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W a. awura.wvwa- swc xoB]d 4 3 nIII1g, 4 R _. A 9 _ _ iL 5 ti 1rr �- E$jlS Z 1 J IL O E � p d69 5 fay �iE' T 3 48 ti 1rr �- E$jlS Z 1 J IL O E � _000000 DEPARTMENT OF COMMUNITY CITY OF (MD AND ECONOMIC DEVELOPMENT Ren ton A. ADMINISTRATIVE REPORT & DECISION DECISION. [:)APPROVED ® APPROVED SUBJECT TO CONDITIONS ❑ DENIED REPORT DA TE: March 10, 2016 Project Name: Seattle Pipe Trades Expansion Owners): Seattle Area Plumbing and Pipefitters; 595 Monster Rd SW; Renton WA 98055 and Ashton Capital/IC&M Holdings; 1201 Monster Rd SW; Renton WA 98055 Applicant/Contact: Sue Soller, SSA Consulting & Andrew Clapham & Assoc; 3200 Alki Ave SW #401; Seattle, WA 98116 File Number: LUA15-000344, ECF, SA -A Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a two-story, 11,885 square foot, building addition and parking lot expansion of the existing two-story building where Seattle Area Pipe Trades and UA Local 32 are located. The existing 243,017 square foot (5.53 -acre) site would expand approximately 21,500 square feet to the south through a lot line adjustment with abutting property PID 2423049123. Both properties are located in the Industrial Medium (IM) zone. Vehicle access to the site is provided by Monster Rd SW through an access easement at the north of the site. Associated improvements are relocation of private utilities where the addition is proposed and parking lot landscaping. There are two Category 3 wetlands near the site. The site is located within a floodplain, seismic hazard area, and near steep slopes. The applicant submitted wetlands and biological assessments and geotechnical and drainage reports. Project Location: 595 Monster Rd SW & 21,500 5F area in the NE corner of 1201 Monster Rd SW Site Area: 6.07 acres (264,517 square feet) Project Location Map Admin Report City of Renton Department of Community & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA15-000344, ECF, SA -A March 10, 2016 Page 2 of 19 B. EXHIBITS: Exhibit 1-17: Environmental Review Committee Report & Exhibits Exhibit 18: Administrative Report & Decision Exhibit 19: Parking Analysis Prepared by Rubenkonig Planning and Landscape Architecture, PLLC (dated July 15, 2015) Exhibit 20: Neighborhood Detail Map Exhibit 21: Tree Inventory Plan Exhibit 22: Tree Retention Worksheet Exhibit 23: Construction Mitigation Description Exhibit 24: Building Elevations (4/30/2015) Exhibit 25: Landscape Plan with Bluebeam measurements C GENERAL INFORMATION. Seattle Area Plumbing and Pipefitters, 1. Owner(s) of Record: 595 Monster Rd SW, Renton WA 98055 and Ashton Capita!/K&M Holdings, 1201 Monster Rd SW, Renton WA 98055 2. Zoning Classification: Medium Industrial (IM) 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Critical Areas: 6. Neighborhood Characteristics: Employment Area Valley (EAV) An existing 50,540 sf two-story building used for training, associated offices, and parking. Regulated slopes, seismic, flood, and one Category 3 wetland. a. North: Warehouse Use (IM zone) b. East: Existing Industrial Use, Warehouse Use, and King County Wastewater Treatment Facility (IM zone) c. South: Office Building Use (IM zone) d. West: Existing Burlington Northern Railroad Use (IM zone) 6. Site Area: 6.07 acres (264,517 sf total between 243,017 sf at 595 Monster Rd SW and 21,500 sf from 1201 Monster Rd SW to be purchased) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 4086 09/30/1987 Admin Report City of Renton Department of Com Ty & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA1S-000344, ECF, SA -A March 10, 2016 Page 3 of 19 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. b. Sewer: Sewer service is provided by the City of Renton. c. Surface Storm Water: A private storm drainage pipe exists within the site. 2. Streets: The site accesses Monster Rd SW by means of a private access easement. The site has no direct frontage on a public street. 3. 'Fire Protection: Protection service is provided by 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 c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City -Wide Property Development Standards a. Section 4-4-040: Fences, Hedges, and Retaining Walls b. Section 4-4-060: Grading, Excavation and Mining Regulations c. Section 4-4-070: Landscaping d. Section 4-4-075: Lighting, Exterior On -Site e. Section 4-4-080: Parking, Loading and Driveway Regulations f. Section 4-4-090: Refuse and Recyclables Standards g. Section 4-4-095: Screening and Storage Height/Location Limitations h. Section 4-4-120: Tree Retention and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-030: Drainage/Surface Water Standards b. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-9-070: Environmental Review Procedures b. Section 4-7-200: Site Plan Review 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FDF): 1. The Planning Division of the City of Renton accepted the above master application for review on May 19, 2015 and determined the application complete on June 3, 2015. The project had been put on hold. The project complies with the 120 -day review period. Admin Report City of Renton Department of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA15-000344, ECF, SA -A March 10, 2016 Page 4 of 19 2. The submitted land use application was determined complete on June 3, 2015 and is vested to the critical areas regulations in place prior to the updated Critical Areas Ordinance adopted in July 2015. 3. The project site is located at 595 Monster Rd SW (PID 2423049122) and will include 21,500 square feet from the NE corner of 1201 Monster Rd 5W (PID 2423049123) through a future lot line adjustment. 4. The project site is currently developed with a two-story office and training facility and associated improvements such as parking and landscaping where Seattle Area Pipe Trades and UA Local 32 are located. 5. Access to the site would continue to be provided via Monster Rd SW through an access easement at the north of the site (Exhibit 20). 6. The site is located within the Employment Area Comprehensive Plan land use designation. 7. The site is located within the Industrial Medium (IM) zoning classification. 8. There are approximately 43 trees located on site outside of any wetland or critical area buffer of which the applicant is proposing to retain a total of 23 trees (Exhibits 21 and 22, Tree Inventory Plan & Tree Retention Worksheet). 9. The 595 Monster Rd SW (PID 2423049122) site is mapped with regulated slopes, seismic, flood, and two Category 3 wetlands. 10. Approximately 1,672 cubic yards of material would be cut on site and approximately 554 cubic yards of fill is proposed to be brought into the site (Exhibit 10). 11. The applicant is proposing to begin construction in May 2016 and end in July 2016 (Exhibit 23). 12. Staff received two public agency letters (Exhibits 12 and 13). The Department of Archaeology and Historic Preservation (DAHP) letter requires a DAHP specific permit due to the project location proximity to a cultural site. The King County Wastewater Treatment Division (WTD) letter requests that the City of Renton submit construction drawings for the project for review during design development. To address comments, the following report contains analysis related to DAHP and WTD requests. No other public comments were received. 13. 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 (Exhibit 17). 14. Comprehensive Plan Compliance: The site is designated Employment Area (EV) on the City's Comprehensive Plan Map. The purpose of the EV designation is to create areas primarily used for industrial development, or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit. Employment Areas provide a significant economic development and employment base for the City. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Admin Report Comprehensive Plan Analysis FCompllilance Goal L -M: Strengthen Renton's employment base and economic growth by achieving a mix of industrial, high technology, office, and commercial activities in Employment Areas. Goal L -N: Sustain industrial areas that function as integrated employment activity areas ✓ and include a core of industrial uses and other related businesses and services, transit facilities, and amenities. Admin Report City of Renton Department of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUAIS-000344, ECF, SA -A March 10, 2016 Page 5 of 19 15. Zoning Development Standard Compliance: The subject site is classified Medium Industrial (IM) on the City of Renton Zoning Map. The Medium Industrial zone implements the Employment Area Land Use designation. The purpose of the Medium Industrial Zone (IM) is to provide areas for medium -intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone -wide. Additionally, within the Employment Area designation, an even wider variety of commercial and service uses may be permitted. The project proposal complies with the zone if all conditions of approval area met: Compliance IM Zone Develop Standards and Analysis Lot Dimensions: Per RMC 4-2-130A the minimum lot size, in the IM zone, is 35,000 square feet. There are no minimum lot width or depth requirements. Staff Comment: The site is comprised of a primary property that the existing Seattle Pipe Trades building is located on of approximately 264,517 square feet at the address 595 Monster Rd S W. The applicant is in negotiation to purchase approximately 21,500 square feet of property from the abutting property to the south (address 1201 Monster Rd SW) (Exhibit 4). The area to be purchased is proposed as part of the surface Compliant if parking lot expansion. The Seattle Pipe Trades site will expand to approximately condition of 264,517 square feet (243,017 plus 21,500) following a lot line adjustment and the 1201 approval is Monster Rd property will decrease in size to approximately 325,238 square feet met (346,738 minus 21,500). Both properties involved in a future lot line adjustment would exceed the minimum 35,000 square foot lot size for the IM zone. The subject proposal is to expand the existing parking area across existing lot boundaries and requires a lot line adjustment. A lot line adjustment has not been applied for as of the date of this report.. Therefore, staff recommends as a condition of approval that the applicant apply for and receive on approved lot line adjustment prior to building permit issuance. Setbacks: Per RMC 4-2-130A the IM zoning classification requires a minimum front yard and side yard along a street setback of 20 feet along principle arterials. A 15 -foot setback is required along other streets, except 50 feet if the lot abuts or is adjacent to a residential zone. There is no interior side or rear yard setbacks except 50 feet if the lot abuts or is adjacent to a residential zone. There are no maximum setbacks required. Staff Comment: The subject site has no street frontages and is not abutting or adjacent to a residential zone (Exhibit 20). Therefore, there are no setback requirements and the proposal meets the setback criteria for the IM zone. The setbacks for the proposed building addition are identified on Exhibit 6, with the north property line setback approximately 162 feet, the east property line setback approximately 75 feet, the west property line setback approximately 139 feet, and south property line setback approximately 47 feet. The existing setbacks would increase through the mentioned lot line adjustment that would increase the property line boundaries in a southerly direction (Exhibit 4). Building Height: Per RMC 4-2-130A there are no maximum building height *� requirements in the IM zone. Staff Comment: There is no maximum height requirement for the IM zone. The height Admin Report City of Renton Department of Com ty & Economic Development Administrative Report & Decision SEATTLE PiPE TRADES EXPANSION LUAIS-000344, ECF, SA -A March 10, 2016 Page 6 of 19 Admin Report of the proposed two-story addition is approximately 34 feet to the top of the building parapet (Exhibit 24). Building Standards: Per RMC 4-2-130A there are no maximum lot coverage requirements for buildings in the IM zone. Staff Comment: There is no maximum lot coverage requirement for the IM zone. The proposed addition has a footprint of approximately 6,047 square feet (Exhibit 8). The new building footprint would be 33,409 square feet (27,362 square feet existing plus 6,047 square feet proposed). On the existing 243,017 square foot hot, the building coverage would be approximately 13.5 percent. Lot coverage would decrease once the lot line adjustment occurs and increases the size of the site. Landscaping: The City's landscape regulations RMC 4-4-070 are broken into these separate areas: Along Streets: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet. In those cases, ten feet of landscaping shall be required where buildings are not located. Perimeter Parking Lot: Parking areas shall have a minimum of ten feet in width of landscaping as measured from the street right-of-way. Interior Parking Lot: Surface parking lots with 14 or more stalls shall be landscaped. There shall be no more than 50 feet between parking stalls and interior parking lot landscape area. Street Right -of -Way: Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of Compliant if condition of one street tree planted per address. Any additional undeveloped right-of-way approval is areas shall be landscaped unless otherwise determined by the Administrator. met Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. Staff Comment: The site does not front public right-of-way so no right-cf-woy landscaping or landscaping along a street is proposed. The area of work is in the southern portion of the site where the expanded building footprint will be located and additional parking area created (Exhibit 6). New landscaping proposed includes perimeter parking lot landscaping around the southern border of the site, interior parking area landscaping, and landscaping near the building (Exhibit 6). The proposed perimeter landscaping along the southern border ranges from approximately 5 to 8 feet in width with approximately 5,730 square feet of perimeter landscaping (Exhibit 25). Along a street right-of-way, perimeter parking lot landscaping is required to be 10 feet but the proposal is not along a street and therefore there is no minimum width. The perimeter landscaping is proposed as a mix of kinnikinnick and solal for groundcover, yellow and red twig dogwoods, viburnum, burning bush, and laurel for shrubs, and red maple, douglas fir, and red cedar far trees. The tree planting sizes proposed are 2 -inch diameter at breast height for the deciduous red maple and 6 feet height for the two conifer trees. For the approximate 5,730 square foot perimeter landscaping area, one shrub is required per 20 square feet, Admin Report City of Renton Department of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PiPE TRADES EXPANSION LLIA15-000344, ECF, SA -A March 10, 2016 Page 7 of 19 therefore 287 shrubs are required for the planted area. The proposal identifies approximately 108 shrubs in the perimeter parking area and does not meet the minimum amount of shrubs required. Therefore, staff recommends as a condition of approval, that the applicant provide a detailed landscape plan that provides a minimum of one shrub for each 20 square feet of perimeter parking area landscaping in the proposed area of work, to be submitted to the Current Planning Project Manager for review and approval prior to issuance of the construction permit. Additionally, up to 50 percent of the shrubs may be deciduous. The proposed interior parking lot landscaping is approximately 5,000 square feet of landscaping for the 69 parking stalls that would be improved as port of the project (Exhibit 25). This is approximately 72 square feet of landscaping per parking stall and the proposal exceeds the minimum of 25 square feet per parking space as required for parking areas of 51 to 99 stalls. All interior parking lot landscaping areas are a minimum of 5 feet in width. The proposed mix of plantings is the same as the perimeter parking area mix with the addition of gross lown as an additional groundcover and callery pear trees as an additional deciduous tree. The tree planting sizes are 2 -inch diameter at breast height for the deciduous red maple, 1 % diameter at breast height for the deciduous for the callery pear, and 6 feet height for the two conifer trees. The pear diameter does not meet the minimum 2 -inch diameter planting size. For the approximate 5,000 square foot interior landscaping area, one shrub is required per 20 square feet, therefore 250 shrubs are required for the planted area. The proposal identifies approximately 53 shrubs in the interior parking areas and does not meet the minimum amount of shrubs required. Interior parking lot landscaping requires that there be no more than 50 feet between parking stalls and interior parking lot landscape area. The two rows of stalls that parallel the new addition's long fagade do not have interior parking lot landscaping within 50 feet of each stall. One new planting island in the middle of either of the rows is needed to meet the minimum standard. Therefore, staff recommends as a condition of approval, that the applicant provide a detailed landscape plan that provides a minimum of one shrub for each 20 square feet of interior parking area landscaping and that all stalls be within 50 feet distance of in the proposed area of work, to be submitted to the Current Planning Project Manager for review and approval prior to issuance of the construction permit. Additionally, up to 50 percent of the shrubs may be deciduous. Other landscaping made up of the same mixes for the landscaping areas are proposed along the building and expansion area and around the internal pathways that connect the parking areas to the building on the southwest and north east corners of the building. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 10 percent of trees in a non-residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (2090); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Admin Report City of Renton Department of Cam 'ty & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA15-000344, ECF, SA -A March 10, 2016 Page 8 of 19 Admin Report Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: The site has 43 significant trees not located within the wetland or wetland boundary areas. The proposal is to remove 20 trees and retain 23 trees (Exhibits 21 and 22). An additional 20 trees are proposed to be planted on the site (Exhibit 6). A minimum of 5 trees are required to be retained and the applicant is exceeding this requirement by retaining 23 trees and by planting additional trees. No replacement trees are required. Screening: RMC 4-4-095 has standard requirements for surface mounted equipment to be screened from public view and standards for roof -top equipment that should be similarly screened from view. Shielding shall consist of roof wells, clerestories, parapets, walls or enclosures as determined by the Administrator to meet the intent of the requirement. Staff Comment: The building is away from public view and has no street frontage. The closest street frontage is Monster Rd SW approximately 600 feet in distance from the closest fo�ade of the building. The addition is proposed with three HVAC units located on the roof (Exhibit 24). The HVAC units would extend above the parapet approximately 3 feet. The screenings are proposed as aluminum louvered rooftop screening to match existing building screen colors. Staff finds that the proposed screenings meet the intent of the code in that the HVAC units would not be visible from the ground level. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls for bicycles and vehicles unless exempt from the requirement and requirements for drive aisle widths and parking stall sizes. For mixed occupancies, with 2 or 3 different uses in the same building, the total requirements for off-street parking facilities shall be the sum of the requirements for the several uses computed separately. Bicycle parking is required for non-residential developments that exceed 4,000 gross square feet of area. Driveway cuts are required to be a minimum of 5 feet from property lines and new ,i driveways may be a maximum of 30 feet in width at the property line and shall not exceed 40% of the street frontage. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding 8 percent shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Parking: The following parking stall ratio would be applicable to the site: Use — Trade or Number of Required vocational Ratio Employees and Spaces schools Students Admin Report City of Renton Department of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PiPE TRADES EXPANSION LUA1S-000344, ECF, SA -A March 10, 2016 Page 9 of 19 Admin Report A minimum and maximum of 1 per employee plus 1 for every 3 student 27 Employees rooming units, plus 0.5 94 Students space for every full-time No bus service Minimum student not residing on is provided to and Vehicle campus. In addition, if the school, maximum buses for transportation of therefore the of 74 students are kept at the bus parking spaces school, 1 off-street parking requirements space shall be provided for are not each bus of a size applicable sufficient to park each bus. Bicycle y 10% of the require number 7.4 of parking spaces Staff Comment: The existing site currently has a total of 164 parking spaces (110 standard, 48 compact, and 6 ADA). After the construction of the proposed addition, the project site would have a total of 176 spaces (120 standard, 48 compact, and 8 ADA). The minimum and maximum number of permitted spaces is 74. The project site currently provides more than the maximum number of permitted spaces and the proposed building expansion would result in the addition of 12 new spaces on the project site. To provide an addition of 12 new parking spaces to a site that currently exceeds the maximum number of spaces permitted requires the approval of a Modification to the Parking Regulations in accordance with RMC 4-9-250D. Staff recommends, as a condition of approval, that the applicant submit a modification request, in accordance with RMC 4-9-250D, to exceed the maximum number of parking spaces permitted on the project site. The modification request shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval. Any additional parking spaces that are not approved via the modification process shall be converted to landscaping. The Landscape Planting Plan (Exhibit 6), identifies two bike racks with roam for a total of 18 bicycle parking spaces. The bike racks are proposed on the north and south sides of the building and would be easily accessible to employees. The proposal for 18 bicycle spaces exceeds the minimum of 7 required spaces and therefore complies with the bicycle parking requirements. Signs: The applicant would be required to comply with the signage requirements outlined in RMC 4-4-100 at the time of sign application. N/A Staff Comment: No new signage is proposed as the building addition is on the rear side of the existing building. Any new signage would require a separate building permit. Compliant if Refuse and Recyclables: The Refuse and Recyclables standards, RMC 4-4-090, provide Condition of minimum requirements for refuse and recyclables deposit areas. developments, a Approval is minimum of two (2) square feet per every one thousand (1,000) square feet of met building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building Admin Report City of Renton Department of Com, 'ty & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUASS-000344, ECF, SA -A March 10, 2016 Page 10 of 14 gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Refuse and recyclables deposit areas are required to be screened in accordance with RMC 4-4-0900. Staff Comment: Information regarding the refuse and recyclables deposit area was not included with the site plan review application. Staff recommends, as a condition of approval, that the applicant demonstrate compliance with the Refuse and Recycling standards (RMC 4-4-090) including screening (RMC 4-4-090C) at the time of Building Permit review. 16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15 -foot building setback is required for all structures from Protected Slope areas. Staff Comment: The site is within the Seismic Hazard area and the proposed area of work on the south portion of the property is near sensitive and protected slopes (Exhibit 2). A Geotechnical Engineering Study, prepared by Geotech Consultants inc, dated December 9, 2014, was submitted with the project application (Exhibit 3). The topography of the building addition area and parking lot expansion is relatively flat. The proposed new parking area is undeveloped, mostly covered with grass, brush, and on abandoned railroad spur. The new parking area is somewhat flat with a minor slope at the south_ The slope continues to rise to the south and based on City of Renton mapping, it appears the slope rises 10 to 20 feet at an inclination between 15 and 40 percent. No work is proposed within the protected slope area with 40 Compliant if percent or greater gradient (Exhibit 6). SEPA The Geotechnical Engineering Study states that, based on soil borings conducted, the Mitigation soils onsite consist of sandy materials. Slopes with sandy soil and inclinations of 15 to Measure is 40 percent are considered a medium risk for landslides. No indications of instability of met the slope near the proposed parking area expansion were observed. No work is proposed in areas with slopes 40 percent or greater. It is the professional opinion of the engineer that the construction of the proposed parking area as proposed is suitable (Exhibit 3, page 3). The Geotechnical Engineering Study provides recommendations for work for rockeries, excavations and slopes, pavement areas, general earthwork and structural fill. A special recommendation for a rockery along the southern edge of the proposed parking lot expansion is provided as it is partly within a sensitive sloped area. The Geotechnical Study recommends that a 4 -foot above grade rockery/retaining wall could be constructed along the sloped area (Exhibit 3, Plate 5). Due to the project site's location within a seismic hazard area and near sensitive and protected slopes, the Environmental Review Committee imposed as a SEPA mitigation measure that the project construction comply with the recommendations provided in the submitted Geotechnical Engineering Study, prepared by Geotech Consultants inc, dated December 9, 2014 (Exhibit 3). Any rockery wall 4 feet or greater from the foundation to top of wall requires a separate permit. if a rockery is proposed along the southerly Admin Report City of Renton Deportment of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA15-000344, ECF, SA -A March 10, 2016 Page 11 of 19 Admin Report slope taller than the 4 -foot height above ground recommendation in the Report, an updated Geotechnical Report shall be required. Floodplain: The project site is located within the 100 -year flood zone. In accordance with the Floodplain Requirements as adopted in the Critical Areas Regulations, RMC FGeotechnical 4-3-050, development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. If grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site. Staff Comment. The project is located within the 100 -year flood zone (Exhibit 9). A Technical Information Report (TIR) was submitted with the project application, prepared by Novadyne Civil Engineers, dated April 22, 2015 (Exhibit 7). The TiR states that the site will be graded to minimize impact within the floodplain. The submitted grading and drainage plan identifies that approximately 1,118 cubic yards of net soils would be removed (Exhibit 10). The TiR further states that the parking area expansion would minimize impacts to the existing floodplain and would not reduce the effective storage volume within the floodplain (Exhibit 8, page 1). The applicant submitted a Biological Assessment prepared by J.S. Jones and Associates inc, dated November 4, 2015 (Exhibit 11) as required for projects located within a floodplain. The assessment addresses federally listed wildlife. The report assesses the level of use of the proposed project area by the listed species, effect of Compliant if the proposed project on listed species primary food stocks, prey and foraging areas, SEPA as well as impacts from proposed construction. Chinook Salmon and Steelhead fish Mitigation ore located in the project area. The project is not in located within close proximity to Measure is the Black and Green Rivers and is separated by existing development, railroad tracks, met and streets. According to the Biological Assessment, The determination in the report J5 that the subject project will have 'no effect" on Chinook Salmon and Steelhead. The assessment concludes that the proposed project will also have "no effect" on essential fish habitat. Three priority habitats are located within the proposal area, on-site and off-site (Exhibit 11, page 10). The Biological Assessment has determined that no impacts would occur to the three habitats. The assessment states that three conservation measures would be port of site development for potential impacts to the habitats. These measures include a sediment and erosion control plan, a spill response plan, and a delineation of the 25 -foot wetland buffers that will be signed to identify the critical area (Exhibit 11, page 10). The northerly on-site Wetlond B is already fenced. Wetland A would not be located on the project site following the lot line adjustment. Wetland A is not currently physically delineated along the buffer boundary or signed. Therefore, the Environmental Review Committee imposed a SEPA mitigation measure requiring that the 25 foot wetland buffer far the Wetland A, located on Ply 2423049123 be delineated with a permanent split -rail fence and signage that identifies the critical area as recommended in the submitted Biological Assessment (Exhibit 11). Wetlands: Three wetlands are identified on or near the site. One wetland exists off- site to the west in the City of Tukwila and is separated from the subject property by the presence of an active railway. The other two wetlands are identified as Wetland A and Wetland B (Exhibit 5). The submitted land use application is vested to the critical areas regulations in place prior to the updated Critical Areas Ordinance regulations adopted in July 2015. Wetlands A and B are classified as Category 3 Admin Report City of Renton Department of Com y & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUATS-000344, ECF, SA -A March 10, 2016 Page 12 of 19 wetlands. Category 3 wetlands required a 25 -foot buffer. Staff Comment: The applicant submitted a wetland reconnaissance and delineation report prepared by Wetlands Resources inc, dated September 8, 2014 with the application (Exhibit 5). No impacts to identified wetlands or their buffers are proposed (Exhibit 5, page 8). Wetland A is located in the northern portion of parcel 2423049123 and Wetland B is located in the northwest portion of parcel 2423049122. Wetland A is approximately 0. 75 acres and Wetlond B is approximately 2.3 acres. The critical areas report states that given the high level of historical disturbance and human -related hydrologic alterations such as diking, both wetlands are rated as Category 3 wetlands. Category 3 wetlands require a 25 -foot buffers as identified on the submitted site plan (Exhibit 6). The Environmental Review Committee did not impose any additional SEPA mitigation on the proposal regarding the wetlands. 17. Site Plan Review: Pursuant to RMC 4-9-200.8, Site Plan Review is required for development in the Medium Industrial (IM) zoning classification when it is not exempt from Environmental (SEPA) Review. 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: pliance Site Plan Criteria and Analysis liant if F a. Comprehensive Plan Compliance and consistency. itions proval Staff Comment, See previous discussion under FDF 14, Comprehensive Plan Analysis. are Met Compliant if b. Zoning Compliance and Consistency. Conditions of Approval Staff Comment: See discussion: under FOF 15, Zoning Development Standard are Met Compliance. c. Design Regulation Compliance and Consistency. N/A Staff Comment: Design standards compliance is not applicable to development in the iM zone. d. Planned action ordinance and Development agreement Compliance and N/A Consistency. e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. ,i Staff Comment: There are wetland areas surrounding the project site to the north, west, and south. The concentration of development on the eastern and southern portion of the project site is appropriate and allows for the protection of these existing wetland areas. The proposed addition is located along the east facade of the existing building. At 11,814 square feet, the addition is significantly smaller than the existing 53,400 square foot structure. The proposed addition is 2 stories and 57.4 feet in height. Admin Report City of Renton Department of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA1S-000344, ECF, SA -A March 10, 2016 Page 13 of 19 Admin Report The height and design of the proposed addition is in keeping with the original height and design of the existing building. Therefore, it is not anticipated that the proposed addition would result in an overscale structure and the overconcentration of development on the project site, Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: Access to the site would be maintained via the existing access easement over the abutting property to the north to Monster Road SW. Once on the site, vehicular access circulates around the perimeter of the building in a surface parking lot. To accommodate the proposed addition, the existing surface parking lot would extend to the southeast over the neighboring property line (see previous discussion above under FOF 15). The expansion of the existing parking lot allows for vehicular access to continue to circulate around the perimeter of the building and back out to Monster Road SW via the access easement, which is a desirable circulation pattern for this type of industrial development. 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 FDF 15, Zoning Development Standards: Screening and Refuse and Recyclobles. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The proposed addition is 2 stories with a height of 57.4 feet and is in keeping with the existing height of the main structure. it is not anticipated that the proposed addition would have a negative impact on views to surrounding properties. 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 15 Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore staff recommends, as a condition of approval, that a lighting plan be provided at the time of building permit review for review and approval by the Current Planning Project Manager. f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. ✓ Staff Comment. The proposed addition would be constructed on the east facade of the existing building. The east facade faces existing wetland buffer area as well as the side and rear yards of existing surrounding industrial development. It is not anticipated that the construction of the addition would have an adverse impact on privacy or noise to surrounding properties. Admin Report City of Renton Department of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PiPE TRADES EXPANSION LUA15-000344, ECF, SA -A March 10, 2016 Page 14 of 19 Admin Report 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: As previously discussed above under FOF 17 Off Site Impacts: Structures, the area of the proposed addition is significantly smaller than the area of the existing structure. in addition, the height of the addition would be in keeping with the existing height of the existing structure. The addition has been sited to reduce impacts on the existing wetland and buffer areas. Therefore, it is anticipated that the scale of the addition would be appropriate on the project site in relation to preservation of natural characteristics, protection of views and vistas, sunlight, and vehicular needs. 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. Staff Comment: As previously discussed above under FOF 16, the addition area has been sited to protect existing critical areas on and around the project site. 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 15, 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: No changes ore proposed to the existing access to the project site. Access would remain off of Monster Road SW via an existing access easement over the property to the north. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian Compliant access points, drives, parking, turnarounds, walkways, bikeways, and emergency if Condition access ways. of Approval Staff Comment: The existing surface parking lot and drive aisle is being shifted to the is met southeast to accommodate the proposed addition. This shifting of the parking lot allows the vehicular circulation pattern around the perimeter of the building to remain. No other changes to internal circulation are proposed. Pedestrian walkways would be provided around the main building entrance along the south building fapade. Due to the industrial nature of the existing and surrounding development, pedestrian activity is not anticipated nor, due to safety concerns, is it desired to surrounding properties. There is a small section of landscaping that appears to be separating the bike rack on the east side of the building and the walkway to the parking stalls. This walkway should be connected. The bike rack may need to be adjusted to accommodate the pedestrian connection. Staff recommends, as a condition of approval, that the landscaping separating the walkways on the east side of the building (near the bike Admin Report City of Renton Department of Comi '`y & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA15-000344, ECF, SA -A March 10, 2016 Page 15 of 19 Admin Report rack) be eliminated to allow these walkways to be connected. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: The loading and delivery areas are located along the north (rear) fopade of the existing building and are separated from the main parking and pedestrian areas proposed on the south and east portion of the project site. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-080F.11.o bicycle parking spaces are required at 10% of the number of required off-street parking spaces, see previous discussion under FOF 14 Parking. No changes are proposed to the existing transit access near the project site. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See previous discussion above under internal Circulation. 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. Staff Comment: There are existing wetland and associated buffer areas located to the north, west, and south of the project site. The proposed addition and parking lot reconfiguration has been properly sited outside of these critical areas and required buffers. The proposal's preservation of these critical areas results in a significant portion of the site being retained as undeveloped open space. i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. j. Natural Systems; Arranging project elements to protect existing natural systems ,f where applicable. Staff Comment: See previous discussion above under FOF 16 Critical Areas. 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, for buildings with education as a ,i primary use, is based on $0,45 per square foot of new area would be applicable to the proposal. Water and Sewer. Staff Comment: The project is within the City's water service area in the Downtown 196 hydraulic pressure zone. There is an existing 10 inch water main (see water project plan no. W 2193) within a 15 -foot easement around the existing building that can deliver 4,000 gpm. The water pressure is about 74 psi at ground elevation of 24 feet. Based on the information submitted by the applicant Renton Fire Prevention Dept. has Admin Report City of Renton Department of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PiPE TRADES EXPANSION LUA15-000344, ECF, SA -A March 10, 2016 Page 16 of 19 determined the fire flow demond for this proposed building addition is 4,000 gpm. There is an existing 2 inch domestic water meter, a 6 inch fire sprinkler stub and DDCVA and a 1.5 inch irrigation meter serving the existing building and site. The proposed building addition will encroach over a portion of the existing 10 inch City water main (refer to attached City water project plan no. W 2193) located within a 15 foot wide easement along the southeasterly side of the property. The applicant shall relocate a portion of the existing water line and related fire hydrants to an alternate location that is acceptable to the City and shall provide the City with a new 15 foot wide utility easement for the relocated waterline. The conceptual water plan provided with the land use application shows the water line relocated outside the proposed building. The new water line and related hydrants must be operational before the abandonment of the portion of the existing line. An application to the City for a partial release of the existing easement will be required. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. 