildings adjacent to the subject have similar setbacks due to the utility easement. There is no special privilege. RMC 4-9-250(B)(S)(d): That the approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose. 31. The requested variance is the minimum necessary while still allowing the construction of the public patio. Critical Areas Variance RMC 4-9-250(8)(5)(a): That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; 32. Development of the subject property is limited by the steep slopes on site, a topographical constraint. The applicant has minimized to the greatest extent feasible the impact to the slopes by placing the building as far to the front of the site as possible while accommodating a staff request to build away from the front yard and providing structured parking. The impact to the slopes is the minimum necessary to allow for development of the subject site that is consistent with s.imilar hotel development rights in surrounding properties. RMC 4-9-250(8)(5)(b): That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; 33. As determined in Finding of Fact No. 5(H), no significant adverse impacts will be created by the proposal. The applicant's geotechnical engineer has adequately demonstrated the slopes are SITE PLAN VARIANCE, MODIFICATION -21 2 3 4 5 6 7 8 9 stable and will remain so post-construction. As conditioned, the slope impact will not result in any adverse impacts to the public health or safety. In the absence of any significant impacts, the impacts of the variance will not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity and zone. RMC 4-9-250(B)(5)(c): That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; 34. The applicant only proposes to build a hotel of similar size to other hotels in the vicinity. No special privilege is involved. RMC 4-9-250(B)(5)(d): That the approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose. 10 35. Staff requested that the applicant expand the front yard setback in order to reduce the aesthetic II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 scale impacts of the building. The requested variance is the minimum necessary to accommodate the expanded front yard setback requested by staff while also enabling a reasonably sized hotel. The criterion is met. Street Modification RMC 4-9-250(0)(2): Whenever there are practical dijjiculties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f Will not create adverse impacts to other property(ies) in the vicinity. 36. The criterion above are met for the requested modification to RMC 4-6-060 for the reasons identified in Finding of Fact No. 4(1). The requested modification places the street frontage improvements along Lake Washington Blvd N. instead of along the west property line of the south SITE PLAN VARIAN CE, MODIFICATION -22 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 parcel, which is not contiguous with the road. This area in front of the south lot is currently used to access overflow staff parking from Gene Coulon Memorial Park. The applicant is not proposing an access point along this portion of Lake Washington Blvd N. A condition of approval will require the applicant to submit a revised road improvement plan depicting a 24-foot wide driveway approach between the railroad tracks and the southwest property line of parcel no. 334450-0006 along Lake Washington Blvd N (Ex. 26) to preserve the overflow parking access. No adverse impacts are anticipated from the proposed modification. Parking Modification RMC 4-9-250(0)(2): Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, junction, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f Will not create adverse impacts to other property(ies) in the vicinity. 3 7. The criterion above are met for the requested modification to RMC 4-6-060 for the reasons identified in Finding of Fact No. 4(F). Though the RMC requires 163 parking spaces, the applicant has reasonably proved that 147 spaces are more than adequate to meet expected demand. Both the applicant and the City testified to the adequacy of the reduced number of spaces. Though there is a regional parking shortage, the reduced number of spaces is not anticipated to create adverse impacts to other properties in the vicinity as the proposed parking will more than meet the demand created by the project. DECISION All applicable perm1ttmg criteria are met as outlined in the Conclusions of Law above. As conditioned below, the Site Plan, Parking Modification, Street Modification, Setback Variance, Critical Area Variance are approved subject to the following conditions: SITE PLAN VARIANCE, MODIFICATION -23 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 I. The applicant shall comply with the four (4) mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated June 12, 2015. a. The applicant shall comply with all · design recommendations included within the Geotechnical Report, as prepared by Earth Solutions Northwest LLC (ESNW), updated April 21, 2015 or an updated report submitted at a later date. b. The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan of the south and southeast portions of the site ("hillside") that includes identifying disturbances to the existing native vegetation prior to construction permit approval. c. A prorated share of the traffic signal and roadway improvement costs ( currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips)/ (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. d. The applicant shall create a public outreach plan in coordination with the City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 2. The applicant shall complete a lot combination prior to building permit issuance. 3. A revised Geotechnical report shall be submitted to the Plan Reviewer prior to engineering permit approval, noting corrected impacts to steeps slopes and any changes in recommendations accordingly. 4. The property owner shall retain a qualified geotechnical consulting firm to perform, on an annual basis, a reconnaissance-level geologic hazard and risk evaluation of the steep slopes on the designated critical areas of this property. The objective of the evaluation is to assess current slope conditions and advise the owner on areas of elevated risk for impacts to property or conditions that present life and safety concerns. The consulting firm shall provide an annual report to the property owner summarizing observations, conclusions and recommendations in regard to the evaluation. Copies of the reports shall be made available to the City of Renton upon request. The Current Planning Manager may temporarily or permanently waive the annual report requirement when the reports are no longer necessary to protect public safety. 5. The applicant shall submit a revised road improvement plan depicting a 24-foot wide driveway approach between the railroad tracks and the southwest property line of parcel no. SITE PLAN VARIANCE, MODIFICATION -24 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 334450-0006 along Lake Washington Blvd N. The road improvements shall tie into the recently completed intersection improvements at Lake Washington Blvd N and Coulon Beach Park/Houser Way N. The revised road improvement plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. 6. The applicant shall be required to submit a detailed landscaping plan depicting similar screening along the north elevation second floor patio area that is consistent with the landscaping proposed along the west elevation second floor patio area to achieve a significant landscaped roof patio screen between the two hotels. The landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 7. The applicant shall be required to submit a sign package which indicates the location of the monument sign. The monument sign shall be compatible with the building's architecture and exterior finishes and contributes to the character of the development. The final sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 8. The applicant shall provide a lighting plan with foot-candles levels that adequately provide for public safety without casting excessive glare on adjacent properties. The final lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The applicant shall be required to add 16 bicycle parking spaces onsite. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. A final bicycle parking analysis and bicycle parking plan demonstrating compliance with the bicycle requirements outlined in RMC 4-4-080F.ll shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 10. The applicant shall be required to submit a sample material of the finished cast-in-place concrete retaining wall representing the reveals, score joints and sandblasted treatment. The cast-in-place concrete, used to create the retaining wall in the front yard setback, shall be screened with landscaping and berming to shield at least fifty percent (50%) of the wall. The wall shall not exceed a height that would necessitate pedestrian safety railing. The retaining wall shall be designed to be used as a pedestrian seating wall from the outdoor patio area. A retaining wall detail with materials and treatments shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 11. The applicant shall retain the location of the guestroom HV AC units, along the sides of the building modulation/columns, in order to reduce visibility from the street. No individual HV AC unit shall be relocated to be under the window mounts that face the public realm. 12. The applicant shall consult with the City of Renton Community Services Department to provide additional landscaping within the public right-of-way and/or wall treatments that would minimize the impact of the cast-in-place concrete retaining wall from Lake SITE PLAN VARIAN CE, MODIFICATION -25 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Washington Blvd N. The additional landscaping or wall treatments shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. DATED this 2nd day of August, 2015. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-l lO(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(8) and RMC 4-8-IOO(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. SITE PLAN VARIANCE, MODIFICATION -26 CITY OF RENTO DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: July 10, 2015 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Residence Inn by Marriott LUA (file) Number: LUA-15-000280, ECF, SA-M, SA, MOD, V-A Cross-References: AKA's: Marriott Residence Inn Hotel, Residence Inn by Marriott Project Manager: Clark H. Close Acceptance Date: May 1, 2015 Applicant: Owner: Cary Fisher, Western International Contact: Kurt Jensen, Jensen Fey Architecture PID Number: 0823059056, 3344500006 ERC Determination: DNS-M Date: June 8, 2015 Aooeal Period Ends: June 26 2015 Administrative Decision: Date: Anneal Period Ends: Public Hearing Date: July 14, 2015 Date Appealed to HEX: By Whom: HEX Decision: Date: Appeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N, and the site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres of the site, and is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. In addition, the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slooes onsite and from RMC 4-2-120E in order to exceed the maximum front yard se k of five feet. The applicant has s itted an Arborist Report, Critical Areas Exhibit, Geotech1 .. _al Engineering Study, Traffic Stuu,', and a Preliminary Technical Information Report with the application. Location: 1100 Block of Lake Washington Blvd. N Comments: . ' ERC Determination Types: DNS -Determination of Non-S1grnf1cance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. Application Date: April 27, 2015 Name: Residence Inn by Marriott Plan -Planning Review Recommendations: Environmental Impact Comments: Site Address: Version 1 I June 09, 2015 1. Fire mitigation impact fees are currently applicable at the rate of $0.61 per square foot. No charge for covered parking area. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the building. It appears adequate fire flow is available in the area. Hydrants are required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code, some of the existing hydrants do and some do not. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Dead end access roadways exceeding 150 feet will require an approved turnaround. Vertical clearance is minimum 13 feet 6 inches. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. 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 a 40 inch by 84 inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum covera e. Se arate lans and ermits are re uired for an ro osed am lification s stems. The various pages of the site plan that show the site boundary geometry does not include bearing to center information of non tangent curves along the boundary. The basis of bearing is purported to be two City of Renton Survey Control Network monuments but the relative position of the site to these monuments is not shown in the site Ian documentation. This would be useful for validatin the eomet shown. MEMORANDUM DATE: May 26, 2015 January 3, 2013 TO: Clark Close, Associate Planner FROM: Vicki Grover, Plan Review SUBJECT: Utility and Transportation Comments for the Marriot Residence Inn 1100 -Lake Washington Blvd N. LUA 15 000280 Ran: July 10, 2015 Page 1 of4 ADVISORY NOTES TO APPLICANT LUA15-000280 Plan -Planning Review I have reviewed the application for Environmental Review for the Marriott Residence Inn located at 1100 -Lake Washington Blvd and I have the following comments: EXISTING CONDITIONS WATER There is an existing 12 inch water main located within Lake Washington Blvd. (refer to City project plans no. W 0327 & W 2131). The static water pressure is about 120 psi at ground elevation of 40 feet. SEWER Sewer service is provided by the City of Renton. There is an 8 inch sewer main in Lake Washington Blvd. STORM There is existing conveyance systems to the south of the site, along Houser Way North & NE Park Drive. CODE REQUIREMENTS WATER 1. Two new fire hydrants and one relocated existing fire hydrant are shown on the plans as required by Renton Fire Prevention. 2. Installation of fire sprinkler stub with an 8 inch detector double check valve assembly (DDCVA) for backflow prevention will be required. The DDCVA shall be installed inside the building. 3. Domestic water meter with a reduced backflow prevention assembly (RPBA) is shown on the plans. The RPBA shall be installed behind the meter and inside a heated enclosure ("hot box") per City standard plan no. 350.2. This box is to be installed on private property and not within the Right Of Way. Meter size 3 inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. The applicant/design engineer shall provide adequate room in the parking lot or in the landscape areas for the installation of the water meter(s) vault and fire sprinkler vault. 4. A 1 inch landscape irrigation meter and double check valve assembly (DCVA) was included on the plan sheet. 5. System development fees for water will be owed based on the size of the new domestic water meter, fire line and landscape irrigation meter that will serve the new building. Meter installation fees will be based on the size of each new meter. SANITARY SEWER 1. 6 inch side sewer connections are shown for the underground parking structure and the hotel are shown on the plans. 2. System development fees for sewer will be owed based on the size of the new domestic water meter(s) that will serve the new building. Meter installation fees will be based on the size of each new meter. 3. Grease interceptor shall be sized in accordance with the UPC and shall be reviewed and approved by the City's waste water department. SURFACE WATER 1. A surface water system development fee of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit. 2. A drainage report dated April 21, 2015 has been submitted by Barghausen Consulting Engineers with the site plan application. The proposed development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The existing 2.89 acre site consists of 1.17 acres of developed area with 1.11 acres of impervious surface area and 0.06 acres of pervious area. The engineer performed a Level 1 Analysis. All core and special requirements have been discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. The site is located within the Lake Washington Drainage Basin. Runoff from the new impervious areas will be routed through a detention vault and then in to a modular wetland water quality system before discharging into the City's conveyance system along Lake Washington Blvd. 3. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 4. Traffic impact fees will be determined at time of building permit(s). 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. TRASNPORTATION /STREET 1. Existing right of way width in Lake Washington Blvd is 60 feet. This street is classified as a collector street. Minimum right of way width is 83 feet. To meet the City's complete street standards, street improvements fronting this site would include 22 feet of pavement from the centerline of the roadway, a 0.5 foot of curb, an 8 foot planter strip, an 8 foot sidewalk for a total of 38.5 feet. Approximately 8.5 feet of right ol way dedication would be required to install these improvements. Pavement centerline and Right Of Way centerline are not always coincident; the final Right Of Way width of dedication will need to be surveyed. 2. Street lighting meeting City's lighting levels for Arterial streets is required along the project side. 4. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 9:00) or PM (3:00 ~:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume Ran; July 10, 2015 Page 2 of4 ADVISORY NOTES TO APPLICANT LUA15-000280 Plan -Planning Review Version 1 I June 09, 2015 ':Englneeflng'ReS1ew·comments :>'' of approximately 200 vehicles per day. Generally this would apply to commercial sites that generate 20 vehicles per hour. 5. Traffic impact fees for this use will be based on the number of rooms. Current fee is $1,038.59 per room. GENERAL COMMENTS 1. Separate ermits and fees for storm connections, side sewer and water meter installations will be re uired. Recommendations: 184 Police Calls for Service Estimated Ann CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction or storage trailers should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy duty deadbolts with a minimum 1 112" throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. Glass windows in construction trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs allow officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED COMPLEX All exterior doors (to include the structured garage) 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. All strikeplates should have 2 1/2 to 3" wood screws. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing or gates, as these areas could be vulnerable to crime due to the lack of natural surveillance by hotel guests or staff. It is recommended that all commercial areas be monitored with recorded security. It's common for hotels to experience theft, burglary and/or vandalism especially during the hours of darkness. This particular part of Renton (following commuter hours) is very quiet, which tends to attract property thieves. An auxiliary security service should be used to patrol the property during random times, preferably between the hours of 10:00 p.m. and 6:00 a.m. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee or guest entrances should have coded access to prevent trespassing. Exterior doors should be checked routinely to insure they are not being propped open (this includes the structured garage). This is a common occurrence, especially when hotel guests or employees go outside to smoke, take out the garbage, etc. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both guests and employees. The structured garage will be a very tempting target for auto thieves. Theft from motor vehicle and auto theft are prevalent, and with this garage housing vehicles utilized by travelers, there are likely to be items of value left inside (luggage, clothing, electronic equipment, GPS units, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside this garage, an overabundance of lighting, and a noticeable presence of courtesy patrol -especially between the hours of 10:00 p.m. and 6:00 a.m. I strongly recommend this garage be limited access and that a fob or security card system be utilized. During the summer months, there will be a very large influx of vehicles brought into the area, with very little parking to accommodate. Beach goers will be searching for alternative places to park their cars and with the garage being private property. Police will not be monitoring, towing or citing vehicles inside this structure. You may also want to provide temporary tags for your hotel guests to hang by their rearview mirrors, designating their vehicle as an authorized hotel guest's car. Landscaping should be installed with the objective of allowing visibility -not too dense and not too high. Too much landscaping will make guest and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary, theft, malicious mischief, etc. If this hotel will not be on a 24 hours a day/ 7 days a week schedule, there will need to be a keypad Knox box provided for Police and Fire so emergency personnel have access keys, fobs, or security cards to all areas of the hotel and garage structure. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Ran: July 10, 2015 Page 3 of 4 Plan -Planning Review Version 1 I June 09, 2015 ,,',," :'-'?,, (',-', t·E:c,, :;\:),iii0 :, ;''',<).,/:,ii:;/<,'. "'-~·'.'.,!,,!'.,';,'<:" ~:'.,,,\')<i'.'iillJ!illl1i&fy'0 '.J:Wli:-"\,,.c , :<'·'ii'l!i/1'!:L ,' :' ,,,-,; ';~2){ ,;,;, Community Services RevJew Comments!1111!11il11~-, .. Contact: leslie Be\la~J) 1.tl25:..J30.6619.j:t:Betlach@rentonwa;gov· Recommendations1 A ENVIRONMENTAL IMPACT COMMENTS (from Community Services) B. POLICY RELATED COMMENTS 1. The minimum Bike Lane width is 5' (not 4') when there is a curbed roadway. Please revise. 2. Request clarification that sufficient employee parking will be available due to the request for "Modification for R.O.W. Improvements." 3. No parking within Coulon Park. C. CODE RELATED COMMENTS No comment provided. ~laririing ~evie~Contments Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8130) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7100) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is by permission only. No work is permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discher e Elimination S stem NPDES ermit is re uired when more than one acre is bein cleared. Ran: July 10, 2015 Page 4 of 4 NOTIJCE OF PUBLIC HEARING CITY OF RENTON HEARING EXAMINER A Public Hearing will be held by the Renton Hearing Examiner on July 14, 2015 at 11:00 AM, in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, to consider the following petitions: RESIDENCE INN BY MARRIOTT FILE NO. LUA15-000280, ECF, SA-M, SA, MOD V-A Location: 1100 Lake Washington Blvd N Description: The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 {UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N, and the site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres of the site, and is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. For a copy of the Preliminary Staff Report to the Hearing Examiner go to www.rentonwa.gov/business/default.aspx?id=5458 and locate the project by the above referenced LUA Number; a link will be available to download the report. If you have any questions, please call 425-430-6578. FOR FURTHER INFORMATION ON THE SCHEDULED HEARING, PLEASE CONTACT THE CITY OF RENTON HEARING EXAMINER'S OFFICE AT 425-430-6510 Please include the project NUMBER when calling for proper file identification. DEPARTMENT OF CO IUNITY ------.ttifenton 0 AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER HEARING DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project location: Site Area: July 14, 2015 Residence Inn by Marriott Western International, 13647 Montfort Drive, Dallas, TX 75240 Kurt Jensen/ Yezi Han, Jensen I Fey Architects, 7730 Leary Way NE, Redmond, WA 98052 LUA15-000280, ECF, SA-M, S-A, MOD, VAR Clark H. Close, Associate Planner The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N, and the site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres-of the site, and is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. In addition, the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4- 2-120E in order to exceed the maximum front yard setback offive feet. 1100 Lake Washington Blvd N 124,691 square feet (2.86 acres) Project location Mop HEX Report 15-000280 City of Renton Department of Cc. ,unity & Economic Development RESIDENCE INN BY MARRIOTT Hearing Examiner Recommendation LUA15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 I 8. EXHIBITS: Exhibit 21: Hearing Examiner Staff Recommendation Exhibit 22: Transportation Concurrency Memo: Illian Page 2 of 42 Exhibit 23: Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Exhibit 24: Modification Request (Off-Street Parking and Street Frontage Improvements) Exhibit 25: Variance Request (Critical Area Variance and Setback Variance) Exhibit 26: Preliminary Road Improvement Plan and Profile Exhibit 27: Hampton Inn & Suites: Letter of Support Exhibit 28: Building Signage Package Exhibit 29: Lighting Packet I C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: s. Neighborhood Characteristics: Western International, 13647 Montfort Drive, Dallas, TX 75240 Urban Center North-2(UC-N2) Urban Center North (UC-N) and Employment Area Industrial (EAi) Vacant with on-site soft surface pedestrian trail from NE Park Dr to Lake Washington Blvd N a. b. North: East: Renton Hampton Inn & Suites (UC-N2) -LUA14-000061 I nterstate-405 c. South: Right-of-way NE Park Dr (S.R. 900) d. West: 6. Site Area: Gene Coulon Memorial Beach Park (R-1 zone); Southport Development (UC zone) 124,691 square feet (2.86 acres) I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan (based on complete application date) Updated Comprehensive Plan Zoning (based on complete application date) HEX Report 15-000280 Land Use File No. N/A N/A N/A Ordinance No. 5228 5758 5100 Date 11/27/2006 06/22/2015 11/01/2004 City of Renton Department of C. RESIDENCE INN BY MARRIOTT unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 Updated zoning Friends of Youth Annexation I E. PUBLIC SERVICES: 1. Existing Utilities N/A A-59-006 5758 1791 Page 3 of 42 06/22/2015 09/09/1959 a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main located within Lake Washington Blvd N (refer to City project plans no. W-0327 & W-2131). The static water pressure is about 120 psi at ground elevation of 40 feet. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in Lake Washington Blvd N. c. Surface/Storm Water: There is existing conveyance systems to the south of the site, along Houser Way North & NE Park Drive. 2. Streets: There are partial street improvements along Lake Washington Blvd N. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards S. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element (based on the completed application date) 2. Community Design Element (based on the completed application date) I H. FINDINGS OF FACT (FOF): 1. The applicant has requested Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. HEX Report 15-000280 City of Renton Department of C ,unity & Economic Development RESIDENCE INN BY MARRIOTT Report of July 14, 2015 Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOO, VAR Page 4 of 42 2. The total square footage of the building would be approximately 124,330 square feet (including parking garage square footage). 3. The Planning Division of the City of Renton accepted the above master application for review on April 27, 2015 and determined it to be complete on May 1, 2015. The project complies with the 120-day review period. 4. The subject site is located west of lnterstate-405 on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. 5. The majority of the site is currently undeveloped. However, there is a soft surface pedestrian trail from NE Park Dr to Lake Washington Blvd N. 6. Access to the site would be provided via one curb cut extended from Lake Washington Blvd N. 7. The property is located within the Urban Center North (UC-N) Comprehensive Plan land use designation. 8. The site is located within the Urban Center North-2 (UC-N2) zoning classification and within Design District 'C'. 9. There are approximately 59 inventoried trees within the 1.17 developable acres of the site of which the applicant is proposing to retain a total of 13 trees. 10. The site is located within a High Erosion Hazard area and a Moderate to High Landslide Hazard Area (throughout the steep slope eastern portions of the site). The protected slopes (a hillside, or portion thereof, with an average slope of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet (15')) on the site represent approximately 32,788 square feet, representing 26.3% of the subject site. The applicant is requesting a Critical Area Variance, from RMC 4-3-050, Critical Areas Regulations, in order to encroach into the protected critical slope by approximately 3,115 square feet (Exhibit 14). 11. Approximately 17,800 cubic yards of material would be cut and removed from the site and approximately 1,000 cubic yards of structural fill is proposed to be brought into the site. Following construction is anticipated the impervious cover would be approximately 39% of the site. 12. The applicant is proposing to begin construction in August of 2015 and be completed by October 2016 with site disruption lasting approximately 14 months. 13. Staff has received public comment via letter and telephone. The nature of the public comment was about traffic impacts created by the three new hotels on Lake Washington Blvd N (Southport Hotel, Hampton Inn and Suites and Residence Inn by Marriott) and the overall impacts of development occuring within the Kennydale Area. Hampton Inn & Suites also provided a letter in support of Western lnternational's intent to pursue to development of a Marriott Residence Inn (Exhibit 27). 14. No other public or agency comments were received. 15. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on June 8, 2015 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Residence Inn by Marriott (Exhibit 23). The DNS-M included four (4) mitigation measures. A 14-day appeal period commenced on June 12, 2015 and ended on June 26, 2015. No appeals of the threshold determination have been filed. 16. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: a. The applicant shall comply with all design recommendations included within the Geotechnical Report, as prepared by Earth Solutions Northwest LLC (ESNW), updated April 21, 2015 or an updated report submitted at a later date. HEX Report 15-000280 City of Renton Deportment of C RESIDENCE INN BY MARRIOTT wnity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 Page 5 of 42 b. The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan of the south and southeast portions of the site ("hillside") that includes identifying disturbances to the existing native vegetation prior to construction permit approval. c. A prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips) / (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. d. The applicant shall create a public outreach plan in coordination with the City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 17. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 18. Comprehensive Plan Compliance: The site is designated Urban Center North (UC-N) on the City's Comprehensive Plan Map. The purpose of UC-N is to accommodate mixed-use projects high in design and construction quality, and offer landmark living, shopping, and working environments planned to take advantage of a regionally centralized location, efficient access, mass transit, potential passenger ferry connections, stellar views of lake and mountains, and restored natural environments along the Cedar River and Lake Washington shorelines. The proposal is compliant with the following development standards if l!J.! conditions of approval are met: Compliance Comprehensive Plan Analysis Objective CD-L: New commercial and industrial buildings should be architecturally compatible with their surroundings in terms of their bulk and scale, exterior materials, ,/' and color when existing development is consistent with the adopted land use vision and Purpose Statements for each Commercial, Center Designation, and Employment Area in the Comprehensive Plan. Objective CD-M: Well-designed landscaping provides aesthetic appeal and makes an ,/' important contribution to the health, safety, economy, and general welfare of the community. The City of Renton should adopt regulations that further the aesthetic goals of the City. Policy CD-36. Developments within Commercial and Centers land use designations should have a combination of internal and external site design features, such as: 1) Public plazas; ,/' 2) Prominent architectural features; 3) Public access to natural features or views; 4) Distinctive focal features; 5) Indication of the function as a gateway, if appropriate; HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 Page 6 of 42 6) Structured parking; and 7) Other features meeting the spirit and intent of the land use designation. 19. Zoning Development Standard Compliance: The site is classified Urban Center North-2 (UC-N2) on the City's Zoning Map. The purpose of UC-N2 is to accommodate new development in the zone which serves to create distinctive urban neighborhoods, mixed use employment centers, and significant public open space and amenities. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance UC-N2 Zoning Develop Standards and Analysis Use: Hotel uses are permitted within the UC-N2 zone as long as specified ,/ entertainment and sports uses are not within 1,000-feet of the centerline of Renton Municipal Airport runway. Buildings oriented to pedestrian streets must have ground- floor commercial uses within them. Airport Influence Area: The subject site is located in the Airport Influence Area zone 6 - ,/ Traffic Pattern Zone (RMC 4-3-020F). Construction permits would be subject to airport related height and use restrictions. Lot Dimensions: The minimum lot size is 25 acres. Minimum lot size can be amended N/A through Site Development Plan Review (RMC 4-9-200). Staff Comment: The proposal does not include the creation of new lots, and the existing two (2) parcels will be combined to become a legally non-conforming lot. Lot Coverage: The allowed lot coverage is 90% of total area or 100% if parking is provided within the building or within a parking garage. ,/ Staff Comment: The proposed building and parking garage would have a footprint of approximately 36,160 square feet on the 124,691 square foot site resulting in a building lot coverage of approximately 29 percent. The total square footage of the building would be approximately 124,330 square feet (including parking garage square footage) and the total conditioned space would be 98,970 square feet (Exhibit 4). Setbacks: The UC-N2 zoning classification does not contain minimum setbacks for buildings. There is a maximum front yard setback of 5 feet. Compliant if Staff Comment: The proposed building footprint crosses over the shared property line. condition of approval is Staff recommends as a condition of approval that, the applicant complete a lot met combination, such that the building does not cross over a property line. A lot See FOFZ3, combination shall be reviewed and recorded prior to building permit issuance. Variance The proposed building would have a front yard setback of 22 feet from the front (Lake Analysis Washington Blvd N) property line which exceeds the maximum front yard setback. The applicant has requested a Variance in order to exceed the maximum setback. See FOF 24, Setback Variance Analysis. Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and Compliant if driveways or those projects with reduced setbacks. condition of Staff Comment: A approval is conceptual landscape plan was submitted with the project met application (Exhibit 5). The conceptual landscape plan illustrates materials that would be used to enhance the visual character of the building. The proposed street level landscaping utilizes street trees including autumn brilliance HEX Report 15-000280 City of Renton Deportment of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation ,15-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 Compliant if condition of approval is met HEX Report 15-000280 Page 7 of 42 serviceberry, kousa dogwood, ond marilee crabapple. Shrubbery proposed includes: springwood white winter heath, bonanza dwarf daylily, scarletta drooping leucothoe, sienna sunrise heavenly bamboo, western sword fern, rhododendron 'Elizabeth', ond evergreen huckleberry. The landscape plan includes landscaping, hardscape and site furniture (such as permanent seating) that would be incorporated throughout the outdoor patio area and be of durable, vandal-and weather-resistant materials. The furniture in the outdoor patio space, between Lake Washington Blvd and the building, would enhance and not impede or block pedestrian access to the public spaces or building entrances. The proposal complies with the landscaping requirements of the zone. The use of a variety of vegetation along the property edge helps to create human scale, add visual interest along the far;:ade and create a safe separation between vehicles and pedestrians and provides a transition between the development and surrounding properties to reduce noise and glare and maintain privacy. The conceptual landscape plan includes vegetation proposed for planters located in the outdoor space above the first floor along the west and south elevations and a portion of the north elevation near the front of the lot. No landscaping was proposed on the second floor patio area beyond the stairwell. Therefore staff recommends, as a condition of approval, the applicant be required to submit a detailed landscaping plan depicting similar screening along the north elevation second floor patio area that is consistent with the landscaping proposed along the west elevation second floor patio area to achieve a significant landscaped roof patio screen between the two hotels. The landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Building Height: Building height is restricted to 10 stories along primary and secondary arterials and 6 stories along residential/minor collectors. Staff Comment: The applicant has provided o varied roofline consisting primarily of sloped asphalt shingles. The project would incorporate shed roof designs throughout the building, including within the stairwells, main entry and southwest corner of the building. The central roof height would also be slightly taller than the rest of the building for enhanced architectural design visual interest and hierarchy (Exhibit 7 ). The height of the ground level at the southwest corner of the building (at finished grade) would be 75 feet to the tallest point of the pitched roof and would be considered 5 stories above the grade plane. The proposal complies with the height requirement of the zone. Screening: Per RMC 4-4-095 all mechanical equipment and outdoor service and storage areas shall be screened to reduce visibility, noise, and related impacts while allowing accessibility for providers and users. Staff Comment: The applicant is not proposing roof mounted equipment and/or screening for such equipment. The loading and service area are located behind the building away from the street and any public pedestrian-oriented functions. Fences/Walls: Per RMC 4-4-040 all material and height of retaining walls, particularly in front yards and in yards abutting public rights-of-way, are regulated in order to promote traffic and public safety and to maintain or create aesthetically pleasing neighborhoods. The regulations are also intended to provide and maintain adequate sight distances along public rights-of-way at intersections, encourage safe ingress and egress from individual properties, encourage the feeling of spaciousness along City of Renton Department of C RESIDENCE INN BY MARRIOTT unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOO, VAR Report of July 14, 2015 ,/ SeeFOF 20, Parking Madiflcatlan Analysis HEX Report 15-000280 Page 8 of 42 neighborhood streets, promote crime prevention through environmental design, and reduce conflicting interests between abutting property owners. Staff Comment: The applicant is proposing retaining walls along the front of the property between the landscaping and the outdoor patio area. From the project renderings or materials board, it is unclear how tall the retaining walls are along the street. The reveal of the retaining wall from the sidewalk should be screened with landscaping and berming to effectively screen the wall face from street view. Any retaining wall that is four feet (4') or toiler, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall (i.e., not measured by exposed retaining wall height}, is required to obtain a building permit. Staff is recommending, as a condition of approval, that the applicant provide a sample material of the finished cast-in-place concrete retaining wall representing the reveals, score joints and sandblasted treatment. The cast-in-place concrete, used to create the retaining wall in the front yard setback, shall be screened with landscaping and berming to shield at least fifty percent (50%} of the wall. The wall shall not exceed a height that would necessitate pedestrian safety railing. The retaining wall shall be designed to be used as a pedestrian seating wall from the outdoor patio area. A retaining wall detail with materials and treatments shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Refuse and Recyclables: Per RMC 4-4-090 non-residential developments are required to provide a minimum of 3 square feet per every one 1,000 square feet of building gross floor area for recyclables deposit areas and a minimum of ten 6 square feet per 1,000 square feet of building gross floor area for refuse deposit areas. Staff Comment: The refuse and recyclable area would be built-in as part of the building vocabulary and not a separate standalone structure. The trash area would be located at the southeast corner of the building at the ground level and enclosed with self-closing wood doors. Based on the proposal for a total conditioned space of 98,970 square feet of hotel space (not including the structured parking area) a minimum area of 296.9 square feet of recycle area and 593.8 square feet of refuse are would be required for the project. The proposal meets the required refuse and recyclable deposit areas by providing 890 square foot area dedicated to refuse and recycle (Exhibit 9). Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on the square footage of the use. Additionally, parking may not be located between the proposed building and pedestrian-oriented public streets unless located within a structured parking garage. Parking for all uses shall be located consistent with RMC 4-3-100, Urban Center Design Overlay Regulations. Site planning must demonstrate feasible future location(s) of structured parking to accommodate infill development. Staff Comment: The proposed hotel is anticipated to have 51 employees and a total of 146 hotel rooms, therefore the following would be applicable to the site: Use f!.g[ Ratio Required Rooms/Employees Spaces Rooms 146 A minimum and maximum of 146 1 per guest room Employees 17 A minimum and maximum of 17 1 for every 3 employees City of Renton Deportment of C, RESIDENCE INN BY MARRIOTT unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 Page 9 of 42 Based on the proposed uses, a minimum of 163 parking spaces would be required in order to meet code. The applicant proposed a total of 147 functional structured parking stalls. The proposed stalls are comprised of 84 standard stalls, 59 compact stalls, and 6 ADA stalls, which also includes two less-than-functional stalls /1 standard stall and 1 ADA stall due to the parking garage support columns}, bringing the total down to 147 spaces. The proposal appears to comply with the accessible parking requirements af the code. Pursuant ta RMC 4-4-080F.8.g the minimum number of accessible spaces required for 101-150 parking spaces within a garage is 5 accessible stalls. The applicant has provided 6 ADA parking stalls. The applicant has requested a parking modification in order to provide 16 stalls less than the minimum required /See discussion under FOF 20, Parking Modification Analysis). Pedestrians: Pedestrian access must conform to pedestrian regulations located in ,r Urban Center Design Overlay regulations. Staff_ Comment: See FOF 24, Design Review: Pedestrian Environment. Compliant if Signs: Pole signs and roof signs are prohibited. Signs subject to Urban Center Design Condition of Overlay regulations (RMC 4-3-100). Approval is Staff_ Comment: The applicant is proposing three /3) wall signs and one /1/ monument met sign. See additional discussion under FOF 24, Design Review: Signage. Loading Areas and Driveways: Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the ,r taper section, the measurement being made parallel to the centerline of the street roadway (RMC 4-4-0801.3.c) Staff_ Comment: The applicant is proposing a 23.6-foot wide driveway approach to access the development. Critical Areas: The site is located within a High Erosion Hazard area and a Moderate to See FOF22, High Landslide Hazard Area. The site also contains areas of sensitive and protected Critical Area slopes onsite. Variance Staff_ Comment: Critical slopes on-site represent approximately 32,788 square feet. The Analysis applicant is proposing to encroach into 3,115 square feet of critical slope necessitating a critical area variance per RMC 4-3-100 (See FOF 22, Critical Area Variance Analysis/. 20. Parking Modification Analysis: A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. The applicant is requesting a parking modification from RMC 4-4-080 in order to reduce the number of minimum required parking stalls from 163 to the proposed 147 functional parking stalls. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested Parking Modification, subject to the Parking Modification Criteria and Analysis noted below: Compliance Parking Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the ,r Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT 1unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 HEX Report 15-000280 Page 10 of 42 policies and objectives. Staff Comment: See FOF 18, Comprehensive Plan Analysis. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that through site plan review for nonresidential use, up to a 25% parking space reduction is allowed. The proposed 147 spaces represent roughly a 10% reduction from the minimum number of parking spaces required per RMC 4.4.080.10.d. The number of parking spaces provided is higher than what is calculated based on the average /TE parking demand and high occupancy rote. The proposed parking supply will meet the 1 room to 1 parking space (1:1) supply required (Exhibit 13). If utilized, shuttle service would assist in reducing the overall parking demand for the hotel. Shuttle service would likely reduce the parking demand on the facility by roughly 5-10%. The minimum parking stall length in UC-N2 zone is less than other zones throughout the rest of the City of Renton. The maximum length required for o surface stall is only nineteen feet (19') in length, as opposed to twenty (20') in length in other zones. Paro/le/ stalls, measured along both sides of the usable portion of the stalls, shall be twenty three feet by nine feet (23' x 9') in size. The size of the stall may be reduced if created as part of structured parking. The structured parking stall must be a minimum of seven feet, six inches (7'6") in width, twelve feet {12') in length, measured along bath sides for stalls designed at less than forty five degrees {45°) or a minimum of thirteen feet {13'} in length, for stalls designed at forty five degrees {45°) or greater. The maximum number of compact spaces shall not exceed fifty percent (50%}. The applicant has provided structured parking stalls that measure 8'-4" wide by 16' long under the guestroom tower and 9'-0" wide by 19'-0" long for the standard stalls under and on the covered deck. There exists enough flexibility within the required stall size and the proposed stall size to maintain a minimum of 147 parking spaces as part of the development. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements through the provision of sufficient off-street parking to meet the needs of the hotel if 147 parking stalls are provided. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: In the vicinity of the subject site there are intense existing and planned uses (Southport, Gene Coulon Memorial Park, and Hampton Inn and Suites). As a result adequate parking is particularly important for the proposal in order to not cause adverse impacts on surrounding properties. The applicant contends that there would be no impacts to surrounding properties os it is anticipated that the proposed parking supply would be considerably higher than the colculated demand (Exhibit 13}. However, given the intensity of surrounding uses and existing public parking limitations in the immediate vicinity, the proposal would at least provide one stall for each hotel room and employees would be able to use those stalls available due to low parking demand and occupancy rates on any given day. d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion 'b'. City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOO, VAR Report of July 14, 2015 Page 11 of 42 e. Can be shown to be justified and required for the use and situation intended; and ,/ Staff Comment: See comments under criterion 'b'. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff. Comment: See comments under criterion 'c'. 21. Street Modification Analysis: All frontage roads are required to meet street standards pursuant to RMC 4-6--060. The applicant is requesting a street modification from RMC 4-6-060, in order to modify the requirement for frontage improvements along the west public right-of-way of the south parcel (APN 082305-9056). The existing right-of-way width in Lake Washington Blvd is approximately 60 feet. Pursuant to RMC 4-6-060 the required right-of-way width is 83 feet necessitating an 8.5 feet of right-of- way dedication along the frontage of the subject site. This would allow for 22 feet of pavement from the centerline of the roadway, a 0.5 foot of curb, an 8-foot planter strip, and an 8-foot sidewalk for a total of 38.5 feet. Pavement centerline and right-of-way centerline are not always coincident; the final right-of-way width of dedication will need to be surveyed. The modification request is being made in order to match the City's Transportation Department's plans for Lake Washington Blvd N at this location which includes extending the street frontage improvements approximately 100 feet south of the existing southwest property line that fronts Lake Washington Blvd N (APN 334450-0006) in order to match with the existing frontage improvements along the project's frontage. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff recommends approval of the requested street modification, subject to a condition of approval as noted below: Compliance Street Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. ,/ Staff. Comment: See FOF 14, Comprehensive Plan Compliance. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff. Comment: The purpose of the City's street standards is to establish design standards and development requirements for street improvements to ensure reasonable and safe access to public and private properties. Transportation Department has a transportation corridor plan for Lake Washington Blvd N which includes frontage Complionti/ improvements. The required frontage improvements, within the right-of-way, would condition of provide convenient access and trove/ for all users including pedestrians, bicyclists, and approval is vehicles. The improvements would extend the right-of-way improvements along Lake met Washington Blvd N from the end of the north lot to the roilrood tracts, west of the south lot, for a distance of approximately 100 feet. Therefore, the requested modification places the street frontage improvements along Lake Washington Blvd N instead of along the west property line of the south parcel. The applicant is not proposing an access point along this portion of Lake Washington Blvd N, which would serve as an access point to future overflow staff parking from Gene Coulon Memorial Park, which exists today. Staff recommends, as a condition of approval, that the applicant submit a revised road improvement plan depicting a 24-foot wide driveway approach between the railroad tracks and the southwest property line of parcel no. 334450-0006 along HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 Page 12 of 42 Lake Washington Blvd N (Exhibit 26). The revised road improvement plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. c. Will not be injurious to other property(ies) in the vicinity. ,/ Staff_ Comment: The proposed relocation and reduction in the right-of-way improvements is not anticipated to be injurious to other properties within the vicinity of the site. d. Conforms to the intent and purpose of the Code. ,/ Staff_ Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and ,/ Stott Comment: See comments under criterion 'b'. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Stott Comment: See comments under criterion 'c'. 22. Critical Area Variance Analysis: Critical slopes on-site represent approximately 32,788 square feet. Pursuant to RMC 4-3-100 development is prohibited on protected slopes. The applicant is proposing to encroach into 3,115 square feet of critical slope necessitating a critical area variance. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff recommends approval of the requested Critical Area Variance, subject to a condition of approval as noted below: Compliance Critical Area Variance Criteria and Analysis a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff_ Comment: In support of the requested variance, the applicant provided a slope reconnaissance across the entire site {Exhibit 14}. The prohibition on protected slopes is not intended to prevent the development of property that includes forty percent {40%} or greater slopes on a portion of the site, provided there is enough developable area elsewhere to accommodate building pads. The purpose of the Critical Area Regulations as it relates ta critical slopes is ta reduce the risks ta the City and its citizens from development occurring on unstable slopes. The applicant's slope reconnaissance ,/ contends that there is na evidence of widespread severe erasion activity throughout the subject site. The provided geatechnical report, prepared by Earth Solutions Northwest LLC (ESNW}, updated on April 27, 2015 (Exhibit 10) states that the planned autdoar parking lot structures incorporating structural retaining wall elements will effectively improve overall site stability and support at the base of the slope. The stable conditions that exist an-site are a reflection of the high strength characteristics of the underlying geology. The subsurface data collected {the Standard Penetration Blow Count data) and the numerical slope stability analyses of the geotechnical report all supports the slope stability characterization of good. It is anticipated that the proposed building's structural foundation wall elements would effectively improve the overall stability af the site and therefore proposed grading within the protected slopes would not be detrimental to the public welfare or injurious to property or improvements in the vicinity of the site. ,/ b_ There is no reasonable use of the property left if the requested variance is not HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 ,/ Compliant if conditions of approval is met HEX Report 15-000280 Page 13 of 42 granted. Staff Comment: The combined area of sensitive and protective slopes is roughly 50% of the site area. The proposal is perusing a plan that would minimize the impacts to the protected slopes. The current proposal only impacts roughly 9.5% {3,115 SF/ 32,788 SF) of the protected areas. The development hos reduced impacts to the protected slopes by relocating the structured parking to the north parcel, stocking the parking, providing below grade parking and reducing the height of the building to five stories. Given the relatively small impact to the protected slopes onsite, the site plan represents o reasonable building pod and use of the property as envisioned by the urban character of the UC-N2 zone. It should also be noted that the zone anticipates a 100% building lot coverage and the proposed building footprint represents a 29% building lat coverage. c. The variance granted is the minimum amount necessary to accommodate the proposal objectives. Staff Comment: The proposed building has been sited 22 feet from Lake Washington Blvd N, with o front yard setback to accommodate on existing utility easement and meaningful pedestrian areas. The applicant hos sited the proposed hotel to minimize impacts to the protected slopes which ore located in the northeastern portion of the site. The applicant has achieved o good balance in setbacks from Lake Washington Blvd N, in order to provide pedestrian scale amenities in the public realm, without compromising much of the steep slopes on site. The requested variance is the minimum amount necessary to accommodate reasonable use of the property and meet the objectives and purpose of the UC-N2 zone. As part of Environmental Review, staff has considered the impacts of increasing the 5· foot building setback along the north property line through a 4% angle/pivot ta the northwest wing of the building. The pivot would increase the building separation from the proposed Residence Inn to the entitled Hampton Inn & Suites from roughly 7 feet to 18 feet /near the common property lines in the northeast and southeast corners of the sites). By completing o 4% pivot to the existing floor plan, the impacts to the protected slopes would increase from 9.5% to roughly 12.5% which would still have a relatively small impact on the protected slopes. The benefits of pivoting the building by 4% would be better realized through increased privacy, increased building separation and better opportunities for landscaping along the north property line, overall resulting in an improved building ta building scale and relationship. d. The need for the variance is not the result of actions of the applicant or property owner. Staff Comment: The steep slopes on-site were created as o result of the placement of fill on the property during the construction of 1-405. The proposal also does not include the creation of any new critical areas. e. The proposed variance is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed. Staff Comment: The applicant provided a geotechnical report, prepared by Earth Solutions Northwest /ESNW), which was prepared utilizing best available science /Exhibit 10). However, the geotechnicol report mentions that the proposed facility would only encroach into approximately 2,181 square feet of the steep slope area on City of Renton Department of C ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 Page 14 of 42 the east side af the site. Given the relatively small impact, the assumptions presented within the current geotechnical report regarding slope stability are expected to remain valid with revisions accounting for impacts to slopes. However, to ensure adequate recommendations are included in the geotechnical report staff recommends, as a condition of Hearing Examiner Site Pion and Variance approval, that a revised Geotechnical report shall be submitted prior to engineering permit approval noting corrected impacts to steeps slopes and any changes in recommendations accordingly. Stoff is also recommending, as o condition of variance approval, that the applicant completes an annual geotechnical monitoring report. Therefore, the property owner shall retain a qualified geotechnical consulting firm to perform, on an annual basis, o reconnaissance-level geologic hazard and risk evaluation of the steep slopes on the designated critical areas of this property. The objective of the evaluation is to assess current slope conditions and advise the owner on areas of elevated risk for impacts to property or conditions that present life and safety concerns. The consulting firm shall provide an annual report to the property owner summarizing observations, conclusions and recommendations in regard to the evaluation. Copies af the reports shall be made available to the City of Renton upon request. This requirement shall be recorded as a restrictive covenant running with the land and shall apply to the owner and all heirs and assigns. 23. Setback Variance Analysis: The proposed hotel would have a front yard setback of 22 feet from the front (Lake Washington Blvd N) property line which exceeds the maximum front yard setback of five feet pursuant to RMC 4-2-120E. The applicant has requested a Variance in order to exceed the maximum setback. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9- 250. Therefore, staff recommends approval of the requested Setback Variance. Compliance Setback Variance Criteria and Analysis a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to ,r deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: There is an existing Puget Sound Energy easement (20061006001807) along the frontage of the site which would preclude the applicant from meeting the maximum front yard setback requirement. The existing easement represents a practical difficulty in meeting the maximum front yard setback requirement. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The granting of the variance would not be materially detrimental ta ,r the public welfare or injurious ta surrounding properties or improvements in the vicinity. The proposed setback of 22 feet would accommodate an outdoor patio of sufficient area to allow for pedestrian amenities which can be enjoyed by patrons of the hotel. The increase in the setback would serve ta create a usable and inviting open space that is accessible ta the public and ta promote pedestrian activity on Lake Washington Blvd N as required by Design District 'C' (see FDF 25, Design District Review). HEX Report 15-000280 City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation '.5-000280, ECF, SA-M, 5-A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 Page 15 of 42 c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: The Lake Washington Blvd N corridor has a variety of established uses on the east side af the street in the immediate vicinity of the subject site. The uses include Jorge townhome developments, apartment complexes, live-work units, lofts, and o future hotel. Each of the identified uses ore generally setback approximately 20- feet or more from the property line and contain substantial vegetation or pedestrian plaza spaces. The applicant is proposing a setback that is consistent with those existing setbacks that ore maintained in the Lake Washington Blvd N corridor. Additionally, the existing utility easement onsite would preclude meeting the maximum setback requirement, which was placed on the Hampton Inn & Suites Hotel to the north of the subject site. Therefore, the approval would not constitute a grant of special privilege. d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The code required maximum setback helps to create distinctive urban neighborhoods envisioned in the UC-N2 zone {RMC 4-2-020. T). The form of development is expected to use urban development standards and setbacks urban in scale to create a human-scale, pedestrian-oriented new center. The applicant's request includes an additional 22 feet beyond the required 8.5-foot right-of-way dedication, representing an approximate 17-foot increase beyond the maximum setback requirement. However, the additional area requested, as part of the variance, permits a functional and usable common open space. This plaza space would serve as an integral aspect of the development for users and pedestrians, and as a result accomplishes the desired purpose to create a human scale pedestrian oriented site. 24. Design District Review: The project site is located within Design District 'C'. The following table contains project elements intended to comply with the standards of the Design District 'C' Standards and guidelines, as outlined in RMC 4-3-100.E: compliance I Design District Guideline and Standard Analysis 1. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. a. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 Page 16 of 42 Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Staff Comment: The shape and placement af the building an the site attempt ta balance ,/ impacts ta critical areas while still considering impacts ta blacking the sun exposure to nearby buildings and open space in the area. The building is setback five feet from the north property line to increase sun exposure to the hotel to the north. Staff is encouraging an additional 4% angle to the north wing of the building in order to increase the availability of natural light to the north (Exhibit 19}. See also FOF 26, Master and Hearing Examiner Site Plan Review. N/A Standard: Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature "pedestrian-oriented fa~ades," and have clear connections to the sidewalk. Standard: Office buildings shall have pedestrian-oriented fa~ades. In limited circumstances the Department may allow fa~ades that do not feature a pedestrian N/A orientation; if so, substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least ten feet {10') in width as measured from the sidewalk. Standard: Residential and mixed-use buildings containing street-level residential uses and single-purpose residential buildings shall be: N/A a) Set back from the sidewalk a minimum often feet (10') and feature substantial landscaping between the sidewalk and the building (illustration below); or b) Have the ground floor residential uses raised above street level for residents' privacy. b. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the fa~ade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: The primary entrances to the hotel (both pedestrian and vehicular) are located along Lake Washington Blvd N. The location of the entrances are located as far north as possible from the existing railroad crossing (north of the new street light at ./ Lake Washington Blvd N and Houser Way N} to maximize safety vehicle and pedestrian circulation to and from the site. The proposed outdoor patio area, along Lake Washington Blvd N, serves as a focal point for the development and allows space for social interaction. Through design elements and significant landscaping, o visually prominent entry along Lake Washington Blvd N would be created. The main entrance for the hotel is marked with a prominent waaden entry trellis near the northwest corner of the building. The access ta the parking and drop-off zone continues under the building. There is also multiple pedestrian connections to the HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT 'unity & Economic Development Hearing Examiner RecommendaUon 15-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 Page 17 of 42 sidewalk from the hotel: ane directly perpendicular to the hotel lobby and another one from mid-sidewalk to the outdoor patio area. The provided elevations include details for the urban amenities such as seating areas, lighting fixtures, wood trellises, awnings, and vertical landscaping. Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a fa~ade overhang, trellis, large entry ,/ doors, and/or ornamental lighting. Staff Comment: The main vehicular and pedestrian entrance for the hotel is marked with a large prominent wooden entry trellis that is approximately 40' long and ten feet {10'} wide. See also Ground Level Details. Standard: Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings ,/ that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Staff Comment: All entries to the hotel space along the street would have a canopy, wooden trellis for weather protection that is approximately eight feet (8') wide. Standard: Building entries from a parking lot shall be subordinate to those related to the street. N/A Staff Comment: All entry to the hotel lobby from the covered parking side is less pronounced and subordinate to the main entry off Lake Washington Blvd N. An overhead canopy marks the entry location along the east elevation. Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. ,/ Staff Comment: All hotel public functions are located along the street frontage to promote visual interest for pedestrians from the street view. The back of house functions would be located to the back of the site. See also discussion above under 24.1.b - Building Entries. Standard: Multiple buildings on the same site shall direct views to building entries by N/A providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Standard: Ground floor residential units that are directly accessible from the street shall N/A include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. c. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long- established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. N/A Standard: For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appropriate transition to the long-established, existing residential HEX Report 15-000280 City of Renton Department of C ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 Page 18 of 42 neighborhood south of North 6th Street known as the North Renton Neighborhood. Standard: For properties located south of North 8th Street, east of Garden Avenue N/A North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. d. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. ~ Staff Comment: The loading and refuse and recycling areas are located directly adjacent to the loading and service areas at the back of the hotel (east elevation) in order ta not be visible from the street and/or pedestrian-oriented functions. See also FOF 19, Zoning Development Standard Compliance: Refuse and Recyclables. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof, and screened around ~ their perimeter by a wall or fence and have self-closing doors. Staff Comment: The loading and refuse and recycling areas are located within the building and not separate from the hotel. See also FOF 19, Zoning Development Standard Compliance: Refuse and Recyclables. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or ~ some combination of the three (3). Staff Comment: See discussion above of FOF 19, Zoning Development Standard Compliance: Refuse and Recyclables. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. ~ Staff Comment: The refuse and recycling area and service area would be adjacent to one pedestrian-oriented space (meeting room) and the outdoor space adjacent to the meeting room. The applicant is proposing a three foot (3'} landscaping strip with emerald green arborvitae to screen the service area from the meeting room and its public functions. e. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 Page 19 of 42 Guidelines: Development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and public plazas. N/A Standard: Developments located at district gateways shall be marked with visually prominent features. N/A Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. Standard: Visual prominence shall be distinguished by two (2) or more of the following: 1) Public art; 2) Special landscape treatment; N/A 3) Open space/plaza; 4) Landmark building form; 5) Special paving, unique pedestrian scale lighting, or bollards; 6) Prominent architectural features (trellis, arbor, pergola, or gazebo); 7) Neighborhood or district entry identification (commercial signs do not qualify). Z. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and either impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building fa~ades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be at the side and/or rear of a building and may not occur between the building and the street. However, if due to the constraints of the site, parking cannot be provided at the side or rear of the building, the Administrator may allow parking to occur between the building and the street. If parking is allowed to occur between the building and the street, no more than sixty feet (60') of the street ,, frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. Staff Comment: The applicant is proposing to locate all parking at the rear of the site in structured parking, hidden from street view. No guest or public parking would be provided between the building and the public right-of-way. See also FOF 19, Zoning Development Standard Compliance: Parking. Standard: Parking shall be located so that it is screened from surrounding streets by ,, buildings, landscaping, and/or gateway features as dictated by location. Staff Comment: Parking would be structured and screened from surrounding streets. HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 Page 20 of 42 The building itself would act as a screen. See also FOF 19, Zoning Development Standard Compliance: Parking. Standard: Surface parking lots shall be designed to facilitate future structured parking and/or other infill development. For example, provision of a parking lot with a minimum N/A dimension on one side of two hundred feet (200') and one thousand five hundred feet (1,500') maximum perimeter area. Exception: If there are size constraints inherent in the original parcel. b. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Standard: Parking structures shall provide space for ground floor commercial uses along N/A street frontages at a minimum of seventy five percent (75%) of the building frontage width. Standard: The entire fa~ade must feature a pedestrian-oriented fa~ade. The Administrator of the Department of Community and Economic Development 2015approve parking structures that do not feature a pedestrian orientation in limited N/A circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. N/A Standard: Public facing fa~ades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Staff Comment: The entry to the parking garage is located through the main entry, the ,/ porte-cochere of the hotel, to the rear of the building. There is not a separate access point off the street for the parking garage. The parking garage is "entered" from the drive aisle after a vehicle has travelled through the porte-cochere and past the primary building located along Lake Washington Blvd N. Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. ,/ Staff Comment: The portions of the parking garage that are at grade or open towards the interior and rear of the project, would be screened from view with the use of vertical mesh screens for ventilation and visibility far guest security (Exhibit 8). Additionally, landscaping will be provided around the building for vegetative screening (Exhibit SJ. Standard: The Administrator of the Department of Community and Economic N/A Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 Page 21 of 42 meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: a) Ornamental grillwork (other than vertical bars); b) Decorative artwork; c) Display windows; d) Brick, tile, or stone; e) Pre-cast decorative panels; f) Vine-covered trellis; g) Raised landscaping beds with decorative materials; or h) Other treatments that meet the intent of this standard ... c. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. .,, Standard: Parking garages shall be accessed at the rear of buildings . Staff. Comment: The entry to the parking garage is located to the rear of the building. Standard: Parking lot entrances, driveways, and other vehicular access points shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured .,, horizontally along the street . Staff. Comment: There is only one vehicular access point for the entrance/exit for the site. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and .,, connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 N/A ,/ N/A Page 22 of 42 a) Pathways shall be located so that there are clear sight lines, to increase safety. b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: The local roadway network is complex with multiple intersections in a small area, one-way segments, horizontal curves and significant intermittent rail impact. The provided Traffic Impact Analysis {TIA) provides a narrative of the existing area pedestrian and bicycle facilities (existing bike lanes on both sides of Lake Washington Blvd N, curb, gutter and sidewalk north of the site that will be constructed as part of the Hampton Inn & Suites to the north). As part of the proposed project, sidewalks would be constructed along frontage of the Residence Inn by Marriott site in order to connect to the existing sidewalk system to the north. Staff recommends, as a condition of approval, that the applicant tie into the intersection improvements recently completed at Lake Washington Blvd N and Coulon Beach Park/Houser Way N. The revised road improvement plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. See additional discussion above under 24.1.b · Building Entries. Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building fa,ade and no greater than one hundred fifty feet (150') apart. Standard: Sidewalks and pathways along the fa,ades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: a) Sidewalks and pathways along the fa,ades of mixed use and retail buildings 100 or more feet in width (measured along the fa,ade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Staff Comment: See comment above. Standard: Mid-block connections between buildings shall be provided. b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. ,/ HEX Report 15-000280 Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at fa,ades along streets, shall be provided. Staff Comment: The public open space in front of the hotel project proposes to have a City of Renton Deportment of C ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S·A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 Page 23 of 42 large landscaped outdoor patio area that would have a planting retaining wall along the perimeter with a variety of plants for visual interest. See discussion above under 24.1.b -Building Entries and 24.5.b -Ground level Details. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a) Site furniture shall be made of durable, vandal-and weather-resistant materials ,I' that do not retain rainwater and can be reasonably maintained over an extended period of time. b) Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Sta[t Comment: See 24.1.b · Building Entries. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 4.5 feet wide along at least seventy 75 percent of the length of the building fa~ade facing the street, a maximum height of 15 feet above the ground elevation, and no ,I' lower than 8 feet above ground level. Staff Comment: Building extends over the entry drive aisle to provide weather protection at the porte-cochere. Weather protection would also be provided along the street fa~ade in the form af 8' wide metal canopies. The canopies are roughly 14' above the ground level. See additional discussion under 24.1.b -Building Entries and 24.5.b - Ground level Details. 4. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. N/A Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. Staff Comment: A total conditioned space would be 98,970 square feet (not including ,I' the structured parking area) is proposed. Therefore a pedestrian oriented space is required. The applicant has proposed an outdoor pedestrian patio located off of lake Washington Blvd N which serves to provide an active public space between the building and the right-of-way. The plaza includes a retaining wall and landscaping to transition the grades along the right-of-way and finish elevation at the ground floor. The landscaping buffer along the eastern edge af the patio softens the edge at the sidewalk to the raised patio area and the barrier-free hotel entry way. HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 ,/ ,/ N/A Page 24 of 42 Outdoor steps, located around the middle portion of the landscaped outdoor patio space, provides for a further connection from the public sidewalk to the building entrances. A total of 3,500 square feet of passive and active open spaces is provided on the site and is of sufficient size for hotel patrons and the public. Pedestrian-oriented spaces and/or walkways are located around the west, south and east elevations. See alsa discussion under 24.1.b -Building Entries. Standard: The pedestrian-oriented space for buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses shall include all of the following: a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and b) Paved walking surfaces of either concrete or approved unit paving; and c) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and d) At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. Staff Comment: The outdoor patio area would be predominantly paved. The project would provide for a minimum four (4) foot-candles with the use of building-mounted wall sconces along the perimeter of the hotel (on public sides). The applicant is proposing furniture in the form of several movable bench seats. In addition, the retaining wall could also serve as seating. See also comment above. Standard: The following areas shall not count as pedestrian-oriented space for buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses: a) The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator of the Department of Community and Economic Development or designee determines such space meets the definition of pedestrian- oriented space. b) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. Staff Comment: The proposed pedestrian oriented space does not include areas for required walkways or areas which abut parking lots, chain link fences, blank walls and/or dumpsters or service areas. See comments above. Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. S. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. a. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. HEX Report 15-000280 City of Renton Department of C wnity & Economic Development Hearing Examiner Recommendation 115-000280, ECF, SA-M, 5-A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 Page 25 of 42 Guidelines: Building fa~ades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. ,/ ,/ N/A HEX Report 15-000280 Standard: All building fa~ades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows. Staff Comment: The hotel building uses less of the development envelope than permitted by the zone (Exhibits 7 & 8). Massing along Lake Washington Blvd N is accentuated in three masses that wrap around the building. The building steps back along the north property line to transition with the hotel and Live/Work development to north. Along Lake Washington Blvd N, the upper level guestroom tower is setback an additional nine feet (9'} to 13' along the street frontage to reduce perceived mass from the public realm. The additional step backs reduces the impression of an oversized structure and provides opportunities to screen the building with additional landscaping. The scale and bulk of the building is also reduced through the use of differing materials on the building far;ades. The building materials vary and are a combination af painted stucco (rust, cream and dark brown), cultured stone, metal panels, clear glass windows, aluminum storefront, metal balconies, asphalt roof shingles, and stained wood trellis (Materials Board}. The stone along the base of the building has been wropped around the first floor of the building and carries up into the second story along the west elevation in order to reduce the scale of the building. The modulation of the elevations in conjunction with the use of different color treatments helps to create a gentle rhythmic pattern into the design in order to break the monotony of the street facing far;ade and comply with the intent of this standard. In addition to incorporoting modulation, the applicant has also provided articulation and other varying degrees of design, such as wooden trellises and different window sizes, in an effort to reduce the apparent bulk of the building. Also, the HVAC units are proposed to be integroted into the building modulation, alang the sides of the building modulation/columns, in order to reduce visibility from the street. Staff recommends, as a condition of approval, that the individual HVAC units shall not be relocated to be under the window mounts that face the public realm. Standard: All buildings shall be articulated with one or more of the following: a) Defined entry features; b) Bay windows and/or balconies; c) Roof line features; or d) Other features as approved by the Administrator. Staff Comment: See comment above. Standard: Single purpose residential buildings shall feature building modulation as follows: a) The maximum width (as measured horizontally along the building's exterior) without building modulation shall be forty feet (40'). b) The minimum width of modulation shall be fifteen feet (15'). c) The minimum depth of modulation shall be greater than six feet (6'). d) All buildings greater than one hundred sixty feet (160') in length shall provide a City of Renton Department of C wnity & Economic Development Hearing Examiner Recommendation 115-000180, ECF, SA-M, 5-A, MOO, VAR RESIDENCE INN BY MARR/On Report of July 14, 2015 Page 26 of 42 variety of modulations and articulations to reduce the apparent bulk and scale of the fai;ade (as illustrated in District B above); or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering area. b. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a fai;ade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the fai;ade's ground floor. Staff Comment: The applicant has proposed human-scaled elements such os windows, ,/ building-mounted decorative wall sconces, decorative wooden trellises, metal awnings and balconies, cultured stone, or other landscape features along the majarity af the Lake Washington Blvd N far;:ade (Exhibits 7 & 8). The variety and human-scaled elements provided visual interest and reinforces the intended pedestrian environment at the ground level. Standard: On any fai;ade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor fai;ade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Staff Comment: Approximately 70% of the street far;:ade, along Lake Washington Blvd N ,/ and visible to the public, is comprised of transparent windows and/or doors at the ground level podium. The storefront windows would be transparent from about six inches (6"} up to 10' above the ground. The store front theme is wrapped around the south elevation to provide odditionol transparent windows and/or doors visible to the public. A large portion of the remaining ground floor fa,ade would be screened with plants to grow or climb vertically along wall trellises. Standard: Upper portions of building fai;ades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and ,/ energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Staff Comment: Upper portions of the building far;:ades have windows that have clear visibility into and out of the building. N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Standard: Where windows or storefronts occur, they must principally contain clear ,/ glazing. Staff Comment: Windows and storefront windows at the ground level principally contain clear glazing. ,/ Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 Page 27 of 42 Staff Comment: No tinted, dark, highly reflective (mirror-type) glass or film is included in the proposal. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building fa~ades and retaining walls) is considered a blank wall if: a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or b) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Staff Comment: With the public lobby functions located along the street frontage, most of the back-of-house functions for the hotel are located towards the side and rear of the first floor. This creates a potential for blank walls along the south end of the building where the public restrooms and engineer's room are located. The applicant is proposing to treat this potential black wall with articulations, such os columns and vertical wooden wall trellises for plants to climb for additional dimension and year- round visual interest. The applicant is proposing a cast-in-place concrete retaining wall at the highly visible southwest corner of the site. The wall nearly abuts the public right-of-way space, leaving little room to create a landscaping screen in front of the wall. Staff recommends, as a condition of approval, that the applicant work with Community Services Department to provide additional landscaping within the public right-of-way or wall treatments that would minimize the impact of the cast-in-place concrete retaining wall from Lake Washington Blvd N. The additional landscaping or wall treatments shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; b) Trellis or other vine supports with evergreen climbing vines; c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; d) Artwork, such as bas-relief sculpture, mural, or similar; or e) Seating area with special paving and seasonal planting. Staff Comment: See comment above. C-Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. HEX Report 15-000280 I Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: City of Renton Deportment of C 7>unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 Page 28 of 42 a) Extended parapets; b) Feature elements projecting above parapets; c) Projected cornices; d) Pitched or sloped roofs e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: The applicant has proposed o pitched asphalt shingle roof that has been broken up into different components with the use of varying heights and multiple feature roof elements that project above the main roof line. The proposal includes the following items: a tower roof element at the southwestern corner with a different vocabulary to mark the corner of the building with a shed roof design; the roof volume located directly above the main pedestrian and vehicular entry has added height and another shed roof element that opens up and out towards the street frontage; and the stairwells each have various roof heights and designs to break up the massing of the building and create interesting roof profiles. d. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of fa~ades. This shall occur on all fa~ades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. ,/ Staff Comment: The applicant has proposed a variety of durable high quality materials including: rich-looking cultured stone, pre-finished metal panels, stucco (rust, cream, dark brown), clear glass guardrails, metal balconies, and metal canopies, stained wood trellises, metal panels, aluminum storefront and guestroom windows, and cast-in-place concrete retaining walls. Standard: All buildings shall use material variations such as colors, brick or metal ,/ banding, patterns or textural changes. Staff Comment: See comment above. Standard: Materials shall be durable, high quality, and consistent with more traditional ,/ urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. Staff Comment: See comment above. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, ,/ reveals, and/or coloring with a concrete coating or admixture. Staff Comment: Exposed concrete would be utilized at the structured parking areas and also for the retaining wall along the hillside. The concrete would have reveals, score HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 N/A 5. SIGNAGE: Page 29 of 42 joints and be sandblasted for added visual interest. A sample material would be necessary ta determine texturing, reveals, and/or coloring with a concrete coating or admixture techniques. Therefore, staff is recommending that the applicant submit a sample material af the finished cast-in-place concrete retaining wall. The retaining wall material shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard: If concrete block walls are used, they shall be enhanced with integral ca/or, textured blacks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building fa~ade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Compliant if Condition of Approval is Met HEX Report 15-000280 Standard: Entry signs shall be limited to the name of the larger development. Staff Comment: The applicant provided a conceptual sign package which indicates the approximate location of wall signage (Exhibit 28). The proposed signage package includes three (3) channel letter wall signs with views from north and southbound traffic at Lake Washington Blvd N and possible views from /-405 south bound traffic or the 1-405 off ramp at NE Park Dr. The west elevation wall sign is three rows deep and reads "Residence" followed by "Inn," fol/awed by "Marriott" in dark ma roan and red colors. The sign is located above the fifth floor within the center of the building and measures 17'-3 5/8"w wide by 7'-7" tall (131.2 square feet). The east elevation sign is located above the rooms at the end of the north wing and reads "Residence Inn" in maroon followed below by "Marriott" in red. The colors for this wall sign are the same as the west elevation sign. This wall sign measures 29'-4 Yi'' wide by 7'-7 7/8" tall (224.9 square feet). The south elevation sign is located above a wooden trellis at the southwest corner of the first floor at the podium level. The sign reads "Residence Inn" in white fol/awed below by "Marriott" in red. This sign measures 19'-7" wide by 4'-5 W' tall (86.9 square feet). In addition to the three wall signs, the applicant is proposing one monument sign. The location of the monument sign is yet to be determined. The sign measures 7'-8 5/16" wide by 6' tall {46.2 square feet). The support is constructed of a concrete foundation that is l'-9" tall with a fabricated aluminum base/cover with a grey finish, followed by a fabricated aluminum reveal that is 3" tall, and completed with a .125 fabricated aluminum cabinets (mounted between steel supports) and painted dark burgundy. The words "Residence Inn by Marriott" are routed out of the cabinet and "Residence Inn" would be white during the day and white led illumination at night and "Marriott" would be white by day and have red illumination at night. The proposed sign package is compatible with the building's architecture and exterior finishes and contributes to the character of the development. The height of the City of Renton Deportment of C ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, S-A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 Page 30 of 42 monument sign is limited to 5 feet above finished grade and should include decorative landscaping or incorporate cultured stone into the base. The final sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit issuance. Compliant if Standard: Corporate logos and signs shall be sized appropriately for their location. Condition of Appravalis Met Staff Comment: See comment above. N/A Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Compliontif Standard: Freestanding ground-related monument signs, with the exception of Condition of primary entry signs, shall be limited to five feet (5') above finished grade, including Appravolis support structure. Met Staff_ Comment: See comment above. Standard: Freestanding signs shall include decorative landscaping (ground cover Compliant if and/or shrubs) to provide seasonal interest in the area surrounding the sign. Condition of Alternately, signage may incorporate stone, brick, or other decorative materials as Approval is approved by the Director. Met Staff_ Comment: See comment above. Standard: All of the following are prohibited: a) Pole signs; b) Roof signs; and ,/ c) Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit Iago signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection GS of this Section). Stott Comment: The proposal does not include pole, roof, or back lit signage. 6. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building fa~ades, awnings with down- lighting and decorative street lighting. Compliant if Stoff_ Comment: The applicant has provide pedestrian-scale lighting, such as building- Condition of mounted bi-directional wall sconces along with primary and secondary building lighting Approval is at the entrances that indicates adequate public safety can be achieved without costing met excessive glare on adjacent properties. The lighting package includes bollard lights along pedestrian walkways as well as down-lights under the building at the porte- cochere and under canopies located above the building entries (Exhibit 29). Staff recommends, as a condition of approval, that the applicant provide a lighting plan with foot-candles levels that adequately provide for public safety without costing excessive HEX Report 15-000280 City of Renton Deportment of C RESIDENCE INN BY MARRIOTT 1unity & Economic Development Hearing Examiner Recommendation lS-000280, ECF, SA-M, S-A, MOD, VAR Report of July 14, 2015 Page 31 of 42 glare on odjocent properties. The final lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Compliant if Standard: Accent lighting shall also be provided on building fa~ades (such as sconces) Condition of and/or to illuminate other key elements of the site such as gateways, specimen trees, Approval is other significant landscaping, water features, and/or artwork. met Staff. Comment: See comment above. Standard: Downlighting shall be used in all cases to assure safe pedestrian and Compliant if vehicular movement, unless alternative pedestrian scale lighting has been approved Condition of administratively or is specifically listed as exempt from provisions located in RMC 4-4- Approval is 075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or met decorative lighting, right-of-way-lighting, etc.). Sta(t Comment: See comment above. 25. Master and Hearing Examiner Site Plan Review: Pursuant to RMC 4-9-200.B, Master Plan Review and Site Plan Review are required for all development in the UC-N2 zoning classification. For Master Plan applications, compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for both the Master and Site Plan requests: Complial)c" Site Plan Criteria and Analysis_ • .. · . .· a. Comprehensive Plan Compliance and Consistency. ,/ Sta(t Comment: See discussion under FOF 18, Comprehensive Plan Analysis. Compliant if b. Zoning Compliance and Consistency. Conditions of Approval Staff_ Comment: See discussion under FOF 19, UC-Nl Zoning Develop Standards and are Met Analysis. Compliant if c. Design Regulation Compliance and Consistency. Conditions of Approval Staff_ Comment: See discussion under FOF 24, Design District Review. are Met N/A d. Planned action ordinance and Development agreement Compliance and Consistency. e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Compliant if Staff. Comment: See FOF 24, Design District Review: Building Character and Massing. Conditions Circulation: Providing desirable transitions and linkages between streets, of Approval uses, are Met walkways and adjacent properties. Staff Comment: All vehicular access to parking areas would be via one curb cut, along Lake Washington Blvd N, northwest corner of the building. The consolidation of curb cuts along the street would reduce conflict points between pedestrians and vehicles. The proposal promotes safe and efficient circulation through the single access point. HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000180, ECF, SA-M, S·A, MOD, VAR Report of July 14, 2015 Compliant if Condition of Approval is met HEX Report 15-000280 Page 32 of 42 Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: See FOF 19, Zoning Develapment Standard: Screening. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Camment: There are territorial views ta the sauth {Mt. Rainier) and to the west /Loke Washington). Staff received no comments from adjacent properties regarding views. Views of the site would be altered with the proposed development. However, the proposed hotel would be architecturally compatible with the surraunding environment in terms of bulk and scale, exterior materials, and color if all conditions are met. The proposed hotel would establish new visual access for patrons to Mt. Rainier from the south facing fa,ades. Additionally, the outdoor patio area, as well as the hotel rooms on the west fa,ade would be able to enjoy visual access to Lake Washington across Gene Coulon Memorial Park. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See discussion under FOF 19, Zoning Development Standard: Landscaping and FOF 25, Design District Review: Structure Scale. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: See discussion under FOF 24, Design District Review: Lighting. f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The building has a primary orientation to the west. The entrance has a large porte-cochere to provide both an architectural entry statement and weather protection for hotel guests arriving and departing by car, van or tour bus. Location of the hotel's main vehicular and pedestrian entrance is located on the north side of the site, near the entrance to the Hampton Inn & Suites to the north. The upper guestroom tower of the building also vertically steps back from the street and additional 9 to 13 feet to better transition to the hotel development to the north. With the /rant yard building setback at 22 feet and the location of the rooms on the northern fa,ade the privacy of the existing residential units and the proposed hotel rooms along Lake Washington Blvd N would be protected. The upper guestroom tower of the building along the north elevation also vertically steps back from the north property line 10 to 13 feet for additional privacy between the two hotels. Increased privacy and noise reduction would be gained through landscaping along the north property line and additional second floor patio area landscaping in-front of the guestraom tower. It is anticipated that most of the noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Pion that City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation S-000280, ECF, SA·M, S-A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 HEX Report 15-000280 Page 33 of 42 provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc (Exhibit 15). In addition, the project would be required to comply with the City's noise ordinance regarding construction hours. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The hotel complies with the height standards of the UC-N2 zoning classification. The hotel building uses less of the development envelope than permitted by the zone. The building steps back along the north property line to transition the building to the hotel development to the north. Additionally, the guestroom tower portion af the building is stepped back along the narth, west and south elevations to reduce perceived mass from the public realm. The step backs help to avoid the impression of an oversized structure and allow for second story outdoor patio areas and modulation throughout the build farades. The scale and bulk of the building is reduced through the use of differing materials on the building fa~odes, building articulation and modulation. The building materials vary and are a combination of painted stucco (rust, cream and dark brown), cultured stone, metal panels, clear glass windows, aluminum storefront, metal balconies, asphalt roof shingles, and stained wood trellis (Materials Board}. The proposed structure would not hove a significant impact on light access or air movement on adjacent properties. The use of the project is not influenced by factors of light or air. The upper story balconies will be exposed to the prevailing winds from the south. The design of the structure would not result in excessive shading of the property. Through a sun study (Exhibit 19), the applicant shows shade and shadow throughout various times of the year (June, September, and December). The sun study was processed using a 5-foot building setback along with a 4% angle/pivot to the south over a portion of the same building elevation along the north property line. The differences between the two locations of the buildings are highlighted in yellow. The impacts are largely realized to the east of the Hampton Inn & Suites hotel in the fall and winter months. Therefore, a 4% pivot to a portion of the north elevation of Residence Inn by Marriott would have a minimal impact on the shadows cast from the construction of a five-story hotel. The benefits of pivoting the building by 4% would be better realized through increased privacy, increased building separation and better opportunities for landscaping along the north property line. The use of trees along the street would provide shading of the sidewalk and plaza areas with little impact on adjacent properties. The applicant would be required to provide a final detailed landscape plan to the Current Planning Project Manager prior to construction permit approval. If all recommended conditions of approval ore met, the building's ground floor street frontage will be visually distinct from the upper floors of the building to create o well- defined, pedestrian-scaled base. Entrance canopies, exterior lighting elements, planted containers and outdoor dining furniture at the street intersection is recommended to be used to reinforce the pedestrian scale and orientation of the ground floor frontage. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. City of Renton Deportment of C wnity & Economic Development Hearing Examiner Recommendation 15-000280, £CF, SA-M, 5-A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 Compliant if Condition of Approval Is met HEX Report 15-000280 Page 34 of 42 Staff Comment: The site is currently vacant with opportunities for temporary parking. The remainder of the site exists as a combination of grassy and forested areas. There are 59 inventoried trees located on site consisting of the following species: bigleof maple, red alder, madrona, and black cottonwood. Per RMC4-4-130 the applicant is required to retain ten percent (10%) of the significant trees onsite. The applicant is proposing to retain 13 trees or roughly twenty-two {22%} of the surveyed trees on site, thereby complying with the tree retention requirements of the code. The applicant provided a geotechnical report, prepared by Earth Solutions Narthwest {ESNW}, updated on April 21, 2015 {Exhibit 10}. Topsoil was observed in the upper six inches {6"} from existing grade. Existing fill was encountered within the existing grave/- surfaced parking lot (west frontage) portion af the site. Underlying the topsoil and fill, native soils consist primarily of medium dense to dense silt, silty sand, poorly graded sand with silt deposits to a maximum exploration depth of 41 feet be/aw existing grades. Groundwater seepage was observed at all baring locations at depths of approximately 19 to 35 feet below existing grades. Locally shallow perched seepage was also observed at boring locations 8-1 and 8-5 (western portion of the site) at depths of approximately nine feet (9') and five and one-half feet (5 W), respectively. The geotechnical report states that the groundwater table is located at roughly 15.5 feet {15 W) below existing grade. The depth of the competent native soil deposits was estimated to be on the order of up to 20 feet {20'} below existing site grades (and possibly deeper at some locations). Based on the results of the geatechnical study, the proposed development is feasible from a geotechnical standpoint and the hotel facility building con be supported on conventional and continuous footings bearing on competent undisturbed dense to very dense native soil or aggregate piers. The applicant is proposing the excavation of approximately 17,800 cubic yards of on- site material that would be removed from the site. Approximately, 1,000 cubic yards of structural fill would be imported. The Geotechnical Report stated that the liquefaction susceptibility at this site was determined to be generally low. Along the westerly (frontage) side of the property, a moderate susceptibility would exist. Crushed rock and aggregate pier support of foundations would mitigate this risk, according to the report. Critical slopes on site represent approximately 32,788 square feet. The applicant is proposing to encroach into 3,115 square feet of critical slope necessitating a critical area variance per RMC 4-3-100 {See FOF 22, Critical Area Variance Analysis). Approximately 41% of the site would remain in a natural state, which is well beneath the requirements of the UC-N2 zone. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 19, Zoning Development Standard: Landscaping. g. Access Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: All vehicular access to parking areas would be via a single curb cut along Lake Washington Blvd N at the northwest corner of the site. The location of the City of Renton Department of C RESIDENCE INN BY MARRIOTT unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 Page 35 of 42 curb cut would minimize conflicts with the intersection improvements at Lake Washington Blvd N and Houser Woy N. Additionally, the applicant has provided under building parking and a parking garage from the single entry point off the street in order to reduce conflicts. Additionally, service elements (trash/recycling) ore located within the building, adjacent to the parking garage entry, to reduce impacts on pedestrians. The proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle circulation on the site if all conditions of approval are complied with. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Stott. Comment: See Location and Consolidation discussion above. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Stott. Comment: The applicant is proposing to utilize a portion of the fire hammerhead turnaround and a portion of the stamped concrete in front of the refuse and recycling area os a loading and delivery areas. The loading area is located behind the building and adjacent to the garage parking area. The loading and delivery area would be separated from the onsite dedicated pedestrian walkways. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Stat[_ Comment: Per RMC 4-4-0BOF.11.a bicycle parking spaces are required at ten percent (10%) of the number of required off-street parking spaces. Based on the proposed uses, a minimum of 163 parking spaces would be required in order to meet code. Therefore, 16 bicycle parking stalls shall be required. The applicant has not provided bicycle parking in either the site plan or floor plans. Stoff recommends, as a condition of approval, that the applicant add 16 bicycle parking spaces. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. A final bicycle parking plan demonstrating compliance with the bicycle requirements outlined in RMC 4-4-0BOF.11 shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Stat[_ Comment: See FOF 24, Design District Review h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the ,/ occupants/users of the site. Stat[_ Comment: See FOF 24, Design District Review: Recreation Areas and Common Open Space. i. Views and Public Access: When possible, providing view corridors to shorelines ,/ and Mt. Rainier, and incorporating public access to shorelines Sta{t Comment: The proposed structure would not block view corridors to shorelines or HEX Report 15-000280 City of Renton Department of RESIDENCE INN BY MARR/On nunity & Economic Development Hearing Examiner Recommendation AlS-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 N/A Compliant if Conditions of Approval are met HEX Report 15-000280 Page 36 of 42 Mt. Rainier. The public access requirement is not applicable to the proposal. j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development if the applicant provides Code- required improvements and fees. A Fire Impact Fee, based on new hotel square footage, is required in order to mitigate the proposal's potential impacts ta City emergency services. The applicant would be required to pay the applicable Fire Impact Fee at time of building permit issuance. The 2015 Jee is $0.61 per square foot and no fire impact fee charges are required for covered parking areas. Water and Sewer. Staff Comment: The site is served by the City of Renton for all utilities. It has been determined that the preliminary fire flow demand for the proposed development is 2,500 gpm. There is an existing 12-inch water main in Lake Washington Blvd N which would provide adequate fire flow to the proposal. There is an 8-inch sewer main in Lake Washington Blvd N which is of sufficient size to support the proposed development. Any use in the building (kitchen, restaurant) involving the handling of grease requires installation of a properly sized grease interceptor. A system development Jee Jar sewer is based on the size of the new domestic water to serve the proposed project. Drainage. Staff Comment: The site is located within the Lake Washington Drainage Basin. Approximately 140 feet of sheet flaw is currently draining from the project site in a southwesterly direction toward an unfounded existing catch basin near the BNSF railroad tracks in Lake Washington Blvd N roadway, which then drains in a southerly direction and ultimately southwesterly again, and then northerly into Lake Washington. A preliminary drainage plan and drainage report has been submitted with the site plan application, prepared by Barghausen Consulting Engineer, Inc. dated September 25, 2014 (revised April 21, 2015; Exhibit 11/. The report addresses compliance with the 2009 King County Surface Water Manual and the City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and special requirements have been discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP} will be required with the final submittal. The applicant is proposing an enclosed water quality feature known as a modular wetland system (MWS) which meets the Enhanced Basic Water Quality Requirements of the KCSWM and has General Use Level Designations (GULD} approval from the Department of Ecology for Enhanced Water Quality (Exhibit 17 ). Runoff from the new impervious areas will be routed through a detention vault and then in to a modular City of Renton Department of C ,unity & Economic Development Hearing Examiner Recommendation 15-000280, ECF, SA-M, 5-A, MOD, VAR RESIDENCE INN BY MARRIOTT Report of July 14, 2015 HEX Report 15-000280 Page 37 of 42 wetland water quality system before discharging into the City's conveyance system along Lake Washington Blvd N. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. The applicant has indicated that there are na problems associated with this downstream drainage course or upstream basin contributing to this project site. The one catch basin and one manhole that could not be located were a result of grinding of NE Park Drive. This area downstream from the project site was being used as a staging area for that construction. Transportation. Staff Comment: Access to the site is proposed via a single curb cut from Lake Washington Blvd N. The applicant submitted a Traffic Impact Analysis (TIA) prepared by Gibson Traffic Consultant, dated March 2015. City staff reviewed the provided TIA and found it met the intent of the TIA guidelines (Exhibit 13). Temporary Impacts: Given the concentration of potential development to occur in the immediate vicinity of the project site (Southport, Residence Inn, Gene Coulon Park, etc.) within the same construction time frame, staff anticipates that the proposed project would contribute to short term impacts to the City's street system. Temporary adverse transportation impacts are primarily associated with site work. The applicant has proposed construction mitigation through the limitation of construction hours stipulated in Renton Municipal Code (Exhibit 15). Also, with the sites close in proximity to lnterstate- 405, construction materials would be brought directly to the site via the Sunset ramps to the south and east af the site. However, additional public outreach would assist in improving driver and worker safety, lessen traffic delays, and reduce driver frustration, which is anticipated due to the concentration of proposed development in the immediate vicinity. Therefore, staff recommended a mitigation measure requiring the applicant to create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Level of Service: /t is anticipated that the proposed development is anticipated to generate approximately 1,193 average daily trips with 77 AM peak-hour trips and 88 PM peak- hour trips. Approximately 55% of the development's trips will travel along /-405 (35% ta and from the south and 20% to and from the north); 25% of the development's trips are anticipated to travel to and from the west (10% to and from local areas and 15% along Logan Ave N); and 15% would trove/ to and from the east along NE Park Drive. The remaining 5% of the development's trips would travel to and from the north along Lake Washington Blvd N. The provided Traffic Impact Analysis (TIA) does not specifically identify the study area boundaries, but provides analysis on the Lake Washington Blvd N at Gene Coulon Park entrance/Houser Way. This intersection is conditioned to be enhanced by the Southport development via channelization and signalization improvements. These improvements are anticipated to be completed before the proposed development is City of Renton Department of RESIDENCE INN BY MARRIOTi nunity & Economic Development Hearing Examiner Recommendation AlS-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 HEX Report 15-000280 Page 38 of 42 constructed. Level of service analysis has not been performed at other adjacent intersections since the development will not increase the existing volumes by five percent (S%}. Analysis has only been performed for the PM peak-hour since this is when the development is anticipated to generate the highest number of trips and surrounding intersections that operate at a lower level of service during the PM peak-haur. The provided analysis notes that the intersection af Lake Washington Blvd N at Gene Coulon Park entrance/Houser Way will operate at LOS E (74.9 sec delay) with the conservatively high Southport Development volumes, regardless of whether the subject project is constructed. It is important to note that the actual impacts of the Southport Development are anticipated to be lower and the intersection is likely to operate with less delay with the actual reduced impacts of the Southport Development. The fallowing pipeline projects were also considered when looking at levels of service: Hawk's Landing -Hotel development; Quendall Terminals -Residential and commercial development; Southport Development -Residential and commercial development, and Renton Hotel-Hampton Inn & Suites hotel development. The analysis shows that the Lake Washington Blvd N, at the site access, would operate a LOS C (21. 7 sec delay) in 2016 with development conditions. The intersection was analyzed for the 2016 future to determine if inbound left-turn or right-turn channelization warrants were met. The analysis shows that a southbound left-turn land is not required. However, a right-turn pocket or taper could be warranted. The access analysis was performed without a northbound right-turn taper or packet and the access was shown ta operate acceptably. The level of service analysis shows that the Residence Inn by Marriott will not cause the adjacent intersection of N Lake Washington Blvd N at Coulon Park/Houser Way ta operate at a deficient level of service and will only increase the delay at the intersection by approximately six percent (6%) and account far approximately three percent (3%} of the PM peak-hour trips at the intersection. Additionally, the development is not anticipated to generate a significant number of pedestrians. The TIA identifies no specific mitigation requirement far site development other than full frontage improvements and appropriate transportation impact mitigation fees. Included as public comment for the Hampton Inn & Suites hotel was a letter sharing concerns that new development is not paying for its fair share of costs for Lake Washington Blvd N/Gene Coulon Park/Houser Way intersection improvements being completed as part of the Southport development (Exhibit 18). While the proposed development is not expected to impact the Level of Service of the intersection (LOS E with or without development based on 2016 baseline and future development conditions), additional trips would be generated by the proposed development which would impact the intersection by causing an increased delay of 4.5 seconds. Therefore, staff recommends a mitigation measure requiring that a prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips) I (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to City of Renton Deportment of Co RESIDENCE INN BY MARRIOTT mity & Economic Development Hearing Examiner Recommendation S-000280, ECF, SA-M, 5-A, MOD, VAR Report of July 14, 2015 HEX Report 15-000280 Page 39 of 42 final occupancy. Increased traffic created by the development on the remainder of the transportation system would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $1,512.77 per room (estimated $220,864.42 for 146 room hotel). The fee is expected to increase in 2016 to $1,952.79 and will be determined by the Renton Municipal Code at the time of building permit issuance. Frontage Improvements: All frontage roads ore required to meet street standards pursuant to RMC 4-6-060. The applicant is requesting a street modification, from RMC 4-6-060, in order to modify the requirement for right-of-way improvements along the south property line for a distance of approximately 110 linear feet southwest of the north development parcel. The existing right-of-way runs parallel with Houser Way N and BNSF railroad (approximately 95 feet northeast of the railroad tracks) and no direct access is provided from Houser Way N, across the tracks, to the south parcel. In fact, the only allowed point of access to this portion of right-of-way is from Lake Washington Blvd N. Therefore, the applicant is proposing to extend the frontage improvements along Lake Washington Blvd N only, rather than complete the frontage improvements along Houser Way N. A modification request for Lake Washington Blvd N is being made in order to match the City's Transportation Department's plans for the street at this location. The existing Lake Washington Blvd N right-of-way is approximately 60 feet. This street is classified as a collector street which carries a minimum right-of-way width of 83 feet. In order to meet the City's complete street standards, street improvements fronting this site would include 22 feet of pavement from the centerline of the roadway, a 0.5 foot of curb, an 8-foot planter strip, and an 8-foot sidewalk for a total of 38.5 feet. Approximately 8.5 feet af right-of-way dedication, on the east side of Lake Washington Blvd N, would be required to install these improvements. Pavement centerline and right-of-way centerline are not always coincident; the final right-of-way width af dedication will need to be surveyed by a professional land surveyor. The modification request for Lake Washington Blvd N is being made in order to match the City's Transportation Department's plans for the street at this location. As part of the Site Plan recommendation to the Hearing Examiner, staff will likely be recommending approval of the proposed Lake Washington Blvd street modification. The analysis will be included in the staff report to the Hearing Examiner. Pedestrian Improvements: The TIA provides a narrative of the existing area pedestrian and bicycle facilities. There are bicycle lanes on each side of Lake Washington Blvd N and there is curb, gutter and sidewalk north of the site that will be constructed as part of Hampton Inn & Suites hotel. South of the site, between the site and the Coulon Park/Houser Way intersection, there are not any pedestrian facilities. As part of the proposed project, sidewalks would be constructed along the frontage of the site in order to connect to the existing sidewalk system to the north. The local roadway network is complex with multiple intersections in a small area, one-way segments, horizontal curves and significant intermittent rail impact. The TIA does note the intersection improvements for Lake Washington Blvd N at Gene Coulon Park entrance/Houser Way are likely to include pedestrian facilities that could connect to the Residence Inn hotel frontage improvement. Code compliant street lighting for arterial streets will be required along City of Renton Deportment of C RESIDENCE INN BY MARRIOTT ,unity & Economic Development Hearing Examiner Recommendation 15-000180, ECF, SA-M, 5-A, MOO, VAR Report of July 14, 2015 Page 40 of 42 the project side. Concurrency: Staff recommends a transportation concurrency approval bosed upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation (Exhibit 22). N/A I. Phasing: The applicant is not requesting any additional phasing. 