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. Water system development charges are applicable if additional domestic water meter or if a larger domestic water meter is needed and/or if an additional or larger fire sprinkler stub is required. The current water SDC fee for a Y4 inch or 1 inch water meter is $3,245.00. Sewer service is provided by the City of Renton. The existing private sewer main under the proposed building extension must be abandoned and the sewer connection should be provided by means of a side sewer to the building with a clean out located within 5 feet of the new building foot print. There are existing easements and utility lines throughout the property which are required to be protected, unless allowed to be relocated by the utility provider. Show the existing and proposed public and private utility lines and easements clearly in the plans provided with the utility construction permit. if the building addition proposes floor drains, then the floor drains are required to connect to the sewer. System development charge (SDC) fee for sewer is based on the size of the new domestic water to serve the proposed project. The current sewer SDC fee for a % inch or 1 inch meter install is $2,242.00. Drainage. Staff Comment: A drainage plan (Exhibit 10) and drainage report prepared by Novadyne Civil Engineers, dated April 22, 2015 (Exhibit 7) were submitted with the land use application. The report (Exhibit 7) mentions that the study was done as per the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Design Manual. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Condition). The report mentions that flow control and water quality requirements are met by permeable pavement. The use of permeable pavement for flow control and water quality must be Admin Report City of Renton Department of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA15-000344, ECF, SA -A March 10, 2016 Page 17 of 19 L CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. Z. The subject site is located in the Medium Industrial zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The Urban Design Regulations are not applicable to the project site. Admin Report designed to the 2012 Department of Ecology Manual as amended in December 2014, and must follow geotechnical recommendations. The drainage report to be provided with the utility construction permit should include all the eight core requirements and the six special requirements. The site is located in the Special Flood Hazard Area (100 year flood) FEMA zone and the FEMA 100 year floodplain. The 1995 FEMA Flood Insurance Rate Map (FIRM) shows the Base Flood Elevation (100 year floodplain elevation) on the site to be elevation 22.58 (NAVD 88 dotum). The building addition finished floor elevation will need to be constructed to be a minimum of 1 ft above the Base Flood Elevation (Elevation 23.58 NAVD 88 datum). An elevation certificate for the building finished floor will be required. Staff recommends, as a condition of approval, that a preliminary elevation certificate be submitted when the building finished floor is established during construction. A final elevation certificate is required upon completion of construction and prior to building Temporary Certificate of Occupancy. The project will be required to provide Compensatory Floodplain Storage for filling floodplain areas below the 1995 FEMA Base Flood Elevation of 22.58 (NAVD 88 datum). The drainage report mentions that compensatory storage is provided. A Geotechnical Engineering Study prepared by Geotech Consultants, inc., dated December 9, 2014 (Exhibit 3) was submitted for the project. The Geotechnical Engineering Study (Exhibit 3) mentions that the site contained sandy soil in the test pits. The surface water system development charge (SDC) fee will be applicable on the project for any new impervious surface area. The current SDC fee is $0.594 per square feet but not less than $1,485.00 Transportation. Staff Comment: The project proposes the addition of 11,900 square feet to a training facility building along with additional parking area. Transportation impact fee is applicable on the project, the fee will be assessed at the time of building permit review in accordance with the current ITE manual and payment will be due at the time of issuance of the building permit. Since there is no direct site frontage on the City of Renton streets, public frontage improvements are not applicable. The west side of the site is bordered by BNSF property. The project will continue to gain access to the public street system by means of the existing private access. N/A I. Phasing: The applicant is not requesting any additional phasing. L CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. Z. The subject site is located in the Medium Industrial zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The Urban Design Regulations are not applicable to the project site. Admin Report City of Renton Department of Com 'ty & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA15-000344, ECF, SA -A March 10, 2016 Page 18 of 19 4. The proposed Seattle Pipe Trades Expansion complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. 5. The proposed Seattle Pipe Trades Expansion complies with the site plan review criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed Seattle Pipe Trades Expansion complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 7. There are adequate public services and facilities to accommodate the proposed Seattle Pipe Trades Expansion, see FOF 17. L DECISION. The Seattle Pipe Trades Expansion Site Plan Review Application, File No. LUA15-000344, ECF, 5A -A, as depicted in Exhibit 6, is approved and is subject to the following conditions: 1. The applicant shall apply for and record an approved lot line adjustment prior to building permit issuance. 2. The applicant shall provide a detailed landscape plan that provides a minimum of one shrub for each 20 square feet of interior parking area landscaping and that all stalls be within 50 feet distance of in the proposed area of work, to be submitted to the Current Planning Project Manager for review and approval prior to issuance of the construction permit. Additionally, up to 50 percent of the shrubs may be deciduous. 3. The applicant shall submit a modification request, in accordance with RMC 4-9-250D, to exceed the maximum number of parking spaces permitted on the project site. The modification request shall be submitted to the Current Planning Project Manager at the time of or before Building Permit application for review and approval. Any additional parking spaces that are not approved via the modification process shall be converted to landscaping_ 4. A lighting plan shall be provided at the time of building permit application for review and approval by the Current Planning Project Manager. 5. A preliminary elevation certificate shall be submitted when the building finished floor is established during construction. A final elevation certificate is required upon completion of construction and prior to building Temporary Certificate of Occupancy. 6. The landscaping separating the walkways on the east side of the building (near the bike rack) shall be eliminated and these walkways shall be connected. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning TRANSMITTED this 10th day of March, 2016 to the Owner/Applicant/Contact: Owner(s): Seattle Area Plumbing and Pipefitters 595 Monster Rd SW Renton WA 98055 Ashton Capital/1C&M Holdings 1201 Monster Rd SW Admin Report Applican t(s)/Con toct(5): Sue Soller, SSA Consulting & Andrew Claphom & Assoc 3200 Alki Ave SW #401 Seattle, WA 98116 -31 r 2d l Date City of Renton Department of Com, y & Economic Development Administrative Report & Decision SEATTLE PIPE TRADES EXPANSION LUA1S-1100344, ECF, SA -A March 10, 2016 Page 19 of 19 Renton WA 98055 TRANSMITTED this 10`h day of March, 2016 to the Parties of Record. No parties of record TRANSMITTED this 10t6 day of March, 2015 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Jan Conklin, Development Services Vanessa Dalbee, Current Planning Manager Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on March 24, 2016. An appeal of the decision must be filed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.13 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14 -day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private ane -on -one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Admin Report DEPARTMENT OF COMMUNITY �� CITY QF AND ECONOMIC DEVELOPMENT Renton ,_ moi, ENVIRONMENTAL REVIEW COMMITTEE REPORT ERCMEETING DATE: February 1, 2016 EXHIBIT 1 PART ONE: PROJECT BACKGROUND Project Name: Seattle Pipe Trades Expansion Project Number: LUA15-000344, ECF, SA -A Project Manager. Kris Sorensen, Associate Planner Owner: Seattle Area Plumbing and Pipefitters; 595 Monster Rd SW; Renton WA 98055 and Ashton Capital/K&M Holdings; 1201 Monster Rd SW; Renton WA 98055 Applicant/Contact: Sue Soller, SSA Consulting & Andrew Clapham & Assoc; 3200 Alki Ave SW #401; Seattle, WA 98116 Project Location: 595 Monster Rd SW & 21,500 SF area in the NE corner of 1201 Monster Rd SW. Project Summary: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a two-story, 11,885 square foot, building addition and parking lot expansion of the existing two-story building where Seattle Area Pipe Trades and UA Local 32 are located. The existing 243,017 square foot (5.53 -acre) site wouldexpand approximately 21,500 square feet to the south through a lot line adjustment with abutting property PID 2.423049123. Both properties are located in the Industrial Medium (IM) zone. Vehicle access to the site is provided by Monster Rd SW through an access easement at the north of the site. Associated improvements include relocation of private utilities where the addition is proposed and parking lot landscaping. There are two Category 3 wetlands near the site. The site is located within the 100 year floodplain, seismic hazard area, and near steep slopes. The applicant submitted wetlands and biological assessments and geotechnical and drainage reports. Exist. Bldg. Area SF: 50,540 sf Proposed New Bldg. Area (footprint): 6,047 sf Proposed New Bldg. Area (gross): 11,885 sf Site Area: 243,017 sf plus 21,500 sf of 1201 Total Building Area GSF. 62,425 sf Monster Rd SW through future lot line adjustment STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non -Significance - Mitigated (DNS -M). Project Location Map ERC Report � ' �ye4r' P4� \T 5; 4 T t t maws to S� 3i J r 'N 47. ii A s �A ' p A $^ s t 4 fa J OLi07ECH CONSULTANTS, INC. Seattle Area Pipe Trades 595 Monster Road SW, Suite 100 Renton, Washington 98057 Attention: Dale Wentworth EXHIBIT 3 Proposal: Geotechnical Engineering Study Proposed Parking Lot 595 Monster Road Southwest Renton, Washington 98057 Dear Mr. Wentworth: 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 9� C SCS via em, December 9, 2014 JN 14436 .ittlepipetrades. org We are pleased to present this geotechnical engineering report for the proposed parking lot to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for the proposed parking lot. This work was authorized by your acceptance of our proposal, P-9059, dated October 16, 2014. We were initially provided some general site plan of the area where a parking lot was wanted. No formal plans or parking lot size was determined at that time. In discussions with Mr. Wentworth, we understood that the parking lot area is owned by a neighbor, and thus the amount of land to be purchased should be the minimum for a "reasonable" amount size of parking lot. Based on further discussions, we came to the conclusion that retaining walls of a maximum size of 4 feet would be reasonable in our experience from a geotechnical engineering standpoint. After test pits were excavated in the likely area of the new parking lot, a topographic survey of the property was undated to include the area where it appeared the parking lot could be installed with a retaining wall less than 4 feet in height. This area appears to be approximately 50 feet wide in the major portion of the new parking lot based on the new survey. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted - SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site in the southwestern portion of Renton. The property is not directly adjacent to Monster Road, but gains access from the southern side of the street via a large driveway. The property is mostly relatively flat, and is developed with a central building and surrounding paved areas. The irregularly-shaped property has a circular southern boundary. The proposed parking area is located southeast of the southern side of the property. This area is undeveloped, being mostly covered with grass, brush, and low -growing GEO7ECH CONSULTANTS, M. T ©Pfl `P, -r ........ , , EXHIBIT 5 Dellneallon 1 Mitigation I Raslorallon f Habitat Creation ! Parma Assistance 9505 19th AVenue S.E. 7T Suite 106 Everett, Washington 98208 (425) 337-3174 Fax (425) 337-3045 September 8, 2014 Seattle Phunbing & Pipefitters Attn: Dale Wentworth 595 Monster Road SW Renton, WA 98057 RE: Critical Area Determination Report for King County Parcels #2423049122 and 2423049123 Wetland Resources, Inc. (WRI) performed a site visit on September 2, 2014, to locate and evaluate previously delineated jurisdictional wetlands on and in the vicinity of the above listed parcels. The subject properties are located west of Monster Road SW and north of Interstate 405 in the city of Renton. The Public Land Survey System (PLSS) locator for the subject site is Section 24, Township 23N, Range 4E, W.M. The subject properties are located within the Duwarnish/Green Watershed, Water Resources Inventory Area (WRIA) 9. The 13.54 -acre site is comprised of two parcels. Both parcels have a history of disturbance, with significant fill, industrial and office buildings, parking lots, and a defunct railway spur all adjacent to two wetlands previously identified. Dominant vegetation present consists of big leaf maple (Acer macrophyllum), western sword fern (Polystichum munittrnt), Himalayan blackberry (Rubes armeniacus), and Indian plum (Qemlefia cerasifo7niis). The subject site is bordered on the north and east by commercial and industrial properties, and to the south and west by an active railway. On the west side of the railway are sport fields. The topography of the subject site slopes steeply down from the southeast corner, becoming a gradual slope to the northwest over the remainder of the site. METHOD OLOGY AND RESULTS Prior to conducting the site investigation., public resource information was reviewed to gather background information on the subject properties and the surrounding area in regards to wetlands, streams, and other critical areas. These sources included the USFWS National Wetlands Inventory (NWI), USDA/NRCS Web Soil Survey, King County ivlap interactive mapping tool, and WDFW Priority Habitat and Species (PHS) Interactive Map. According to NRCS Web Soil Survey, the soil map unit Woodinville Silt Loam is predicted to occur on the subject site, Wedmd Resoarces, Lrc. 1 595 Allmster Road SG[7— Seattle Plumbiag & Aa ffrtfers Sebternber 8, 2014 WRI #14212 25' VVETLAND 2423049123 kA 's I,N A=1A. a I f WET IW ' oe�" w.n am,n S"TTLE AREA PLUMBING AND �*Mm SCALE 1"=100' ""d ° PIPBFITINQ S95 MONalER ROAD BW eUrrF 0100 RENTON,WASHINOTON 96055 I S, Jones and Associates,_hic. """"PLLINIFd NG AND PIPBPITTINO Enviromnental Consultants Wedaods, Streams, and WilcUife SHEET "".wo oar PROPERTY' nuc 1 of 1WEtt D9KrTCH �e srwa m®r nmaiu ewmw,wnsimaa+.rae ss.,e.L.e M TAX PARCEL ID NO.: 242304.9122 ro nZe ar n mw"of oil W-OERMA� u z wwo rim LU coW EXHIBIT 6 a: -------------------- ---------------- -- --- ------- II -- ------- --- -- _F - Z J }� MSOYON?1315NOiY:GL4 Y55S NLUN351 Q •,� y'J aawrincram := S3O1M13did 3711Y3S 4 9 ti .�, w=ry b p .,�••.,i+Mw NV7d ONJ1NV7d 3dVOSQNVI q. ssYvaar � CD LU iv u names aw � riowna® k a9RAn� d � F 3� 4 � a jai H � R o V -7— Z .� _. 2n AY wry �'a 1Y it l 3 1 'JMNSYM ms avow a31SNOW lOZ[V!'iE9�� 4 MVM13did 3711M a� tm 0 17 Z rary s-zUonrI surl30-mdV'OSaNa7 .q N LY0 1M diG1911G11JQ o Q [ O NL 2 2 W W f0 wed a EXHIBIT 7 � do SEATTLE PIPE TRADES ADDITION 595 MONSTER RD SW RENTON, WASHINGTON Prepared Exclusively for Seattle Pipe Trades by: Novadyne Civil Engineers (425) 7534869 April 22, 2015 Seattle 425-753-1869 Portland 971-295-6441 i' n ,���'..:' Ohtlk9VM ,MSL7bU}!Y3LSNQW IOLl PSfi9 fY01l1C321 . 17 s m` q Fiat � pp xarenriwxm p q mm nW SlSA7 EXHIBIT S k A 4 n o ' ry o z 0 d TU lu sar[r3.s 9 .r '� i i l I, i ` i ',-i Tf i N I � Q.10 \ sar[r3.s 9 .r '� i i l I, i ` i ',-i EXHIBIT 9 Ln J �LL WDERMAN V U $K P } Dl � � w o � �I �rill EXHIBIT 1 } EXHIBIT 11 J. S. Janos mind 25&S80CIat1 vo 01 loo #>+ BIOLOGICAL ASSESSMENT 1 oet for the Seattle Pipe Trades Expansion 595 Monster Road S.W. Renton, Washington 98057-2937 Tax Parcel: 242304-9122 & 242304-9123 NW 114 of the NW 114 of Section 24, Township 23 North, Range 4 East: of the Willamette Meridian Prepared for: Seattle Pipe Trades 595 Monster Road S.W., Ste. 900 Renton, Washington 98057-2937 (206) Dated: November 4, 2095 Prepared by: Jeffery S. Jones Certified Professional Wetland Scientist & Wildlife Biologist r 4 B U Y 1 9 0 8 ISSAQUA11, W _1S H [;ti G T 0 N 98027 253-905-5735 jef'i.jsj�a�iesrdcomca.�t.uet K EXHIBIT 12 W., King County Department of Wtural Resources and Parks Wastewater Treatment Division Community Services & Environmental Planning King Street Center, KSC-NR-0505 201 South )ackson Street Seattle, WA 48104-3855 June 12, 2015 Kris Sorensen, Associate Planner City of Renton CED — Planning Division 1055 South Gravy Way Renton, WA 98057 Sent via email: ksorensen p1litoij. ya..g„gv- RE: Seattle Pipe Trades Expansion (File Number LUA15-000344, ECF, SA -A) Dear Mr. Sorensen: The King County Wastewater Treatment Division ()WTD) has reviewed the Notice of Application and Proposed ODMS -M for the Seattle Pipe Trades Expansion Project, A WTD facility, the Renton Effluent Transfer System RETS Force Main is located within the proposed development site. The RFTS, a 96 -inch diaineter pre -stressed concrete cylinder pipe (PCCP), lies near the southwest property Iine adjacent to the Burlington Northern -Santa Fe railroad right ofway (see attached drawings). In order to protect this wastewatcr facility, WTD is requesting that the City of Renton submit construction drawings for the project for review during design development so that WTD, staff can assess the project's impacts. Drawings should be sent to: Mark Lampard. Local Public Agency Coordinator Project Management Unit King County 'Wastewater Treatment Division 201 South Jackson Street, KSC-.NII-0508 Seattle, WA 08104-3855 Mr. I..,ampard can also be contacted at (206) 477-5414 or nxark.lain anlii skin count .tTov. In addition, WTD has a permanent easement for the RETS on the proposed development site. We inust be assured the right to maintain and repair the sewer line, and, in the event that the line must be relocated, a new permanent easement must be provided. For any questions or issues regarding this ea.sement, please contact Bill Wilbert, Permitting Ct4E,ZTI'r11(i RE. ( .?� i ,?! (4 - Compliance , Kris Sorensen June 12, 2015 Page 2 of 2 Compliance and Property Acquisition Supervisor, at (206) 477-5523, bill.wilberta�kingeounty.gov, or by mail at: Bili Wilbert, Supervisor Permitting Compliance and Property Acquisition King County Wastewater Treatment Division 201 South Jackson Street, KSC-NR-0512 Seattle, WA 98104-3855 Thank you for the opportunity to review and comment on this project. Sincerely, ` Jacob Sheppard, Water Quality Planner Community Services and Environmental Planning cc: Mark Lampard, Local Public Agency Coordinator, Project Management Unit enc: As -built drawings of the Renton Effluent Transfer System Force Main -imp "M 7W i"9!! IM Tl1Q CMS ILTRI10l'tl!R SI .1NYtl90d01 b!N �dC ^..LYYldtl3d Atf{Y!5]1rIfH 11nl13T %� w �xwQ L � j � z OS J' e I- ff W9� 4 t } �4 I d p da� I r FRI oil da {'�� } I a. $ 77— ,4b ? N+ a ^n it t , ONO Tun 1 JOY ....... LL 07 t S : 3�.. •. ��� 4L s. a .. 1 - ` I C3 [ �i no we SHIA y g s�daQl4q �a r i i E 4 ac c is -s'¢��. w' � !��'§C'�'e �•y *n �� 3 �� 91u�+a la ae s � I gb9a�4isl, m ar � r� -§ W �'� i1 a►"frralre - �.!• � mal imV h> 1 low f a l 3 in 1 1;1 sf ogi 10 1 iI 61 �`3fA.l' mom~ °� ' aI ', I o ,fes x i �_ ,�•'� d 2 � � I I � L, � — s �e I b f a g fj I 777 n �3 j� U3 I�}j s if I �. I- z 1 _pv � $ � �' LLL���www"` f .J I Lul � !' I.l g.:.� r r am �4ila- T 'd�_�, 1 I a ��•afl rt=7 I nr ir�'i•�, -.: � ..nom.:--_;� t4h1' :r ' :m -:5% ._ , �. � -' bl '. � I .�. - .: - .: a r ;Sniair3a x,e.uns s? d p; Q ; .q .,q ..2 7 S EXHIBIT 13 June 17, 2015 Kris Sorenson Assistant Planner City of Renton Sixth Floor Renton City Hall 1055 S Grady Way Renton, WA 98057 W2 "VV/ n Brooks Ph -D., Director , 0 '60 Preservation Officer 'a0 4, +'01 ,ht4 94O Sic In future correspondence please refer to: Log: 061715 -16 -KI Property: LUA15-000344, ECF, SA -A Seattle Pipe Traders Expansion Re: Archaeology —Permit from DAHP Required under RCW 27.53 Dear Ms. Sorenson: We have reviewed the materials forwarded to our office for the proposed project referenced above. The Project area is within archaeological site 45KI267. Therefore a permit from DAHP is required under RCW 27.53. The DAHP permit requires the services of a professional archaeologist and may take between 45 and 60 days to receive after DAHP has received a sufficient permit application. No ground disturbance or alteration including grading, cutting and filling may take place until the permit has been received. The permit application may be submitted for survey and formal archaeological testing. Thank you for the opportunity to review this project and we look forward to receiving the permit application. Should you have any questions, please feel free to contact me at (360) 586-3088 or Gretchen. Kaehler@dahp.wa.gov. Sincerely, Gretchen Kaehler Local Governments Archaeologist (360) 586-3088 n•�tcli�ry.kaehferru�daf�p_�va.�ov cc. Laura Murphy, Archaeologist, Muckleshoot Tribe Dennis Lewarch, THPO, Suquamish Tribe Cecelia Hansen, Chair, Duwamish Tribe Richard Young, Cultural Resources Director, Tulalip Tribes Stephenie Kramer, Permit Coordinator, DAHP State of Washington + Department of Archaeology & Historic Preservation P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065 www.dahp.wci.gov EXHIBIT 14 *11010 - All. aia0. RRq� Cultural Resource consultants, Inc. est TECHNICAL MEMO 1508I-1 DATE: December 15, 2015 TO: Ed Kommers Seattle Area Plumbing & Pipefitting industry, Journeyman Apprentice and Training Trust FROM: GIenn D. Hartmann, Principal Investigator RE: Cultural Resources Assessment for the Seattle Pipe Trades - UA Local 32 Facility Expansion Project, Renton, King County, WA DAHP Archaeological Excavation Permit No.: 2015=62 The attached short report form constitutes our report for the above referenced project. No evidence of archaeological or historic sites was found in the project location. No further cultural resources investigations are recommended. Please contact our office should you have any questions about our findings and/or recommendations. 197 PARFITT WAY 5W, SUITE 100 PQ Sox 10668, BAINGRIDGF ISLAND, WA 98110 PHONE 206 B55-9020 - infoomwaxom Al ,Sf p "•xyn.� +.,�L.tKf _jam 1. ININ 5urveq 374 ft � EXHIBIT 15 Attachment C. DAHP Archaeological Excavatio. dc.1,1h,,0 December 3, 2078 Mr. Glenn Hartmann President/Principal Investigator Cultural Resource Consultants Inc. 710 Erickson Ave., Suite 100 PO Box 10868 Bainbridge Island, WA 98110 Dear Mr, Hartmann: �6v,�0 O �'4° % Allyson 11=4 �`-Ape State filstordc New. 1 have reviewed the application you submitted far archaeological excavations at 45Ki00267. It is my intention to grant the permit application for excavations at 45KI00267. Ptease take note of the Special Conditions on the permit, If you feel aggrieved by this decision you may request an administrative hearing within twenty- one days after receipt of this notice. Your request should be sant to the address listed below. Director Department of Archaeology and Historic Preservation PO Box 48343 Olympia, WA 98504-8343 Sincerely, f Lance WoUage, Ph.D. Assistant State Archaeologist (360) 586-3536 Em ail: lanca.woitwage@dahp.wa, gov Enclosure 3trite nt 1V(3SN'11()1 ]ri • Depadrnent of Arctaaeo" A. Hlsfadc Prelentaftrl F Q, Brx48343 ,risr rglcjn 98574-8343 • i3 .01 .584, M65 wwv�.;;4lhp wp.gGu �� CRC Technical Memorandum #15081-1 Cultural Resources Assessment for the Seattle Pipe Trades Project, Renton, King County, WA Page 41 EXHIBIT 16 aQ55.t4rsion phr Seattle Ar dustry Journeyme lnlittee 595 Monster Rd Sart, Suite 100 + Renton, WA 98057-2946 �ryie�z Phone: 425 271-5900 • Fax: 425 271-4985 January 25, 2016 City of Renton Engineering Plan review Section Attn-. Kris Sorensen 1055 S, Grady Way - 6"' 'Floor Renton, WA 98057 Re: UA Local 32 / Scattle f-Vrea Pipe Trades Kris: F91 CA r thankal Conlrattnrs Assodulion wesrten wnsninaTOM Thank you for all of the assistance with the Seattle Area Pipe Trades and our design team thus far. Your input has leen invaluable in making this project a reality -vvith the changing of codes, flood plain elevations, etc. We are looking forward to solidifying these final steps of the Site Plan Review and Building Permit applications. As you are aware, with the addition of the new building, UA Local 32's relocation will allow Seattle Area Pipe Trades to upgrade and realign our existing training facility to provide students with the best cpportunity to learn construction methods, not only on existing types of buildings, blit also allows the teaching of the most modern tecluiology of their respective trades. This cxpansion into (lie newly vacated spaces will allow a safer teaching experience for our sttdeals witliout raving to constantly move equipment in and out of spacers, depending upon the scheduled class. We are excited to provide our future students with a modem, hands-on. tearning experience. With the addition of the new building and improvements to the existing facility, we do not anticipate: any growth of administration or teaching staff, nor of the student population. We currently offer early morning (6:30 Lisa) and evening (5:30 pm) classes, Monday through Thursday and morning classes oa Fridays and Saturdays only. Duc to rnost of our students holding Full-time oinployment while attending school, our morning traffic flows are .minimal, averaging about 43 students per daytime class session. Considering most are employed during the daytime fours, our evening classes are more popular. The average evening; traffic flow per week is approximately 50 cars per evening class session. Depending upon a particular ",cekdtiy class 5chedule, traffic volume can vary frons these averages. Please see the attached parking analysis that SAPT conducted last year. You can see that sortie weckday traffic is jmniter than, or sometimes less than, the average weekly count. We are providing a list of the SAPT staff as well. As you can see, there are very minimal full-time staff and a majority of the teachers are part-time, and are not all onsite at any given time, only during their specific class tines. Once the project is complete, the UA Local 32 staff will be relocating to the tipper level of the new building. Their occupied space will be similar to their existing space, but will be provided with greater storage capacity ,md the convenience of their own HVAC system, which will occupy the remainder of their gained space. UA Local 32's current staff count totals 25 personnel and their h011rs are from 7:30 am to 4:30 pm,Monday through Friday. Once per month, the UA Local holds an evening Union meeting in the assembly hall, currently in the existing building. The entire lower level of the new building will be home to the new assembly hall which will be approximately the same size as the existing assembly hail, with the exception of larger restrooms and a warming kitchen. 1 hope that this information provides you with a glance into the population of staff and students at both SAPT and UA L.oca1 32, and the hours of operationwhich reflects the traffic flow pattern each day. We are also including with this letter our current classroom schedules which show the types of classes taught, along with the days and hours of operation. Although the class schedules appear overwhelming with information and what appears to be a multitude of classes, the average class size is only 11 students. In order to provide the greatest education possible, we keep our class sizes small to increase benefits of a one on one learning experience for Mir students and teachers. Thank you for taking the time to review this information and please feel free to call or email me if you have any questions or are in need of additional information. Seattle Area Pipe Trades and the UA Local 32 appreciate all the work you and your staff have given towards this project, as it has helped us immensely. Sincerely, PJ Moss Apprenticeship Coordinator Seattle Area Pipetrades 425.271.5900 pjiuoss ,seattlepipetrades.org ENCLOSURE P3'1/ps OPEIU #81af ,do ADVISORY NOTES TO APPL( LUA1 5-000344 Application Date: May 19, 2015 Name: Seattle Pipe Trades Expansion PLAN - Planning Review - Land Use Version 2 1 January 26, 201 6 Engineenng Revi+i'vuF Comments Contacta., RohiniNair [42_5.430-7298. €naird.rentonwwgdv Recommendations: I have completed a preliminary review for the above referenced project that consists of addition to the existing Seattle Pipe Trades Building at 595 Monster Road. The following comments are based on the application submittal made to the City of Renton by the applicant. I EXISTING CONDITIONS WATER: The site is located in the City of Renton water service area. SEWER: The site is located in the city of Renton sewer service area. STORM: A private storm drainage pipe exists within the site. STREETS: The site accesses Monster Road by means of a private access easement. No direct frontage on a public street. WATER 1. The project is within the City's water service area in the Downtown 196 hydraulic pressure zone. There is an existing 10 inch water + o;ect -!an no .n� 2193) within of easement around the existinn hiiildinn that ran riPlivgr 4 nnn nnm_ The water I l /loll l 1•i er4 Y, GlL41 p14�L..4L t„an • tL, „ a 15 fo... .., _ ..,, - pressure is about 74 psi at ground elevation of 24 feet. Based on the information submitted by the applicant, Renton Fire Prevention Dept. has determined the fire flow demand for this proposed building addition is 4,000 gpm. 2. There is an existing 2 inch domestic water meter, a 6 inch fire sprinkler stub and DDCVA and a 1.5 inch irrigation meter serving the existing building and site. 3. The proposed building addition will encroach over a portion of the existing 10 inch City water main (refer to attached City water project plan no. W 2193) located within a 15 foot wide easement along the southeasterly side of the property. 4. The applicant shall relocate a portion of the existing water line and related fire hydrants to an alternate location that is acceptable to the City and shall provide the City with a new 15 foot wide utility easement for the relocated water line. The conceptual water plan provided with the land use application shows the water line relocated outside the proposed building. Required separation between utility lines should be provided. The new water line and related hydrants must be operational before the abandonment of the portion of the existing line. An application to the City for a partial release of the existing easement will be required. 5. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. 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. 6. Water system development charges are applicable if additional domestic water meter or if a larger domestic water meter is needed and/or if an additional or larger fire sprinkler stub is required. The current water SDC fee for a 3/4 inch or 1 inch water meter is $3,245.00. Please see the City's Permit fee list to get information regarding permit fees. Sanitary Sewer 1. Sewer service is provided by the City of Renton. The existing private sewer main under the proposed building extension must be abandoned and the sewer connection should be provided by means of a side sewer to the building with a clean out located within 5 feet of the new building foot print. There are existing easements and utility lines throughout the property which are required to be protected, unless allowed to be relocated by the utility provider. Show the existing and proposed public and private utility lines and easements clearly in the plans provided with the utility construction permit. 2. If the building addition proposes floor drains, then the floor drains are required to connect to the sewer. 3. System development charge (SDC) fee for sewer is based on the size of the new domestic water to serve the proposed project. The current sewer SDC fee for a 3/4 inch or 1 inch meter install is $2,242.00. Storm water 1, A drainage plan and drainage report prepared by Novadyne Civil Engineers were submitted with the land use application. The report mentions that the study was done as per the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Design Manual. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Condition). The report mentions that flow control and water quality requirements are met by permeable pavement. The use of permeable pavement for flow control and water quality must be designed to the 2012 Department of Ecology Manual as amended in December 2014, and must follow geotechnical recommendations. The drainage report provided with the utility construction permit should D- 1-f: EXHIBIT 17 >tyOf .;�..i z,ne waoress: izu l Monster Rd SW Renton, WA 98057-2996 Version 2 1 January 26, 201 6 Engineenng Revi+i'vuF Comments Contacta., RohiniNair [42_5.430-7298. €naird.rentonwwgdv Recommendations: I have completed a preliminary review for the above referenced project that consists of addition to the existing Seattle Pipe Trades Building at 595 Monster Road. The following comments are based on the application submittal made to the City of Renton by the applicant. I EXISTING CONDITIONS WATER: The site is located in the City of Renton water service area. SEWER: The site is located in the city of Renton sewer service area. STORM: A private storm drainage pipe exists within the site. STREETS: The site accesses Monster Road by means of a private access easement. No direct frontage on a public street. WATER 1. The project is within the City's water service area in the Downtown 196 hydraulic pressure zone. There is an existing 10 inch water + o;ect -!an no .n� 2193) within of easement around the existinn hiiildinn that ran riPlivgr 4 nnn nnm_ The water I l /loll l 1•i er4 Y, GlL41 p14�L..4L t„an • tL, „ a 15 fo... .., _ ..,, - pressure is about 74 psi at ground elevation of 24 feet. Based on the information submitted by the applicant, Renton Fire Prevention Dept. has determined the fire flow demand for this proposed building addition is 4,000 gpm. 2. There is an existing 2 inch domestic water meter, a 6 inch fire sprinkler stub and DDCVA and a 1.5 inch irrigation meter serving the existing building and site. 3. The proposed building addition will encroach over a portion of the existing 10 inch City water main (refer to attached City water project plan no. W 2193) located within a 15 foot wide easement along the southeasterly side of the property. 4. The applicant shall relocate a portion of the existing water line and related fire hydrants to an alternate location that is acceptable to the City and shall provide the City with a new 15 foot wide utility easement for the relocated water line. The conceptual water plan provided with the land use application shows the water line relocated outside the proposed building. Required separation between utility lines should be provided. The new water line and related hydrants must be operational before the abandonment of the portion of the existing line. An application to the City for a partial release of the existing easement will be required. 5. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. 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. 6. Water system development charges are applicable if additional domestic water meter or if a larger domestic water meter is needed and/or if an additional or larger fire sprinkler stub is required. The current water SDC fee for a 3/4 inch or 1 inch water meter is $3,245.00. Please see the City's Permit fee list to get information regarding permit fees. Sanitary Sewer 1. Sewer service is provided by the City of Renton. The existing private sewer main under the proposed building extension must be abandoned and the sewer connection should be provided by means of a side sewer to the building with a clean out located within 5 feet of the new building foot print. There are existing easements and utility lines throughout the property which are required to be protected, unless allowed to be relocated by the utility provider. Show the existing and proposed public and private utility lines and easements clearly in the plans provided with the utility construction permit. 2. If the building addition proposes floor drains, then the floor drains are required to connect to the sewer. 3. System development charge (SDC) fee for sewer is based on the size of the new domestic water to serve the proposed project. The current sewer SDC fee for a 3/4 inch or 1 inch meter install is $2,242.00. Storm water 1, A drainage plan and drainage report prepared by Novadyne Civil Engineers were submitted with the land use application. The report mentions that the study was done as per the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Design Manual. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Condition). The report mentions that flow control and water quality requirements are met by permeable pavement. The use of permeable pavement for flow control and water quality must be designed to the 2012 Department of Ecology Manual as amended in December 2014, and must follow geotechnical recommendations. The drainage report provided with the utility construction permit should D- 1-f: ADVISORY NOTES TO APPG,,fANT Ci LUA�15-000344 City at k PLAN - Planning Review - Land Use Version 2 1 January 26, 2016 Engineering, Rtvievir Comments Contact-Rohini Nait 1425.430=7298: ['rnair' @'rentanwa.goyu include all the eight core requirements and the six special requirements. 2. The site is located in the Special Flood Hazard Area (100 year flood) FEMA zone and the FEMA 100 year floodplain. The 1995 FEMA Flood Insurance Rate Map (FIRM) shows the Base Flood Elevation (100 year floodplain elevation) on the site to be elevation 22.58 (NAVD 88 datum). The building addition finished floor elevation will need to be constructed to be a minimum of 1 ft above the Base Flood Elevation (Elevation 23.58 NAVD 88 datum). An elevation certificate for the building finished floor will be required. A preliminary elevation certificate must be submitted when the building finished floor is established during construction. A final elevation certificate is required upon completion of construction and prior to building Temporary Certificate of Occupancy. The applicant should be advised that the floodplain maps in the Green River Valley are being updated by FEMA. Attached is a map showing the location of the FEMA preliminary DFIRM floodplain is located on the site. The FEMA Preliminary Digital Flood Insurance Rate Map (DFIRM), which has not been adopted yet, shows the base flood elevation on the site to be elevation 25 (NAVD 88 datum). The applicant should be advised that due to FEMA updating the floodplain maps in the Green River Valley that the building addition finished floor elevation should be constructed to be minimum 1 ft above the FEMA preliminary DFIRM 100 year floodplain elevation of 25 (NAVD 88 datum). Therefore the building addition finished floor would need to be constructed to minimum elevation 26 (NAVD 88 datum). Based upon existing building construction record plans, the existing building finished floor elevation is at 25.58 (NAVD 88 datum). The applicant should provide an elevation certificate for the existing building finished floor to verify that it was constructed to the elevation shown on the construction record plans. 3. The project will be required to provide Compensatory Floodplain Storage for filling floodplain areas below the 1995 FEMA Base Flood Elevation of 22.58 (NAVD 88 datum). The drainage report mentions that compensatory storage is provided. 4.. The building addition requires the parking area to encroach into an area where there may be a natural drainage course (stream) or wetlands. The applicant will need to make sure the encroachment does not impact upstream drainage and address any Critical Area Ordinance Requirements. This information should be clearly included in the drainage report provided with the utility construction permit. 5. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of projects exceeds one acre. The information provided by the applicant shows that this project does not meet the threshold of 1 acre disturbance. Therefore, based on the information provided to the City, the Construction Stormwater Permit from the Department of Ecology is not required. 6. The site is located in the Black River drainage system and the applicant has already contacted the state archeological department and provided documentation with the information that no further investigation is required. 7. A geotechnical report prepared by Geotech Consultants, Inc. was submitted for the project. The geotech report mentions that the site contained sandy soil in the test pits. 8. The surface water system development charge (SDC) fee will be applicable on the project for any new impervious surface area. The current SDC fee is $0.594 per square feet, but not less than $1,485.00. Transportation 1, The project proposes the addition of 11,900 square feet to a training facility building along with additional parking area. Transportation impact fee is applicable on the project, the fee will be assessed at the time of building permit review and payment will be due at the time of issuance of the building permit. 2. Since there is no direct site frontage on the City of Renton streets, public frontage improvements are not applicable. The west side of the site is bordered by BNSF property. The project will continue to gain access to the public street system by means of the existing private access. 3. Based on information provided by Seattle Pipe Trades, a traffic impact analysis was not triggered. General Comments 1, All construction or service 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 Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. The oronosed chances to the site must not block any existing facilities. Ran: January 26, 2016 Page 2 of 3 ADVISORY NOTES TO APP11CANT . City of LUA15-000344 � P PLAN - Planning Review - Land Use Version 2 1 January 26, 201 f Planning R6r1ev+r Comments Caniac :Kris Sorensen 14� 4301659 .