1,. RECOMMENDATION: Staff recommends approval of the Master Site Plan, Site Plan, Parking Modification, Street Modification, Critical Area Variance, and Setback Variance for Residence Inn by Marriott, File No. LUA15-000280, as depicted in Exhibit 4, subject to the following conditions: 1. The applicant shall comply with the four (4) mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated June 12, 2015. a. The applicant shall comply with all design recommendations included within the Geotechnical Report, as prepared by Earth Solutions Northwest LLC (ESNW), updated April 21, 2015 or an updated report submitted at a later date. b. The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan of the south and southeast portions of the site ("hillside") that includes identifying disturbances to the existing native vegetation prior to construction permit approval. c. A prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips) / (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. d. The applicant shall create a public outreach plan in coordination with the City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 2. The applicant shall complete a lot combination prior to building permit issuance. 3. A revised Geotechnical report shall be submitted to the Plan Reviewer prior to engineering permit approval, noting corrected impacts to steeps slopes and any changes in recommendations accordingly. 4. The property owner shall retain a qualified geotechnical consulting firm to perform, on an annual basis, a reconnaissance-level geologic hazard and risk evaluation of the steep slopes on the designated critical areas of this property. The objective of the evaluation is to assess current slope conditions and advise the owner on areas of elevated risk for impacts to property or conditions that present life and safety concerns. The consulting firm shall provide an annual report to the property owner summarizing observations, conclusions and recommendations in regard to the evaluation. Copies of the reports shall be made available to the City of Renton upon request. This requirement shall be recorded as a restrictive covenant running with the land and shall apply to the owner and all heirs and assigns. The draft covenant shall be submitted to, and approved by, the Plan Reviewer prior to construction permit HEX Report 15-000280 City of Renton Department of C RESIDENCE INN BY MARRIOTT Report of July 14, 2015 unity & Economic Development Hearing Examiner Recommendation 15-000180, ECF, SA-M, S-A, MOD, VAR Page 41 of 42 approval. The final covenant shall be submitted to, and approved by, the Plan Reviewer prior to final building occupancy. 5. The applicant shall submit a revised road improvement plan depicting a 24-foot wide driveway approach between the railroad tracks and the southwest property line of parcel no. 334450-0006 along Lake Washington Blvd N. The road improvements shall tie into the recently completed intersection improvements at Lake Washington Blvd N and Coulon Beach Park/Houser Way N. The revised road improvement plan shall be submitted to, and approved by, the Plan Reviewer prior to construction permit approval. 6. The applicant shall be required to submit a detailed landscaping plan depicting similar screening along the north elevation second floor patio area that is consistent with the landscaping proposed along the west elevation second floor patio area to achieve a significant landscaped roof patio screen between the two hotels. The landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 7. The applicant shall be required to submit a sign package which indicates the location of the monument sign. The monument sign shall be compatible with the building's architecture and exterior finishes and contributes to the character of the development. The final sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 8. The applicant shall provide a lighting plan with foot-candles levels that adequately provide for public safety without casting excessive glare on adjacent properties. The final lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The applicant shall be required to add 16 bicycle parking spaces onsite. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. A final bicycle parking analysis and bicycle parking plan demonstrating compliance with the bicycle requirements outlined in RMC 4-4-080F.ll shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 10. The applicant shall be required to submit a sample material of the finished cast-in-place concrete retaining wall representing the reveals, score joints and sandblasted treatment. The cast-in-place concrete, used to create the retaining wall in the front yard setback, shall be screened with landscaping and berming to shield at least fifty percent (50%) of the wall. The wall shall not exceed a height that would necessitate pedestrian safety railing. The retaining wall shall be designed to be used as a pedestrian seating wall from the outdoor patio area. A retaining wall detail with materials and treatments shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 11. The applicant shall retain the location of the guestroom HVAC units, along the sides of the building modulation/columns, in order to reduce visibility from the street. No individual HVAC unit shall be relocated to be under the window mounts that face the public realm. 12. The applicant shall consult with the City of Renton Community Services Department to provide additional landscaping within the public right-of-way and/or wall treatments that would minimize the impact of the cast-in-place concrete retaining wall from Lake Washington Blvd N. The additional landscaping or wall treatments shall be submitted to, and approved by, the Current Planning Project Manag·er prior to building permit approval. HEX Report 15-000280 City of Renton Deportment of r ounity & Economic Development RESIDENCE INN BY MARRIOTT Report of July 14, 2015 EXPIRATION PERIODS: Hearing Examiner Recommendation A15-000280, ECF, SA-M, S-A, MOD, VAR Page 42 of 42 Pursuant to RMC 4-8-100, the City declares that circumstances surrounding land use decisions change rapidly over a period oftime. In order to assure the compatibility of a decision with current needs and concerns, any such decision must be limited in duration, unless the action or improvements authorized by the decision is implemented promptly. Any application or permit approved pursuant to this Chapter with the exception of rezones shall be implemented within two (2) years of such approval unless other time limits are prescribed elsewhere in the Renton Municipal Code. Any application or permit which is not so implemented shall terminate at the conclusion of that period of time and become null and void. For large scale or phased development projects, the Examiner may at the time of approval or recommendation set forth time limits for expiration which exceed those prescribed in this Section for such extended time limits as are justified by the record of the action. Pursuant to RMC 4-9-200 the Hearing Examiner shall determine, and document in writing, an appropriate expiration date for the master plan, granting up to five (5) years. An applicant shall submit a complete site plan application for the development within the specified time frame if a site plan was not combined with the master plan application. The Administrator may grant a one year extension for good cause. Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-9-200. Pursuant to RMC 4-9-250 any variance granted, unless otherwise specified in writing, shall become null and void in the event that the applicant or owner of the subject property for which a variance has been requested has failed to commence construction or otherwise implement effectively the variance granted within a period of two (2) years after such variance has been issued. For proper cause shown, an applicant may petition for an extension of the two (2) year period during the variance application review process, specifying the reasons for the request. The time may be extended but shall not exceed one additional year in any event. HEX Report 15-000280 ® EXHIBITS Project Name: Project Number: Residence Inn by Marriott LUA15-000280, ECF, SA-M, S-A, MOD, VAR Date of Hearing Staff Contact Project Contact(s) Project Location 7/14/15 Clark H. Close Kurt Jensen/ Yezi Han, 1100 Lake Washington Blvd N Jensen I Fey Architects, IAPN's 082305-9056 and 7730 Leary Way NE, 334450-0006) Redmond, WA 98052 The following exhibits were entered into the record: Exhibit 1 ERC Report Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 Exhibit 21: Exhibit 22: Exhibit 23: Exhibit 24: Exhibit 25: Exhibit 26: Exhibit 27: Exhibit 28: Exhibit 29: Neighborhood Map Existing Conditions Map Site Plan Conceptual Landscape Plan (Level 1 and Level 2) Tree Retention Plan Architectural Elevations (A3.0, A3.1 and A3.2) Project Renderings (A5.0 and A5.1) Floor Plans (A2.l through A2.5) Geotechnical Report by Earth Solutions NW LLC (dated November 20, 2014, updated April 27, 2015) Preliminary Technical Information Report by Barghausen Consulting Engineer, Inc. (dated September 25, 2014, revised April 21, 2015) Arborist Report by Tree Solutions Inc. (dated April 8, 2015, amended April 21, 2015) Traffic Impact Analysis by Gibson Traffic Consultants, Inc. (dated March 2015) Slope Over 40% Encroachment Exhibit Construction Mitigation Description Preliminary Grading and Storm Drainage Plan (Level 1) Preliminary Water, Sewer and Utility Plan Public Comment Letter for Hampton Inn & Suites: Christ Sun Study at 4% Angle (dated June 8, 2015) Advisory Notes to Applicant Hearing Examiner Staff Recommendation Transportation Concurrency Memo: Illian Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Modification Request (Off-Street Parking and Street Frontage Improvements) Variance Request (Critical Area Variance and Setback Variance) Preliminary Road Improvement Plan and Profile Hampton Inn & Suites: Letter of Support Building Signage Package Lighting Packet ;Jd CJTYOF ~ -----------Renton o DEPARTMENT OF COMMUr,11TY AND ECONOMIC DEVELOPMENT .,. Cityof, Entire Document Available Upon Request ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: STAFF RECOMMENDATION: June 1, 2015 (original meeting); June 8, 2015 (additional meeung/ ---------- Residence Inn by Marriott Western International, 13647 Montfort Drive, Dallas, TX 75240 ---- Kurt Jensen/ Yezi Han, Jensen I Fey Architects, 7730 Leary Way NE, Redmond, WA 98052 LUAlS-000280, ECF, SA-M, S-A, MOD, VAR Clark H. Close, Associate Planner The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N, and the site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the Ll 7 developable acres of the site, and is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. In addition, the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. 1100 Lake Washington Blvd N 124,691 square feet (2.86 acres) Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). EXHIBIT 1 ERC Report 15-000280 City of Renton Department of Community & Economic Development _ RESIDENCE INN BY MARRIOTT Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) PART ONE: PROJECT DESCRIPTION BACKGROUND Environmental Review Committee Report LUA15-000Z80, ECF, SA-M, 5-A, MOD, VAR Page 2 of 10 The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and one Modification in order to construct a hotel with 146 rooms and an attached parking structure (Exhibit 4). The total square footage of the building would be approximately 124,330 square feet (including parking garage square footage). The height of the pitched roof structure would be approximately 75 feet (Exhibits 7 & 8) to the highest point of the roof. The subject site is located west of lnterstate-405 on the east side of Lake Washington Blvd N just north of Houser Way Nat 1100 Lake Washington Blvd N (Exhibit 2). The majority of the site is currently undeveloped; however, the western portion of the site currently consists of a gravel-surface parking lot, which is approximately 0.47 acres of impervious surface, used as temporary overflow employee parking for Gene Coulon Memorial Beach Park. There is also a Puget Sound Energy power easement for transmission mains comprising most of the southern parcel on the project site (Exhibit 3). The vacant 2.86-acre site is located within the Urban Center North-2 (UC-N2) zoning classification. The site is bordered to the north by a proposed 5-story hotel (105 rooms) followed by a mixed use residential development, to the east by lnterstate-405, to the south NE Park Drive, and Gene Coulon Park is across Lake Washington Blvd N to the west. Access to the site would be provided via one curb cut extended from Lake Washington Blvd N. The applicant is requesting a Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would reduce the number of employee parking stalls from 17 down to one (1). In addition to the one outdoor employee parking stall proposed, 146 parking spaces (88 indoor and 58 outdoor) would be provided onsite for guests, totaling 147 stalls altogether (Exhibit 9). The applicant is requesting a parking modification from RMC 4-4-080F.10.d in order to reduce the number of minimum required parking stalls from 163 to the proposed 147 parking stalls. The existing topography of the site is such that the site contains a variety of flat, moderate and protected slopes, which exceed a 40% grade. The slopes course from 1-405 west towards the right-of-way of Lake Washington Blvd N, which limits the area on the project site that can be developed. The site is located within a High Erosion Hazard area and Moderate to High Landslide Hazard Area. The total slope area over 40% is equivalent to 32,788 square feet, representing 23.3% of the subject site. The site also contains sensitive slopes over a 15% minimum slope along the south and eastern portions of the lot. Steep slopes in the central and eastern portions of the project site make it difficult to construct a parking facility and parking lot. Therefore, the overall project only comprises 1.17 acres of developed area with 1.11 acres of impervious surface area and 0.06 acres of pervious area. The total impervious lot coverage is anticipated to be around 39%. Approximately 17,800 cubic yards of material would be cut onsite and approximately 1,000 cubic yards of fill is proposed to be brought into the site. The applicant is requesting a Critical Area Variance, from RMC 4-3-050, in order to encroach into the protected critical slope by approximately 3,115 square feet or 9.5%. In addition, the applicant is requesting a variance from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. The site also contains moderate and steep slope till forest with the majority of the forested land being vegetated with trees, saplings, and brambles. Following a tree survey, there were approximately 59 trees located within the developable portion of the site, of which the applicant is proposing to retain 13 trees. Construction is anticipated to commence in August of 2015 and be completed by October 2016 with site disruption lasting approximately 14 months. To date, staff has not received any formal public letters regarding the proposed development. Additional analysis and findings would be included in staffs Site Plan Review recommendation to the City's Hearing Examiner for the Site Plan Review. Any non-SEPA concerns will be addressed as part of staffs recommendation to the City's Hearing Examiner and are not included in this report. ERC Report 15-000280 City of Renton Department of Comm, RESIDENCE INN BY MARRIOTT & Economic Development 'ironmentol Review Committee Report WA15-000280, £CF, SA-M, 5-A, MOD, VAR Report of June 1, 2015 (original meeting); June 8; 2015 (additional meeting) Page 3 of 10 G;RT ~O: ENVIRONMENT AL 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. The applicant shall comply with all design recommendations included within the Geotechnical Report, as prepared by Earth Solutions Northwest LLC (ESNW), updated April 21, 2015 or an updated report submitted at a later date. 2. The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan of the south and southeast portions of the site ("hillside") that includes identifying disturbances to the existing native vegetation prior to construction permit approval. 3. A prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips) / (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. 4. The applicant shall create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 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 ERC Report Neighborhood Map Existing Conditions Map Site Plan Conceptual Landscape Plan (Level 1 and Level 2) Tree Retention Plan Architectural Elevations (A3.0, A3.l and A3.2) Project Renderings (A5.0 and AS.l) Floor Plans (A2.1 through A2.5) Geotechnical Report by Earth Solutions NW LLC (dated November 20, 2014, updated April 27, 2015) Preliminary Technical Information Report by Barghausen Consulting Engineer, Inc. (dated September 25, 2014, revised April 21, 2015) Arborist Report by Tree Solutions Inc. (dated April 8, 2015, amended April 21, 2015) Traffic Impact Analysis by Gibson Traffic Consultants, Inc. (dated March 2015) Slope Over 40% Encroachment Exhibit ERC Report 15-000280 City of Renton Department nf Commu, RESIDENCE INN BY MARRIOTT 1 Economic Development ronmental Review Committee Reoort LUA15-000280, ECF, SA-M, S-A, MOD, VAR Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 Construction Mitigation Description Preliminary Grading and Storm Drainage Plan (Level 1) Preliminary Water, Sewer and Utility Plan Public Comment Letter for Hampton Inn & Suites: Christ Sun Study at 4% Angle (dated June 8, 2015) Advisory Notes to Applicant D. Environmental Impacts Page 4 of 10 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. Stoff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The applicant provided a geotechnical report, prepared by Earth Solutions Northwest LLC (ESNW), updated on April 27, 2015 (Exhibit 10). Five borings and six test pits were done in order to observe subsurface conditions. Topsoil was observed in the upper six inches (6") from existing grade. Existing fill was encountered within the existing gravel-surfaced parking lot (west frontage) portion of the site. Underlying the topsoil and fill, native soils consist primarily of medium dense to dense silt, silty·sand, poorly graded sand with silt deposits to a maximum exploration depth of 41 feet below existing grades. Groundwater seepage was observed at all boring locations at depths of approximately 19 to 35 feet below existing grades. Locally shallow perched seepage was also observed at boring locations B-1 and 8-5 (western portion of the site) at depths of approximately nine feet (9') and five and one-half feet (5 %'), respectively. The geotechnical report states that the groundwater table is located at roughly 15.5 feet (15 Y,') below existing grade. The depth of the competent native soil deposits was estimated to be on the order of up to 20 feet (20') below existing site grades (and possibly deeper at some locations). Based on the results of the geotechnical study, the proposed development is feasible from a geotechnical standpoint and the hotel facility building can be supported on conventional and continuous footings bearing on competent undisturbed dense to very dense native soil or aggregate piers. To mitigate post construction settlement of the structure, foundation support will need to be derived in the underlying dense to very dense silt and sand deposits, according to the report. Due to the groundwater levels and the loose nature of the upper soil deposits, the aggregate pier excavations should be anticipated and infiltration should not be utilized as a storm drainage measure. The site is located within a High Erosion Hazard area and a Moderate to High Landslide Hazard Area (throughout the steep slope eastern portions of the site). The site also contains areas of sensitive and protected slopes onsite. The applicant is proposing the excavation of approximately 17,800 cubic yards of on-site material that would be removed from the site. Approximately, 1,000 cubic yards of structural fill would be imported. The Geotechnical Report stated that the liquefaction susceptibility at this site was determined to be generally low. Along the westerly (frontage) side of the property, a moderate susceptibility would exist. Crushed rock and aggregate pier support of foundations would mitigate this risk, according to the report. Protected slopes (a hillside, or portion thereof, with an average slope of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet (15')) on the site represent approximately 32,788 square feet (Exhibit 14). The applicant is proposing to encroach into 3,115 square feet of protected slope necessitating a critical area variance from the geologic hazard requirements of RMC 4-3-050, Critical Areas Regulations. In support of the requested variance, the geotechnical report contains a critical areas and geologic hazardous areas assessment. Based on the preliminary plans, the applicant is anticipating cuts for the proposed development on the order of six to eight feet in order to construct an outdoor parking lot and retaining walls (Exhibit 16). The excavations would be completed using temporary slope excavations. Based £RC Report 15-000280 City of Renton Deportment of Comm RESIDENCE INN BY MARRIOTT & Economic Development Report of June l, 2015 (original meeting); June 8, 2015 (additional meeting) .iironmental Review Committee Report WA15·000280, ECF, SA·M, 5-A, MOD, VAR Page 5 of 10 on the results of the study, overall stability of the moderate to steep slope areas can be characterized as good. The planned outdoor parking lot structures incorporating structural retaining wall elements will effectively improve overall site stability and support at the base of the slope. The stable conditions that exist on-site are a reflection of the high strength characteristics of the underlying geology. The subsurface data collected (the Standard Penetration Blow Count data) and the numerical slope stability analyses of the geotechnical report all supports the slope stability characterization of good. It was noted during the reconnaissance that no evidence of widespread severe erosion activity was found throughout the site. The report concludes that the planned development would not increase the erosion hazard at the site or would not impact the existing slopes or increase the potential for slope instability, provided appropriate Best Management Practices are implemented during the earthwork and development activities. Additionally, the geotechnical report includes specific recommendations for: site preparation and earthwork, excavations, structural fill, erosion control, foundations, aggregate piers, slab-on-grade floors, retaining walls, excavations and slopes, seismic considerations, drainage, infiltration evaluation, utility support and trench backfill. As such, staff recommends a mitigation measure that the applicant shall comply with all recommendations included within the Geotechnical Report, prepared by ESNW, as revised/updated and approved by the Plan Reviewer as part of the Engineering Permit approval. Given the relatively small impact (3,115 square feet) of encroachment into the critical slopes, staff will likely be recommending approval of the proposed Critical Area Variance as part of the Site Plan recommendation to the Hearing Examiner. This recommendation was also based on the assumptions presented within the current geotechnical report regarding slope stability: 1) the proposal would not increase the threat of the geological hazard to adjacent or abutting properties beyond predevelopment conditions; 2) the proposal would not adversely impact other critical areas; and 3) the development could be safely accommodated on the site. Additionally, due to the extensive recommendations and specifications for final design, staff encourages that the applicant contract with a Geotechnical Engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Geotechnical monitoring services should also be retained to provide testing and consultation services during construction as recommended in the geotechnical report (Exhibit 10). As a form of insurance to the owner, geotechnical monitoring services should be provided on an annual basis whenever the applicant proposes to excavate at the toe of a protected slope. Mitigation Measures: The applicant shall comply with all design recommendations included within the Geotechnical Report, as prepared by Earth Solutions Northwest LLC (E:SNW), updated April 21, 2015 or an updated report submitted at a later date. Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations, and RMC 4-4-060, Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this property. Project development impacts during construction may include dust resulting from grading, exhaust from construction vehicles and odors from roofing installation. Dust would be controlled through the use of temporary erosion control measures and sprinkling of the site with water as needed. No further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: No further mitigation recommended. Nexus: N/A ERC Report 15·000280 City of Renton Department of Comm, RESIDENCE INN BY MARRIOTT & Economic Development Report of June l, 2015 (original meeting); June 8, 2015 (additional meeting) 3. Water a. Storm Water ironmentaJ Review Committee Report LUA15-000280, ECF, _SA-M,_S·A, MOD, VAR Page 6 of 10 Impacts: The site is located within the Lake Washington Drainage Basin. Approximately 140 feet of sheet flow is currently draining from the project site in a southwesterly direction toward an unfounded existing catch basin near the BNSF railroad tracks in Lake Washington Blvd N roadway, which then drains in a southerly direction and ultimately southwesterly again, and then northerly into Lake Washington. A preliminary drainage plan and drainage report has been submitted with the site plan application, prepared by Barghausen Consulting Engineer, Inc. dated September 25, 2014 (revised April 21, 2015; Exhibit 11). The report addresses compliance with the 2009 King County Surface Water Manual and the City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and special requirements have been discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Storm water Pollution Prevention Plan (SWPPP) will be required with the final submittal. The applicant is proposing an enclosed water quality feature known as a modular wetland system (MWS) which meets the Enhanced Basic Water Quality Requirements of the KCSWM and has General Use Level Designations (GULD) approval from the Department of Ecology for Enhanced Water Quality (Exhibit 17). Runoff from the new impervious areas will be routed through a detention vault and then in to a modular wetland water quality system before discharging into the City's conveyance system along Lake Washington Blvd N. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. The applicant has indicated that there are no problems associated with this downstream drainage course or upstream basin contributing to this project site. The one catch basin and one manhole that could not be located were a result of grinding of NE Park Drive. This area downstream from the project site was being used as a staging area for that construction. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Vegetation Impacts: The site is currently developed with a gravel-surface parking lot, which is approximately 0.47 acres of impervious surface, used as temporary overflow employee parking. The remainder of the site exists as a combination of grassy and forested areas. Based on the arborist report, there are roughly 59 trees located within the developable or impacted portion of the site (Exhibit 12). The species observed onsite include: bigleaf maple, red alder, madrona, and black cottonwood. Per RMC 4-4-130 the applicant is required to retain at least ten percent (10%) of the significant trees onsite. The applicant is proposing to retain roughly 22% or 13 of the 59 surveyed trees onsite, thereby complying with the tree retention requirements of the code (Exhibit 6). There are additional non-surveyed trees that the applicant is proposing to retain onsite after construction, as they would remain within the undeveloped portion of the site. The applicant will also be required to comply with the landscaping requirements outlined in RMC 4-4-070. A conceptual landscape plan has been provided (Exhibit 5). There are a significant amount of low priority trees (priority three trees), such as alders and cottonwoods located along the south and southeast portions of the site ("hillside"). Staffs is recommending a mitigation measure that would require the applicant to identifying disturbances to the existing native vegetation and provide a replanting plan that would remove the invasive species along the hillside and add additional drought tolerant landscaping (trees, shrubs and groundcover). This mitigation measure should not impact Puget Sound Energy utility easements or reduce slope stability. This mitigation measure would also serve to ERC Report 15-000280 City of Renton Department of Comm RESIDENCE INN BY MARRIOTT & Economic Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) ·ironmental Review Committee Report LUAlS-000280, ECF, SA-M, S-A, MOD, VAR P3gc 7 of 10 enhance the landscaping along the existing on-site soft surface pedestrian trail from NE Park Dr to Lake Washington Blvd N, as well as provide for additional storm water safety to better control the rate of runoff. Mitigation Measures: The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan of the south and southeast portions of the site ("hillside") that includes identifying disturbances to the existing native vegetation prior to construction permit approval. Nexus: SEPA Environmental Review; RMC 4-3-050 Critical Areas Regulations; and RMC 4-4-070 Landscaping 5. Aesthetics Impacts: From the ground floor to the overall height of the pitched roof structure, the building height measures approximately 75 feet (Exhibits 7 & 8) to the highest point of the roof. The overall site slopes to the west and the elevation change across the length of the building is approximately 36 feet. The top elevation of the building is proposed to be roughly 117 feet MSL and the elevation of the 1-405 off-ramp is roughly 122 feet MSL. Therefore, the building sits below the height of 1-405 and is not anticipated to block views from the east. Improvements also include excavating approximately 17,800 cubic yards for construction of one level of below grade parking, cut into the northeastern portion of the property. The applicant is proposing a 22-foot front yard setback from Lake Washington Blvd N in order to reduce bulk and scale along Lake Washington Blvd N. The applicant is also proposing a 5-foot side yard setback from the north property line. Located immediately to the north is a similar use (five-story hotel) that will be developed with a similar side yard setback along portions of the shared property line. The design of the building is intended to blend-in with the other new developments near the site. The materials are proposed to be high quality and would meet the City development standards. The applicant has completed a sun study (Exhibit 19) that provides a visual representation of the impacts of shade and shadow created throughout the year (June, September, and December). The sun study was processed using a 5-foot building setback along with a 4% angle/pivot to the south over a portion of the same building elevation along the north property line. The differences between the two locations of the buildings are highlighted in yellow. The impacts are largely realized to the east of the Hampton Inn & Suites hotel in the fall and winter months. Therefore, a 4% pivot to a portion of the north elevation of Residence Inn by Marriott would have a minimal impact on the shadows cast from the construction of a five-story hotel. The benefits of pivoting the building by 4% would be better realized through increased privacy, increased building separation and better opportunities for landscaping along the north property line. Mitigation Measures: No further mitigation recommended. Nexus:N/A 6. Transportation Impacts: Access to the site is proposed via a single curb cut from Lake Washington Blvd N. The applicant submitted a Traffic Impact Analysis (TIA) prepared by Gibson Traffic Consultant, dated March 2015. City staff reviewed the provided TIA and found it met the intent of the TIA guidelines (Exhibit 13). Temporary Impacts Given the concentration of potential development to occur in the immediate vicinity of the project site (Southport, Residence Inn, Gene Coulon Park, etc.) within the same construction time frame, staff anticipates that the proposed project would contribute to short term impacts to the City's street system. Temporary adverse transportation impacts are primarily associated with site work. The applicant has proposed construction mitigation through the limitation of construction hours stipulated in Renton Municipal Code (Exhibit 15). Also, with the sites close in proximity to lnterstate-405, construction materials would be brought directly to the site via the Sunset ramps to the south and east of the site. ERC Report 15-000280 City of Renton Department of Comm, RESIDENCE INN BY MARRIOTT & Economic Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) iron mental Review Committee Report WAlS-000280, ECF, SA-M, S-A, MOD, VAR Page 8 of 10 However, additional public outreach would assist in improving driver and worker safety, lessen traffic delays, and reduce driver frustration, which is anticipated due to the concentration of proposed development in the immediate vicinity. Therefore, staff recommends a mitigation measure requiring the applicant to create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Level of Service It is anticipated that the proposed development is anticipated to generate approximately 1,193 average daily trips with 77 AM peak-hour trips and 88 PM peak-hour trips. Approximately 55% of the development's trips will travel along 1-405 (35% to and from the south and 20% to and from the north); 25% of the development's trips are anticipated to travel to and from the west {10% to and from local areas and 15% along Logan Ave N); and 15% would travel to and from the east along NE Park Drive. The remaining 5% of the development's trips would travel to and from the north along Lake Washington Blvd N. The provided TIA does not specifically identify the study area boundaries, but provides analysis on the Lake Washington Blvd N at Gene Coulon Park entrance/Houser Way. This intersection is conditioned to be enhanced by the Southport development via channelization and signalization improvements. These improvements are anticipated to be completed before the proposed development is constructed. Level of service analysis has not been performed at other adjacent intersections since the development will not increase the existing volumes by 5%. Analysis has only been performed for the PM peak-hour since this is when the development is anticipated to generate the highest number of trips and surrounding intersections that operate at a lower level of service during the PM peak-hour. The provided analysis notes that the intersection of Lake Washington Blvd N at Gene Coulon Park entrance/Houser Way will operate at LOSE {74.9 sec delay) with the conservatively high Southport Development volumes, regardless of whether the subject project is constructed. It is important to note that the actual impacts of the Southport Development are anticipated to be lower and the intersection is likely to operate with less delay with the actual reduced impacts of the Southport Development. The following pipeline projects were also considered when looking at levels of service: Hawk's Landing -Hotel development; Quendall Terminals -Residential and commercial development; Southport Development -Residential and commercial development, and Renton Hotel Hampton Inn & Suites hotel development. The analysis shows that the Lake Washington Blvd N, at the site access, would operate a LOS C {21.7 sec delay) in 2016 with development conditions. The intersection was analyzed for the 2016 future to determine if inbound left-turn or right-turn channelization warrants were met. The analysis shows that a southbound left-turn land is not required. However, a right-turn pocket or taper could be warranted. The access analysis was performed without a northbound right-turn taper or pocket and the access was shown to operate acceptably. The level of service analysis shows that the Residence Inn by Marriott will not cause the adjacent intersection of N Lake Washington Blvd N at Coulon Park/Houser Way to operate at a deficient level of service and will only increase the delay at the intersection by approximately 6% and account for approximately 3% of the PM peak-hour trips at the intersection. Additionally, the development is not anticipated to generate a significant number of pedestrians. The TIA identifies no specific mitigation requirement for site development other than full frontage improvements and appropriate transportation impact mitigation fees. Included as public comment for the Hampton Inn & Suites hotel was a letter sharing concerns that new development is not paying for its fair share of costs for Lake Washington Blvd N/Gene Coulon Park/Houser Way intersection improvements being completed as part of the Southport development (Exhibit 18). While ERC Report 15-000280 City of Renton Department of Comm RESIDENCE INN BY MARRIOTT & Economic Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) 1ironmental Review Committee Report LUAlS-000280, ECF, SA-M, 5-A, MOD, VAR Page 9 of 10 the proposed development is not expected to impact the Level of Service of the intersection (LOS E with or without development based on 2016 baseline and future development conditions), additional trips would be generated by the proposed development which would impact the intersection by causing an increased delay of 4.5 seconds. Therefore, staff recommends a mitigation measure requiring that a prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips)/ (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. Increased traffic created by the development on the remainder of the transportation system would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $1,512.77 per room (estimated $220,864.42 for 146 room hotel). The fee is expected to increase in 2016 to $1,952.79 and will be determined by the Renton Municipal Code at the time of building permit issuance. Frontage Improvements: All frontage roads are required to meet street standards pursuant to RMC 4-6-060. The applicant is requesting a street modification, from RMC 4-6-060, in order to modify the requirement for right-of-way improvements along the south property line for a distance of approximately 110 linear feet southwest of the north development parcel. The existing right-of-way runs parallel with Houser Way N and BNSF railroad (approximately 95 feet northeast of the railroad tracks) and no direct access is provided from Houser Way N, across the tracks, to the south parcel. In fact, the only allowed point of access to this portion of right-of-way is from Lake Washington Blvd N. Therefore, the applicant is proposing to extend the frontage improvements along Lake Washington Blvd N only, rather than complete the frontage improvements along Houser Way N. A modification request for Lake Washington Blvd N is being made in order to match the City's Transportation Department's plans for the street at this location. The existing Lake Washington Blvd N right-of-way is approximately 60 feet. This street is classified as a collector street which carries a minimum right-of-way width of 83 feet. In order to meet the City's complete street standards, street improvements fronting this site would include 22 feet of pavement from the centerline of the roadway, a 0.5 foot of curb, an 8-foot planter strip, and an 8-foot sidewalk for a total of 38.5 feet. Approximately 8.5 feet of right-of-way dedication, on the east side of Lake Washington Blvd N, would be required to install these improvements. Pavement centerline and right-of-way centerline are not always coincident; the final right-of-way width of dedication will need to be surveyed by a professional land surveyor. The modification request for Lake Washington Blvd N is being made in order to match the City's Transportation Department's plans for the street at this location. As part of the Site Plan recommendation to the Hearing Examiner, staff.will likely be recommending approval of the proposed Lake Washington Blvd street modification. The analysis will be included in the staff report to the Hearing Examiner. Pedestrian Improvements: The TIA provides a narrative of the existing area pedestrian and bicycle facilities. There are bicycle lanes on each side of Lake Washington Blvd N and there is curb, gutter and sidewalk north of the site that will be constructed as part of Hampton Inn & Suites hotel. South of the site, between the site and the Coulon Park/Houser Way intersection, there are not any pedestrian facilities. As part of the proposed project, sidewalks would be constructed along the frontage of the site in order to connect to the existing sidewalk system to the north. The local roadway network is complex with multiple intersections in a small area, one- way segments, horizontal curves and significant intermittent rail impact. The TIA does note the intersection improvements for Lake Washington Blvd N at Gene Coulon Park entrance/Houser Way are likely to include ERC Report 15-000280 City of Renton Department of Comrr RESIDENCE INN BY MARRIOTT ' & Economrc Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) vironmental Review Committee Report LuA15-000280, ECF, SA-M, 5-A, MOO, VAR Page 10 of 10 pedestrian facilities that could connect to the Residence Inn hotel frontage improvement. Code compliant street lighting for arterial streets will be required along the project side. Concurrency: A concurrency recommendation will be provided in the staff report to the Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS- tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: 1. A prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips) / (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. 2. The applicant shall create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Nexus: SEPA Environmental Regulations and RMC 4-6-060 Street Standards E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or are included as Exhibit 20 as "Advisory Notes to Applicant." -I' Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, June 26, 2015. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, 1055 S. Grady Way, Renton WA 98057. ERC Report 15-000280 /;f\;';;:\ /~~ EXHIBITS ;,= ,:,., \ ":>""'' Project Name: Project Number: Residence Inn by Marriott LUA15-000280, ECF, SA-M, 5-A, MOD, VAR Date of ERC Meeting Staff Contact June 1, 2015 {original Clark H. Close meeting); June 8, 2015 Associate Planner {additional meeting) The following exhibits were entered into the record: Exhibit 1 ERC Report Exhibit 2 Neighborhood Map Existing Conditions Map Site Plan Project Contact/Applkant Kurt Jensen/ Yezi Han, Jensen! Fey Architects Conceptual Landscape Plan (Level 1 and Level 2) Tree Retention Plan Architectural Elevations (A3.0, A3.1 and A3.2) Project Renderings (A5.0 and AS.1) Floor Plans (A2.l through A2.5) Project Location 1100 Lake Washington B!vd N Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Geotechnical Report by Earth Solutions NW LLC (dated November 20, 2014, updated April 27, 2015) Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 Preliminary Technical Information Report by Barghausen Consulting Engineer, Inc. (dated September 25, 2014, revised April 21, 2015) Arborist Report by Tree Solutions Inc. (dated April 8, 2015, amended April 21, 2015) Traffic Impact Analysis by Gibson Traffic Consultants, Inc. (dated March 2015) Slope Over 40% Encroachment Exhibit Construction Mitigation Description Preliminary Grading and Storm Drainage Plan (Level 1) Preliminary Water, Sewer and Utility Plan Public Comment Letter for Hampton Inn & Suites: Christ Sun Study at 4% Angle (dated June 8, 2015) Advisory Notes to Applicant ,,..# Cityof ('~;,) . .:.,/ N 1-.... m .... ::c >< w a.. <1'. :ii (/) z 0 E 0 z 0 () Cl z ~ 5< w M 1-.... r:o .... :c >< w l~ J L I o "-,; :t l:t u~; Ii~ i;I § i'IAn I ';I; 1 . ' ,,,,,~ fi' ~ ~~j :;;1 / ri CAI..L BEFOFE 'tOIJ DG-' l ~~-~_::55 _____ _J PRELIMINARY LANDSCAPE PLAN -LEVEL 1 AND LEGEND __,~,_,~ /~ \ ) -·-· .. // //< \ A'.// J ,, ( .-~--) l ~~.,~-j.J ~ o;;f-~ v,.....,·/ _,.,, EXHIBIT 5 l..A.lf)8CAPE f'L..ANT MA.raw. L.£-OEK) ,,.... ___ ·r:::~L--i .,=.e,=,=s<., () •· ·-~=·::..-.::.-:;:..,~;:,:::~'.;::,:;,c, ?''· o .. 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I ' I ' I I ., .]_··· J I ffl >< :c 1-1 c:, ~ 00 f PROJECT Rr.ND'.R.INC:S 1 ·--· .. .-:--~ .. -·-·_J '\ ·, ·, $) ·, ilR I~ i~ i~ --r"'=-"..... __ ~ ___ .-:-"~ \.---------·-----., \. . . .J ! '\ -·-": 11 ·, --- \ \ \ .. ---· r----. -- 1 --. - .. ----_J --- ·---·-, \1 / "/~/' '\ \\ ,\\ \\ \·,\·, •. ,) \ •/ \ . \ \\ \ M ' \'\\ \. ' . ' \\ '-. ~--. \. ____ > __ .>_ \ ') H ~I~ :5 :~ ;"I: :~ . I ·, \ . ·, \ \. \ -~ \ '\ \ .. \ . -~ ____ .....,...J ....__.------. .. ----· "-· ' -~-~---I ... __ .. __ ·-' ·-·--. .J PREPARED FOR W.I. REAL TY ACQUISITION CORP. November 20, 2014 Updated April 27, 2015 H1nry T. Wright, E.I.T. t Staff Engineer Raymond A. Coglas, P.E. Principal Entire Document Available Upon Request UPDATED GEOTECHNICAL ENGINEERING STUDY MARRIOTT RESIDENCE INN PROPOSED HOTEL FACILITY RENTON, WASHINGTON ES-3569.01 Earth Solutions NW, LLC 1805. 136'h Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 EXHIBIT 10 Entire Document Available Upon Request PRELIMINARY TECHNICAL INFORMATION REPORT Marriott Residence Inn NEC -Lake Washington Boulevard North and N.E. Park Drive Renton, Washington EXHIBIT 11 Prepared for: Western International 1364 7 fvlontfor·t Drive Dallas. Texas 75240 Revised April 21. 2015 Revised March 31, 2015 Revised December 4, 2014 September 25. 201,l Our J ')L; f,fo 1 Consulting Arborists Arborist Report Entire Document Available Upon Request Project No. TS -4750 TO: Western International c/o Jennifer Bushnell, Jensen Fey Architecture SITE: Plots east of Gene Coulon Park, Renton RE: Marriot Residence Inn Project ORIGINAL DATE: April 8, 2015 AMENDED DATE: April 21, 2015 PREPARED BY: Chris Madison, ISA Certified Arborist #PN-7671A ISA Qualified Tree Risk Assessor REVIEWED BY: Scott D. Baker, Registered Consulting Arborist 414 Board Certified Master Arborist PN0670B, ISA Qualified Tree Risk Assessor Summary I inventoried a total of forty-eight (48) trees on site. Thirty-five (35) of these trees are slated for removal during clearing and grading due to the fact that they lie within the footprint of the proposed building and parking areas. I observed eight significant trees on the west facing slope near tree 668 that were not located on the original 'Tree Retention Plan'. These trees can be located in the Attachment: Tree Retention Plan with Mark ups. I believe these trees may be impacted by the construction activities, and I am assuming these trees are to be removed. Three additional significant trees were noted on the north slope near tree 653. These trees were noted by a Landscape architect who was sent out by Ali Sadr. I am assuming these trees are to be removed. These trees can be located in the Attachment: Tree Retention Plan with Mark ups. Using the above tallies, a total of twenty three percent (22%) will be retained-twelve percent above the retention requirements for this site. Tree protection fencing should be installed using around the protected tract of trees to the south. The tree protection fencing should be placed outside of the drip lines of the protected trees. Tree protection fencing should be installed around the western drip lines of the neighboring trees A and B. Assignment & Scope of Report This report outlines the site inspection by Chris Madison of Tree Solutions Inc, on April 2, 2015. Included are observations and data collected at the project site located east of Gene Coulon Park. Jennifer Bushnell of Jensen Fey Architecture requested these services to acquire information for project planning. EXHIBIT 12 GTt: Gibson Traffic Consultants, Inc. 2802 Wetmore Avenue Suite 220 Everett, WA 98201 425.339.8266 Entire Document Available Upon Request Renton Residence Inn Traffic Impact Analysis Jurisdiction: City of Renton March 2015 EXHIBIT 13 GTC#l2-163 (/) r 0 cl m 0 < m ::0 .j::, 0 ,12 D m ml >< z :t (') 1-1 :::0 m 0 1-1 )> -I 0 .... I .;a. s:: m z -ti I 111' xi :El OJI -l ~! : ;) t I~ i~l:>; w___' ! \,,.,!,,/ • I.~,.,.,:""''~ I .._, n For-l Till! SLOPE OVER 40% PUGET WESTERN IN(:; ENCROACHMENT EXHIBIT 1 19515 NOITTH CREEK PARKWAYJ PHI OF THE St.114, Of THE SW114 Of SfC. f!i ANO I surrr 310 I or T~~;E;~4,~ ~FR:~i:,,M::~. <;_ ~Ee. a. ' , B0THEL. WA 9$011 CITV OF REPITON 1(11,11:3' COUNTY ST~ll Of W~ H April 20, 2015 Western International Ms. Cary Fisher 1364 7 Montfort Dr. Dallas, TX 75240 L RE: Marriott Residence Inn, Renton WA Proposed Construction Mitigation Dear Ms. Fisher, V 0 R s 0 Our proposed construction is based on an estimated start date of August 3rd 2015 and end October 3rd 2016. We are planning on the site being disrupted for approximately 14 months to allow for the construction. During the construction time period we will utilize the following mitigation measures to minimize the impact of the construction on the City and surrounding neighbors: Hours of Operation: We will restrict construction activity to the hours of 7:00 am to 8:00 pm, Monday thru Friday and 9:00 am to 8:00 pm Saturday. We will not work Sundays. Erosion/ Weather Contra/: We anticipate that a Temporary Erosion Control Plan will developed as part of the Contract Documents. We would anticipate that the planned measures would include the following: Silt fence along the downhill portions of the site. Standard Quarry Spall Construction Entrance. Collection Trenches along the downhill portions leading to a temporary sump. Storm water treatment/ dispersal will be via a pump system from the sump up onto the vegetated portions of the site (which are to remain undisturbed during construction). This is a system we have previously employed very successfully. Storm Drain inlet protection and street sweeping as necessary to control track-out. Dust Control: Based on an August start we do nat anticipate needing dust control. However, if needed, during site clearing and grading activities we will have water available on-site to control dust via either tanker truck or hydrant use permit. Transportation Route: We are planning on most of our access to the site being via the Sunset ramp on and off the 405 freeway (see attached Proposed Transportation Route plan). 0 C '> n ~ r u c t i o n G r o u a L EXHIBIT 15 ....J w·· aj _J EXHIBIT 18 proµer,y ~; I ' HOTH -JUNE 21st, 1 O_OOam .. HOTEL SEPTEMBER 21st, 1 O,OOom HOTEL -DECEMBER 21st, 1 O,OOom JENSEN FEY ARCHITECTS mo ltilY 'tlAY Nl HUMllND WA 98:1.12 "*"' jt~~8nl~y.rn"' m.11toM, m.1,t.OJ11Jf ~HA00f/CA1,l0t.!li J.O;AntHPRJf[iH 6YM0Hl o:nurnnmwlrn hANGllJHGHl lO{IITIOtt&.DRIGlflA.: HOTEL + 4% ANGLE -JUNE 21 sl, 1 O,OOam SEPTEMBER 21st, I 0,000111 HOTEL+ 4% ANGLE-DECEMBER 21st, 10,00am HOTEL -JUNE 2111, 2,00pm HOTEL HOTEL -DECEMBER 21st, 2,00pm EXHIBIT 19 HOTEL+ 4% ANGLE -JUNE 21st, 2,00pm HOTEL+ 4% ANGLE -SEPTEMBER 21 sl, 2,00pm HOTEL+ 4% ANGLE -DECEMBER 21st, 2,00pm PLAN REVIEW COMMENTS LUAlS-000280 Application Date: April 27, 2015 Name: Residence Inn by Marriott Plan -Planning Review City of Site Address: 1100 Block of Lake Washington Blvd. N., Renton, WA 98056 Engineering Review Comments Vicki Grover I 425-430-7291 I vgrover@rentonwa.gov I have reviewed the application for Environmental Review for the Marriott Residence Inn located at 1100 -Lake Washington Blvd and I have the following comments: EXISTING CONDITIONS WATER There is an existing 12-inch water main located within Lake Washington Blvd. (refer to City project plans no. W-0327 & W-2131). The static water pressure is about 120 psi at ground elevation of 40 feet. SEWER Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Lake Washington Blvd. STORM There is existing conveyance systems to the south of the site, along Houser Way North & NE Park Drive. CODE REQUIREMENTS WATER 1. Two new fire hydrants and one relocated existing fire hydrant are shown on the plans as required by Renton Fire Prevention. 2. Installation of fire sprinkler stub with an 8-inch detector double check valve assembly (DDCVA) for backflow prevention will be required. The DDCVA shall be installed inside the building. 3. Domestic water meter with a reduced backflow prevention assembly (RPBA) is shown on the plans. The RPBA shall be installed behind the meter and inside a heated enclosure ("hot-box") per City standard plan no. 350.2. This box is to be installed on private property and not within the right-of-way. Meter size 3-inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. The applicant/design engineer shall provide adequate room in the parking lot or in the landscape areas for the installation of the water meter(s) vault and fire sprinkler vault. 4. A 1-inch landscape irrigation meter and double check valve assembly (DCVA) was included on the plan sheet. 5. System development fees for water will be owed based on the size of the new domestic water meter, fire line and landscape irrigation meter that will serve the new building. Meter installation fees will be based on the size of each new meter. SANITARY SEWER 1. 6-inch side sewer connections are shown for the underground parking structure and the hotel are shown on the plans. 2. System development fees for sewer will be owed based on the size of the new domestic water meter(s) that will serve the new building. Meter installation fees will be based on the size of each new meter. 3. Grease interceptor shall be sized in accordance with the UPC and shall be reviewed and approved by the City's waste water department. SURFACE WATER 1 1. A surface water system development fee of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit. 2. A drainage report dated April 21, 2015 has been submitted by Barghausen Consulting Engineers with the site plan application. The proposed development is subject to Full Drainage Review in accordance with the 2009 King County 1 Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The existing 2.89 acre site I ! consists of 1.17 acres of developed area with 1.11 acres of impervious surface area and 0.06 acres_of pervious area. The _J Ran: May 28, 2015 EXHIBIT 20 Page 1 of 5 PLAN REVIEW COMMENTS LUAlS-000280 City of I Engineering Review Comments, continued Vicki Grover I 425-430-7291 I vgrover@rentonwa.gov I engineer performed a Level 1 Analysis. All core and special requirements have been discussed in the report Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. The site is located within the Lake Washington Drainage i Basin. Runoff from the new impervious areas will be routed through a detention vault and then in to a modular wetland water quality system before discharging into the City's conveyance system along Lake Washington Blvd. 3. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 4. Traffic impact fees will be determined at time of building permit(s). 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. TRASPORTATION/STREET 1. Existing right-of-way width in Lake Washington Blvd is 60 feet. This street is classified as a collector street. Minimum right-of-way width is 83 feet. To meet the City's complete street standards, street improvements fronting this site would include 22 feet of pavement from the centerline of the roadway, a 0.5 foot of curb, an 8-foot planter strip, an 8 foot sidewalk for a total of 38.5 feet. Approximately 8.5 feet of right of way dedication would be required to install these improvements. Pavement centerline and right-of-way centerline are not always coincident; the final right-of-way width of dedication will need to be surveyed. 2. Street lighting meeting City's lighting levels for arterial streets is required along the project side. 3. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM (3:00 -6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this would apply to commercial sites that generate 20 vehicles per hour. 4. Traffic impact fees for this use will be based on the number of rooms. Current fee is $1,038.59 per room. ! GENERAL COMMENTS I 1. Separate permits and fees for storm connections, side sewer and water meter installations will be required. Planning Review Comments Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is by permission only. No work is permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. Ran: May 28, 2015 Page 2 of 5 PLAN REVIEW COMMENTS LUAlS-000280 Cityo[ Fire Review -Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: l. Fire mitigation impact fees are currently applicable at the rate of $0.61 per square foot. No charge for covered parking area. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the building. It appears adequate fire flow is available in the area. Hydrants are required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code, some of the existing hydrants do and some do not. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Dead end access roadways exceeding 150 feet will require an approved turnaround. Vertical clearance is minimum 13 feet 6 inches. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. 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 a 40 inch by 84 inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplif1cat1on equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems Police Review Comments Holly Trader I 425-430-7519 I htrader@rentonwa.gov Recommendations: 184 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction or storage trailers should be completely fenced in with portable chain link fencing. The 1 fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy duty deadbolts with a minimum 11/2" throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. Glass windows in construction trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs allow officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED COMPLEX All exterior doors (to include the structured garage) should be made of solid metal or metal over wood, with heavy duty Ran: May 28, 2015 Page3of5 PLAN REVIEW COMMENTS LUAlS-000280 Cilv of Police Review Comments, continued Holly Trader J 425-430-7519 I htrader@rentonwa.gov deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. All strikeplates should have 2 1/2 to 3" wood screws. If glass doors are used, they should be fitted with the hardware described above and additionally be I fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the ' likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing or gates, as these areas could be vulnerable to crime due to the lack of natural surveillance by hotel guests or staff. It is recommended that all commercial areas be monitored with recorded security. It's common for hotels to experience theft, burglary and/or vandalism especially during the hours of darkness. This particular part of Renton (following commuter hours) is very quiet, which tends to attract property thieves. An auxiliary security service should be used to patrol the property during random times, preferably between the hours of 10:00 p.m. and 6:00 a.m. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee or guest entrances should have coded access to prevent trespassing. Exterior doors should be checked routinely to insure they are not being propped I open (this includes the structured garage). This is a common occurrence, especially when hotel guests or employees go · outside to smoke, take out the garbage, etc. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both guests and employees. The structured garage will be a very tempting target for auto thieves. Theft from motor vehicle and auto theft are prevalent, and with this garage housing vehicles utilized by travelers, there are likely to be items of value left inside (luggage, clothing, electronic equipment, GPS units, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside this garage, an overabundance of lighting, and a noticeable presence of courtesy patrol-especially between the hours of 10:00 p.m. and 6:00 a.m. I strongly recommend this garage be limited access and that a fob or security card system be utilized. During the summer months, there will be a very large influx of vehicles brought into the area, with very little parking to accommodate. Beach goers will be searching for alternative places to park their cars and with the garage being private property. Police will not be monitoring, towing or citing vehicles inside this structure. You may also want to provide temporary tags for your hotel guests to hang by their rearview mirrors, designating their vehicle as an authorized hotel guest's car. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much landscaping will make guest and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary, theft, malicious mischief, etc. If this hotel will not be on a 24 hours a day/ 7 days a week schedule, there will need to be a keypad Knox box provided for Police and Fire so emergency personnel have access keys, fobs, or security cards to all areas of the hotel and garage structure. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. ~ ,::ech.n_i~I Services Comments -·-· -.. Bob Mac Onie I 425-430-736.9. J bmaconie@rento.r:r~a.go~ Recommendations: Site Plan: Bob Mac Onie 05/04/2015 The various pages of the site plan that show the site boundary geometry does not include bearing to center information of non-tangent curves along the boundary. The basis of bearing is purported to be two City of Renton Survey Control Network monuments but the relative position of the site to these monuments is not shown in the site plan documentation. This would be useful for validating the geometry shown. Ran: May 28, 2015 Page 4 of 5 PLAN REVIEW COMMENTS LUAlS-000280 City of Community Services Comments Leslie Betlach I 425-430-6619 j lbetlach@rentonwa.gov Recommendations: A. ENVIRONMENTAL IMPACT COMMENTS (from Community Services) B. POLICY RELATED COMMENTS 1. The minimum Bike Lane width is 5' (not 4') when there is a curbed roadway. Please revise. 2. Request clarification that sufficient employee parking will be available due to the request for "Modification for R.O.W. Improvements." 3. No parking within Coulon Park. C. CODE RELATED COMMENTS No comment provided. Ran: May 28, 2015 Page 5 of 5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---~Renton 0 DATE: TO: FROM: SUBJECT: M E M O R A N D U M July 7, 2015 Clark H. Close, Associate Planner ~an Illian, Development Engineering Traffic Concurrency Test -Residence Inn by Marriott; File No. LUA15·000280, ECF, SA-M, S-A, MOD, VAR The Residence Inn by Marriott (herein referred to as Residence Inn) seeks to construct a 146 guest room hotel and structured parking area. The project is located on two (2) parcels (2.86 acres) and is generally located west of Interstate 405 on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The total square footage of the building would be approximately 124,330 square feet (including parking garage square footage) and the total conditioned space would be 98,970 square feet. The 5-story hotel building would be 75 feet in height. The Traffic Analysis prepared by Gibson Traffic Consultants, Inc. (dated March 2015) included information that the net new peak hour trips generated by the project would be 77 in the weekday AM peak-hour and 88 net new trips in the PM peak-hour with a total of 1,193 net new average daily trips. The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes EXHIBIT 22 Transportation Concurrency Test -Residence Inn by Marriott Page2of3 July 7, 2015 Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investments in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2014. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 93,185 trips, which provides sufficient capacity to accommodate the 124 additional trips from this project. A resulting 91,992 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit. Note that the 2015 transportation impact rate for each new hotel room is $1,512.77 (estimated $220,864.42 for 146 room hotel). In addition, the project will be subject to its fair share of Lake Washington Blvd signal/intersection improvement costs that would be prorated based upon its future traffic impact for development trips versus a certain future trips at the intersection. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, o written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to Transportation Concurrency Test -Residence Inn by Marriott Page 3 of 3 July 7, 2015 the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority ta approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUAlS-000280, ECF, SA-M, S-A, MOO, VAR Western International, 13647 Montfort Drive, Dallas, TX 75240 Residence Inn by Marriott PROJECT DESCRIPTION: The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The proJect site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N, and the site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres of the site, and is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. In addition, the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. PROJECT LOCATION: LEAD AGENCY: 1100 Lake Washington Blvd N 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 June 26, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. EXHIBIT 23 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: ~1-/l, ''~~,/-~~~~~- Terry H gas yama Administrator Community SeNices Department JUNE 12, 2015 JUNE 8, 2015 Date Date ·,/l.. /' -···")~- ~rs~. ~:~:istrator Fire & Emergency SeNices c-<2_\l J LE. "Chip" Vin&nt, Administrator Department of Community & Economic Development Date Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: PROJECT DESCRIPTION: LUAlS-000280, ECF, SA-M, 5-A, MOD, VAR Western International, 13647 Montfort Drive, Dallas, TX 75240 Residence Inn by Marriott The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and one Modification in order to construct a 146 guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N. The site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres of the site. The applicant is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. In addition, the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 1100 Lake Washington Blvd N The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with all design recommendations included within the Geotechnical Report, as prepared by Earth Solutions Northwest LLC (ESNW), updated April 21, 2015 or an updated report submitted at a later date. 2. The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan of the south and southeast portions of the site ("hillside") that includes identifying disturbances to the existing native vegetation prior to construction permit approval. 3. A prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips) / (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. 4. The applicant shall create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 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 ore not subject ta the appeal process for the land use actions. Plan -Planning Review Engineering Review Comments Vicki Grover I 425-430-7291 I vgrover@rentonwa.gov I have reviewed the application for Environmental Review for the Marriott Residence Inn located at 1100 -Lake Washington Blvd and I have the following comments: EXISTING CONDITIONS WATER There is an existing 12-inch water main located within Lake Washington Blvd. (refer to City project plans no. W-0327 & W-2131). The static water pressure is about 120 psi at ground elevation of 40 feet. SEWER Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Lake Washington Blvd. STORM There is existing conveyance systems to the south of the site, along Houser Way North & NE Park Drive. CODE REQUIREMENTS WATER 1. Two new fire hydrants and one relocated existing fire hydrant are shown on the plans as required by Renton Fire Prevention. 2. Installation of fire sprinkler stub with an 8-inch detector double check valve assembly {DDCVA) for backflow prevention will be required. The DDCVA shall be installed inside the building. ERC Mitlgation Measures and Advisory Notes Page 2 of 7 3. Domestic water meter with a reduced backflow prevention assembly (RPBA) is shown on the plans. The RPBA shall be installed behind the meter and inside a heated enclosure ("hot-box") per City standard plan no. 350.2. This box is to be installed on private property and not within the right-of-way. Meter size 3-inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. The applicant/design engineer shall provide adequate room in the parking lot or in the landscape areas for the installation of the water meter{s) vault and fire sprinkler vault. 4. A 1-inch landscape irrigation meter and double check valve assembly (DCVA) was included on the plan sheet. 5. System development fees for water will be owed based on the size of the new domestic water meter, fire line and landscape irrigation meter that will serve the new building. Meter installation fees will be based on the size of each new meter. SANITARY SEWER 1. 6-inch side sewer connections are shown for the underground parking structure and the hotel are shown on the plans. 2. System development fees for sewer will be owed based on the size of the new domestic water meter(s) that will serve the new building. Meter installation fees will be based on the size of each new meter. 3. Grease interceptor shall be sized in accordance with the UPC and shall be reviewed and approved by the City's waste water department. SURFACE WATER 1. A surface water system development fee of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit. 2. A drainage report dated April 21, 2015 has been submitted by Barghausen Consulting Engineers with the site plan application. The proposed development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The existing 2.89 acre site consists of 1.17 acres of developed area with 1.11 acres of impervious surface area and 0.06 acres of pervious area. All core and special requirements have been discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. The site is located within the Lake Washington Drainage Basin. Runoff from the new impervious areas will be routed through a detention vault and then in to a modular wetland water quality system before discharging into the City's conveyance system along Lake Washington Blvd. 3. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 4. Traffic impact fees will be determined at time of building permit{s). 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. ERC Mitigation Measures and Advisory Notes Page 3 of 7 TRANSPORTATION/STREET 1. Existing right-of-way width in Lake Washington Blvd is 60 feet. This street is classified as a collector street. Minimum right-of-way width is 83 feet. To meet the City's complete street standards, street improvements fronting this site would include 22 feet of pavement from the centerline of the roadway, a 0.5 foot of curb, an 8-foot planter strip, an 8 foot sidewalk for a total of 38.5 feet. Approximately 8.5 feet of right of way dedication would be required to install these improvements. Pavement centerline and right-of-way centerline are not always coincident; the final right-of-way width of dedication will need to be surveyed. 2. Street lighting meeting City's lighting levels for arterial streets is required along the project side. 3. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM {3:00 -6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this would apply to commercial sites that generate 20 vehicles per hour. 4. Traffic impact fees for this use will be based on the number of rooms. Current fee is $1,038.59 per room. GENERAL COMMENTS 1. Separate permits and fees for storm connections, side sewer and water meter installations will be required. Planning Review Comments Recommendations: Clark Close I 425-430-7289 I cclose@rentonwa.gov 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock {7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is by permission only. No work is permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. ERC Mitigation Measures and Advisory Notes Page 4of 7 Fire Review -Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire mitigation impact fees are currently applicable at the rate of $0.61 per square foot. No charge for covered parking area. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the building. It appears adequate fire flow is available in the area. Hydrants are required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code, some of the existing hydrants do and some do not. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Dead end access roadways exceeding 150 feet will require an approved turnaround. Vertical clearance is minimum 13 feet 6 inches. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. 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 a 40 inch by 84 inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems Police Review Comments Holly Trader I 425-430-7519 I htrader@rentonwa.gov Recommendations: 184 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction or storage trailers should be completely fenced in with portable chain link fencing. The fence will provide both a ERC Mitigation Measures and Advisory Notes Page S of 7 physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy duty deadbolts with a minimum 11/2" throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. Glass windows in construction trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs allow officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED COMPLEX All exterior doors (to include the structured garage) 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. All strikeplates should have 2 1/2 to 3" wood screws. 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 ofthe glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing or gates, as these areas could be vulnerable to crime due to the lack of natural surveillance by hotel guests or staff. It is recommended that all commercial areas be monitored with recorded security. It's common for hotels to experience theft, burglary and/or vandalism especially during the hours of darkness. This particular part of Renton (following commuter hours) is very quiet, which tends to attract property thieves. An auxiliary security service should be used to patrol the property during random times, preferably between the hours of 10:00 p.m. and 6:00 a.m. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee or guest entrances should have coded access to prevent trespassing. Exterior doors should be checked routinely to insure they are not being propped open (this includes the structured garage). This is a common occurrence, especially when hotel guests or employees go outside to smoke, take out the garbage, etc. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both guests and employees. The structured garage will be a very tempting target for auto thieves. Theft from motor vehicle and auto theft are prevalent, and with this garage housing vehicles utilized by travelers, there are likely to be items of value left inside (luggage, clothing, electronic equipment, GPS units, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside this garage, an overabundance of lighting, and a noticeable presence of courtesy patrol -especially between the hours of 10:00 p.m. and 6:00 a.m. I strongly recommend this garage be limited access and that a fob or security card system be utilized. ERC Mitigation Measures and Advisory Notes Page 6 of 7 During the summer months, there will be a very large influx of vehicles brought into the area, with very little parking to accommodate. Beach goers will be searching for alternative places to park their cars and with the garage being private property. Police will not be monitoring, towing or citing vehicles inside this structure. You may also want to provide temporary tags for your hotel guests to hang by their rearview mirrors, designating their vehicle as an authorized hotel guest's car. Landscaping should be installed with the objective of allowing visibility -not too dense and not too high. Too much landscaping will make guest and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary, theft, malicious mischief, etc. If this hotel will not be on a 24 hours a day/ 7 days a week schedule, there will need to be a keypad Knox box provided for Police and Fire so emergency personnel have access keys, fobs, or security cards to all areas of the hotel and garage structure. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Technical Services Comments Bob Mac Onie I 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Site Plan: Bob Mac Onie 05/04/2015 The various pages of the site plan that show the site boundary geometry does not include bearing to center information of non-tangent curves along the boundary. The basis of bearing is purported to be two City of Renton Survey Control Network monuments but the relative position of the site to these monuments is not shown in the site plan documentation. This would be useful for validating the geometry shown. Community Services Comments Leslie Betlach I 425-430-6619 I 1bet1ach@rentonwa.gov Recommendations: A. ENVIRONMENTAL IMPACT COMMENTS (from Community Services) B. POLICY RELATED COMMENTS 1. The minimum Bike Lane width is 5' (not 4') when there is a curbed roadway. Please revise. 2. Request clarification that sufficient employee parking will be available due to the request for "Modification for R.O.W. Improvements." 3. No parking within Coulon Park. C. CODE RELATED COMMENTS No comment provided. ERC Mitigation Measures and Advisory Notes Page 7 of7 lIIII Jensen Fey. April 22, 2015 Project Name: Residence Inn by Marriott 1100 Lake Washington Blvd Renton, WA MODIFICATIONS We are requesting the following two modifications for the proposed Residence Inn by Marriott development; 1. We are proposing a parking ratio that has 1 stall for each guest room ( 146 guest room and 147 parking stalls). We are not including add~ional parking for the employees. Response: We exceed the new parking standard recently adopted by the City of Renton, which allows for a 25% reduction in parking. Also, employee parking for hotels generally are at their peak demand during the day, which is the opposite demand for hotel guests. 2. We are proposing to improve the street frontage, to include a sidewalk and planting strips ( that will be similar to what is on the street frontage within our property line) to extend approximatley 110 LF south of our southwest property line that fronts on Lake Washington Blve. Response: The City has required that this project improve the street frontage mentioned above. EXHIBIT 24 The Justice White House 7730 Leary Way Redmond, WA 98052 425.216.0318 fax: 425.216.0329 lill] .T ensen Fey April 22, 2015 Project: Residence Inn by Marriott 1100 Lake Washington Blvd Renton, WA VARIANCE REQUESTS We are requesting the following two variances for the proposed Residence Inn by Marriott development; 1. We are requesting a variance to develop approximately 9. 5 % ( 3, 115 sf) of the crtical ( over 40%) slopes on _the site. Response; The City of Renton has required that this project be subject to a reduciton in height, by one story less than allowed by zoning, and an 2 2 feet additional setback. These requirements has created the project to be subject to a small amount of development into the critical slopes area ( those slopes over 40% ) . We have gone to great lentgh to minimize the impact of development into the critical slopes and we are which actually more than 5 % less than the hotel development to the north of our project. Our design was able to eliminate areas that would have been designed more into the critical slopes, such as surface parking and fire truck access. 2. We are requesting a variance to set back the building more than 5 feet from the property line. We are proposing to the development the builidng approximately 22 feet back from the street front property line Response; The additional setback was required by the City of Renton. EXHIBIT 25 The Jusflce White House 7730 Leary Way Redmond, WA 98052 425.216.0318 fax: 425.216.0329 E ~ i Ii ~ ~?ii 11: ill ! II ~~ i ~!c; u~ i !Id ' ~@ -IJ.:1 r!1 I . '~ PRELIMINARY ROAD IMPROVEMENT PLAN AND PROFILE ,II ~~.r ::::::g ~I~ ;;f -c----"--; 3 -~ = ~'t"'l, \ o· ..,, _ ,;,.-~%. ':;,.u, ~~ 1· . ~ u" uflr~ 1t;]1 i~=:-~.-:~~-.. L_ ~! s=:::::::-~i-=.. lq-J-~'_/~~~D.-. ~2!'.<0J<51m. "'"""'""""'"·........ :::-~· ~- LAKE WASI-WIKITON BLVD. -TYPICAL STREET SECTION -·-.. ··-·· -.... ---~· I -~ -~ ~ - LAKE WASHINGTON BLVD. ROAD IMPROVEMENT PAOFI..E VIEW CITY~ RENTON i ,~, , .. ,,, , .. ,., ~ I --~~H ...... ~ --~~=--; CAU...BEFat;;YOUCIO, .,.__ ==~-,.. \ ,, / Q ·----··-. ., . ~-9 1~ I ---==:.::.. '·~ ....... -£ EXHIBIT 26 M. K.:iss~1m Legacy Henton, LLC 6SOl Eagle ,lock Avenue NE, Suite BS Albuquc,rque, NM 87113 Letter of Support: Marriott Residence Inn by Western International City of Renton r'lease Jccept this letter as our formal support of Western lntemationai's intent to pursue the development of a Marriot Residence Ion adjacent to our property and prospective Hampton Inn & Suites at 1300 Lake Washington Boulevard. I eagerly await the economic enhancement and forward momentum that thPse projects will undoubtedly bring the City of Renton and I am happy to support my collecagues in this endeavor. Respectfully, Faizel M. Kassam Managing Member EXHIBIT 27 ~ • ~ co N I- Ov dJ 1-4 ca ; 1-4 u :c ~ >< W: w 2 = 0 ij .... > QJ C> IU ... = IU -ci "O ... ~ = Ill ... 2 0 i--4 «s ~ '" •fllllll "' ... 2 ~ D. i ~ I .. I a: IU IU aJ E :,: "' ... ... ... '" ~ 'f .. i~ IU 3il "'~ I .,Y,!iL ! ii!~ '" I I ,BL I I ."Mil ! 0 ·v·o.L·.L m >< :::c """ ca """ -I IIJ ID ~;.:; -?;:. ~; ~~ =~ SITE PLAN REVIEW SUBMITTAL -4.22.2015 W RESIDENCE INN ---~ ll{l~IAKfWASHINCTD' RE~ TON WA~Hl!i{a TON ' ' I LICHll".ILPLA!\ I ___ .J.,._~--- . ~\ Of'IIENTON OEl'ARTM~NTOF N PLEASEcoNTACTT~MJJ\r(i12s)4J0·7lo~noN ,o, '"""'M~S~'il~ lcONJ'~/i WJlfil'ur PROPER AUTH~'"'""''"'TION. j DO NOT REMOVE THIS N WHEN CAI.UNG FOR PROP£R fl I Pt.EASE INfiUDE lliE l'fl.OlECT NUMtfR I,~ h,~,, certify lhat---2.__ cop;., of the''°" docomeot were posted in 2_ conspicuous places or nearby the described property on Date:~ STATE OF WASHINGTON ) ) ss COUNTY OF KING J Signed:_a,,,..{ 6< ~----=----- = Agencies See Attached Kurt Jensen, Jensen Fey Architecture Applicant Western International Owner Parties of Record See Attached (Signature of Sender): STATE OF WASHINGTON ) ) 55 COUNTY OF KING ) Notary (Print): ____ Li •_-_._: __ __;......_"""'--'-------'-",....,,.......,!'P-'C.,..,;:_-- My appointment expires: Residence Inn by Marriott LUAlS-000280, ECF, SA-M, 5-A, MOD, V-A template -affidavit of service by mailing Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers **"' Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Timothy C. Croll, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box34018 Seattle, WA 98124-4018 AGENCY {DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology** Muckleshoot Indian Tribe Fisheries Dept. •• Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box 47703 39015-172nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program•• 4717 W Marginal Way SW Attn: Laura Murphy Seattle, WA 98106-1514 39015172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Muckleshoot Cultural Resources Program** Environmental Planning Supervisor Attn: Erin Slaten Ms. Shirley Marroquin 39015 172"' Avenue SE 201 s. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98104-3855 WDFW -Larry Fisher* Office of Archaeology & Historic Preservation* 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Tim McHarg Attn: Acting Community Dev. Director Director of Community Development 220 Fourth Avenue South 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Puget Sound Energy City of Tukwila Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official 355 110'" Ave NE 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 6905 South 228'" St Kent, WA 98032 *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 Envlronmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology ls emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environme·ntal Checklist, Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us L erin.slaten@muckleshoot.nsn.us ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing BALAKRISHNA THANEDAR 1707 NE 14TH ST Renton. WA 98056 Kurt Jensen Jensen Fey Architecture 7730 Leary Way Redmond, WA 98052 Carv Fisher Western International 13647 Montfort Dr Dallas. TX 75240 LAUREN GARKEL CLARK DESIGN GROUP PLLC 169 Western Ave W Seattle, WA 98119 Faizel Kassam 6501 Eagle Rock NE, Ste. B-5 Albuaueraue. NM 87113 -~~~·~------------Denis Law • f --M=ayo~r ___ ,,,,,.,, .. -1JWI~\_@J]J June 11, 2015 Kurt Jensen Jensen I Fey Architects 7730 Leary Way NE Redmond, WA 98052 Community & Economic Development Department C.E. "Ch ip"Vincent, Administrator SUBJECT: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Residence Inn by Marriott, LUAlS-000280, ECF, SA-M, S-A, MOD, VAR Dear Mr. Jensen: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. A copy of the ERC Report, listing the Mitigation Measures is immediately available: • Electronically online at the City of Renton website (www.rentonwa.gov/business), under Current Land Use Applications. or, • Can be viewed at the Planning Department on the 6th floor, Renton City Hall, 1055 South Grady Way, between 8:30 am and 4:00 pm. Ask for the project file by the project number LUAlS-000280; or, • Can be purchased at a copying charge of $0.15 per page. The estimated cost for the Environmental Threshold Determination is $5.85, plus a handling and postage cost of $2.00 (this cost is subject to change if documents are added). Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 26, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Also, a public hearing has been schedule.ct by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on July 14 at 11:00 am to consider the Master Site Plan. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff recommendation will be made available to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you are a party of record Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov Kurt Jensen Jensen I Fey Architects 7730 Leary Way NE Redmond, WA 98052 Page 2 of 2 June 11, 2015 interested in attending the hearing, please contact the CED-Planning Division at (425) 430-6578, to ensure that the hearing has not been rescheduled. If you have any further questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Associate Planner Enclosure cc: Western International/ Owner(s) Faizel Kassam, Balakrishna Thanedar, Lauren Garkel / Party(les) of Record LUAlS-000280 / File ERC Detennination Ur DNSM.Residence Inn by Marriott_ 15-000280 Denis Law • f ---=Mayo~r ___ ,,,,,,,.,~-12Il1ul.! June 11, 2015 Community & Economic Development Department C.E."Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on June 8, 2015: SEPA DETERMINATION: PROJECT NAME: Determination of Non-Significance Mitigated (DNSM) Residence Inn by Marriott PROJECT NUMBER: LUAlS-000280, ECF, SA-M, S-A, MOD, VAR Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 26, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Assistant Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin 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 ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA15-000280, ECF, SA-M, S-A, MOD, VAR Western International, 13647 Montfort Drive, Dallas, TX 75240 Residence Inn by Marriott PROJECT DESCRIPTION: The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N, and the site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres of the site, and is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. In addition, the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. PROJECT LOCATION: LEAD AGENCY: 1100 Lake Washington Blvd N 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 June 26, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: JUNE 12, 2015 JUNE 8, 2015 Date Date , Administrator Fire & Emergency Services e:~\ I -d C.E. "Chip" \iinYent, Administrator Department of Community & Economic Development #=- Date Date DEPARTMENT OF C..-,.IMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA15-000280, ECF, SA-M, S-A, MOD, VAR Western International, 13647 Montfort Drive, Dallas, TX 75240 Residence Inn by Marriott PROJECT DESCRIPTION: The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and one Modification in order to construct a 146 guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 124,691 square feet {2.86 acres) and is located within the Urban Center North -2 {UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N. The site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres of the site. The applicant is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. In addition, the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 1100 Lake Washington Blvd N The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with all design recommendations included within the Geotechnical Report, as prepared by Earth Solutions Northwest LLC (ESNW), updated April 21, 2015 or an updated report submitted at a later date. 2. The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan of the south and southeast portions of the site ("hillside") that includes identifying disturbances to the existing native vegetation prior to construction permit approval. 3. A prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips) / (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. 4. The applicant shall create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Plan -Planning Review Engineering Review Comments Vicki Grover I 425-430-7291 I vgrover@rentonwa.gov I have reviewed the application for Environmental Review for the Marriott Residence Inn located at 1100-Lake Washington Blvd and I have the following comments: EXISTING CONDITIONS WATER There is an existing 12-inch water main located within Lake Washington Blvd. (refer to City project plans no. W-0327 & W-2131). The static water pressure is about 120 psi at ground elevation of 40 feet. SEWER Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Lake Washington Blvd. STORM There is existing conveyance systems to the south of the site, along Houser Way North & NE Park Drive. CODE REQUIREMENTS WATER 1. Two new fire hydrants and one relocated existing fire hydrant are shown on the plans as required by Renton Fire Prevention. 2. Installation of fire sprinkler stub with an 8-inch detector double check valve assembly (DDCVA) for backflow prevention will be required. The DDCVA shall be installed inside the building. ERC Mitigation Measures and Advisory Notes Page 2 of 7 3. Domestic water meter with a reduced backflow prevention assembly (RPBA) is shown on the plans. The RPBA shall be installed behind the meter and inside a heated enclosure ("hot-box") per City standard plan no. 350.2. This box is to be installed on private property and not within the right-of-way. Meter size 3-inch and above shall be installed inside a concrete vault located outside ofthe building per City Standard Plan No. 320.4. The applicant/design engineer shall provide adequate room in the parking lot or in the landscape areas for the installation of the water meter(s) vault and fire sprinkler vault. 4. A 1-inch landscape irrigation meter and double check valve assembly (DCVA) was included on the plan sheet. 5. System development fees for water will be owed based on the size of the new domestic water meter, fire line and landscape irrigation meter that will serve the new building. Meter installation fees will be based on the size of each new meter. SANITARY SEWER 1. 6-inch side sewer connections are shown for the underground parking structure and the hotel are shown on the plans. 2. System development fees for sewer will be owed based on the size of the new domestic water meter(s) that will serve the new building. Meter installation fees will be based on the size of each new meter. 3. Grease interceptor shall be sized in accordance with the UPC and shall be reviewed and approved by the City's waste water department. SURFACE WATER 1. A surface water system development fee of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance ofthe utility construction permit. 2. A drainage report dated April 21, 2015 has been submitted by Barghausen Consulting Engineers with the site plan application. The proposed development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The existing 2.89 acre site consists of 1.17 acres of developed area with 1.11 acres of impervious surface area and 0.06 acres of pervious area. All core and special requirements have been discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. The site is located within the Lake Washington Drainage Basin. Runoff from the new impervious areas will be routed through a detention vault and then in to a modular wetland water quality system before discharging into the City's conveyance system along Lake Washington Blvd. 3. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 4. Traffic impact fees will be determined at time of building permit(s). 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. ERC Mitigation Measures and Advisory Notes Page 3 of7 TRANSPORTATION/STREET 1. Existing right-of-way width in Lake Washington Blvd is 60 feet. This street is classified as a collector street. Minimum right-of-way width is 83 feet. To meet the City's complete street standards, street improvements fronting this site would include 22 feet of pavement from the centerline of the roadway, a 0.5 foot of curb, an 8-foot planter strip, an 8 foot sidewalk for a total of 38.5 feet. Approximately 8.5 feet of right of way dedication would be required to install these improvements. Pavement centerline and right-of-way centerline are not always coincident; the final right-of-way width of dedication will need to be surveyed. 2. Street lighting meeting City's lighting levels for arterial streets is required along the project side. 3. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00} or PM (3:00 -6:00} peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this would apply to commercial sites that generate 20 vehicles per hour. 4. Traffic impact fees for this use will be based on the number of rooms. Current fee is $1,038.59 per room. GENERAL COMMENTS 1. Separate permits and fees for storm connections, side sewer and water meter installations will be required. Planning Review Comments Recommendations: Clark Close I 425-430-7289 I cclose@rentonwa.gov 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is by permission only. No work is permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety {90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System {NPDES) permit is required when more than one acre is being cleared. ERC Mitigation Measures and Advisory Notes Page 4 of 7 Fire Review -Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire mitigation impact fees are currently applicable at the rate of $0.61 per square foot. No charge for covered parking area. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the building. It appears adequate fire flow is available in the area. Hydrants are required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code, some of the existing hydrants do and some do not. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 2S feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Dead end access roadways exceeding 150 feet will require an approved turnaround. Vertical clearance is minimum 13 feet 6 inches. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. 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 a 40 inch by 84 inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems Police Review Comments Holly Trader I 425-430-7519 I htrader@rentonwa.gov Recommendations: 184 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction or storage trailers should be completely fenced in with portable chain link fencing. The fence will provide both a ERC Mitigation Measures and Advisory Notes Page 5 of7 physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy duty deadbolts with a minimum 11/2" throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. Glass windows in construction trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs allow officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED COMPLEX All exterior doors (to include the structured garage) 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. All strikeplates should have 2 1/2 to 3" wood screws. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing or gates, as these areas could be vulnerable to crime due to the lack of natural surveillance by hotel guests or staff. It is recommended that all commercial areas be monitored with recorded security. It's common for hotels to experience theft, burglary and/or vandalism especially during the hours of darkness. This particular part of Renton (following commuter hours) is very quiet, which tends to attract property thieves. An auxiliary security service should be used to patrol the property during random times, preferably between the hours of 10:00 p.m. and 6:00 a.m. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee or guest entrances should have coded access to prevent trespassing. Exterior doors should be checked routinely to insure they are not being propped open (this includes the structured garage). This is a common occurrence, especially when hotel guests or employees go outside to smoke, take out the garbage, etc. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both guests and employees. The structured garage will be a very tempting target for auto thieves. Theft from motor vehicle and auto theft are prevalent, and with this garage housing vehicles utilized by travelers, there are likely to be items of value left inside (luggage, clothing, electronic equipment, GPS units, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside this garage, an overabundance of lighting, and a noticeable presence of courtesy patrol -especially between the hours of 10:00 p.m. and 6:00 a.m. I strongly recommend this garage be limited access and that a fob or security card system be utilized. ERC Mitigation Measures and Advisory Notes Page 6 of 7 During the summer months, there will be a very large influx of vehicles brought into the area, with very little parking to accommodate. Beach goers will be searching for alternative places to park their cars and with the garage being private property. Police will not be monitoring, towing or citing vehicles inside this structure. You may also want to provide temporary tags for your hotel guests to hang by their rearview mirrors, designating their vehicle as an authorized hotel guest's car. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much landscaping will make guest and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary, theft, malicious mischief, etc. If this hotel will not be on a 24 hours a day/ 7 days a week schedule, there will need to be a keypad Knox box provided for Police and Fire so emergency personnel have access keys, fobs, or security cards to all areas of the hotel and garage structure. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Technical Services Comments Bob Mac Onie I 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Site Plan: Bob Mac Onie 05/04/2015 The various pages of the site plan that show the site boundary geometry does not include bearing to center information of non-tangent curves along the boundary. The basis of bearing is purported to be two City of Renton Survey Control Network monuments but the relative position of the site to these monuments is not shown in the site plan documentation. This would be useful for validating the geometry shown. Community Services Comments Leslie Betlach I 425-430-6619 I lbetlach@rentonwa.gov Recommendations: A. ENVIRONMENTAL IMPACT COMMENTS (from Community Services) B. POLICY RELATED COMMENTS 1. The minimum Bike Lane width is 5' (not 4') when there is a curbed roadway. Please revise. 2. Request clarification that sufficient employee parking will be available due to the request for "Modification for R.O.W. Improvements." 3. No parking within Coulon Park. C. CODE RELATED COMMENTS No comment provided. ERC Mitigation Measures and Advisory Notes Page7of7 r· I l 0 -' / NOTICE OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: RESIDENCE INN BY MARRIOTT LUA15-000280, ECF, SA-M, S-A, MOD, VAR 1100 LAKE WASHINGTON BLVD N Description: The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 124,691 square feet {2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N, and the site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres of the site, and is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. In addition, the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed In writing on or before 5:00 p.m. on June 26, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by 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. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON JULY 14, 2015 AT 11:00 AM TO CONSIDER THE MASTER SITE PLAN. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. 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. DEPARTMENT OF COMM TY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: STAFF RECOMMENDATION: June 1, 2015 (original meeting); June 8, 2015 (additional meeting) Residence Inn by Marriott Western International, 13647 Montfort Drive, Dallas, TX 75240 Kurt Jensen/ Yezi Han, Jensen I Fey Architects, 7730 Leary Way NE, Redmond, WA 98052 LUA15-000280, ECF, SA-M, S-A, MOD, VAR Clark H. Close, Associate Planner The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and two Modifications in order to construct a 146-guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N. The project site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone and Design District 'C'. The proposed 124,330 square foot hotel would be 5 stories in height. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N, and the site contains critical and sensitive slopes and moderate landslide and high erosion hazards. The applicant is proposing to retain 13 of the 59 inventoried trees within the 1.17 developable acres of the site, and is requesting Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would exclude parking for the employees. In addition, the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. 1100 Lake Washington Blvd N 124,691 square feet (2.86 acres) Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERC Report 15-000280 City of Renton Department of Commum,y & Economic Development RESIDENCE INN BY MARRIOTT Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) PART ONE: PROJECT DESCRIPTION/ BACKGROUND environmental Review Committee Report WA15-000280, ECF, SA-M, 5-A, MOD, VAR Page 2 of 10 The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and one Modification in order to construct a hotel with 146 rooms and an attached parking structure (Exhibit 4). The total square footage of the building would be approximately 124,330 square feet (including parking garage square footage). The height of the pitched roof structure would be approximately 75 feet (Exhibits 7 & 8) to the highest point of the roof. The subject site is located west of lnterstate-405 on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 Lake Washington Blvd N (Exhibit 2). The majority of the site is currently undeveloped; however, the western portion of the site currently consists of a gravel-surface parking lot, which is approximately 0.47 acres of impervious surface, used as temporary overflow employee parking for Gene Coulon Memorial Beach Park. There is also a Puget Sound Energy power easement for transmission mains comprising most of the southern parcel on the project site (Exhibit 3). The vacant 2.86-acre site is located within the Urban Center North-2 (UC-N2) zoning classification. The site is bordered to the north by a proposed 5-story hotel (105 rooms) followed by a mixed use residential development, to the east by lnterstate-405, to the south NE Park Drive, and Gene Coulon Park is across Lake Washington Blvd N to the west. Access to the site would be provided via one curb cut extended from Lake Washington Blvd N. The applicant is requesting a Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would reduce the number of employee parking stalls from 17 down to one (1). In addition to the one outdoor employee parking stall proposed, 146 parking spaces (88 indoor and 58 outdoor) would be provided onsite for guests, totaling 147 stalls altogether (Exhibit 9). The applicant is requesting a parking modification from RMC 4-4-080F.10.d in order to reduce the number of minimum required parking stalls from 163 to the proposed 147 parking stalls. The existing topography of the site is such that the site contains a variety of flat, moderate and protected slopes, which exceed a 40% grade. The slopes course from 1-405 west towards the right-of-way of Lake Washington Blvd N, which limits the area on the project site that can be developed. The site is located within a High Erosion Hazard area and Moderate to High Landslide Hazard Area. The total slope area over 40% is equivalent to 32,788 square feet, representing 23.3% of the subject site. The site also contains sensitive slopes over a 15% minimum slope along the south and eastern portions of the lot. Steep slopes in the central and eastern portions of the project site make it difficult to construct a parking facility and parking lot. Therefore, the overall project only comprises 1.17 acres of developed area with 1.11 acres of impervious surface area and 0.06 acres of pervious area. The total impervious lot coverage is anticipated to be around 39%. Approximately 17,800 cubic yards of material would be cut onsite and approximately 1,000 cubic yards of fill is proposed to be brought into the site. The applicant is requesting a Critical Area Variance, from RMC 4-3-050, in order to encroach into the protected critical slope by approximately 3,115 square feet or 9.5%. In addition, the applicant is requesting a variance from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. The site also contains moderate and steep slope till forest with the majority of the forested land being vegetated with trees, saplings, and brambles. Following a tree survey, there were approximately 59 trees located within the developable portion of the site, of which the applicant is proposing to retain 13 trees. Construction is anticipated to commence in August of 2015 and be completed by October 2016 with site disruption lasting approximately 14 months. To date, staff has not received any formal public letters regarding the proposed development. Additional analysis and findings would be included in staffs Site Plan Review recommendation to the City's Hearing Examiner for the Site Plan Review. Any non-SEPA concerns will be addressed as part of staffs recommendation to the City's Hearing Examiner and are not included in this report. ERC Report 15-000280 City of Renton Deportment of Comm, RESIDENCE INN BY MARRIOTT & Economic Development •ironmental Review Committee Report Lw~lS-000280, ECF, SA-M, 5-A, MOD, VAR Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) Page 3 of 10 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. The applicant shall comply with all design recommendations included within the Geotechnical Report, as prepared by Earth Solutions Northwest LLC (ESNW), updated April 21, 2015 or an updated report submitted at a later date. 2. The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan of the south and southeast portions of the site ("hillside") that includes identifying disturbances to the existing native vegetation prior to construction permit approval. 3. A prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips)/ (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. 4. The applicant shall create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. 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 ERC Report Neighborhood Map Existing Conditions Map Site Plan Conceptual Landscape Plan (Level 1 and Level 2) Tree Retention Plan Architectural Elevations (A3.0, A3.1 and A3.2) Project Renderings (A5.0 and A5.l) Floor Plans (A2.l through A2.5) Geotechnical Report by Earth Solutions NW LLC (dated November 20, 2014, updated April 27, 2015) Preliminary Technical Information Report by Barghausen Consulting Engineer, Inc. (dated September 25, 2014, revised April 21, 2015) Arborist Report by Tree Solutions Inc. (dated April 8, 2015, amended April 21, 2015) Traffic Impact Analysis by Gibson Traffic Consultants, Inc. (dated March 2015) Slope Over 40% Encroachment Exhibit ERC Report 15-000280 City of Renton Deportment of Commu RESIDENCE INN BY MARRIOTT & Economic Development ironmental Review Committee Report L~~15-000280, ECF, SA-M, 5-A, MOD, VAR Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 Construction Mitigation Description Preliminary Grading and Storm Drainage Plan (Level 1) Preliminary Water, Sewer and Utility Plan Public Comment Letter for Hampton Inn & Suites: Christ Sun Study at 4% Angle (dated June 8, 2015) Advisory Notes to Applicant D. Environmental Impacts Page 4 of 10 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 hove identified that the proposal is likely to hove the following probable impacts: 1. Earth Impacts: The applicant provided a geotechnical report, prepared by Earth Solutions Northwest LLC (ESNW), updated on April 27, 2015 (Exhibit 10). Five borings and six test pits were done in order to observe subsurface conditions. Topsoil was observed in the upper six inches (6") from existing grade. Existing fill was encountered within the existing gravel-surfaced parking lot (west frontage) portion of the site. Underlying the topsoil and fill, native soils consist primarily of medium dense to dense silt, silty sand, poorly graded sand with silt deposits to a maximum exploration depth of 41 feet below existing grades. Groundwater seepage was observed at all boring locations at depths of approximately 19 to 35 feet below existing grades. Locally shallow perched seepage was also observed at boring locations B-1 and B-5 (western portion of the site) at depths of approximately nine feet (9') and five and one-half feet (5 Y,'), respectively. The geotechnical report states that the groundwater table is located at roughly 15.S feet (15 JI,') below existing grade. The depth of the competent native soil deposits was estimated to be on the order of up to 20 feet (20') below existing site grades (and possibly deeper at some locations). Based on the results of the geotechnical study, the proposed development is feasible from a geotechnical standpoint and the hotel facility building can be supported on conventional and continuous footings bearing on competent undisturbed dense to very dense native soil or aggregate piers. To mitigate post construction settlement of the structure, foundation support will need to be derived in the underlying dense to very dense silt and sand deposits, according to the report. Due to the groundwater levels and the loose nature of the upper soil deposits, the aggregate pier excavations should be anticipated and infiltration should not be utilized as a storm drainage measure. The site is located within a High Erosion Hazard area and a Moderate to High Landslide Hazard Area (throughout the steep slope eastern portions of the site). The site also contains areas of sensitive and protected slopes onsite. The applicant is proposing the excavation of approximately 17,800 cubic yards of on-site material that would be removed from the site. Approximately, 1,000 cubic yards of structural fill would be imported. The Geotechnical Report stated that the liquefaction susceptibility at this site was determined to be generally low. Along the westerly (frontage) side of the property, a moderate susceptibility would exist. Crushed rock and aggregate pier support of foundations would mitigate this risk, according to the report. Protected slopes (a hillside, or portion thereof, with an average slope of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet (15')) on the site represent approximately 32,788 square feet (Exhibit 14). The applicant is proposing to encroach into 3,115 square feet of protected slope necessitating a critical area variance from the geologic hazard requirements of RMC 4-3-050, Critical Areas Regulations. In support of the requested variance, the geotechnical report contains a critical areas and geologic hazardous areas assessment. Based on the preliminary plans, the applicant is anticipating cuts for the proposed development on the order of six to eight feet in order to construct an outdoor parking lot and retaining walls (Exhibit 16). The excavations would be completed using temporary slope excavations. Based ERC Report 15-000280 City of Renton Deportment of Comm RESIDENCE INN BY MARRIOTT & Economic Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) vironmental Review Committee Report L .. 15-000280, ECF, SA-M, S-A, MOD, VAR Page 5 of 10 on the results of the study, overall stability of the moderate to steep slope areas can be characterized as good. The planned outdoor parking lot structures incorporating structural retaining wall elements will effectively improve overall site stability and support at the base of the slope. The stable conditions that exist on-site are a reflection of the high strength characteristics of the underlying geology. The subsurface data collected (the Standard Penetration Blow Count data) and the numerical slope stability analyses of the geotechnical report all supports the slope stability characterization of good. It was noted during the reconnaissance that no evidence of widespread severe erosion activity was found throughout the site. The report concludes that the planned development would not increase the erosion hazard at the site or would not impact the existing slopes or increase the potential for slope instability, provided appropriate Best Management Practices are implemented during the earthwork and development activities. Additionally, the geotechnical report includes specific recommendations for: site preparation and earthwork, excavations, structural fill, erosion control, foundations, aggregate piers, slab-on-grade floors, retaining walls, excavations and slopes, seismic considerations, drainage, infiltration evaluation, utility support and trench backfill. As such, staff recommends a mitigation measure that the applicant shall comply with all recommendations included within the Geotechnical Report, prepared by ESNW, as revised/updated and approved by the Plan Reviewer as part of the Engineering Permit approval. Given the relatively small impact (3,115 square feet) of encroachment into the critical slopes, staff will likely be recommending approval of the proposed Critical Area Variance as part of the Site Plan recommendation to the Hearing Examiner. This recommendation was also based on the assumptions presented within the current geotechnical report regarding slope stability: 1) the proposal would not increase the threat of the geological hazard to adjacent or abutting properties beyond predevelopment conditions; 2) the proposal would not adversely impact other critical areas; and 3) the development could be safely accommodated on the site. Additionally, due to the extensive recommendations and specifications for final design, staff encourages that the applicant contract with a Geotechnical Engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Geotechnical monitoring services should also be retained to provide testing and consultation services during construction as recommended in the geotechnical report (Exhibit 10). As a form of insurance to the owner, geotechnical monitoring services should be provided on an annual basis whenever the applicant proposes to excavate at the toe of a protected slope. Mitigation Measures: The applicant shall comply with all design recommendations included within the Geotechnical Report, as prepared by Earth Solutions Northwest LLC (ESNW), updated April 21, 2015 or an updated report submitted at a later date. Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations, and RMC 4-4-060, Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this property. Project development impacts during construction may include dust resulting from grading, exhaust from construction vehicles and odors from roofing installation. Dust would be controlled through the use of temporary erosion control measures and sprinkling of the site with water as needed. No further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: No further mitigation recommended. Nexus: N/A ERC Report 15-000280 City of Renton Department of Commu RESIDENCE INN BY MARRIOTT & Economic Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) 3. Water a. Storm Water ironmental Review Committee Report Ll.~-5-000180, ECF, SA-M, 5-A, MOD, VAR Page 6 of 10 Impacts: The site is located within the Lake Washington Drainage Basin. Approximately 140 feet of sheet flow is currently draining from the project site in a southwesterly direction toward an unfounded existing catch basin near the BNSF railroad tracks in Lake Washington Blvd N roadway, which then drains in a southerly direction and ultimately southwesterly again, and then northerly into Lake Washington. A preliminary drainage plan and drainage report has been submitted with the site plan application, prepared by Barghausen Consulting Engineer, Inc. dated September 25, 2014 (revised April 21, 2015; Exhibit 11). The report addresses compliance with the 2009 King County Surface Water Manual and the City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and special requirements have been discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) will be required with the final submittal. The applicant is proposing an enclosed water quality feature known as a modular wetland system (MWS) which meets the Enhanced Basic Water Quality Requirements of the KCSWM and has General Use Level Designations (GULD) approval from the Department of Ecology for Enhanced Water Quality (Exhibit 17). Runoff from the new impervious areas will be routed through a detention vault and then in to a modular wetland water quality system before discharging into the City's conveyance system along Lake Washington Blvd N. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. The applicant has indicated that there are no problems associated with this downstream drainage course or upstream basin contributing to this project site. The one catch basin and one manhole that could not be located were a result of grinding of NE Park Drive. This area downstream from the project site was being used as a staging area for that construction. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Vegetation Impacts: The site is currently developed with a gravel-surface parking lot, which is approximately 0.47 acres of impervious surface, used as temporary overflow employee parking. The remainder of the site exists as a combination of grassy and forested areas. Based on the arborist report, there are roughly 59 trees located within the developable or impacted portion of the site (Exhibit 12). The species observed onsite include: bigleaf maple, red alder, madrona, and black cottonwood. Per RMC 4-4-130 the applicant is required to retain at least ten percent {10%) of the significant trees onsite. The applicant is proposing to retain roughly 22% or 13 of the 59 surveyed trees onsite, thereby complying with the tree retention requirements of the code (Exhibit 6). There are additional non-surveyed trees that the applicant is proposing to retain onsite after construction, as they would remain within the undeveloped portion of the site. The applicant will also be required to comply with the landscaping requirements outlined in RMC 4-4-070. A conceptual landscape plan has been provided (Exhibit 5). There are a significant amount of low priority trees (priority three trees), such as alders and cottonwoods located along the south and southeast portions of the site ("hillside"). Staffs is recommending a mitigation measure that would require the applicant to identifying disturbances to the existing native vegetation and provide a replanting plan that would remove the invasive species along the hillside and add additional drought tolerant landscaping (trees, shrubs and groundcover). This mitigation measure should not impact Puget Sound Energy utility easements or reduce slope stability. This mitigation measure would also serve to ERC Report 15-000280 City of Renton Department of Comm RESIDENCE INN BY MARRIOTT & Economic Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) ,;ronmentaJ Review Committee Report L .. 