[ k80rerrs;~r Qrer1ion►nra ga Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:34 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current king County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6) high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50) indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or arouos of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever eauioment or trucks are movinq near trees. PaaaI of rx- I KU 1) EN 011\,(aT July 15, 2015 Kris Sorensen, Associate Planner City of Renton Community and Economic Development Department Renton City Hall, 1055 South Grady Way Renton, WA 98057 RE: Seattle Pipe Trades Expansion — LUA15-000344 "On Hold" Notice Dear Mr. Sorenson I am writing in response to a portion of your tetter dated June 25, 2015 for the project referenced above; specifically a request for additional information regarding parking spaces available. During the various informational meetings that were held these last few months about this project, the design team was told that because this facility and its existing and proposed use did not fit into any particular classification, a formal parking analysis was not required. In any event, the new information that you require is displayed below. A review of the code section RMC 4-4-080F. I O.d finds that a space is needed for: • every employee • one space for every 3 housing units • a half space (0.5) for every full-time student not residing on campus, and • an off-street parking space for any buses used to transport students. There are no students living at this property and building. No "School Buses" are used to transport students. Students may arrive on site via public bus transport but this is not the same thing. Therefore, parking needs to be provided for employees and commuter students. A four week parking study is attached. We believe the study was done in the Fall of 2014. Fifty six monitoring periods (day & night/ seven days per week for four weeks) were reported. We found that students predominantly used the evening hours to take coursework. During the day, most of the parking on site was used by employees. Parking was used during the week end but only during the day on Saturday. An analysis of the numbers reported in the study showed that the largest number of students and we assume, evening instructors, occurred on Thursday of week 2 of the study. A total of 94 spaces were used then. During daylight hours on many days of the study, ten of fifty six monitoring periods or 18%, 27 stalls were used. We have assumed that 27 is the "typical" number of employees, with a higher number of stalls used indicating that courses were also being taught that day. EXHIBIT 19 SPT— Response to city on parking The highest number of stalls used during the day was 64. If we add the highest numbers for both day and evening we have 158 spaces being used, but not in the same time period. Existing Parking consists of- t 10 f:110 standard stalls, 48 compact stalls and 6 ADA stalls totaling 164 stalls. Proposed Parking per plans submitted in June: 120 standard stalls, 48 compact stalls and 8 ADA stalls totaling 176 stalls. Required Parking Employees at 1 stall each: Assumed at 27 x 1.0 = 27 stalls required Students at .5 stall each: Assumed 94 x .5 = 47 stalls required Total required: 74 Total provided: 176 There appears to be an adequate number of stalls provided per code plus room to expand. I trust that this addresses your stated concerns. If you have any additional comments regarding this issue, please send them to me via Scott Rice at Collins-Woerman Architects. Sincerely, John Rubenkonig, ASLA 2 El Seattle Pipe Trades Parking Analysis Estimated Car Stall's Week 1 Week 2 Week 3 Week 4 Monday Day 27 27 27 27 Monday Eve 86 86 86 86 Tuesday Day 27 64 27 64 Tuesday Eve 78 78 78 78 Wednesday Day 46 52 46 52 Wednesday Eve 81 81 81 81 Thursday Day 46 52 46 52 Thursday Eve 20 94 20 20 Friday Day 27 27 27 27 Friday Eve 0 0 0 0 Saturday Day 37 22 37 22 Saturday Eve 0 0 0 0 Sunday Day 0 0 0 0 Sunday Eve. 0 0 0 0 'C✓/'.'Y 'SYM MS OYOtf Ll31 SNOW 10ZI 857 ` a ° MYS13did 3 U Y39 Ilk 1.711- 11 a _°3�u ivC✓.�rf � � �6 neaarb axf0svr NV 7d AVO1N,311 N) 99LU ao w •.,,�,�:oa. ina � sbm�o 4 r , � u � 5 '[i�ad M /�z EXHIBIT 21 , a Z z t �z 4 \ 1 /�z EXHIBIT 21 PAi Form Planning Division 1055 South Grady Way -Renton, WA 95057 Phone: 425-430-7200 l=ax: 425-430-7231 1. Total number of trees over 5" diameter`, or alder or cottonwood " tre s at least r in die eter on project site / trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous2 �-�r_ Q trees Trees in proposed public streets trees Trees in proposed private access easements/tracts trees Trees in critical areas3 and buffers trees Total number of excluded trees: trees 3. Subtract 1%e 2 from fine 1: 43— trees 4. Next, to determine the number of trees that must be retained, multiply lute 3 by: 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 " trees 5. List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing' to retain: trees 6. Subtract line S from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement green are regw red) , ""� � � ' � trees 7. Multiply line 5 by 12" for number of required Feplacement inches. — inches S. Proposed size of trees to meet additional planting requirement. (Minimum 2" caliper trees required) 9. Divide lure 7 by Imre 8 for number of replacement trees6: (if remainder is .5 or greater, round up to the next whole number) inches per tree MAY 19 N' Measured at 4.5` above grade. 2 R tree certtfled, in a written report, as dead, terminally diseased, darnaaed, or otherwise dangerous to persons or propgr landscape architect, or certified arborist, and approved by the City. i s Criticai areas, such as wetlands, streams, floodplains and pro?eo :ed s.opes, are defined in RMC 4-3-050. FI F+''� 4 Count only those trees to be retained outside of critical areas and bur<erG. S The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4.4--130H79. B when the required number of protected trees cannot be ret .i;ip_d, re placement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4.4-130-H-1.e.(ii) for prohNcers types of replacement trees. H�\CED\Data\Forms-TempiatesX$etf Help Handouts`Planning\Tree Reteat= 1' orksheetdocx EXHIBIT 22 MUERRIS-TURNEY GENERAL CONTRACTORS, INC. April 28, 2015 Scott Rice ` _o=: _. i y2' Collins Woerman 710 Second Avenue MAY 2 Suite 1400 Seattle, WA 98104 CIT(-�' 0ir 'r Re: Construction Mitigation Description Renton Training Center Expansion 595 Monster Road SW Renton, WA 98055 Dear Scott: Site Plan Review Submittal Requirements Response Item #10: A) Based on current information of permit turn around, client vetting, approval and funding durations, we believe the site work would start at the beginning of May 2016 and complete by the end of July 2016. B) Our work would be conducted during regular daytime hours and weekday operation, We anticipate lam to 5pm, Monday through Friday and are flexible within that time frame to conform to any typical Renton requirement. C) Our proposed haul route starting from the site would be Monster Road SW, South to Oaksdale Ave SW, East to SW Grady Way, South to Rainier Ave S to 1-405. However, we also have the option of heading north on Monster Road SW to 68th Ave S to Martin Luther King Jr Way to 1-5 if that is less impactful in the eyes of a reviewer. D) As this site work would take place during late spring and summer, we would anticipate standard wet weather TESC measures for protecting the storm system and at the perimeter site or property lines, as well as dust control measures for the drier times. This project is being performed in an already finished and functional industrial property, as such we have access to dust control water as needed, abundant paved and striped parking areas for the crew, traffic striping and signage and speed bumps. The standard daytime workweek schedule means that we are working in safer daylight visibility hours and during the same time as other normal work activities are taking place at the adjacent industrial properties. Our added work and hauling traffic will be virtually indistinguishable in type and frequency from the tractor trailer merchandise loads corning and going at the nearby distribution center businesses. Page 1 of 2 EXHIBIT 23 [EFERMS-TURNEY GENERAL CONTRACTORS, INC. We feel fortunate to have amenable neighbors to this type of site work project, but we also will institute necessary mitigation measures to reduce our impact to them as well as the adjacent wetlands. Our preliminary on site traffic control plan is attached. Should you have any questions or need further clarification, I can be reached directly at 206- 251-7403 or via email at markmaferris-turney.corn. Mark McGary Project Manager Ferris-Tumey General Contractors Page 2 of 2 P. 20&-632-27 97 f 2063-632-27 �� ".f 1_ � aitI? P 9�Io,3 �, ww.ferr;s-Currey-cpm � z!| WOERMAN||| U L" w / \ |f | q / LU || ■ ) � t EXHIBIT 24 < t EXHIBIT 24 = ew6Tl�I HSl7N MS cvohf &R.LSNOW I m Y 585 hOlAgY � Q h S3QVMi 3did 371LV3S •SRn„� K yyyytt dtl �k4( �j i e � J 3�€ f ■� P NV7d 9NIlNYId 3d6OSQNY7 li d, w�rui azo iFr snoe� u7 a z�. A m c� m NAy .77 EXHIBIT 25 o � 7 R .S R •SRn„� K yyyytt dtl �k4( �j i e � J 3�€ f ■� P li IRH i u7 a z�. A m c� m NAy .77 EXHIBIT 25 00 DEPARTMENT OF COMMI....TY CITY OF AND ECONOMIC DEVELOPMENT 11ttJ11 Cim A. ADMINISTRATIVE REPORT & DECISION DECISION: []APPROVED ® APPROVED SUBJECT Tq COND�11`1 VCURED REPORT DATE: March 10, 2016 NAME Project Name: Seattle Pipe Trades Expansion Owner(5): Seattle Area Plumbing and Pipefitters; 595 Monste on Ashton Capital/K&M Moldings; 1201 Monster Rd S Applicant/Contact: Sue Soller, SSA Consulting & Andrew Clapham & As c; a SW #4011TSMMe, WA 98116 File Number. LUA15-000344, ECF, SA -A Project Manager. Jill Ding, Senior Planner Project Summary: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a two-story, 11,885 square foot, building addition and parking lot expansion of the existing two-story building where Seattle Area Pipe Trades and UA Local 32 are located. The existing 243,017 square foot (5.53 -acre) site would expand approximately 21,500 square feet to the south through a lot line adjustment with abutting property PID 2423049123. Both properties are located in the Industrial Medium (IM) zone. Vehicle access to the site is provided by Monster Rd SW through an access easement at the north of the site. Associated improvements are relocation of private utilities where the addition is proposed and parking lot landscaping. There are two Category 3 wetlands near the site. The site is located within a floodplain, seismic hazard area, and near steep slopes. The applicant submitted wetlands and biological assessments and geotechnical and drainage reports. Project Location: 595 Monster Rd SW & 21,500 SF area in the NE corner of 1201 Monster Rd SW Site Area: 6.07 acres (264,517 square feet) Project Location Map Admin Report -Tofu '--U,Pr !t5,06c);LU Seaft \�\u ' per,, O (o z W 0. 0 to O cr (D `C � (�7'� � r• w.�S � rte• i� 6q 0 UQ cin° rn 3 � fib �, oao °, O n CD C1' fD aq 4 G ti G Uo r r O O ••••�� �MM�yy�! 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IrD (D CD f7 C ' G• l"� :3 CD CD D � ° a CLcm. c7N co �. sr C ?' wCL CD COD a b s R UQ e �s d o O [D O r(Dt (D fool E�4 � �' o CD CD cn o 0 4 C7,� 5 � � con 2 (D CA P CA CDG (gyp O 0 p D O G z CL 71 vii M OQ Q, Nvc».g • >G�n�,n NUay �noa a f7� �� n o �ot� �^ F. 4© a �nm r�� F a o c .gin x ^:e a`� o o �, rL�� 0•o o 92 � � R-a°a � �.a � �c od _a F � m a� n fir, B_ [�1 M tai c3 m c�°� ao ° o s m ��m x ° �o ��' CLQ M..3 'g d° ro �S a •nc � Z�"'� a � [17 3 = ay�.uoa ° a Fac msS 5 m e a -n c a v z rs aNEr "'T N sic f9 0 a� �,p� '. v� � �CnQ30 x1 cnrn m c �n .� o �r"c o'�3 tea a�� 2!n mow ? �` f res o .b � '�•v 5' `'$ o a`�" M 0 =� p cc o� o a n so f° G �c's°ii•��nma"�" 7�e'�� �¢� '�moa�R v�� m �.� m Z ,,.�O.j �oa� W cn ?C> 07 '4 CITY OF 07 No TI -11C of ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE- MMGATED (DNS -MI P05TE0 TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROTECT NAME; S..W. PIPn TEah. Expamlen MMWTNUMM WAIWEIG344, ECF, SA -A LON; 59 EATHI5 MONSTER RD SW & 21,500 SF AREA IN THE NE CORNER OF 1501 MONSTER RP SW. DE9LN►IIDIL THE APPLICANT 15 REQUESTING ENViRONMFMAL ISEPAI REVIEW AND ADMINISTRATIVE SITE PLAN REVIEW FOR A TWO-STORY, I1,aRS SQUARE FOOT. BUILDING ADDITION AND PARRINO LCR' DUPANSION OF THE EXISTING TWO-STORY BUILDING WHERE SEATTLE AREA PIPE TRADES AND UA LOCAL 31 ARE LOCATED. SHE EXISTING 243,017 SQUARE FOOT IS-F1AWEj SITE WOULD EXPAND APPROMINIAMY 21,500 SQUARE FEET TO THE SOUTH THROUGH A LOT UNE ADJUSTMENT WITH ABUTNNd PROPERTY PID 24121049223. BOTH PROPERTIES ARE ED- IN THE INDUSTRIAL MEDIUM (IM) ZONE VEHICLE ACCESS TO THE SITE IS PROVIOED BY MONSTER RO SW THROUGH AN ACCE53 EASEMENT AT THE NORTH UP THE SITE. ASSOCIATED IMPROYEMem An RELOCATION OF PRIVATE UNITIES WHERE THE ADDITION 15 PROPOSED AND PANX7I6 LOT LANDSOEPW6 THERE ARE TWO CATEGORY 3 WETIANPS NEAR THE SITE. THE SITE 15 LDCA7ED WTIIRN A FLOODPLAIN, SEISMIC HAZARD AREA, AND NEAR STEEP SLOPE4. THE APPLICANT SUBMITTED WETLANDS AND ENILOOICALASSESSM{NTS AND GEOTECHNICAL ANO DRAJNAGE REFORM THE CITY OF RENTON ENVIRONMENTAL RFVIFW COMMITTEE IFRC} HAS DETERMINED THAT THE PROPOSED ACTON HAS PROBABLE SIGMFICANT IMPACT57HA7 CAN BE MMGATEO THROUGH MITIGATION MEASURES. Appwb A th. NRrNcTmwnbrl dREerminallon most be Flied In wthlnE On a 4.Ern 9:00 pJM AI FebrvrT S.9, 2016, LeLR1 _ rM e, TeWb+d f- -W HI;W,g Examiner, CIM W ReEitw, 1095 Saudi Grady Wry, Rnn1an, WA 9a097. App W. W the Eaaminr am 9—m.d hV CIH Of RMC 4-F110 .r1d InImm—wi r.ErdhigtlraPP" p. may REehrained from the RCAIM Oh0rV.ONlq, 1425E4W4%1G. IF THE ENVIRONMENTAL cETERMINATION 15 APPEALED, A PUBLIC NEARING WILL BE SET AND ALL PARTIES NOTIFIED. --- FOR FURTHER MMUN Ty INFORMATION, PLEASE CONONOM�C VE QFMEN AT r RENITOR, DEPARTMENT OF DO NOT REMOVE THIS NOTICE WITHOUT PROPER AIJTNOflIZATTON PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IOENTIFICATLON. CERTIFICATION � 2 I �. 5v 1^c°Nts� hereby certify that ) copies of the above document were posted in 3 conspicuous places or nearby the described property on Date: Signed:` "f STATE OF WASHINGTON y SS COUNTY OF KING j I certify that i know or have satisfactory evidence that signed this instrument and a�'I,cR� (r Vdged it to be his/her./.tf eir free and voluntary act for the uses and purposes m Dated: nti�?tPe�JM im ument. ` `\\\U\151 LILTITT `� ffi EX ffi EX v:* a0 tary : %o �' u I� 71 r� �gpgbi& nt expires biicand for the Stated Washington On the 4th day of February, 2015, 1 deposited in the mails of the United States, a sealed envelope containing ERC Determination and Notice documents. This information was sent to: Agencies See Attached Sue Soller, Ashton Capital Contact Scott Rice, Collins Woerman Applicant Seattle Area Plumbing & Pipefitters Owner (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING I certify that 1 know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknow,�dg 411;%�e his/her/their free and voluntary act for the uses and purposes mentioned in the instrument.4= ,k\p► R• Afo ....... �tjj' �'Z I O',� Dated: ^ ` L4-1 T ; C-)Y�o o�Aqyjo �- ° 'Notary R blit in and fart State of Washington My appointmIll\ \ "S'�� ( ') 1 ►� ii Seattle Pipe Trades Expansion LUA15-000344, ECF, SA -A template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Dept. of Ecology ** Muckleshoot Indian Tribe Fisheries Dept. *' Environmental Review Section Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box 47703 PO Box 47703 39015 — 172nd Avenue SE Olympia, WA 98504-7703 Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program ** Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Laura Murphy King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers* KC Wastewater Treatment Division * Muckleshoot Cultural Resources Program ** i Seattle District Office Environmental Planning Supervisor Attn: Erin Slaten Attn: SEPA Reviewer Ms. Shirley Marroquin 39015 172nd Avenue SE PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** WDFW - Larry Fisher* Office of Archaeology & Historic Preservation* Depart. of Natural Resources 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler PO Box 47015 Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-7015 Olympia, WA 98504-8343 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECD 35030 SE Douglas St. #210 Director of Community Development 220 Fourth Avenue South Snoqualmie, WA 98465 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Wendy Wei ker, Community Svcs. Mgr. Jack Pace, Responsible official Gary Kriedt 355 110`h Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 Mailstop EST 11W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Puget Sound Energy Timothy C. Croll, Doug Corbin, Municipal Liaison Mgr. Attn: SEPA Responsible Official 6905 South 228th St 700 Fifth Avenue, Suite 4900 Kent, WA 98032 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: se aunit ec .wa. ov ** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist, Site Plan PMT, &,Notice to the following email addresses: KWaIter@rnuckIesfioot.nsn.us ot.nsn.us 1 Laura .murphyPmuckieshoot.nsn.us 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 Seattle Area Plumbing & Pipefitters 595 Monster Rd SW, 100 Renton, WA 98055 �. Rod Ferris Ferris -Turney PO Box 31109 Seattle, WA 98103 �II{� s � Ed Kommers Seattle Area Plumbing and Pipefitting Industry Training Committee 595 Monster Rd SW, 100 Renton, WA 980572937 SCOTT RICE CollinsWoerman 710 2nd Ave, Ste 1400 Seattle, WA 98104 Jim Wene Ashton Capital / K&M Holdings IV 1201 Monster Rd SW, 320 Renton, WA 98055 Sue Soller Andrew Clapham & Associates LLC 3200 AN Ave SW, 401 Seattle, WA 98116 Denis Law -- -City of _ Mayor February 4, 2016 Sue Soller, SSA Consulting Andrew Clapham & Associated 3200 AN Ave SW, #401 Seattle, WA 98116 Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Seattle Pipe Trades Expansion, LUA1S-000344, ECF SA -A Dear Ms Soller: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non -Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 19, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. if the Environmental Determination is appealed, a public hearing date will be set and all parties notified. If you have any further questions, please call me at (425) 430-6593. For the Environmental Review Committee, letALf crrolll�.. Kris Sorensen Associate Planner Enclosure cc: Seattle Area Plumbing & Pipefitters, Jim Wene, Ashton Capital/K&M Holdings / owner(s) Scott Rice, Ed Kommers / Applicant Renton CityHall - 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov Denis Law Mayor February 4, 2416 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Community & Economic Development Department C.E."Chip"Vincent, Administrator 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 February 1, 2016: SEPA DETERMINATION: Determination of Non -Significance Mitigated (DNSM) PROJECT NAME: Seattle Pipe Trades Expansion PROJECT NUMBER: LUA15-000344, ECF SA -A Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 19, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-6593. For the Environmental Review Committee, ?e��t sw�l""+R Kris Sorensen Assistant Planner Enclosure cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Larry Fisher, WDFW Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Gretchen Kaehler, Office of Archaeology & Historic Preservation Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov DEPARTMENT OF COMMUNITY n City of ; AND ECONOMIC DEVELOPMENT"'�'""�"� ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS -M) PROJECT NUMBER: LUA15-000344, ECF, SA -A APPLICANT: Sue Soller, SSA Consulting & Andrew Clapham & Assoc; 3200 Alki Ave SW #401; Seattle, WA 98116 PROJECT NAME: Seattle Pipe Trades Expansion PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a two-story, 11,885 square foot, building addition and parking lot expansion of the existing two-story building where Seattle Area Pipe Trades and UA Local 32 are located. The existing 243,017 square foot (5.53 -acre) site would expand approximately 21,500 square feet to the south through a lot line adjustment with abutting property PID 2423049123. Both properties are located in the Industrial Medium (IM) zone. Vehicle access to the site is provided by Monster Rd SW through an access easement at the north of the site. Associated improvements include relocation of private utilities where the addition is proposed and parking lot landscaping. There are two Category 3 wetlands near the site. The site is located within the 100 year floodplain, seismic hazard area, and near steep slopes. The applicant submitted wetlands and biological assessments and geotechnical and drainage reports. PROJECT LOCATION: 595 Monster Rd SW & 21,500 SF area in the NE corner of 1201 Monster Rd SW. LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 19, 2016. Appeals must be filed in writing together with the required fee with: Nearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: FEBRUARY 5, 2016 Seattfe Pipe Trades Expansion, LUA25-000344, ECF, SA -A DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE OF DECISION: SIGNATURES: FEBRUARY 1, 2016 rrG Gregg immer ministrator Public Works Department Date niq Kelly Beymer, Admini rator Community Services Department Seattle Pipe Trades Expansion, LUA15-000344, ECF, SA -A Date City of ;Y . (T -1,n %` ,? Mark Peterso , Administrator Fire & Emergency Services Date C,E. "Chip" Vincent, AdministratcV Department of Community & Date Economic Development DEPARTMENT OF COMMUNITY__WWWM1WCITY101F - AND ECONOMIC DEVELOPMENT nn 0 DETERMINATION OF NONSIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: LUA15-000344, ECF, SA -A APPLICANT: Sue Soller, SSA Consulting & Andrew Clapham & Assoc; 3200 Alki Ave SW #401; Seattle, WA 98116 PROJECT NAME: Seattle Pipe Trades Expansion PROJECT DESCRIPTION: The applicant is requesting Environmental (5EPA) Review and Administrative Site Plan Review for a two-story, 11,885 square foot, building addition and parking lot expansion of the existing two-story building where Seattle Area Pipe Trades and UA Local 32 are located. The existing 243,017 square foot (5.53 -acre) site would expand approximately 21,500 square feet to the south through a lot line adjustment with abutting property PID 2423049123. Both properties are located in the Industrial Medium (IM) zone. Vehicle access to the site is provided by Monster Rd SW through an access easement at the north of the PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: site. Associated improvements include relocation of private utilities where the addition is proposed and parking lot landscaping. There are two Category 3 wetlands near the site. The site is located within the 100 year floodplain, seismic hazard area, and near steep slopes. The applicant submitted wetlands and biological assessments and geotechnical and drainage reports. 595 Monster Rd SW & 21,500 SF area in the NE corner of 1201 Monster Rd SW. The City of Renton Department of Community & Economic Development Planning Division The applicant shall comply with the recommendations provided in the submitted Geotechnical Engineering Study, prepared by Geotech Consultants Inc, dated December 9, 2014 (Exhibit 3). If the rockery along the southerly slope is taller than the recommended 4 -feet above grade, an updated Geotechnical Report shall be required. 2. The applicant shall install a permanent split -rail fence and signage that identifies the critical area along the 25 -foot wetland buffer for the Wetland A, located on PID 2423049123, as recommended in the submitted Biological Assessment (Exhibit 11). 3. The applicant shall comply with the requirements of the Washington Department of Archaeology and Historic Preservation (DAHP) permit (Exhibit 15). 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. Technical Services Comments Contact: Bob MacCnie 1425-430-7369 1 bmaconiedrentonwa.gov Recommendations. Bob Mac Onie 6!15!2015 The proposed construction will necessitate the relocation of water lines and the associated easement. This provide the City an opportunity to amend the existing easement to include a definitive legal description of the easement location verses the existing reliance on "lines in place now.. . ." Police Plan Review Comments Contact: Holly Trader 1425-430-7519 1 trader@rentonwa.gov Recommendations: 6 Police Galls tar Service Estimated Annually CONSTRUCTION PHASE To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less then a 1 112" throw when bolted. Glass windows in the trailer should be shatter resistant. Any construction material that contains copper should be removed from the construction site at the end of each working day. Storage containers should be secured with heavy duty padlocks and kept locked when not in use. also recommend the business post the appropriate "No Trespassing" signs on the property while it's under construction. 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. Due to the isolated location of this site, the use of private security personnel to patrol the site during the hours of darkness is recommended. COMPLETED FACILITY All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. It is recommended that the commercial areas be monitored with recorded security alarm systems. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. 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 theft from your storage container. Structures should have building numbers clearly posted with numbers at least 12" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility — not too dense and not too high. Too much landscaping will make employees feel isolated and will provide criminals with concealment to commit crimes such as burglary. With the expanse of land surrounding this site, there is also the possibility of attracting transients to this area. It's important to keep the dumpster areas located within a structure and locked when not in use. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. ERC Mitigation Measures and Advisory Notes Page 2 of 5 Fire Review - Building Comments Contact: Corey Thomas 1425-430-70241 cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $0.44 per square foot of additional educational area. Fees are paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow requirement is 4,000 gpm based on a fully fire sprinklered building. A minimum of four fire hydrants are required. One fire hydrant is required within 150 feet of the proposed building and three hydrants within 300 feet. Existing hydrants are adequate. Existing water main may have to be relocated/replaced if the building addition encroaches onto the main or into the water main easement. 2. The existing fire alarm and fire sprinkler system are required to be extended into the proposed addition. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. 3. Existing fire department apparatus access roads are adequate. 4. Applicant shall submit a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of city form or approved equivalent is required. 5. An electronic site plan is required to be submitted to the Renton Fire Department for pre fire planning purposes prior to occupancy of the building. 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. PLAN - Planning Review - Land Use Version 2 1 January 26, 2016 Engirileering Reviiern Ci mnnerrts: on ct: Flohini Nast X 425 4,30 298T C;"rna��0retntonuva g�v ' Recommendations: I have completed a preliminary review for the above referenced project that consists of addition' to the existing Seattle Pipe Trades Building at 595 Monster Road. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The site is located in the City of Renton water service area. SEWER: The site is located in the city of Renton sewer service area. STORM: A private storm drainage pipe exists within the site. STREETS: The site accesses Monster Road by means of a private access easement. No direct frontage on a public street. WATER 1. The project is within the City's water service area in the Downtown 196 hydraulic pressure zone. There is an existing 10 inch water main (see water project plan no. W 2193) within a 15 foot easement around the existing building that can deliver 4,000 gpm. The water pressure is about 74 psi at ground elevation of 24 feet. Based on the information submitted by the applicant, Renton Fire Prevention Dept. has determined the fire flow demand for this proposed building addition is 4,000 gpm. 2. There is an existing 2 inch domestic water meter, a 6 inch fire sprinkler stub and DDCVA and a 1.5 inch irrigation meter serving the existing building and site. 3. The proposed building addition will encroach over a portion of the existing 10 inch City water main (refer to attached City water project plan no. W 2193) located within a 15 foot wide easement along the southeasterly side of the property. 4. The applicant shall relocate a portion of the existing water line and related fire hydrants to an alternate location that is acceptable to the City and shall provide the City with a new 15 foot wide utility easement for the relocated water line. The conceptual water plan provided with the land use application shows the water line relocated outside the proposed building. Required separation between utility lines should be provided. The new water line and related hydrants must be operational before the abandonment of the portion of the existing line. An application to the City for a partial release of the existing easement will be required. 5. Civil plans for the water main improvements will be required and must be prepared by a professional engineer ERC Mitigation Measures and Advisory Notes Page 3 of 5 registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. 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. 6. Water system development charges are applicable if additional domestic water meter or if a larger domestic water meter is needed and/or if an additional or larger fire sprinkler stub is required. The current water SDC fee for a 3/a inch or 1 inch water meter is $3,245.40. Please see the City's Permit fee list to get information regarding permit fees. Sanitary Sewer 1. Sewer service is provided by the City of Renton. The existing private sewer main under the proposed building extension must be abandoned and the sewer connection should be provided by means of a side sewer to the building with a clean out located within 5 feet of the new building foot print. There are existing easements and utility lines throughout the property which are required to be protected, unless allowed to be relocated by the utility provider. Show the existing and proposed public and private utility lines and easements clearly in the plans provided with the utility construction permit. 2. If the building addition proposes floor drains, then the floor drains are required to connect to the sewer. 3. System development charge (SDG) fee for sewer is based on the size of the new domestic water to serve the proposed project. The current sewer SDC fee for a 3/4 inch or 1 inch meter install is $2,242.00. Storm water 1. A drainage plan and drainage report prepared by Novadyne Civil Engineers were submitted with the land use application. The report mentions that the study was done as per the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 Icing County Surface Water Design Manual. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Condition). The report mentions that flow control and water quality requirements are met by permeable pavement. The use of permeable pavement for flow control and water quality must be designed to the 2012 Department of Ecology Manual as amended in December 2014, and must follow geotechnical recommendations. The drainage report provided with the utility construction permit should include all the eight core requirements and the six special requirements. 2. The site is located in the Special Flood Hazard Area (100 year flood) FEMA zone and the FEMA 100 year floodplain. The 1995 FEMA Flood Insurance Rate Map (FIRM) shows the Base Flood Elevation (100 year floodplain elevation) on the site to be elevation 22.58 (NAVD 88 datum). The building addition finished floor elevation will need to be constructed to be a minimum of 1 It above the Base Flood Elevation (Elevation 23.58 NAVD 88 datum). An elevation certificate for the building finished floor will be required. A preliminary elevation certificate must be submitted when the building finished floor is established during construction. A final elevation certificate is required upon completion of construction and prior to building Temporary Certificate of Occupancy. The applicant should be advised that the floodplain maps in the Green River Valley are being updated by FEMA. Attached is a map showing the location of the FEMA preliminary DFIRM floodplain is located on the site. The FEMA Preliminary Digital Flood Insurance Rate Map (DFIRM), which has not been adopted yet, shows the base flood elevation on the site to be elevation 25 (NAVD 88 datum). The applicant should be advised that due to FEMA updating the floodplain maps in the Green River Valley that the Building addition finished floor elevation should be constructed to be minimum t ft above the FEMA preliminary DFIRM 100 year floodplain elevation of 25 (NAVD 88 datum). Therefore the building addition finished floor would need to be constructed to minimum elevation 26 (NAVD 88 datum). Based upon existing building construction record plans, the existing building finished floor elevation is at 25.58 (NAVD 88 datum). The applicant should provide an elevation certificate for the existing building finished floor to verity that it was constructed to the elevation shown on the construction record plans. 3. The project will be required to provide Compensatory Floodplain Storage for filling floodplain areas below the 1995 FEMA Base Flood Elevation of 22.58 (NAVD 88 datum). The drainage report mentions that compensatory storage is provided. 4. The building addition requires the parking area to encroach into an area where there may be a natural drainage course (stream) or wetlands. The applicant will need to make sure the encroachment does not impact upstream drainage and address any Critical Area Ordinance Requirements. This information should be clearly included in the drainage report provided with the utility construction permit. 5. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of ERC Mitigation Measures and Advisory Notes Page 4 of 5 projects exceeds one acre. The information provided by the applicant shows that this project does not meet the threshold of 1 acre disturbance. Therefore, based on the information provided to the City, the Construction Stormwater Permit from the Department of Ecology is not required. 6. The site is located in the Black River drainage system and the applicant has already contacted the state archeological department and provided documentation with the information that no further investigation is required. 7. A geotechnical report prepared by Geotech Consultants, Inc. was submitted for the project. The geotech report mentions that the site contained sandy soil in the test pits. 8. The surface water system development charge (SDC) fee will be applicable on the project for any new impervious surface area. The current SDC fee is $0.594 per square feet, but not less than $1,485.00. Transportation 1. The project proposes the addition of 11,900 square feet to a training facility building along with additional parking area. Transportation impact fee is applicable on the project, the fee will be assessed at the time of building permit review and payment will be due at the time of issuance of the building permit. 2. Since there is no direct site frontage on the City of Renton streets, public frontage improvements are not applicable. The west side of the site is bordered by BNSF property. The project will continue to gain access to the public street system by means of the existing private access. 3. Based on information provided by Seattle Pipe Trades, a traffic impact analysis was not triggered. General Comments 1. All construction or service 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 Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. The proposed changes to the site must not block any existing facilities. Planning Review Comments Contact: Kris Sorensen 1425-430-6593 1 ksorensen@rentonwa.ciov PLAN -Planning Review- Land Use Version 2 1 January 26, 2416 Recommendations: 1. RMC section 4 4030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:40) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6) high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. ERC Mitigation Measures and Advisory Notes Page 5 of 5 C TTY OF OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE - MITIGATED (DMS -M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Seattle Pipe Trade Expansion PROJECT NUMBER: LUA15-000344, ECF, SA -A LOCATION: 595 MONSTER RD SW & 21,500 SF AREA IN THE NE CORNER OF 1201 MONSTER RD SW. DESCRIPTION: THE APPLICANT IS REQUESTING ENVIRONMENTAL (SEPA) REVIEW AND ADMINISTRATIVE SITE PLAN REVIEW FOR A TWO-STORY, 11,885 SQUARE FOOT, BUILDING ADDITION AND PARKING LOT EXPANSION OF THE EXISTING TWO-STORY BUILDING WHERE SEATTLE AREA PIPE TRADES AND UA LOCAL 32 ARE LOCATED. THE EXISTING 243,017 SQUARE FOOT (5.53 -ACRE) SITE WOULD EXPAND APPROXIMATELY 21,500 SQUARE FEET TO THE SOUTH THROUGH A LOT LINE ADJUSTMENT WITH ABUTTING PROPERTY PED 2423049123. BOTH PROPERTIES ARE LOCATED IN THE INDUSTRIAL MEDIUM (IM) ZONE. VEHICLE ACCESS TO THE SITE IS PROVIDED BY MONSTER RD SW THROUGH AN ACCESS EASEMENT AT THE NORTH OF THE SITE. ASSOCIATED IMPROVEMENTS ARE RELOCATION OF PRIVATE UTILITIES WHERE THE ADDITION IS PROPOSED AND PARKING LOT LANDSCAPING. THERE ARE TWO CATEGORY 3 WETLANDS NEAR THE SITE. THE SITE IS LOCATED WITHIN A FLOODPLAIN, SEISMIC HAZARD AREA, AND NEAR STEEP SLOPES. THE APPLICANT SUBMITTED WETLANDS AND BIOLOGICAL ASSESSMENTS AND GEOTECHNICAL AND DRAINAGE REPORTS. 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 February 19, 2016, 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 4-5-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (42S) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NnTIFIFI) 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. G(TY QF DEPARTMENT OF COMMUNITY RentonQ AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: February 1, 2016 PART ONE: PROJECT BACKGROUND Project Name: Seattle Pipe Trades Expansion Project Number: LUA15-000344, ECF, SA -A Project Manager: Kris Sorensen, Associate Planner Owner. Seattle Area Plumbing and Pipefitters; 595 Monster Rd SW; Renton WA 98055 and Ashton Capital/K&M Holdings; 1201 Monster Rd SW; Renton WA 98055 Applicant/Contact: Sue Soller, SSA Consulting & Andrew Clapham & Assoc; 3200 Alki Ave SW #401; Seattle, WA 98116 Project Location: 595 Monster Rd SW & 21,500 SF area in the NE corner of 1201 Monster Rd SW. Project Summary: The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan Review for a two-story, 11,885 square foot, building addition and parking lot expansion of the existing two-story building where Seattle Area Pipe Trades and UA Local 32 are located. The existing 243,017 square foot (5.53 -acre) site would expand approximately 21,500 square feet to the south through a lot line adjustment with abutting property PID 2423049123. Both properties are located in the industrial Medium (IM) zone. Vehicle access to the site is provided by Monster Rd SW through an access easement at the north of the site. Associated improvements include relocation of private utilities where the addition is proposed and parking lot landscaping. There are two Category 3 wetlands near the site. The site is located within the 100 year floodplain, seismic hazard area, and near steep slopes. The applicant submitted wetlands and biological assessments and geotechnical and drainage reports. Project Location Map ERC Report City of Renton Department of Community & t mic Development ironmentol Review Committee Report SEATTLE PIPE TRADES EXPANSION LUA15-000344, ECF, SA -A Report of February 1, 2016 Page 2 of 6 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 1. The applicant shall comply with the recommendations provided in the submitted Geotechnical Engineering Study, prepared by Geotech Consultants Inc, dated December 9, 2014 (Exhibit 3). If the rockery along the southerly slope is taller than the recommended 4 -feet above grade, an updated Geotechnical Report shall be required. 2. The applicant shall install a permanent split -rail fence and signage that identifies the critical area along the 25 -foot wetland buffer for the Wetland A, located on PID 2423049123, as recommended in the submitted Biological Assessment (Exhibit 11). 