15-000280, ECF, SA-M, 5-A, MOD, VAR Page 7 of 10 enhance the landscaping along the existing on-site soft surface pedestrian trail from NE Park Dr to Lake Washington Blvd N, as well as provide for additional stormwater safety to better control the rate of runoff. Mitigation Measures: The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan of the south and southeast portions of the site ("hillside") that includes identifying disturbances to the existing native vegetation prior to construction permit approval. Nexus: SEPA Environmental Review; RMC 4-3-050 Critical Areas Regulations; and RMC 4-4-070 Landscaping 5. Aesthetics Impacts: From the ground floor to the overall height of the pitched roof structure, the building height measures approximately 75 feet (Exhibits 7 & 8) to the highest point of the roof. The overall site slopes to the west and the elevation change across the length of the building is approximately 36 feet. The top elevation of the building is proposed to be roughly 117 feet MSL and the elevation of the 1-405 off-ramp is roughly 122 feet MSL. Therefore, the building sits below the height of 1-405 and is not anticipated to block views from the east. Improvements also include excavating approximately 17,800 cubic yards for construction of one level of below grade parking, cut into the northeastern portion of the property. The applicant is proposing a 22-foot front yard setback from Lake Washington Blvd N in order to reduce bulk and scale along Lake Washington Blvd N. The applicant is also proposing a 5-foot side yard setback from the north property line. Located immediately to the north is a similar use (five-story hotel) that will be developed with a similar side yard setback along portions of the shared property line. The design of the building is intended to blend-in with the other new developments near the site. The materials are proposed to be high quality and would meet the City development standards. The applicant has completed a sun study (Exhibit 19) that provides a visual representation of the impacts of shade and shadow created throughout the year (June, September, and December). The sun study was processed using a 5-foot building setback along with a 4% angle/pivot to the south over a portion of the same building elevation along the north property line. The differences between the two locations of the buildings are highlighted in yellow. The impacts are largely realized to the east of the Hampton Inn & Suites hotel in the fall and winter months. Therefore, a 4% pivot to a portion of the north elevation of Residence Inn by Marriott would have a minimal impact on the shadows cast from the construction of a five-story hotel. The benefits of pivoting the building by 4% would be better realized through increased privacy, increased building separation and better opportunities for landscaping along the north property line. Mitigation Measures: No further mitigation recommended. Nexus:N/A 6. Transportation Impacts: Access to the site is proposed via a single curb cut from Lake Washington Blvd N. The applicant submitted a Traffic Impact Analysis (TIA) prepared by Gibson Traffic Consultant, dated March 2015. City staff reviewed the provided TIA and found it met the intent of the TIA guidelines (Exhibit 13). Temporary Impacts Given the concentration of potential development to occur in the immediate vicinity of the project site (Southport, Residence Inn, Gene Coulon Park, etc.) within the same construction time frame, staff anticipates that the proposed project would contribute to short term impacts to the City's street system. Temporary adverse transportation impacts are primarily associated with site work. The applicant has proposed construction mitigation through the limitation of construction hours stipulated in Renton Municipal Code (Exhibit 15). Also, with the sites close in proximity to lnterstate-405, construction materials would be brought directly to the site via the Sunset ramps to the south and east of the site. ERC Report 15-000280 City of Renton Department of Commu RESIDENCE INN BY MARRIOTT & Economic Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) ironmental Review Committee Report H-~-5-000280, ECF, SA-M, S-A, MOO, VAR Page 8 of 10 However, additional public outreach would assist in improving driver and worker safety, lessen traffic delays, and reduce driver frustration, which is anticipated due to the concentration of proposed development in the immediate vicinity. Therefore, staff recommends a mitigation measure requiring the applicant to create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Level of Service It is anticipated that the proposed development is anticipated to generate approximately 1,193 average daily trips with 77 AM peak-hour trips and 88 PM peak-hour trips. Approximately 55% of the development's trips will travel along 1-405 (35% to and from the south and 20% to and from the north); 25% of the development's trips are anticipated to travel to and from the west (10% to and from local areas and 15% along Logan Ave N); and 15% would travel to and from the east along NE Park Drive. The remaining 5% of the development's trips would travel to and from the north along Lake Washington Blvd N. The provided TIA does not specifically identify the study area boundaries, but provides analysis on the Lake Washington Blvd N at Gene Coulon Park entrance/Houser Way. This intersection is conditioned to be enhanced by the Southport development via channelization and signalization improvements. These improvements are anticipated to be completed before the proposed development is constructed. Level of service analysis has not been performed at other adjacent intersections since the development will not increase the existing volumes by 5%. Analysis has only been performed for the PM peak-hour since this is when the development is anticipated to generate the highest number of trips and surrounding intersections that operate at a lower level of service during the PM peak-hour. The provided analysis notes that the intersection of Lake Washington Blvd N at Gene Coulon Park entrance/Houser Way will operate at LOS E (74.9 sec delay) with the conservatively high Southport Development volumes, regardless of whether the subject project is constructed. It is important to note that the actual impacts of the Southport Development are anticipated to be lower and the intersection is likely to operate with less delay with the actual reduced impacts of the Southport Development. The following pipeline projects were also considered when looking at levels of service: Hawk's Landing -Hotel development; Quendall Terminals -Residential and commercial development; Southport Development -Residential and commercial development, and Renton Hotel -Hampton Inn & Suites hotel development. The analysis shows that the Lake Washington Blvd N, at the site access, would operate a LOS C (21.7 sec delay) in 2016 with development conditions. The intersection was analyzed for the 2016 future to determine if inbound left-turn or right-turn channelization warrants were met. The analysis shows that a southbound left-turn land is not required. However, a right-turn pocket or taper could be warranted. The access analysis was performed without a northbound right-turn taper or pocket and the access was shown to operate acceptably. The level of service analysis shows that the Residence Inn by Marriott will not cause the adjacent intersection of N Lake Washington Blvd N at Coulon Park/Houser Way to operate at a deficient level of service and will only increase the delay at the intersection by approximately 6% and account for approximately 3% of the PM peak-hour trips at the intersection. Additionally, the development is not anticipated to generate a significant number of pedestrians. The TIA identifies no specific mitigation requirement for site development other than full frontage improvements and appropriate transportation impact mitigation fees. Included as public comment for the Hampton Inn & Suites hotel was a letter sharing concerns that new development is not paying for its fair share of costs for Lake Washington Blvd N/Gene Coulon Park/Houser Way intersection improvements being completed as part of the Southport development (Exhibit 18). While ERC Report 15-000280 City of Renton Department of Commu RE:SIDENCE INN BY MARRIOTT & Economic Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) ironmental Review Committee Report L. __ 5-000280, ECF, SA-M, 5-A, MOD, VAR Page 9 of 10 the proposed development is not expected to impact the Level of Service of the intersection (LOSE with or without development based on 2016 baseline and future development conditions), additional trips would be generated by the proposed development which would impact the intersection by causing an increased delay of 4.5 seconds. Therefore, staff recommends a mitigation measure requiring that a prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips)/ (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. Increased traffic created by the development on the remainder of the transportation system would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $1,512.77 per room (estimated $220,864.42 for 146 room hotel). The fee is expected to increase in 2016 to $1,952.79 and will be determined by the Renton Municipal Code at the time of building permit issuance. Frontage Improvements: All frontage roads are required to meet street standards pursuant to RMC 4-6-060. The applicant is requesting a street modification, from RMC 4-6-060, in order to modify the requirement for right-of-way improvements along the south property line for a distance of approximately 110 linear feet southwest of the north development parcel. The existing right-of-way runs parallel with Houser Way N and BNSF railroad (approximately 95 feet northeast of the railroad tracks) and no direct access is provided from Houser Way N, across the tracks, to the south parcel. In fact, the only allowed point of access to this portion of right-of-way is from Lake Washington Blvd N. Therefore, the applicant is proposing to extend the frontage improvements along Lake Washington Blvd N only, rather than complete the frontage improvements along Houser Way N. A modification request for Lake Washington Blvd N is being made in order to match the City's Transportation Department's plans for the street at this location. The existing Lake Washington Blvd N right-of-way is approximately 60 feet. This street is classified as a collector street which carries a minimum right-of-way width of 83 feet. In order to meet the City's complete street standards, street improvements fronting this site would include 22 feet of pavement from the centerline of the roadway, a 0.5 foot of curb, an 8-foot planter strip, and an 8-foot sidewalk for a total of 38.5 feet. Approximately 8.5 feet of right-of-way dedication, on the east side of Lake Washington Blvd N, would be required to install these improvements. Pavement centerline and right-of-way centerline are not always coincident; the final right-of-way width of dedication will need to be surveyed by a professional land surveyor. The modification request for Lake Washington Blvd N is being made in order to match the City's Transportation Department's plans for the street at this location. As part of the Site Plan recommendation to the Hearing Examiner, staff will likely be recommending approval of the proposed Lake Washington Blvd street modification. The analysis will be included in the staff report to the Hearing Examiner. Pedestrian Improvements: The TIA provides a narrative of the existing area pedestrian and bicycle facilities. There are bicycle lanes on each side of Lake Washington Blvd N and there is curb, gutter and sidewalk north of the site that will be constructed as part of Hampton Inn & Suites hotel. South of the site, between the site and the Coulon Park/Houser Way intersection, there are not any pedestrian facilities. As part of the proposed project, sidewalks would be constructed along the frontage of the site in order to connect to the existing sidewalk system to the north. The local roadway network is complex with multiple intersections in a small area, one- way segments, horizontal curves and significant intermittent rail impact. The TIA does note the intersection improvements for Lake Washington Blvd N at Gene Coulon Park entrance/Houser Way are likely to include ERC Report 15-000280 City of Renton Department of Comm, RESIDENCE INN BY MARRIOTT & Economic Development Report of June 1, 2015 (original meeting); June 8, 2015 (additional meeting) 1ironmental Review Committee Report 15-000280, ECF, SA-M, S-A, MOD, VAR Page 10 of 10 pedestrian facilities that could connect to the Residence Inn hotel frontage improvement. Code compliant street lighting for arterial streets will be required along the project side. Concurrency: A concurrency recommendation will be provided in the staff report to the Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS- tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: 1. A prorated share of the traffic signal and roadway improvement costs (currently being constructed by SECO Development) shall be collected from the proposed project based upon the ratio of number of trips that will be added by the project to the number of future baseline trips at the Southport/Gene Coulon Park entrance/Lake Washington Blvd N Intersection. Should SECO establish a street and utility Latecomers Agreement, these funds could be used to reimburse the cost of these roadway improvements in the amount established by such an agreement. The fee will be based on (new PM peak hour trips)/ (total PM peak hour trips) x (cost of new signal and improvements). The fee shall be paid prior to final occupancy. 2. The applicant shall create a public outreach plan in coordination with City of Renton to communicate with road users, the general public, area residences and businesses, and appropriate public entities about project information; road conditions in the work zone area; and the safety and mobility effects of the work zone. The public outreach plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Nexus: SEPA Environmental Regulations and RMC 4-6-060 Street Standards E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or are included as Exhibit 20 as "Advisory Notes to Applicant." ./ Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, June 26, 2015. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, 1055 S. Grady Way, Renton WA 98057. ERC Report 15-000280 EXHIBITS Project Name: Project Number: Residence Inn by Marriott LUAlS-000280, ECF, SA-M, S-A, MOD, VAR Date of ERC Meeting June 1, 2015 (original meeting); June 8, 2015 (additional meeting) Staff Contact Clark H. Close Associate Planner Project Contact/Applicant Project Location Kurt Jensen/ Yezi Han, 1100 Lake Washington Blvd N Jensen I Fey Architects The following exhibits were entered into the record: Exhibit 1 ERC Report Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 Neighborhood Map Existing Conditions Map Site Plan Conceptual Landscape Plan (Level 1 and Level 2) Tree Retention Plan Architectural Elevations (A3.0, A3.l and A3.2) Project Renderings (AS.O and AS.1) Floor Plans (A2.1 through A2.5) Geotechnical Report by Earth Solutions NW LLC (dated November 20, 2014, updated April 27, 2015) Preliminary Technical Information Report by Barghausen Consulting Engineer, Inc. (dated September 25, 2014, revised April 21, 2015) Arborist Report by Tree Solutions Inc. (dated April 8, 2015, amended April 21, 2015) Traffic Impact Analysis by Gibson Traffic Consultants, Inc. (dated March 2015) Slope Over 40% Encroachment Exhibit Construction Mitigation Description Preliminary Grading and Storm Drainage Plan (Level 1) Preliminary Water, Sewer and Utility Plan Public Comment Letter for Hampton Inn & Suites: Christ Sun Study at 4% Angle (dated June 8, 2015) Advisory Notes to Applicant '.::::_j_~_L_'.::~'.:_(: ; I ,.:, : ~· -~·nr·~"r:~ 1 ( ,., .,. ,::; IVBO OOOH~08H~l3N []· • ·O <( S IOl'ffl' -lV.L.rn-.sns M31A3~ NVld UIS N t:i m 1-4 :c >< w m >< :::c M Ct! M -I .,::a. t) ~~ "I~ '~ z HH I I! i r: SITE PLAN REVIEW SUBMITTAL - r i !1 Ci RESIDENCE INN by MARRIOTT Pl. ~l+l. L:J :~:·~~-WL···~LIJ I! j j j i.n I:; al 1-t ::c >< w U08e VNt 'TBH.1.0EI -OIC ·;;us 'AYM)lftd )EEK) H.ll:ION SIS5 illl-SS-ddd I I I ------~--/, ' I I I I ;· /' ' IIJ j J ""'"""'""" -"/IIQ!_l!Ct!}~----- I I I ' I I I I I I ' I I I ,,:._ii ,_, /1 I, 1' ,,:,:· I I ' s toz,,n, -1vil11"1ans MJIAJ~ N\lld u1s ' \ \ \ \ \ \ ©"' \ , ....... --..... .1 _ I • !, " ~ II ~. ~ i --= -0 i : ; 11"1"(1 '~-· .. i i j ;:::; -\ .,./\ ©""\\ ·\.,...,,,. ® r r F ~~ ~= ~: ~:: :; '!·!'''' r I I ' i " ~.::; ~§ 7i5 -;-:~ '9!i I I I ' I I I I I I I J I SITE PLAN REVIEW SUBMITIAL -4.22.2015 ---~ --~~ --------------- ITJ RESIDENCE INN by MARRIOTI Rl~~~.:~:~1~1(~ti~I . i I 13UILD1NC ll!::VA ! IONS. 2 ,J ,,J µ -~~ I i: I t, I I f" L ~ f ,}' • ~-l ,I S lOl"lc"I• -Will~sns M311\3~ Nv'ld UIS I I! ;] ,,>' ~I; ~ ~! ~ =' "' "'"'"'"' "'"' .,. m >< ::c 1-1 ca 1-1 "'"" co SITE PLAN REVIEW SUBMITTAL -4 22 2015 ' ,. -.: 1100LAKEWASHINGTONBL\1DN ii_;~ ~ ~ ;''"""-1''""_........,...IIIJ.,.,T-"c - flENTON, WASHl~TON !18056 I ~ ij ? r=, I ', lliJ RESIDENCE INN by MARRIOTI . . . l! 1 , I',, C, .~::,., 1 ~~,;;-.,,,.~.- 9 ,il! ~8 Q I ~~~----- PROJECT RENDERINGS l !I{~( ~ ~Ii i,J~ -~=-i--_ ---'.J'" N'o'ld MOOlJ ONnOM~ till G]f!il - L__ ------'c • " '--_-=:..:..:~= ' N~<(. I, ~ ! ·11 "'" ,o""'"'" ·,o"" 1 ..:;I : NOJ\11ND.l')NIHSYM3~'fl00ll .uornHWI Aq NNI DN301S3M S lOl'ffj, -1v.u1~snSM311\3M N'o'ld 3.LIS rT;-J LL] -----L' SITE PLAN REVIEW SUBMITIAL -4.22.201 S -------~ RESIDENCE INN by MARRIOTI . 'I i" (~~"--3 llOOlAKEWASHINCTONBLVDN '1iii:~r';;" " ~ , '''""" "''""'""""''_" .. "' RENmN, WASHINGTON 93056 Pi~ r=, --, 1 ------- 1ri· ::i L=J , -, -1i~1i --~ ---r ---- MEZZANINE FLOOR PLA , S --",.,, " ~------------ \_ -------'="·,---__ ' ----I --' -----..J -- '\ \ '\ t) '\ ·1~ ·~ ! ~ r·----------- ! I -------------_,,,~'--_j ' 1-1a----- _.-,;:;::.« ~_.::::--/'- '\\/'- \\ ' \ \ \ ~\ \ \ \\ CY SITE PLAN REVIEW SUBMITIAL -4.22.201 S -------- [!] ~~·"··~-= ll" ,., I""'~-.. ---~I 1100LAKEWASH1NcToNBLIIDN ·ii-!;; I~~ ~ """"' '"'"""...,'!'.!',!!,''-'--""'------r-:-J";-/~ RENTON WASHINGTON 96056 ~g ~ § -j ~-::,__ ~ ,i~!g :::: Q ~.-11~?[1 l!~~::r, -f>-1 .. R 1ar~~ THIRD FLOOR PLAN ~'< ; I~ i ~: --; ---L --1-----' r ---.. ___ __ ' -------------, I , \ ______ _J \ \ \ ., ·, ,..----------·......._ ii~· J \ ·-... : \ \ ~ ' . 1§ 'I'm! \ \ ~ ···-' . ~ . "" ~ \ ' I !!II i \_.---------!""'.J SITE PLAN REVIEW SUBMITIAL -4.22.201 S ~ RESIDENCE INN by MARRIOTI 'l :i: IICOlAKEWA5HINCTONBLVDN ·r1';;< ! ~ ~ RENTOf.l, WASHINGTON 980S6 lh~§ !!;·= -.i::,. I~ 11~1.r · ~ ;;. ~ FOURTH -FIFTH FLOOR ~ f1~ ~ C::(7! ')ft PREPARED FOR W.I. REALTY ACQUISITION CORP. November 20, 2014 Updated April 27, 2015 Raymond A. Coglas, P.E. Principal Entire Document Available Upon Request UPDATED GEOTECHNICAL ENGINEERING STUDY MARRIOTT RESIDENCE INN PROPOSED HOTEL FACILITY RENTON, WASHINGTON ES-3569.01 Earth Solutions NW, LLC 1805 -136th Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 EXHIBIT 10 Entire Document Available Upon Request PRELIMINARY TECHNICAL INFORMATION REPORT Marriott Residence Inn NEC -Lake Washington Boulevard North and N.E. Park Drive Renton, Washington 18215 721\lrJ AVF.NUE SOU 1 ; I i\:-=NT WA 98032 Prepared for: Western International 13647 Montfort Drive Dallas, Texas 75240 Revised April 21, 2015 Revised March 31, 2015 Revised December 4, 2014 September 25, 2014 Our Job No. 15564 251.37132 :-;:,x BRAhCH OFFICES ,,. Tur-:n;,J.HER. I.VA ,,. LONG BEACH '.'A'1·.•.;b;,.rrJl12.lEencc,m ,, SAt~ D!EGO, C/1 EXHIBIT 11 Tree A Solutionslnc Consulting Arbarists Arborist Report Entire Document Available Upon Request Project No. TS -4750 TO: Western International c/o Jennifer Bushnell, Jensen Fey Architecture SITE: Plots east of Gene Coulon Park, Renton RE: Marriot Residence Inn Project ORIGINAL DATE: April 8, 2015 AMENDED DATE: April 21, 2015 PREPARED BY: Chris Madison, ISA Certified Arborist #PN-7671A ISA Qualified Tree Risk Assessor REVIEWED BY: Scott D. Baker, Registered Consulting Arborist 414 Board Certified Master Arborist PN0670B, ISA Qualified Tree Risk Assessor Summary I inventoried a total of forty-eight (48) trees on site. Thirty-five (35) of these trees are slated for removal during clearing and grading due to the fact that they lie within the footprint of the proposed building and parking areas. I observed eight significant trees on the west facing slope near tree 668 that were not located on the original 'Tree Retention Plan'. These trees can be located in the Attachment: Tree Retention Plan with Mark ups. I believe these trees may be impacted by the construction activities, and I am assuming these trees are to be removed. Three additional significant trees were noted on the north slope near tree 653. These trees were noted by a Landscape architect who was sent out by Ali Sadr. I am assuming these trees are to be removed. These trees can be located in the Attachment: Tree Retention Plan with Mark ups. Using the above tallies, a total of twenty three percent (22%) will be retained-twelve percent above the retention requirements for this site. Tree protection fencing should be installed using around the protected tract of trees to the south. The tree protection fencing should be placed outside of the drip lines of the protected trees. Tree protection fencing should be installed around the western drip lines of the neighboring trees A and B. Assignment & Scope of Report This report outlines the site inspection by Chris Madison of Tree Solutions Inc, on April 2, 2015. Included are observations and data collected at the project site located east of Gene Coulon Park. Jennifer Bushnell of Jensen Fey Architecture requested these services to acquire information for project planning. EXHIBIT 12 Ci-T~- ---~------'--'--'--=---------Gibson Traffic Consultants, Inc. 2802 Wetmore Avenue Suite 220 Everett, WA 98201 425.339.8266 Entire Document Available Upon Request Renton Residence Inn Traffic Impact Analysis Jurisdiction: City of Renton March 2015 EXHIBIT 13 GTC #12-163 VM .:10 :UV!S A.LNnoo DNOI NOJ.N311 .:10 A "I'll "M 'J.11'1'3 113911 '"N £i!: "dM.L '8 "038 .:10 t/lMN 3HJ. .:10 'rn3N 3HJ. .:10 U.086 '1M '13H.1.08 ONV 11 "03S .:10 MMII 3Hl .:10 't/L38 3HJ. .:10 NJ.d 'J.."IM»!l/d )133:K) Hll:K)N ~ I- in :::c: X w 1-z w ~ :::c: (.) < 0 a: (.) z w ~ 0 ,:f' a: w > 0 w a. 0 ....I en 11EIIHX3 1N3"HOYOl:ION3 "ONI Nl:l31.S3M .GUfld %01" 1::131\0 3d01S - H April 20, 2015 Western International Ms. Cary Fisher 13647 Montfort Dr. Dallas, TX 75240 A L RE: Marriott Residence Inn, Renton WA Proposed Construction Mitigation Dear Ms. Fisher, V 0 R s 0 Our proposed construction is based on an estimated start date of August 3rd 2015 and end October 3rd 2016. We are planning on the site being disrupted for approximately 14 months to allow for the construction. During the construction time period we will utilize the following mitigation measures to minimize the impact of the construction on the City and surrounding neighbors: Hours of Operation: We will restrict construction activity to the hours of 7:00 am to 8:00 pm, Monday thru Friday and 9:00 am to 8:00 pm Saturday. We will not work Sundays. Erasion I Weather Control: We anticipate that a Temporary Erosion Control Plan will developed as part of the Contract Documents. We would anticipate that the planned measures would include the following: Silt fence along the downhill portions of the site. Standard Quarry Spall Construction Entrance. Collection Trenches along the downhill portions leading to a temporary sump. Storm water treatment/ dispersal will be via a pump system from the sump up onto the vegetated portions of the site (which are to remain undisturbed during construction). This is a system we have previously employed very successfully. Storm Drain inlet protection and street sweeping as necessary to control track-out. Dust Control: Based on an August start we do not anticipate needing dust control. However, if needed, during site clearing and grading activities we will have water available on-site to control dust via either tanker truck or hydrant use permit. Transportation Route: We are planning on most of our access to the site being via the Sunset ramp on and off the 405 freeway (see attached Proposed Transportation Route plan). Halvorson Construction Group, LLC General Contractor EXHIBIT 15 N '"·'""" "° rn, "IO<lla/>•:':''~'::-"=~"''~''"----- a: w ~.· w Cl) ( " . ii A ...-----c~--~----~1 i " .... I::; i:a 1-1 :c >< w r,t Christ 1C83 L3ke Washington Blvd. N Suite ?.enton WA 980S6 Dear Rocale: \ have just reviewed the traffic study as provided by the applicant the Renton Hotel being considered at (Hampton Inn) 1300 Lake Washington Blvd .N. The date of the traffic Impact Analysis is October 2013 by Gibson Traffic Consultants, Inc. The Hampton Inns proiect must be looked at in a traffic analysis which considers its impact on the entire area. The traffic study analysis only looked at two intersections: the intersection at Lake Washington Blvd. N and the Southport /Gene Coulon Park entrance, which is being funded by Southport; and the entrance to the subject site. The study area and study intersections need to be expanded to be consistent with City f!A Guidelines which require LOS evaluation of intersections impacted by 20 or more peak hour trips. The TIA has an insufficient description of existing transportation system in the study area and does not consider summer conditions at the LWB/Houser/Coulon intersection given the proximity and access for Gene Coulon Park and the influence of visitor and boat traffic from Memorial Day to labor Day. The applicant's hotel project needs to be understood in terms of its impact on morning and evening peak hour traffic and reflect the impact on visitors, workers and residents which are coming in and out of the surrounding neighborhood, including the Southport site, to make sure affected intersections do not get degraded, and to allow for Southport operations to run smoothly. The Southport EIS transportation analysis and subsequent traffic studies for the area were required to include the factors discussed above; the Hampton inns project should be held to the same standard. Two nearby intersections not included in the applicant's traffic study are perfect examples of why the scope of the study should be expanded. According to the Dec 2014 staff presentation to the city council, the intersection at 44'" and lake Washington Blvd N. will be of issue, yet it was not part of the Hampton Inns analysis. In addition the potential two-way conversion of Houser Way currently is in the city's 6-Year flP, so the intersection at Houser Way, Gene Coulon Park/Southport and Lake Washington Blvd should be analyzed. it is immediately adjacent to the subject site and is an important aspect of circulation in this area. The Stone way concrete plant on Houser had certain conditions which enabled it to be placed near this proposed hotel. The impact/influence of other projects identified in the TIP also should be included in the analysis. The Lake Washington Blvd N and the Southport/Gene Coulon Park entrance intersection is being improved as part of the final phase of Southport, yet the traffic study for the Hampton Inns did not adequately address the impact of the applicant's hotel development on this intersection 100% of all the cars arrivinc at the applicant's hotel site both from the north and the south will be utilizing Lake Washington Blvd N. fhe traffic analysis also must include projects planned and in various of permitting to be real15t1c and valid. The study looked at Southport "to be huiit" or "not built" alternatives; in fact Southport has been under construction and development since 2001, with two phases of multifamily housing completed, a hotel under construction since October 2014, the office site actively proceeding, and many of the utilities and road improvements under construction or completed. The traffic study should include full buildout of Southport as an approved pipeline project. The traffic unalysis must also look at tlw effl'rt of this proposal on Southport's' queuing at inti:>rsections within its traffic models_ Other Jpproved pipeline developments such EXHIBIT 18 ::is Hawks Landing ,rnd Port Quendall need to be irc!uded !n lhe back;:;rounll tr:itftc conditions The future redevelopment of the Puget Power site also should included in the an,1lysls The rny needs to make sure that the project will not create unacceptable delays on area streets and intersections, and if lt does, that adequate rnitigat1ons are required, Southport i.;; spending what will be millions of dollars towards the traffic improvements on lake Washington Blvd N. and the entrance to Gene Coulon Park to both allow for the full build out of Southport and to improve the overall traffic circulation in this area. Southport's offsite traffic mitigations were predicated on a full 10 intersection study which allows for a tolerable access and egress movement for the full build out. Other projects also should be required to study their impacts on the overall traffic circulation in the area and mitigate their impacts. Finally, the applicant is seeking a modification of the city's parking standards to reduce the number of parking spaces required for a hotel. If approved, the reduction will create a burden on Gene Coulon Park and other properties in the area. The Park is absolutely full during the summer, which coexists with the peak hotel demand period. There is no other use within the site to provrde shared parking and there currently is no public transportation near the site. in short, automobiles will be the means by which hotel guests and employees arrive and depart the hotel. The property owners to the North on Lake Washington Blvd are the most expensive in the Renton market, and those residents pay some of the highest property taxes on residential homes in Renton. When Southport was planned we reached out to that community to achieve an end result that was desirable and acceptable. The Hampton Inns traffic study should be rejected and a traffic study prepared that meets the same requirements imposed on other traffic studies for this area in order to protect citizens' use of Gene Coulon Park, minimize impacts on area residents, and assure that the city1 s overall transportation systern functions properly. Sincerely, Michael Christ " .. g " • I HOTEL-JUNE 21st, 10,00om ,. ,, " ' HOTEL -SEPTEMBER 21st, 10,00om HOTEL -DECEMBER 21st, 10,00om nm JENSEN FEY ARCHITECTS 1730LEARYVIA¥Nf REDM0NOWA9BD52 www1e"stnf1yrnm 42S116031B, 42S.216.0329r ,., ... I ~HAOOWmTONTO ADJACENT PROPERTY B¥H0TEL DIFFERENCE BETWEEN W1ANGLEDHOTEl LOCATION&ORIGINAL HOTEL + 4% ANGLE -JUNE 21st, 10,00om ~ l~ ~ 1' HOTEL + 4% ANGLE -SEPTEMBER 21st, I O,OOom HOTEL + 4% ANGLE -DECEMBER 21st, I O,OOom ~ HOTEL -SEPTEMBER 21st, 2'00pm HOTEL -DECEMBER 21st, 2'00pm EXHIBIT 19 I HOTEL+ 4% ANGLE -JUNE 21st, 7'00pm HOTEL + 4% ANGLE -SEPTEMBER 21st, 2,00pm HOTEL+ 4% ANGLE -DECEMBER 21st, 2c00pm ANGL PLAN REVIEW COMMENTS LUAlS-000280 ---------- Application Date: April 27, 2015 Name: Residence Inn by Marriott Plan -Planning Review Site Address: 1100 Block of Lake Washington Blvd. N., Renton, WA 98056 EngineerlngRevlew,Col)'lmel)ts ··.. ··· Vicki Grover I 42SHl30'-7'.Z91d,vRrOVer@i'entonwa.gov I have reviewed the application for Environmental Review for the Marriott Residence Inn located at 1100 -Lake Washington Blvd and I have the following comments: EXISTING CONDITIONS WATER There is an existing 12-inch water main located within Lake Washington Blvd. (refer to City project plans no. W-0327 & W-2131). The static water pressure is about 120 psi at ground elevation of 40 feet. SEWER Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Lake Washington Blvd. STORM There is existing conveyance systems to the south of the site, along Houser Way North & NE Park Drive. CODE REQUIREMENTS WATER 1. Two new fire hydrants and one relocated existing fire hydrant are shown on the plans as required by Renton Fire Prevention. 2. Installation of fire sprinkler stub with an 8-inch detector double check valve assembly (DDCVA) for backflow prevention will be required. The DDCVA shall be installed inside the building. 3. Domestic water meter with a reduced backflow prevention assembly (RPBA) is shown on the plans. The RPBA shall be installed behind the meter and inside a heated enclosure ("hot-box") per City standard plan no. 350.2. This box is to be installed on private property and not within the right-of-way. Meter size 3-inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. The applicant/design engineer shall provide adequate room in the parking lot or in the landscape areas for the installation of the water meter(s) vault and fire sprinkler vault. 4. A 1-inch landscape irrigation meter and double check valve assembly (DCVA) was included on the plan sheet. 5. System development fees for water will be owed based on the size of the new domestic water meter, fire line and landscape irrigation meter that will serve the new building. Meter installation fees will be based on the size of each new meter. SANITARY SEWER 1. 6-inch side sewer connections are shown for the underground parking structure and the hotel are shown on the plans. 2. System development fees for sewer will be owed based on the size of the new domestic water meter(s) that will serve the new building. Meter installation fees will be based on the size of each new meter. 3. Grease interceptor shall be sized in accordance with the UPC and shall be reviewed and approved by the City's waste water department. SURFACE WATER 1. A surface water system development fee of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit. 2. A drainage report dated April 21, 2015 has been submitted by Barghausen Consulting Engineers with the site plan application. The proposed development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The existing 2.89 acre site consists of 1.17 acres of developed area with 1.11 acres of impervious surface area and 0.06 acres of pervious area. The Ran: May 28, 2015 EXHIBIT 20 Page 1 of 5 PLAN REVIEW COMMENTS LUAlS-000280 Engineering Review Comments, continued Vicki Grover I 425-430-7291 I vgrover@rentonwa.gov engineer performed a Level 1 Analysis. All core and special requirements have been discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. The site is located within the Lake Washington Drainage Basin. Runoff from the new impervious areas will be routed through a detention vault and then in to a modular wetland water quality system before discharging into the City's conveyance system along Lake Washington Blvd. 3. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 4. Traffic impact fees will be determined at time of building permit(s). 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. TRASPORTATION/STREET 1. Existing right-of-way width in Lake Washington Blvd is 60 feet. This street is classified as a collector street. Minimum right-of-way width is 83 feet. To meet the City's complete street standards, street improvements fronting this site would include 22 feet of pavement from the centerline of the roadway, a 0.5 foot of curb, an 8-foot planter strip, an 8 foot sidewalk for a total of 38.5 feet. Approximately 8.5 feet of right of way dedication would be required to install these improvements. Pavement centerline and right-of-way centerline are not always coincident; the final right-of-way width of dedication will need to be surveyed. 2. Street lighting meeting City's lighting levels for arterial streets is required along the project side. 3. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM (3:00 -6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this would apply to commercial sites that generate 20 vehicles per hour. 4. Traffic impact fees for this use will be based on the number of rooms. Current fee is $1,038.59 per room. GENERAL COMMENTS 1. Separate permits and fees for storm connections, side sewer and water meter installations will be required. Planning Review Comments Clark Close I 425-43()c-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays is by permission only. No work is permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. Ran: May 28, 2015 Page 2 of 5 PLAN REVIEW COMMENTS LUAlS-000280 Fire Review · Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire mitigation impact fees are currently applicable at the rate of $0.61 per square foot. No charge for covered parking area. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the building. It appears adequate fire flow is available in the area. Hydrants are required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code, some of the existing hydrants do and some do not. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Dead end access roadways exceeding 150 feet will require an approved turnaround. Vertical clearance is minimum 13 feet 6 inches. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. 5. 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 a 40 inch by 84 inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems Police Review. Comments Recommendations: 184 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Holly Trader f 425-430-7519 I htrader@rentonwa.irov Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction or storage trailers should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy duty deadbolts with a minimum 11/2" throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. Glass windows in construction trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs allow officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED COMPLEX All exterior doors (to include the structured garage) should be made of solid metal or metal over wood, with heavy duty Ran: May 28, 2015 Page 3 of 5 PLAN REVIEW COMMEl'4 1 S LUAlS-000280 Police Review Comments, continued HollyTrader I 425-430-7519 I htrader@rentonwa.gov deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. All strikeplates should have 2 1/2 to 3" wood screws. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing or gates, as these areas could be vulnerable to crime due to the lack of natural surveillance by hotel guests or staff. It is recommended that all commercial areas be monitored with recorded security. It's common for hotels to experience theft, burglary and/or vandalism especially during the hours of darkness. This particular part of Renton (following commuter hours) is very quiet, which tends to attract property thieves. An auxiliary security service should be used to patrol the property during random times, preferably between the hours of 10:00 p.m. and 6:00 a.m. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee or guest entrances should have coded access to prevent trespassing. Exterior doors should be checked routinely to insure they are not being propped open (this includes the structured garage). This is a common occurrence, especially when hotel guests or employees go outside to smoke, take out the garbage, etc. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both guests and employees. The structured garage will be a very tempting target for auto thieves. Theft from motor vehicle and auto theft are prevalent, and with this garage housing vehicles utilized by travelers, there are likely to be items of value left inside (luggage, clothing, electronic equipment, GPS units, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside this garage, an overabundance of lighting, and a noticeable presence of courtesy patrol -especially between the hours of 10:00 p.m. and 6:00 a.m. I strongly recommend this garage be limited access and that a fob or security card system be utilized. During the summer months, there will be a very large influx of vehicles brought into the area, with very little parking to accommodate. Beach goers will be searching for alternative places to park their cars and with the garage being private property. Police will not be monitoring, towing or citing vehicles inside this structure. You may also want to provide temporary tags for your hotel guests to hang by their rearview mirrors, designating their vehicle as an authorized hotel guest's car. Landscaping should be installed with the objective of allowing visibility-not too dense and not too high. Too much landscaping will make guest and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary, theft, malicious mischief, etc. If this hotel will not be on a 24 hours a day/ 7 days a week schedule, there will need to be a keypad Knox box provided for Police and Fire so emergency personnel have access keys, fobs, or security cards to all areas of the hotel and garage structure. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Technical Services Comments Bob Mac Onie I 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Site Plan: Bob Mac Onie 05/04/2015 The various pages of the site plan that show the site boundary geometry does not include bearing to center information of non-tangent curves along the boundary. The basis of bearing is purported to be two City of Renton Survey Control Network monuments but the relative position of the site to these monuments is not shown in the site plan documentation. This would be useful for validating the geometry shown. Ran: May 28, 2015 Page 4 of 5 PLAN REVIEW COMMENTS LUAlS-000280 Community Services Comments Leslie Betlach I 425-430-6619 I lbetlach@rentonwa.gov Recommendations: A. ENVIRONMENTAL IMPACT COMMENTS (from Community Services) B. POLICY RELATED COMMENTS 1. The minimum Bike Lane width is 5' (not 4') when there is a curbed roadway. Please revise. 2. Request clarification that sufficient employee parking will be available due to the request for "Modification for R.O.W. Improvements." 3. No parking within Coulon Park. C. CODE RELATED COMMENTS No comment provided. Ran: May 28, 2015 Page 5 of 5 Department of Community and Economic Developn it NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMIITEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance Mitigated (DNS-M) for the following project under the authority of the Renton municipal code. Residence Inn by Marriott LUA15-000280 Location: 1100 Block of Lake Washington Blvd. N .. The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, a front yard setback variance, a critical area variance, a parking modification, and a street modification in order to construct a 146-guest room hotel and structured parking area. The site is located in the UC-N2 zone. Access to the 5-story hotel is proposed via Lake Washington Blvd N. The site contains critical and sensitive slopes and moderate landslide and high erosion hazards. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on June 26, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on July 14, 2015 at 11:00 am to consider the submitted application. lfthe DNS-M is appealed, the appeal will be heard as part ofthis public hearing. Interested parties are invited to attend the public hearing. Publication Date: June 12, 2015 Department of Com--unity and Economic Developmc, ,t NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITIEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance Mitigated (DNS-M) for the following project under the authority of the Renton municipal code. Residence Inn by Marriott LUA15-000280 Location: 1100 Block of Lake Washington Blvd. N .. The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, a front yard setback variance, a critical area variance, a parking modification, and a street modification in order to construct a 146-guest room hotel and structured parking area. The site is located in the UC-N2 zone. Access to the 5-story hotel is proposed via Lake Washington Blvd N. The site contains critical and sensitive slopes and moderate landslide and high erosion hazards. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on June 26, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, 425-430-6510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on July 14, 2015 at 11:00 am to consider the submitted application. lfthe DNS-M is appealed, the appeal will be heard as part ofthis public hearing. Interested parties are invited to attend the public hearing. Publication Date: June 12, 2015 Leslie Betlach Plan Review Routing Slip RECEIVED Plan Number: LUAlS-000280 Name: Residence Inn by Marriott MAY O 1 2015 Site Address: 1100 Block of Lake Washington Blvd. N. co~S!TY Vf REN, U/11 MMUNITY SERVICES Description: The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and one Exception through Modification in order to construct a 146 guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way Nat 1100 Lake Washington Blvd N. The project site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone. The proposed 124,330 square foot hotel would be 5 stories in height (75' above grade) including the parking structure. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N. The site contains critical and sensitive slopes and high erosion hazards. The applicant is proposing to retain 11 of the 60 trees within the 1.17 developable acres of the site. The existing site is used as temporary overfiow employee parking from Gene Coulon Memorial Beach Park. The estimated earth work quantities are 17,800 cubic yards of cut and 1,000 cubic yards of structural fill. The project will include a water quality detention vault at the project entrance and approximately 8 feet of right-of-way dedication along Lake Washington Blvd N. The applicant is requesting Exception through Modification for right -of-way improvements along the south property for a distance of approximately 100 feet and a reduction in the parking ratio that would~ parking for the employees. In addition the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. The applicant has submitted an Arborist Report, Critical Areas Exhibit, Geotechnical Engineering Study, Traffic Study, and a Preliminary Technical Information Report with the application . Review Type: Community Services Review-Version 1 Date Assigned: 05/01/2015 Date Due: 05/15/2015 Project Manager: Clark Close Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/Glare Historic/Cultural Preservation Recreation Airport Environ men ta I Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added . x=~~m 15,:k,._(~;~ I~ 5' (!JOH,)~ ftv.~ I~ &1 curb<cl eoaol ~c::f., Pf...e.ers-<..,. 74.uz~. , f ~ , . ~t./?:::.l;~~:Sf,t;7~71~~d::f1:;,:;::u~~~ tJil ft\-11-Y-l~~~f\/~~· 4id~fA-~tt,;vt;l 5-{o-/S j,,1,t,;\< Signature of D1rectororuthonzed Representat,ve Date 'O ~-·r Cityof, f:'~ --------1 ( f~ l l [ () l J ~ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE·MITIGATED (DNS-M) A Mntet AppllcaUon h .. bHnfhd ond KC11$Rffwlthth•Dllp•rtmonl DfCcrnrnunltf .. Eall\Offi<D .. olapmont (CEDI-Plan,..n1DM1(anoftm1Clt,ofR,i11tan.Thol<lllal0n,,.britftvdu<tlbathlappijut11111ondtho__., P"bllcllppravoll. lANDUSENUMIIER: LUPJ.!i.(J[l(J21D,EO',SA-M,5-A,MD1l,VAR APPUCANT/P~OJKl'CONl.l,(fP(1l5,()N, Mt¥1,l01S KunJtnMn/'fal'*1/-l~<lfd11t9CU/7730i..a,,,w1yNE/ R....,_,WANOn/---.U1' E"""°'-l($U.C,)~,Mut.,.Plan/4111......i.V1rtonce, Modlnc.tlan,H..ir.Eum....,.StoPlan- 81AkllrcPonnlt.CcMnlellollllflmlt,RNll'emllt,$1pl'emllt Arbollsellopoff.Dr1ln1p~Geotldrica(Rtport,Trafficl"'l*f Study',111dCrltlcllAnulmPHts 11ycuw0Udlko1obomacloafl'l~Cfrecord1orec~wfurthor"1formatklnonrt,1spropo,edproJ.c,complete!N• fnrmond nrtumta: C1ty<>fRonton,O:D-P11N'M"10Mllon, 105SSo. G~dyWoy, Ronton, WA980S7. Namojn, ND: llt!!lklff<I! Inn t,y 1,1ffliott/LUA15--000lB0, EO:, SA--M,S-A, MOO, VAR , ________ CJTY/!;TATI/IIP. ____ _ ~~ty~i -----. -----"'''1f) ~ nt ff),[I Locatlanwheroapplbtlonmoy b• rnlew.d: Oepartmont of Cammunrtv • 6:oncmk l)eyflopmon1 (cm)-Plonnln1 Ol•~lon, SI .. ~ Root Rent"" City 111111, J.aSS Soud1Grody WIJ, llarrton, W .. 98057 CON5ISTtNCV0VfRVIEW> Ionlna/llndUse: Envlronmtntl!OO<um1nt<lhri P.Jbl c ll!WinR 1UDradw:!Y1rb1dul,d(W MY I' 101' brfnre lb, llrDIPn Hrad•sF,amlntcnflrntnnCq nEIIO!amRCcu1n.ooomon10,111,n""'°' R•ntmOtyHallloatedatl055SoulhGradywav The<0bJect11U!~d••l..,.te,IIJrliHC.,,terNonhlCOMPU=l,•ndOESIGH D~ICl"'C'on!h1CltyoflwntnnCompl'81el\SIV0UndU"'Map,ndl/C./Qon tOeClty'1ZonlnJMoP EvalurioU..PropooHProjtct: Env,mrvnental(S£P,.)01ecUst Oewlopmllt'QR .. lhtbm UoedForllrafKt~on: Tho project .. 111 bl 5Ubject ID tho Cit(• SEP .. ordlrMn<e, AMC W-um: ond o,ll.,appll1:11blomdu1ndro,ula~onsaapproprjnl. Pr<,pose;I Mltiptlon ""'-Tho lolo,olne: Mltlptlon Mouunu w,I II~ tie lmpo<ed on 1hl propoood project. n.e..-=dtdMltlplklnMasuruaddreSI prvjectl<npaetlnot cow,redbymlstln1~•ndregula1lons11t1ted,bcva. •compi/ana,W1t1,theprovldedGtort1r:hni<a/~. • Compl/a=w,rhtli•prtJvithdT,r,n<IJOrtmlon~ort. COIIIIMffU0111h11bcM,o~mustNM1bmlltodlnwrllqtoClln<t1.C1-.-P1on-,CED-1'11Mlrlf OM.Ion, lD55 5alrlh Gnd,W.,, Rmlon,.WA IIIOS7, bJ 5:0DPIII on Ma, U, Dill. Tblsmmerll-r..-.i, ""1eduloclf9f1publl<hurt"1"onluly14,20lJ,otll:Dllln1,CoundlChamber1.SM!nthFl ... r,H1ntonCltyH1~,lOSS Soulll!irsdyWoy,Renton.lfyoua,.lnt1rntedlnattondl11fthehH~fll.plo ... canlacl:thePlannln10Mslontoensu,. thatttleheorln,rh,snotboe,,roschotduledat(425)4311-1157!.FDl!owln1~iu...-.c.cftt.!.EPA0.tarmlna~on,you may illll appur olthe Mll~"I IM ?feslnll"'Lr cornmena ....,.,dlna tho propmol briire the HH~OI Examiner ~'fClu h•~<11<ut!<ln>1bo111:tluprDPoa~or,005"tobomod1apa,tycfrecordandrect!Ytaddltlan1llnklrmat1onbvm1II, µht.,s1canla<llh•prDJectmana11r.Anygnawho,utimltswritti!ncommont,;wlllaLllamatlcalt,,bftco""1?1,tyal'1<Xlrd andw1llbenarrfladaf1oyded!lonon1'.til1project. CONTActPERSON:CarlrH.Close,~P1111nar;Tel:[4251.U0.7ZU;Emall:«!a,seflrtmtoflwa....,, CERTIFICATION I, [l-/tflf'--; If. C ,___u;c-• hereby certify that _3 __ copies of the above document were posted in ___:]__ conspicuous places or nearby the described property on Date:. __ 5~/_, ~/ _1 s _____ _ Signed: ()}.Ji #'. if~ STATE OF WASHINGTON 55 COUNTY OF KING I certify that I know or have satisfactory evidence that C.. I c,t\< \\ ( \.,s" signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument, On the 1st day of May, 2015, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Agencies Kurt Jensen/ Yezi Han Western International Dated: m°t! I ;)C,i 5' I See Attached Applicant Owner Notary (Print): ___ _._l-Jp......._(b..,._ __ 3?.,__,.,zw'-""''-. .,,..:JI(._..£ ___________ _ My appointment expires: _Ar ,_a . 1 -, a 5-, "'IJ r oc 11 dOt Residence Inn by Marriott LUAlS-000280, ECF, SA-M, S-A, MOD, VAR template -affidavit of service by mailing Dept. of Ecology** Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv.1 MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers ... Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Timothy C. Croll, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Muckleshoot Indian Tribe Fisheries Dept.** Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box47703 39015 -172"' Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 Duwamish Tribal Office • Muckleshoot Cultural Resources Program** 4717 W Marginal Way SW Attn: Laura Murphy Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Muckleshoot Cultural Resources Program** Environmental Planning Supervisor Attn: Erin Slaten Ms. Shirley Marroquin 39015 172nd Avenue SE 201 s. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98104-3855 WDFW -Larry Fisher• Office of Archaeology & Historic Preservation* 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler Issaquah, WA 98027 PO Box48343 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Tim McHarg Attn: Acting Community Dev. Director Director of Community Development 220 Fourth Avenue South 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Puget Sound Energy City of Tukwila Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official 355 110th Ave NE 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal liaison Mgr. 6905 South 2281h St Kent, WA 98032 *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 Checklist1 Site Plan PMT1 and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checkllst1 Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ** Karen Walter1 Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist1 Site Plan PMT1 & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us L erin.slaten@muckleshoot.nsn.us ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing PID TAXPAYER_NAME TAXPAYER_ADDRLINE TAXPAYER_CITY TAXPAHAXPAYER_ZIPCODE 823059033 BNSF RAILWAY COMPANY PO BOX 961089 FORT WORTH TX 76161 3344500390 BRE-FMCA LLC C/0 BRE PROPER 525 MARKET ST #4TH FLR SAN FRANCISCO CA 94105 823059055 BUILDING CAT SOUTHPORT L 1083 LAKE WASHINGTON BRENTON WA 98056 823059168 HOWARD ENTERPRISES INC PO BOX 79014 SEATILE WA 98119 3344500007 LEGACY RENTON LLC 6501 EAGLE ROCK AVE NE I ALBUQUERQUE NM 87113 823059231 LOWE'S HOME CENTERS LLC 1000 LOWES BLVD #NBTA MOORESVILLE NC 28117 823059218 PARK DRIVE II LLC 9125 10TH AVE S SEATILE WA 98108 3344500005 POOL BROTHERS 720 N 10TH ST #A-105 RENTON WA 98057 823059191 PUGET SOUND ENERGY/ELEC PO BOX 97034 BELLEVUE WA 98009 3344500006 RI RENTON LAND ACQUISITION 13647 MONTFORT DR DALLAS TX 75240 3344500045 SHERIDAN DENISE M+OGUNLEYE 11627 SE 210TH PL KENT WA 98031 3343903401 THANEDAR BALAKRISHNA+SANJIVANI 1707 NE 14TH ST RENTON WA 98056 Carv Fisher Western International 13647 Montfort Dr Dallas. TX 75240 Kurt Jensen Jensen Fey Architecture 7730 Leary Way Redmond, WA 98052 May 1, 2015 Kurt Jensen Jensen I Fey Architects 7730 Leary Way NE Redmond,WA 98052 Community & Economic Development Department C.E. "Chi p"Vi ncent, Administrator Subject: Notice of Complete Application Residence Inn by Marriott, LUA15-000280, ECF SA-M, S-A, MOD, VAR Dear Mr. Jensen: 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 June 1, 2015. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on July 14, 2015 at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy ofthe staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Associate Planner cc: Western International/ Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: May 1, 2015 LAND USE NUMBER: LUAlS-000280, ECF, SA-M, 5-A, MOD, VAR PROJECT NAME: Residence Inn by Marriott PROJECT DESCRIPTION: The applicant is requesting Master Site Plan Review, Site Plan Review, Environmental Review, two Variances, and one Exception through Modification in order to construct a 146 guest room hotel and structured parking area. The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way Nat 1100 Lake Washington Blvd N. The project site totals 124,691 square feet (2.86 acres) and is located within the Urban Center North -2 (UC-N2) zone. The proposed 124,330 sf hotel would be 5 stories in height (75 ft above grade) including the parking structure. A total of 147 parking stalls would be provided in a two-level parking garage and parking deck near the northern portion of the site. Access is proposed via Lake Washington Blvd N. The site contains critical and sensitive slopes and high erosion hazards. The applicant is proposing to retain 11 of the 60 trees within the 1.17 developable acres of the site. The existing site is used as temporary overflow employee parking from Gene Coulon Memorial Beach Park. The estimated earth work quantities are 17,800 cubic yards of cut and 1,000 cubic yards of structural fill. The project will include a water quality detention vault at the project entrance and approximately 8 feet of right-of-way dedication along Lake Washington Blvd N. The applicant is requesting Exception through Modification for right-of-way improvements along the south property for a distance of approximately 100 feet and a reduction in ·the parking ratio that would exclude parking for the employees. In addition the applicant is requesting a variance from RMC 4-3-050 in order to construct within the critical slopes onsite and from RMC 4-2-120E in order to exceed the maximum front yard setback of five feet. The applicant has submitted an Arborist Report, Critical Areas Exhibit, Geotechnical Engineering Study, Traffic Study, and a Preliminary Technical Information Report with the application. PROJECT LOCATION: 1100 Lake Washington Blvd N (APNs 3344500006 and 0823059056) OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21(.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance-Mitigated (DNS-M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: APPLICANT /PROJECT CONT ACT PERSON: Permits/Review Requested: Other Permits which may be required: Requested Studies: April 27, 2015 May 1, 2015 Kurt Jensen / Yezi Han/ Jensen I Fey Architects / 7730 Leary Way NE / Redmond, WA 98052 / 206-660-2528 Environmental (SEPA) Review, Master Plan Approval, Variance, Modification, Hearing Examiner Site Plan Review Building Permit, Construction Permit, Fire Permit, Sign Permit Arborist Report, Drainage Report, Geotechnical Report, Traffic Impact Study, and Critical Areas Impacts 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: Residence Inn by Marriott/LUA15-000280, ECF, SA-M, S-A, MOD, VAR NAME:---------------------------------- MAILING ADDRESS: _______________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: _____________ _ Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Department of Community & Economic Development (CED}-Planning Division, Sheth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for July 14, 2015 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated Urban Center North (COMP UC-N), and DESIGN DISTRICT 'C' on the City of Renton Comprehensive Land Use Map and UC-N2 on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-120E and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. Compliance with the provided Geotechnica/ Report. Compliance with the provided Transportation Report. Comments on the above application must be submitted in writing to Clark H. Close, Associate Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on May 15, 2015. This matter is also tentatively scheduled for a public hearing on July 14, 2015, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested In attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please 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: Clark H. Close, Associate Planner; Tel: (425) 430-7289; Email: cclose@rentonwa.gov DEPARTMENT OF COMMUN!" .• AND ECONOMIC DEVELOPMENT Print Form Reset Form Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: ~J~/J;flC>~ PROJECT OR DEVELOPMENT NAME: R.651t:,e"-'Ce It-HJ !N MARJ.:.lcrff PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 1%,41 Ht>~ e7g.1\€ l lt'O L.Af::E WA-Gftl~T~ BL\/'D. CITY: Mt.U6' ,x ZIP 1'5'2.40 TELEPHONE NUMBER: q7z. "'*· 8b'l'f KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): oez.?o;--"7t>5b-c,+ APPLICANT (if other than owner) :;'?44st>-ooob-oz NAME: l':UILT"" JeJSaJ / Ya1 1-1-Ar-,J EXISTING LAND USE(S): 1/ACAJ,JT COMPANY (if applicable) JEtJSel,.l / Fe( kRCHrrectS PROPOSED LAND USE(S): +fv'reL... EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDREss 17?0 ~AA-Y WAY ~c al Ji; E'1, I LMJ() tASe PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: R6Df...1or,JP, V\JA ZIP: 1fiDS2-(if applicable) TELEPHONE NUMBER: 2Db. h6o. 2.r;28 EXISTING ZONING: UC-'-'Z. CONTACT PERSON PROPOSED ZONING (if applicable): NAME: SAl-'IE A-f, APPt..tuWf SITE AREA (in square feet): SS·, '126 + ,s, 'lM, -= r24, b"l 1 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 1,072 '5F- SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: f.J/ A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) tJ/A TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 2- NUMBER OF NEW DWELLING UNITS (if applicable): tJ/ A <" ~ i\f' -) :~ ';' ''] H:\CED\Data\Forms-Temptates\Self-Help Handouts\Planning\Master Application.doc Rev: 02(2015 ,· ~~~~~~~~_P_R_O_J_E_C_T_I_N_F_O_RMAT~IO_N~(c_o_n_t_in_u_e_d~)~~~~~~~ NUMBER OF EXISTING DWELLING UNITS (if applicable): t-la.l6 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 1'J01'JI; SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): IJ/ A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NC~Eo SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): tJ/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): "Ii, b4(, SF ,.lb NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): PROJECT VALUE: -ft, I "I , 7')(), ooo IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO 0 FLOOD HAZARD AREA g"' GEOLOGIC HAZARD ___ sq.ft. 32.i~sqft. a HABITAT CONSERVATION ___ sq. ft. a SHORELINE STREAMS & LAKES ___ sq. ft. a WETLANDS ---sq. ft. LEGAL DESCRIPTION OF PROPERTY !Attach leaal descriotion on seoarate sheet with the followina information included} SITUATE IN THE ll'E '/4 IJIU 1f.l. QUARTER OF SECTION ~. TOWNSHIP 2?~ , RANGE t;E , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP -~-~--~._.,.--r--/l~_6°~€_,_ ___ .. declare under penalty of pe~ury und~ laws of the State of the current a er of the property involved in this application or l.KJ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the · fonna · n herewith are in all respects true and correct to the best of my knowledge and belief. Date VVA'.jl-!iMi-N )[t:\elS ) ss couNTYOFlfflffl ) Da.ttzs 1 certify that I know or have satisfactory evidence that fY1 ·1QV1 a LI rvlt1,,n1J Vl&/ signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentiontd in the instrument. mavcvi ?..J.1.Dt5 ~~ ~. ~-' Dated NotaryPuhlicTr,@,df~~ [('X::.<j KATHRYN LAYTON My Commission Expires September 6, 2017 ~{Y] l'lj\!l lA,{\]}VJ Notary (Pnnt): My appointment expires: H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc Rev: 02/2015 RESOLUTIONS BY THE WRITTEN CONSENT OF THE SOLE MEMBER OF RI RENTON LAND ACQUISITION (BGC), LLC March 25, 2015 The undersigned, being the sole Member of RI RENTON LAND ACQUISITION (BGC), LLC, a Texas limited liability company (the "Company"), does hereby declare that when he has signed this consent, the following resolutions shall then be consented to, approved, and adopted to the same extent and to have the same force and effect as if adopted at a special meeting of the Members of the Company duly called and held for the purpose of acting upon proposals to adopt such resolutions: RESOLVED, that any officer of the Company, including, but not limited to, B, Gene Carter, Michael H. Mahoney and/or William Bagwell, be, and is hereby, authorized and directed to do any and all things deemed necessary or advisable and in the best interest of the Company, in connection with the Company executing such documents as may be necessary and advisable in connection with the Land Use Permit Master Application Form relating to that certain real property situated in Renton, Washington (the "~") together with any other documents relating thereto in connection with development of the Property (collectively, the "Transaction"); FURTHER RESOLVED, that any officer of this Company, including, but not limited to, B. Gene Carter, Michael H. Mahoney and/or William Bagwell, be, and is hereby authorized and directed to accept, execute and deliver any and all documents deemed necessary or advisable in the name of the Company, to consummate the Transaction; FURTHER RESOLVED, that the seal of the Company and the attestation of the signature of any officer of the Company by the Secretary or an Assistant Secretary, if any, will not be necessary, but if the seal or such attestation is required by any party in connection with any of the transactions contemplated by these resolutions, the Secretary or any Assistant Secretary, if any, of the Company is hereby authorized to attest. for and on behalf of the Company, the signature of any officer of the Company upon any instrument, document or other writing executed on behalf of the Company, and to affix the seal of the Company thereto; FURTHER RESOLVED, that any officer of the Company. including, but not limited to, B. Gene Carter, Michael H. Mahoney and/or William Bagwell, on behalf of the Company, is hereby severally authorized to (a) sign, execute, certify to, verify and acknowledge, deliver, accept, file and record any and all other instruments and documents, and (b) take, or cause to be taken, any and all such action, in the name and on behalf of the Company, as, in the judgment of any such party, is necessary, desirable or appropriate in order to consummate the Transaction contemplated by or otherwise to effect the purposes of the foregoing resolutions; 6573300v I FURTHER RESOLVED, that the transactions contemplated by the foregoing resolutions are reasonably expected to benefit the Company. both directly and indire~lly. [The remainder of this page is i11tenlio11ally left hlankj TN WITNESS WHEREOF, the undersigned has executed this consent as of the date first above written. 8. (iene Carter, Sole Member Resolulions -Si>;naturt:' Pa,t,t' ~ D£SCRIPll0N: (PER STEWART Tl1L£ GUARANTY COtAPNff ALTA COMMITMENT ORDER NO. 01146-24833 DATED AUGUST 7, 2014 AT 8:00AM) PARCEL k THAT PORTION Of GO\IERNMOO LOT 1 o, SECTION 8, TOWNSHIP 2.l NORIH, RANGE 5 EAST, W. M., 0, KING COUNTY, WASHNGTON, DESCRIBED AS FOi.LOWS: BEGlNNING Al THE NORTHEAST CORNER Of G<MRNMENT LOT 1, SM> POINT BEN. THE NORTHWEST CORNER OF THE NOR1l£AST 0UARTER OF SAID SECTION B; THENCE WESTERLY ALONG THE NORTH LINE OF SAID LOT 1, A DIST.INCi: OF 751! FEET, MORI: OR USS. TO A POINT 1 DO FEET DISTANT EASTERLY FROM, MEASURED AT RICH! ANGLES TO, THE Cl:NTER LINE Of PACllC ~ RAILRCllll COMPN«S LAKE WASHINGTON BR.INCH; THENCE SOUTHfASlrnl.Y ALONG A UNE PARALLEL WITH ANO 1 DO FEET DISTANT FROM. MEASURED AT RIGHT ANGLES TO, THE CEHT[R LINE Of SAID IW.ROID. A OISTI.NCE Of 221 FEET, MORE OR LESS, TO A POINT DISTANT 200 FEET SOOTHERLY FROM, MEASURED AT RIGHT ANGlES TO. THE NORTH LINE or SAID LOT 1; THENCI: EAST£RI.Y ALONG A LINE PARN..l.EI. WITH, ANO 200 FEET DISTANT FROM, MEASURED AT RIGHT ANGLES TO, THE NORTH LINE OF SAID LOT 1, TO THE EAST LINE Of SAID o»IERNMOO LOT 1; THENCE NORTH Al.ONO SAID EAST UNE TO THE POINT or BroNNINO; D<Cl:PT PORTION THEREOF LYING EASTERLY OF STATE RCIAO NO. 405; ANO D<Cl:PT THOSE PORTIONS AND INTIRESTS COINEYEO TO THE STATE Of WASIINGTON BY DEEDS RECORDED UNDER RECOROING NUMBERS 4762273 ANO 6189556. PAACEI. B: TRACTS 312, 313, 314 ANO 315. Of C. 0. HILLMAN'S LAKE WASHNGTON GNIDEN Of EDEN ADOITION TO SEA!Tl£ DIVISION NO. 5, ACCORDING TO THE Pu.T THEREOF RECORDED IN VOLUME 11 Of PL/.TS, PAGE(S) 83, RECORDS or KJNG COUNTY, WASHINGTON; [XC[Pl THE NORTHERLY 235 FEET THEREOF; D<Cl:PT THE WESTERLY 60 FEET OF SAID TRACT 312 COINE'I'[]) TO KING COUNTY FOR RCIAO BY DEED RECORDED UIUR RECOR(Jo,G NO. 10.ISOOS: D<Cl:PT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY D£E0 RECORDED UlllER RECORDING NO. 4660014; AND EXCl:PT THOSE PORTIONS THEREOF CONDEMNED BY TIE STATE OF WASHINGTON UNDER DECREI ENTERED JUNE 24, 19116 o, KlNG COUNTY SUPERIOR COURT CAUSE NO. 655276. -~-(1111)83/91) HOR1l< WJ.3'18" WEST, AS 1EASU1ED IElWEEl< CIIY or RENTON HORIZO~AL 00111Ra. IDfJIIENT NO'S 57 ,HD 71. lll!ll:AI.DIITUM: ltl<l1) 88 \tl!ID,l~ C11Y or ROOON VERIJCAL COHTROI. WOIOJMENI NO. 57, BENG A FOUHD W<CRETE MOtAAIDIT ~ COSE ll1TH A 3" BRASS m< a "X", ~. 0,50' AT ll<TEJtSEC1l(o, or NE 12TH STREET ~D EDIIONlS JO/ENJE NE Ell'l.•ffl."3 us Fm DIIIES~SIMMYt FIUl SUMY Ill' IIIIUIMJSEII CIJNSUUING-. IC <XllCJUC1ED II .1/JGUST, 2014 ..... u~--..,.,_, •-..,.,,., _ _.._ ,_ •• _,,.,. -- PRE-APPLICATION MEETING FOR RESIDENCE INN BY MARRIOTT AT 1100 LAKE WASHINGTON BLVD N PRE 14-001334 CITY OF RENTON Department of Community & Economic Development Planning Division October 16, 2014 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Jan Illian, 425-430-7216 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Devflopment ') Administrator, Public Works Administrator and City Council). C j FIRE & EMERGENCY SERVICES DEPARTMENT MEMORANDUM DATE: October 16, 2014 TO: Clark Close, Associate Planner FROM: Corey Thomas, Plan Review/Inspector SUBJECT: (Residence Inn by Marriott on Lake Washington -1100 Lake Washington Blvd N) PRE14-001334 1. The preliminary fire flow is 3,000 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. It appears adequate fire flow is available in the area. Fire flows exceeding 2,500 gpm requires a looped fire main around the building. Hydrants shall be equally spaced around the complex at a maximum spacing of 300-feet. Hydrants are required within SO-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code, some of the existing hydrants do and some do not. 2. Fire mitigation impact fees are currently applicable at the rate of $0.56 per square foot. No charge for covered parking area. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on the buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30- ton vehicle and 322-psi point loading. Dead end access roadways exceeding 150-feet will require an approved turnaround. Vertical clearance is minimum 13-feet 6-inches. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 6. 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 a 40-inch by 84-inch stretcher. 7. The b·uilding shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Page 1of1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: October 16, 2014 TO: FROM: Clark Close, Associate Planner Jan Illian, Plan Review g12 Residence Inn by Marriott 1100-Lake Washington Blvd PRE 14-001334 SUBJECT: NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. There is an existing 12-inch water main located in Lake Washington Blvd N (refer to City water project plans no. W-0327 and W-2131) that can deliver a maximum flowrate of 4,500 gallons per minutes (gpm). The static water pressure is about 120 psi at ground elevation of 40 feet. The proposed development is within the City of Renton's Kennydale 320-pressure zone water service area. 2. Based on the project information submitted by the applicant for the pre-application meeting, the City's Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 3,000 gpm including the use of an automatic fire sprinkler system. Fire flow demand exceeding 2,500 gpm requires a looped water main. 3. The following water main improvements will be required to provide water service for fire protection and for domestic use. A conceptual schematic layout of the water improvements is attached. • Onsite water main, minimum 10-inch in diameter, looped around the building. The new water main shall be connected to the existing 12-inch water main in Lake Washington Blvd N. A 15- foot wide unobstructed utility easement shall be dedicated to the City for the water main and appurtenances. Marriot Hotel PRE14~001334 Page 2 of 4 October 16, 2014 • Installation of fire hydrants as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City's review of the site utilities and roadway plan. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention. The DDCVA shall be installed in an outside underground vault. The DDCVA may be installed inside the building if it meets the conditions as shown on City's standard plan 360.5 for the interior installation of a DDCVA. • Installation of a domestic water meter. The sizing of the meter shall be done in accordance with the Uniform Plumbing Code meter sizing criteria. Meter size 3-inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. Installation of a reduced pressure backflow prevention assembly (RPBA) for the domestic water meter. The RPBA shall be installed behind the meter and inside a heated enclosure ("hot-box'') per City standard plan no. 350.2. The applicant/design engineer shall provide adequate room in the parking lot or in the landscape areas for the installation of the water meter(s) vault and fire sprinkler vault. The device may also be installed inside the building per City standard. • Installation of pressure reducing valves (PRV) for the domestic meter because the pressure is over 80 psi. • Installation of a landscape irrigation meter and double check valve assembly (DCVA). 4. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 5. The development is subject to water system development charges. Water system development fees will be based on the size of the domestic water, irrigation meter and fire service that will serve this proposed project. Fee for a 2-inch domestic water is $22,472.00. Fee for a 6-inch fire line is $18,259.00. Fee for a 1-inch irrigation meter is $2,809.00. A fee sheet is included with the packet to the applicant. Sanitary Sewer 1. There is an 8-inch sewer main in Lake Washington Blvd. 2. Sewer system development fees are based on the size of the new domestic waters that will serve this project. Fee for a 2-inch domestic water is $16,264.00. A fee sheet is included with the packet to the applicant. 3. Applicant proposes ground level parking garage. The building department will require floor drains and they will need to be connected to the sanitary sewer through an approved oil/water separator located outside the building, if feasible. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. Storm Drainage 1. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any 'special requirements shall be contained in the report. Marriot Hotel PRE14-001334 Page3of4 October 16, 2014 Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 2. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 3. Surface Water System Development fees of $0.491 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. Credit will be given for any existing impervious surface area. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 5. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation will be required and shall be submitted by the project Engineer of record to the Public Works Inspector. This project will require an onsite Certified Erosion Control Lead (CE5L). Transportation/Street 1. Existing right-of-way width in Lake Washington Blvd is 60 feet. This street is classified as a collector street. Minimum right-of-way width is 83 feet. To meet the City's complete street standards, street improvements fronting this site would include 22 feet of pavement from the centerline of the ro~ 1 1 a 0.5 foot of curb, an 8-foot planter strip, an 8 foot sidewalk for a total of 39.5 feet. Approximate~ 111, feet of right of way dedication would be required to install these improvements. 2. Applicant will need to submit a request in writing requesting a modification of the street frontage improvements as outlined in City code 4-9-2SOC5d. Staff will support the modification to allow the lesser standard. Letter should be addressed to Steve Lee, Development Engineering Manager. 3. Street lighting meeting City's lighting levels for Arterial streets will be required along the project side. 4. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM (3:00 -6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this would apply to commercial sites that generate 20 vehicles per hour. Traffic study guidelines are included with the pre-application packet. 5. The proposed 30-foot wide driveway shown on the site plan will need to be relocated to the north property line. The proposed location is south of the BNSF warning lights and crossing arm and north of the BNSF track which will not be allowed by BNSF and City due to safety issues. 6. Traffic impact fees for this use will be based on the number of rooms. Current fee is $1,038.59 per room. General Comments 1. There are several overheard power lines running through this site. The applicant should check with Puget Sound Energy to see if there are any limitations or restrictions building this project within their easements. Marriot Hotel PRE14-001334 Pag~ 4 of 4 October 16, 2014 2. Due to the site topography (slopes exceeding 30%) there may be special requirements for site slope stabilization, rockeries and retaining walls. These may impact utility improvements necessary to serve the site. Retaining walls greater than 4 feet in height will need to be reviewed under separate building permits. A licensed engineer with gee-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations. Locations of water and sewer mains will need to be considered in relation to the retaining walls. 3. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Professional Engineer. 4. All fees noted in the pre-application comments are subject to change. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M October 16, 2014 Pre-Application File No. 14-001334 Clark H. Close, Associate Planner Residence Inn by Marriott on Lake Washington 1100 Lake Washington Blvd N General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are .available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located on the east side of Lake Washington Blvd N just north of Houser Way N at 1100 lake Washington Blvd N. The project site consists of two parcels totaling approximately 2.86 acres in area and is located within the Urban Center North - 2 (UC-NZ) zone. The pre-application packet indicates that the proposal is to construct a 99,185 square foot hotel containing 145 hotel rooms, hotel lobby, hotel amenities, some structured parking, and surface parking. The proposed hotel would be six (6) stories in height. A total of 116 parking stalls would be provided for the overall project (approximately 60 structured parking stalls). Access to the site is proposed via Lake Washington Blvd. The site contains protected and sensitive slopes. Additionally, the site is .located in an erosion hazard area and a moderate landslide hazard area. Current Use: The site is currently vacant. Zoning: The property is located within the Commercial Neighborhood (CN) and Employment Area Industrial (EAi) land use designations and the Urban Center North -2 (UC-N2) zoning classification. The UC-N2 Zone is distinguished by redevelopment that will be sensitive to and take advantage of proximity to the urban shorelines along lake Washington and the Cedar River. The proposed hotel is a permitted use in the UC-Nl zone provided buildings oriented to H:\CED\Planning\Current Planning\PREAPPS\14-001334 Residence Inn by Marri Page 2 of 8 October 16, 2014 pedestrian streets have graund-f/aor commercial uses within them and structured parking is provided. The property is also located within Urban Design District 'C', and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of l~dscaping, building design, sign age and street furniture. Development Standards: The project would be subject to RMC 4-2-12DE, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "UC-N2 standards"). Minimum Lot Size, Width and Depth -There is a minimum lot size of 25 acres (Minimum lot size can be amended through Site Development Plan Review RMC 4-9-200). However, the minimum lot size would not be applicable to the proposal. There are no other minimum requirements for lot width or depth within the UC-N2 zone. Lot Coverage -The UC-N2 zone allows a maximum building coverage of 90 percent, or 100 percent if parking is provided within a building or within an on-site parking garage. The project proposal appears to comply with the lot coverage requirements of the zone. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the UC-N2 zone are as follows: 0 feet minimum and a 5 foot maximum front yard setback; and 5 foot maximum along a street. There are no other setbacks in this zone. Additionally, buildings that are immediately adjacent ta or abutting a public park, open space, or trail shall incorporate at lease, the features in items a_ through c. and shall provide itemd: a. Incorporate building modulation to reduce the overall bulk and mass of buildings; or b. Provide at least one architectural projection for each dwelling unit of not less than two feet (2'} from the wall plane and not less than four feet (4'} wide; or c_ Provide vertical and horizontal modulation of raof lines and facades of a minimum of two feet (2') at an interval of a minimum of forty feet (40'} on a building face or an equivalent standard which adds interest and quality to the project; and d. Provide building articulation and textural variety. Gross Floor Area -There is no minimum requirement for gross floor area within theUC-N2 zone. Building Height -The maximum building height that would be allowed in the UC-N2 zone is 6 stories along a residential/minor collector. The project proposed is a 6-story Residence Inn by Marriott, an extended stay hotel. Building elevations and detailed descriptions of elements and building materials are required with yaur land use application submittal. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC 4-4-090, Refuse and Recyclables Standards. For commercial developments a minimum of 5 H:\CED\Planning\Current Planning\PREAPPS\14-001334 Residence Inn by Marriott Page 3 of8 October 16, 2014 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Based on the proposed area of 5 s uare feet of commercial space the development would be required to provide .9 square ble deposit areas and 991.85 square feet of refuse deposit area ( m otal 1,487.75 square fee ~-The proposal would be required to demonstrate compliance with re andards of the code at the time of Site Plan Review. You can request a modification to the Refuse and Recycling standards per RMC 4-4-090F. Landscaping -Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum onsite landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. For example, all parking lots, with more than 14 stall, are required to provide 15 sf of interior parking Jot landscaping per parking space or all parking lots shall have perimeter landscaping. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12 shall be submitted at the time of application for Master Site Plan Review. Parking -Parking Spaces Required Based on Land Use: Modification of these minimum or maximum standards requires written approval from the Department of Community and Economic Development. USE I NUMBER OF REQUIRED SPACES COMMERCIAL ACTIVITIES OUTSIDE OF THE CENTER DOWNTOWN ZONE AND EXCEPT SHOPPING CENTERS: Hotels ', I A minimum and maximum of 1 per guest room plus 1 for every 3 employees. Maximum slopes for parking lots shall not exceed eight percent (8%) slope. Based on the proposal the minimum parking would require 145 parking stalls for the guest rooms and one for every three employees per RMC 4-8-080.F.10.e. The applicant is proposing a total of 116 parking stalls which would not meet the parking code requirements. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. Prior to determining support for the parking modification the applicant would be required to provide a parking analysis as part of the required traffic study. Parking may not be located between the proposed building and pedestrian-oriented public streets unless located within a structured parking garage. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. Proposed 2014 docket item #D-111 Parking Requirements is proposing a code change to Title IV which currently does not allow flexibility from the required number of parking stalls under the site plan review process. Applicants desiring to deviate from parking standards currently may request a modification through RMC 4-9-250D, Modifications Procedures. The proposed text H:\CED\Planning\Current Planning\PREAPPS\14-001334 Residence Inn by Marri Page 4 of 8 October 16, 2014 amendments will allow staff to grant a twenty-five percent (25%) reduction or increase through the site plan review process based upon satisfactory evidence that the number of parking spaces required by Title IV is either too high or too low. Proposed reductions or increases will need to be substantiated to the satisfaction of the Administrator. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 19 feet, compact dimensions of 8Yz feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. Compact surface parking spaces shall not account for more than 50 percent of the spaces in the surface parking lots. Outside of the UC- N2 zone the compact ratio ranges from 30% fo 50% depending on the type of use. For structured parking a parking stall must be a minimum of BY. feet x 15 feet; a stall that has greater than a 45 degree angle must be BY. feet x 16 feet. Structured compact stalls must have dimensions of 7Yz feet x 12 feet; a stall with greater than a 45 degree angle must be 7Yz feet x 13 feet. Compact structured parking spaces shall not account for more than 50 percent of the spaces in the structured parking areas. Structured parallel stall dimensions have a minimum of 9 feet x 23 feet also. ADA accessible stalls must be a minimum of B feet in width by 20 feet in length, with an adjacent access aisle of B feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. See RMC 4-8-0BO.F.8.g for ratios. Additionally, the proposal would be required to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Access -Driveway widths are limited by the driveway standards, in RMC 4-40801. Loading Space Required: Adequate permanent off-street loading space shall be provided if the activity carried on in such building requires deliveries to it or shipments from it. Loading space shall be in addition to required off-street parking spaces. No portion of a vehicle taking part in loading or unloading activities shall project into a public street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off-site or on-street maneuvering of vehicles. Buildings which utilize dock-high loading doors shall provide a minimum 100 feet of clear maneuvering area in front of each door. Buildings which utilize ground level service or loading doors shall provide a minimum of 45 feet of clear maneuvering area in front of each door. The site pion would be required to be revised in order to demonstrate adequate loading space for the proposed use. Pedestrian Access -A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Signage -Only one freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage, pole signs are not permitted within the UC-N2 zone. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet {150 square feet per face). The ground/monument sign is limited to 5 feet in height. H:\CED\Planning\Current Planning\PREAPPS\14-001334 Residence Inn by Marriott Page 5 of 8 October 16, 2014 In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the fac;ade, to which it is applied, are also permitted per RMC 4-4-100. Building Design Standards -Compliance with Urban Design Regulations, District 'C', is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. If you are unable to meet the prescriptive standards of the code the applicant would be required to demonstrate compliance with the intent and guidelines of the respective section that includes the standard. • Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street-oriented fac;ade. • The applicant must successfully demonstrate that the surface parking lot is designed to facilitate future structured parking and/or other infill development. Exception: If there are size constraints inherent in the original parcel. All surface parking lots shall be landscaped to reduce their visual impact. Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. • The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and non-vegetative elements, reinforces the architecture or concept of the development. • All buildings and developments with over 30,000 square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space (see illustration, subsection RMC 4-3-100.E.4.2.a) according to the following formula: 1% of the site area+ 1% of the gross building area, at minimum. Critical Areas -The site contains protected slopes (40% plus) and sensitive slopes (20% -40%). Additionally, the site is located in an erosion hazard area and a moderate landslide hazard area. Therefore a geotechnical hazard study would be required at the time of land use application. The report will be required to address the following: • The proposal will not increase the threat of the geological hazards to adjacent or abutting properties beyond pre-development conditions; • The proposal will not adversely impact other critical areas; and • The development can be safely accommodated an the site. An independent secondary review may be required. Additionally, development is prohibited on protected slopes. This restriction is not intended to prevent the development of property that includes forty percent (40%) or greater slopes on a portion of the site, provided there is enough developable area elsewhere to accommodate building pads. If construction proposed within a protected slope a Critical Areas Reasonable Use Variance would be required, Special Review Criteria for the Reasonable Use Variance are the following: H:\CED\Planning\Current Planning\PREAPPS\14-001334 Residence Inn by Marri Page 6 of8 October 16, 2014 a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; b. There is no reasonable use of the property left if the requested variance is not granted; c. The variance granted is the minimum amount necessary to accommodate the proposal objectives; d. The need for the variance is not the result of actions of the applicant or property owner; and e. The proposed variance is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-2SOF are followed. Lot Combination -The applicant would be required to complete a lot combination application or lot line adjustment as part of the project, should the building footprint continue to cross both property boundaries, as shown in the site plan. Environmental Review -The proposed project would be subject to Washington State Environmental Policy Act {SEPA) review due to the size of the project and critical areas onsite. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements -Master site plan review is required for all development within the UC- N2 zone. The purpose of the Master Plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. The Master Plan process allows for analysis of overall project concepts and phasing as well as review of how the major project elements work together to implement City goals and policies. Master Plan review allows for consideration and mitigation of cumulative impacts from large-scale development and allows for coordination with City capital improvement planning. Master Plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. Staff encourages the applicant to work with the developer of the Hampton Inn, located at 1300 Lake Washington Blvd N, for master site plan approval. The applicant shall submit a complete Administrative Site Plan application for the development within the specified time frame if the Site Plan is not combined with the Master Site Plan application. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses; H:\CED\Planning\Current Planning\PREAPPS\14-001334 Residence Inn by Marriott Page 7 of 8 October 16, 2014 c. On-Site Impacts. Mitigation of impacts to the site; d. Access and Circulation. Safe and efficient access and circulation for all users; e. Open Space. Incorporation of public and private open spaces to serve as distinctive project foe.al points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems.where applicable; g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements -such as the number, size, brightness, lighting intensity, and location -to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and tJ/tt-i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Master Plan and Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Master Site Plan application fee is;$2,000 and the Site Plan Review application fee is also $1,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. The application fee for the Critical Area Variance would be $1,200, if necessary. The application fee for a Lot Line Adjustment is $450. The application fees for modifications are $100 each. There is an additional 3% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees are required. Such fees apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2014/2015 are as follows: + A Transportation Impact Fee based on $1,038.59/$1,464.44 per each hotel room; + A Fire Mitigation Fee based on $0.56/$0.59 per square foot of hotel building area. A handout listing all of the City's Development related fees is attached for your review or is available at www.rentonwa.gov. H:\CED\Planning\Current Planning\PREAPPS\14--001334 Residence Inn by Marri Page 8 of 8 October 16, 2014 Expiration: The Hearing Examiner shall determine, and document in writing, an appropriate expiration date for the Master Plan, granting !!Q to five (5) years. The applicant would be required to specifically request an expiration date os part of the formal land use application. Upon site plan approval, the site plan approval is valid for two (2) years with a possible two-year extension. The approval body may require a public hearing for such extension. H:\CED\Planning\Current Planning\PREAPPS\14-001334 FLOOR AREA STRUCTURED PARKING LEVEL 1 LEVEL2 LEVEL3 LEVEL 4 LEVEL 5 LEVEL 6 TOTAL TOTAL PARKING 10,720 sfx2 = 21,440 sf 4,150sf 7,165 sf IT,JTS"lf 10,430.sf 19,3ti0Sf 19,3ti0Sf 19,360 sf 19,360S_f 99j185 d ll&stads RESJDENCE INN MARRIOTT Renton, Washington JENSEN FEY ARCHITECTS 9.23.2014 -~ \ . ...c; \ \,\ •..... ···' / -,/(\_ .. ~\ .,,,..,-,;I(' \ \ \ I,· .. ,··~\ '' .. · \ ,v<~ \ \ .. \ • • '.~(\'\:~- 17· ,/'\ \ \ ' ' @ . \ \ 6 \\. ·\ \ • . ,' ~/ ~\ \. \ \ . \ \.'., \:\\ :., :~\ \ 10120,f ,,, • \ \ .-<'\ ,./ /~ rnwcru.',,,.- 0 " , ,Q \\~<'~ '. , 1AJ +st:s· ·"io ) / \ . \6 :~·('\ ' \ ' .. "' ............. .'• '" (\ \ \ ·~,:,: \ \ \. @ . \ \ \) .._.\ ,.,,,~;,,-~~:-K\ \ ,~!.,..... . \ \ \ ·\_\) ........ \ \ _,,, \ \ \ \ '\9' .. \ ..,... , .. H .. ~ . 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CITYOFR!:MTON KINQCOIJNTY Uol.MOl"l'f,'~ON 136 0 68 136 wGs_ 1984_Web_Mercator_ Auxiliary_ Sphere City of Renton COR Maps Feet Information Technology~ GIS RentonMapSupport@Rentonwa.gov 1011612014 This Addresses ParceJs [] 1st Floor 0 1st Floor 0 2nd Floor 0 1st Floor 0 Other Buildings Buildings Siles Omer Municipal Govemrne'lt F,;dl1ty Comn1un,ry/Rec1eat1on Ceriter library Museur [ijB l-lreStal1MIEMS Stat·on Ai,port RunwaylA1rfieid ParX Ooensp<1ce GolfCcurse Greenhouse, Nursery Undeve1oped f-'arl< Ii Parking Loi Stnic:lure I Garage Zornng Ill i-sC ResOL.rceConsr:rvation R-1 Reside1t,al 1 du/ac: i-,:.4i-;!es1de11t1al4du/ac R-B Residential 8dJ/ac Notes RMH Res1de~'.1al Manufactuam"f Hnmes ,~-10 Rcs1dent1al IOdulac 1100 Lake Washington B'vd N APN 3344500006 APN 0823059056 0 I City of Renton e I Finance & IT Division -•... DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: COMMENTS: Do not survey trees In open space tree protection Arborist Report 4 06f,G. area In protected slopes. Do not provide a tree health plan, limits of disturbance or analysis of retained trees. Biological Assessment 4 Calculations 1 Colored Maps for Display 4 Construction Mitigation Description 2 AND 4 Deed of Right-of-Way Dedication 1 Density Worksheet 4 C)6t-c- Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural ,ANo• Environmental Checklist 4 Existing Covenants (Recorded Copy) lAND• Existing Easements (Recorded Copy) 1AND4 Flood Hazard Data 4 C)6t-c- Floor Plans 3AND4 Geotechnical Report 2AND, Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 C)6t-c- Improvement Deferral 2 Irrigation Plan 4 PROJECT NAME: Residence Inn by Marriott DATE: 4/1/15 C:\Users\cclose\Desktop\Waiversubmittalreqs.docx Rev: 02/2015 C -,_! ' ... _ • LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual• Landscape Plan, Detailed 4 Legal Description, Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions, Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan, Pre-application Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan, Screening Detail 4 Shoreline Tracking Worksheet, Site Plan 2AND4 Stream or Lake Study, Standard 4 D6/-C-- Stream or Lake Study, Supplemental 4 O(,t,c... Stream or Lake Mitigation Plan 4 D6/-C-- Street Profiles 2 Title Report or Plat Certificate 1AND4 Topography Map, Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis, Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 D6/-C-- Wetlands Mitigation Plan, Preliminary 4 O(,t,c... C:\Users\cclose\Desktop\Waiversubmittalreqs.docx Rev, 02/2015 --. "'""" LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND, Lease Agreement, Draft 2 AND, Map of Existing Site Conditions , AND, Map of View Area 2AND3 Photosim ulations , AND, This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning C:\Users\cclose\Desktop\Waiversubmittalreqs.docx WAIVED MODIFIED COMMENTS: BY: BY: ~ Rev, 02/2015 IIl!I Jen sen Fey April 22, 2015 Project Name: Project Size: Zoning Designation: Current use of the site: Special Features: Statement addressing Soil type and drainage Conditions: Residence Inn by Marriott 1100 Lake Washington Blvd Renton, WA Project Narrative The site area is 124,691 sf The guest room unit count is 146 units. The parking structure has 147 stalls The building is 124,330 sf including the parking structure and 100,000 sf excluding the parking structure The 2 story exterior parking decks 20,500 sf The building height is 5 stories. The site square footage is 126,200 sf Lot coverage is 29% UC-NZ and lies within the Cn and EAi land use designations. properties are within the same zoning designataion. vacant The site is a variety of flat, sloping and steep slopes. Adjacent A geotechnical report for the site has been prepared by Earth Solutions NW dated November 20, 2014. The site is comprised of dense to very dense silt and sand deposits. The Justice White House 7730 Leary Way Redmond, WA 98052 425.216.D318 fax: 425.216.0329 Proposed Use of the Property: Hotel; the hotel will contain 146 guest rooms and 14 7 parking stalls. The Proposed off-site improvements: Total Estimated Const Cost: Estimated quantities and type of fill: Number, type and size of trees to be removed: Explanation of any land to be dedicated to the City: Any proposed job shacks, sales building will be five stories Lake Washington Blvd will be widened by approximately 8 feet dedicated to the city. An additional 22 feet of frontage will include a curb, planter strip and sidewalk and additional landscape features. The street improvements will be also be continued approximately 110 lineal feet south of the property along Lake Washington Blvd. The construction cost is estimated to be $19,500,000.00 The estimated earth work quantities are 17,800 cy of cut and 1,000 cy of fill. The type of fill will be strutrual fill that may be native soil ( depending on mositure content) or granular soil. Refer to sheet number TR 1 of 1 for the tree retention plan. Lake Washington Blvd will be widened by approximately 8 feet and dedicated to the city. An additional 22 feet of frontage will include a curb, planter strip and sidewalk and additional landscape features. trailers, or model homes: The job, while under construction, will contain several job trailers. Once construction is complete, the job trailers will be removed. There will be no sales trailers or model homes. Any proposed modifications: Any proposed variances: The project will consist of two modifications; 1. Right away improvements continue to the south property for a distance of approximately 110 south of our SW property line feet. 2. A reduction in the pakring ratio that willl exclude parking for the employees. The project will require two variances; 1. Construction within the 40% slopes of the site 2. The building will be set back from the front property line 30 feet The Ju5tlce White House 7730 Leary Way Redmond. WA 98052 425.216.0318 fax: 425.216.D329 Any proposed waivers: The project will have the following waiver of submittal requirements; 1. Density worksheet 2. Flood Hazard Data 3. Habitat Data 4. Stream or Lake Study, Standard 5. Stream or Lake Study, Supplemental 6. Stream or Lake Mitigation Plan 7. Wetlands Mitigation Plan, Final 8. Wetlands Mitigation Plan, Preliminary 9. Wetlands Report / Delineation The project does not occur within 100 feet of a stream or wetland or within 200 feet of a river or lake. The Justice White House 7730 Leary Way Redmond, WA 98052 425.216.0318 fax: 425.216.0329 H April 20, 2015 Western International Ms. Cary Fisher 13647 Montfort Dr. Dallas, TX 75240 A L RE: Marriott Residence Inn, Renton WA Proposed Construction Mitigation Dear Ms. Fisher, V 0 R s 0 Our proposed construction is based on an estimated start date of August 3rd 2015 and end October 3rd 2016. We are planning on the site being disrupted for approximately 14 months to allow for the construction. During the construction time period we will utilize the following mitigation measures to minimize the impact of the construction on the City and surrounding neighbors: Hours of Operation: We will restrict construction activity to the hours of 7:00 am to 8:00 pm, Monday thru Friday and 9:00 am to 8:00 pm Saturday. We will not work Sundays. Erosion/ Weather Contra/: We anticipate that a Temporary Erosion Control Plan will developed as part of the Contract Documents. We would anticipate that the planned measures would include the following: Silt fence along the downhill portions of the site. Standard Quarry Spall Construction Entrance. Collection Trenches along the downhill portions leading to a temporary sump. Storm water treatment/ dispersal will be via a pump system from the sump up onto the vegetated portions of the site (which are to remain undisturbed during construction). This is a system we have previously employed very successfully. Storm Drain inlet protection and street sweeping as necessary to control track-out. Dust Control: Based on an August start we do not anticipate needing dust control. However, if needed, during site clearing and grading activities we will have water available on-site to control dust via either tanker truck or hydrant use permit. Transportation Route: We are planning on most of our access to the site being via the Sunset ramp on and off the 405 freeway (see attached Proposed Transportation Route plan). N APR '! ~ ·: Halvorson Construction Group, LLC General Contractor c,;, '! 12515 Willows Road NE, Suite 220 • Kirkland, WA 98034 • Telephone· 425·658·1500 • Fax: 425-658-1501 • LIC# HALVOCG908M6 H A L April 20, 2015 Re: Proposed Construction Mitigation Page 2 V 0 R s 0 Traffic Cantral: We are planning on typical signage in the street to control traffic (see attached Proposed Traffic Control Plan). When we are doing the mass export or concrete pours and have a large number of trucks entering and leaving the site we will have flaggers out on Lake Washington Boulevard. Based on our observation of the traffic we do not anticipate needing flaggers for intermittent construction site access (ie the occasional delivery during the day). Crane: Based on the height of the building and access, we anticipate that we may need a crane during construction. I spoke with Susan Campbel -Hehr, City Airport. She indicated that since the height of our crane will likely not exceed the height of adjacent obstructions that we will likely not need to notify the FAA. Please let us know if there is anything else you need. We look forward to working with you on this project. Sincerely, :5 rut / Jim McPhetridge Senior Project Manager Halvorson Construction Group Halvorson Construction Group, LLC General Contractor N 12515 Willows Road NE, Suite 220 • Kirkland, WA98034 • Telephone: 425-658-1500 • Fax: 425-658-1501 • LIC# HALVOCG908M6 ,, / " ----.,_:___ _ _;,:_· 9076 92 1 6 \ 9 1 78 0775 Gene Coulon Memorial Beach Park 9055 9 19 1 '.V / . °'() r A ~\ vvv t----i ~I 5 <1 Lf.) I I ..., I ....., 3~·52 0 0075 3444 3446 343 9 3441 \ 3440 ioo3 5 1~~li 3450 · -- ~I lf) I 13364 I ~ 1 '3360 -- )~· 13358 ..., C) 1 336 1 1 3 : t;- I>) M 3359 A ~ NEIGHBORHOOD DETAIL MAP "l" = 200' U"\ 0 N N N '<I" I _J g ~ "' ::, V'l 3: LU ~ "' z <( _J c.. LU I- vi 1-'.'.'.; ~ ,., I ~ A,!()IIU.:1 ~-~ \~' ""} $!AT( .,..c;!(», -. __ - I I I I 5 ., Se I i' ! -" u I ~H .B ~H t. f-· '-L ~H I -=--; [--, ,--I-~- ~ I OU.wt,11Y VH .GC CH(Ck KJ NOTES CHECK PLOT PlOID,liT[ 4 /2 2 /15 """' 4414 mII J e nse n Fey "'ICHTECTIJRE&PUN-;1,'l(l HJOL[AIIYWAYh( ,.,11£0,..0,.0,WA980S2 R:-:r·.• . APR 2 7 '::' i: c.. <( 0 ~ ~ _J "' ~ <( ~z I- Cl"' LU >>~ 0 ..c ~~ 0 zo, Z Oz 0 Z >-o 0 ~ ~~ I u ~:I: "' <~ 0 z ""' LU w:< "' o "'. I -'.15 lJ V'l O ... i:i:i LU oz "'-w z -« ~l[[l AO.O - "' St'IEITT IIlII Jensen Fey April 22, 2015 Project: Residence Inn by Marriott 1100 Lake Washington Blvd Renton, WA VARIANCE REQUESTS We are requesting the following two variances for the proposed Residence Inn by Marriott development; 1. We are requesting a variance to develop approximately 9.5% (3,115 sf) of the crtical ( over 40%) slopes on the site. Response; The City of Renton has required that this project be subject to a reduciton in height, by one story less than allowed by zoning, and an 22 feet additional setback. These requirements has created the project to be subject to a small amount of development into the critical slopes area ( those slopes over 40%). We have gone to great lentgh to minimize the impact of development into the critical slopes and we are which actually more than 5% less than the hotel development to the north of our project. Our design was able to eliminate areas that would have been designed more into the critical slopes, such as surface parking and fire truck access. 2. We are requesting a variance to set back the building more than 5 feet from the property line. We are proposing to the development the builidng approximately 22 feet back from the street front property line Response; The additional setback was required by the City of Renton. The Justice White House 7730 Leary Way Redmond, WA 98052 425.216.0318 fax: 425.216.0329 IIlII Jensen Fey April 22, 2015 Project Name: Residence Inn by Marriott 1100 Lake Washington Blvd Renton, WA MODIFICATIONS We are requesting the following two modifications for the proposed Residence Inn by Marriott development; I. We are proposing a parking ratio that has 1 stall for each guest room ( 146 guest room and 147 parking stalls). We are not including additional parking for the employees. Response: We exceed the new parking standard recently adopted by the City of Renton, which allows for a 25% reduction in parking. Also, employee parking for hotels generally are at their peak demand during the day, which is the opposite demand for hotel guests. 2. We are proposing to improve the street frontage, to include a sidewalk and planting strips ( that will be similar to what is on the street frontage within our properly line) to extend approximatley 110 LF south of our southwest properly line that fronts on Lake Washington Blve. Response: The City has required that this project improve the street frontage mentioned above. The Justice White House 7730 Leary Woy Redmond, WA 98052 425.216,0318 fax: 425.216.0329 1. SITE DESIGN AND BUILDING LOCATION: PLANNING DIVISION DESIGN DISTRICT "C" CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. a. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. The shape and placement of the building on the site is such that it considers and minimizes the blockage of sun exposure to other nearby buildings and open space in the area. Although there are no minimum side yard setbacks required, the building is setback five feet (5') from the north property line in consideration of the adjacent property. The open spaces on and adjacent to the property are also not adversely affected by the placement of the project on the site. Standard: Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature "pedestrian-oriented facades," and have clear connections to the sidewalk. Not Applicable. Standard: Office buildings shall have pedestrian-oriented facades. In limited circumstances the Department may allow facades that do not feature a pedestrian orientationi if so, substantial landscaping between the sidewalk and the building shall be provided. Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk. Not Applicable. Standard: Residential and mixed-use buildings containing street-level residential uses and single-purpose residential buildings shall be: a. Set back from the sidewalk a minimum of ten feet {10'} and feature substantial landscaping between the sidewalk and the building; or b. Have the ground floor residential uses raised above street level for residents' privacy. Not Applicable. b. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: The primary entrance of ea ilding shall be: a. Located on the fai;:ade racing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements, and b. Made visibly prominent by incorporating architectural features such as a fai;:ade overhang, trellis, large entry doors, and/or ornamental lighting. The primary entrances to the hotel, both pedestrian and vehicular, are located along Lake Washington Blvd N. at the north end of the project site. The location of the entrances were placed as far north as possible; farthest away from the existing railroad crossing just immediately to the south, to ensure safety for vehicle and pedestrian circulation. There is a prominent wooden entry trellis to mark the entry to the hotel and multiple connection points from the sidewalk to the building; one directly perpendicular to the hotel lobby and another one from mid-sidewalk to the outdoor patio area. Standard: Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half fee (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. The main vehicular/pedestrian entry to the hotel building is clearly marked with a large and prominent wooden trellis that is approximately forty feet (40') long and ten feet (10') wide. All other subordinate entries to the hotel space along the street also have canopies over the entry for weather protection that is approximately eight feet (8') wide. Standard: Building entries from a parking lot shall be subordinate to those related to the street. The entry to the hotel lobby from the structured parking side is less pronounced and subordinate to the main entry off of Lake Washington Blvd N. PROMINENT MAIN ENTRY POINTS FOR BOTH PEDESTRIAN AND VEHICULAR LESS PROMINENT; SUBORDINATE E.NTRY FROM PARKING AREA Standard: Features such as entries, lo , and display windows shall be oriented to a st Jr pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. The hotel entry and lobby will be oriented towards Lake Washington Boulevard North where it is easily visible and accessible by both pedestrians and vehicles. All functions within the building that are along the street are public and pedestrian-oriented. ALL PUBLIC FUNCTIONS LOCATED ALONG STREET FRONT AGE TO PROMOTE VISUAL INTEREST FOR PEDESTRIANS FROM STREET VIEW; FURTHERMORE. THERE Will BE A GENEROUS OUTDOOR PATIO ANO LANDSCAPED AREA BETWEEN THE SIDEWALK ANO THE BUILDING FOR FURTHER PEDESTRIAN INTEREST ALL BACK OF HOUSE FUNCTIONS LOCA TEO TOWARDS THE REAR OF THE BUILDING Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Not Applicable. Standard: Ground floor residential units that are directly accessible from the street shall include: a. Entries from front yards to provide transition space from the street; or b. Entries from an open space such as a courtyard or garden that is accessible from the street. Not Applicable. c. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 61h Street), applicants shall demonstrate how their project provides an appropriate transition to the long-established, existing residential neighborhood south of North 6'" Street known as the North Renton Neighborhood. Not Applicable. Standard: For properties located south of North 8'" Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. Not Applicable. d. Seivice Element Location and Design: Intent: To reduce the potential negative impacts of service elements {i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. The loading and trash areas are located directly adjacent to the service and back of house areas of the hotel functions. They are also tucked behind towards the interior of the project so that they are not visible from street and/or any pedestrian-oriented functions. STREET VIEW TO TRASH/LOADING; SERVICE AREA BLOCKED BY PUBLIC FUNCTIONS Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. The garbage/recycling area will be built in as part of the building vocabulary and not separate from the building. The trash area will be at the ground level incorporated under the building so it will be covered with self-closing doors. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). The service enclosure fence will consist of the same cultured stone as the ground level and a gate/doors made of wood to match the wooden trellises throughout the project. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. The trash/service area will be adjacent to one pedestrian-oriented space which is the meeting room and the outdoor patio area that is adjacent to it. There will be a minimum of three feet (3') landscaped planting strip with a living trellis screen and tall plants in front of it to screen the service area from the meeting room and its public functions. e. Gateways: 3' MIN. LANDSCAPE tC SrRIPW/ TALL VlRllCAL PLANTING TO SCREEN PUBLIC MlETING FUNCTION FROM SERVICE AREA rxo.·~131.11i." • : / "(• t ,. SE•\/JCE .. ", r-. "AflEA' _, ~ ... ~ -~ ~ ~ ~\ ._.;}~;·· TRASH ARE.A 890SF r Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. Guidelines: Development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and public plazas. Standard: Developments located at district gateways shall be marked with visually prominent features. Not Applicable. Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. Not Applicable. Standard: Visual prominence shall be distinguished by two (2) or more of the following: a. Public art; b. Special landscape treatment; c. Open space/plaza; d. Landmark building form; e. Special paving, unique pedestrian scale lighting, or bollards; f. Prominent architectural features (trellis, arbor, pergola, or gazebo); g. Neighborhood or district entry identification (commercial signs do not qualify). Not Applicable. 2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be at the side and/or rear of a building and may not occur between the building and the street. However, if due to the constraints of the site, parking cannot be provided at the side or rear of the building, the Administrator may allow parking to occur between the building and the street. If parking is allowed to occur between the building and the street, no more than sixty feet (60 1 ) of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. There is no parking between the street and the building. All parking for the hotel building are located to the rear of the building in structured parking. ,~--~~ \, f r PARKING AT Re;;:R OF SITE ·' ~ AND BEHIND BUILDING: A~ HIDDEN FROM STREET VIEW. ' Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. All parking is located behind the hotel building. The building itself acts as a literal screen from the street and other adjacent buildings. (See image above.) Standard: Surface parking lots shall be designed to facilitate future structured parking and/or other infill development. For example, provision of a parking lot with a minimum dimension on one side of two hundred feet (200') and one thousand five hundred feet (1,500') maximum perimeter area. Exception: If there are size constraints inherent in the original parcel. Not Applicable. All of the parking is within a structure. b. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Standard: Parking structures shall provid·e space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Not Applicable. There are no parking structures that front the street. Standard: The entire public facing fac;:ade shall be pedestrian-oriented. The Administrator may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Not Applicable. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Not Applicable. Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. The entry to the parking garage is through the main vehicular entry, the porte cochere of the hotel and there is not a separate entry to the parking garage. II, j / ff / I 1i tii •I Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. The portions of the parking garage that are at grade, towards the interior and rear of the project, are screened from view with the use of vertical mesh screens for ventilation and visibility for guest security. Standard: The Administrator may allo educed setback where the applicant can succc ly demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); (b) Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h) Other treatments that meet the intent of this standard. Not Applicable. c. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Parking garages shall be accessed at the rear of buildings. The structured parking has been located at the rear of the property and is accessed from underneath the project away from pedestrian view. The project also has only one (1) curb cut/driveway into the project thus keeping disruption of a contiguous sidewalk to a minimum. Standard: Parking lot entrances, driveways, and other vehicular access points shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. There is only one (1) vehicular access point for entrance/exit for the project. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development by creating pedestrian networks and by providing strong links from streets and drives ta building entrances; make the pedestrian environment safe, convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the pedestrian environment, and provides a way for pedestrians to walk from one location to another without having to drive their vehicle. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. The project proposes to construct sidewalks along the front of the proposed building that would connect to the sidewalk that would be constructed in front of the project directly to the north. In addition, the project proposes to extend the street improvements to the south of the pr located. y along the existing street to terminate a ppr dtely where the railroad crossing is Standard: Pathways within parking areas shall be provided and differentiated by material or texture {i.e. raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building fa,ade and no greater than one hundred fifty feet (150') apart. Not Applicable. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: a. Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the fa,ade) shall provide sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). c. For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. See comment above regarding proposed sidewalks. Standard: Mid-block connections between buildings shall be provided. Not Applicable. b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. The public open space in front of the hotel project proposes to have a large landscaped outdoor patio area that would have a planting retaining wall along the perimeter with many plants for visual interest --for both pedestrians that are passing by and also hotel guests. The outdoor patio space will be accessible from the north portion. There is also a mid-sidewalk access provided with some stairs up from the sidewalk to the outdoor patio space. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a. Site furniture shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. b. Site furniture and am ~s shall not impede or block pedestrian access 1blic spaces or building entrances. Site furniture will be incorporated throughout the outdoor patio area will be of durable, vandal-and weather-resistant materials. The furniture in the outdoor patio space will enhance and not impede or block pedestrian access to the public spaces or building entrances. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building fac_;:ade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. The building extends over the entry drive aisle to provide weather protection at the porte cochere. Weather protection will be provided along the street fa~ade in the form of metal canopies. The canopies are eight feet (8') wide and are at approximately fourteen feet (14') above ground level. 4. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity. Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. Not Applicable. Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area+ 1% of the gross building area, at minimum. The site area is 124,691 square feet and the total gross building area is 100,000 square feet. According to the formula above, 1,247 SF (1% of the site)+ 1,000 SF (1% of the gross building area)= 2,247 SF. The project is required to provide a minimum of 2,247 square feet of pedestrian-oriented space. The proposed hotel project provides over 3,500 square feet of pedestrian.oriented space in the form of outdoor landscaping and patio space that both pedestrians and hotel guests can enjoy at the front of the property along Lake Washington Blvd N. b. The pedestrian-oriented space shall include all of the following: Visual a edestrian access (including barrier-free access 1e abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. There is direct connection that is accessible (barrier-free) from the public right-of-way to the hotel lobby along the north portion of the pedestrian-oriented space. There are also some steps located around the middle portion of the landscaped outdoor patio space that provides further connection from the sidewalk to the pedestrian- oriented area along the street frontage. The outdoor patio area would be predominantly paved (see landscape plan for material). The project would provide a minimum of four (4) foot-candles with the use of building- mounted wall sconces along the perimeter of the entire hotel project on the public sides. There would be ample seating provided in the form of movable site furniture as well as the landscaping wall along the perimeter of the outdoor patio area that would function as both a retaining wall for the plants as well as seating for the users of the pedestrian-oriented space. c. The following areas shall not count as pedestrian-oriented space: The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. The proposed pedestrian-oriented space does not include areas for required walkways or areas which abut parking lots, chain link fences, blank walls and/or dumpsters or service areas. d. Outdoor storage {shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Not Applicable. S. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate and to discourage franchise retail architecture. a. Building Character and Massing: Intent: To ensure that buildings are not bland and so that they appear to be at human scale, as well as to ensure that all sides of a building which can be seen by the public are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows. To begin, the proposed hotel is a five (5) story massing instead of the six (6) story envelope that is allowed by code. Furthermore, the building is set back an additional twenty-two feet (22') to help reduce the perceived mass from the public right-of-way. In addition to lowering the height of the building and setting back the building beyond what is required by the code, the upper level guestroom tower is set back an additional nine feet (9') to thirteen feet (13') along the street frontage to further break up the scale of the building. The scale and bulk of the building is also reduced through the use of different materials on the building facades. The building materials are a combination of cultured stone at the podium level, metal panels, stucco, asphalt roof shingles and different types of aluminum fenestration types. The massing of the upper level guest tower is further broken down with the use o dulation. The modulation of the elevation in conjunction with the use ot different color treatments of the volumes help to create a gentle rhythmic pattern while reducing the scale and bulk of the building. Standard: All buildings shall be artlculated with one or more of the following: (a) Defined entry features; {b) Bay windows and/or balconies; (c) Roof line features; or {d) Other features as approved by the Administrator. The proposed project is articulated with the use of a large wooden trellis that demarks the location of the main entrance to the hotel. Doors and entries to the interior spaces of the building are marked with the use of either additional wooden trellises or metal canopies. The building is further articulated at the corners with metal balconies that also act as canopies for the floor below. The roof is a sloped asphalt shingle roof that adds character and charm to the project. Standard: Single purpose residential buildings shall feature building modulation as follows (a) The maximum width (as measured horizontally along the building's exterior) without bu riding modulation shall be forty feet (40'). (bl The minimum width of modulation shall be fifteen feet (15'). (c) The minimum depth of modulation shall be the greater than six feet (6'). (d) All buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the fa,;;:ade; or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering area. Not Applicable. b. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, bricks, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a fai;ade overhang, trellis, large entry doors, and/or ornamental lighting. Detail features should also be used, to include things such as decorative entry paving, streetfurniture (benches, etc.) and/or public art. Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the fa~ade's ground floor. Building-mounted decorative wall sconces will be provided along the perimeter of the public areas of the building exterior for human scale and will also function to provide security for guests during the evening time. The hotel building will be punctuated with wooden trellis details in strategic locations to add visual interest and to provide human scale detail at a slightly higher-than- eye-level. Ample landscaping and landscape features will be provided along the front of the building fa~ade at the ground floor for pedestrian/guest interest and enjoyment --see Landscape Plans. The podium will be comprised of cultured stone with a varied color tone to provide visual interest at the ground level. The cultured stone is further articulated with columns at the ground level. There will also be tall storefront windows along the majority of the street front that would provide human-scale elements in conjunction with a nearly continuous metal canopy system along the front of the building. DECORATIVE WOODEN TRELLISES VISUALLY INTERESTING LANDSCAPING PEDESTRIAN-SCALE WALL MOUNTED HOTEL SICNAGE HUMAN-SCAL[ CULTURED STONE AT GROUND FLOOR PODIUM Standard: Any fai;:ade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor fai;:ade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Approximately seventy percent (70%) of the street fa~ade along Lake Washington Blvd N. and visible to the public is comprised of transparent windows and/or doors at the ground level podium. The windows proposed at the ground level would be storefront windows that would be transparent from about six inches (6") above the finished floor to more than ten feet (10') above ground. Standard: Upper portions of building es shall have clear windows with visibility into out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). Upper portions of the windows will have clear visibility into and out of the building. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Not Applicable. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Windows and storefront windows at the ground level will principally contain clear glazing. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. There is fil! tinted and dark glass, highly reflective (mirror-type) glass and film proposed in the project. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or (bl Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. With all of the public lobby functions located along the street frontage lacing Lake Washington Blvd N., most of the back-of-house functions for the hotel are located towards the side and rear of the site. This unavoidably created some blank walls along the south end of the building where the public restrooms are located. This area of the ground floor wall has been treated with articulations such as columns to help break up the blank wall space. #Jab-· Ir_-. ('.""" _-_ -;.~,· 3' '. ·,,, , / . 