3. The applicant shall comply with the requirements of the Washington Department of Archaeology and Historic Preservation (DAHP) permit (Exhibit 15), C. Exhibits Exhibit 1 Environmental Review Committee Report Exhibit 2 Geological Hazards, CDR Maps Exhibit 3 Geotechnical Study, prepared by Geotech Consultants Inc, dated 12/9/14 Exhibit 4 Lot Line Adjustment and Area of Purchase from PID 2423049123 Exhibit 5 Wetlands Reconnaissance and Delineations, prepared by Wetland Resources Inc, dated 9/8/14 Exhibit 6 Site Plan and Landscape Plan, prepared by Collins Woerman, Sheet C1.1, dated 10/31/14 and prepared by John Rubenkonig, Sheets 2 and 4 of 4, dated 4/20/15 Exhibit 7 Technical Information Report, prepared by Novadyne, dated 4/22/15 Exhibit 8 Site Analysis, prepared by John Rubenkonig, Sheet 3 of 4, dated 4/20/15 Exhibit 9 Floodplain 1995 Flood Insurance Rate Map, revised date 5/16/95 Exhibit 10 Grading and Drainage Plan, prepared by Collins Woerman, Sheet C2.0, dated March 2015 Exhibit 11 Biological Assessment, prepared by J.S. Jones and Associates, dated 11/4/15 Exhibit 12 Agency Comment, Icing County Wastewater, dated 6/12/15 Exhibit 13 Agency Comment, Department of Archeology & Historic Preservation, dated 6/17/15 Exhibit 14 Cultural Resources Assessment, prepared by Cultural Resources Consultants Inc, dated 12/15/15 Exhibit 15 Department of Archeology & Historic Preservation Permit, letter dated 12/3/15 Exhibit 16 No new trips letter from Seattle Area Pipe Trades, dated 1/25/16 Exhibit 17 Advisory Notes FRC Report City of Renton Deportment of Community & Economic Development Environmental Review Committee Report SEATTLE PIPE TRADES EXPANSION LLIA15-000344, ECF, SA -A Report of February 1, 2016 Page 3 of 6 D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the fallowing probable impacts: 1. Earth Impacts: The site is within the Seismic Hazard area and the proposed area of work on the south portion of the property is near sensitive and protected slopes (Exhibit 2). The project would require 1,672 cubic yards of cut and 554 cubic yards of fill for the construction of the proposed addition and parking lot expansion (Exhibit 10). A Geotechnical Engineering Study, prepared by Geotech Consultants Inc, dated December 9, 2014, was submitted with the project application (Exhibit 3). The topography of the building addition area and parking lot expansion is relatively flat. The proposed new parking area is undeveloped, mostly covered with grass, brush, and an abandoned railroad spur. The new parking area is somewhat flat with a minor slope at the south. The slope continues to rise to the south and based on City of Renton mapping, it appears the slope rises 10 to 20 feet at an inclination between 15 and 40 percent. No work is proposed within the protected slope area with 40 percent or greater gradient (Exhibit 6). Three test borings were conducted based on the proposed construction as detailed in the Geotechnical Engineering Study (Exhibit 3). The uppermost soils in the test pits consisted of loose fill, topsoil, and/or native silty sand. Loose to medium -dense silty sand was revealed under the uppermost soils at a depth of about 3 to 4 feet below the ground surface. Minor groundwater seepage was observed at depths of approximately one and 3.5 feet in the area where the parking lot expansion is proposed. The Geotechnical Engineering Study states that slopes with sandy soil and inclinations of 15 to 40 percent are considered a medium risk for landslides. No indications of instability of the slope near the proposed parking area expansion were observed. No work is proposed in areas with slopes 40 percent or greater. It is the professional opinion of the engineer that the construction of the proposed parking area as proposed is suitable (Exhibit 3, page 3). The Geotechnical Engineering Study provides recommendations for work for rockeries, excavations and slopes, pavement areas, general earthwork and structural fill. A special recommendation for a rockery along the southern edge of the proposed parking lot expansion is provided as it is partly within a sensitive sloped area. The Geotechnical Study recommends that a 4 -foot above grade rockery/retaining wall could be constructed along the sloped area (Exhibit 3, Plate 5). Due to the project site's location within a seismic hazard area and near sensitive and protected slopes, staff recommends as a SEPA mitigation measure that the project construction comply with the recommendations provided in the submitted Geotechnical Engineering Study, prepared by Geotech Consultants Inc, dated December 9, 2014 (Exhibit 3). Any rockery wall 4 feet or greater from the foundation to top of wall requires a separate permit. If a rockery is proposed along the southerly slope taller than the 4 -foot height above ground recommendation in the Geotechnical Report, an updated Geotechnical Report shall be required. Mitigation Measure: The applicant shall comply with the recommendations provided in the submitted Geotechnical Engineering Study, prepared by Geotech Consultants Inc, dated December FRC Report City of Renton Department of Community & Economic Development Environmental Review Committee Report SEATTLE PIPE TRADES EXPANSION LUA15-000344, ECF, SA -A Report of February 1, 2016 Page 4 of 6 9, 2014 (Exhibit 3). If the rockery along the southerly slope is taller than the recommended 4 -feet above grade, an updated Geotechnical Report shall be required. Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Water a. Wetlands Impacts: The applicant submitted a wetland reconnaissance and delineation report prepared by Wetlands Resources Inc, dated September 8, 2014 with the application (Exhibit 5). No impacts to identified wetlands or their buffers are proposed (Exhibit 5, page 8). The submitted land use application is vested to the critical areas regulations in place prior to the updated Critical Areas Ordinance regulations adopted in July 2015. Three wetlands are identified on or near the site. One wetland exists off-site to the west in the City of Tukwila and is separated from the subject property by the presence of an active railway. The other two wetlands are identified as Wetland A and Wetland B (Exhibit 5). Wetland A is located in the northern portion of parcel 2423049123 and Wetland B is located in the northwest portion of parcel 2423049122. Wetland A is approximately 0.75 acres and Wetland B is approximately 2.3 acres. The critical areas report states that given the high level of historical disturbance and human -related hydrologic alterations such as diking, both wetlands are rated as Category 3 wetlands. Category 3 wetlands require a 25 -foot buffers as identified on the submitted site plan (Exhibit 6). Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. b. Storm Water Impacts: A Technical Information Report (TIR) was submitted with the project application, prepared by Novadyne Civil Engineers, dated April 22, 2015 (Exhibit 7). The project area drains to the north through an existing 12 -inch culvert to existing stormwater ponds that were constructed with the existing building. The existing stormwater vaults, north of the building, discharge north then west then south thru ponds and wetlands. The existing stormwater system will not be changed and the building addition would connect to the existing stormwater system. All new and replaced parking lot area is proposed with permeable paving to provide stormwater treatment, storage, and infiltration (Exhibit 8, page 1). The project is located within the 100 -year flood zone (Exhibit 9). The TIR states that the site will be graded to minimize impact within the floodplain. The submitted grading and drainage plan identifies that approximately 1,118 cubic yards of net soils would be removed (Exhibit 10). The TIR further states that the parking area expansion would minimize impacts to the existing floodplain and would not reduce the effective storage volume within the floodplain (Exhibit 8, page 1). Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3. Wildlife Impacts: The applicant submitted a Biological Assessment, prepared by J.S. Jones and Associates Inc, dated November 4, 2015 (Exhibit 11) as required for projects located within a floodplain. The assessment addresses federally listed wildlife. The report assesses the level of use of the proposed ERC Report City of Renton Department of Community & Economic Development Environmentol Review Committee Report SEATTLE PIPE TRADES EXPANSION LLIA15-OW344, ECF, SA -A Report of February 1, 2016 Page 5 of 6 project area by the listed species, effect of the proposed project on listed species primary food stocks, prey and foraging areas, as well as impacts from proposed construction. Chinook Salmon and Steelhead fish are located in the project area. The project is not in located within close proximity to the Black and Green Rivers and is separated by existing development, railroad tracks, and streets. According to the Biological Assessment, The determination in the report is that the subject project will have "no effect" on Chinook Salmon and Steelhead. The assessment concludes that the proposed project will also have "no effect" on essential fish habitat. Three WDFW priority habitats are located within the proposal area, on-site and off-site (Exhibit 11, page 10). The Biological Assessment has determined that no impacts would occur to the three habitats. The assessment states that three conservation measures would be part of site development for potential impacts to the habitats. These measures include a sediment and erosion control plan, a spill response plan, and a delineation of the 25 -foot wetland buffers that will be signed to identify the critical area (Exhibit 11, page 10). The northerly on-site Wetland B is already fenced. Wetland A would not be located on the project site following the lot line adjustment. Wetland A is not currently physically delineated along the buffer boundary or signed. Therefore, staff recommends a mitigation measure that the 25 -foot wetland buffer for the Wetland A, located on PID 2423049123 be delineated with a permanent split -rail fence and signage that identifies the critical area as recommended in the submitted Biological Assessment (Exhibit 11). Mitigation Measure: The applicant shall install a permanent split -rail fence and signage that identifies the critical area along the 25 -foot wetland buffer for the Wetland A, located on PID 2423049123, as recommended in the submitted Biological Assessment (Exhibit 11). Nexus: SEPA Environmental Regulations and RMC 4-3-050 Critical Areas Regulations. 4. Utilities Impacts: Staff received comments from King County Department of Natural Resources and Parks, Wastewater Treatment Division dated June 12, 2015 (Exhibit 12). The letter states that the Renton Effluent Transfer System Force Main, a 96 -inch diameter pipe is located near the southwest property line of the site adjacent to the Burlington Northern -Santa Fe railroad right of way on the west side of the project site. King County requests that construction drawings for the project be provided to the county for review during design development. City staff will provide for such request when construction drawings are submitted and this will become a condition of site plan approval. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 5. Historic and Cultural Preservation Impacts: Staff received comments from the Washington Department of Archaeology and Historic Preservation (DAHP) dated June 17, 2015 (Exhibit 13). The letter states that a permit from DAHP is required under RCW 27.33 as the proposed project is within or near an archeological site. Following receipt of the DAHP letter, the applicant submitted a Cultural Resources Assessment, prepared by Cultural Resource Consultants Inc, dated December 15, 2015, (Exhibit 14). The applicant conducted the required investigation and submitted for the DAHP permit. The submitted materials include the DAHP state permit with a dated permit issued on December 3, 2015 (Exhibit 15). DAHP ERC Report City of Renton Department of Community & Economic Development Environmental Review Committee Report SEATTLE PIPE TRADES EXPAAIS►ON LUA15-WO344, ECF, SA -A Report of February 1, 2016 Page 6 of 6 outlined special conditions of the permit that the applicant shall comply with that include allowing on-site visits and the reporting of any human remains. Staff recommends as a mitigation measure that the applicant shall comply with the required Washington Department of Archaeology and Historic Preservation (DAHP) and special conditions of the permit. Mitigation Measures: The applicant shall comply with the requirements of the Washington Department of Archaeology and Historic Preservation (DAHP) permit (Exhibit 15). Nexus: RCW 27.33. 6. Transportation Impacts: The proposed project would maintain access to Monster Rd SW through a private easement on abutting properties to the north. The project site currently has a surface parking lot with 164 parking stalls. The proposed parking lot area expansion would result in a net increase of 12 stalls to 176 stalls (Exhibit 8). It is not anticipated that the proposed project would result in additional vehicular trips to the project site (Exhibit 16). Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14 -day appeal period (RCW 43.21.0.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on February 19, 2016. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hail — 7th Floor, (425) 430-6510. ERC Report City of Renton Geologic Hazards Notes None 0 28 0 64 12$ Feet JGS_1984_Web_Mercator_Auxiliary_S phere Ci of >, o Finance & IT Division Legend City and County Boundary i Other w 1 City of Renton L.a Addresses Parcels Erosion Slope City of Renton >15% & —25 e X25% & —40% (5ensilive) t 140% & —900! (Protected) Information Technology - GIS This map is a user generated stati-, output from an Internal mapping site and is for reference Orly Data layers that appear on this map may or may not be Renton MapSupport�gRentonwa.gov accurate current, or otherwise reiiaN. 1/25/2016 THIS MAP IS NOT TO BE USED FOR NAVIGATION GEOTECH CONSULTANTS, INC. EXHIBIT 3 Seattle Area Pipe Trades 595 Monster Road SW, Suite 100 Renton, Washington 98057 Attention: Dale Wentworth Proposal: Geotechnical Engineering Study Proposed Parking Lot 596 Monster Road Southwest Renton, Washington 98057 Dear Mr. Wentworth: 13256 Northeast 24th Street, Suite 16 Bellevue, Washington 98045 (425)747-5618 FAX(425)747-8561 via em, December 9, 2014 JN 14436 atfiepipefrades. org We are pleased to present this geotechnical engineering report for the proposed parking lot to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for the proposed parking lot. This work was authorized by your acceptance of our proposal, P-9059, dated October 16, 2014. We were initially provided some general site plan of the area where a parking lot was wanted. No formal plans or parking lot size was determined at that time. In discussions with Mr. Wentworth, we understood that the parking lot area is owned by a neighbor, and thus the amount of land to be purchased should be the minimum for a "reasonable" amount size of parking lot. Based on further discussions, we came to the conclusion that retaining walls of a maximum size of 4 feet would be reasonable in our experience from a geotechnical engineering standpoint. After test pits were excavated in the likely area of the new parking lot, a topographic survey of the property was undated to include the area where it appeared the parking lot could be installed with a retaining wall less than 4 feet in height. This area appears to be approximately 50 feet wide in the major portion of the new parking lot based on the new survey. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site in the southwestern portion of Renton. The property is not directly adjacent to Monster Road, but gains access from the southern side of the street via a large driveway. The property is mostly relatively flat, and is developed with a central building and surrounding paved areas. The irregularly-shaped property has a circular southern boundary. The proposed parking area is located southeast of the southern side of the property. This area is undeveloped, being mostly covered with grass, brush, and low -growing GEOTECH CONSULTANTS, INC. V) w D Z z.,� EXHIBIT 4 WOERMAN www w g �. F s u F , PES Ili iOPO'f+ 4 1 EXHIBIT 5 Wetlanll�egoxtb6.D, //76#- peUnealion f Milkjellon F Rnsloratian t HARM Creation ! Ponnit Assislarce 9505 19th Avenue 5. E, Suite 106 Everett, Washington 98208 (425) 337-3174 Fax (425) 337-3045 September 8, 2014 Seattle Plumbing & Pipefitters Attn: Dale Wentworth 595 Monster Road SW Renton, WA 98057 RE: Critical Area Determination Report for King County Parcels #2423049122 and 2423049123 Wetland Resources, Inc. (WRI) performed a site visit on September 2, 2014, to locate and evaluate previously delineated jurisdictional wetlands on and in the vicinity of the above listed parcels. The subject properties are located west of Monster Road SW and north of Interstate 405 in the city of Renton. The Public Land Survey System (PLSS) locator for die subject site is Section 24, Township 23N, Range 4f, W.M. The subject properties are located within the Duwamislh/Green Watershed, Water Resources Inventory Area (WRIA) 9. The 13.54 -acre site is comprised of two parcels. Both parcels have a history of disturbance, with significant fill, industrial and office buildings, parking lots, and a defunct railway spur all adjacent to two wetlands previously identified. Dominant vegetation present consists of big leaf maple (Acer inacrophyllum), western sword fern (Polystichum munitum), Himalayan blackberry (Rubus anneniacus), and Indian plum (Oemlvia cerasafoarnrs). The subject site is bordered on the north and east by commercial and industrial properties, and to the south and west by an active railway. On the west side of the railway are sport fields. The topography of the subject site slopes steeply down from the southeast corner, becoming a gradual slope to the northwest over the remainder of the site. METHODOLOGY AND RE5um Prior to conducting the site investigation, public resource information was reviewed to gather background information on the subicct properties and the surrounding area in regards to wetlands, streams, and other critical areas. These sources included the USFWS National Wetlands Inventory (NWI), USDA/NRCS Web Soil Survey, Ding County iMap interactive mapping tool, and WD11W Priority Habitat and Species (PHS) Interactive Map. According to NRCS Web Soil Survey, the soil map unit Woodinville Silt Loam is predicted to occur on the subject Site. T+Vetlmtd Resources, ba 1 595 Monster Load SYV — Seattle Plambing & Pip fitters September 8, 2014 WR! #14212 SEATTLE AREA PLUMBING AND PIPEFITTING PROPERTY WETLAND SKETCH NW 114 SECTION, TOWNSHIP 23N, RANGE 04E, OF THE WILLAMETTE MERIDIAN TAX PARCEL IC NO.: 242304-9122 I110RTH o 6a 100 SCALEe 1' -100' y INETtA'H � M� SCALE PIPEFITING 59$MONSTERROMMMTEl10 RFNr0H.WA$HIHdT0N 9M MOE �`°PLUMBING AND PIPRIF 'ING SHEET PROPEEF" 1 of 1 WETLAND SKEtCH TAX PARCEL 1D NO.: 242304.9122 ki l 2423049122 ' 1 s r E 2423049123 �JJ A 3�s'4 1 J.. 5 � SL•� I WE7l00' 1 J. S. Jones and Associates Inc. Environmental Consultants Wetlands, Streams, and Wildlife .m W"IIG91Sl4B4I.SN1911E AL➢VI115 NAmbiGT0. AWm irym�LO M 4 `3T X41 V) z WOERMAN u I z W lid EXHIBIT 6 - - - - - - - ------------ - - - - - - - ....... ...... CLD ----- - ----- ar ---------- �' NO1N351 rSVM m9avo2 meffi W CM19969 s~ a 7 �xamun a s� 371,.E F39 Siam 3dld ?m,A:n.vv,u:Anl ,g a.r3.366a NV7d :JN71N6'7d 3dYJSQN4"7 b4 :YOf.Wil 3lq :dl /IGb IC�T]uQ d 'H MS QVION d-USNOW W; FSYS NOlA�el a S3aVMU 3dId 3 7 U V39 e- v� S31ON Y S71V13O3dMJSQN6'7 ✓� % � ewiv�aiw aw,a^ h inl.v wrw� a[a �r exen.aeo 4 a�= �1 t NOVAdynE Civil Engineers EXHIBIT 7 g� . 1,<� � Oo •b �G a .Ix SEATTLE PIPE TRADES ADDITION (p 595 MONSTER RD SW �1 RENTON, WASHINGTON 941t Prepared Exc[L]Sively for Seattle Pipe Trades by: Novadyne Civil Engineers (425) 733-1869 April 22, 2015 Seattle 425-753-1869 Portland 971-295-6441 p p..,, io, U{a'YM M$Oc'DiJ F1315NOW 1Qil PSdS ��� I �' rwsr �R � waNxx Sial C ne SlSAI EXHIBIT 8 ;/ 9Nb/9�l'Y'3NO" { W 4 n�1 � 4Y2 r o� WLa, x am � � 1 a �E m a � 3� EXHIBIT 9 lI - EXHIBIT 11 J, S. 10nca JL]nja �Aseocialt. It - 4,0 VO 4! p 4 e� t BIOLOGICAL ASSESSMENT 10se for the Seattle Pipe Trades Expansion 595 Monster Road S.W. Renton, Washington 98057-2937 Tax Parcel: 242304-9922 & 242304-9123 NW 714 of the NW 714 of Section 24, Township 23 North, Range 4 East, of the Willamette Meridian Prepared for.- Seattle or:Seattle Pipe Trades 595 Monster Road S. W, Ste. 100 Renton, Washington 98057-2937 (206) Dated: November 4, 2015 Prepared by: Jeffery S. Jones Certified Professional Wetland Scientist & Wildlife Biologist P() BOX 1 9 0 $ ISS AQ[ SII, W AS H IN GTON 9802 7 253-905-3736 jerf.jsj0nesracamcas1.net EXHIBIT 12 King County Department of Naturai Resources and Parks Wastewater Treatment Division Community Services & Environmental Planning King Street Center, KSC-NR-0505 201 South Jackson Street Seattle, WA 98104-3855 June 12, 2015 Kris Sorensen, Associate Planner City of Renton CED - Planning; Division 1055 South Grady Way Renton, WA 98057 Sent via entail: ksorensen(a)rentgnwa.vov RE: Seattle Pipe Trades Expansion (file Number LUA15-000344, ECF, SA -A) Dear Mr. Sorensen: The King County Wastewater Treal:nent 1.)ivision {WTD} has reviewed the Notice of Application and Proposed ODDS_M for (lie Seattle Pipe Trades Expansion Project. A WTD Facility, the Denton Effluent Transfer Svstem (RETS) Force Main, is located within the proposed development site. The RETS, a 96 -inch diameter pre -stressed concrete cylinder pipe (PC:CP), lies near the southwest propLity 1}tie adjacent to the Burlington Northern -Santa Fe railroad right oFway (see attached drawings). In order to protect this wastewater facility. WTD is requesting that the City of Renton submit construction drawings for the project for review during design development so that WTD staff can assess the project's impacts. Dralvvij)gs should be sent to; Mark Lalnpard, Local Public Agency Coordinator Project Management Unit King County Wastewater Treatment Division 201 Sheth Jackson Street, KSC-NR-t 500, Seattle, WA 98104-3855 lvlr. Lampard can also be contacted Ott ('206)477-5414 or niark.laml2ard a,,kin ccs )unt�,-�ov. In addition, WTD has a permanent t a.aen ouf. lir the RETS on the proposed development site. We must be assured the right to maintain and repair the sewer lime, and, in the event that the line must be relocated, a new permanent easement must he provided. For any questions or issues regarding this ea.sela vn% please contact Bill Wilbert, Permitting Kris Sorensen June 12, 2015 Pape 2 of 2 Compliance and Property Acquisition Supervisor, at (206) 477-5523, bill.wilbert(kinggounty._gov, or by mail at: Bill Wilbert, Supervisor Permitting Compliance and Property Acquisition King County Wastewater Treatment Division 201 South Jackson Street, KSC-NR-0512 Seattle, WA 98104-3855 Thank you for the opportunity to review and comment on this project. Sincerelv, Jacob Sheppard, Water Quality Plarmer Community Services and Environmental Planning cc: Marie Lampard, Local Public Agency Coordinator, Project Management Unit enc: As -built drawings of the Renton Effluent Transfer System Force Main. " a T, EXHIBIT 13 June 17, 2015 Kris Sorenson Assistant Planner City of Renton Sixth Floor Renton City Hall 1055 S Grady Way Renton, WA 98057 i Brooks Ph.D., Director <O�bo • Preservation Officer sic In future correspondence please refer to: Log: 061715 -16 -KI Property: LUA15-000344, ECF, SA -A Seattle Pipe Traders Expansion Re: Archaeology — Permit from DAHP Required under RCW 27.53 Dear Ms. Sorenson: We have reviewed the materials forwarded to our office for the proposed project referenced above. The Project area is within archaeological site 45K1267. Therefore a permit from DAHP is required under RCW 27.53. The DAHP permit requires the services of a professional archaeologist and may take between 45 and 60 days to receive after DAHP has received a sufficient permit application. No ground disturbance or alteration including grading, cutting and filling may take place until the permit has been received. The permit application may be submitted for survey and formal archaeological testing. Thank you for the opportunity to review this project and we look forward to receiving the permit application. Should you have any questions, please feel free to contact me at (360) 586-3088 or Gretchen.Kaehler@dahp.wa.gov. Sincerely, Gretchen Kaehler Local Governments Archaeologist (360) 586-3088 €��•c�tchen.ae;hlericz:�lal�u.�i�v cc. Laura Murphy, Archaeologist, Muckleshoot Tribe Dennis Lewarch, THPO, Suquamish Tribe Cecelia Hansen, Chair, Duwamish Tribe Richard Young, Cultural Resources Director, Tulalip Tribes Stephen ie Kramer, Permit Coordinator, DAHP State of Washington • Department of Archaeology & Historic Preservation P.O. Box 48343 • Olympia. Washington 98504-8343 • (360) 586-3065 www.dahp.wa.gov I.�R gsnT� II 5 '� S �nnz Y Wjf� 1fi90 t�0 EXHIBIT 14 Cultural Res0i.irc e Consultants, Inc. DATE: December 15, 2015 TECHNICAL MEMO 1508I-1 TO: Ed Kommers Seattle Area Plumbing & Pipefitting Industry, Journeyman Apprentice and Training Trust FROM: Glenn D. Hartmann, Principal Investigator RE: Cultural Resources Assessment for the Seattle Pipe Trades - UA Local 32 Facility Expansion Project, Renton, King County, WA DAHP Archaeological Excavation Permit No.: 2015=62 The attached short report form constitutes our report for the above referenced project. No evidence of archaeological or historic sites was found in the project location. No further cultural resources investigations are recommended. Please contact our office should you have any questions about our findings and/or recommendations. 197 PAPFITT WAY -',W, SUITE 100 PO Box 10668, BAIN ISLAND, WA 98114 PHONE 206 855-9020 - infoPacwaxom Figure 6. Google Earth (2015) imagery illustrating the project parcel annotated in red, site 45KI267 as defined 6y the 50 -foot contour annotated in ,green, and Kennedy's report (1985;Figure 4). CRC Technical Memorandum #15061-1 Cultural Resources Assessment for the Seattle Pipe Trades Project, Renton, King County, WA Page 24 EXHIBIT 15 Attachment C. DAHP Archaeological Excavatio. December 3, 2015 Mr. Glenn Hartmann President/Principal Investigator Cultural Resource Consultants Inc. 710 Erickson Ave., Suite 100 PO Box 10668 Bainbridge Island, WA 981101 Dear Mr., Hartmann: o� . O N xsywn Braolo Stott mltoric Fr*w rn I have reviewed the application you submitted for archaeological excavations at 451<100267. It is my intention to grant the permit application for excavations at 45KI00267. Please take nota of the Special Conditions on the permit. If you feel aggrieved by this decision you may request an administrative hearing within twenty- one days atter receipt of this notice. Your request should be sent to the address listed below. Director Department of Archaeology and Historic Preservation PO Box 48343 Olympia, WA 98504-8343 Sincerely; Lance Woltwage, Ph,D, Assistant State Archaeologist (360) 586-3538 Email: lance.wollwage@dahp.wa gov Enclosure Snt /' a5h'ng of - Department of Archaeology 4 Histocic Preservvacn0 F1.0. Box 4$"a:3 • CIvr,r lr: ^rosi nc�'on 48,4'04,8343 • {3601 5$6—V65 CRC Technical Memorandum #15081-1 Cultural Resources Assessment for the Seattle Pipe Trades Project, Renton, King County, WA Page 41 j} j►EXHIBIT 16 ilg�y.lSnian•p4 Seattle Ar dustry Journeyme nittee y 595 Monster Rd SW, Suite 100 Renton, WA 98057-2946 Phone: 425 M71 3900 ® Fax: 425 271-4985 January 25, 2016 City of Renton Engislce.ring Plan Review Section Attn: Kris Sorensen 1055 S. (31rady Way - fi`t' Floor Renton, WA 98057 Re: UA focal 32 / Seattle Area Pipu TnIcics Kris: MCDA Mo4hanital Contractors Association WPSTEAN WASHINGTON Thank you for all of the assistance with the Seattle Area Pipe Trades and our design tease thus far. Your input has been invaluable in making this protect a reality with the changing of codes, flood plain cicv itions, etc. We are looking forward to solidifying these final steps ot.'i:he. Site Plan RZe,,iow and Building Permit applications. As you are aware, with the addition of the new building, UA Local 32's relocation will allow Seattle Area Pipe Trades to upgrade and realign aur existing training facility to provide Students with the best opporti:nity to learn construction methods, not only on existing types of buildings, but ,'ilsc_, Ul]O s the teaching of the most modern technology of their respective trades. `['his expansion info the newly vacated spaces will allow a safer teaching experience for our studiLWs �vitho zt having to constantly move equipment in and out of spaces, depending upon th,- scheduled class. We are excited to provide our future students with a modern, hands -tart learning experience. With the addition of the new bulld'mg acid improvements to the existing facility, we do not anticipate any growth of administration or teaching staff, nor of the student population. We currently offer early morning (6:30 Moat) and evening (5:30 pm) classes, Monday through Thursday and morning classes on Fridays and Saturdays only. Due to most of our students holding :bill -tinge employment while attending school, our morning traffic flows are :minimal, averaging about 43 stUulents per daytime class session. Considering most are employed during the daytime hours, our evening classes are more popular. The average evening traffic flow per vvcck is ,iiiproximately 50 cars per evening class session. Depending upon a particular weekday citiiss schedule, traffic volume can vary Froin these averages. Please see the attached pat -king analysis that SAPT conducted last year. You can see that some weekday traffic- is than. or sometimes less than, the average weekly count. We are providing a list of the 5Al'' ['staff as well. As you can see, there are very minimal. full-time staff and a majority of the teachers are part-time, and are not all onsite at any given time, only during theirspecific class tirnes. Once the project is complete, the UA Local 32 staff will be relocating to the upper level of the new building. 'Their occupied space will be similar to their existing space, but will be provided with greater storage capacity and the convenience of their own IIVA.C; system, which will occupy the rearui6idor of their gained space. UA Local 32's cwTent staff count totals 25 personnel and their hours are from 7:30 am to 4:30 pm, :Monday through Friday. Once per month, the UA Local holds an evening Union meeting in the assembly hall, currently in the existing building. The entire lower level of the neve building will be home to thenew �issembly hall which will be approximately the same size as the existing assembly hail, with the exception of larger restrooms and a warming kitchen. 1 hope that this inforivation provides you with a glance into the population of stab and students at both SAPT and UALocal :32, and the hours of operation which reflects the traffic flow pattern each stay. We are ,also including with this letter our current classroom schedules which show the types of classes taught, along with the days and hours of operation. Although the class sclledstles :appear overwhelming with information and what appears to be a multitude of elatiscs, the average class size is only 11 students. In order to provide the greatest education possibie, we keep our class sizes small to increase benefits of a one on one learning experietacc i:or OUY students and teachers. Thank you for taking the time to revie%v this information and please feel free to call or email. me if you have any questions or are in greed of additional information. Seattle Area Pipe Trades and the UA Local 32 appreciate all the work you and your stuff have given towards this project, as it has helped us itrimensely. Sincerely, PJ Moss Apprenticeship Coordinator Seattle Area Pipetrades 425.271.5900 pjinoss@seattlepipetrades.org ENCLOSURE PJM/PS oPEiU 0/aflxio ADVISORY NOTES TO APPL L U A15-000344 Application Date: May 19, 2015 Name: Seattle Pipe Trades Expansion EXHIBIT 17 City -of + bile ACiaress: i eu Monster Rd SW Renton, WA 98057-2996 PLAN - Planning Review - Land Use Version 2 January 26, 2016 Erflginee ing Rertiiew, comments::: f;;ontact. Rohini Natr J 4 5 43(7=729& , rnair ,rent+ rt +a goer . Recommendations: I have completed a preliminary review for the above referenced project that consists of addition to the existing Seattle Pipe Trades Building at 595 Monster Road. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The site is located in the City of Renton water service area_ SEWER: The site is located in the city of Renton sewer service area. STORM: A private storm drainage pipe exists within the site. STREETS: The site accesses Monster Road by means of a private access easement. No direct frontage on a public street. WATER 1. The project is within the City's water service area in the Downtown 196 hydraulic pressure zone. There is an existing 10 inch water main (see water project plan no. W 2193) within a 15 foot easement around the existing building that can deliver 4,000 gpm. The water pressure is about 74 psi at ground elevation of 24 feet. Based on the information submitted by the applicant, Renton Fire Prevention Dept. has determined the fire flow demand for this proposed building addition is 4,000 gpm. 2. There is an existing 2 inch domestic water meter, a 6 inch fire sprinkler stub and DDCVA and a 1.5 inch irrigation meter serving the existing building and site. 3. The proposed building addition will encroach over a portion of the existing 10 inch City water main (refer to attached City water project plan no. W 2193) located within a 15 foot wide easement along the southeasterly side of the property. 4. The applicant shall relocate a portion of the existing water line and related fire hydrants to an alternate location that is acceptable to the City and shall provide the City with a new 15 foot wide utility easement for the relocated water line. The conceptual water plan provided with the land use application shows the water line relocated outside the proposed building. Required separation between utility lines should be provided. The new water line and related hydrants must be operational before the abandonment of the portion of the existing line. An application to the City for a partial release of the existing easement will be required. 5. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. 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. 6. Water system development charges are applicable if additional domestic water meter or if a larger domestic water meter is needed and/or if an additional or larger fire sprinkler stub is required. The current water SDC fee for a 3/ inch or 1 inch water meter is $3,245.00. Please see the City's Permit fee list to get information regarding permit fees. Sanitary Sewer 1. Sewer service is provided by the City of Renton. The existing private sewer main under the proposed building extension must be abandoned and the sewer connection should be provided by means of a side sewer to the building with a clean out located within 5 feet of the new building foot print. There are existing easements and utility lines throughout the property which are required to be protected, unless allowed to be relocated by the utility provider. Show the existing and proposed public and private utility lines and easements clearly in the plans provided with the utility construction permit. 2. If the building addition proposes floor drains, then the floor drains are required to connect to the sewer. 3. System development charge (SDG) fee for sewer is based on the size of the new domestic water to serve the proposed project. The current sewer SDC fee for a 3/4 inch or 1 inch meter install is $2,242.00. Storm water 1. A drainage plan and drainage report prepared by Novadyne Civil Engineers were submitted with the land use application. The report mentions that the study was done as per the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Design Manual. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Condition). The report mentions that flow control and water quality requirements are met by permeable pavement. The use of permeable pavement for flow control and water quality must be designed to the 2012 Department of Ecology Manual as amended in December 2014, and must follow geotechnical recommendations. The drainage report provided with the utility construction permit should Ran: January 26, 2016 Page 1 of 3 ADVISORY NOTES TO APP LUA15-000344 ANT Cary of10 ,€ A N / F PLAIN - rianninq nevteW - Lana uue Vt;1 aiui 1 c I mai ivai y cv, c.v 1 v �ineert�ig Rev�ievt� C0tnme'tt Giontt �,,Ftahinr Na[t 125 3 7 13 rrtalt rentorywa gcri include all the eight core requirements and the six special requirements. 2. The site is located in the Special Flood Hazard Area (100 year flood) FEMA zone and the FEMA 100 year floodplain. The 1995 FEMA Flood Insurance Rate Map (FIRM) shows the Base Flood Elevation (100 year floodplain elevation) on the site to be elevation 22.58 (NAVD 88 datum). The building addition finished floor elevation will need to be constructed to be a minimum of 1 ft above the Base Flood Elevation (Elevation 23.58 NAVD 88 datum). An elevation certificate for the building finished floor will be required. A preliminary elevation certificate must be submitted when the building finished floor is established during construction. A final elevation certificate is required upon completion of construction and prior to building Temporary Certificate of Occupancy. The applicant should be advised that the floodplain maps in the Green River Valley are being updated by FEMA. Attached is a map showing the location of the FEMA preliminary DFIRM floodplain is located on the site. The FEMA Preliminary Digital Flood Insurance Rate Map (DFIRM), which has not been adopted yet, shows the base flood elevation on the site to be elevation 25 (NAVD 88 datum). The applicant should be advised that due to FEMA updating the floodplain maps in the Green River Valley that the building addition finished floor elevation should be constructed to be minimum 1 ft above the FEMA preliminary DFIRM 100 year floodplain elevation of 25 (NAVD 88 datum). Therefore the building addition finished floor would need to be constructed to minimum elevation 26 (NAVD 88 datum). Based upon existing building construction record plans, the existing building finished floor elevation is at 25.58 (NAVD 88 datum)_ The applicant should provide an elevation certificate for the existing building finished floor to verify that it was constructed to the elevation shown on the construction record plans. 3. The project will be required to provide Compensatory Floodplain Storage for filling floodplain areas below the 1995 FEMA Base Flood Elevation of 22.58 (NAVD 88 datum). The drainage report mentions that compensatory storage is provided. 4. The building addition requires the parking area to encroach into an area where there may be a natural drainage course (stream) or wetlands. The applicant will need to make sure the encroachment does not impact upstream drainage and address any Critical Area Ordinance Requirements. This information should be clearly included in the drainage report provided with the utility construction permit. 5. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of projects exceeds one acre. The information provided by the applicant shows that this project does not meet the threshold of 1 acre disturbance. Therefore, based on the information provided to the City, the Construction Stormwater Permit from the Department of Ecology is not required. 6. The site is located in the Black River drainage system and the applicant has already contacted the state archeological department and provided documentation with the information that no further investigation is required. 7. A geotechnical report prepared by Geotech Consultants, Inc. was submitted for the project. The geatech report mentions that the site contained sandy soil in the test pits. 8. The surface water system development charge (SDC) fee will be applicable on the project for any new impervious surface area. The current SDC fee is $0.594 per square feet, but not less than $1,485.00. Transportation 1. The project proposes the addition of 11,900 square feet to a training facility building along with additional parking area. Transportation impact fee is applicable on the project, the fee will be assessed at the time of building permit review and payment will be due at the time of issuance of the building permit. 2. Since there is no direct site frontage on the City of Renton streets, public frontage improvements are not applicable. The west side of the site is bordered by BNSF property. The project will continue to gain access to time public street system by means of the existing private access. 3. Based on information provided by Seattle Pipe Trades, a traffic impact analysis was not triggered. General Comments 1. All construction or service 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 Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. The proposed changes to the site must not block any existing facilities. Ran: January 26, 2016 Page 2 of 3 ADVISORY NOTES TO APPI 4NT City of LUA15-000344 s PLAN - Planninq Review - Land Use Version 2 1 January 26, 2016 Pfnnina.Ra�rrew Gt�rirnents . Contact aria Sorensen x'424-siS3 rsartl�rret??a►- Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current fling County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50) indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Ran: January 26, 2016 Page 3 of 3 Denis Law City Of Mayor `� O � At Community & Economic Development Department C.E." Chip"Vincent, Administrator December 28, 2015 Scott Rice CollinsWoerman 7102 n4 Ave, Suite #1400 Seattle, WA 98104 SUBJECT: "Off Hold" Notice Seattle Pipe Trades Expansion / LUMS-000344, ECF, SA -A Dear Scott Rice: The Planning Division of the City of Renton accepted the above master application for review on June 3, 2015. During the review, staff determined that additional information was necessary in order to proceed further. The two items needed were a Biological Assessment beyond the wetland study submitted and a Parking Analysis. You submitted the Parking Analysis on July 15, 2015 and the Biological Assessment on November 19, 2015. The items needed to continue staff's review of the project were required to be submitted by December 24, 2015. You submitted the items by the required date. You had been considering applying for a lot line adjustment as part of this review. Your December 21, 2015 letter requests that the project be taken off -hold and that you will be applying for the lot line adjustment prior to building permit issuance. At this time, your project has been taken "off hold" to continue the review process. Please contact me at (425) 430-6593 if you have any questions. Sincerely, Kris Sorensen Associate Planner cc, Seattle Area Plumbing and Pipefitters and Ashton Capital/K&M Holdings IV / Owner(s) Sue Soller-Andrew Clapham & Associates / Contact Ed Kommers-Point of contact for Trustees of Seattle Area Plumbing and Pipefitting Industry Journeymen and Apprentice Training Committee / Contact Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 • rentonwa.gov �aaR Seattle Area Plumbing and Pipefiiting Industry Journeymen and Apprentice Training Committee MCA F1 595 Monster Road SW #100, Renton, WA 98057-2937 Phone 425-271-5900 Fax 425-271-4985 �a�k■■tc■!c■eimcrorsl��aE.d.. xuurrr w+serxoro« www.seattle i etrades.or December 21, 2415 City of Renton Community & Economic Development Department Renton City Hall 1055 South Grady Way Renton, WA 98057 Attention: Kris Sorenson Associate Planner Subject: "On Hold" Notice Seattle Pipe Trades Expansion / LUA15-000344, ECF, SA -A Dear Kris: In accordance with your conversations and correspondence with Sue Soller of Andrew Clapham & Associates, LLC, we are requesting that the subject project be taken "off -hold" so that the land use application review process can continue. We understand that the Lot Line Adjustment will be submitted at a later date and that no construction can begin before that is completed. We will be submitting the archeological assessment report as soon as it is available, anticipated within the next week. We also understand that this will not hold up the review process. Thank you for your assistance with moving our project forward. Regards, Ed Kommers Point of contact for the Trustees cc: Sue Soller; Andrew Clapham & Assoc. Ile Andrew Clapham; Andrew Clapham & Assoc, Ile Doug Lash; McKenzie Rothwell Barlow & Coughran Scott Rice; Collins Woerman Denis Law Mayor i i Community & Economic Development Department C.E."Chip"Vincent, Administrator October 2, 2015 Scott Rice CollinsWoerman 710 2n° Ave, Suite #1400 Seattle, WA 98104 SUBJECT: "On Hold" Notice Seattle Pipe Trades Expansion / LUA1S-000344, ECF, SA -A Dear Scott Rice: The Planning Division of the City of Renton accepted the above master application for review on June 3, 2015. During the review, staff determined that additional information was necessary in order to proceed further. The two items needed were a Biological Assessment beyond the wetland study submitted and a Parking Analysis. You submitted the Parking Analysis on July 15, 2015. You also submitted a complete Building Permit application for the project (615005191) that is going through the City's building permit review process for the site. Additionally, as stated in your October 2, 2015 email, there are negotiations that must be confirmed at the state level through Washington State Department of Labor and Industries that require approval prior to the project moving forward. You requested an extension of the on -hold status given the approval needed. In consideration of your request to extend the on -hold status of the project, City staff has determined that the following information will need to be submitted before December 24, 2015 so that we may continue the review of the above subject application: Biological Assessment: As noted in the preliminary application review a floodplain biological assessment is required for all projects with development within a floodplain. The submitted Critical Areas report authored by Wetland Resources, dated September S, 2014 is specific to wetlands. Please provide either a habitat assessmment ("Biological Assessment/Critical Areas Study") that determines the proposed project will not have an adverse effect on endangered species or provide concurrence from the National Marine Fisheries Services that Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Scott Rice Page 2 of 2 October 2, 2015 the project is in compliance with the Endangered Species Act. 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Rf1r�'A WA 9W3T, fit Sdp PM m AIM 17,1013• IF yw Moa 9w%0•••.bout 1Ah p.aannl, of MINm Mmadea PaladrOLPId uM rlrNMaddNlmYl wURODUII dMary mrrraCt Ur f, Manger. amr.na ydra uiMraa rrM1H.n mmmnru wll .ulMn.mlFr becmu . P+rPr M'•Md and MN G n.URd of .m' d.dLMn �n rhh PuieeL APumadtha wbnquarrL Ihrehdd daNmen.bon a MI.121. UO.. repu..b cnisiu TPER50N: Kris Sorensen, Senior Planner, Tel: (425) 430-6593; EMI: ks osen 5Q n @ re nt0n We, R0 V PLEASE F} MIDEIM PROIICT NUMBER WHEN CALLING FOR PROPER FILE 10EFMF1CXn0N CERTIFICATION S0Ve4, 5eA1l , hereby certify that copies of the above document were posted in 3 conspicuous places or nearby the described property on Date: l II S Signed:_ - STATE OF WASHINGTON ) SS COUNTY OF KING } I certify that I know or have satisfactory evidence that r A r- signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Notary blic in and for the State of Washington �0 T` P%.r 1 � r V AJ (D. Notary (Print): 144, (lTcnj 6-'X -ic y appointment expires: u o�U1 Ilei It r.. Agencies See Attached Scott Rice, CollinsWoerman Applicant Rod Ferris Contact Seattle Area Plumbing & Pipefitters Owner Ashton Capital / K&M Holdings Owner (Signature of Sender): _ STATE OF WASHINGTON COUNTY OF KING ) I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Y p Dated: eK �� Not , Public in and for the State -;if W g t, Notary (Print): My appointment expires:( Seattle PipeTrades Expansion NOW LUA15-000344, ECF, SA -A template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Dept. of Ecology ** Muckleshoot Indian Tribe Fisheries Dept. ** Environmental Review Section Attn: Misty Blair Attn. Karen Walter or SE PA Reviewer PO Box 47703 PO Box 47703 39015 —172nd Avenue SE Olympia, WA 98504-7703 Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program ** Attn: Ramin Paxooki 4717 W Marginal Way SW Attn: Laura Murphy King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers " KC Wastewater Treatment Division * Muckleshoot Cultural Resources Program ** Seattle District Office Environmental Planning Supervisor Attn: Erin Slaten Attn: SEPA Reviewer Ms. Shirley Marroquin 39015172 nd Avenue SE PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** WDFW - Larry Fisher* Office of Archaeology & Historic Preservation* Depart. of Natural Resources 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler PO Box 47015 Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-7015 Olympia, WA 98504-8343 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Acting Community Dev. Director 35030 SE Douglas St. #210 Director of Community Development 220 Fourth Avenue South Snoqualmie, WA 98065 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Wendy Welker, Community Svcs. Mgr. Jack Pace, Responsible Official Gary Kriedt 355110 th Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 Mailstop EST 11W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Puget Sound Energy Timothy C. Croll, Doug Corbin, Municipal Liaison Mgr. Attn: SEPA Responsible Official 6905 South 228th St 700 Fifth Avenue, Suite 4900 Kent, WA 98032 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that It is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **C*partment of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to ollowing email address: sepaunit@ecy.wa.Rov wA ie `';5'* den Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are email mcopy of the EnvironmentalPh Checklist, Site Plan PMT, & Notice to the following email ' m , r KWalter@muckloot,nsn.us // Laura.murphy@muckleshoot.nsn.us l ntomuckleshoot.risn.us y rart ment of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, otice the following email address: sePacenter@dnr.wa.zov . g template - affidavit of service by mailing 2423049006 2423049008 2423049026 KING COUNTY -WASTE WATER GRAPHIC PACKAGING INTER KING COUNTY -WASTE WATER 500 4TH AVE 1500 RIVEREDGE PKWY #100 8TH 1200 Monster Rd SW UNIT 428 SEATTLE, WA 98004 ATLANTA, GA 30328 Renton, WA 98057 2423049027 BNSF PO BOX 961089 FORT WORTH, TX 76161 2423049030 TUKWILA CITY OF 6200 SOUTHCENTER BLVD TUKWILA, WA 98188 2423049106 MANUFACTURERS MINERAL CO 1215 MONSTER RD SW RENTON, WA 98055 2423049120 2423049121 2323049003 MONSTER ROAD LLC PPF INDUSTRIAL 951 MONSTER UNION PACIFIC RAILROAD 600 UNIVERSITY ST#1925 1940 124TH AVE NE STE A101 1400 DOUGLAS ST #STOP 1640 SEATTLE, WA 98101 BELLEVUE, WA 98005 OMAHA, NE 68179 Seattle Area Plumbing & Pipefitters 595 Monster Rd SW, 100 Renton, WA 98055 . ......... SCOTT RICE Jim Wene Ashton Capital K&M Holdings IV 1201 Monster Rd SW, 320 Renton, WA 98055 Rod Ferris Ferris -Turney PO Box 31109 Seattle, WA 98103 Leslie Betlach Plan Review Routing Slip Plan [Number: LUA15-000344 Name: Seattle Pipe Trades Expansion Site Address: 595 MONSTER RD SW City of, ., 'e R5ft-IVED JUN 0 4 2015 CITY OF RENTON COMMUNITY SERVICES Description: The applicant Seattle Area Plumbing and Pipefitters is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Review for a 11,885 sf two-story building addition on the south side of the existing 50,540 sf two-story building that is home to Seattle Area Pipe Trades apprenticeship program and UA Local 32 Plumbers and Pipefitters Union. Expansion of the south parking area is proposed through acquisition of the northeast portion of abutting property PID 2423049123. The primary 243,017 sf (5.53 -acre) property and the abutting property to the south are in the Industrial Medium (IM) zone. The project is located at address 59S Monster Rd SW with access provided through an access easement connecting to Monster Rd 5W to the north of the site. Landscaping, tree removal and plantings, bicycle racks, vehicle parking, drive aisles, and utilities would be improved. Wetland, geological hazards, and floodplain critical areas area located on site. Documents submitted include environmental checklist, wetlands assessment, and geotechnical and drainage reports. Review Type: Community Services Review- Version 1 Date Assigned: 06/03/2015 Date Due: x/17/2015 Project Manager: Kris Sorensen Environmental Impact Earth Animals Light/Glare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental 10,000 Feet 14,000 Feet Water Energy/Natural Resources Utilities Plants Housing Transportation Land/Shoreline Use Aesthetics IPublic Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: 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 corrections in Corrections. d Signature of Director o Authorized Representative Date Kris Sorensen city?" $ Plan Review Routing Slip Plan Number: LUA15-000344 Name: Seattle Pipe Trades Expansion Site Address: 595 MONSTER RD SW Description: The applicant Seattle Area Plumbing and Pipefitters is requesting Environmental (SEP Review and Hearing Examiner Site Pian Review for a 11,885 sf two-story building addition on the south side of the existing 50,540 sfo-story building that is home to Seattle Area Pipe Trades apprenticeship program and UA Local 32 Plumbers and Pipefitters Union. xpanSion of the south parking area is proposed through acquisition of the northeast portion of abutting property PID 2423049123 he primary 243,017 sf (5.53 -acre) property and the abutting property to the south are in the Industrial Medium (IM) zone. The proj is located at address 595 Monster Rd SW with access provided through an access easement connecting to Monster Rd SW to the n h of the site. Landscaping, tree removal and plantings, bicycle racks, vehicle parking, drive aisles, and utilities would be improv Wetland, geological hazards, and floodplain critical areas area located on site. Documents submitted include environmental ch klist, wetlands assessment, and geotechnical and drainage reports. Review Type: Planning Review- Version 1 Date Assigned: 06/03/2015 Date Due: 06/17/2015 Project Manager: Kris Sorensen Environmental Impact Earth Animals Light/ are Historic/Cultural Preservation Al Environmental Health Recr ation AirportEnvironmenta I 10,000 Feet 14,000 Feet Water Energy/Natural Resources U �ities Plants Housing ransportation Land/Shoreline Use Aesthetics APublic Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that impact the project i luding any of the Enivornmental Impacts above. Correction - Corrections to the project that need to be ade before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of exis ng documentation . What statuses should be used: Reviewed - I have reviewed the project an/hav o comments. Reviewed with Comments - I have revieweoject and and I have comments entered in Recommendations. Correction/Resubmit - I have reviewed theand the applicant needs to submit and/or resubmit documentation and i have added corrections in Corrections. Signature of DihrWt r or Authorized Representative Date Denis Law Mayor June 25, 2015 Scott Rice CollinsWoerman 7102 ,d Ave, Suite #1400 Seattle, WA 98104 Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: "On Hold" Notice Seattle Pipe Trades Expansion / LUA15-000344, ECF, SA -A Dear Scott Rice: The Planning Division of the City of Renton accepted the above master application for review on June 3, 2015. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before September 24, 2015 so that we may continue the review of the above subject application: Biological Assessment: As noted in the preliminary application review a floodplain biological assessment is required for all projects with development within a floodplain. The submitted Critical Areas report authored by Wetland Resources, dated September 8, 2014 is specific to wetlands. Please provide either a habitat assessmment ("Biological Assessment/Critical Areas Study") that determines the proposed project will not have an adverse effect on endangered species or provide concurrence from the National Marine Fisheries Services that the project is in compliance with the Endangered Species Act. See attachment for more details. • Parking Analysis: Please provide an updated parking analysis based on RMC 4-4- 080F.10 "Number of Parking Spaces". There is a specific requirement for trade or vocational schools. See RMC 4-4-080F.10.d "Parking Spaces Requried Based on Land Use" for more detail. If the calculation is based on multiple uses, please separate into a table with specific square footages assigned to different uses such as offices, vocational space, assembply space, etc. Renton City Hall . 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov 0 Scott Rice Page 2 of 2 June 25, 2015 At this time, your project has been placed "arr hold" pending receipt of the requested information. Please contact me at (425) 430-6593 if you have any questions. Sincerely, A114-4 Swn��� Kris Sorensen Associate Planner cc: Seattle Area Plumbing and Pipeftters and Ashton Capital/K&M Holdings IV / Owner(s) Rod Ferris, Ferris -Turney / Contact Att: Administrative Poilcy/Code Interpretation RMC 4-8-120 City of, I h �r Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION MUNICIPAL CODE SECTIONS: RMC 4-8-120, Submittal Requirements REFERENCE: Not applicable SUBJECT: Requirement for Submittal of a Floodplain Habitat Assessment (also known as a "Biological Assessment" or "Critical Areas Study") and Mitigation Report for projects located within the floodplain that is consistent with the FEMA 2010 Floodplain Habitat Assessment and Mitigation Regional Guidance BACKGROUND: The U.S. Department of Homeland Security, Federal Emergency Management Agency (FEMA) requires that jurisdictions demonstrate compliance with and implementation of the Reasonable and Prudent Alternative (RPA) outlined in the September 22, 2008 Biological Opinion for the Implementation of the National Flood Insurance Program (NEAP) in the Puget Sound region as issued by the National Marine Fisheries Service (NMFS). Of the three options to achieve compliance, the City has elected to implement Option 3 "permit by permit" review for projects located within the floodplain, until such time that a different approach is decided upon. This approach mandates that the City either require the applicant to provide a habitat assessment ("Biological Assessment/Critical Areas Study") that determines that the development project will not have an adverse effect on endangered species or the applicant must provide concurrence from the Services that the project is in compliance with the Endangered Species Act (ESA). JUSTIFICATION: This Administrative Policy/Code Interpretation is needed to demonstrate compliance with implementation of the Reasonable and Prudent Alternative outlined in the National Marine Fisheries Services Biological Opinion for the implementation of the National Flood Insurance Program. DECISION: Applications for building and/or construction permits, land use actions, or environmental review within the designated floodplain must include H:\CED\Planning\Title IV\Docket\Admini strative Policy Code Interpretation\CI-22\Code Interpretation.doc either: a habitat assessment ("Biological Assessment/Critical Areas Study") that determines that the development project will not have an adverse effect on endangered species or the applicant must provide concurrence from the Services that the project is in compliance with the Endangered Species Act (ESA). PLANNING DIRECTOR APPROVAL: C. E. "Chip" Vincent DATE: October 17, 2011 APPEAL PROCESS: To appeal this determination, a written appeal --accompanied by the required filing fee --must be filed with the City's Hearing Examiner (1055 South Grady Way, Renton, WA 98057 no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-110 of the Renton Municipal Code provides further information on the appeal process. CODE AMENDMENTS NEEDED TO IMPLEMENT DETERMINATIONS: Section 4-8-120 "Submittal Requirements Specific to Application Type" of the Renton Municipal Code will need to be amended to add language requiring the submittal of Biological Assessment/Critical Areas Study (aka: Habitat Assessment) for those permits proposed in the Regulatory Floodplain (unless determined to be exempt). Attachment A includes the submittal requirements and Attachment B includes the proposed definition of a `Biological Assessment/Critical Areas Study" CI -22 Page 2 of 2 ----------- _ ..--............... . ---....f., J( 4 -e -12Q6 A �c�'r�itW 1f lapowaa xopalu Allwe4-111nMAI ILue3 sl6ul< suolPPV m maN xafdnCUAllum=I afoul: us[! {Revised 8110} 8-32 R ID B l • I3: ' eftloocl l! Ell tf ��. _ N lapowou aop;� u AN r (V :j ' 1814snpulllelo-jamw = a SUORIPWJ0 MON Ielaisnpu f• Im $_... r �" /l�laaawwo�l�llwad-111 nW NJud atuoH palllim�W } aplstnp awo14 painlaginueW il.l awoH paanlaalnuaW ul awoH pa,rn;aEjnueW 11WBulp8.30 m m 0 N O r— . u011110wacl ri 0 to m Q � m f 1IW113d/NQLL'd3I'IddV � -Ao 3du m z b Sm^� A� CL N CL z d � {Revised 8110} 8-32 R ID B l • I3: ' l! Ell tf ��. _ N '� - - -� _ter Z AN r (V :j ' a:" = a " �CG N f• Im $_... r �" ll m O r— `o ri 0 m Q � f 3 � C m Sm^� N I�Ulf t =. _2' Ell T dJM1 yy ' QIN'3rd =1� .r�.rff •Itas m - ; � � �• +-. '� Uy � Q x� =4 � .:cam; J , m ==cu m N E_ O fl U a❑ m S, O. O in X aV M ;� S m U �. . A m [T -� CL C) V m -4 '� tSS C t-CID G U CD C9�, O LL -' U � W C ;jU0.S -.z- 'W G1 � m d }a a U rU U Uu s i Q1 x, L71 o U. "� O : C] 6 CO -3c1K (a Ci �. Q L L .✓ O., L 1 y= C U.7 {Revised 8110} 8-32 R ID B � -a a ll m O r— `o 0 m Q � f 3 � C m lapowaa lolialul AIlwad-ItInW/AEIumd olOuIS suollippV Ja MON xaldncVAllwad alBuIS a612 adS11bod lopouuaw aova}ul Ialsnpul/lopiatmoo CO O U m CL A. _z E� _J In ^w � m m 3 0 �. mmto r CD. m [d,.0 E ED g; as 40 E CD o tl 'r7S d •� 03 o � -mo C 3 w 0 b c w � m m m�� G < ° y D m a Q m8 C 4 m b 3 m cy6 m L° In R m B-34.1 I 0 tet• cv O r7 o CO O N oLo N ko , L EQ to On 0 �r cv O T va N Lo La c co O 4 •- bs h - Cl) crj �n T to N CY? LO Co -2 oN Q � -d 0 �.CQ Iti Y OO N W r to 6 m �U). 4-8-120B (Revised 811 Q) suolnppV oo moN Mpsnpul llE10j9wujo3IAI!wd-IjIniV *8cl awoH pounpWuon ao apis4no mwoH painpulnuayjl VIM awQH paanPs;nuaN ul awoH paargoElnuew IE!dl�ulEa�J co a 04 °,� uol�[owaq 4 1!! J.IW8adlNOIXV3I'7ddV da 3dA.l. CO O U m CL A. _z E� _J In ^w � m m 3 0 �. mmto r CD. m [d,.0 E ED g; as 40 E CD o tl 'r7S d •� 03 o � -mo C 3 w 0 b c w � m m m�� G < ° y D m a Q m8 C 4 m b 3 m cy6 m L° In R m B-34.1 I 0 tet• cv O r7 o CO O N oLo N ko , L EQ to On 0 �r cv O T va N Lo La c co O 4 •- bs h - Cl) crj �n T to N CY? LO Co -2 oN Q � -d 0 �.CQ Iti Y OO N W r to 6 m �U). 4-8-120B (Revised 811 Q) 48-120 SUBMITTAL REQUIREMENTS — SPECIFIC TO APPLICATION TYPE. The following tables list the submittal require- ments .for e4ch type of permit application or land use approval which mustaccompanythe required application fees specified In RMC 4-1-140 through 4-1-200. 4-8-120A A. Table 4-8-120A —Public Works Permit Submittal Requirements. B. Table 4-8-120B—1301ding Section Per- mit Submittal Requirements. C. Table 4-8-120C— Land Use Permit Sub- mittal Requirements. TABLE 4-8-120A PUBLIC WORKS APPLICATIONS SUBMITTAL REQUIREMENTS Ti -e number of coples-required (if any) is Indicated for each type of ap- ���-`,h� plication and each submittal requirement, unless waived by the Develop- rnentServices Division Man Review5upervisor, Waiver at aquiferpermR. Table 4-8-120A Legend: submittal requirements maybe granted by the Water Utility. (a) Required when wetlands are present on-site. (b) Required when project is located in Zones i or 2 of an aquifer F taction area (c) A standard stream or cake study is required for any application proposal. A supplemental study Is required H an unclassified stream €s involved, or if there are proposed alterations of the water body or buffer. (Ord. 4587, 3-18-1996; Amd. Ord. 4851, 5-7-2000; Ord. 5137,4-25-2005; Ord. 5304, 9-17-2007; Ord. 5 28, 3-8-2410) (4) IOKtl� YeJU41KA 41h MICef N W*� N B-31 [Revised srto) �anisN ' ,. aauelrel slEunad Bail li.rmFodwej ;luued lel5odf U81d Oh veld ails SuIpuIE ould `Md POW, fJ9UIruElQJd `Md IJOW aausllaA ®WIaJo4f 1'IwJsd earn iwj"lpuoo eupAorge 4ULJ*d IuvwdolaASG iMueisgrtg aullea049 uolldwex3 9ullamLli 3lwaad luatuaseusgl! u*4 4059A eupn% auaze>; sell OuluuoluoauoN ajo}IRwjad leAoaddV piln4at empn•48 bulwl01ua3uoN F-10 Muuad Ig++ojddV Pllnpat iaruld'4Re Ajauiwilam on, uald aIIS 6ulPEMAJOL(IMEald `Dle lauld WIC 19ontof wWujWVluoll aWpop leurd *9d autoH allgoP rGeulu4Wd ` iacl amoH efigaN o (OSa44 IMPlAIPul) uxld WIS nPOF (El r4) weld aRS lKMM ;uou4anfpV oup Irr 1 (IBIS) Ilu°d [EId pup apeat: [D (;safoiduoN) Aha off leluou.FuoalAu: l`�. - nlaieak3lal�tuuazN►u: Ilwlad 991V IBOAI-1L (Jaunuex3 8ulaeal.{7 MUUQd asn IBuompuoc (aAi4$4Iu UIPV)-Iluzsed 28fi IEuoAIPuo-, gun suluuogro2uop e J%Ilwaad lwwaddV 1Buo1Ilpuo.. amlan4S bul e JO; IlLuaed lnojddVu11rpa IuoLupuawv Ixai dew Ue1d •dwoa ouaxel4u-aurpustay dopy ueld •dumC �uogzdrr000 awoH joi asuaall sseulsna leaad�l (uolll3ad %09) u0t4mpu" (lual.ul {o Bal;GN %00 uopsxauuV MwJad rPWIUV 1BuoMOPV 11p9UB"OUVOIlddV Ao 3dA-I 4-�3-12U(; Q Ch � MUMMMME. MEMO Q mei=E=AMM��,,, 4-�3-12U(; 8 - 3 (Revised 4n I) MUMMMME. MEMO mei=E=AMM��,,, ©0 MEM -:.-� n MIERM M IFMM®Eon MEMOD .ER©1is. mMMMMMMUMEI MMEM ■ MM ��©s mumm®m N -©OR 127 0 0 ON I a ME -M.13 MM-=9 .mm_0©.® ■MsM■ ■MM0Mli13 Ell MMMMMMMIIM lip— 8 - 3 (Revised 4n I) Biological'Assessment/Critical Area Study If yqur project has the potential to impact fish (Chinook salmon, bull trout) or other endangered species habitat (bald eagles), please provide 5 copies of a biological assessment. Defnitfon: A biological assessment is a written study that adequately evaluates the proposal, all pmbable impacts and risks related to the critical area, arid- recommends appropriate mitigation measures to adequately protect the functions and .values of the critical area, .and preserve anadramous fish and their habitat. Purpose: The purpose of this assessment is to heap the City determine whether. a proposed action is likely to: (1) adversely affect listed species or. designated critical habitat; (2) jeopardize the continued existence of species that are proposed for listing; or (3) adversely modify proposed critical habitat. Prepared by a Qualified Professional: A critical area study shall be prepared by a person with experience and training in the scientific discipline appropriate for the relevant critical area in accordance with WAC 365-195- 695(4). A qualified professional must have obtained a B.S. or B.A. or equivalent degree in biology; engineering, environmental studies, fisheries, geomorphology, biological assessment for Fish and Wildlife habitat conservation must have a degree in biology and professional experience related to the subject species. Incorporating Best Available Science: The study shall use scientifically valid methods and studies in the analysis of critical area data and field reconnaissance and reference the source of the material used. Best available science is that scientific information applicable to the critical are prepared by local state or federal natural resource agencies a qualified scientific professional that is consistent with the criteria established in WAC 365-195-900 through WAC 365-195-925. Minimum Study Contents: The study shall contain, at a minimum, the following information, as applicable: 1. The name and contact information of the applicant. 2_ The dates, names, and qualifications of the persons preparing the study and documentation of any fieldwork performed on the site; 3. A description of the proposal and identification of the permits requested; Biological Assessment Page 2 4. A site plan showing: a. Identified critical areas, -buffers and the development proposal with dimensions; b. Topography at 2' intervals; c. Limits -of any areas to be cleared/impacted, d. A description of the pr-bposed stormwater management plan for the development and consideration of impacts to drainage alterations. 5. Accurate identification, location, and characterization of critical areas, water bodies, and buffers adjacent to the proposed project area or Potentially impacted by the proposed project,, 6. A statement specifying the accuracy of the study, assumptions used in the study, and explaining how best available science has been incorporated-- 7. ncorporated; 7. Determination of the degree of hazard and risk from the proposal both on the site and on surrounding properties; 8. An assessment of the probable cumulative impacts to the critical areas, their buffers and other properties resulting from the proposal; 9. An evaluation of the projects compliance with sections 7 and 9 of the Endangered Species Act; 10.A description of reasonable effb is made to apply mitigation sequencing to avoid, minimize, and mitigate impacts to critical areas; 11. Plans for adequate mitigation to offset any impacts and an explanation of how best management practices will be used to minimize impacts to critical areas;. orad 12. Recommendations for maintenance, short-term and longterm monitoring, contingency plans and security requirements. Cw"O Ira/Magied Aunt 52iD04 Denis Law CiI of� cY Mayor `l IL LLI Community & Economic Development Department June 3, 2015 C.E."Chip"Vincent, Administrator Scott Rice CollinsWoerman 710 2"d Ave., Ste. 1400 Seattle, WA 98104 Subject: Notice of Complete Application Seattle Pipe Trades Expansion, LUA15-400344, ECF, SA -A Dear Mr. Rice: 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 29, 2015. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-6593 if you have any questions. Sincerely, s Kris Sorensen Associate Planner cc: Seattle Area Plumbing & Pipefitters / Owner Ashton Corporation and K&M Holdings IV; Attn Jim Wene / Owner Renton City Hall . 1055 South Grady Way - Renton, Washington 98057 . rentonwa.gov City of NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS -M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME; June 3, 2015 LUA15-000344, ECF, SA -A Seattle Pipe Trades Expansion PROJECT DESCRIPTION: The applicant Seattle Area Plumbing and Pipefitters is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Review for a 11,885 sf two-story building addition on the south side of the existing 50,540 sf two-story building that is home to Seattle Area Pipe Trades apprenticeship program and UA Local 32 Plumbers and Pipefitters Union. Expansion of the south parking area is proposed through acquisition of the northeast portion of abutting property PID 2423049123. The primary 243,017 sf (5.53 -acre) property and the abutting property to the south are in the Industrial Medium (IM) zone. The project is located at address 595 Monster Rd SW with access provided through an access easement connecting to Monster Rd SW to the north of the site. Landscaping, tree removal and plantings, bicycle racks, vehicle parking, drive aisles, and utilities would be Improved. Wetland, geological hazards, and floodplain critical areas area located on site. Documents submitted include environmental checklist, wetlands assessment, and geotechnical and drainage reports. PROJECT LOCATION: 595 & 1201 Monster Rd. SW OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS -M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DN5-M process to give notice that a DN5-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. A14 -day appeal period will follow the issuance of the DNS -M. PERMIT APPLICATION DATE: May 19, 2015 NOTICE OF COMPLETE APPLICATION: June 3, 2015 APPLICANT/PROJECT CONTACT PERSON: Scott Rice, Coll insWoerman / 710 2"d Ave., Ste. 1440 / Seattle, WA 98144 /245-245-2071 / srice@collinswoerman.com Permits/Review Requested: Environmental (SEPA) Review, Administrative Site Plan Other Permits which may be required. Building Permit, Construction Permit, Fire Permit, Sign Permit Requested Studies: Drainage Report, Geotechnical Report, Landscape Analysis, Parking Analysis, Wetland Assessment 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 5o. Grady Way, Renton, WA 98057. Name/File No.: Seattle Pipe Trades Expansion / LUAIS-000344, ECF, SA -A NAME: MAILING ADDRESS: TELEPHONE NO.: City/State/tip: Location where application may be reviewed: rtment of Community & Economic Development (CED) — Planning on, Sixth Floor Renton City Hall, 1055 South Grady , Renton, WA 98057 CONSISTENCY OVERVIEW: Zoning/Land Use: The subject site is designated EAV on the City of Renton Comprehensive Land Use Map and IM on the City's Zoning Map. Environmental Documents that Evaluate the Proposed Project: Environmental ($EPA) Checklist, Critical Areas Wetlands Assessment, Geotechnical Report Development Regulations Used For Project Mitigation: The project will be subject to the City's $EPA ordinance, 4-4-M; 4-4-130; 4-6- 030; 4-9-070 and other applicable codes and regulations as appropriate, Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. ■ Follow geotechnical report recommendations and erosion control Comments on the above application must be submitted in writing to Kris Sorensen, Associate Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on lune 17, 2015. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager, Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. A copy of the subsequent threshold determination is available upon request. CONTACT PERSON: Kris Sorensen, Senior Planner; Tel: (425) 430-6593; Eml: ksorensen@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION r City of Renton LAND USE PERMIT MASTER APPLICATIO PROPERTY OWNER(S) NAME: Seattle Area Plumbing & PipefitLer Ashton Capital/K&M Holdings =V ADDRESS: 595 Monster Rd SW' (201 MviAS+er f_d SWC CITY: Renton ZIP: 48055 —.. _ 47_ 5.2'77.5080 TELEPHONE NUMBER: 206.575.8436 APPLICANT (if other than owner) NAME: COMPANY (if applicable): I _ ADDRESS: I CITY: ZIP: I TM Cor.4MIC t.11 IAdQCR- CONTACT PERSON NAME:Scott Rice COMPANY (if applicable): CollinsWoerman [ADDRESS: 710 2nd Ave. Ste -#1400 i I CITY: Seatt le ZIP: 98109 -rELEPHONE NUMBER AND EMAIL ADDRESS: 2(16.245.20-1'1 srLce@co11i.n�;woerman.com I I ;ACT DDatal&onns-Temni,Ites.Self- Help Handouts'Tlanninjq�n1Asce;em.-010c I - RECEIVED MAY 19 2015 OF RENTO PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Seattle Pipe Trades Expansion, --� PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: 595 Monster Rd. SW � Renton, WA 98055 I i KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 242304-9122 and 242304-9123 EXISTING LAND USE(S): Employment Area Valley (EAV) PROPOSED LAND USE(S): Same EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: i N/A PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION I (if applicable) EXISTING ZONING: PROPOSED ZONING (if applicable): SITE AREA (in square feet): 2 4 3, } : ':7 -p 1 us TBD area based upon ageement,see attached, SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: N/A SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 21,500 s.f_ on PID }243',4-9122 PROPOSED RESIDENTIAL DENSI T YIN UNITS PER NET ACRE (if applicable) NUMBER OF PROPOSED LOTS (if applicable) I NUMBER OF NEW DWELLING UNITS (if applicable): I ;11 w ...OJECT INFORMATION (con...jued) NUMBER OF EXISTING DWELLING UNITS (if applicable) PROJECT VALUE: $3.575 Million SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 11, 885 s. f . SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 50, 54 0 s. f . NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 0 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO X FLOOD HAZARD AREA 240,000 sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. X WETLANDS 4900 sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal description on se arate sheet with the following information included SITUATE IN THE QUARTER OF SECTION , TOWNSHIP , RANGE , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Namels) Scott Rice , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) the current owner of the property involved in this application or x the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. ��r/ DG.o5.15 Signature of Own erlRepresentative Date STATE OF WASHINGTON ) ) SS COUNTY OF KING ) Signature of Owner/Representative Date I certify that I know or have satisfactory evidence that '>60 /� / I C e-1 signed this instrument and acknowledge it to be hislherltheir free and voluntary act for the uses and purpose mentioned in the instrument. J, Oi U 1! 1 1 1 1 ��� 2� I/! (��{J( Dated "s 1.s NMA �j�,i� NotaryPublic in and for the State of V&shington 0 1S514r����iJi r � CQ NOTARY m Q I Notary (Print): _ 4ra f D if mo r -d cry PUBLIC � �My appointment expires: J - - a o WASKo1G� H:`.CED�Data\Forms-Template,�YY4 Iti 1 HandouislPlann.r; tcrarg�.dr c ' - 03/11 Legal Description (Parcel #2423,04-9122) POR OF NW 1/4 OF NW 1/4 - BEG NE CORNER OF NW 1/4 TH N 87-26-48 W 1214 FT TO WLY MGN OF CO RD NO 3 CHARLES MONSTER RD SW NOW KNOWN AS STEEL HILL RD TH S 32-12-33 E 85.47 FT TH ON CURVE TO RGT RAD OF 256.48 FT & ALG SD WLY MGN 139.14 FT TH 5 01-24-51 E 268 FT TH S 88-35-09 W 436.55 FT TH S 02-33-12 W 115.03 FT TH S 70-05-34 W 95.47 FT TH S 88-37-17 W 105.38 FT TH N 01- 22-40 W 179.50 FT TO C/L OF ESMT FOR RR SPUR LN UNDER DEED OF AU FILE NO 5331102 & THE POB TH N 01-22-40 W 258.40 FT TH 5 88-03-08 W 283.40 FT TH 5 54-28-10 W 482.84 FT TO C/L OF SD RR SPUR LN ESMT TH S 27-09-57 E 22.44 FT TH ON CURVE TO LFT RAD OF 365.32 FT & ALG THE C/L OF SD RR SPUR LN ESMT 857.54 FT TO PDB Legal Description (Parcel x242304-9123) LOT A OF RENTOR LLA 4LUA-02-102- LLA REC 420021210900012 LOCATED 1N Nva' 1/4 OF' 24-23-04 City ofY DEPARTMEENT OF COMMUNITY DEVELOPMENT r AND ECONOMIC 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: Arborist Report 4 Biological Assessment 4 Calculations, Colored Maps for Display 4 Construction Mitigation Description 2AND4 Deed of Right -of -Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural3AND4 Environmental Checklist 4 Existing Covenants (Recorded Copy) 1AND 4 Existing Easements (Recorded Copy) ,AND 4 Flood Hazard Data4 Floor Plans 3AND4 Geotechnical Report 2 A%Q3 Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed z Habitat Data Report 4 Improvement Deferral 2 Irrigation Plan WAIVED BY: 1D Ub MODIFIED BY: PROJECT NAME: DATE; COMMENTS: Seattle Pipe Trades 05.13.15 RECEIVE MAY 19 2015 1 CITY OF RENTONI G:\AG\FERR01.14.065 - seattie Pipe\02 Correspondence\City\Site Plan ReveiW Phase\SPR documents\Waiversubmitt, rB� ,46aD&Vi6V2015 WAIVED MODIFIED COMMENTS: LAND USE PERMIT SUBMITTAL REQUIREMENTS: BY: BY: King County Asstssor's Map Indicating Site 4 Landscape Plan, Conceptual Landscape Plan, Detailed Legal Description 4 Letter of Understanding of Geological Risk 4 Map of Existing Site ConditionS4 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 z Plat Name Reservation 4 Plat Plan 4 Preapplication Meeting Summary 4 Public Works Approval Lette.rz Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2AND 4 Stream or Lake Study, Standard 4 7D Stream or Lake Study, Supplemental Stream or Lake Mitigation Plan 4 Street Profiles z Title Report or Plat Certificate 1AND4 Topography Map 3 Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analys154 JD Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 G:rAG\FERR01J4.055 - Seattle Pipe\02 Correspondence\City\Site Plan Reveiw Phase\SPR documents\Waiversuhmittalregs_docx Rev: 02/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: I WB1 ED I MOBYFIED COMMENTS:: Wetlands:Report/Delineation 4 Wireless: Applicant Agreement Statement 2 AND 3 inventory of Existing Sites 2 AND s Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2AND 3 Map of View Area 2AND3 Photosimulations 2 AND3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning 3 G:\AG\FERRO1.14.065 - Seattle Pipe\02 Correspondence\City\Site Plan Reveiw Phase\SPR documents\Waiversubmittalregs-docx Rev: 02/2015 t PREAPPLICATION MEETING FOR Seattle Area Plumbing & Pipefitters — Building & Parking Expansion 595 Monster Road SW PRE 14-001623 CITY OF RENTON Department of Community & Economic Development Planning Division January 8, 2015 Contact Information: Planner: Kris Sorensen, 425.430.6593 Public Works Plan Reviewer: Rohini Nair, 425.430.7298 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 Development Administrator, Public Works Administrator and City Council). RECFI, FD MAY I'd % � CITY OF RENTON PLANNING DIVISION `Fire & Emergency Ser.,..% --3s Department M E M O R A N D U M DATE: 12/16/2014 12:00:OOAM TO: Kris Sorensen, Associate Planner FROM: Corey Thomas, Plan Review/Inspector SUBJECT; (Seattle Area Plumbing & Pipefitters Building and Parking Additions) PRE14-001623 1. The preliminary fire flow requirement is 4,U00 cpm based on a fully fire sprinklered building. A minimum c four fire hydrants are required . One fire hydrant is required within 150 -feet of the proposed building and thre hydrants within 300 -feet. Existing hydrants are adequate. Existing water main may have to be relocated/replaced if the building addition encroaches onto the main or into the water main easement. 2. The fire impact fees are applicable at the rate of $0.44 per square foot of additional educational area. Fees are paid at time of building permit issuance. 3. The existing fire alarm and fire sprinkler system are required to be extended into the proposed addition . Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. 4. Existing fire department apparatus access reads are adequate. 5. Applicant shall submit a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of city form or approved equivalent is required. 6_ An electronic site plan is required to be submitted to the Renton Fire Department for pre -fire planning purposes prior to occupancy of the building. 7. 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. Page 1 of 1 DEPARTMENT OF CO.....IUNITY AND ECONOMIC DEVELOPMENT M E M 0 R A N D U M DATE C ily of TO: Kris Sorensen, Associate Planner FROM: Rohini Nair, Plan Reviewer SUBJECT: (Seattle Area Plumbing & Pipcfitters Building and Parking Additions) PRE14-001623 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non -binding and may not subject to modification and/or concurrence by official city decision -makers. Review comments -nay 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 6, 2015 TO: Kris Sorensen, Current Planning Section FROM: Rohini Nair, Plan Review Section SUBJECT: Seattle Area P&P Trades w/Addition 595 Monster Rd PRE 14-001623 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 creed 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. The project is within the City's water service area in the Downtown 196 hydraulic pressure -zone, There is an existing 10 -inch water main (see water project plan no. W-2193) within a 15 -foot easement around the Page 1 of 3 existing building that can deliv, 10 gpm. The water pressure is about 35i at ground elevation of 24 feet. Based on the information submitted by the applicant, Renton Fire Prevention Dept . has determined the fire flow demand for this proposed building addition is 4,000 gpm. 2. There is an existing 2 -inch domestic water meter, a 6 -inch fire sprinkler stub and DDCVA and a 1.5 -inch irrigation meter serving the existing building and site. 3. The proposed building addition will encroach over a portion of the existing 10 -inch City water main (refer to attached City water project plan no. W-2193) located within a 15 -foot wide easement along the southeasterly side of the property. 4. The applicant shall relocate a portion of the existing water line to an alternate location that is acceptable to the City and shall provide the City with a new 15 -foot wide utility easement for the relocated water line, The new water line and related hydrants must be operational before the abandonment of the portion of the existing line. An application to the City for a partial release of the existing easement will be required . 5. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington . Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. 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. 6. Water system development charges are applicable if an additional domestic water meter or if a larger domestic water meter is needed and/or if an additional or larger fire sprinkler stub is required. The current water SDG fee for a '/ inch or linch water meter is 53,090.00. Please see the City's Permit fee list to get information regarding permit fees. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There are existing easements and utility lines throughout the property which are required to be protected, unless allowed to be relocated by the utility provider. Show the public and private utility lines and easements in the plans submitted with land use application. 2. If the building addition proposes floor drains, then the floor drains are required to connect to the sewer. 3. System development charge (SDC) fee for sewer is based on the size of the new domestic water to serve the proposed project. The current sewer SDC fee for a 14 -inch or 1 -inch meter install is $2,135.00. Storm water 1. The site is located in the Black River drainage system and may require state archeological approval . 2. The site is adjacent to and contributes to a regional retention pond. 3. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 4. A drainage plan and drainage report will be required with the land use application. The report shall comply with the 2009 City of Renton Surface Water Design Manual Amendment to the 2009 King County Surface Water Design Manual. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Site Condition). 5. The site is located in a seismic hazard area. 6. The site contains regulated slopes and wetlands. 7. The site is located in the Special Flood Hazard Area (100 year flood) FEMA zone —AE. The project is located within the FEMA 100 -year floodplain. The 1995 FEMA Flood Insurance Rate Map (FIRM) shows the Base Flood Elevation (100 -year floodplain elevation) on the site to be elevation 22.58 (NAVD 88 datum). Attached is the 1995 FIRM Panel 976 where the site is located. The building addition finished floor elevation will need to be constructed to be a minimum of 1 -ft above the Base Flood Elevation (Elevation 23.58 NAVD 88 datum). An elevation certificate for the building finished floor will be required. A preliminary elevation certificate must be submitted when the building finished floor is established during construction _ A final Page 2 of 3 elevation certificate is requires completion of construction and prii building Temporary Certificate of Occupancy. The applicant should be advised that the floodplain maps in the Green River Valley are being updated by FEMA. Attached is a map showing the location of the FEMA preliminary DFIRM floodplain is located on the site. The FEMA Preliminary Digital Flood Insurance Rate Map (DFIRM), which has not been adopted yet, shows the base flood elevation on the site to be elevation 25 (NAVD 88 datum). The applicant should be advised that due to FEMA updating the floodplain maps in the Green River Valley that the building addition finished floor elevation should be constructed to be 1 -ft above the FEMA preliminary DFIRM 100 -year floodplain elevation of 25 (NAVD 88 datum). Therefore the building addition finished floor would need to be constructed to elevation 26 (NAVD 88 datum). Based upon existing building construction record plans, the existing building finished floor elevation is at 25.58 (NAVD 88 datum). The applicant should provide an elevation certificate for the existing building finished floor to verify that it was constructed to the elevation shown on the construction record plans _ 8. The building addition requires the parking area to encroach into an area where there may be a natural drainage course (stream) or wetlands. The applicant will need to make sure the encroachment doesn't impaci upstream drainage and address any Critical Area Ordinance Requirements. 9. The project will be required to provide Compensatory Floodplain Storage for filling floodplain areas below the 1995 FEMA Base Flood Elevation of 22.58 (NAVD 88 datum). 10. A geotechnical report based on RMC 4-8-120.D.7 containing all information shown in Table 18, separated into sections is required. Information regarding 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 along with the slope stability analysis. 11. The surface water system development charge (SDC) fee will be applicable on the project for any new impervious surface area. The current SDC fee is $0.540 per square feet, but not less than $1,350A0 Transportation 1. The project proposes the addition of 15,000 square feet to a training facility building along with additional parking area. Transportation impact fee is applicable on the project, the fee will be assessed at the time of building permit review and payment will be due at the time of issuance of the building permit. 2. Since there is no direct site frontage on the City of Renton streets, public frontage improvements are not applicable. The west side of the site is bordered by BNSF property. The project will continue to gain access to the public street system by means of the existing private access. 3. Development projects that generate 20 or more new vehicle trips per hour in either the AM (6:00 — 9:00) c PM (3:00 — 6:00) peak periods are required to provide a traffic impact analysis at land use application . The analysis shall include trip generation data, a discussion on traffic circulation to and from the site and onsite traffic circulation. Traffic study guidelines are included with the pre -application packet. General Comments 1. All construction or service 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 Civil Engineer. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. Page 3 of 3 Kris Sorensen From: Ronald Straka Sent: Wednesday, January 07, 2015 10'52 AM To: Rohini Mair Cc: Vanessa Dolbee; Kris Sorensen; Steve Lee; Allen Quynn Subject: FW: Seattle Area Plumbers Trades Addition preapp at 595 Monster Road SW Attachments: Saettle Area Plumbers & P Trades w Addition preapp PRE14 001623 submittal doc.pdf; FEMA DF1RM Map.pdf, Black Rive r_Panel976Firmette.pdf .. .. .. .. .. .. —I L ZE r vera vi lot d5 C4 dc 0 Z .... . . ................ Z< ............ . . ............ .... ... .... .... ...... O M z Zm .. .. .. .. .. .. —I L 40 K vi lot d5 C4 dc 0 Z Z< m . O M z Zm IZ2 49 40 K FEMA DFIRM A � 7 Ei*"j'a1 f n . k a� w wf _ Renton 41 Tukwila j '"` �► i �. �Aw� 4 _ 3 y �i a f:'AWE'V S A,va P umber, Crude_ 5!e rwr. �,+-�'.,rd vv,r� �, ,..e%y �;as. - --r. .':.-�... ^x.. a.E= 'er W a3 ti', T1 r 1'CJ '4,e r M.. x` d f. f•�.g 'd_. 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You created this PDF from an application that is not li--e-Fied *,c D -int to novaPDF printer ( - . 1) DEPARTMENT OF COMMUNITY - 5112 1rtuAND ECONOMIC DfVELOPMENT h M E M O R A N D U M DATE: January 8, 2015 TO: Pre -Application File No. 14-001623 FROM: Kris Sorensen, Associate Planner SUBJECT: Seattle Area Plumbing & Pipefitters, Building and Parking Expansion General: We have completed a preliminary review of the pre -application for the above - referenced development proposal. The fallowing comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g,, Hearing Examiner, Planning Director, Public Works Administrator, Development Services Director and City Council), Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant, The applicant is encouraged to review all 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 at 595 Monster Road SW. The applicant is proposing to expand the existing building by approximately 15,000 square feet and acquire additional property to the south of the subject site to convert this land area into a parking area for the Seattle Area Plumbing and Pipefitting trades school and local union. The proposed multi -story addition to the existing multi -story building would allow the expansion of the existing training facility space within the existing building and provide replacement space for the local union currently housed in the building. No additional students are anticipated. Seven new parking spaces would be provided for an approximate total of 187 stalls. The existing site is 5.59 acres and is zoned Industrial Medium (IM), Vehicular access to the site is currently from Monster Road SW through the parcel located north of the existing development. The area considered for parking lot expansion is located just off-site to the southeast, on the parcel addressed 1201 Monster Rd SW. Critical areas on site or nearby are geologic hazards, wetlands, and flood areas. Current Use: The subject site is currently developed with the Seattle Area Pipe Trades Education Center, which is approximately 50,540 gross square feet in size. Zoning: The subject site is located within the Medium Industrial (IM) zoning designation. The site is also located within the Employment Area valley Comprehensive Plan designation. Trades and vocational schools are permitted uses within the IM zone. 5eaWe Area P&P; Buildingar^d Parking Add tion January 8, 2015 Page 2 of 6 Development Standards: The project would be subject to RMC 4-2-130A, "Development Standards for Industrial Zoning Designations" (noted as "IM standards" herein). A copy of these standards are available online. Minimum Lot Size Width and Depth —There are no minimum requirements for lot width or depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square feet. Currently the existing lot exceeds the minimum lot size requirement. if the applicant acquires additional land as proposed, the subject site would remain in compliance with the minimum lot size requirement. Lot Coverage —There is no minimum lot coverage requirement within the IM zone, except for the limitations imposed by the City's landscaping requirements. Setbacks — Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IM zone for properties not next to a Principal Arterial or residential properties are as follows: 15 feet for a front yard and side yard along a street; zero for the rear yard; aero for the interior side yards; and a 10 -foot landscaped setback is required from a freeway. An identified future lot line is indicated in the submitted materials, where a rough triangular piece of land would be purchased from the parcel to the south. The addition of the triangle would keep the property in compliance with setback regulations. Building Height—There is no maximum building height requirement within the IM zone. Parkin — Parking for vehicles and bicycles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, "Parking, Loading, and Driveway Regulations." The following ratio would be applicable to the site for trades and vocational school uses: Parking Type Number of natio Required employees & Spaces students Automobile i Unknown A minimum and maximum of 1 per Unknown employee plus 1 for every 3 students rooming units, plus 0.5 space for every full time students I not residing on campus. Bicycle n/a I In addition, if buses for j transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus, 20 percent of the number of T 0% of required off-street parking spaces. required spaces Seattle Area P&P; Building a -d Parking Addition January 8, 2015 Page 3 of 6 The applicant is proposing to provide 7 new parking spaces, where 180 currently exist. It is unknown with the submitted application how many employees and students use the facility to determine the number of required stalls. if the proposal provides more or less parking than required by code, up to 25 more or 25 percent less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25 percent allowance, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit application to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles, Staff was unable to evaluate the submitted site plan for consistency with dimensional requirements. See RMC 4-4-080 for more details: • Stalls: It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of SYS feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Drive aisles: As proposed, the parking lot proposed on the southeast of the building would have angled parking and one-way traffic. For 45 degree angle parking, the aisle width for one-way traffic circulation shall be 12 feet wide and the parking "area" shall be 21 feet wide for standard stalls and 17 feet wide for compact stalls as measured from the edge of the aisle to the wheel stop. For 60 degree angle parking, the aisle width for one-way traffic circulation shall be 17 feet wide and the parking "area" shall be 22 feet for standard stalls and 18 feet for compacts stalls as measured from the edge of the aisle to the wheel stop. Parking area landscaping requirements apply to the existing and proposed parking areas on the subject site_ For parking areas with 15 or more spaces, interior parking area landscaping is required on a minimum square feet per stall basis. Additionally, parking perimeter landscaping is required along street right-of-ways. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements for parking areas. Bicycle Parking is also required for all non-residential zones based on the number of vehicle stalls provided on site. Specific bicycle parking location, dimensions, marking, lighting, and other standards are located in the parking standards code section (RMC 4-4-080F.11). 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, Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of land use application. Seattle Area P&P; 6ui€ding and Parking Addition January 8, 2015 Page A of 5 Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards." For office, educational, and institutional developments, a minimum of 2 sf for every 1,000 sf of building gross floor area shall be provided for recyclable deposit areas and a minimum of 4 sf for every 1,000 sf of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 1.00 sf. Required location criteria and screening are provided in the code section. For the proposed 15,000 sf addition, an additional 30 sf of recycling deposit area and 60 sf of refuse deposit area may be required. No information about the current size of the refuse and recycling deposit areas has been submitted, so it is unknown if the current deposit areas would meet the additional requirements. A refuse and recycling area analysis would need to be provided as part of a land use application. Screening — Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. If part of the addition, the land use application will need to include elevations and details for the proposed methods of screening if equipment. Screening regulations are detailed in RMC 4-4-095. Fences — If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. All existing fences and security gates should be depicted on the site survey and include type of fence, material, and height. A fence detail should also be included on the landscape plan as well for new proposed fencing. Lighting — New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). A detailed lighting plan and analysis is required as part of the site plan submittal. Access: Access to the subject site is from Monster Road SW through an abutting property as the subject site does not have public street frortage. The access easement document that provides access across the abutting property shall be provided as part of the application. Critical Areas: The City of Renton's Critical Areas Maps indicate that the subject site is within the vicinity of high erosion hazards, high landslide hazards, seismic hazards, regulated slopes, flood hazards, and wetlands. Critical area standards are being considered for updates as part of the Comprehensive Plan update and may be implemented in June 2015. • Geological Hazards: Steep slopes, erosion hazards, landslide hazards, and seismic hazards are all Geological Hazards therefore, a geotechnical study shall be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazards to adjacent properties beyond the pre -development conditions, the proposal will not adversely impact other critical areas, and the proposed development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure stability of the parking area. The City of Renton's Sensitive Areas maps indicate the presence of "sensitive" and "protected slopes near the proposed development. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. Sensitive slopes are between 25 and 40% slope. If any work is planned on a "protected slope" a Variance from the Crit'cai Areas regulations would be required. Please note, the variance would be reviewed by the City's Planning Director and the burden would Seattle Area P&P; Building and Parking Addition January S, 2015 Page 5 of 6 be on the applicant to demonstrate that there is no feasible alternative other than to disturb the "protected slopes." A geotechnical report addressing the geological hazards will be required as part of the environmental and site plan review process. Please update the submitted geotechnical report in the some format of required content as listed under "Geotechnical Report" in RMC 4-8-120.D.7, with the information provided in sections. Flood Hazard: The Stormwater Division has provided additional comments and are provided in this packet. A Flood Hazard Area: pursuant to the FEMA Flood Insurance Rate Maps (FIRM) the subject site contains a Special Flood Zone AH which is classified as a 100 - year flood plain. The FIRM maps indicate the base flood elevation to be 19 feet Mean Sea Level (MSL). Flood Hazard Data shalt be submitted with formal land use application pursuant to RMC4-8-120D. All development proposals shall not reduce the effective base flood storage volume of the floodplain. If grading would reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be preserved over time. Compensatory storage shall be configured so as not to trap or strand saimonids after flood waters recede and may be configured to provide salmonid habitat or high flow refuge whenever suitable site conditions exist and the configuration does not adversely affect bank stability or existing habitat. If development is proposed within the adopted 1995 floodplain, the applicant should address the issues raised in the Final Biological Opinion and Magnuson -Stevens Fishery Conservation and Management Act Essential Fish Habitat Consultation and propose mitigation for any anticipated impacts as it would relate to the referenced publication, in the SEPA review for the project. The SEPA checklist should be provided to the National Marine Fisheries Service (NMFS) and the Federal Emergency Management Agency (FEMA) for their review and comment. In addition, a Floodplain Biological Assessment shall be provided. While the site may not be mapped in a Flood Hazard Area according to the adopted 1995 FIRM the site is mapped in a Flood Hazard Area according to FEMA's DFIRM map. Requirements on all projects located within the City, including BFE (Finished Floor Elevation) and Compensatory Storage requirements are based on the adopted 1995 FIRM map. However, please note depending upon FEMA's future determinations a higher BFE, than those noted in the 1995 FIRM, may be required in order to obtain flood insurance in the future. The applicant will be required to provide Flood Hazard data in their SEPA checklist and identify their intent to either use the 1995 FIRM or the DFIRM for Finished Floor Elevation and Compensatory storage requirements. • See RMC 4-3-0501 forfurther flood hazard information and requirements. • Wetlands: A wetland report prepared by Wetland Resources, dated September 8, 2014, was provided with the previous preapplication meeting materials (PR -14-001238) classifyingthe two wetlands on site as Category 3 wetlands. Category 3 wetlands shall have a 25 -foot buffer measured from the wetland edge. In addition, if there are proposed Seattle Area P&P; Building and Parking Add:tics laruary 8, 2015 Page 5 of 5 impacts to the wetland or its buffer, a mitigation plan should also be submitted. City staff may require secondary review of the wetland report at the expense of the applicant. Wetlands and their associated buffers are required to be placed within a Native Growth Protection tract to protect the critical area from any proposed development for a non- exempt activity. Significant Tree Retention: A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 5 percent of significant (6 -inch caliper or greater) trees, and indicate how proposed and/or existing building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 -inch caliper trees at a rate of six to one. Changes to the tree preservation code maybe implemented January 21, 2015. Environmental Review; The proposed project is not exempt from Environmental (SEPA) review due to the number of proposed parking stalls and size of the building expansion. Therefore, an environmental checklist is a submittal requirement. Permit Requirements: The proposal would require Environmental (SEPA) Review and Site Paan Review. A Lot Line adjustment is an instrument that can change the location of lot boundaries. All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The Site Plan Review application fee i5 $1,500. The application fee for SEPA Review (Environmental Checklist) is $1,000. The Lot Line adjustment has a fee of $450. Please note that each of these land use permits has an additional 3% Technology Surcharge Fee. If modification from parking regulations is needed, a modification is an additional $100 plus the technology fee. Detailed information regarding the land use application submittal is available online. In addition to the required land use permits, separate construction and building permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, fire and transportation impact fees may be required prior to the issuance of building permits. A handout listing all of the City's Development related fees in attached for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Kris Sorensen, Associate Planner at 425-434-6593 or by email at ksorensen@rentonwa.gov for an appointment. Expiration: Site plan approvals are valid for two years with a possible two-year extension if requested in writing prior to the expiration. W. LU UJ .;r Ir z M cn C14 liJ IH IH F/"Al ':3 7 23 N R4E W 1Q IH Kol Im co ZONING MAP BDOK PLANNING -TECHNICAL SERVICES PRINTED DATE: 10=013 n'z dtcuM.-t t a Taph: not 0-.cvwl. a:,C;" ba;m dJ!v mown wr"WstTtr Community & Fronomi, Develepment LFAlt co Mil 71 z M MI T 2V,25 23N R4E W 1/2 G2W Fee! 24 '2d\' R4E Vv 1.2 ,.1 • S'. .1 P. D (CCIR)Com7rio 6370.FixiRadentiDi (Rall Rc.�dEnlba 4diia: (CV Care Vbo� (R-8) Annuat w Area v P.euxm Cl.meNauw Aosdon'.r3 MAI -rams) =:i,4i"time- (IV, irda-uwmaajm ©(k U. 51 Fiei MUl. Forrfly Trail lIai 3t nownt.wn (R-1) lelldcnUnl !doio jQpj U: Per; M.,R. ., amity vbm Comm '_:MMvc 3: NeiqnDOMCW EM JR. TO) Rp,$jderjjo,. jUduix [Z3 iLw,.fjRmdar.f z Phrufartwed Homc, (k. 14) l4duh� we N I No'TM 1 (JC; K12)JIrl, Cc -.W N7tl 2 - I M ��ECFI-� MAY 19 H15 May 29, 2015 Re: Site Plan Review Application for Seattle Area Pipe Trades CITY OF RENTON PLANINING1 DIVNON • Seattle Area Plumbers and Pipefitters 595 Monster Road SW Renton, WA 98057 Existing property size: 5.53 acres Proposed property size: 5.53 acres + unknown s.f. May be permanent easements on adjacent property or combination of purchase+and easements. Site Plan Review Building Permit Grading and Drainage Permit Site Utilities: Stormwater, water sewer • Medium Industrial (IM) The site is currently home to the Seattle Area Pipe Trades apprenticeship program and UA Local 32 Plumbers and Pipefitters Union. Seattle Area Pipe Trades is proposing to add an 11,885 s.f. addition to the current 50,540 s.f. building on the south side of the building. This will require relocation of some utilities and expansion of parking to the south of the 5.53 Acre Site. The neighboring property Owner has agreed to sell additional area and/or possibly grant construction and slope easements to allow additional parking to be developed. The new building would be home to the UA Local 32 Union, freeing existing space for additional training area for the Seattle Area Pipe Trades. Special site features on this property include Floodplain Designated as "AH" with areas that are at or below Elevations 19 FT NGVD that translates to 22.58 FT NAVD. Also, an existing wetland [--2.3 Acres] located in the NW area of the property and away from any worts included in this proposal. There is also a small wetland [0.75 Acre] south of the property on adjacent land that will not be impacted by this work. Both wetlands are classified as Category 3 according to the included Wetlands Reports. No work is to be performed within the 25ft buffer of either wetland. • Silty sand and sand per Soils Report The proposed project would add an additional (unknown at this time) s.f, of property, allowing revisions to the existing parking to make room for an 11,885 s.f. building addition. The new building would be home to the UA Local 32 Union, freeing existing space for additional training area for the Seattle Area Pipe Trades. • Note: not a plat. Seattle Area Pipe Trades Site Plan Review Page 2 • The site is accessed by an approximately 450 Lf. legal easement beginning on Monster Road. There are no anticipated revisions to the existing access. • No proposed off site improvements. • Expansion construction cost including site work, shell and TI costs are approximately $3,557,000. • Approximately 1672 CY (2257 tons) of soils to be removed from the site. Approximately 554 CY (748 tons) of fill to be added to site. • Existing trees and proposed tree removal: The project site contains 43 existing trees that qualify as significant per the city's code. This number does not include trees within any of the on-site wetlands or wetland buffer areas within the property. The 43 trees lie within the "developable" portion of the site. However, we have not included the 4 deciduous magnolia trees along the southeasterly face of the building where the expansion will be constructed because of their small size. Of the 43 trees in question, most are Douglas Firs, Hinoki Cypress, Arborvitae (cedar), Red Maple or omamental Cherry. We propose to remove 20 trees to accommodate the building expansion. Per the Tree Retention Worksheet, and the fact that this project proposes to retain a high percentage of trees, we are not required to replace any trees. • No land will be dedicated to the City with this project. • Construction trailer, Connex storage container and portable chemical toilet • No proposed modifications to be requested. • No work within the 25ft Wetland Buffer is proposed. • Distance from closest area of work is 25ft to the small seasonal wetland on the south adjacent property. • Description of the nature of existing shoreline: NIA • The closest residential area is approximately'/ mile from the existing site. The proposed structure will not have any impact on views from the existing residential units. o { _ 5► pl,SEd NOVAdj7ne Civil Engineers SEATTLE PIPE TRADES ADDITION 595 MONSTER RD SW RENTON, WASHINGTON Prepared Exclusively far Seattle Pipe Trades by: Novadyne Civil Engineers (425) 753-1869 Apri 1 22, 2015 MAY 1 9 1015 Seattle 425-753-1869 Portland 971-295-6441 TABLE OF CONTENTS 1.0 PROJECT OVERVIEW.................................................................................................................1 2.0 CONDITIONS AND REQUIREMENTS SUMMARY....................................................... .......... 2 2.1 Analysis of the Eight Core Requirements...............................................................................2 2.2 Analysis of the Five Special Requirements............................................................................3 3.0 OFF-SITE ANALYSIS .................. -.........-....... ...............----.--.-----.-----..........................----......... 5 3.1 Upstream Drainage...................................................................................................................5 3.2 Downstream Drainage Course................................................................................................5 4-0 ANALYSIS AND DESIGN............................................................................................................. 6 4.1 Existing Site Hydrology............................................................................................................. 6 4.2 Developed Site Hydrology.................................................................................................... 6 4-3 Flow Control................................................................................................................................7 4.4 Water Quality ......... -------- __ ....................................................................................................... 7 4.5 Flood Plain...................................................................................................................................7 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN................................................................ 9 6.0 SPECIAL REPORTS AND STUDIES.......................................................................................10 7.0 OTHER PERMITS........................................................................................................................11 8.0 ESC ANALYSIS AND DESIGN..................................................................................................12 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT. 13 10.0 OPERATIONS AND MAINTENANCE MANUAL.....................................................................14 1.0 PROJECT OVERVIEW The Seattle Pipe Trades Addition is located at the Seattle Pipe Trades facility in the City of Renton Washington at 595 Monster RD SW and lies within Section 24, Township 23 North, Range 4 East. Please refer to the Vicinity Map within this section for a depiction of the project site. Seattle Area Pipe Trades is proposing to add an 11,900SF addition to the current 53,400sf Building on the south side of the building located at 595 Monster Rd SW Renton, WA 98057 Parcel 240324-9122 County of King, State of Washington. This will require relocation of some utilities and expansion of parking to the south of the 5.53 Acre Site. The neighboring property Owner has agreed to sell additional area and/or possibly grant construction and slope easements to allow additional parking to be developed. According to the City of Renton soils maps, the on-site soils consist of Puget Silty Clay Loam, also known as till soils. The site is located within the 100 -year floodplain per current adopted FIRM mapping. No regulated wetlands currently exist on site. The site is also located adjacent to a Seismic Hazard Area according to the City of Renton mapping. The project area drains to the north through an existing 12 -inch culvert to existing stormwater ponds that were constructed as with the original building construction_ The site is within the Green River Basin, also a part of the Duwamish-Green watershed. The parking lot expansion area will incorporate permeable paving to provide stormwater treatment, storage, and infiltration. WWHM was used to model the permeable pavement section. The 8 -inch base will provide stormwater storage, while the stormwater infiltrates into the underlying soils. Surface runoff from the permeable pavement is not anticipated and will only occur in the event that the porous asphalt pores get clogged or a storm event that exceeds the 100 year model. The permeable pavement section has been modeled to infiltrate the entire 100 -year developed storm event. The parking area expansion will minimize impacts to the existing floodplain and will not reduce the effective storage volume within the floodplain. The onsite stormwater facilities will be designed in accordance with the 2009 King County Surface Water Design Manual (KCSWDM), 2012 Low Impact Development Technical Guidance Manual for Puget Sound, and the City of Renton Amendments to the KCSWDM. Page 1 2.0 CONDITIONS AND REQUIREMENTS SUMMARY The project is subject to Full Drainage Review as dictated by the KCSWDM and the City of Renton Amendments to the KCSWDM_ Core Requirements No. 1 through 8 and Special Requirements No. 1 through 5 are described below: 2.1 Analysis of the Eight Core Requirements Core Requirement No. 1: Discharge at the Natural Location. The intent of this requirement is to "prevent adverse impacts to downstream properties caused by diversion of flow from one flowpath to another, and to discharge in a manner that does not significantly impact downhill properties or drainage systems," KCWSW D M pages 1-19. The existing site drains to northerly to the existing onsite stormwater facilities and is then conveyed southwesterly to Green River. The ultimate discharge location for the site will remain unchanged. Stormwater runoff will be infiltrated with the use of permeable paving. Core Requirement No. 2: Off -Site Analysis. The intent of this requirement is to identify and evaluate off-site flooding and erosion problems that may be created or aggravated by the proposed project and to ensure appropriate measures are provided for preventing creation or aggravation of those problems. This project is proposing to infiltrate stormwater runoff with the use of permeable paving. This will result in lower peak flows from the site; therefore, no off-site flooding or erosion problems will be created or aggravated by this project. Based on these conditions, an offsite analysis is not required. Core Requirement No. 3: Flow Control. The intent is to ensure the minimum level of control needed to protect downstream properties and resources from increases in peak, duration, and volume of runoff generated by new development. This site is located within a Peak Rate Flow Control zone according to the City of Renton flow control map. A reduction in peak flows is expected as a result of the development. This is because the proposed permeable paving system will infiltrate of all stormwater runoff within the development area. Core Requirement No. 4: Conveyance System. The intent of this requirement is to ensure proper design and construction of engineered conveyance system elements. There is no discharge to any underground conveyance systems. Page 2 Core Reauirement No. 5: Temporary Erosion and Sediment Control. The intent of this requirement is to prevent the transport of sediment and other impacts, such as increased runoff, related to land disturbing activities. A Temporary Erosion and Sedimentation Control (TESC) Plan has been prepared as part of the Civil Plan Set. The TESC Plan will control the transport of sediment to downstream surface waters and adjacent properties in accordance with all the applicable standards of the KCWSWDM and the City of Renton. Core Requirement No. 6: Maintenance and Operations. The intent is to ensure that the maintenance responsibility for drainage facilities is clearly assigned and that these facilities will be properly maintained and operated in perpetuity. Operations and Maintenance instructions are included in Section 10.0. Core Requirement No. 7: Financial Guarantees and Liability. This requirement is intended to ensure financial guarantees are posted to sufficiently cover the cost of correcting, if necessary, incomplete or substandard drainage facility construction work, and to warrant for two years the satisfactory performance and maintenance of those newly -constructed drainage facilities to be assumed by the City of Renton for maintenance and operation. All applicable guarantees will be provided for the project. The bond quantities are included in Section 9.0 of this report. Core Requirement No. 8; Water Quay The intent of the water quality requirement is "to require an efficient, cost- effective level of water quality treatment tailored to the sensitivities and resource protection needs of the downstream receiving water to which the project site drains." and "Corse Requirement No. 8 requires that water quality treatment facilities be provided to remove pollutants from runoff discharging from the project site." Storrnwater treatment will be provided via a soil treatment layer beneath the permeable paving section. Refer to section 4.0 for more information. 2.2 Analysis of the Five Special Requirements Special Requirement No. 1: Other Adopted Area -Specific Requirements. The following is a list of other possible adopted area -specific requirements according to the KCWSWDM: Critical Drainage Areas — This development is not located within a critical drainage area. Page 3 Master Drainage Plan — The area is not part of a master drainage plan Basin Plans — This project does not fall into any specified basin plan. Salmon Conservation Plan — A Salmon Conservation Plan does not apply to this development. Lake Management Plan — It does not appear that there is a Lake Management Plan that impacts the proposed development. Flood Hazard Reduction Plan Updates — It does not appear that the flood hazard reduction plan adversely affects the proposed development. Shared Facility Drainage Plan — The project does not propose to connect to a shared detention facility system or create a shared facility. This plan does not apply. Special Requirement No. 2: Flood Hazard Area Delineation. The proposed site is located within the 100 -year floodplain of Springbrook Creek. The base flood elevation identified by FEMA is approximately 19.0 (datum in NGVD 29). Based on a review of current survey information, the 100 -year floodplain corresponds to elevation 22.5 (datum in NAVD 88). Please refer to the included FIRM map. Special Requirement No. 3: Flood Protection Facilities. Special Requirement No_ 3 is not applicable to the proposed site because the site does not meet either of the conditions set forward in the 2009 KCWSWDM: • Contains or is adjacent to a Class 1 or 2 stream that has an existing flood protection facility (such as a levee, revetment, or berm). • Proposed to construct a new or to modify an existing flood protection facility. The design of the site will not affect any existing flood protection facilities. Special Requirement No. 4: Source Control. Special Requirement No. 4 will be met through a variety of on-site source control BMPs. This includes the good housekeeping practices and maintenance. Special Requirement No. 5: Oil Control. The proposed parking area is not classified as a high use site as defined in the KCS WDM. Page 4 3.0 OFFSITE ANALYSIS 3.1 Upstream Drainage There is no uptream drainage onto the site. Drainage off the hillside to the south drains to the existing seasonal pond that is offsite. We maintain the runoff from this hillside to it's natural direction. 3.2 Downstream Drainage Course Existing Drainage from the Building and parking lot is collected into a system of 12" storm drains and Catch Basins and conveyed to the North to a Storm Facility then southwesterly to a Regional Pump Station where it is pumped to the River. This project is proposing to infiltrate stormwater runoff from the proposed parking expansion area with the Use of permeable pavement. Infiltration of stormwater runoff will result in a reduction of peak flows to the downstream area; therefore, no off --site flooding or erosion problems will be created or aggravated by this project. Based on these conditions, an offsite analysis is not required. Page 5 4.0 ANALYSIS AND DESIGN 4.1 Existing Site Hydrology The existing Parking Lot drains to existing Catch Basins and 12" Storm Drains that convey the water to the north to the facility constructed for the existing building. 'The railroad spur and area south of the Site currently drain to the south to a seasonal swale and pond. 4.2 Developed Site Hydrology The expansion into these areas as well as existing pavement will be regraded to avoid impacts to the floodwater volumes and impervious areas replaced with pervious asphalt pavement to provide water quality treatment and infiltration for groundwater recharge, an LID, Low Impact Development Technique. The wetland is identified and classified along with the 25ft buffer as shown on the plans. No work to be done within this buffer or wetland. Page 6 4.3 Flow Control Permeable paving, a Low Impact Development (LID) technique, is proposed to mitigate for the increased stormwater from new impervious surfaces constructed on site. The permeable pavement section has been modeled with WWHM 2012, which has the ability to model permeable pavement. The in accordance with the KCSWDM guidance and will infiltrate the full developed 100 -year peak storm event. The permeable paving section was modeled over the entire area. The permeable paving layer thickness is 0.25 feet with a pavement porosity of 0.20 or 20 percent. The choker course thickness is 0.17 feet and has an assumed 0.20 porosity. The base course (storage) is 0.67 feet and has a conservative 0.30 porosity or 30 percent voids within the aggregate base storage beef. The soil layer was modeled with a 0.25 inch/hour infiltration to be confirmed by the Geo Engineers. The modeled permeable pavement basin will infiltrate 100 percent of storm event. 4.4 Water Quality This site is subject to Enhanced Basic Water Quality treatment since it is a commercial property. The site is exempt from providing a traditional water quality treatment facility since the project's stormwater runoff will be infiltrated into subsurface soils. The subsurface soils will act as a soil treatment layer, which meet the groundwater protection criteria per the City of Renton Surface Water Design Manual Amendment. The criteria are outlined as follows: 1) The first 2 feet or more of soil beneath the infiltration facility has a cation exchange capacity greater than 5 and an organic content of greater than 0.5%, AND 2) The soil must have a measured infiltration rate of less than or equal to 12 inches per hour. The project will infiltrate 100 percent of the stormwater runoff into the subsurface soils, which meets the treatment criteria. Please refer to the calculations within this section and included soil reports in Section 6.0 for values regarding cation exchange, organic content, and infiltration rates. 4.5 Flood Plain Review of the King County Flood Insurance Rate Map (Firm) ##53033C0976 F, found that the site is within the 100 -year flood Zone AH. Much of the site is below the 100 -year flood elevation contour of 19.0. The site will be graded to minimize Page 7 impact within the flood plain. We have created additional floodwater volume by excavating into the hillside to the south. Page 8 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN Stormwater runoff generated from the parking lot expansion area will be 100 percent infiltrated through permeable pavement section. No new flow to conveyance systems or pipes are a part of this proposal. Page 9 6.0 SPECIAL REPORTS AND STUDIES A Geotech Consultants Report JN14436 GES - Seattle Pipe Trades. Dated December 9, 2014 A Wetlands Assessment by J. S. Janes Associates Date March 25, 2409 and updates by. Wetland Resources, Inc_ Dated September 8, 2014 Page 10 7.0 OTHER PERMITS The following permits and/or approvals are thought to be required as part of this project: • Construction Stormwater General Permit (Department of Ecology) May not be needed as no discharge from the site due to the permeable pavement. Confirm. • SEPA Environmental Review Land Surface Modification (grading) Permit Drainage Plan Review is Clearing and Grading Permit Page 11 8.0 ESC ANALYSIS AND DESIGN TESC measures are put into place to prevent sediment from leaving the site. The site is generally flat. The proposed TESC plan will include, but not be limited to, the following guidelines set in the 2009 KCWSWDM in order to comply with Core Requirement No. 5- 1 . _1. Clearing Limits — Clearing limits specify the boundary of the work to be done. Clearing are defined on the TESC plans and will be flagged in the field. 