6 , .. ) : CJ. '°". ,' /RISERS Standard: If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use one or more of the following: (a) A planting bed at least five feet (5') in width abutting the blank wall that contains trees, shrubs, evergreen ground cover, or vines; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar, or (e) Seating area with special paving and seasonal planting. The blank wall (mentioned above) has been treated with a planting bed at least five feet (5') in width directly in front of the blank wall with plants that will provide year-round visual interest. Also provided on the blank wall are vertical trellises for plants to grow/climb on for added dimension on this wall. See image above. c. Building Roof lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: At least one of the following elements shall be used to create varied and interesting roof profiles: (al Extended parapets; (bl feature elements projecting above parapets; (c) Projected cornices; (di Pitched or sloped roofs. (el Roof mounted mechanical equipment shall not be visible to pedestrians. (f) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. The proposed roof is a pitched asphalt shingle roof which is broken up into different components with the use of varying heights and multiple feature roof elements that project above the main roof line. For example, there is a tower roof element at the southwestern corner with a different roof vocabulary to mark the corner of the building with a shed roof design. The roof volume located directly above the main pedestrian/vehicular entry to the hotel is also distinct with added height and another shed roof element that opens up and out towards the street frontage. d. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials1 detailing1 and color scheme. A different treatment may be used if the materials are of the same quality. All sides of the building will be finished on all sides with the same building materials, detailing and color scheme for a cohesive project. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. The project proposes to use a variety of different building materials in conjunction with colors and textures. Please see building elevations for more information. Standard: Materials, individually or in combination, shall have texture1 pattern, and be detailed on all visible facades. All materials will have texture, pattern and be detailed on all visible facades. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. Materials proposed for the hotel project will be durable and of high quality such as rich-looking cultured stone, pre-finished metal panels, stucco, aluminum storefront and guestroom windows, glass, and cast-in-place concrete retaining walls. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Exposed concrete will be used at the structured parking areas and also the retaining wall along the hillside. The concrete at the structured parking areas and at the retaining walls will have reveals, score joints and be sandblasted for added visual interest. Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Not Applicable. 5. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality sign age that contributes to the character of the Urban Center and the Center Village; and create color and interest. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building fa!;ade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate sign age should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Standard: Entry signs shall be limited to the name of the larger development. Not Applicable. The proposed project will be only one (1) single development. Standard: Corporate logos and signs shall be sized appropriately for their location. Hotel logos/signs are sized appropriately for their locations. The wall signage on the west fa~ade and northeastern corner fa~ade are larger because they are meant for vehicular traffic from along Lake Washington Boulevard N (both north-and southbound) and lnterstate405, respectively. The smaller wall sign at the south elevation at the podium level is appropriately sized for vehicles and pedestrians that are in closer range of the hotel at the street level. There will also be a freestanding monument sign (location to be determined). See Signage Packet. Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Not Applicable. Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. The freestanding ground-related monument sign (location yet to be determined) will be limited to five feet (5') above finished grade. Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Administrator. Once the location of the freestanding monument sign is finalized, decorative landscaping will be provided in the area surrounding the sign. Standard: All of the following are prohibited: (a) Pole signs; (b) Roof signs; and (c) Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit. Not Applicable. 6. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lights and decorative street lighting. Pedestrian-scale lighting such as building-mounted decorative wall sconces will be provided at primary and secondary building entrances. There will also be down-lights provided under the building at the porte cochere and under canopies located above the building entries. See Lighting Plans. Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Building-mounted decorative wall sconces will be provided for accent lighting around the entire perimeter of the project exterior. There will also be bollards with lighting incorporated along the hillside exit pathway to illuminate the pathway for pedestrian safety. See Lighting Plans. Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e.1 signage, governmental flags 1 temporary holiday or decorative lighting, right-of-way-lighting, etc.}. Downlighting will be used to assure safe pedestrian and vehicular movement where necessary. April 21, 2015 LANDSCAPE ANALYSIS Project Name: Total sq. ft. of site: Total bldg. footprint: Overall sq. ft. of total bldg.: Ground floor: Mezzanine: 2nd -5th floors: Parking deck: Percentage of lot covered by bldg.: Number of guest rooms: Residence Inn by Marriott 1100 Lake Washington Blvd Renton, WA 124,691 26,500 124,330 28.65% 23,730 12,480 22,030 each= 88,120 total 9,680 Number of required parking spaces (at 1:1 ration): 146 guest rooms 146 stalls Number, type, and dimensions of stalls provided: 147 total stalls 38 stalls 48 stalls 2 stalls 44 stalls 1 stalls 4 stalls Standard (indoor: 8'4"x16'): Compact (indoor: 7'6"x13'): A.D.A. (indoor: 9'x16'): Standard (outdoor: 9'x19'): Compact (outdoor: 8'6"x16'): A.D.A. (outdoor: 9'x19'): Landscape SF for Level 1 ROW Onsite ROW Offsite -South of Prop. North & Northwest Corner: West Facing outside wall area West, South, East planting beds Near/ around the building East Facing Area: Parking Structure Planting Island South & East Planting above retaining wall & stairs Total: Pervious Impervious 1,206 sf 1,551 sf 1,008 sf 1,272 sf 1,630 sf 0 sf 949sf 0 sf 821 sf 2,934 sf 1,847 sf 287 sf 8,162 sf 15,910 sf The Justice White House 7730 Leary Way Redmond, WA 98052 425.216.0318 fax: 425.216.0329 0 sf 0 sf 0 sf 5,757 sf Total Area 2,757 sf 2,280 sf 1,630 sf 949 sf 3,755 sf 1,847 sf 287 sf 8,162 sf 21,667 sf Print Form : Res.et Fl/Fm' DEPARTMENT OF COMMUNI. , AND ECONOMIC DEVELOPMENT I 1. 2. TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 Total number of trees over 6" diameter1, or alder or cottonwood trees at least 8" in diameter on project site Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers Total number of excluded trees: 60 ----- ----- ----- ----- 0 ------- 3. Subtract line 2 from line J: 60 ------- 4. Next, to determine the number of trees that must be retained 4, multiply line 3 by: 5. 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 In all other residential zones 0.1 in all commercial and industrial zones List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing5 to retain 4: 6. Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) 7. Multiply line 6 by 12" for number of required replacement inches: 8. Proposed size of trees to meet additional planting requirement: 6 11 5 ------- 60 ------- I trees trees trees trees trees trees trees trees trees trees inches (Minimum 2" caliper trees required) ------inches per tree 9. Divide line 7 by line 8 for number of replacement trees 6 : (If remainder is .5 or greater, round up to the next whole number) 1 Measured at 4.5' above grade. Infinity trees 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborlst, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined In RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch(~'~) caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(li) for prohibited types of replacement trees. 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Plannlng\Tree Retention Worksheet.docx L\, 03/2015 Minimum Tree Density A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a combination. Detached single-family development7: Two (2) significant trees8 for every five thousand (5,000) sq. ft. of lot area. For example, a lot with 9,600 square feet and a detached single-family house is required to have four (4) significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24"). This is determined with the following formula: ( lotArea ) .. x 2 = Minimum Number of Trees 5,000sq.ft. Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq. ft. of lot area. (_ lot Area ) 4 \s,ooosq.ft. x Minimum Number of Trees Example Tree Density Table: Lot Lot size Min significant New Trees Retained Trees Compliant trees required 1 5,000 2 2 @2" caliper 0 Yes 2 10,000 4 0 1 tree (24 caliper Yes inches) 3 15,000 6 2@ 2" caliper 1 Maple-15 Yes caliper inches 1 Fir-9 caliper inches. 7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onslte, however they are not exempt from the annual tree removal limits. 8 Or the gross equivalent of call per inches provided by one (1) or more trees. H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention W(lrk~h~t.d(]O( 03/2015 Tree ~ Solutionsinc Consulting Arborists Project No. TS -4750 Arborist Report TO: Western International c/o Jennifer Bushnell, Jensen fey Architecture SITE: Plots east of Gene Coulon Park, Renton RE: Marriot Residence Inn Project ORIGINAL DATE: April 8, 2015 AMENDED DATE: April 21, 2015 PREPARED BY: Chris Madison, ISA Certified Arborist #PN-7671A ISA Qualified Tree Risk Assessor REVIEWED BY: Scott D. Baker, Registered Consulting Arborist 414 Board Certified Master Arborist PN0670B, ISA Qualified Tree Risk Assessor Summary I inventoried a total of forty-eight (48) trees on site. Thirty-five (35) of these trees are slated for removal during clearing and grading due to the fact that they lie within the footprint of the proposed building and parking areas. I observed eight significant trees on the west facing slope near tree 668 that were not located on the original 'Tree Retention Plan'. These trees can be located in the Attachment: Tree Retention Plan with Mark ups. I believe these trees may be impacted by the construction activities, and I am assuming these trees are to be removed. Three additional significant trees were noted on the north slope near tree 653. These trees were noted by a Landscape architect who was sent out by Ali Sadr. I am assuming these trees are to be removed. These trees can be located in the Attachment: Tree Retention Plan with Mark ups. Using the above tallies, a total of twenty three percent (22%) will be retained-twelve percent above the retention requirements for this site. Tree protection fencing should be installed using around the protected tract of trees to the south. The tree protection fencing should be placed outside of the drip lines of the protected trees. Tree protection fencing should be installed around the western drip lines of the neighboring trees A and B. Assignment & Scope of Report This report outlines the site inspection by Chris Madison of Tree Solutions Inc, on April 2, 2015. Included are observations and data collected at the project site located east of Gene Coulon Park. Jennifer Bushnell of Jensen Fey Architecture requested these services to acquire information for project planning. I was originally asked to identify and tag trees on site called out by the 'Tree Retention Plan' supplied by Jennifer Bushnell of Jensen Fey Architecture. Along with the 'Tree Retention Plan', I was also supplied with 'Existing Conditions Map', and 'Site Plan' and others, all supplied by Jennifer Bushnell and Kurt Jensen of Jensen Fey Architects. After reviewing the documents, I noted that many of the trees on site did not appear to be located on any of the documents. I spoke to Jennifer before heading into the field, and verbally confirmed that the inventory was to be restricted to the trees located on the 'Tree Retention Plan.' At this time I was also tasked to collect nearby trees that may have been missed by the surveyors during their initial site visit. I was asked to produce an Arborist Report including my findings and recommendations. I submitted my initial report on April 8, 2015. After my initial inspection and report I spoke to Ali Sadr of Barghausen Consulting Engineers, Inc. on April 14, 2015 concerning the lack of tree information on the survey which was reflected in my report. He had commented that the surveyors were tasked with capturing only significant trees within the footprint of the new building. After talking to Ali on the phone, and considering my observations in the field, I believe the trees on the hillsides that were not collected by the surveyors were missed due to their multi-trunk form; the surveyors may have skipped them because the numerous trunks were not of significant size. However, the significant tree classification of a multi-stem tree is dependent on its single stem equivalent calculation (see Appendix B: Methods for more information). In the field, I marked on the map where these trees were located on the hill. These trees were added onto the new 'Tree Retention Plans', and can be located on Attachment: Tree Retention Plan with Mark ups. Ali Sadr had also sent a Landscape architect into the field to make observations. They noted that no significant trees were located in the Northwest corner of the lot-an area where I thought there might have been missing trees from the survey. They also noted three trees that were missed on the original survey that may be affected by construction. These trees can be located on Attachment: Tree Retention Plan with Mark ups. The tree size, species, drip line, health, structural condition, landmark tree status, and related notes and recommendations for each tree I assessed can be found in Attachment: Table of Trees. I marked up the new 'Tree Retention Plan' given to me by Ali Sadr. This plan, along with my notes can be found in the Attachment: Tree Retention Plan with Mark ups. I downloaded the Renton land use map from the city website to help me locate critical areas (steep slopes) on this site; this map can be located at the end of this report in the Attachment: City of Renton Map. Photographs, Glossary and References follow this report. Limits of assignment can be found in Appendix A. Methods can be found in Appendix B. Additional assumptions and limiting conditions can be found in Appendix C. Observations Site The 124,691 square foot site lies just east of Gene Coulon Park, in the town of Renton. No structures currently exist on site. There is a large parking area which is marked with painted parking spaces. This site is made up of two parcels, with tax numbers #334450-0006-02 (Parcel B) and #082305-9056-04 (Parcel A). A power line runs East and West through this site. Underneath the power line there has been f'.J a long history of clearing work, and as a result it is heavily vegetated by Himalayan black berry (Rubus bifrons) with little to no native tree or plant growth (Photo 1). A large portion of these parcels have a critical area present (steep slope). This steep slope area is mostly located in the eastern half of the site (Attachment: City of Renton Map). The majority of my tree inventory was conducted on the flatter parts of the property. Looking at 'Site Plans' for this project, it looked like the majority of the building and parking will be located in this area. According to a project description by the Clark Design Group, PLLC, this site is zoned as a zoned Urban Center North 2 {UC-N2). Due to this classification, ten percent {10%) of the significant trees on developable area on this site must be retained as per the City of Renton Tree Retention code {4-4- 130.Hla.iii). Trees During my inventory I located and tagged forty-eight {48) significant trees; ten (10) of these trees are landmark trees, and thirty-five (35) trees are slated for removal during clearing and grading. I also recorded the drip lines of two trees located on the eastern border of the property {Trees A and B). This site appears to have had a history of disturbance due to urban activity and utility work. All of the tree species on this site are typically found in areas where disturbance {grading, clearing, landslides, burns, etc ... ) have occurred. These species include Bigleaf maple (Acer macrophyllum), black cottonwood (Popu/us ba/samifera ssp. trichocarpa), and red alder (A/nus rubra). There is little to no native understory vegetation in these areas, which indicate that the area has not had a developed canopy for some time. I also identified numerous weeds labeled as "noxious weeds" in King County. These plants include yellow archangel (Lamiastrum ga/eobdo/on), English ivy (Hedera sp.), and Himalayan black berry. I noted that many of the Bigleaf maples display poor forms; these trees most likely grew after older larger maples were removed and sprouts formed from stumps or old root plates. These trees will often have poor attachments, and a higher likelihood of failure than trees that grow from seedlings. To the south is a large band of trees slated for retention (Trees 620-632). All of these trees are native species, with some invasive species occupying the understory. I noted a madrone (Arbutus menziesii) in this area, a species that typically has a high retention value. According to the site plans I saw, a parking area and road is to be installed just north of this area. Tree 620 represents the northern most tree in this area; the drip line of this tree should be used to set limits of a disturbance for this protected tract of trees. Ten (10) of the trees are designated as Landmark trees by the City of Renton. Eight (8) of these trees are designated for removal, as they lie within the building footprint of this project. Most of the landmark trees were large black cottonwood trees (Trees 634, 639, 640, 641, 647, 655, 656, and 658). These large trees are the dominant trees in the area, and make up the majority of the canopy for the northern portion of the site. Care should be taken during the removal of these trees, as this species has a habit of shedding large branches. This species is not appropriate for retention in developed areas. The other two Landmark trees are multi-stemmed Bigleaf maples located in the protected tract to the south. I noted two neighboring trees on the survey that could be affected by neighboring construction activity, Trees A and B. I noted that Tree A had a phototropic lean to the west. Both trees are located at the foot of a slope. Care should be taken during excavation near these trees, as removal of large roots could destabilize these trees, and create a hazardous condition. After reviewing the maps and plans given to me, it appears to me that the majority of the site did not have all of the trees located on the 'Existing Conditions Map'. After speaking to Ms. Bushnell, I was given the understanding that these areas were not surveyed because the building footprint does not overlap these critical areas. In the field I captured all of the trees that were missing from the original survey and placed them into my notes. Ali Sadr created the new 'Tree Retention' plan, which now contains these trees. A total of eleven trees were also added onto the 'Tree Retention' plan. These trees were roughly placed on the map by myself and a Landscape architect working for Barghausen Consulting Engineers Inc. All of these trees were multiple trunked Bigleaf maples. I assume these trees are significant due to their size. I believe these trees will be impacted during construction, and I am assuming they will be removed during clearing. Discussion The majority of the trees I inspected on site were located on flat terrain, so stability issues should not arise from tree removal. The trees marked for removal on my Table of Trees are located within the new building and parking footprint, so they should be able to be removed with a valid Land Development permit. A tree protection tract appears to be established to the south of this project, located near the new road and parking areas. Tree Protection fencing should be placed along the limits of disturbance of this tract, and should be set outside of the drip lines for all of the protected trees. Care should be taken when excavating or conducting construction activity near neighboring Trees A and B. Protective fencing should be installed outside the western portion of their drip lines. All tree protection fencing should be installed and maintained in accordance to the City of Renton Code 4-4-130. I inventoried a total of forty-eight (48) trees on site. Thirty-five (35) of these trees are slated for removal. Including the eleven trees that were not inventoried, a total of twenty-three percent (22%) of trees will be retained. The zoning for your project requires that you retain ten percent (10%) of the trees within the developable area of the site. While this count may not be completely accurate without a proper survey and tree inventory, you are currently seven trees above your tree retention requirements. With additional tree planting occurring as part of your project (Landscaping), I believe this project is abiding by the tree retention requirements of the Renton municipal code. I recommend replanting the area with evergreen native trees such as Western red cedar (Thuja pficata) and Douglas fir (Pseudotsuga menziesii). These natives are well adapted to our region, and their evergreen foliage offer year round benefits (including storm water retention, habitat, etc ... ). I have attached an accepted tree planting specification for use during landscape planning (Attachment: Tree Planting Specification}. An irrigation schedule should be put into place for all landscape trees for three years after construction to help them become established and rebound from transplant shock. Should you drop below your tree retention requirements, be sure to call out replacements with your landscaping plans. Replacement trees should be replaced in a ratio as defined by the City of Renton code: "When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. Up to fifty percent (50%) of trees required pursuant to RMC 4-4-070, Landscaping, may contribute to replacement trees. The City may require a surety or bond to ensure the survival of replacement trees"(4-4-130.Hlei). Recommendations • Acquire all necessary permissions and permits for the removal of Landmark trees and significant trees located within the footprint of future building and parking lots. Tree protection fencing should be installed around the tree protection tract to the southwest. The tree protection fencing should be set at the drip line for each tree protected. Tree 620- represented the northern most tree of this stand. Place protecting fencing around the western drip lines of neighboring trees A and B. Remove large black cottonwoods with caution, as large branch failures are common with this species. Irrigate newly planted trees for three years after construction to help establish them. r-I\' Photographs Photo 1-Area under the power lines. Note large amount of Himalayan black berry growing as a result of clearing. Small sized red alders ta the side also indicate old disturbance of site. Photo 2-Hill located just north of tree 638. Note significant trees located in the hills surrounding this area. Glossary co-dominant stems: stems or branches of nearly equal diameter, often weakly attached (Matheny et al. 1998) crown/canopy: the aboveground portions of a tree (Lilly 2001) DSH: diameter at standard height; the diameter of the trunk measured 54 inches (4.5 feet) above grade (Matheny et al. 1998) ISA: International Society of Arboriculture included bark: bark that becomes embedded in a crotch between branch and trunk or between co- dominant stems and causes a weak structure (Lilly 2001) landmark tree: A tree with a dsh of thirty inches (30") or greater. (City of Renton 2015) multi-stemmed (syn. multi-trunked): tree with more than one trunk arising at or near the ground (Matheny et al. 1998) phototropic growth: growth toward light source or stimulant (Harris et al.1999) significant size: A tree with a dsh of at least six inches (6"), or an alder or cottonwood tree with a dsh of at least eight inches (8"). Trees qualified as dangerous shall not be considered significant. Trees planted within the most recent ten (10) years shall qualify as significant trees, regardless of the actual dsh. (City of Renton 2015) seedling: a young tree grown from seed is a seedling from the time of germination through to the sapling stage (Dunster 1996) structural defects: flaws, decay, or other faults in the trunk, branches, or root collar of a tree, which may lead to failure (Lilly 2001) Tree Protection Tract: A restrictive area where all retained and/or replacement trees are protected, and development, alteration, or disturbance within the tract, or tree removal, is prohibited without the explicit approval of the City. Tree protection tracts may contribute to any required open space. (City of Renton 2015) watersprout: an upright, adventitious shoot arising from the trunk or branches of a plant; although incorrect, it is also called sucker (Lilly 2001) References ANSI A300 (Part 1) -2008 American National Standards Institute. American National Standard for Tree Care Operations: Tree. Shrub. and Other Woody Plant Maintenance: Standard Practices (Pruning). New York: Tree Care Industry Association, 2008. Sugimura, D.W. "DPD Director's Rule 16-2008". Seattle, WA, 2009. Dunster & Associates Environmental Consultants Ltd. Assessing Trees in Urban Areas and the Urban- Rural Interface. US Release 1.0. Silverton: Pacific Northwest Chapter ISA, 2006 Lilly, Sharon. Arborists' Certification Study Guide. Champaign, IL: The International Society of Arboriculture, 2001. Matheny, Nelda and James R. Clark. Trees and Development: A Technical Guide to Preservation of Trees During Land Development. Champaign, IL: International Society of Arboriculture, 1998. Mattheck, Claus and Helge Breloer, The Body Language of Trees.: A Handbook for Failure Analysis. London: HMSO, 1994. II Appendix A -Limits of Assignment Unless stated otherwise: 1) information contained in this report covers only those trees that were examined and reflects the condition of those trees at the time of inspection; and 2) the inspection is limited to visual examination of the subject trees without dissection, excavation, probing, climbing, or coring unless explicitly specified. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the subject trees may not arise in the future. Tree Solutions did not review any reports or perform any tests related to the soil located on the subject property unless outlined in the scope of services. Tree Solutions staff are not and do not claim to be soils experts. An independent inventory and evaluation of the site's soil should be obtained by a qualified professional if an additional understanding of the site's characteristics is needed to make an informed decision. Appendix B -Methods I evaluated tree health and structure utilizing visual tree assessment (VTA) methods. The basis behind VTA is the identification of symptoms, which the tree produces in reaction to a weak spot or area of mechanical stress. A tree reacts to mechanical and physiological stresses by growing more vigorously to re-enforce weak areas, while depriving less stressed parts (Mattheck & Breloer 1994). An understanding of the uniform stress allows me to make informed judgments about the condition of a tree. I measured the diameter of each tree at 54 inches above grade, diameter at standard height (DSH) using a loggers tape and a Biltmore stick. If a tree had multiple stems, I measured each stem individually at standard height and determined a single-stem equivalent diameter by using the method outlined in the City of Seattle Director's Rule 16-2008. I spoke to Terry Flatley, City Forrester of Renton, to confirm that this was an acceptable method. I also confirmed with him that a tree is considered a landmark Tree based on this single stem equivalent value. I used a laser rangefinder to determine drip lines for the trees. Appendix C -Assumptions & Limiting Conditions 1. Consultant assumes that any legal description provided to Consultant is correct and that title to property is good and marketable. Consultant assumes no responsibility for legal matters. Consultant assumes all property appraised or evaluated is free and clear, and is under responsible ownership and competent management. 2. Consultant assumes that the property and its use do not violate applicable codes, ordinances, statutes or regulations. 3. Although Consultant has taken care to obtain all information from reliable sources and to verify the data insofar as possible, Consultant does not guarantee and is not responsible for the accuracy of information provided by others. 4. Client may not require Consultant to testify or attend court by reason of any report unless mutually satisfactory contractual arrangements are made, including payment of an additional fee for such Seovices as described in the Consulting Arborist Agreement. 5. Unless otherwise required by law, possession of this report does not imply right of publication or use for any purpose by any person other than the person to whom it is addressed, without the prior express written consent of the Consultant. 6. Unless otherwise required by law, no part of this report shall be conveyed by any person, including the Client, the public through advertising, public relations, news, sales or other media without the Consultant's prior express written consent. 7. This report and any values expressed herein represent the opinion of the Consultant, and the Consultant's fee is in no way contingent upon the reporting of a specific value, a stipulated result, the occurrence of a subsequent event or upon any finding to be reported. 8. All photographs included in this report were taken by Tree Solutions Inc. during the documented site visit, unless otherwise noted. 9. Sketches, drawings and photographs in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or suoveys. The reproduction of any information generated by architects, engineers or other consultants and any sketches, drawings or photographs is for the express purpose of coordination and ease of reference only. Inclusion of such information on any drawings or other documents does not constitute a representation by Consultant as to the sufficiency or accuracy of the information. 10. Unless otherwise agreed, (1) information contained in this report covers only the items examined and reflects the condition of the those items at the time of inspection; and (2) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, climbing, or coring. Consultant makes no warranty or guarantee, express or implied, that the problems or deficiencies of the plans or property in question may not arise in the future. 11. Loss or alteration of any part of this Agreement invalidates the entire report. 7C Vv \/V t I t' E-" 8 LI l I C r, :, ~ f· t z <( ...J a... ~ ~ ~ a: w w ~ _(/__AJ.!l__ff_Q.{QN/H,f.d!_~i. II096VM.i"BUOB CIC"3.l.S'J..VM.»l'fd)l33ti:'.)Hll::ION!.l.9e& :)NI N:BJ.S~ l3Cnd -~--- 1111-SS-ddd 1r9SSt ON sor 3 :J·s I! J J J --~-- City of Renton Print map Template RentonMapSupport@Rentonwa.gov 04/07/2015 This map is a user generated static output from an Internet mapping site and 1s far reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reltable THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend City and County Boundary ( -, Other [! CityofRenton Addresses Parcels 0 1st Floor 0 1st Floor 0 2nd Floor 0 1st Floor 0 Other Buildings Buildings Slope City of Renton >15%&<=25% • >25% & <=40% (Sensitive) • >40% & <=c90% (Protected) • >90% (Protected) Notes Note location of steep slope 0 Tllle ! Table of Trees Date of Inventory: 4/6/2015 SOiutions nc Site located East of Gene Coulon Park Table Prepared: 4/7/2015 C111tltl11lH1N1h I . ·r, I I DSH* Health Structural Drip line Landmark Proposed Tree ID Sc1ent1 1c Name Common Name Notes (inches) Condition Condition RadiusA (feet) Tree Action 619 IAcer Bigleaf maple 17.7* Dead •Multi stemmed tree: 12.5, 12.5. Tree is dead. Poor 15 Remove Ganoderma body seen. macrophy/lum 620 1 Acer Bigleaf maple 21.s• Good Fair 18 (North) Retain *Multi stemmed tree: 20, 4.5, 6.5. On slope. Shared macrophyllum canopy with trees to south. 621 1 Acer Bigleaf maple 26.S* Good Fair 17 Retain *Multi stemmed tree: 16.5, 20.7. Phototropic lean to macrophyllum north. Shared canopy with nearby trees. *Multi stemmed tree: 16.1, 17, 16.S, 18.S, 13.S, 13.4. 622 1 Acer Bigleaf maple 39• Good Fair 16 (North) Yes Retain Kretzschmaria fruiting body seen. Visible decay at base macrophyllum Co-dominant form, one trunk dead. 623 Acer lmacrophyl/um Bigleaf maple 11.4* Fair Fair 12 (West) Retain "'Multi stemmed tree: 9, 4.6, 5.2. IAcer *Multi stemmed tree: 12.7, 15.4. Co-dominant form-good 624 [ macrophyllum Bigleaf maple 20• Good Good 15 Retain union. 625 IA/nus rubra Red alder 8.7 Good Good 15 (West) Retain Suppressed tree. 626 IA/nus rubra Red alder 8.5 Fair Poor 18(West) Retain Suppressed tree. Phototropic lean to West. 627 !Acer 1macrophyllum Bigleaf maple 18' Fair Poor 17 (South) Retain "'Multi stemmed tree· 8.2, 10, 12.6. Tree is made of mature watersprouts from previous mature tree. 628 IAcer lmacrophyllum Bigleaf maple 17.4 Good Good 17 Retain Shares canopy with nearby trees. Located on top of slope. IAcer *Multi stemmed tree: 17.4, 15.2, 7.1, 18.7. Multi- 629 Bigleaf maple 30.6* Fair Poor 21 Yes Retain stemmed form with a few dead trunks. Kretzschmaria macrophyllum fruiting bodies seen at base. Large basal wound. 630 !Arbutus menziesii Madrona 11.1 Good Good 30 (South) Retain Phototropic lean to the south. Diameter taken below a branch union. !Acer Bigleaf maple 20 (South) Shares base with a dead leader. Possible basal decay. 631 16.5 Fair Fair Retain macrophy/Jum 10 (North) 632 Acer Bigleaf maple 28.4* Fair macrophyllum Poor 21 Retain *Multi stemmed tree: 16.2, 18.8, 13.9. Basal wound with decay. 633 A/nus rubra Red alder 14.S Fair Fair 20.5 Remove Basal wound present. Old pruning cuts have visible signs of oossible decav. Black Twisted trunk with bowed form. 634 I Populus basalmifera 32.8 Good Fair 20.5 Yes Remove 55p. trichocarpa cottonwood Tree S0lutions1 Inc. www.treesolutions.net 2940 Westlake Ave. N (Suite #200) Seattle, WA 98109 Page 1 of4 206-528-4670 Tree ! Table of Trees Date of Inventory: 4/6/2015 SOlulioris IIC Site located East of Gene Coulon Park Table Prepared: 4/7/2015 lt1111fti11lrt1rilh Tree 10 I Scientific Name Common Name DSH• Health Structural Drip line Landmark Proposed I (inches) Notes Condition Condition RadiusA (feet) Tree Action Acer *Multi stemmed tree: 12.7, 5.8. Located on slope. Base 1s 635 I macrophyllum Bigleaf maple 14* Fair Fair 12.5 Remove located close to tree 634. 636 IAcer macrophyllum Bigleaf maple 13.4 Good Fair 15 (Northeast) Remove Suppressed by tree 634. Asymmetrical canopy. Trunk wound with visible decay. *Multi stemmed tree: 13.9, 18.1, 13.8. Recent soil 637 IAcer Bigleaf maple 26.7* Fair Poor 23.5 (South) Remove investigation work done to the East (possible root macrophyllum damage). Multi-stemmed tree with one trunk dead. Trunk would with 11isible decav. 638 1 Acer macrophyl/um Bigleaf maple 20.2• Fair Fair 18 Remove *Multi stemmed tree: 9.3, 11.8, 13.S. 639 IPopulus basolmifera Black I 45.5 I Good I Good I I I Remove cottonwood 34.5 Yes ssp. trichocorpa Black I I I I I I !*Multi stemmed tree: 40, 23. Co-dominant form with one 640 IPopu/us basa/mifero cottonwood 46* Good Fair 23 Yes Remove leader a snag (mostly dead, with evidence of bird habitat). ssp. trichocorpa 641 IPopulus basa/mifera Black Good Good 46.3 37.5 Yes Remove ssp. trichocarpa cottonwood IPopulus basolmifera Black IPhototropic lean. Tree is suppressed by 641. 644 cottonwood 29.2 Good Fair 44 (North) Remove ssp. trichacarpa IPopu/us basa/mifera Black IPhototropic lean. Tree is suppressed by 641 and 644. 645 cottonwood 13.7 Fair Fair 38 (North) Remove ssp. trichocarpa IPopu/us basalmifero Black I I I I I I Remove 646 cottonwood 25.1 Good Fair 34.5 ssp. trichocarpa 647 tPopu/us basalmifera Black Good Good cottonwood 46.3 40 Yes Remove [ssp. trichocorpo 648 !Acer macrophyllum Bigleaf maple 25.4* Good Fair 32.5 Remove *Multi stemmed tree: 11.8, 12.9, 18.4. Had pink surveyor's tape tied to nail in trunk. Black IPhototropic lean to South. 649 JPopufus basolmifero cottonwood 11.3 Good Fair 9 Remove ssp. trichocarpa Black IPhototrop1c lean to South. 650 I Popufus basalmifero 11 Good Good 9 Remove ssp. trichocarpo cottonwood Tree Solutions, Inc. www.treesolutions.net 2940 Westlake Ave. N (Suite #200) Seattle, WA 98109 Page 2 of4 206-528-4670 Tree ! Table of Trees Date of Inventory: 4/6/2015 SOiutions nc Site located East of Gene Coulon Park Table Prepared: 4/7/2015 t1111lti1tlrllarlw Tree ID I Scientific Name I Common Name I ts;• I Health Structural Drip line landmark Proposed 1 Notes inc es Condition Condition RadiusA (feet) Tree Action IPopulus basalmifera Black jPhototropic lean to South. 651 14.8 Good Good 16 Remove lssp. trichocorpa cottonwood IPopulus basalmifero Black !Poor height to diameter ratio. Understory tree. 652 cottonwood 9.6 Fair Fair 7 Remove )ssp. trichocarpa 653 IPopulus basalmifero Black lssp. trichocorpa cottonwood I 16 I Good I Good I 20 I I Remove 654 IPopulus basolmifera Black I 23.5 I lssp. trichacarpa cottonwood Good I Good I 13 I I Remove 655 IPapu/us baso/mifera Black I 36.8 I lssp. trichocarpa cottonwood Good I Good I 19.5 I Yes I Remove I . Black 656 IPopu/us basa/mi/era cottonwood 36.7 lssp. trichacorpa Good Good 23.5 Yes Remove IAcer •Multi stemmed tree: 9.9, 8.9, 4.5. Co-dominant tree. 657 lmacrophyllum Bigleaf maple 14* Fair Poor 22 Remove Poor form due to suppression from nearby trees. IPopulus boso/mifera Black *Multi stemmed tree: 36, 38. Co-dominant tree. Union 658 52.3* Good Fair 25 Yes Remove has included bark. lssp. trichocorpa cottonwood 659 IAcer lmacrophyllum Bigleaf maple 20.6* Poor Fair 19 Remove *Multi stemmed tree: 12.2, 13.2, 10. Suppressed tree. Had smaller leaves than other nearby maples !Acer 30 (North) *Multi stemmed tree:12.9, 14.5. A.symmetrical canopy. 660 lmacrophyllum Bigleaf maple 19.4* Fair Fair Remove Shares canopy with trees to South. 661 IAcer lmacrophyllum Bigleaf maple 15.9 Fair Fair 33 (North) Remove Asymmetrical canopy. Shares canopy with nearby trees to South. Located on slope-has J-base. 662 IAcer lmacrophylfum Bigleaf maple 10.7 Fair Fair 7 Remove Bow form. Tree is suppressed. 663 IAcer lmacrophyllum Bigleaf maple 15.8 Trunk wound. Co-dominant form. Good union. Fair Poor 15 Remove lAcer Bow form. Tree is suppressed. 664 [macrophyllum Bigleaf maple 10.5 Fair Fair 14.5 Remove IAcer *Multi stemmed tree: 10, 8, 12, 7, 6. Multiple branche 665 Bigleaf maple 19.8' Fair Poor 22 (South) Remove fused. Narrow angle of attachment. One leader 1s dead. macrophyllum Tree Solutions, Inc. www.treesolutions.net 2940 Westlake Ave. N (Suite #200) Seattle, WA 98109 Page 3 of4 206-528-4670 Tree • SOiutions inc tn11ltll1 Ariffllh Tree ID Scientific Name 666 Acer macrophyllum 667 Acer macrophyllum Acer 668 macrophyllum A Populus bosalmifera ssp. trichocarpo B Populus bosolmifera ssp. trichocarpa Common Name DSH* (inches) Bigleaf maple 17* Bigleaf maple 8.2 Bigleaf maple 10 Black About cottonwood 20" Black About cottonwood 20" Table of Trees Site located East of Gene Coulon Park Health Structural Drip line Landmark Condition Condition RadiusA (feet) Tree Fair Poor 26.5 (South) Fair Poor 22 (South) Fair Poor 15 Good Fair 33 (West) Good Good 31.5 (West) *DSH (Diameter at Standard Height} is measured 4.5 feet above grade. Proposed Action Remove Remove Remove Date of Inventory: 4/6/2015 Table Prepared: 4/7/2015 Notes •Multi stemmed tree: 11.8, 12.3. Trunk wound. Tree 1s formed from mature water sprouts. Bowed form. Tree is suppressed. Co-dominant form. One of the leaders is dead Neighboring tree to East. Phototropic lean to west. Neighboring tree to East. *Multi-stem trees are noted, and a single stem equivalent is calculated using the method defined in the City of Seattle Director's Rule 16-2008. "Drip line is measured from the outer port of the tree's trunk ta the outermost extent of the canopy Tree Solutions, Inc. 2940 Westlake Ave. N (Suite #200) Seattle, WA 98109 Page4of4 www.treesolutions.net 206-528-4670 INTERNATIONAL SOCIETY OF ARBORICULTURE 'Nl[RNATl<JN.\L SOCICTf OF AR8(tRIC:ULTIJR[ 14G(• WEST ANTHOffr L·Rf\"E 00 tf'JT Hbl'~L r ffiUNE Tl-{ TllEE 4T PWlllNG. PP.IIN( ·OP.Lr ,;i;,;r,w.,:::P L'\10:,. r,n-c..;,.m,11,IJT ~TI::t~~~a~t,t11JS ~~~~ts ~~r ff PRIJ>(:1): f-0/j[•,(fl r ... ~ Ni)T i;£11"•1{ 111E 1Ef!Ml""1. BUt,S OF ERl,.ND-ES T~T (HAMPAIG~J. 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P.-: T£(:TE[J fJ,• ,: F~l('HT -• ,c,--J~1 .. /c. · -'J~ W•,1n11 -~ ~1rj,j~t,.) ilS_:: ( n'I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: ··1-, 5 C 'J C:\Users\Kurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B even though questions may be answered "does not apply". In addition the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", "applicant", and "property or site" should be read as "proposal", "proponent", and "affected geographic area" respectively. The lead agency may exclude (for non-projects) questions in Part B -Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND 1. Name of proposed project, if applicable: Residence Inn by Marriott 2. Name of applicant: Jensen Fey Architecture and Planning 3. Address and phone number of applicant and contact person: APPLICANT: Kurt Jensen 7730 Leary Way Redmond, WA 425-216-0318 4. Date checklist prepared: April 21, 2015 5. Agency requesting checklist: City of Rentan 6. Proposed timing or schedule (including phasing, if applicable): The proposed project that is the subject of this environmental review is scheduled to begin constructian as saon as all permits are approved. That timing is expected to be the third quarter of 2015. C:\Users\Kurt\OneDriYe\D0cuments\C1ty of Renton envchlst 04 22 2015.doc 05/14 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. There are no plans for future additions, expansion, or further activity related to this proposal. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A geatechnical report has been prepared by Earth Solutions NW. Preliminary Technical Information Report prepared by Barghausen Consulting Engineers, Inc. 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. None known 10. List any government approvals or permits that will be needed for your proposal, if known. Clear and Grode Permit Fire Sprinkler and Fire Alarm Permits Washington Department of Labor and Industries: City of Renton: City of Renton: City of Renton: Department of Ecology: Elevator Permit Street Improvements Utility hook-ups Site Plan Approval, Building Permit, MEPPermits NPDES Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) Western International is proposing to build a 124,300 sf, 5 story, 146 unit hotel, with 147 stalls within a parking structure or parking deck, located on a 2.86 acre site located at 1100 Lake Washington Blvd N, in Renton, Washington. The proposed project will have approximately 146 parking stalls. C:\Users\Kurt\OneDrive\Oocuments\City of Renton envchlst 04 22 2015 doc 05/14 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The subject property is located at 1100 Lake Washington Blvd N in Renton. The site sits opproximotely 200 feet from NE Pork Drive ond is neor I 405 8. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other -see below Hilly, steep slopes, gently sloping b. What is the steepest slope on the site (approximate percent slope)? The site slopes from east to west at approximately between 5% to 40% and the steepest slope on site is approximately 90%. Approximately 9.5% of the new development will encroach into the 40% slopes. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. Earth Solutions NW hos prepared o Geotechnical Engineering Report dated November 20, 2014. Based on that information the site is underlain by the following: Dense to very dense silt ond sand d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. C:\Users\Kurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.dcx: 05/14 Excavation of approximately 17,800 cubic yards far construction of one level of below grade parking and approximately 1,000 cubic yards of fill material will be used. The source af fill is unknown at this time but will be from an approved source. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes, depending on weather conditions erosion could occur as a result of construction activities. The site is identified as SAO Erosion. A temporary erosion and sedimentation control plan and Stormwater Pollution Prevention Plan have been prepared to insure that adequate measures will be provided ta contra/ erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The site will be approximately 47 percent covered with impervious surface after project completion. Landscaping will be designed to meet City of Renton standards and constructed as part of the project. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR A temporary erosion and sedimentation control plan and a Stormwater Pollution Prevention Plan will be prepared in accordance with City of Renton and Department af Ecology standards. Erosion control measures will likely include perimeter silt and construction fencing and construction de watering will be appropriately addressed during all phases of the construction. Trucks exiting the site during clearing and grading will also be required ta travel a rock reinforced access approach and/or wash facility to limit loose soils from being tracked offsite. a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. The proposed project is expected to add small increases in air emissions due to both construction activities and after completion, vehicular traffic associated with the project. Construction During construction, there may be a small increase in exhaust emissions and odors from construction vehicle and equipment exhaust, and ground particulates. Operations C \Users\Kurt\OneDri'le\Ooeuments\City of Renton envchlst 04 22 2015.doc 05/14 When the project is completed, there may be an increase in exhaust emissions from vehicular transportation to and from the site. Vehicular exhaust emissions would increase in proportion to the net increase in vehicular traffic associated with the site. The completed project is expected to meet or exceed air quality requirements either during construction or long-term operation. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No off-site source of emissions or odors that would affect this proposal are known. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction Contractors will be asked to use reasonable measures to control emissions during the construction of this project. The measures may include meeting or exceeding the temporary erosion control design which will control dust and dirt on the site, using well maintained equipment and using electric powered tools and equipment, whenever practical. The project will obtain a PSCAPA Permit Operations Once the project is completed, vehicular traffic will be a contributor of emissions. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There is no surface water in the immediate vicinity of the project site. This project is within Meydenbauer drainage basin and drainage flows to Lake Washington. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. The project would not require any work over, in, or adjacent to, or within 200 feet of any surface water body. C:\Users\Kurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge material will be placed in or removed from surface waters. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No surface water withdrawals or diversions are proposed. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. The project site is not within a 100-year floodplain. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. The proposal would not involve any discharge of waste materials to surface waters. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. Some groundwater may be collected by the buildings footing drains, but groundwater is not proposed to be withdrawn for ony other purpose. Likewise, no water is proposed to be discharged ta groundwater. 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. No waste material will be discharged to groundwater. All sanitary sewer effluent will be collected and conveyed via tight-line pipe into the existing City of Renton sanitary sewer system. Kitchen waste will be routed to a commercial grease interceptor and discharged to the existing sanitary sewer system. C:\Usera\Kurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. There is no off-site drainage entering the site. The source of runoff from the project will be from building rooftop and pavement areas. Rain water will be collected and conveyed via storm pipe and catch basins into an underground detention vault and through a storm water quality vault meeting enhance water quality standards for water quality treatment prior to discharging into the City of Renton storm drainage system. This project is within Meydenbauer drainage basin and drainage flows to Lake Washington. 2) Could waste materials enter ground or surface waters? If so, generally describe. Waste materials will not enter ground or surface waters under this proposal. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. Proposed project does not alter existing drainage patters in the vicinity of the site. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: This project will comply with a site specific Construction Storm Water Pollution Prevention Plan (SWPPP} and temporary erosion and sedimentation control plan designed per City of Renton standards will be implemented throughout the construction phase of the project to reduce runoff impacts. Storm water detention and water quality treatment system will be designed per City of Renton standards and will be constructed to control storm water runoff generated by the completed project. 4. PLANTS a. Check the types of vegetation found on the site: __ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other __ shrubs _X_grass __ pasture C:\Users\Kurt\OneDrive\Documents\City of Rentoo envchlst 04 22 2015.doc 05114 __ crop or grain __ orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? The site is comprise mostly of grass. All af the grass will be removed during construction. c. List threatened and endangered species known to be on or near the site. There are no known threatened or endangered species to be known at or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Proposed landscaping shall be designed in accordance with city of Renton standards utilizing native plants where feasible. e. List all noxious weeds and invasive species known to be on or near the site. Noxious weeds and invasive species known to be on or near of the site are listed below: 1. Himalayan blackberry. 2. Evergreen blackberry. All class A noxious weeds listed on the 2015 Washington state noxious weed list if found on the site is required to be eradicated prior completion of construction. 5. ANIMALS a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: Birds: hawk, heron, eagle, songbirds, other: songbirds, pigeons, crows, sparrows, gulls Mammals: deer, bear, elk, beaver, other: rodents, squirrels Fish: bass, salmon, trout, herring, shellfish, other: none b. List any threatened and endangered species known to be on or near the site. There are no known threatened or endangered animal species on or near the site. C:\Users\Kurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 c. Is the site part of a migration route? If so, explain. The Puget Sound area is part af the Pacific Flyway. Birds that inhabit the area vary seasonally due ta migrations. The proposed project site is covered with structures and pavement, and located in a highly urbanized area. It offers no habitat attractive or essential to migrating birds. d. Proposed measures to preserve or enhance wildlife, if any: In the absence of adverse impacts on animal species, no mitigating measures are proposed other than the planned landscaping. e. list any invasive animal species known to be on or near the site. None are known at this time. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric energy and natural gas will most likely be used far space heating and cooling, and for domestic water heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The proposed project may reduce, at various times during the year, some potential solar energy uses by the adjacent properties. Thus, if solar energy sources were to be located on the roof of these buildings, the proposed project will not affect their potential, although none of the buildings are known to be currently equipped for the use of solar energy. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The project would meet or exceed the Washington State Energy Code and other applicable energy codes and water conservation through Renton Public Utilities. The proposed development would employ measures to reduce energy consumption including: energy-saving lighting, high efficiency heating and air conditioning units and high efficiency water heaters. The mechanical systems would be designed to comply with 10 C:\Users\Kurt\OneDrive\Documents\Crty of Renton envchlst 04 22 2015.doc 05/14 applicable City of Renton and Washington State Energy Code requirements. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. Construction There is a small chance for a spill or release of substances during demolition and construction of the proposed project. These spills could include petroleum and lubricant products from construction equipment. The expected amount of spillage that may occur should involve minor quantities. Operations The proposed building is intended for hotel use and no environmental health concerns are expected. 1) Describe any known or possible contamination at the site from present or past uses. The site has not been developed before and there are no known contaminations present at the site. None are known at this time. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. This project does not have a swimming pool so no use of hazardous chemicals is known to be going to be used for this project. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None are known at this time. 4) Describe special emergency services that might be required. No special emergency services would be required to serve the hotel guest or employees that would be present on the site, or occupants of neighboring structures. It is possible that normal fire, medical, and other emergency services may be needed from the City of Renton. 11 C:\Users\Kurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 5) Proposed measures to reduce or control environmental health hazards, if any: Construction For emergencies arising from construction at the project site, the risk of fire, explosion, and release of hazardous substances will be minimized through the use of Best Method Practices and standard construction practices. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Off-site sources of noise in the project oreo include noise from nearby streets and nearby Interstate 405. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction Construction activities will generate short-term noise at the project site. Construction noise and vibration would be generated by equipment, concrete delivery trucks, portable power generators, and a variety of miscellaneous construction equipment typically required for such a project. The majority of the construction noise will most likely occur from 7am to 4 pm Monday thru Friday. Operations Potential long-term noise impacts will come from the increase in traffic volume from the hotel, restaurant and conference center, from service vehicles using the loading docks, and from the mechanical equipment to be located on the roof of the proposed building. The majority of the increase in traffic noise would occur during the morning check-out and the afternoon check-in times. 3) Proposed measures to reduce or control noise impacts, if any: Construction Construction activities will comply with the Renton's noise ordinance. Construction occurring outside of daytime hours (7:00 o.m. to 10:00 p.m. weekdays, 9:00 o.m. to 10:00 p.m. weekends) would need to meet nighttime noise level limits. No significant impacts are expected from the temporary increases in noise due to construction that cannot be addressed through compliance with the City. 12 C:\Users\Kurt\OneDrive\Documents\Ctty of Renton envchlst 04 22 2015.doc 05/14 Operations No significant impacts are expected from the Jang-term increases in noise. Heating, ventilating, and air conditioning (HVAC) equipment and components would comply with the city's noise ordinance. Because the increase in noise attributable to overall project traffic would be small, no additional mitigation beyond that required in the Noise Ordinance is planned. Measures to reduce ar mitigate off-site noise to the project will include being sensitive to street noise, mainly from 1-405. Design measures will include increased insulation, acoustically adjusted glazing (mainly facing east towards the freeway) and louvers and vents that are designed for off-site noise. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The current use of the site is an abandoned Jot. The site is bounded to the south by an office tower that is under construction and to the west, north and east by multi-family buildings. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? The site has not been used for agriculture for some time. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: None known at this time. c. Describe any structures on the site. None d. Will any structures be demolished? If so, what? 13 C:\Users\Kurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 N/A e. What is the current zoning classification of the site? The site is zoned Urban Center North -2. The proposed use for a hotel is permitted outright by the Renton Lond Use Code. f. What is the current comprehensive plan designation of the site? The Comprehensive Plan for this site lists it as Commercial I Mixed Use. g. If applicable, what is the current shoreline master program designation of the site? The site is not within a 200-ft shoreline environment. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. According to the City of Renton critical area mops, a portion of the site is identified as SAO Erosion. Approximately how many people would reside or work in the completed project? No one would reside in the development. At full occupancy, approximately 30 persons may work in the hotel. j. Approximately how many people would the completed project displace? N/A k. Proposed measures to avoid or reduce displacement impacts, if any: N/A I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Renton Land Use Code The proposed project will be constructed in accordance with the Renton Land Use Code and will have a public announcement of the project. 14 C:\Users\Kurt\OneDrive\Oocuments\City of Renton envchlst 04 22 2015.doc 05/14 m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: Not applicable. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. No housing is proposed as part of the development. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A c. Proposed measures to reduce or control housing impacts, if any: N/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? The maximum height of the proposed building, not including mechanical penthouses, would be approximately 65'. Exterior Walls: Surface materials for the building are a combination of stucco, metal panels stone and exposed concrete at the podium level. Windows: A slightly tinted glass will be used for the glazing at podium as well as the tower. Windows would comply with the blank fm;ade transparency requirements as required by the City of Renton. b. What views in the immediate vicinity would be altered or obstructed? Immediate surroundings of project site have mixed uses per zoning variations. The Renton Municipal Code (RMC} imposes no requirement for view protection from this property. c. Proposed measures to reduce or control aesthetic impacts, if any: 15 C:\Users\Kurt\OneOrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 The design of the building is intended to mix in with the other recently new developments near the site. Materials will be high quality and will meet and or exceed the City of Renton's RMC 4-2-200 development standards. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The majority of light and glare will come from lights from the interior of the building and exterior accent and safety lighting. Interior lighting will be mitigated by window coverings. Additional exterior lighting will came from tenant signs. b. Could light or glare from the finished project be a safety hazard or interfere with views? It is expected that light and glare from the proposed building will not have an adverse effect on safety or views. c. What existing off-site sources of light or glare may affect your proposal? Off-site lighting from existing building that are near the edges of the site currently consists of streetlights, illuminated signage and additional lighting at the entrances to major buildings. Existing sources of light and glare would not affect the proposal. d. Proposed measures to reduce or control light and glare impacts, if any: Exterior lighting for the proposed project will use shielding and screening of exterior lighting, and will limit light pales to 40 feet. Minimal light and glare would be generated by the project. Interior lighting in the public areas will use tinted windows or window coverings. Hotel guest room windows will use drapery to control light spillage at night. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Gene Coulon Park is directly across the street from the site. b. Would the proposed project displace any existing recreational uses? If so, describe. No permanent displacement of any existing recreational uses. 16 C:\Users\Kurt\OneDnve\Documents\City of Renton envchlst 04 22 2015.doc 05/14 c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The proposed project will include streetscope improvements, which would enhance the pedestrian experience. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe. There are no buildings on the site. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. N/A c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. N/A d. Proposed measures to avoid, m1mm1ze, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. The proposed hotel development will not create any disturbances to existing resources. 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. The project site is adjacent to Lake Washington Blvd. which is served by public transit. 17 C:\Users\Kurt\OneDnve\Oocuments\City of Renton envchlst 04 22 2015.doc 05/14 b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The site is served by the city's bus system. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? The completed project will not eliminate any stalls. The proposed project will have 147 new parking stalls. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). New half-street roadway improvements, to include curb, gutter and sidewalk, will be constructed along the frontage of Lake Washing Boulevard and further south of our property, approximately 110 LF. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. The project is not located in the immediate vicinity of any water, rail or air transportation facilities, and would not affect any water, rail or air transportation facilities. f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these estimates? Based on a 146-raom hotel, the completed project will generate 1,193 new weekday daily vehicular trips (597 entering, 596 exiting), 77 new AM Peak Hour vehicular trips (45 entering, 32 exiting), and 88 new PM Peak Hour vehicular trips (45 entering, 43 exiting). The AM peak hour is the busiest hour between 7-9AM and the PM peak hour is the busiest hour between 4-6 PM g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. Not to our knowledge. 18 C:\UserslKurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 h. Proposed measures to reduce or control transportation impacts, if any: The payment of transportation impact fees will be required at building permit issuance which will help to fund the City af Rentan's planned transportation improvements throughout the City. Construction Contractors would be asked to limit construction traffic non-peak hours on the surrounding street system as much as possible. Contractars may have to find parking through leasing af off-street lots if there is no on street parking available in the area or if it is full. Site work would be conducted in a manner that would interfere as little as possible with public travel, vehicular, pedestrian and other non-motorized forms of circulation. Temporary traffic control or pedestrian obstructions during construction (if any) would be managed in accordance with the current City of Renton guidelines. In the event that work requires closure of an entire sidewalk or travel lane, a signing plan and traffic control plan would be prepared for approval by the City of Renton. Again, if any temporary closures were needed, a signing and control plan would be implemented. Site work would be conducted in a manner that would interfere as little as possible with public travel, vehicular, pedestrian and other non-motorized forms of circulation. Temporary traffic control or pedestrian obstructions during construction (if any) would be managed in accordance with the current City of Rentan guidelines. In the event that work requires closure af an entire sidewalk or travel lane, a signing plan and traffic control plan would be prepared for approval by the City of Renton. Again, if any temporary closures were needed, a signing and control plan would be implemented. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. The proposed project will have a slight increase in public services during construction and once it is in operation. The minor need for public services will be for police and fire protectian. b. Proposed measures to reduce or control direct impacts on public services, if any. 19 C:\Users\Kurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 Compliance with current codes for materials storage during construction would be required. During construction, the contractor would follow specific guidelines for public safety as required. Once opened, the proposed development will require o new fully sprinklered structure equipped with alarms. All new construction would comply with fire codes as specified in the NFPA (National Fire Protection Association) pamphlet No. 307. Sprinklers, extinguishing equipment, fireproofing, ond access ways would be included in the project as required. As part of the final design, a detailed fire protection plan would be developed in cooperation with the Renton Fire Department. Many potential impacts to public safety will be mitigated include good lighting of public spaces and design that encourages visibility and reduces loitering in hidden areas. While the potential increase in tenants and customers associated with the proposal may result in incrementally greater demand for emergency services, it is anticipated that adequate service capacity is avai/oble within the area to preclude the need for additional facilities/services. 16. UTILITIES a. Circle utilities currently available at the site: All utilities are currently available. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Proposed utilities will be served by the following companies: • Water -City of Renton • Sanitary Sewer-City of Renton • Storm Sewer -City of Renton • Electric -Renton City Light • Natural Gas -PSE • Telephone -Qwest, Millennium • Refuse Service -Republic • Cable/ Data -Comcast/ Century Link (. SIG NA TU RE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. 20 C:\Users\Kurt\OneDrive\Oocuments\C·1ty of Renton envchlst 04 22 2015.doc 05/14 Proponent Signature: _.J(\......,µ::::.::..\.-,___.g-'-'-''I.N:="'-"-=------------- Name of Signee (print): Kurt Jensen -Principal at Jensen Fey Architects Position and Agency/Organization: Principal Date Submitted: April 21, 2015 21 C:\Users\Kurt\OneDrive\Documents\City of Renton envchlst 04 22 2015.doc 05/14 :311:\eJ"iG Dd"!GIL'.\1,;.9U!1,·! August 12, 2014 Mr. Michael H. Mahoney President W.L Realty Acquisition Corporation 13647 Montfort Drive Dallas, TX 7 5240 Re: Real Estate Purchase and Sale Agreement ("Agreement") Dated August 11, 2014 Seller: Puget Western, Inc. Purchaser: W.I. Realty Acquisition Corp. Dear Mahoney: In accordance with Section 3(a) of the Agreement, I have enclosed a copy of the Fifth Commitment for Title Insurance ("Preliminary Commitment'') issued by Stewart Title Guaranty Company ("Title Company"), under their title number 01148-24833 dated August 7, 2014. Copies of the encumbrances are also attached to this correspondence. If you have questions, or require additional information, please call me on ( 425) 487-6567. Res~ cA4i{; ___ Gust M. Erikson President Enclosures: As Indicated Cc: Mr. Brad Brigham Mr. Donald Moody Ms. Vanessa Morgan ALT A Commttment (6117106) ALTA Commitment Fonn COMMITMENT FOR TITLE INSURANCE Issued by STEWART TITLE GUARANTY COMPANY STEWART TITLE GUARANTY COMPANY, a Texas Corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of tiUe insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted In Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Countersigned by: Authorized CountGrsignarure Stewart Title Company 1420 5th Avenue, Suite 440 Seattle, WA 98101 (206) 770-8700 stewart title guaranty company Copyright 2006-20D9 American Land Title Association. AU rights reserved. Th6 U8e of this Form Is restricted to ALTA llcvne&M and ALTA membm In good standlng :as Oithe-d111e of us&. All o1t1er uses are prohibited, Reprinted under license 1mm the Amel'ICM Land Tltle As&ociaticn. File No. 01146-24833 004-UN AL TA Commitment (6/17/06) /~;:?(/cm,~ Matt Morris President and CEO ~ -·\Ml~\{_ ~'I Secretary CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust. trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at tts opfon may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and onty for actual loss incurred in reliance hereon in undertaking In good faith (a) to comply with the requirements hereof, or (b) to Biminate exceptions shown In Schedule B, or (c) to acquire or create the estate or Interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability ls subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to Issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of tile title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment 5. The policy to be issued contains an arbitration clause. All arbitrabJe matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclus/ve remedy of the parties. You may review a copy of the arbitration rules at< http://www.a!ta oro/>. All notices recuired to be given the Company and any statement in writing required to be furnished the Company shall be addressed to it at P.O. Box 2029, Houston, Texas 77252. Copyright 2006-2000 American Land T'rtle AS5oclatk>n. Alt right$ .-.served. The use of this FOfm le r81itrid:e<l 1o ALIA. licensees arid ALTA members In good standing as of the date ol use. ~ other uses are prohibited. Rep(inted under license fmm lhe American Land TIiie Association. Fite No. 01148-24833 004-UN ALTA Commitment (6117/06) stewart title Escrow Officer: Vanessa Morgan Phone: (206) 770-8814 Email: VMORGAN@STEWART.com Title Officer: Debbi Hodgson Phone: (866) 595-6221 Email: dhodgson@stewart.com FIFTH COMMITMENT SCHEDULE A 1. Effective Date: August 07, 2014 at 8:00 AM 2. Policy Or Policies To Be Issued: (X) AL TA OWNER'S POLICY, (6/17/06) (X) STANDARD ( ) EXTENDED (Underwriting fee -11%) COMMERCIAL RATE Proposed Insured: W.I. Realty Acquisition Corporation, a Texas corporation ( X) ALTA EXTENDED LOAN POLICY (6/17106) (Underwriting fee -11 % ) SIMULTANEOUS ISSUE RATE Proposed Insured: To Be Determined Stewart Title Company 18000 International Blvd, Suite 500 SeaTac, WA 98188 Phone: (206) 770-8700 Order Number: 01148-24833 Escrow Number: 13000201010 Customer Reference: Puget Western, Inc./ W.I. Realty Acquisition Corporation Amount: Premium: Tax: Total: Amount: Premium: Tax: Total: $1,500,000.00 $2,!175.00 $282.63 $3,257.63 To Be Determined 3. The estate or interest In the land described or referred to in this Commitment and covered herein Is: Fee Simple 4. Title to said estate or interest in said land Is at the effective date hereof vested in: Puget Western, Inc., a Washington corporation 5. The land referred to in this commitment Is described as follows: SEE EXHIBIT "A" ATTACHED HERETO Parcel A: EXHIBIT"A" LEGAL DESCRIPTION That portion of Government Lot 1 in Section 8, Township 23 North, Range 5 East, W. M., in King County, Washington, described as follows: Beginning at the Northeast comer of Government Lot 1, said point being the Northwest corner of the Northeast Quarter of said Section 8; Thence Westerly along the North line of said Lot 1, a distance of 758 feet, more or less, to a point 1 DO feet distant Easterly from, measured at right angles to, the center line of Pacific Coast Railroad Company's Lake Washington branch; Thence Southeasterly along a line parallel with and 100 feet distant from, measured at right angles to, the center line of said Railroad, a distance of 221 feet, more or less, to a point distant 200 feet Southerly from, measured at right angles to, the North line of said Lot 1; Thence Easterly along a line parallel with, and 200 feet distant from, measured at right angles to, the North line of said Lot 1, to the East line of said Government Lot 1; Thence North along said East line to the point of beginning; Except portion thereof lying Easterly of State Road No. 405; And except those portions and interests conveyed to the State of Washington by deeds recorded under Recording Numbers 4 762273 and 6189556. Parcel B: Tracts 312, 313, 314 and 315, of C. D. Hillman's Lake Washington Garden of Eden Addition to Seatue Division No. 5, according to the plat thereof recorded in Volume 11 of Plats, Page(s) 83, records of King County, Washington; Except the Northerly 235 feet thereof; Except the Westerly 60 feet of said Tract 312 conveyed to King County for road by deed recorded under Recording No. 1035005; Except that portion conveyed to the State of Washington by deed recorded under Recording No. 4660014; And except those portions thereof condemned by the State of Washington under decree entered June 24, 1966 in King County Superior Court Cause No. 656276. COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part I Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the public records. B. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described (i), (ii) & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. C. Extended coverage exceptions as follows: (1) Rights or claims of parties in possession not shown by the public records. (2) Easements, claims of easement or encumbrances which are not shown by the public records. (3) Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. (4) Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished imposed by law and not shown by the public records. D. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. E. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. F. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the United States Government, or riparian rights, if any. SPECIAL EXCEPTIONS FOLLOW COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part I SPECIAL EXCEPTIONS 1. Payment of Real Estate Excise Tax, if required. The property described herein is situated within the boundaries of local taxing authority of the City of Renton. Present Rate of Real Estate Excise Tax as of the date herein is 1.78% and the levy code is 2100. 2. General taxes: Year: First half delinquent May 1; Second half delinquent November 1: 2014 Amount Billed: Amount Paid: Amount Due: Tax Account No.: Levy Code: Land: Improvements: (Affects: Parcel A) $10,000.87 $ 5,000.44 $ 5,000.43, plus interest and penalty if delinquent 082305-9056-04 2100 $701,300.00 $-0- 3. General taxes: Year: First half delinquent May 1; Second half delinquent November 1: 2014 Amount Billed: Amount Paid: Amount Due: Tax Account No.: Levy Code: Land: Improvements: (Affects: Parcel B) $21,995.69 $10,997.85 $10,997.84, plus interest and penalty if delinquent 334450-0006-02 2100 $1,543,000.00 $-0- Note: King County Treasurer, 500 4th Avenue, 6th Floor Admin. Bldg., Seattle, WA 98104 (206) 296-7300 Web Address: http://webapp.metrokc.gov/kctaxinfo/. 4. Liability for sewer treatment capacity charges that may be assessed but not disclosed in the public records. Please contact the King County Capacity Charge Department for further information at 206-296-1450. 5. Deleted 6. Any unrecorded leaseholds, right of vendors and holders of security interest on personal property installed upon said property, and right of tenants to remove trade fixtures at the expiration of the term. 7. Deleted 8. Please be advised that our search did not disclose any open deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact the title department immediately for further review prior to closing. 9. Deleted 10. An inspection of the land described herein has been ordered to determine any potential lien rights due to improvements or renovations under construction or recently completed. As a result of the inspection, we may require one or more of the following which will be subject to review and acceptance by the Company: A. Execution of Indemnity Agreement regarding Mechanic Liens by borrowers, general contractors, and/or other parties as we may require; B. If a general contractor was employed, a general indemnity executed by both the contractor and owner; C. Evidence of payment from all contractors, subcontractors and material suppliers; D. Review of a current financial statement for the borrowers. If such is not available, a copy of the loan application may be submitted; and E. Such other items as the company at its discretion may deem appropriate. NOTE: Inspection has been performed. Should extended coverage be requested, an updated inspection will be required. 11. Right to make necessary slopes for cuts or fills upon property herein described as granted in deed: Recorded: December 29, 1915 Recording No.: 1035005 Grantee: King County (Affects: Parcel B) 12. Relinquishment of access to state highway and of light, view and air by deed to the State of Washington: Recorded: February 1, 1956 Recording No.: 4660014 (Affects: Parcel B) 13. Relinquishment of access to state highway and of light, view and air by deed to the State of Washington: Recorded: January 9, 1957 Recording No.: 4762273 (Affects: Parcel A) 14. Relinquishment of access to state highway and of light, view and air by deed to the State of Washington: Recorded: June 14, 1967 Recording No.: 6189556 (Affects: Parcel A) 15. Condemnation of access to state highway and of light, view and air by decree to the State of Washington: Entered: June 24, 1966 King County Superior Court Number: 656276 (Affects: Parcel B) 16. Temns and conditions of survey recorded May 11, 2001 under Recording Number 20010511900012. Said survey discloses the following: Chain link fencing along the north and west boundaries of Parcel B not on exact property lines. 17. Easement and the temns and conditions thereof: Grantee: Puget Sound Energy, Inc. Purpose: Utility systems for gas and/or electricity Affects: Refer to said document for exact locations Recorded: October 6, 2006 Recording No.: 20061006001807 Said Document superseded and replaced Recording No. 20001024001004. 18. The attached Commercial Title Affidavit must be completed in full, notarized, and submitted to the Company for review prior to closing. 19. Evidence of the corporate existence of W.I. Realty Acquisition Corporation, a Texas corporation, must be submitted, together with evidence of the identity and authority of the officers thereof to execute the forthcoming instrument. END OF SPECIAL EXCEPTIONS COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part II The following are the requirements to be complied with: ltem(a) Item {b) Note: Format: Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. Effective January 1, 1997, and pursuant to amendment of Washing1on state statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom of each succeeding page. Font size of 8 points or larger and paper size of no more than 8 W' by 14". No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. Information which must appear on the first page: Title or tltles of document. If assignment or reconveyance, reference to auditor's file number or subject deed of trust. Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. Abbreviated legal description (lot, block, plat name or section, township, range and quarter quarter section for unplatted). Assessor's tax parcel number(s). Return address which may appear in the upper left hand 3" top margin. NOTES: COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part II NOTE A: In order to assure timely recording all recording packages should be sent to: Stewart Title Company 18000 International Blvd, Suite 500, SeaTac, WA 98188 Attn: Recorder NOTE B: The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. Ptn. Govt. Lt. 1 in Sect. 8, Twp. 23N, Rng. SEWM & Pin. Trs. 312-315, Hillman's Lk. Wash. Garden of Eden Div. 5 NOTE C: Please be advised that extended coverage, which would delete paragraphs C, E and F from Schedule B Part 1 to this Commitment, is available for an additional charge {additional underwriting requirements may also apply). Advise your title officer in writing if you desire extended coverage. NOTE D: The records of King County and/or our inspection indicate that the address of the improvement located on said land is 1100 Lake Washington Boulevard North, Renton, WA 98056. NOTE E: In the event of cancellation, a cancellation charge may be made. NOTE F: There are no deeds affecting said land recorded within 24 months of the date of this report. NOTE G: We find no pertinent matters filed or recorded against W.I. Realty Acquisition Corporation, a Texas corporation, proposed insured purchaser. NOTE H: Having reviewed the Consent in Lieu of Special Meeting of Board of Directors signed March 31, 2014 and the Restated Bylaws of Puget Western, Inc., Stewart Tille will accept lhe signature of the following individual: Gust M. Erikson, President PS/dh/dh/dh/dh END OF SCHEDULE B Escrow Officer Location: Stewart Title Company Escrow Officer: Vanessa Morgan 1420 5th Avenue, Suite 440, Seattle, WA 98101 Phone: (206) 770-8814 Fax: (206) 802-9321 Email: VMORGAN@STEWART.com STG Privacy Notice 1 (Rev 01126/09) Stewart Title Companies WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state Jaw regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal infomiation. This privacy notice is distributed on behalf of the Stewart Title Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA). The types of personal information we collect and share depend on the product or service that you have sought through us. Thls information can include social security numbers and driver's license number. All financial companies, such as the Stewart Title Companies, need to share customers' personal infomiation to run their everyday business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal infonnation: the reasons that we choose to share; and whether you can limit this sharing. Reasons we can share your personal infonnation Dowe share? Can you limit this sharing? For our everyday business purposes-to process your transactions and J maintain your account. This may include running the business and managing Yes No customer accounts, such as processing transactions, mailing, and .auditing services, and responding to court orders and legal investigations. For our marketing purposes-to offer our products and services to you. Yes No For Joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes-information about your transactions and experiences. Affiliates are companies related by common ownership or control. They can be financial and non-financial companies. Our Yes No affiliates may indude companies with a Stewart name; financial companies, such as Stewart TitJe Company For our affiliates' everyday business purposes-information about your No We don't share creditworthiness. For our affiliates to market to you Yes No For non-affiliates to market to you. Non-affiliates are companies not related by No We don't share common ownership or control. They can be financial and non-financial companies. We may disclose your personal information to our affiliates or to non-affiliates as permitted by law. If you request a transaction with a non-affiliate, such as a third party insurance company, we will disclose your personal information to that non-affiliate. [We do not control their subsequent use of information, and suggest you refer to their privacy notices.] Sharing practices How often do the Stewart Title Companies We must notify you about our sharing practices when you request a transaction. notify me about their practices? How do the Stewart Title Companies To protect your personal information from unauthorized access and use, we use protect my personal Information? security measures that comply with federal and state law. These measures include comouter, file, and buildina safeauards. How do the Stewart Title Companies We collect your personal information, for example, when you collect my personal information? • request insurance-related services • provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other comnanies. What sharing can I limit? Although federal and state law give you the right to limit sharing {e.g., opt out) in certain instances, we do not share vour personal information in those instances. Contact Us If you have any questions about this privacy notice, please contact us at: Stewart TiHe Guaranty Com an , 1980 Post Oak Blvd., Priva Officer, Houston, Texas 77056 File No.: 01148-24833 Page 1 of1 ORDER NO: 01148-24833 This sketch is provided without charge for information. It is not intended to show all matters related to the property, including, but not limited to area, dimensions, encroaclunents, locations or boundaries. It is not a part of, nor does it modify the commitment or policy to which it is attached. The Company assumes NO liability for any matter related to this sketch. Reference should be made to an accurate survey for further information. L-iw...Jt -·----!1 it:::, _;;- ~:--.:-.. ~,: :··· ,.__,.,...,~ .. : :::~"':-:~ ··:' ;;~:,-~: • George DOW and Clara T DOV, bl & wt Bldeb Ooe ~nd Cnetta toe, h• • wt to ·state or Wash1ngtoll · . 01&• ,:, . .·. \\ All that ptQ ot fl.I doeo p11ro.i ·1 l:dng 111¥ ot h d?'aitn plw and 200 rt d.11l. WJ.y, Wben mall at 1-ight ang &;:;d/or \' radiall7 t'tCIIII ctr ln or ad .Seoondai':, atato H1WJ #2-A Renton to X.n1174ale laroel A: '1'r11oti:1 312, 313, 3H, -315 or c D I Rillaaci •a 1ake Waahiaiton Garden or s:ien Div #5 vol 11 pg 83 kcw EXC the Jilly 235 ft thof' and eXC the lily 60 ft 01· 11d tt 312 cyd to lC for rd l!Ond" being hirl cyd oontt1in 1. 55 acre•· ,'I, cne 3pectflc details concerning ~11 of ~oh to b~ within ctn ~P or def loostion of re~ and on file in 9f'fice Director Hiwya at Olyrr~i~, a,d brg dt of approv (pr 12~55 AJ !o. fp csr &: ~ to i,p all righ11 of i_ngrese aoo egrel!la 1 all e~ioting future or potent~al ee~t~ of acc~sa, 11Sh vi~W ind a1~ to f!'Ollli a~d bet !eo~nda~y 3t HiMy #2-A to l{et1C1Ydala and rl!ma1nder or lid :parosl A . ahall rn w!th ld and and "'u1gi.ia approvea Jan 30-56 xon ole sm dt ml to Dept H11111 0:lyap1a OB :O J'an 9-57 Dllo 14-56 In the M.itter or Seaondary State tt1ghl<l1-. '·A Renton to Kennydale Puget Sound Power & Light Company, ~attaoh~ ~e eorp to State or Waeh1ngton ;y s, ::ic r ur' d:alui l'\ib 11 c !11 ""1/ p-.,r;i oat13 ,:, T.hat pa.-.~."t .. the tro1n~m1aatop llne R/W or r_p !.n ~ -.·,t 1t J, "''.' c, u~L wJ of SE, and SBt: ot SE. of .;.~,, ·•1 -.!3-S um lnoldued wHh-l,n outside bdry llnea or R/1<1 or Sewondary State HlwY ft2-A Ret,ton to Kenn::,da1e ru,i acaorctlng tf.l map of def loo1.1t1.on i:>t: zteoot'<l ancl en rue in orf'tce .!)~)'."ector m.wys ~: OlJ'lilp1a, and b.,.irf.ng -:le u~ a;;uI'GVal ,1,p:c, 12-55 rev Au() 14.56 and dnod aa sheets 1·a~d 2 or 6 eheeta l.t H um:ler•stooo that r.p heNoy rele•iil,111 !:.l.<d rellnqulaholl tv ·'I' any sod 1111 sbutter•s r: .nti, ol" access ta ad 11m1ted access h1wy •p~urtenant to gran~~r•s edJaoent property ana/or R/1(, R•in~~ing howeve~ to graatOl', 1te auooeaeors i:111 111111.gni, th• right, ~, na agents, eap10yee11 aa(I equ1p- ment, to e~t•~ sd h1wy r,om grftntOl"•a ... trenam111s1011~ R/w and aUo h enter 1U tt1an1o1 in R/W tl'Olll ad h1wy ft> exte•t that ,uch ooesa n,11 1 tor . ·. ~76~!fl· oonatrvotlon, repa11" Ind mtno or 1r~qtor•s power l1nes and r10111t11, thor, ••long•• sd ft/Wis ua,a ror pwr 11nc prps, 'l'be 1r,.101t10 duta111 oonoerra1ng d1t101te looat1on or ad h1WJ are to b• f""'14 v~thin thoH ~tn 111aps 1 bl1ns; 1hHt1 1 •ai.1 2 ot' 6,; n" or No 11k't;oh t11e ot't'1o• 6 ,reotor Jf1WJ'I OlJIBpte, .. wnb· and· .~ra dt ,et,',appJ. Apr 12 .. ,5, .Rev l\11 14-56 ., · · · · · · · It 11 11nd1r11to0!1 that th• paro•ls or lalld abv d.aod:1re ptns or R/W ror 1110 travs and d1tbn i11M1·or tp, which R/W and .iso ltnea aN used bJ rp 1n its bua1A-za u an 1110 public Gerv101 SI Company, and a~ 11n,1 w111 require rs1ooat1on to pel'!lllt oonst or ad h1w;v, ana ad paro•la or land are hereby ovyd to ap solely ~or'eatab111hnlent aad ~r.o or sd publlo Hlwy. If grantor, suoo11asor~ or as~igna ahall at any tilla be denied a franohlse to makntaln and operat0 1ta extsttcg ueo ltnea plua an 111dnl 110 !CV future ln an6 ~n addnl :?20 KV ruture 11ne 11onis, ov•r 11:MS 1crosa ad hiwy at places select~d for such 1ooatton, and 1r fp vn icot thot, 11 compelled to re~ove tts 11•0 11nas rrOlll ad h1wy, tn that •••nt, the Ol"antee by acaep,•eqe or tb1a cvyno hereby agrees to 1ndelltt>1ry tp, 11Qooessor1 or asa1gn• to amt whtch rp tte sucoes~ors or ass1gos shall toeaaonably expen4 1~ rurther rs1ooat1ng 9d .-oo 11nes It u u.Kierstoo:i and agd tlat dUvy or thU dHd. hereby •nderod and such tender kept good until revoked but tr~t t tinu and otll et1on1 tiereor shall aot ~eoe• (aDllt-3) bli'Xi!qg upon .St or IIHh un1au · apprOYod hlr>aon 1n wrUIQi rw ;:d tantq aeoepti•d .and H1wy.,, by Chief H/W Agent ot Waeh, ti.pt or ~~~epte<1 and appronc, Jan 7 56 . ,v ~ agent • J Arao1{ Ooblq, Gbl•t' :.::on ok em dt {:1 to sp Ol;nap!a Wash I I UMIIED ACCESS 9,UIT c~1·ti_~'~@.· .~.~· IH THE HATTtt C,F Prtmsry Stau11 »igi;woy Np. \·. (SR i!J.OS} ~otth Renton lntef'di~nge KltO'w AU. .M.!::N SV THESE PRES&t(fS.,. nat th• r.r~n~,;:,r1 PUG~ SOI.IND PDl.'E'."-& LIGHT CO!ifi'ffY, 11 \Ji111;:hlr19tQl1 c~rpor,tlon., for arid In cQn,id•ratlor. of .the sum of TEN AblO ND/\OC tlDLLARS ($11;).00) .r,d oth•r ".elU111bla ~~, lduat '.on, he.r6by c.oninys ar'ld qu It cleiitl'IS to the !.TP.l't Of WASKrnGTCNJ th• fDl10Wlrtg d.scdbed tul est11te !ol~uaod. in Klr.g tou.nty, In the SUt• eif ',nhlngton, 10 th• HIiie sxtent und purpose &t, If the r-Jgltts l'utrlil'I grantlitd hBd beein •~quir'ed undor lrli\lnent llon'lllin sutute of tht!t;SUta of W~ihlngtc,n: IMCJ_l ' ~t. portion of the herein d@11crlbed Pari:11111 .. ;,,, .hlng Wuta-rl'( of e,i;Jstln9 P"Tlmery Stat.a tllglwMY No. 1-U and S.OUtherly Of t.Jie· follQWlng de~t.ribed 1 it'le~ segtnnlng at a point 200 feet S~~sterly, when:!1t1111sured et right an.glas and/or .radially ... oppo:s.it11 Ki!)hway El'lg·l~e.r 1s ~tetlofl (hatelnaft~r rare~ to as U.E.s.) 35)+00 on ciRI Prlcury State Highway ti!Df I·~ eentd,r llna l)f Prl111Sry State 11,[grn,,'Oy N.o. 1 {Sk 405) North Renton \ntercha;ngc,: then~e. soilthwes.tsdy,. in a straight 1 Ina, to a polot 13a feat Northwesterly opposJte H.E.$,.!?T Al5+12..19 cm the r,.. Line of ,!;aid Prli.ary S.tllte H!ghwey tto. 1 (S~·.\05) ~rtl'i R~l:on lnterchange; thenc.e S®t.fi· weste.rl1 paranel with satd A l1ne to 'thit lit\tste:..-J}' I lne of :;aid Porc,.,_1 1w 1 and th• eM of th15 I In, description. TAACT < . All tl'lit,t p,or~ion .of tt'ie hareln desc.rlbed Parc.¢.I "A11 lying easterly of ax!stin9 Primary State Highway NP. 1-R.E. al'l-d S9utt,.rly of the fol lawing de.scrib~d liM-: Beginning at a polnl h:5 fee.t Northeastiu'ly, wht::n·measured at rl!)ht ,t11ngles aind/or rudltilly1 Qp9-o,lt$-H.E.;~ 351..-60 oti thi, said P,r"imary S.taite Highway No. l-R£ c.i::rntE!r 11111!1; rl\anca Eestarlv, In• stnight lll'IO, to a poi,ii. l.40 fMt Northl!!Utetly opposite H.E.S, A,22+00on $ale! A l.kH, ar,d the eml,of thls line det.crlptlon.. ~ All that portion. Di' the. heralfl <ffll't-fii,!td Parcel ''l'" lying between tM following descdbed 11Ms 1 and a: !J!Ll 'aeg,tr..n.lns, ot a poll"lt 125 fi!l!t Horth011.sterl1~ wh111(1 llei!Sured at right englu Orl.d/OI" n1dially1 ai,posltii \!.,e:,S. )5l+60 an the f'rl,aa,ry St.ate Highway Ho~ J ... R.E center l[!'le of Prlt11.ary State Highway Mo,, I (SR 4D:;i} tlorth Re.Mon lnterch111nge: the,ice £nuirly, Ir. ill i;treilght ilna, to, PQ1nt. 140 ff>et th>rt.heasterly D1JpOs1te i.J.E~S. AZZ·:-00 on th.a A Lll'l6 of uld Prl~ry Ste-tn J1i9hwuy tltt, 1 (SR .l.t05) Nortl\ l\e11tOl'I lnte:rcll&ng~; the:ncll! Sl[)I.Jtheast-orlv In, stn11lght 1 iM lo e, po.int 150 fe•t ~ortll$as.te.rly opposite J-1,E,S. PT A23""9) .. 18 on £,Hd r, t.lne and the end ol thl5 IIE'Mt-de~dptiori. Ltltf 2 • a&g Inning it a polr1t Tb8 t'.at No.rtheaster1y oppcs:tte ·~.e.s. 339+-00 on the said Primary St11te Higl'Twa.y IIQ. l-RaE center I Ina; thenc:';11 Htirtherl,;.,. l11 a stnlgl1t l lnc1 to ai ,:,o!f'lt z6o feet 1-(orlhea:itarly opposite, H.E.Si.)f+.;+,O °" Siltd ce.nte.r llne~ t~nee N.orttteasterhJ h, .ii straight I he., to & poh1t 350 1'$ot Northi,anerly opposlti., tl.E,5. 3lt4+8o on said canter 1Ine; the~ Southeoltdly1 in .a straight 1,he, to ii "°fnt 14~ fD1!1t Southwo,terly owos.lU_H.E.s.. 1"2rt'n.37 on s.a.id h Line and the el\d of this line doit:$t:.riptlon~ PARCEL 1'.A'1 : That port ion or aove.rrao.nt Lot l ;,.od the nortttn;.'t qUD.tter of tha northeast quartn of Sect ion &1 TQWnship 2) North, RMge 5 Ee~t, 'Ir." • .., in $8.ld ~nty, d~scribe<J u follows: • ; B-tgannlng at the. flQrth@aat: c.orner. of Gbvilrninent ~t l1 Soc~ion 8, .Tcromshtp 13 Nof'th, R1ng11· j Eas~.,.' W.K .. , Htd point _1,,$J119.~~.ho~~~t· cotner of ~ northHst quarter of said $Kt1on 8; theoc;:e west•rfy.at"gpg:~a notch Une of $6ld·t.ot 1 a distance Of 75,8. f"Hi,-more .or leu,. to ~).nt IQ() feet dt$UlnC\!!l GIIU.t~l"~'.r from, IIIIHl:IUred at right er1gles, from. tha ·cante.r l1.mf of-Pac.1 fie-t~»;.st. Rallr?l.d tapanyls_.~ka-Wuh- i0ngton eranc.h; the"·,;:e. southee$(or1y •}$M19 8, ft~f·ar311al with and 100 feie:t dlltonce from, 1111Hsurad at right. eingles to_. .the cant.er 11,te r;,f s1ld ratlroad II dlstaMe of 221 i-ee.t, ac,r_o or h,~i;, toe p-olrit ur&t.ii,ca 2.!)0.\f.&ot &o1.1tt1&rly f-rom_. meuured :it P•g• I on' ... _j~~ JUN 141~_sz ..... \,,..· -""---~-·,,_·.---,----;,-I _· ______ __.! --. .- I I I .. _.,,:fghi)ahgJ~s toJ. ti?:& ~~h ) I~ of .. ~,~---~t.t: .the~e ;as_t_e,:ly ~,~.~_. lin,e , paNllei;. and ioo f.e@t i::11,tanca fnxn~-i,easureJ at right ··aJ'l9IH· t~ the.. nor·th· 1 lne o1 s.aJd'.Lot I, a dist~n,;-a of 694 feet, raa.re or le~.i;., to tb11.'rf0sterlv margin of ths rfght of w,y of the P:ai;iflr;: COiiH R~E.,road COMP'L1Y 1$ l'IEMC:astlc Bran.eh .II\ -thtt ne-rthwest qua.rte..-.ol*" the nortrntut qlia"rter"·cf sot'a>pe.ctio,n 8., ~Id rlght of way Mrgln balng, 2:5 feet datancs ~stedy fl"Oll'I, lll!IIILI~ at rT9ht englH to., the eer,ter llnei of ~td rwiltrood branch;. tharii;.11it norther.-ly, first tangent an.d than Ol"l a curye to tl\6 left elong: Rid westerly ,llliil"9'fn Qf Mild rl9kt o,f •ya dlstanc• of' 201 feet, mcra or h:n, to 4fl lnterseett,;;i,n,wlth the;tlorth line o,f soctron 8 es 1bove IMntloiwtf; th1t11e• westerly along said notbh ltne of Se:ct.lDn 8 a dh-tam::a of l6 feet., morG or 1111,, ti) tho point 01* beginning:; EXCEPT that port hm c;t>nv&yad. to the S.tllte of \Hls.h ington for $ecoo:lary Stats H l!Jhwa>y '.No. 2.•A.11 JI.Gin ton t~ K.•nnyda 1e, by deed dated December 14, l~s&, rec;Q.t'ded·J•f.luary 9, 1$7, tn1d:er·Audhor•& Ft1a No, 4762273, · : PARCEL n9n . · · A tract of land lying fn the west h:aJf .Of the ·.m.-theasl qilarter· of Sec;;t.fon 81 .end Tn tile PQi'thodfi'.t quai:tcr of ths southeast qua.rter of S~lon B, .All In Township .2.) Horth., lbr,go 5 Ent, W.M., lo King ·ttn.mty, 'Wast"Jingwn, ';being~ poTtltm of \fijcO:te-:! Pl.at; Qf Nsw ~nton Hcm0sltes u per pl,1;1t therBof reeonfi:d 'in v0Jum& 17 of Plus, at p~a 6 In the Ofl'Tce cfl tl,a (:QUnty AUdltor of ~Id <tQ\lnty, mol"e part:1culsrily de:11cdbed as fol lows: 8ogJmjog at .a J>Qlnt on the north line-of s"'hl Sectlon.;8, l<Mhleh point Is 65,.lt!:1 feet narth 89•31•12•• east ofl tha oorch quartet" corner r,f ,aid Section and Is thet point cf intersei:;tion of tM nt1rth I ins of se.ld S.~tton wrth the easterly bOl.i!lc!flry of the rlgltt of way of the Newustle eraoch of tl\e Pe-eific. (:0111st RailJ'oad; thar1ee running north 89°31 1 1211 etl.st alon3 said north I lne 8 distance of 166.17 feet; t,ien-::.e south f5°01' east a dlsu-oi:.e of 2,750 feet, more or Tess, tc;i, a point on tho :;outh 1 ine of the northeast qucrter of said Sectlon; thi!nee easterly along nfcl south line 11:2. -Feet, mer-a or leiH .. to the lntii,J'Se<ctl0t1 of th& wld s.outh line with t.hti. waste.rly bourt1h1ry of the right of w:iy nt U1e Aenton-lii!,.8J1qUeh 1-1;E1hwtv; the:ne4 southa:rh along the iua.tii westerly boundary 934 feet., .o,~ or Jess., tO-th1; ?Dini; wher. the sa Id wcst!!rly boonda:-y lnti:nec.ts tha 1:;ast I i.Ptt i;,f tha nor-tlY..oest ~,Jolrtljir ~~e t~ .. ~~:~~:~a~:~t:~ :,$ 5:!~t~:~!o:.~=~e:,':~~es!~t~~~nesih;e::t ~~:-o~f le~s, to t.h11 11outtlaast cornoa,r of the said northwou qu."JrtBr of the south~9t qu•rtet; theneit we~terl')l along the south I lne c,f i;alcl IIOr'thweH quarter of the southl!la-St quartt-r £18 f.iict, oore or ten, to the point of inte;section cf .s.iiO SoUth line-with thu 1uuterly boundary of the Netm6Ula Branch of tli• Padflc. (.(.last Re I Jroa<I~ tllenc• northwuterly a.10!'!9 sa)d i>eis:teriy bOiJndery of th!:!-N$1-K..ei~tle 6oanch of U.e .Pi:ielflc t:.oflst R.1dlroad, t,,246 feet, more oJ' le~s, to the point of beg[nnlng> gx(;EPT t!"lat port Ion conveyed to tr>e State of W.is!; iflgton by oeed dated Ooc.enti1u· 14, 1!356, undi,r A1,1d ltor 1 , Fl I• No. 4762273. Tile lar1cCs heroh1 cOOVi!\ll!ld corualn an area of 4-.59 Deres, 1110re or less, t'11il specific de:tafls i:oocernlng ~11 of wt,rch are to be found within tha~.c.crte.hl IIWtp of definite Jocatlcn n,ow of l"l;!IC:Ord .ind on fil• fn the. offleo of the Director of iifgl"Mays at OlyrnpJa, end besrlns data or approval Apri I Z7J l36$, revised Aug1ist 30, 1966., ~r)d the ce11-te; i Jr;e .of wh lch Is aho shown of rec.ord in Vohima 11 )" of H lghwoy Plats, page 136.11 records of $&lei coW'l:ty. Aho, tM Grent'or tu!,reln corwcys and quit (;.]al111ii to the Sute of Weshingtoti aU Tlghti. of lngre&:& and -.gre-ss {includlng all ex.lstlng1 flit.tire or potenti.e1 eHIIWleht.$ of ae;ce.s.-11,, I l9ht, view and air) to, ft-cm and between PrlJA.uy State Highwa)' No. I ($~ 405) North F\l!l"ltbn Interchange: and tho reJlloilittdier Of setd Petco!Jls 11A14 a¥ 11su. The tril.ntor, ru succo&sors or as.:;igns, r;:.5~u·w, tho right~to c.onstruc:t, ioaintaln, -"operate~ r"&pntr ri,nd/ot' t&plaee, at no l!l?(p,ense to this Statoi,: ,of \Pashtngtoi,,• "lt some ·~ · fowre tlm or-tJir:es within tha:c. portion of dih aonveyanc:f!I abov111 l1,\;'lnt.l<>ned, el111c.trlc.. ~~~-r:~==~=:·~~tu!!~t~~;r;~a:!~,: .. ~:~~:~:/o}~:Jef!~:p~~j 1!r!~~s hr~)' t.w:1Hty to ba-ci:rntruc;ted-upon·th•·r,fgtit of tolB-y hereJn .. .c:oit.v41i{l!ldj. prO'ilded,: ~:::~-~~ 0 ~u~~r-:1:t:.:~!!.~~:mi;i!~d\~},~ :rn;:.r~:~~~;a~:,.re ,:ilt the tppl 1eab1fl standard,s: for tl,e Netlo11al Sysura of J.iatarstat• eand Oafa"'s.e Hlgl'M'ay!I as Bf!provad by ttutl>op,!lrtment of carne.r-.e:e, Bureau o-f Publi,i; .Roa~s, Am•rlic;;Jn /\saoc:t;;q:(Ofl etf st,u:e At9fJwa¥ ... offti;.iah and, t~·~shlngtoii.State Hlghwaf CD1t41IU1on.. . . :\; {f:":Y.· .. :· ·.-. .• .. \.;~:..... ·,. . .. . . ., ' . ·: ,· I I . .'. ·: xt u ,md&X11t~ ·&Pd ast-e9t that:· t~·ua··h~ 'UTJ~~\-epl .. ~t: ria]l.t or. Wf •re .a p,o2:~q d a' tnnlld.aaion ·~s'ht. ot •1 1;1f· tli.e ~~ am thtt ~-IJii)1rt md.atug Qt' fr.,.~r,r, !~cilittea o-t !:he COa:p,&zQ, ah&ll be pe_~· ·to llttOH o,;: :r:aw.n wi.thb 'tM right iD.i ._,. c,,f s:atd hi~ .il:11 JlOW lOCatad or ·h reliMl:at..-:u «ccardauaa 'w:t.'l::h the.' ctH111truc.ticu •;r.c11tri.t uacu.te.d lty tbe pa:rtiu P.nJ1i,P.-Should tt becO!;ll8 11«11Hn.q 1g, th• future t1:1 alte.-r 1 :doc.at& or rnove a.n)" of 1d.d fadl:Lt:Lu frC111; Witbiu the rl3:ht: of wr Dy CTdaT of the State, it• 1UC1:iaHorJJ ~ b•.l,ra•, .-tl co11t111 for such. al-fR ter&t:Lon 1 :i:'elc~atin or ~1 shal~. bl! bon.& by i~ Btatt, it1 S110''!H10r• 1;1or auip111. £:;_ Xt ia Und~ntood aJH1 43:reed that thl!t dellval:'J' of··~• dGad .la h=•"Y tendered. imd tbat Yo.I the t•n111 and cbliga~aia,a heno£ ah&11 iM!t: ~ ltfb,dj.q upw the State 11>f WQliqi:on -.J;J =~ =~J!a~t, ~11-=~~:::e: ~!7~~ to: tht State o~ We1hington, Dated . tht:a ______.lg;_ day of · ."". b;; , · : ~·:f · ·, 1967 • I ..... , ..... ·~~ »y,~~ Acc,,tod "'" •PP'°""'----"'«'-·,,_,_/_-~/,-'-,7-'--· • . I r ... On thie -~ ds.)' cf 1 1967 ,'beftn:·i= -pl!"C!tOI1.1.ll)' d??RrHd 1':i fr·IU: e 1-<.'IN( and (' a: ?faf'E A.o'-;t , t:o me. br.o~ CQ he the .+1iffel<M't'£,1c r,r~rct21r: and :;;.<:c'.fl"tif:6Y -~ rP!llpectivel:,, of the ~Clt'pot'a.t!.tin t:b.tt ~acutri the J:oreg0ii11:' 1.ut~ant, aud uckuowledg~d a;d.d ln.-:~:~a b~::~::,.~:::a::r!u ~::1:::t:~::· .. :f.:a1~~C:T;~on1 tor Che u1u auch~it.ed to ~ec""J.te ac::!.d ~~t A'Q.d 1:1.t the. uml aflizad i& tho 40rporat:A 11Ml of sai.d corpoT&tion. Giv~ Wld~,; 'I1r1" hand and af&i.a1 ,1.11d the cta.y .-ind.-yW U:Dt abcve ,ir:t.tU&Qh :~~ in w:iil fo~ the St.tr, of ilo"14ini·at ... ~="'·"""·~----- ,..,_:{_..L,. -·::'""4''"" ·,~ .··.;;. il Page .3 a~.~.;;-J · ' . ------·~ -..... ·--'"~ ........ ' . ~ .~ I 1K m ~OR COllltT OF Till STA.ft or WA$11ll!ICTON Dr -,oa IWli COUIITY VI, DONALll iaJ)Rl QOJ;; at d, , Jtll)GHENT AW OECI\EE or /IPPaOPRlATION AS TO IT!M NO. l /l • • 4nd tbe ca<1rt baing satisfied by proof that all parties inte.rested in the lands, real estate, premises and othel:" pi:operty d~a<::rlbed :l.n judpent the hlblMNI herein and aa hereinafter specifically set forth, h,tve been duly and legally served with notice of 1:hia procaeding as re. quired by law; an<l after COllaidering tha i,ritten stipulation filed herein cru,cerning the lands, real ast4te, premt.ses aad other prop• erty sought to be appropria~ad and used by· the State of Washington, said pet!ticmu·, for the purposes of a public road ,md hi/!l>way, an<! having found therafi:-0111 that the d\ll'lages, including the value of thl! land appropriated toaether "1th tha e~cese righcs, icclud1ng air, vie,, and 11.ght of the ab~tting property to the riaht of way being acquired herein rei,ulting to all persons acul partiu interested tbo!!rein by reaaim o~ aUch apprgpriation 0£ the lands, real estate, premises and other property hereirnlfter <k,scribed are, in accord- ance ~1th the findings of tbG court, in the Slllll of §1gbt !bousand 90A ffuD!lx44 fifcy tna no/100 --·;-···--·-··--·-·----------·-Dollars ($ 8,150 ,00 ) , not including costs, as a proper am.>11t1t and award to be paid by the pqtitioner herein, of which lllllOUttt there h OW1ng end payable for taxes to the treasurer of ~_..K~iwn~& ..... _ County the sum of btP Hundrtd sixty-fix ans! ss1100 -·-·--······--·----------···~ Dollars($ 266.~ ) , now th,u•eupon, IT IS lll!:REBY ORDERIID, ADJUDG~O AND DECREED 1hat compen1>u• t1011 be made in IIIOney in the a\lr!l of Ej gbt Thowu1nc1 Ope Kupdr@d fifty tlN R9£1QO ..... ._ ••••••••••••• Dollars {$ 8,1)0,00 ), not including co•t•, to all ,;,wncre, tenants,, enculllbrancers and all other par•cin1 inter111ted therl!in, for the appropdatton and us11 by Hid p1titiog..r of tha foll<>11ing described l•nds, real estate, pr..miaes and other property, together with the access ~ight• includlng air, vie~ end 11.&ht of the abutting property ~o the right of vny !>eing ~c:qu/.red tiur.,[n fr'"'1> oaid r .. apondents tn __ l\i:,,i._ns1,1¥...,_ County, Wa•bingto~, to-witr i. ! ggggpzyng; wnmn• • PA1C11. 11>, 1-sz,a IIClf&U> ~ D. 11.lCMD Aau.11 COIi; 8JIIUU. l.'1111111.ISS; GQGI .DOit a C1A11L DOIi, Illa vi.fa. (Ill,. #2 • 3•1•156) • I • IT 111 · f'Ul'fflU oa»Ellllll, ADJllOOl!!D ARD P£ClUD That 1.'e• .~?-.: ~t• •~·•u.t.~ to $100,00 eoata puuuant to .-el:ion 2, ~~. ,.-;: :,fj, :;.:;.: ·_ ·... . . . ,;, ,. ;. . , .. :_"';<,·'.'\~ l!S,·Li!ln,-.il 1'6-.5, la, lileH. ·:'.~-~\\\;~-::,... lt Hi~ 8111111HB, &Mlllll MID BTCPBIP Iba!:•• j( ,··"'~._ •• :;::=:~ ... \::_.~;- i*"" 1:• , '' ), ·, {.. .,. .... . . ;, ~ . ' /t ~--lf 1f .... OIIDDIW • ADJUIIG&I> AlfD JJltCUED that if ,,;,. .'.' ;, ·. ·-··., '. 'l:tif!ft. aM:ril 4•.Jfjld by th• petidonu en or afore July 1, 1966, J\/';;'f~~ '.1:11·,•i»Mu·-~ J.li'ter••t •t th• Ht• of Ux ,-~ent (61) per ,·_··.•~·wut ,,,.1,4-. ~:-,"-'"; =~i~,~i ,::c-· ·'' • 4 • 01 f:· '.'{ .. ' .. tT~D l'UR'n\B OIDElEll, ADJlll>Clm AND DE(lUEtl That upon pay- Two llpqdf!d Sut;r-•u .and .53/100 ------------- 266.,5,8 ), including . property to tlie r:Lght of way being aeq .. kec' .~ta, uid eh&ll \le entitled to ectar into l-~· tl;t ·ta., hold, own and at all ti1111111 theruft(lr .~:.·.::'.~,!-, _,;~/··- ~Qr.::,:..· for this court, ---"-J.llllunllltL..--, 196 • .i,, ~oved u to form 11nd Hotic• of ~,eatet1on waived: ~~a1NC1, OAY & >bCII{ Attorn.,-, 'f11t RHpomltnU Coe 111d 11 •• 11t, R4 ..... 1At n N .Fj )· , RECORD OF SURVEY / ./ _:· ···:~c FOR PUGET WESTERN .. · /' / _,,·· LOCATED IN THE N.E. 1/4, OF THE N.W. 1/4, OF SECTION 8 • • , ,., !" AND THE S.E. 1/4, OF THE 8.W: 1/4 OF SECTION 5, W*E ,: / ,." ,.• / •-.,,. TO'I/NSHIP R.S NORTH, RANGE 5 EAST, W.M., ~ ,~ .. . / .. ·i--;,'..:·......,$.' ,,,. -KING COUNTY. lfASH!NCTON ,_::<~~~;-d:i.-2.;Q~ ' .............. ~·· ..... ~·· .f ·-{--' ~=-\-:-~ {,. /lff?,/·····t\ .. ~~P--s!17/ /~,. p~··; --~\-:/,· __ £-~f (!f~t~?~~J.~ ~·"" \ :.::.~~~·-" ~ -:.-:, ":J' -· ·~ "---....... -,11/1r1:.:W~":.. \\~ -,~ \ 1 s CIW'IUC sew: 1" .. 50• "" .. .IMSl$()f~,1: !ECENDc e::iu•l'f"-•a,,~i..:s- -· Q,--&t:.Af>G~ }: .. ~~~ .. /·:' .. ·h:¥ _jF :i"' " !W"~ffi"iQl:r.L rn l C, • 1 ~t ~ ri i ~. "' !I. I 0 "~ ~ : o:: e · 1t ... a ~ • : : i Branch : STK, User :875 5 Comment: Station Id :ELAJ KING,WA 20061006001 B07 .001 Rt!T/JFIN ADp@SS: Puget Sound l!m,rgy, lno. ' A.tin, ROW Dopattmon! P. 0. l30l<97034 -••• WA 98009-9734 --,111111111u111 ~:g~ mli.T:,~!600)§07 'T ENERGY }~"a...!:,t~ ~ • THlS J!§TRU!M1SUl'§RCBP!i§AND.REPL~~:::\JNIYRSCORPIN~ N€J·-·-· 4 REFERENCE II: -====-~ GRANTOR: PUGETVIESTERN,:INC. GRANm· PUGET SOUND ENERGY, INC. SHORT LEGAL: TTS 312, 313, 3/~ ANp'316 OF C. D. HILLMAtrS LAI\E WASHINGTON GARDEN OF EDEM AOD TO SEATILE, 01V NO. 5, VOL 11 PAClES3; andPTN GL 1 SECOI!, T23N, R 06 E.W,M: ASSESSOR"S PROPl:R'IY TAA P'/IRCEI.: 0823054066 and 3344&0-0006 ---·-....:. __ F'or and In con61d$tatlon of Ohe 13ollar ($1.00) and other V&luaWS oonsidarafion io hand JJ!lli:t, PUG5T WESiERN, INC .• a Washington Corporation ('Gra!11o~·nere1n), herety col1Wjl0 ond watraltfs to PUGE'l" SOUND ENERGY, lNC., a WaahlnQWn Corpomt:Qn l-eratfeek her&in), for tha purpoe.as herelne.fter set rorth1 a none;<elw;:iw perpetual easement ewer, under, along a• ar,d throug-i th1:11ollowing described ram property ("Property11 herekl} In IOng County. Washington: t.EG.AL DESCRPT}Otj ATIA.OH.El[) llERBTO AS EX!iErr"A" Except as may be ott,,,t,,,;so""' iort1t,tioroin Grantaa's r\ghla ohal bo exerc~e! upon that p0<1ion of the Property ("Eas:atT!Qnt Arw.0 hllf9in) d$5cr~ .ai:folo:.w: · =:i.':'t~•'t'fi1~ri~~= OF THE PROPERTY L YlNG SOUTHml. Y OF A UNEAS DESCRIBED ON Right,ol-Woy No.2: TAAT PORTION OF THE PROPeRTY LYING WESTERLY OF A LINE WHlCH IS THIRTY (30) FEE'f l=ASTERLY OF AND BBNG PARALLEL WlTH A CENTeRUNE AS DESCRIBED ON EXHIBIT 'El-2' ATIACHED HERETO, THE EAS"TjaRl.Y SOONDARYOF 8/\IO RIGHT-OF.WAY BEING EllHS< 1.ENGTHENED OR s;JORTENEO ACCCORDINl3LY ·TO INTERSECT WITH THE NORlH AND sotm-1 BOUNDARIES OF TilF. PROl'EITTY, EXCS'T ANY PORTION l YIN<l W111-llN RIGHT-OF•WAY NO. 1 ABOVE. 1. Purpose. Grantee shall ~the ri9ht~ use~he E"~tAreato oonWUc:t. operate, maintain, repair, replac&, lmprove1 ~ and 91'llpl'98:one or mote ulffi1!' Uy"Sfeme for p1Jfp08es of transmission, distrit:>ution aM sale of !188 end 9!Qotrielly. SU ch sys.~ may l~.clude., but ate not limite(J to: a. Overtte..d ~IIIJ:lw. Poles-; 1D'IIIEll1I and ofl"ter eupport strutturts with cross.arms, brace;. guys arid enchcrt; eleob'lo transmleslon and dlstrlb\JtfO.n RN!B: fibt,r Qptic table and other line&, cablei and f11c!llties tor corrimunloaUons; transformers, street liGhW, metar&1 tlidun,s, attadtl'lie:nts ifflrl arry and all other !aon111eo or ,ppui1onanoa• """"'sar; or convenl•ol to ooy or all of the~ &E\,c\dc&oameit10~1l03 ~ Pagelof6 Printed on ll/28/20116:21:12AM Document BAS 200l>.J0060018D7 Branch :STK,User :8755 Comment: Station Id :ELAJ K!NO,WA 2C061006001S07.002 followlngtho nltlol ...,.tn,Olion ol•I ora portion of Its ~om&, Gnorme moy. lrom tlme totlmo, oonotnlcl •UCh ad<IIIOl'ISI faolllUe, .. P moy ""Ill"' ror suoh oyo1ems. Grantee oholl have the ri~hl of aooe,s to the Ea- Area OV<f ond ""ro•• ,Ille Proporty I> onoblo Grantee I> -.. la 11g111, hereunder. Gnl!lt .. ohaH oomponsat• Grarrtorfor ,u,ydamagoto!he Property ca"68d by the-ofouoli !lghtolacces•byGranteo. :t l;aa:ament Area Cle.a.ring and Mahrteri&nee.. GJantee &hall ha-.. the 11ght to Cl,lt. remoYe end dlspoa& of any end ilil bl'U$h, trN8 or other vegefaton fn the Easement Area.. Graraea 11iittall also have the right to oorrtro~ on a oonttnulng bOlla and by Ol'o/ p,w..-.t and ..._.onablO meant, tit&_._ and growth of t,Nllh, teas or cttn,r vogetat;on lnlho Ea•amem ....,,._ ii. T.-O...,d• o--.1 Area. <Jrarrtee shal ha'ffl ffl• rilti lo ou~ trim remove and dlapose cf ony -. looollld on Iha Piw>ottv outoid• the Easement Area lh'1l """Id, In Granlfle'• sole Joogrnen~ Tmarfore \\Ith or .-• hazard to GIM!ee'a O)<lomS. o-. shall, prior to the ,,,.,.,,,. of sueh right, lden<ify ouch lree6 and make s reaaol'lllhl• effort to glw Granto/ p~or nob that euoh 1-wm be cut, trimmed, ""1IOVell or dlspooed of (""°"pt that Grartee Ohan haver,, oblgatlon to ldentlly eucJt lreeo or ;Ive G""1wr sooh pncr notic:e whon -""' r.ut, 1rim~, l'eJMVt:ld ot ofhRrwil:11 lmf)OSed d ln respoo~ i6 em.e~ oonditlons). G!llnlor &h~ be entl'Ube 1o no componooi;on for tree, c,t, rimmed, n,movt<I or d"-••d of """'pt for the actual -••luo of merohmal>le 1lmbor (If ""Y) out and rom>ved from the Property by Gran!ae. A. Gnmtot'• U. of Ea;ament Area. Gran-1:or raserv1111 the right to use the Eas&m8flt i\ree for any p!.IP088 not biG011i,lzter.t with lhe rightG hareii ~. pftMdett however, Grantor shaH not conMruct or malntM'l ~~:,~A:=r~=,:~=I..,.. •nd Granlor Bhall do no l>laofinuwithln 300!eet of 5. lrnl•nmlly. G1>nloe llll'"'" m Indemnify Granter from ond against lal>ill!.y in<:J.l;red by erantor os a '"'"1t of G,._'• negllg•mie In the ""'rolst of !he rlgllt• horeln granted.to G""11N, b<JI nc1hlng herein shell requ~e Grarrtoe to lndetnr,lfy Grentor for ttlQt pontoo of any such llabllty attrrDt.Jtable to the negllge~ of Gh31lfor or the nogllgonoo of othem, 6. Abandonmen:t. The. l'i~hts hereh granted shall coritlnue until BUch thna as Grmtei, t.ell!lsss. to use the -.,.nt Aro• for• pellod of llVo (5) .....,BS!ve years, In whloh a,ent, lhl• ••••mont oholl lomilnolo and on nghts ~er. •l'ld arry improvernenta 1'81Tl-'llrnne in the Easement AN9., eht11! ffl'.'ort to or otherwloe become thi, prtipel1y o( ()rantor. J)RMded1 tt)wever, ttu1t np abandonment shall be doeliled kl have occurred b)t reason of Grantee's faDura to lnltlally 1nst&II ite. sys1arrm oo tha easement Area wfthln anY period ot ttm& tom the d111e horeof. 7. 5U~ and ~ns. Grantee Gtlall lla'lle the right to 8"i9n1 apportion or othetwlSle transfer any a-all of \ts rlghts, beneffla, privl!8,g83 and lntme,m. arislng h and W"t(fr,r thJs. easement. WtlhO\.lt llmitfng 1he s,,,,emllly oflheforogob'lg, th• rlgt,ts and o!Jli;J_,, of the parties sho/1 ;n,retothe benetll ot'"1d bo bildlng upon their reepootivasuocessora 1.nd tll:l81&ina. DATED Ibis 3Ji!}, doy of (!;;Jc:'. JZJ~ , ~006. BY: ___________ _ Page2 of6 Printed on ll/28l20ll 6:21:12A-1VI Doc\llllent BAS 2006.l006001807 Branch :STK,Usor :8755 Comment: St11tion Id :ELAJ KINO,WA 200610064)01607 .003 STATEOFWASHINGTON ) ) "'· COUNTY OF KING ) On this ~ay of ~',..W:, 2006, before me, a Notary Public '1 and for the Slate of Washington, duly oomrnioned illld sworn, personally appeared Gust M. Erikson, to me l<nown to be th<> por<1on Who elgned ""Pn,$\dent of Pugel Wostem, Inc., the Corporation that executed the foregoing Instrument, !md aoknowled~ the said Instrument to be the free ~nd voluntary act and deed al said Corporatlon, for the U"8S and pu[J)OSell therein rnentioned, end on oatll stated that he was authorized lo execute !he said Instrument on behalf of said Corporation. COUNTY OF KING . CJr) tt,;,, 3t.o day of Ct~ , 2006, before me, the undem\gned , a Notary Public in and for the State of Washington, duly cornmlsoloned and swam, personally appeared Rogers. MoNully, to me known to be the person who Signed as Director Corporate Faclllties of Puget Sound Energy, Inc., the corporation that executed the wahin and foregoing instrument, and aoknOW!eclged said Instrument to be 1he free and \IOluntery act and deed of said corporation for the"""" and purposes lhoreln mentioned, and on oath staled that he was duly elected, qu~ttied and acting ae said officer of the corporation, that he waa authorized to e,«,cut<> said inwument and u·,at tile eeal affixed, If any, i.. the corporate seal o! sald corpormion. Page3 ofo Printed on 11128/20116:21 :13 AM Dooument: BAS 2006.1006001807 Bronch :STIC,User :8755 Comment: Station Id :BLAJ KJNG,WA EXHIBIT "A" LEGAL Dl!5CRIPTION: PARCEi.A: 20061006001807.004 rnAT PORTION Of GOVERNMENT LOT 1 IN SECTION e, TOWNSHIP 23 NORTH, RANGE 5 !:AST, W.M., IN KING COUl'ITY, WASHINGTON, DESCRIBED A$ f'OLLOWS: BEGIN~ AT THE N0RTHeAST CORI-.ER OF GOVERNMENT LOT 1, SAID POINT BEING THE NORTHWEST CORNER OF THE NORlliJ;AST QUARTER OF SAiO S5CTION 8; THENCE WES'TERL Y ALONG THE NORTH LINE OF SA!O L.Of 1 A DISTANCE OF 7158 FEET, MORe OR LESS, to A POINT 100 FEET DISTANT EASTERLY FROl,,I. MEASURED AT Rl()f/T ANGLES TO, THE CeNTER LINE OF PACIFIC COAST RAU.ROAD COMPANY'$ L.AK1= WASHINGTON BRANCH; THEN'.:E SOUTHcl\STERLV ALONO A LINE: PARALLEL wrrH AND 100 FEET OISTANT FROM, MlilASURED AT RIGITT ANGLES TO. THE CEIIITER LINE OF SAID RAILROAD, A DISTANCE OF 221 FEET, MORE OR LESS, TO A POINTD1S'TANT200 FEETSOU'!llERLVFROM, MEASURl;OAT RIGfff ANiJLES TO, THic NORTH U~E OF SAIDLOT 1: THlaNCE EASTERLY ALONG A LINE PARALLEL WITH, AND 200 FEET DISTANT FRON, Ml!ASURf:D AT RIGITT ANGLES TO, THE NORIB LIN~ OF SAID LOT 1 TO THE EAST UNEa Of IJAIO GOVERNMEITT LCT; TlllaNCE NORTH ALONG SA!O EAST UNI' TO THE POINT OF BEGINNING; t;XCePT PORTIONTHEREOF LYJNG EAl!TERLVOFSTAlE RO.O.D NO. 405; AND EXCEl'l'niOSE PORTIONS AND INTERESTSCONVEYEOTO THE STATE OF WASHING'TON 6Y DEED$ RECORDED UNOER RECORDING NOS. 4'16i273 AND 6181l55s. PARCELB: TRACTS 312, 511!, 314 AND3150F C. D. HILi.MAN'S I.AKE WASHINGTON GARDEN Of EDEN J\DDJTION TO SEATTLE, DNISION NO.~ ACCORDING TO PLAT RECORDED INVOWMI' 11 OFPWITSATPAOE(5)83, IN KING COUN'TY, WASHINGTON; EXCEl'T THE NORTHl:RI. Y 2$6 FEET THEREOF; EXC8'T THE WESTER!. Y 00 FEET OF SAID lRACT 31 i COl'IVEYED TO KIN8 CCWTY FOR ROAD BY DEED RECORDED UNDER RECORD1N0 NO. 10a!il05; EXCE!"TniAT POI\TION CONVEYED TO THE S'rATE OF W/\SHINGTON ev DEED RECORDED UNDER REC~DING NO, _4S60D14', AND EXCEPTTHOSE PORTIONS THElREOF CONDEMNED BY TliE STATE OF WASHl~OTON UNDER DECREE 'ffl~~~,,. '~""""~=~=moo=-,~ -~ Page 4 of6 P1inted on 11/2812011 6:21:14 AM Document: EAS 2006.1006001807 Branch :STK,U,or :875> Comment Station Id :BLAJ KING,WA 201161006001807.005 EXHIBIT "B-1" A llfle boinQ a portion o! TIBC1s 312, 313 and 314 of C.D. Hllman's Lake Washington Garden cf Edan Add!tlon to seattJe, DMsion N<:>.5, aC<J<l<tlln~ to Plat record&ci In Volume 11 of Plats of Page S3, In King Counly, Washington, lying in the Southwest Quart,..of Section 5, Townehlp 23 North, Range 5 East, W.M., King County, w...r,1ngton and that portioo of Government Lot 1, Section 8, Tov.nohlp 23 North, Range 6 East, W.M., King County, Waohington de.scribed•• foll°""; Beginning attha lnteraeotlon of the 30Uth Dne of ""id Section 6, having • bearing of South 118'51'35' East witt, a !ne 100 feet dislanleaster~ /rOm, moaSIJl'Od al tight enple•, the centerllna of Pacific Coast Railro!ld Oompany's Lsl<a Waohl~ Bnmch; thaJI08 North ~44'01" East a distance of 346.93 feet mere or less to tho westerly margin of SR-405 and the !enninu& of thlo d&SCrtption. Page 5 of6 Printed on 11/28/2011 6:21:14 AM Document EAS 2006.1006001807 Branch :STK,User :8755 Comment: Station Id :ELAJ KlNG,WA 2008100$001807.006 EXHIBIT ''H" Alne being a portion of Tract 312 of C.D. Hllmen•s LakeWashlng!Do ~ or ladenAd~ltlonto Seettlo, Division No.5, according ID plat nicade<I in Volume 11 of l'lals of page 83, In King County, Washl~. lylng In-the Soulhweot Qusrm of sectlon 5, Township 23 North, Range 5 Eaat. W.M .. King Ccunl)I, Waohlngtcn d .. cribed •• *ilow,s: Beginning atthelnleraeo11on oltho $0uth Un&of &aid Se<>tlon 6, having a bearing of South 88°51'36' Eae\ with a line 100 feet~-eesleliy from, measured 81 right a119leo, t,e centBrllno of Pacific Coast Rallrcad Compa'll"s Lake Was! lngton Branch; Thence North 10049'16" West a dlalsnco of 112.76teel ID the .,,,s1eny margin of Lake Washington Boulevard and 111$ lerminus of lhls deeoriptlon. Poge6 of6 Printed on Il/28/20116:21 :15 AM Document: EAS 2006.1006001807 Branch :STK,User :8755 KING.WA Document: DED WAR 2000. I 02400 I 002 = = = = ~ Comment: WHEN RECORDED RETVRN TO """"-·""'· 19616 NQl"therok P1u~wa't, Suite 310 Bothtlt, WA 8801 t E1783058 Aflir'&!'.:.P JN. IU: STATUTORY WARRANTY ru:m GBnt:or'fsl ?i,iget 51:lund En.,-g~. lm:- Grantoejs) PIJiet W9$tetn, kic Abbrsvlated Legal Tracts 312-315, HIima.n's LaQ Wash Garden of ~en 01v 5, Vol \ 1. ~ 33w:vr:: =~ =:!i.T~p Z3 North, Range 5 EWM 1ST A~ , (b A-·• n, Pa,c&J Numbe<1~ 334450-0006-02 & 082306-IIOSe--04 31, ).</•11 ·(. / Gr;,n1ar, Pvgrn Sounct Energy, lne, a Wilil!.lngton eorporauon (fomierty Pugin Sound Power & L.Jght CompanW, f01 al'ld u, con&lderabon of ren oo/100 1;1 0 00) dollars and Dther good ancl vaih.1ablu (;Of\$!der&.t1Ql'l, 11"1 ha.rid paid, COOY9\'$ and ~ilOU 10 PUGeT Vvesivw, INC, ,. WASHl~GTON C:Oftl'OAATIOO, ("Grantee'") the folowing desa'lbed re.;JI e.stffl situatw •n ffi11 Countv of Kmg, State of Wasfungton. legal Ctsi:npt,on attacned hereto a, Exrnbt "A"' en(I by rafaranc1;1 made I s;tart heroof SUBJECT TO Easerm!nts, rastne1:IOflS, rea8lYatlOOS, COYBl'Nlllts snd agreements. BY recordng mis nstrument, 13rsmee, on behalf 0, itsetf, Els. slJOCeSSOB arid -w-, Pltreby co\letoallt 11Dt ta lfncWy or lfldnctfy, many fQfffl or m llll'IY tn•mer, 1:1pp(lsil, p(l1fd, fl'M:llt, pn!Wl'lt, or oth91'Wtse impair Grarrtor'11 8)(8mlM or an)' ng11t ~ 11er11under, 1nelidlng, Without llmt:imofl. ttte Plllrrrd9d Uses, arid specJfcaly, Gr.iirtor's rtgllt 1o upgtade or constNd addllP\al thinsmsimtn and dlstmut1an. tldiwas ID aa:ornmcdiiile hlgtlf!lrvollag& VIMhoutanfflngthe ~llly~ttwiforGgOl1g. Gtarifee11, oobahafl'IJf 1hemsst.rn, lbw SUCOKSM and 8U9"', """9by ~ not to~. ~ ur nilr~¥. "'aey appeal of the 1Huanc41 ota11y ~,.mental ~proval orenwonmerrtat ilclcllments nli!C85saryfor or related to ital cu en~ part af anr Plltl'l'l'lll:ted UH ~ntor may, 1n lb sole ~. seell speci1'1c perfom1ance of that cownMt{lnCRld11191Mt1toutllmltmcM1 an 1f\'1,111Ct,Jn}~a~. Sld Gra:nte61;' s:uOOl!UOl's end ii1$:!1191't, ,~ ar,y o«trt wm, J1f1Gtt1CbOf1 Granbra and GramH lntelld Gl".antors' ~nana 'kl nm Wllh the and, tcbfld al ~rs arid lt5Sl!J'IS Dfi3raDM, and inur•tothe beneltofall Gr11ntor'! succ:eaaars ......... ~ 18 .204:f.! SlATl=: ~ WASHINGTON } COUNTYOf ~ : On this ...11L..0J.aav of Pc#J&g, 2000, be!~ m~. the u~. B Notary Public in B°>~.-7ul;~ of ~~~wn"'::::,~~~9;w:=: EM'tg,, \ne, the oo DIIIJI'\ th11t cxoout~ the w,tl\,n and f~o1ng '"91:IUmlnt, ~ 1e~r.owliH:lged §Id 1~M to bl YOiunt61) act and deed of Slllcl corpornor, lor the l.t5es and purposes thefe,n m, that ha was author~ lo e~"9td 1rwt:Nmont PAGE-1 Station Id :ELAJ Page I of5 Printed on 11/28/2011 6:20:52 AM Branch :STK,User :8755 LEGAL OESCFIIPTION PARCELA Comment: EXHl8rf""A'' !HAT PORTION OF GC\l'i::RNMENT lOT 1 li'4 SE.C'l'"\Otl a. T~IP 2 ~ NORTH, ~I\IIIGE e EA<l"", WM. IN KING COUNTY, WA51 MNGTON. DCSC~l6EO AS f"Ol.LOWS BEGINNING A.TTHE NOFITHEAS1 COANER OF C'.iOVERfllM£tfT Lor 1, >A<D POOO" 5BNG THI" NOflTH\HEST CORNER OF THE; NO~'THEAST QUAITT'ER OF SAlO :JEC • le».' 8, 'fl-lEHCEW'ESTERLY ALONO THE NORTH LlfllE or SAID LOT 1 A Ol$Tl1NCE OF 758 FEET, t.100:E OR LESS, lOAPOINT 100FEeTO!$TANT EASTERLY FROM, MEASUFll!:O '\TRICIHI ANGLES.TO. me CENTER LINE Q('" PA.CIFIC COAST RAILROAD C\JMPAN'f'S l.AKE WASI II MG TON BRA.NCH', THEHCE SOUT1-EASTERL Y ALOt.G A LINE PARAU.El wmt AND 100 I E!:T DlSl ANT FROM, WIEASURED At'RIGtl'!' ANGLfSTO, Tt-:ECeN'TI!R LINE OF SAfDRAll.RQ.6.0, A O:STANCEQF221 \'1 FEET, MORE OR LESS, TO A POINT DISTANT 200 FEET SOlJTHERt Y rROPA, MEASUR:EO A.l RJGHf ~ ANGLE~TO.rl1ENORTHLINEOFSA10L071, ~ THENCE EASTERLY ALON~ A LINE PARALLEL Wl1 H, ANO 200 FE~ DISTANT FROM, M~SUREo AT RIGHT ANGLES TO, THE NORTH UNE OF SJ\\D I.OT 1 TO THE EA:STL.INE Of SAIC GOVERNME!NT LOT, THENCE NORTH ALONG SAID EAST U~ TO l HE. ~N'r Or 111:0INNING, c:..., EXCEPT PORTIONTMERE;OFLYINOEASTERLY OF STATE ROAD NO -405, ,:., .A,NDEXC:.EPT THOSE P~TIONS A.ND INTERESTS CONVEYED TO THE STArE OFWASHINGfON BY DEEDS RECOR.CEO UNDER RECORDING NOS '1762273 AND6189'58 PAACELB TRACTS 312,313,314 ANO 3'~5 Of: C o 1-ftu.MAN'S 1.AK!:WASHINIJTON 0AROl!N OF EDEN A00m0NT0Si:.Ai1l'c.. ONISION NO 5.ACCO~CING1"0P-\.AT RECORQi:.OIN"VOlllME 11 OF P1.ATSAT PAGE(S) Dl IN KING C;:)IJNT'/. WASKINOTON, EXCEPT THE NOR111ERt. Y 2,15 FEET Tl-ERE.OF EXCEPT THE Wf:STERL Yeo FEET OF SAID TRACT 312 GONVEYECl TO KING COUNTY FOR ROAD BY OEEO REC.OFI.OED UNDER RECORDl~G NO 103SC()S, EXCEPl"THA.T PORTION CONVEYE) TO THE SIArE:: Of WA5HING,TON BY ceeo RECORDED UNDER RECORDING NO 41!60014, ANO e~CE?T THOSE ::.ORT[f\NS THEREOF CONOeMNEO BY THE" STI\Te tY WASHINGTON UNDER DcCR!:E :;NTE;RED JUNE .!.ii, 1g&5 IN KJNO COUNTY .SU~RIOR COURT CAS! NO eee21t1 ?AGE-2 Station Id :ELAJ KING,WA Page2 of5 Printed on 11/28/2011 6:20:52 AM Document: DED WAR 2000.1024001002 RECEIPT EG00037328 BILLING CONTACT CARY FISHER WI REALTY ACQUISITION CORP (WAQ) 13647 MONTFORT DRIVE DALLAS, TEXAS 75240-4503 13647 MONTFORT DRIVE DALLAS, TEXAS 75240-4503 (972) 934-8699 REFERENCE NUMBER FEE NAME TRANSACTION TYPE LUA 15-000280 Pl.AN -Environmental Review Fee Payment 000.000000.007.345.81,04.000 $1,000.00 PLAN -Modification Fee Payment PLAN -Site Plan Review Fee Payment 000.000000.007.345.81.14.000 $1,500.00 PLAN -Site Plan Review Masler Fee Payment 000.000000.007.345.81.14.000 $2,500.00 PLAN -Variance Fee Payment 000.000000.007.345.81, 16.000 $1,200.00 Technology Fee Fee Payment 503.000000.004.322. 10.00.000 $190.50 REMAINING BALANCES-~.• off•pri127.'.. 2015 MODULE CASE NUMBER FEE NAME Plan LUA15-0002BO PLAN -Modification Printed On: April 27, 2015 Prepared By: Clark Close Transaction Date: April 27, 2015 PAYMENT AMOUNT PAID METHOD Check #002725 $1,000.00 $0 Check #002725 $1,500.00 Check #002725 $2,500.00 Check #002725 $1,200.00 Check #002725 $190.50 SUBTOTAL $6,386.00 TOTAL $6,386.00 REMAINING BALANCE TOTAL REMAINING $154.50 Page 1 of 1 WI REALTY ACQUISITION c--p (WAQ) 13647 MONTFORT DRIVE DALLAS, TEXAS 75240-4503 (972) 934-8699 PAY ·six THOUSAND THREE HUNDRED EIGHTY-SIX AND XX/ 100 TO THE ORDER OF CITY OF RENTON 1055 S GRADY WAY RENTON, WA 98057 L //lr/S--Oc)o 2-so r-MPASS BANK (746) ILLAS, TX 75206 _8-744/1119 22311 CHECK# 002725 AMOUNT DATE 4/2/2015 **********6,386.00* 111 00 2 7 2 511• •: * * * "10 71, I, s,: 7 71,1:,01, * j.11• WI REAL TY ACQUISITION CORP (WAQ) Date 4/2/2015 Invoice Number 040215 Check: 002725 4/2/2015 OO-R197 Comment PRE-APPLICATION SUBMITIAL FEE CITY OF RENTON t. Check Totat Net Amount 6,386,00 'l 6,386.00