2. Cover Measures — Cover measures are involved (typically) with the means to control erosion of exposed soil and are specified on the TESC plans. 3. Perimeter Protection — Perimeter protection keeps site sediment from leaving the construction site. This type of protection typically involves a silt fence. The silt fence and clearing limits are shown on the TESC plans. 4. Traffic Area Stabilization — Traffic area stabilization is addressed by a stabilized construction entrance. 5. Sediment Retention -- Retention will be established by silt fences around the perimeter and catch basin inserts that will control of the on-site sediment -laden water. 6. Surface Water Collection — An interceptor ditch with check dams is shown in the plans and will be implemented in the field if necessary. 7. Dewatering Control — Any water from dewatering shall be filtered or contained so sediment can filter out prior to discharge downstream. 8. Dust Control — Dust control will be provided by sprinkling. 9. Wet Season Construction — Construction will be conducted according to the City of Renton standards during the wet season. 10. Construction Within Sensitive Areas and Buffers - Any construction within the wetland buffer will be subject to sensitive areas restrictions and is contained in the TESC notes. 11. Maintenance — Maintenance requirements are detailed in the TESC notes within the engineering plans. 12. Final Stabilization — Upon completion of the project, all disturbed areas will be stabilized and Best Management Practices removed. Page 12 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT The Bond Quantities, Facility Summaries and Declaration of Covenant will be included when the comments are received, the areas and quantities are determined and the Construction Documents are submitted_ Page 13 10.0 OPERATIONS AND MAINTENANCE MANUAL The drainage facilities on this project will be private facilities owned and maintained by the owner. Maintenance of the onsite drainage facilities are limited to maintaining the permeable pavement parking lot and the adjacent ditch, conveyance pipe and pipe inlet trash rack. Existing Pipe and Conveyance Systems Please see the following Maintenance requirements No. 6 — Conveyance Pipes and Ditches and No. 7 — Debris Barriers (i.e. Trash Racks). Permeable Pavement The primary goal of porous pavement maintenance is to prevent the pavement surface and/or the underlying infiltration bed from being clogged with fine sediments. To keep the system clean throughout the year and prolong its lifespan, the pavement surface should be vacuumed biannually with a commercial cleaning unit_ All inlet structures within or draining to the infiltration beds should also be cleaned out on a biannual basis. Planted areas adjacent to porous pavement should be well maintained to prevent soil washout onto the pavement. If any washout does occur it should be cleaned off the pavement immediately to prevent further clogging of the pores. Furthermore, if any bare spots or eroded areas are observed within the planted areas, they should be replanted and/or stabilized at once. Planted areas should be inspected on a semi-annual basis. All trash and other litter that is observed during these inspections should be removed. Superficial dirt does not necessarily clog the pavement voids. However, dirt that is ground in repeatedly by tires can lead to clogging. Therefore, trucks or other heavy vehicles should be prevented from tracking or spilling dirt onto the pavement. Furthermore, all construction or hazardous materials carriers should be prohibited from entering a porous pavement lot. Winter Maintenance Winter maintenance for a porous parking lot may be necessary, but is usually less intensive than that required for a standard asphalt lot. By its very nature, a porous pavement system with subsurface aggregate bed has superior snow melting characteristics than does standard pavement. Therefore, ice and light snow accumulation are generally not as problematic. However, snow will accumulate during heavier storms. Abrasives such as sand or cinders should not be applied on or adjacent to the porous pavement. Snow plowing is necessary for significant snow accumulation, but should be done carefully (i.e. by setting the blade slightly higher than usual, about an inch). Standard road salt is acceptable for use as a deicer on porous pavement, although a non-toxic, organic deicer, applied either as a blended, magnesium chloride - based liquid product or as pretreated rock salt, is recommended. Please consult local governmental agency for an acceptable deicer. Page 14 APPFNDtXA MATN'W-NAN(,E YOR FLOW CONTROL, CONVEYANCE. ANT) WQ FACILITIES NO. 6 - CONVEYANCE Maintenance Component PIPES AND Detect or Pfabl" DITCHES Conditl t=ns Wh r,,o Motatenanco Is N*94W Accum,6,4,d of debris Mat exceeds Pipes Sediment & debris accumutation 20% of diwni"Aur 21 the pipe. vegetationdroats -educe free movement of water Contaminants and Any�4inanls or polhition such poflution as F -'O FJOrries or paint- ; Darrw9e to protective Proteajt",' :s j 'ermaqed; rust or corrosion Goating or corrosion Is ig the, Integrity of any pail of pipe- .. ........ ...... Damaged Any dew lir;,!,sfayes the c section area of pipe bly r e i v or is determined to have weaken"._' u�l 3.3t rrty of the pipe. pitrkraS - --- ---- ------- ------------ 1, Trash and debris Trash irm;:(uA­qs I cubic foot W 1,000 square ree' of dh €� nl s�pes- Sediment ................. A=rr- that exceeds 20% of the occumulatk)n design dap ih Noxious weeds Any nc—c:az vegetation whch may constlC,,',r, �� J to Clounty personnel or the public. Contaminants and pollution Vegetation Erosion damage to slopes Rock fining out of piece or missing (If Apoicable) Any evlol�n;e jl or pd1ution such asoil. 8S;�Nr41 slurries or point. Vs"w.�r�r zra �, -,e- s free movement of water a ditch slope. Resuft Expeclivi When MatMeriance is Porforrrmd Water flows freely through pipes Water flows freely through pipes, Matianals remowad and disposed of according to applicable regulations. Sowr,e control BMPs implemented if appropriate. No contaminants presmt otbef than a surface oil film. Pipe repaired or repIaced. Pipe repaired or raplaoe4 Trash ark debris cleared fmm ditches. Ditch dsarwdffiushed of all sediment and debns so that it matcheE, design. Noxious and nuisance vegeta(w removed according to applicable reguiatio,ns, No danger of noxious vegetation wtwe County personnel or ft public might normally be. Materials removed and dIspcw4d of a=ording to applicable regulations, Source control BMPs implemented if appropriate. No contaminants prey t other than a surface oil f1m, Waist flows lir"Iy through ditches. Slopes are not eroding, onei,Byexists above native soil I Replace rocks to design standards arse 5 -lore, any exposed native SOIL 21(,04 Siirfacx, Water Dcs'i.p, Manual Appendix A I'9 X009 3 w ' g Q z 3 9 R k o d r 6A ; V a o n � 5 J a m a o Q c _4 m rd 00 Eir w E n � � g CL IL'. c a r w B m 7$ A m O n Q A pa 'm El 2.��. .a5-- ° o �" w FL �. a 3 4 m',, 0 3 t 5 O EE 5 Equipment r7 materials Table 9 includes recommendations for equipment and materials commonly used to maintain permeable pavement. Some of the equipment and materials will be used for routine maintenance activities, while other equipment and materials will be necessary for specialized maintenance. • Items not required for routine maintenance 2013 HERREPA Guidance Document—w. Washington tow Impact Deve€apment tLID) Operation and Maintenance (O&M) 53 Table 9. Permeable Pavement Equipment and Materials List. 4Nsedlvegetation r�emovat equlpme+ ouch Equipment to address SLojWng of vinearlr0 course, such as: as: ❑ Hand held pressure washer or power washer with ❑ Weeding tools rotating brushes (not recommended for open -celled ❑ Weed burner ❑ aggregate -filled systems) Walk vacuum (sidewalks) ❑ Edging and trimming equipment to -behind control groundcover and other ❑ Pure vacuum sweeper vegetation from extending onto ❑ ShopVac (small areas) pavement surface ❑ Combined higher pressure wash and vacuum system Equipment to ramova sedlmefK debris, and leaf Jitter, such Additional "Wpatent for gress4lled open. as:: celled gdd Mitems... ❑ High efficiency regenerative air or vacuum sweeper ❑ Mower or mulch mower (roadways, parking lots) ❑ Topdress grass seed ❑ Push broom (can also be used to spread and clean Compost aggregate In gravel -filled open -celled grid and ❑ permeable paver systems) Replacement grid segments ❑ Brush broom (course bristled broom) to remove moss ❑ Leaf blower 1 Erosion cdnbWequipment {tb,staffiiftea*centlandscaped Adldidonidequlpunerltliargravel-ODdopen- areas and tect pavement trDm:sedlinent in�puts) celled grid s s ❑ Erosion control matting ❑ Rakes and shovels ❑ Rocks ❑ Aggregate to replace material after El Mulch vacuuming or to replenish material in high use areas ❑ Plants ❑ Replacement grid segments ❑ Landscaping tools ❑ Wheelbarrow (for transporting ❑ Tarps (to protect pavement in area of landscaping from replacement aggregate) clogging, e.g., mulch stockpiles) Additional gNWIpmont W pwvwbie paver struneirts andtrurintenance equipment s tems ❑ Hand tools ❑ Rakes and shovels ❑ Wrench or manhole opener (for opening manhole lids, ❑ Extra pavers and bedding material grates, etc.) ❑ Aggregate to replace materials between ❑ Flashlight pavers after vacuuming ❑ Mirror (for viewing pipes without entering structure) j ❑ Wheelbarrow (for transporting ❑ Garden hose i replacement aggregate) 3noW n3nrnymi menta such as: ❑ Plumbing snake ❑ Measuring tape or ruler ❑ Plow with skids to prevent damage to permeable pavement ❑ Snow blower • Items not required for routine maintenance 2013 HERREPA Guidance Document—w. Washington tow Impact Deve€apment tLID) Operation and Maintenance (O&M) 53 KING COUNT IASHINGTON, SURFACE WATER L GN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Project Engineer Donald Scarberry, PE Company Novadyn.e Civil Engineers Phone 425-753-1869 Peat 3:' 'TYPE OF PERMI.TARPLICATION ❑ Landuse Services Subdivison I Short Subd. / UPD ❑ Building Services MIF t Commerical / SFR ❑ Clearing and Grading ❑ Right -of -Way Use x] rAhnr Site Plan Review Renton, WA Pert 4. OTHER REVEWS AND PERMITS ❑ DFW HPA ❑ Shoreline ❑ COE 404 Management ❑ DQE Darn Safety ❑ Structural ❑ Rockeryftultl dates): FEMA Floodplain 13ESA Section 7 13 COE Wetlands Date of Final: ❑ Omer Past 5 PLAN AND REPORT INFORMATION Technksl Information Report 81ie Improvement Plan (Engr. Piens) Type of Drainage Review (�/ Targeted i Type (circle one): uii / Modified I (circle): Large Site Small Site Date (include revision Date (Include revision dates): dates): Date of Final: Date of Final: Pert 6.: ADJUSTMENT APPROVALS Type (circle one): Standard I Complex 1 Preappiicadon ! Experimental/ Blanket Description: (include conditions in TIR Section 2) Of 2009 Suatfam Water Design Manual 1 1/912(109 KING COUNT fASHINGTON, SURFACE WATER D GN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part MONfTORING REQUIREMENTS Monitoring Required: Start Date: Completion Date: Yea IQ PWt 9, ONSITE AND ADIACENT SENSITIVE AREAS ❑ RKW/Stream X Steep slope ❑ Lake X1 Erosion Hazard ® Wetlands ❑ Landslide Hazard ❑ C used Depre"on ❑ Coal Mine Hazard ® Floodplain Zone AH ❑ Seismic Hazard ❑ Other ❑ Habitat Protec Oon Part 10 9DIL5 Soil Type BeC ❑ High Groundwater Table (within 5 feet) ❑ Other ❑ Additional Sheets Attached Slopes 2-10% 2009 Surface wear Design Mmual 1/9/2009 2 KING COUNT VASHINGTON, SURFACE WATER D GN MANUAL TECHNICAL. INFORMATION REPORT (TIR) WORKSHEET I ❑ Additional Sheets Attached I Part 12 TIR SINAMARY SHEET a one TIR Summary Street per Thmehold Qieahe Mea Threshold Discharge Area: name or description) Core RequlrerneMs (all B apply) D e at Natural Location Number of Natural Discharge Locations; Offsite Analysis Level: 1 12 / 3 dated: Flow Control Level: 1 / 2 / 3 or Exemption Number ind. facility summary sheet Small Site BMPs Conveyance System Spill containment located at: Erosion and Sediment Control ESC Site Supervisor. Contact Prone: After Fours Phone: Maintenance and Operation Responsibility: Private I Public if Private, Maintenance Lcg Required: Yes / No Financial Guarantees and Provided: Yes / No Liability Water Quality Type: Basic I Sens. Lake 1 Enhanced Basicm 1 Bog (include facility summary sheet) or Exemption No. Landscape Man mend Plan: Yes / No Special Rewimmonts as a Icable Area Specific Drainage Type: CDA / SDO / MDP / SP / LMP / Shared Fac. ! None Requirements Name: FloodplairdFloodway Delineation Type: Major / Minor / Exemption / None 100 -year Base Flood Elevation (or range): _22.58 Datum: 88 NAVD Flood Protection Facilities Describe: FF EL 1 ft above flood level. Source Control Describe landuse: Training Facility, School, Union (commAndustrlal landuse) Describe any structural controls: 2009 Surface Water Design Manual 3 1/9/2009 KING COUNT ►WASHINGTON, SURFACE WATER D GN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET High -use Site: Yes Treatment BMP: Maintenance Agreement: Yes with whom? Other Drainape Sbucturss Describe: Permeable Asphalt Pavement Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS Flow Control MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION Water Quality AFTER CONSTRUCTION ❑ Clearing Limb ®Stabilize Exposed Surfaces ® Cower Measures rreatment layer in paving —s—ec-riorj ® Remove and Restore Temporary ESC Facilities ® Perimeter Protection ❑ Clean and Remove All Slit and Debris, Ensure ❑ Traffic Area Stabilization Operation of Permanent Facilities ® Sediment Retention ❑ Flag Limits of SAO and open space ❑ Surface Water Coliedion preservadon areas ❑ Other L3 Dewatering Control M Dust Control ❑ Flow Control Part 14 STORMWATER FACILITY DESCRIPTIONS Note: Induds FadiSummw and Sketch Flow Control TypWascription Water Quality Ty0WR"2Mqn ❑ Detention ❑ Infiltration ❑ Regional Facility ❑ Shared Facility ® Flow Control amps ❑ Other ❑ Biolltlretion ❑ Wetpool ❑ Media Filtration ❑ 00 Control ❑ Spill Control ❑ Flow Control BMPa ❑ Other rreatment layer in paving —s—ec-riorj Permeable Paving Permeable Paving 2009 Surfaco Water Deagn Manual 4 1/912004 KING COUNT FASHINGTON, SURFACE WATER D ON MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Pert 16 EASEMENTSMRACTS Part 16 STRUCTURAL ANALYSIS , ❑ Drainage Easement ❑ Cast in Place Vault ❑ Covenant ❑ Retaining Wail ❑ Native Growth Protection Covenant ❑ Rockery > 4- High ❑ Tract ❑ Structural on Steep Slope ❑ Qther ❑ other Part 17 SIGNATURE of PROFESSIONAL ENGINEER' I, or a civil engineer under my supervision, have visited the Site. Actual sits conditions as observed were incorporated into this worksheet and the attached Technical Information Report" To the best of my knowledge the inicxmation provided here is accurate. 'W" 04/24/2015 S eaVDMs 2009 Surface Water Design Mannas 5 V9/2009 Reference 11-C City of Renton Sail Survey Map PNmct-nn Anw Z— I Public Works I Surface Water U04i. w _ 0 0.$ 1 Q +Wf. c GMmm Area Za r Moo d G. Del Rosario Renbn City Lmm 1=t2009 �.:«r r ` - Miles .JsW SI Reference 11 -A Flow Control Standards 72 Peak Rate Flow Control Standard (Existing Site Conditions) St SE Flo. Control Duration Standard (Existing Site CGndibom) Row Control Duration Standard (Forested Conditions) Rwftn City Lirmts 62 Potential Annexation Area =R f A SE.jN SE 1121, at N 9th 917 E th St a PI SE �4 -7kLV--� Lu SE SE 15DM a6 7 7-;- '!V s ns IBM T IP41t k A Oft at 201s P, T *NA Mist th j I 7 7, 44 Flow Control Application Map N A Printed 111412010 City re( 2 r r Mites ._ rrr--- � � � yt i rr --_.. } _ - - �yy. _. __-- -. !h_ L _� _.. _ __ r ,:_. �� Z 5 �x ' t � � _ _ a f� i _ � H S �_ � Y'. x: � � � _- t; � P � Y� �, - ., .Mm - S ., �_ — ._ ___ _ __J. - I } r.__ I i .- _.. - _ `_ � _�� -- .... �� � / � � � � ���'�I ���� � 'i� r ._ I � � � yt i rr --_.. i _� _.. _ __ r ,:_. �� �x ,.�i � � _- _ .,.,_ • 's .. � � � 1 �_ i — ._ ___ _ __J. - r.__ � ;. o i `� _.. - _ `_ � _�� ._-�T-�-- �� � / � � � � ���'�I ���� � 'i� r �_�.� �� ',� � �::-- -,.� .I '� i. f �� � i �._ — r � ._ _.__ \. � _.... � 4 ........ i ,� i-- � a., i _ .,,_ ..-� � '� - v..... .. I —,. _..__ �. i i_- Do FERRIS-IURNff GENERAL CONTRACTORS, INC. April 28, 2015 Scott Rice Collins Woerman 710 Second Avenue Suite 1400 Seattle, WA 98104 Re: Construction Mitigation Description Renton Training Center Expansion 595 Monster Road SW Renton, WA 98055 Dear Scott: Site Plan Review Submittal Requirements Response Item #10: RECEIVE-,.' MAY 1 9 2 0i 5 CITY OF RC�,!-Foq4 A) Based on current information of permit turn around, client vetting, approval and funding durations, we believe the site work would start at the beginning of May 2016 and complete by the end of July 2416. B) Our work would be conducted during regular daytime hours and weekday operation, We anticipate 7am to Spm, Monday through Friday and are flexible within that time frame to conform to any typical Renton requirement. C} Our proposed haul route starting from the site would be Monster Road SW, South to Oaksdale Ave SW, East to SW Grady Way, South to Rainier Ave S to 1-405. However, we also have the option of heading north on Monster Road SW to 68th Ave S to Martin Luther King Jr Way to 1-5 if that is less impactful in the eyes of a reviewer. D) As this site work would take place during late spring and summer, we would anticipate standard wet weather TESC measures for protecting the storm system and at the perimeter site or property lines, as well as dust control measures for the drier times. This project is being performed in an already finished and functional industrial property, as such we have access to dust control water as needed, abundant paved and striped parking areas for the crew, traffic striping and signage and speed bumps. The standard daytime workweek schedule means that we are working in safer daylight visibility hours and during the same time as other normal work activities are taking place at the adjacent industrial properties. Our added work and hauling traffic will be virtually indistinguishable in type and frequency from the tractor trailer merchandise loads coming and going at the nearby distribution center businesses. Page i of 2 P: 206-6.32-2797 F- 205-6. 2-2790 g EikIP. �''4�I0-3 % WW terra - urr,eV-0.0-1 w P 03 FERRIS -TURNED' GENERAL. CONTRACTORS, INC. We feel fortunate to have amenable neighbors to this type of site work project, but we also will institute necessary mitigation measures to reduce our impact to them as well as the adjacent wetlands. Our preliminary on site traffic control plan is attached. Should you have any questions or need further clarification, l can be reached directly at 206- 251-7403 or via email at markm@ferris-turney.com. Mark McGary Project Manager Ferris -Turney General Contractors Page 2of2 P- 2(kt;-�'2-2797 r 2415-532-279n - 1.)9 $,9atti;,. WA www ferr:s-hirne} ly tom Planning Division 1055 South Grassy Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Total number of trees over 5" diameter'. or aper or cottonwood tres at least 8" in dia eter on project site -. +- IQAE-�S� S Ate- l��t�-f1�1 trees 2. Deductions: Certain trees are excluded from; the retention calculation: Trees that are dangerous' -r trees Trees in proposed public streets trees Trees in proposed private access ease mlents/tracts � � trees Trees in critical areas and buffers _ --- trees Total number of excluded trees: Q trees 3. Subtract fine 2 from line 1: L �^ trees 4. Next, to determine the number of trees that must be retained, multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 01 in all other residential zones _ `" trees 4.1 in all commercial and industrial zones 5. List the number of 6" in diameter, or alder or cottonwood trees over r in diameter that you are proposing' to retain- trees 6. Subtract tine S from fine 4 for trees to be replaced: trees Of line 6 is zero or less, stop here. No replacement trees are regvired) 7. Multiply fine 6 by 12" for number of required replacement inches: inches S. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) inches per tree 9. Divide line 7 by line 8 for number of replacement trees6: Jff remainder is .5 or greater, round up to the next whole number) trees 1 Measured at 4.5' above grade. 2 A. tree certified. in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or pr landscape architect, or certified arborist, and approved bythe 'Critical areas, such as wetlands, streams, floodplains and prote�:t4d slopes, are defined in RMC 4-3-€150. MAY 1 9 D5 Count only those trees to be retained outside of critical aroas and buffers. 6 the City may require modification c f the tree retentlon pian to ensure retention of the maximum number of trees per RMC 4-4-13(Hi7a. 6 When the required number of protected trees cannot be retuired, replacement trees, with at least a two-inch JV) ca lir Qli;�>1,�� x six feet (fi') tall, shall be planter!. See RMC 4-4.131 AA.e.(i.) for prohibiti2d types of replacement trees- ' r,'v ;' l;C_; ? I H:10EtApata�Farms-Tem4)lates\Self-Help Handouts\pianniag\free Retention Worksheet.d= 0312015 RECEIVE MAY 1 9 20 i� kECEIVFD 595 Monster Road Traffic Control Plan - MAY s w " l 1 ut �~ o d .: ILI } LU ILK Q u. v LU ILK Q 4GEOrrECI. CONSULTANTS, INC. Seattle Area Pipe Trades 595 Monster Road SW, Suite 100 Renton, Washington 98057 Attention: Dale Wentworth Proposal: Geotechnical Engineering Study Proposed Partying Lot 595 Monster Road Southwest Renton, Washington 98057 Dear Mr. Wentworth: 13256 Noxtheast 20th Street, Suite I6 Bellevue, Washington 98005 (425) 747-5619 FAX (425) 747-8561 December 9, 2014 l E F -1V Lr JN 14436 MAY 19 2015 via email., dafe@sec?tYepipetrades.org We are pleased to present this geotechnical engineering report for the proposed parking lot to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for the proposed parking lot. This work was authorized by your acceptance of our proposal, P-9059, dated October 16, 2014. We were initially provided some general site plan of the area where a parking lot was wanted. No formal plans or parking lot size was determined at that time. In discussions with Mr. Wentworth, we understood that the parking lot area is owned by a neighbor, and thus the amount of land to be purchased should be the minimum for a "reasonable' amount size of parking lot. Based on further discussions, we came to the conclusion that retaining walls of a maximum size of 4 feet would be reasonable in our experience from a geotechnical engineering standpoint. After test pits were excavated in the likely area of the new parking lot, a topographic survey of the property was undated to include the area where it appeared the parking lot could be installed with a retaining wall less than 4 feet in height. This area appears to be approximately 50 feet wide in the major portion of the new parking lot based on the new survey. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site in the southwestern portion of Renton. The property is not directly adjacent to Monster Road, but gains access from the southern side of the street via a large driveway. The property is mostly relatively flat, and is developed with a central building and surrounding paved areas. The irregularly-shaped property has a circular southern boundary. The proposed parking area is located southeast of the southern side of the property. This area is undeveloped, being mostly covered with grass, brush, and lour -growing GE07ECH CONSUL7AN7S, INC. Seattle Pipe Trades JN 14436 December 9, 2014 Page 2 trees. The first approximate 30 to 50 feet of the undeveloped property (adjacent to the paved area of that is on the developed property) is somewhat flat with a minor rise to the south. A low Swale extends southwesterly through this area. It appears that this Swale extends to a large wetland that is southlsouthwest of the developed property. A slope rises to the south above the relatively flat area that is adjacent to the paved area (as noted in the preceding paragraph). Based on information from the City of Renton, and from our observations, it appears that the slope rises approximately 10 to 20 feet at an inclination between 15 to 40 percent. The slope steepens apparently to above 40 percent above that. The overall change in grade between the pavement on the property up to the top of the southern slope is approximately 40 feet. SUBSURFACE The subsurface conditions were explored by excavating three test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The test pits were excavated on November 4, 2014 with a mini-trackhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 and 4. Soil Conditions The uppermost soil in the test pits consisted of loose fill, topsoil, and/or native silty sand. Loose to medium -dense silty sand was revealed under these soils at a depth of approximately 3 to 4 feet below the ground Surface. This loose to medium -dense soil became medium -dense at approximately 6.5 feet in Test Pit 1, but was revealed to the maximum explored depth of approximately 4 to 5 feet in the other test pits. Groundwater Conditions Some minor groundwater seepage was observed at a depth of approximately one foot in the test pits dug within the Swale, and at a depth of approximately 3.5 feet in another test boring. The test borings were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level_ It should be rioted that groundwater levels vary seasonally with rainfall and other factors. It is possible that heavier groundwater seepage could be found at or near the depths noted in the test pits during the normally wet winter and spring months. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are interpretive descriptions based on the conditions observed during excavation. GEOTECH CONSULTANTS, INC_ Seattle Pipe Trades JN 14436 December 9, 2414 Page 3 The compaction of backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY RELYING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. We were asked what a "reasonable" amount of area was available for a new parking lot to the south side of the southeastern portion of the site (adjacent to the existing parking lot). As we had discussed, Geotech Consultants believed that limiting any excavations/walls to 4 feet would be reasonable in our opinion to eliminate large, and thus costly, excavations/walls. Assuming a relatively flat parking area, and based on the topographic information done on the property to the south where the new parking lot would be located, it appears that the width of the parking lot that would meet the "reasonable area" standard could be in the range of 35 feet wide near the southeastern corner of the property and become approximately 50 feet wide to the southwest. Thus, this is our assumption for the amount of area that will be disturbed for the construction of the new parking lot. The test pits conducted for this study of the proposed parking lot encountered mostly native, sandy soil that became loose to medium -dense at relatively shallow depths. Although no grading plan for the parking lot has yet to developed, we believe that no excavations will be taller than 4 feet as noted above. The only likely area of excavation would be along the southern edge of the parking lot because the existing slope rises to the south. It is likely that some areas of filling will be necessary, especially where the swale that was discussed earlier exists. A subsequent section in this report provides further recommendations regarding the parking lot. Also, a subsequent section regarding the use and compaction of cn-site soils is also included. Based on City of Renton Code, slopes with sandy soil (which is what was revealed in the test pits) with inclinations of 15 to 44 percent are considered a medium risk for landsliding, while slopes sand soils that are greater than 40 percent are considered a high risk. We did not observe indications of instability of the slope that is south of the proposed pavement area. The initial slope that is adjacent to the proposed pavement area is only moderately steep, having grades in the 15 to 40 percent range. It is our professional opinion that, because of the sandy nature of the site soils, the only moderately steep inclination of the slope that will be adjacent to the proposed pavement area, and the lack of evidence of past landsliding, the construction of the proposed pavement area on the flat portion of the property below the southern slope is very suitable. If a wall up to 4 feet is needed for this project, it is our professional opinion that a rockery is suitable. We have included a detail in this letter (Plate 5) with recommendations for such a rockery. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. While site clearing will expose a large area of bare soil, GEOTECH CONSULTANTS, INC. Seattle Pipe Trades JN 14436 December 9, 2014 Page 4 the erosion potential on the site is relatively low due to the gentle slope of the ground in the area of the proposed parking lot. We anticipate that a silt fence will be needed around the downslope sides of any cleared areas. Rocked construction access roads should be extended into the site to reduce the amount of soil or mud carried off the property by trucks and equipment. Wherever possible, these roads should follow the alignment of planned pavements, and trucks should not be allowed to drive off of the rock -covered areas. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. ROCKERIES As noted earlier, a rockery of is suitable along the southern edge of the proposed parking lot provided its height is no taller than 4 feet. The rockery should be embedded below the finish grade at least 12 inches below the finish grade of the parking lot. In addition to these recommendations, as are shown on the attached detail on Plate 5, we recommend that the rockery has a minimum base dimension (depth) of 112 the height of the rockery. The construction of rockeries is, to a large extent, an art not entirely controllable by engineering methods and standards. It is imperative that rockeries, if used, are constructed with care and in a proper manner by an experienced contractor with proven ability in rockery construction. The rockeries should be constructed with hard, sound, durable rock in accordance with accepted local practice and City of Renton standards. Soft rock, or rock with a significant number of fractures or inclusions, should not be used, in order to limit the amount of maintenance and repair needed over time. Provisions for maintenance, such as access to the rockery, should be considered in the design. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as Type B_ Therefore, temporary out slopes greater than 4 feet in height should not be excavated at an inclination steeper than 1.1 (Horizontal_Vertical), extending continuously between the top and the bottom of a cut. The above -recommended temporary slope inclination is based explorations, and on what has been successful at other sites possible that variations in soil and groundwater conditions inclination at which temporary slopes can stand. Temporary GEOTECH CONSULTANTS, INC. on the conditions exposed in our with similar soil conditions. It is will require modifications to the cuts are those that will remain Seattle Pipe Trades JN 14436 December 9, 2014 Page 5 unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. It is also important that surface water be directed away from temporary slope cuts. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that loose soil can cave suddenly and without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger. These recommendations may need to be modified if the area near the potential cuts has been disturbed in the past by utility installation, or if settlement -sensitive utilities are located nearby. All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). Compacted fill slopes should also not be constructed with an inclination greater than 2:1 (H:V), To reduce the potential for shallow sloughing, fill must be compacted to the face of these slopes. This can be accomplished by overbuilding the compacted fill and then trimming it back to its final inclination. Adequate compaction of the slope face is important for long-term stability and is necessary to prevent excessive settlement of patios, slabs, foundations, or other improvements that may be placed near the edge of the slope. Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil PAVEMENT AREAS The pavement section may be supported on non-organic native soil (no topsoil), existing fill, and/or structural fill. All of these materials should be in a compact condition; the structural fill should be compacted to a 95 percent of the compacted dry density compared to the maximum dry density, as determined in accordance with ASTM Test Designation D 1557-91 (Modified Proctor). Imported, granular structural fill or geotextile fabric may be needed to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in the section entitled General Earthwork and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt -treated base (ATB). We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRB or 4 inches of ATB. Heavily loaded areas are typically main driveways, dumpster sites, or areas with truck traffic. Increased maintenance and more frequent repairs should be expected if thinner pavement sections are used. As with any pavements, some maintenance and repair of limited areas can be expected as the pavement ages. Cracks in the pavement should be sealed as soon as possible after they become evident, in order to reduce the potential for degradation of the subgrade from infiltration of surface water. For the same reason, it is also prudent to seal the surface of the pavement after it has been in use for several years. To provide for a design without the need for any maintenance or repair would be uneconomical. GEOTECH CONSULTANTS, INC. Seattle Pipe Trades JN 14436 December S, 2014 Page 6 GENERAL EARTHWORK AND STRUCTURAL FILL All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. The moisture content of the non-organic on-site soil must be at, or near, the optimum moisture content, as the soil cannot be consistently compacted to the required density when the moisture content is significantly greater than optimum_ The onsite underlying the topsoil could be used as structural fill, if grading operations are conducted during hot, dry weather, when drying the wetter soil by aeration is possible. During excessively dry weather, however, it may be necessary to add water to achieve the optimum moisture content. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three -quarter -inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Seattle Pipe Trades and its representatives for specific application to this project and site. Our recommendations and conclusions are based on observed site materials and engineering analyses. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. GEOTECH CONSULTANTS, INC. Seattle Pipe Trades December 9, 2014 ADDITIONAL SERVICES JN 14436 Page 7 Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The following plates are attached to complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 4 Test Pit Logs Plate 5 Rockery Detail We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. DRW: at Respectfully submitted, D. Robert Ward, P.E. Principal GEOTECH CONSULTANTS, INC. I NC. 91q GEOTECH CONSULTANTS, INC. (Scurc�e:l crosoR MapPoint, 2013) VICIMr` i MAP fit 595 Monster Road Southwest Renton, Washington Job No: Date: Plate: 14436 Dec. 2014 1 1 2 .0.1 Le-ge nd - [j Test Pit Location GEOTECH CONSULTANTS, INC. SITE EXPLORATION PLAN 595 Monster Road Southwest Renton, Washington Job No: Date: Plate.. 14436 Dec, 2014 No Scale 1 2 �� 10 10 TEST PIT 1 Description D with gravel, fine to coarse-grained, moist, loose -becomes rust -brown mottled light gray, loose to medium -dense Kust-brown SAND with silt, tine to coarse-grained, moist, loose to rnoist, medium -dense * Test Pit terminated at 7.0 feet on November 4, 2014. * No groundwater seepage was observed during excavation. * No caving observed during excavation. TEST PIT 2 c Description TOPSOIL -- ] < brown silty SAND, fine to coarse-grained, moist, loose SM -becomes loose to medium -dense * Test Pit terminated at 4.0 feet on November 4, 2014. Perched groundwater seepage was observed 1.0 feet during excavation. * No caving observed during excavation. GEOTECH CONSULTANTS,1NC. TEST PIT LOG 595 Monster Road Southwest Renton, Washington Job Date: Logged by: plate: 14436 Dec. 2014 1 TRC 3 H 10 CIS TEST PIT 3 Description silty SAND with organics, fine to coarse-grained, mo (FIL TOPSOIL sM Brown silty SAND, fine to coarse-grained, moist, loose .. ° gyy Brown SAND with silt, tine to coarse-grained, wet, loose to medium -dense 0 * Test Pit terminated at 4.5 feet on November 4, 2014. * Groundwater seepage was observed at 3.5 feet during excavation. * No caving observed during excavation. GEOTECH CONSULTANTS, INC. TEST FIT LOG 595 Monster Road Southwest Renton, Washington JobDate: Logged by. Plate: 14436 Dec. 2014 1 TRC 1 4 existing ground topsoil and/or native soil--� \y Date: 1 Plate: 14436 Fecember 2014 12" (min) 5 Free -draining backfill (Maximum 6% fines) Minimum 6 -inches width of 2"A" quarry 8 A 7 spalls adjacent to rockery, V 1k T native soil cut face V A� Height (H) AT Max.=4 feet V A V AI► V V Non -Woven Filter Fabric A Washed Rock: Minimum fi" cover over, and 2" under pipe, B = (H)/3 4 -inch perforated PVC pipe Min .=1' 7 ............... •............................. DRAWING Firm, undisturbed soil Notes: NOT TO SCALE 1. This detail is for rockeries constructed in cut areas on the south side of the proposed driveway. 2. Rock shall be sound and have a minimum density of 160 pounds per cubic foot. 3. A minimum of 12 inches of quarry spalls shall be placed between the rockery and the cut face, with a flinch diameter perforated drain pipe installed at the base of the rockery as shown. 4. Exposed slopes should be vegetated or hydroseeded following completion to reduce the potential for erosion. 5. Our personnel should observe sal conditions around the rockery during construction. GEOTECH CONSULTANTS, INC. Rockery Detail Proposed Parking Lot 595 Monster Road Renton, Washington Job No: Date: Plate: 14436 Fecember 2014 5 j r Delineation ! Mitigetlon I ReetoreUon ! Habiral Creailon r Nrmit Assist, co 9$0 19t11 AV817ue S, E, Suite 106 Everett, Washington 98208 (425) 337-3174 Fax (425) 337-3045 September 8, 2014 Seattle Plumbing & Pipefitters Attn. Dale Wentworth 595 Monster Road SW Renton, WA 98057 MAY 19 2015 RE: Critical Area Determination Report for King County Parcels #2423049122 and 2423049123 Wetland Resources, Inc. (WRI) performed a site visit on September 2, 2014, to locate and evaluate previously delineated jurisdictional wetlands on and in the vicinity of the above listed parcels. The subject properties arc located west of Monster Road SW and north of Interstate 405 in the city of Renton. The Public Land Survey System (PLSS) locator for the subject site is Section 24, Township 23N, Range 4E, W.M. The subject properties are located within the Duwamish/Green Watershed, Water Resources Inventory Area (WRIA) 9. The 13.54 -acre site is comprised of two parcels, Both parcels have a history of disturbance, with significant fill, industrial and office buildings, parking lots, and a defunct railway spur all adjacent to two wetlands previously identified. Dominant vegetation present consists of big leaf maple (Acer maavphyllum), western sword fern (Pulystichum mwdlum), Himalayan blackberry (Rubus anneniacus), and Indian plum (4emlezza cerasifbrPzis;. The subject site is bordered on the north and east by commercial and industrial properties, and to the south and west by an active railway. On the west side of the railway are sport fields. The topography of the subject site slopes steeply down from the southeast corner, becoming a gradual slope to the northwest over the remainder of the site. METHODOLOGY AND RESULTS Prior to conducting the site investigation, public resource information was reviewed to gather background information on the subject properties and the surrounding area in regards to wedands, streams, and other critical areas. These sources included the USFWS National Wetlands Inventory USDA/MRCS Web Soil Surrey, King County iMap interactive mapping tool, and WDFW Priority Habitat and Species (PHS) Interactive Map. According to MRCS Web Soil Survey, the soil map unit Woodinville Silt Loam is predicted to occur on the subject site. Weiland Resources, Inc. 1 595 Mairster Road SH" Seattle Plun'N'19 & MOtters &ptember 8, 2014 KWI #14212 Wetland conditions were evaluated using routine methodology described in the 2010 Regional Supplement to the Corps of Engineers Weiland Delineation Manual: Western Mountains, Yalleys, and Coast Region (Version 2.0), (referred as 2010 Regional Supplement). The methodology in the 2010 Regional Supplement coincides with the methodology described in the Washington State Wetlands Idenlicadon and Delineation Manual (Washington State Department of Ecology Publication #96-94, March 1997). In general, wetland delineation consisted of two tasks: (1) assessing vegetation, soil, and hydrologic characteristics to identify= areas meeting the wetland identification criteria, and (2) mapping wetland boundaries using aerial photography and existing survey information. The subject site was investigated in March, 2009 by J. S. Jones and Associates, Inc. At that time, two wetlands (Wetland A and Wetland B) were identified, and a portion of Wetland A was delineated. The remainder of Wetland A, as well as Wetland B, were mapped and described in the Welland Assessment of the Seattle Area Plumbing and Pipetting Property (March 25, 2009). Based on the results of the 2014 evaluation, the two on-site wetlands are consistent in structure and expanse with the previous wetland assessment completed in 2009. The on-site wetlands are palustrine, depressional wetlands. Wetland A is located in the northern portion of parcel 2423049123, and Wetland B is located in the northwest portion of parcel 2423049122. None of the wetland flags from the 2009 assessment were observed on-site in Wetland A, and Wetland B was not previously delineated. At the time of the evaluation, soils within Wetland A were saturated.just below the surface during the dry season. Dominant vegetation within the wetland consists of. common cattail (Typha latifolia), reed canary grass (Phalan arwidznacea), and Pacific willow (Salix lasiandm). The wetland is dominated by dense cattails, with reed canary grass and willows along the edges. Ponding occurs for a significant portion of the year over the majority of the wetland. All of the dominant species within the wetland have an indicator status of facultative (FAC) or wetter, which meets the hydrophytic vegetation criteria per the 2010 Regional Supplement. The soil is a very dark grayish brown (10YR 3/2) matrix with seven percent reddish yellow (7.5YR 6/8) redoximorphic features to a depth of at least 12 inches. Below this, large amounts of charcoal obscured the soil samples. This soil meets the Redox Dark Surface (F6) indicator. Non -wetland soils adjacent to Wetland A are brown (10YR 4/3) to a depth of 13 inches. No saturation or presence of a high water table was observed, the soils do not meet hydric indicators, and vegetation communities are not hydrophytic. At the time of the evaluation, soils within Wetland B were saturated just below the surface during the dry season, and about ten percent of the area was ponded in the northeast corner of the wetland. Dominant vegetation within the wetland consists of: common cattail (Typha latifolia), smartweed (Polygonum spp.), water purslane (Ludwu is palustris), bog St John's wort (Hypmicurn anagalloides), spikerush (Eleocharis spp.), and Pacific willow (Salix lasiandaa). The wedand has a very high level of interspersion between the plant species present, Smartweed and common cattail are the most prevalent, with the other species growing in patches throughout the site. Ponding occurs for a significant portion of the year over the majority of the wetland. All of the dominant species within the wetland have an indicator status of facultative (FAC) or wetter, which meets the hydrophytic vegetation criteria per the 2010 Regional Supplement. No formal delineation was performed for Wctland B as part of the 2009 assessment for comparison, however the shape Wetland Resourees, Irrc. 2 595 Ahirster Road SW — Seattle Plrtmbing & Pip fitters Sept tuber S, 2014 IYRP #14212 of the observed wedand is consistent with wetland assessment report's mapped area and description. Given the high level of historical disturbance and human -related hydrologic alterations, such as diking, both wetlands are rated as Category 3 based upon the Renton Municipal Code {RMC) 4- 3-050(M (I)(a). Based on information gathered from the WDFW PHS online mapping tool, one wetland exists off-site to the west within the Starfire soccer complex property_ However, its buffer is unlikely to extend onto the subject site given the presence of an active railway on an elevated foundation bisecting the area. The observed wedand boundaries were consistent with those previously identified by J. S. Jones and Associates, Inc. in the Wetland Assessment of the Seattle Area Plumbing and Pipefitting Property (March 25, 2009). This determination was made based on field observations of the topographic position of the wetlands, as well as their distances from parcel boundaries. USE OF THIS REPORT This Critical Area Determination Report is supplied to Seattle Plumbing &. Pipefitters as a means of determining the presence of on-site and adjacent critical areas as required by the City of Renton. This report is based largely on readily observable conditions and, to a lesser extent, on readily ascertainable conditions. No attempt has been made to determine hidden or concealed conditions. The laws applicable to critical areas are subject to varying interpretations and may be changed at any time by the courts or legislative bodies. This report is intended to provide information deemed relevant in the applicant's attempt to comply with the .laws now in effect. This report conforms to the standard of care employed by wedand ecologists. No other representation or warranty is made concerning the work or this report, and any implied representation or warranty is disclaimed. Wetland Resources,, Inc. Scott Walters Associate Ecologist Attachment: Wetland Sketch from Wetland Assessmem of the Seattle Area Phunbing and Pipet lting Propel y (March 25, 2009)hy J. 5. Jones and Associates, Inc. lVetland Resources, Inc. 3 595hlauter Rood 51117— Seattle Pltmmbiq & Pipefrtteis Sefitember t3 2014 PVRI #14212 J S. Jones z.md Associates, Inc, Q ' Wetland Assessment of the Seattle Area Plumbing and Pipefitting Property 595 Monster Road S.W. Renton, WA 98055 Tax Parcel Number: 242304-9122 N.W. Quarter of Section 24, Township 23N, Range 04E of the Willamette Meridian Prepared for: Seattle Area Plumbing and Pipefitting 595 Monster Road S.W., Suite #100 Renton WA 98055 Dated: March 25, 2009 Prepared by: Jeffery Jones, Certified Professional Wetland Scientist Robert King, Certified Professional Wetland Scientist 442 EAST MAIN STREET, SUITE 110 AUH U RN, W ASHIN GTON 98002 253-804-26451 FAX 253-333-9485 Table of Contents 1.0 Project Description.........................................................................................................1 2.0 Site Address, Identification and Directions....................................................................1 3.0 Methodology...................................................................................................................1 4.0 General Site Description..........................................,..,...................................................1 5.0 Vegetation.......................................................................................................................3 5.1 Vegetation Methodology..............................................................................................3 5.2 Vegetation Results........................................................................................................3 6.0 Hydrology......................................................................................... ....................3 6.1 Hydrology Methodology...............................................................................................3 6.2 Hydrology Results ................................... ........ ........... .................................................. 4 7.0 Soils.................................................................................................................................4 7.1 Soils Methodology........................................................................................................4 7.2 Soil Series ....................................... ........ ................................................................... .,.4 7.3 Soils Results..................................................................................................................5 8.0 Wetland Determination, Rating, and Buffers.................................................................5 9.0 Impacts............................................................................................................................8 10.0 Authority.......................................................................................................................8 11.0 Limitations..................................................................................................................8 12.0 References.....................................................................................................................9 i Figures 1.0 Vicinity Map (2002 Aerial)............................................................. .............................. 2 2.0 MRCS Soils Map.............................................................................................................6 3.0 Wetland and Stream Inventory Map...............................................................................7 Tables 1.0 Plant Indicator Status......................................................................................................3 Attachments Routine Field Data Forms Wetland Map March 2191?9 i J. S. Jowt andAssocinles, I»c. 1.0 Project Description The applicant is proposing to expand its parking lot by acquiring a portion of the adjoining property to the southwest. An existing wetland is present on the adjoining parcel. This report addresses potential wetland impacts for the proposal_ 2.0 Site Address, Identification, and Directions The site is located at 595 Monster Road S.W., Renton, WA 98055 (see Figure 1 - Vicinity Map. Page 2). The tax parcel number is 242304-9122. The property is located in the Northwest quarter of Section 24, Township 23N, Range 04E, of the Willamette Meridian. Directions to the site from downtown Seattle via 1-5 are as follows: continue on 1-5 southbound and travel for 9.3 miles; take exit 157 for SR -900/M. L. King Way and travel 0.2 miles; merge onto Martin Luther King Jr. Way S1SR-900 and travel 1.8 miles; tum right at 68"' Avenue S. and travel for 0.4 miles; continue on Monster Road S,W. for approximately 295 feet, turn right at street number 595. 3.0 Methodology The field wetland delineation and wetland assessment were performed using the Routine Small Area Methodology as described in Part 1V, Section D of the Coes of Engineers Wetlands Delineation Manual (COE, 1987) and the Washington State Wetlands Identification and Delineation Manual (DOE, 1997). The Routine Small Area Methodology is "used when the project area is small, plant communities are homogeneous, plant community boundaries are abrupt, and the project is not controversial". The wetland deterzrrination was based on the presence of the three criteria for jurisdictional wetlands: hydric soils, wetland hydrology, and hydrophytic vegetation. All three criteria must be present in order to classify an area as a wetland. The field delineation and data collection were completed on March 23, 2009. The wetland boundaries were marked with consecutively numbered orange flagging. Wetland flags and Sample locations will be surveyed. The assessment included a review of the King County Critical Area GIS data, the Department of Natural Resources (DNR) GIS data, the local Washington Department of Fish and Wildlife (WDFW) priority species and habitat map and the USDA Soil Conservation Service's Soil Survey of King County Area, Washington (Snyder, et. at., 1973). Wetlands were rated using the Renton Municipal Code (RMC), Chapter 3. 4.0 General Site Description The applicant's parcel (242304-9122) and the adjoining parcel (242304-9123) are a mixture of commercial development and open space. The proposed development is bordered by an abandoned railroad grade to the north, a steep slope to the east and a pond to the south. March 2009 1 J. 5. Jo+res mut Associafes, Inc. L r j 1 I n ITh,: 'jfl' !L Pt i 11 70 Legend P&P p(Operly KC Tox Parcel KC ai5,n�St �,':�,1f � ,i� ��% � ..'�` j `. �i �lr����• � f 4 + ! \ 0 i to 7 'i.f i Jurisdiction 'N }r ,; City/Juris City/JurisdictionKing County �- �' to ` t l� �•.. � ..� a j � ;', • _ Renton 6 I] 5.0 Vegetation 5.1 Vegetation Methodology Hydrophytic vegetation has adaptations that allow these species to survive in saturated or inundated environments. These environments are classified according to the Classification of Wetlands and Deepwater Habitats of the United States (Cowardin, 1979). The probability of species being found in wetland environments has been determined by the U.S. Fish and Wildlife Service in the National List of Vascular Species that Occur in Wetlands: 1996 National Summary (USFWS, 1996). An indicator status was applied to each species according to its probability of occurring in wetlands (see Table 1). Table 1.0 Plant Indicator Status indicator Cate e � - �_S -mbol - Ot'c�u�'�nce-:�Wetl�nd� Obligate Wetland OBL > 99% Facultative Wetland FACW 67-99% Facultative FAC 34-67% Facultative Upland FACU 1-33% Upland UPL I< I% Note: FACW, FAC, and FACU have t and —valises to represent species near the wetter end or the spectrum (t) m4 use drier end of the spectrum (-) (USFWS, 1996)_ Vegetation data was recorded at two locations near the proposed expansion with at least one sample in each plant community. At each sample location, the dominant species were assessed by indicator status to determine if the plant community was predominantly hydrophytic. Rules for determining dominant species are established in the Washington State Wetlands Identification and Delineation Manual (DOE, 1997). Dominants were determined using the 50120 rule. Using this rule, percent cover was added by order of descending cover until 50% cover was reached. These species were considered dominants. The next most common species was also included as a dominant if it had over 20% cover. Species with less than 5% cover were not considered dominant species. 5.2 Vegetation Results At sample location 1 (SL -1), the plant community is dominated by reed canarygrass (Phalaris arundinacea, FACW) and cattail (Typho latifolia, OBL). The plant community is hydrophytic because more than 50% of the dominant species are OBL, FACW, or FAC (see attached data sheet). At SL -2, the plant community is dominated by big -leaf maple (Acer macrophyllum, PACU), Indian plum (Oeinleria cerasiformis, FACU) and Himalayan blackberry (Rubus armeniacus, FACU). The plant community is non-hydrophytic because no more than 50% of the dominant species are OBL, FACW, or FAC (see attached data sheet). 6.0 Hydrology 6.1 Hydrology Methodology The Corps of Engineers Wetlands Delineation Manual (COE, 1987) and the Washington State Wetlands Identification and Delineation Manual (DOE, 1997) require inundation, flooding, or saturation to the surface for at least 5% of the growing season to satisfy the hydrology requirements for jurisdictional wetlands. Areas that are saturated between 5% and 12.5% of the growing season may or may not be wetlands. The growing season can either be defined by the Mrnrk 2009 3 J. S. Jones and Assoebres. Inc. number of frost -free days (temperatures above 28°F), or the period during which the soil temperature at a depth of 19.7 inches is above biological zero (41°F). The presence of wetland hydrology was determined at each sample location by evaluating a variety of direct and indirect indicators. In addition to direct visual observation of inundation or saturation, secondary hydrologic indicators were used to infer wetland hydrology. Secondary indicators include oxidized channels (rhizospheres) associated with living roots and rhizomes, water marks on vegetation or fixed objects, drift lines, water -borne sediment deposits, water stained leaves, surface scoured areas, wetland drainage patterns, morphological plant adaptations, and hydric soil characteristics. 6.2 Hydrology Results SL -1 has wetland hydrology. The sample location is at the toe of a fill slope that has shallow inundation and a water table at or near the surface early in the growing season. The sources of hydrology are precipitation and runoff from storm conveyance systems. SL -2 does not have wetland hydrology. The soil profile is dry to the surface. The water table is not present within the upper 18 inches of the soil profile. There are no indicators of wetland hydrology. 7.0 Soils 7.1 Soils Methodology Hydric soils are soils that are "saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part (COE, 1987)". They are either organic soils (peats and mucks), or are mineral soils that are saturated long enough to produce soil properties associated with a reducing environment. These soils have hydric characteristics such as a reduced matrix (a matrix that changes color when exposed to air), redox depletions (gleying), or redox concentrations (mottles). Soils were assessed for organic content and hydric characteristics in an 18 -inch soil pit at each sample location. In Washington State, soil color is the main indicator used to determine if a soil is considered hydric, Soil color immediately below the "A" horizon or at a depth of 10 inches below ground surface was determined using Munsell Soil Color Charts (MacBeth, 2000). Soils that had a one-chroma matrix or a two-cl roma matrix with mottles were determined to be hydric. 7.2 Soil Series The USDA Soil Conservation Service (SCS) trapped the soils on the property as Puget silty clay (Pu), Woodinville silt loam (Wo) and nearby Urban land (Ur) (see Figure 2 page 6). On-site investigation was limited to the proposed development area and revealed Woodinville soils profiles at the toe of the slope and Urban land soil profiles in uplands. Puget silty clay loam is a made up of "poorly drained" soils that formed in alluvium, under sedges and grass in small depressions of the river valleys. "In a typical profile the soil is dominantly mottled dark grayish -brown and grayish -brown silty clay loam to a depth of about 45 inches. The substratum is gray silty clay that extends to a depth of 60 inches or more" (Snyder, 1973). Marek 2009 d J. S. Janes and Assaelales, Inc. Urban Land is a soil that has been modified by disturbance of the natural layers with additions of fill material several feet thick to accommodate large industrial and housing installations. "In the Green River Valley the fill ranges from about 3 to more than 12 feet in thickness, and from gravelly sandy loam to gravelly in texture" (Snyder, 1973). Woodinville silt loam is a made up of "poorly drained" soils that formed in alluvium, under sedges and grass on stream bottoms. "In a typical profile gray silt loam, silty gray loam and layers of peaty muck extend to a depth of 38 inches. This is underlain by greenish -gray silt loam that extends to a depth of more than 60 inches or more" (Snyder, 1973). 7.3 Soils Results The soil at SL -1 is a Woodinville silt loam. From 0 to 18+ inches, the soil is a grayish brown (10YR 3/2) gravelly sandy loam with prominent mottling. The soil is hydric because it has "a one-chroma matrix or a two-chroma matrix with mottles immediately below the "A" horizon or at ten incites, whichever is shallower (DOE, 1997)." The soil at SL -2 is a non -hydric gravelly sandy loam. From 0 to 8 inches, the soil is a dark brown (10YR 3/3) gravelly sandy loam without mottling. From 8 to 18+ inches, the soil is a dark yellowish brown (10YR 414) gravelly sandy loam with mottling, The soil is non -hydric because it does not have "a one-chroma matrix or a two-chroma matrix with mottles immediately below the "A" horizon or at ten inches, whichever is shallower (DOE, 1997)." 8.0 Wetland Determination, Rating, and Buffers The King County and DNR GTS data maps two waterbodies within 100 feet of the property (see Figure -3 - Wetland and Stream Inventory Map, Page 8). On-site investigation confirmed the presence of two ponds separated by a railroad grade in the vicinity of the inventoried waterbodies, Wetland A is approximately 0.75 acres and was partially flagged along the property's southern boundary. Wetland B is approximately 2.3 acres situated on the property's northwest area and extends off-site to the north. Wetland B was not delineated. The boundary of Wetland A was easily determined by the defined topographic break where saturated soils are present. Wetland A is an isolated remnant of the Black River floodplain that has been significantly impacted by commercial development. Wetland A has an artificial beim that divides the pond into two cells. A ditch that receives road runoff discharges near flags A-11 and A-12. Both wetlands are in depressions surrounded by fill pads that include asphalt, buildings and railroads. Wetland A and B receive storm runoff from the surrounding area where water meets a shallow perched water table in the wetter season. GIS data obtained forth The City of Renton's Utility Department indicate a conveyance system linking the two wetlands for stormwater control (sce Figure 3 )and axe tributary to the Green River. Wetlands A and B are classified as Palustrine Emergent (PEM) using the Cowardin Classification System. Only one dominant vegetation class was observed for both wetlands which include reed canarygrass and cattail. There is some scrub/shrub vegetation comprised of willow (.Salix spp. } along the wetland fringe but is less than 30 percent of the overall vegetation. Low vegetative diversity observed in Wetlands A and B is indicative of significant change in hydrological regime. Most of the buffer is comprised of Himalayan blackberry, Indian plum with a few bigleaf maple. Mardi 2009 q J. S. Jones and A.ssneiales, rne. N Figure 2 - Plumbing and Pipe Fitting Industries NRCS Soils Map 0 1 200 4 1 inch equals 200 feet ; Feet Marek 2009 6 J. & Jones and Associates, lnc. Legend 100 Foot Study Area P and P Property Storm Conveyance • Storm Structures KC Tax Parcel -- DNR Stream Inventory KC Stream Inventory King County Waler Body KC Wetland Inventory Rating .. i1 !2 - --� 3 4 Manch 2009 7 J. S, Jones and Associates, hrc. Wetlands A and B meets the requirements of Category III wetlands in the Renton Municipal Code (RMC) Chapter 3 Section M.l.a.iii which States: Category 3 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlands which meet the following criteria: (1) Are characterized by hydrologic isolation, human -related hydrologic alterations such as diking, ditching, channelizailon andlor outlet modification; and (2) Have soils alterations such as the presence of fill, soil removal and/or compaction of soils; and (3) May have altered vegetation, (b) Wetlands that are newly emerging. Newly emerging wetlands are: (1) Wetlands occurring on top of fill materials; and (2) Characterized by emergent vegetation, low plant species richness and used minimally by wildlife. These wetlands are generally found in the areas such as the Green River Valley and Black River Drainage Basin. (c) All other wetlands not classified as Category 1 or 2 such as smaller, high quality wetlands. Category 3 wetlands require a 25 -foot buffer measured perpendicular from the wetland edge per the RMC Chapter 3. 9.0 Impacts The applicant's proposal will avoid direct impacts to the wetland and buffer. 10.0 Authority This wetland determination is in accordance with Section 404 of the Clean Water Act, the objective of which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (DOE, 1997). Wetlands are "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas (EPA, 40 CFR 230.3 and CE, 33 CFR 328.3)". 11.0 Limitations Wetland determinations and delineations are not final until approved by regulatory agencies and/or local jurisdictions. J. S. Jones and Associates, Inc. does not guarantee acceptance or approval by regulatory agencies, or that any intended use will be achieved. March 2009 2 J. S. Jones andAssociarer, Inc. 12.0 References Cowardin, Lewis M. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service. Jamestown, North Dakota. Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Publication No. 96-94. Washington State Department of Ecology. Olympia, WA. Environmental Laboratory. 1987, Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1. US Army Corps of Engineers Waterways Experiment Station, Vicksberg, MS. Federal Register. 1980. 40 CFR Part 230: Section 404(6)(1) Guidelines for Specification of Disposal Sites for Dredged or Fill Material. Vol. 45, No. 249, 85352-85353. US Government Printing Office, Washington D.C. Federal Register. 1982. Title 33: Navigation and Navigable Waters; Chapter 11, Regulatoiy Programs of the Corps of Engineers. Vol. 47, No. 138, p 31810. US Government Printing Office, Washington D.C. Gretag-MacBeth. 2000. Munsell Soil Color Charts -Revised Washable Edition. 617 Little Britain Road, New Windsor, NY 12553. 10p + 9 charts. Hruby, T. 2004. Washington State Wetland Rating System for Western Washington — Revised. Washington State Department of Ecology Publication #04-06-025. Renton Municipal Code. City of Renton, Washington. httn:/l vww.codepublishing.coin/Nva/rentonl' Snyder D. E. 1973. Soil Survey of King County, Washington, Washington. United States Department of Agriculture Soil Conservation Service. USFWS. 1996. National List of Plant Species that Occur in Wetlands; 1996 National Summary. U,S. Fish and Wildlife Service. St. Petersburg, FL. Williams R.W et al. 1975 A Catalog of Washington Streams and Salmon Utilization, Volume 1, Puget Sound, Washington State Department of Fisheries. Febwao),2009 9 J. S. Jaren and Assoeiales, Inc. Attachments Fehr un y2009 10 J. S. Janes and Associniu, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: 595 Monster Road S.W., Renton, WA 98055 Tax Parcel 242304-9122 Date: 03/24/2009 County: King Applicant/Owner: Seattle Area Plumbing & PIP State: WA STIR: NW 24I23N14E Invest' ator s : Jeff Jones & R. Kin Do normal circumstances exist on the site? Yes No LJ Community ID: Is the site significantly disturbed (atypical situation)? Is the area a potential Problem Area? Yes ❑ Yes ❑ No ® No ® Transect ID: Plot ID: SL -1 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Dominant Plant Species Stratum % Cover Indicator reed canarygrass (Phatarls H 80 F,ACW arundinecea cattail (Typha latiiolla) H 20 OBL HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC 1100 Check all indicators that apply & explain below: Visual observation of plant species growing in Areas of prolonged inundation/saturation ® Morphological Adaptation ❑ Physiological/reproductive adaptation Wetland plant database Personal knowledge of regional plant communities ❑ ❑ Technical Literature ❑ Othe ex Iain : Hydrophytic vegetation present? Yes Z No Rationale for decision/Remarks: More than 50% percent of dominant vegetation is h dro htic. HYDROLOGY Water Marks: yes No Sediment Deposits: Is it the growing season? Yes ® No ❑ On Yes No Drift Llnes7---yes-M No Drainage Patterns: Based on: ❑ soil temp (record temp �) ® other (explain): Visual Yes N o Dept. of inundation: NIA inches Depth of free water in pit: 0 inches Oxidized Roots (live roots) Channels <12 in. yes Q no Local Soil Survey: Yes No FAC Neutral yes N3 no EJ Water -stained Leaves: Depth to saturated soil; 0 inches Yes No Check all that apply & explain below: Other (explain): Stream, Lake, or gauge data: ❑ Arial hoto fa hs: Other: Wetland hydrology present? Yes N No ❑ March 2009 JS Jones and Associales, lire Sample Location 1. SOILS Map Unit Name: Woodinville silt loam i Drainage Class: Poorly drained (Series & Phase) ' Field observation confirm mapped type? Taxonomy sub rou : Typic Fluva uents Yes E9 No Profile Descri tlon Depth Horizon Matrix Color Mottle Calors Mottle Abundance, Texture, Drawing of soil (Inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match descri tlon. 0-18+ AIB 10YR 512 Silty clay loam Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma s 2 with mottles ❑ Histic Epipedon ❑ Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ® Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ® Reducing Conditions ❑ Listed on National/Local Hydric Soils List El Gle ed or Low-Chroma =1 matrix ❑ Other explain in remarks Hydric soils present? Yes 0 No Ll Rationale for decisionlRemarks: Several hydric soil indicators are present. Wetland Determination Hydrophytic vegetation present? Yes ® Hydric soils present Yes ® Wetland hydrology resent? Yes ® No ❑ Is the sampling point within a wetland No ❑ No ❑ Yes ® No ❑ Rationale/Remarks: All wetland indicators are present. j i Notes: March 2009 JS Jones and Assoclales, Inc DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: 595 Monster Road S.W., Renton, WA 98055 Date: 03/24/2009 Tax Parcel 242304-9122 County: King Applicant/Owner: Seattle Area Plumbing & PIP State: WA SFFIR: NW 24123N14E Investigator(s): Jeff Jones & R. Ki Do normal circumstances exist on the site? Yes No Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL -2 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum I % Cover Indicator_ Dominant Plant Species Stratum % Cover Indicator big4eaf maple (Acer T 50 FAC U macro ium) Indlan plum (Oarrderfe S _ 30 _ FACU ceresiiormis) i Himalayan blackberry (Rubus V 50 FACU arft7eniacus HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC 4 Check all indicators that apply & explain below: Visual observation of plant species growing in Physiologicallre productive adaptation ❑ Areas of prolonged inundation/saturation ❑ Wetland plant database ❑ Morphological Adaptation ❑ Personal knowledge of regional plant communities ❑ Technical Literature ❑ Other ex Iain : Hydrophytic vegetation present? Yes No Rationale for decision/Remarks: More than 50% percent of dominant v etation is h dro htic. HYDROLOGY Water Marks: yes No N Sediment De osits: Is it the growing season? Yes ® No EJ On Yes No Drift Lines: yes No Drainage Patterns: Based on: ❑ soil temp {record temp ) ® other (explain): Visual Yes No Dept. of inundation: NIA inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: 0 inches Channels c12 in. yes El no IQ Yes ❑ No Depth to saturated soil: 0 inches FAC Neutral yes El no Water -stained Leaves: Yes El No Check all that apply & explain below: Other (explain): Stream, Lake, or gauge data: ❑ Arial photographs: Other: Wetland hydrology present? Yes LJ No Mamh 2009 JS Joules and Associales, Inc Sample Location: 2 SOILS Map Unit Name: Urban Land (Ur) Drainage Class: well -drained (Series & Phase) Field observation confirm mapped type? Taxonomy sub rou : Yes No Profile Descri tion Depth Horizon Matrix Color Mottle Calors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match description-) 0-8 A 10YR 313 Gravelly sandy loam 8-18+ B 10YR 414 10YR 416 Common, Gravelly medium, sandy loam prominent Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma s 2 with mottles ❑ Histle Epipedon ❑ Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ❑ Listed on NationallLocal Hydric Soils List ❑ Gle ed or Law-Chroma =1 matrix ❑ Other explain in remarks Hydric soils present? Yes N No IF I Rationale for decision/Remarks: Hydric soil indicators are not present. Wetiand Determination Hydrophytic vegetation present? Yes ❑ No ® Is the sampling point within a wetland Yes ❑ No Hydric soils present Yes ❑ No Wetland h drolo resent? Yes ❑ No RationalelRemarks: Not all wetland Indicators are present. Notes: AfayrG 2009 J.S. Jones usd Assudales, hzc SEATTLE AREA PLUMBING AND PIPEFITTANG PROPERTY j WETLAND SKETCH NW 114 SECTION, TOWNSHIP 23N, RANGE 04E, OF THE WILLAMETTE MERIDIAN E TAX PARCEL ID NO.: 242304-9122 { SCALE 1"-104' a�mmar. wamSEATTLE A EA PLU alran AND PIPEFITING 625 MMMMR ROAD VN,W"1100 RF.NTOKWASHNOTON 98355 �pww ]. S. ]ones and ASSOG1atm Inr,. wre K Rs nwv Environmental Consultants 0"' ""w p PLummmGI AND PIPEPl7TINi9 PROPER I H WETLAMDSKETCH TAX PARCEL D NO.; 24=49f22 SHEET 1 Of 1 , wm.r Wailan&, Streams, and Wildlife .ewrmwc,m,cea,n .,aav,xnmcTa�xaw su+uaas �1, ?'� 1.=� �.� r �� 'lf�i��f r1 �i �.�, (i� ill � } .� � 1 ; q� � ! �- l _ i. � " ��� \ Vl � �� � �� �} � t � �- � kap 5 �. �s � �<{ + �1 \ � i� �: �� � - �f�� � � �� �;�¢� � �, � � � � err �l �j }�_ - -- _ ' - 'y � � _ e� � � •jam. f /� �` � -� �� y r � �� �� J a' � � } ,� / �` � �. � rte.. ! .� � j � y� � _'� �1. -�` �� i � ' �� 4 i K l f f [ � .mss+ f .... 5 -�. - - v ��- # � � �*' 4 � � i [ 9 1 ... I{f � � ~ may"`+l � � � � l ht � i �� / i If � _�_. i / II "' 1 f � � 1 l . / ! � / k J fj l 1 ?�1 I . II r I � ',I' ��-{__ _� _--• -. � � , ' . /�l it 11 ;r � `. �� � � .. _ �. 44 ,. � f �v 1�- , J�. � 1 �[1i � V ,t.; ,� — ' f' :�. �.� 1.-� rte. .... ��, 'r S � � :fit � � � t � a s, � � - f � � a �` '%` I �� ° � 9 fr � � e- �� : � i ,� i � � 1 + ,� r ,�� - r , _ e' t �.� � -' kx F ,�� •-'�� 4 � � r �f DEPARTMENT OF COMMUNITY C ,y °f i ' rrAND ECONOMIC DEVELOPMENT71�:k. ENVIRONMENTAL CHECKLIST Planning Division ,,� k a -�, 1055 South Grady Way -Renton, WA 98057 REE , V Phone: 425-430-7200 Fax: 425-430-7231 MAY PURPOSE OF CHECKLIST: CITY OF MENTON PIAN^Ir3� F)NlSiO;" 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:hi elgt 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. H:\CED\Data\Forms-Templates\5elf-Help Handouts\Planning\envchecklist.docx Rem: 2/2015 USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Le� 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. For help go to: http://www.ecy.wa.gov/iorograms/sealsepa/e-review.html A. BACKGROUND LLelpj 1. Name of proposed project, if applicable: Lttld Seattle Pipe Trades Addition 2. Name of applicant:hj elp] Seattle Area Pipe Trades 3. Address and phone number of applicant and contact person: JLelp Seattle Area Pipe Trades 595 Monster Rd SW Renton, WA 98057 425-277-6680 4. Date checklist prepared:hj_elp] 04/20/2015 5. Agency requesting checklist:h� 2 City of Renton 6. Proposed timing or schedule (including phasing, if applicable):hf elpl 07/01/2015 - 07/01/2017 2 H:\CED\Data\Forms-Templates\5elf-Help Handouts\Planning\envchecklist,docx Rev: 02/2015 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain,fj elpf Future Remodel of Existing Facility 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal.hI gl 1 Wetlands Report Geotechnical Report Surveys 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.hf einl Potential Purchase of Additional Property to the South and Construction/Slope Easements as needed. 10. List any government approvals or permits that will be needed for your proposal, if known. 19M Site Plan Review Construction Documents Building Permit Grading and Drainage Site Utilities: Stormwater, Water, Sewer 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.)hf e Seattle Area Pipe Trades is proposing to add an 11,900SF addition to the current 53,400sf Building on the south side of the building located at 595 Monster Rd SW, Renton, WA. This will require relocation of some utilities and expansion of parking to the south of the 5.53 Acre Site. The neighboring property Owner has agreed to sell additional area and/or possibly grant construction and slope easements to allow additional parking to be developed. 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Plann ing\envcheck list.docx Rev: (32/2015 1.2. 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 pian, 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. jt§lp 595 Monster Rd SW Renton, WA 98057 Parcel 240324-9122 County of King, State of Washington B. ENVIRONMENTAL ELEMENTS ILelpl 1. EARTH a. General description of the site hel (check or circle one): at rolling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope)?hf gj 10% existing Site,up to 39% for the adjacent property Area to be developed. 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. lt@M Silty Sand and Sand per Soils Report. 4 H:\CED,Data\Forms-Templates\5elf-Help Handouts\Planning\envcheck list. docx Rev: 02/2015 d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.hf elpl No e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill.hj elpJ Regrading of the existing south parking lot and expansion of the parking to the adjacent parcel. Approximately 0.95 Acres is affected and roughly 1700CY of Cut and 600CY of Fill is expected. Much of the fill will be gravel for the Permeable Asphalt Pavement to be provided. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. 19M Erosion and Sedimentation control Measures shall be incorporated to prevent erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? ILW 28%. Currently its about 44% but adding property and replacing impervious areas with pervious. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2M Industry Standard erosion and sedimentation control measures and in accordance with the City of Renton Requirements. 2. AIR a. What types of emissions to the air would result from the proposal during construction operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. fhel Construction dust and equipment exhaust. 5 H;\CED`Data\Forms-Templates\selt-Help Handouts\Planning\envchecklist.docx Rem_ 02/2015 b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. hel No c. Proposed measures to reduce or control emissions or other impacts to air, if any:hL Best Management Practices for control of dust and emissions during construction. 3. WATER a. Surface Water: hel 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.hf eiPJ Yes small wetland to the south of the project on adjacent property. We will not be impacting the wetland or buffer. 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.h[ ell Yes but not within the wetland or buffer. [see Grading Plan] 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.hf 210 None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known.hf gjp No 6 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.docx Rev: 02/2015 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. Jhel Yes, the parking area will be regraded to balance the floodwater volumes to not decrease the flood storage capacity. 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.h[ elnl No. New parking areas have Permeable Pavement Treatment of surface contaminants. 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.jL2!Pj No groundwater withdrawn. The permeable Pavement filters the surface water and recharges the 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,h[ elf] Not applicable. c. Water runoff (including stormwater): 7 H:\CED\Data\Forms-Templates\Self-Help Handouts\Pianning\enchecklist.docx Rev: 02/2015 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.h( alai Stormwater will drain through permeable asphalt pavement that reduces the impervious areas and improves the site. 2) Could waste materials enter ground or surface waters? If so, generally describe. ILelp The PAP system has been shown to effectively filter, trap and breakdown pollutants. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. Less water is being transported overland downstream and the groundwater is being recharged versus the impervious asphalt. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: New asphalt and replaced existing asphalt with Permeable Asphalt to exceed Low Impact Development Criteria. 4. PLANTShf ell a. Check the types of vegetation found on the site: IL@jpl Y deciduous tree: aider, maple, aspen, other Y evergreen tree: fir, cedar, pine, other Y shrubs Y _grass pasture crop or grain orchards, vineyards or other permanent crops. _v wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other s H:\CED`Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.docx Rev, 02/2015 water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? hel Existing landscaping and plantings will be removed for the building addition and Driveway and Parking areas. Some vegetation to be removed to the south in order to create Floodplain volume. c. List threatened and endangered species known to be on or near the site. Lgipj None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any:hj � Landscaping will be provided according to the City of Renton requirements. [See Landscape P1ans1w e. List all noxious weeds and invasive species known to be on or near the site. None known. 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: jb@10 Birds: hawk, heron, eagle, songbirds, other: None Mammals: deer, bear, elk, beaver, other: _ None Fish: bass, salmon, trout, herring, shellfish, other None b. List any threatened and endangered species known to be on or near the site. hei None known. 9 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.docx Rev: 02/2015 c. Is the site part of a migration route? If so, explain.ffig!pj Unknown d. Proposed measures to preserve or enhance wildlife, if any:lhelpl Nothing specific other than the Low impact Development techniques and preservation of the floodplain volumes. e. List any invasive animal species known to be on or near the site. None known. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Lel Electricity and Natural Gas. Heating and Operations. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe.h[ glpl No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any:heel j Modern materials, equipment and systems. 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.hl ell No 10 H:\CED\Data\Forms-Templates\5elf-Help Handouts\Plan ning\envcheck list.docx Rev: 42/2015 1) Describe any known or possible contamination at the site from present or past uses. None known. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None known. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None in new addition. Existing building is a training facility with some moderately hazardous materials. 4) Describe special emergency services that might be required. Basic fire and life safety services. 5) Proposed measures to reduce or control environmental health hazards, if any: Operations according to industry safety regulations. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)?hf elpl None known 11 H:\CED\Data\Forms-Templates\sett-Help Handouts\Planning\envchecklist,docx Rev: 02/2015 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. hel Construction equipment noise during normal hours of construction. 3) Proposed measures to reduce or control noise impacts, if any:hf elpl Industry standard use of equipment. S. 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.hf elnl Industrial. No. 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?hI elpl Not Applicable 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No c. Describe any structures on the site. hel Existing 53,400sf two level concrete building. Proposed 11,800sf addition. 12 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.docx Rev:02/2015 d. Will any structures be demolished? If so, what? hel No e. What is the current zoning classification of the site?hf 2! Medium Industrial, IM f. What is the current comprehensive plan designation of the site? lbglo Employment Area Valley Comprehensive Plan g. If applicable, what is the current shoreline master program designation of the .site?hf g Not Applicable h. Has any part of the site been classified as a critical area by the city or county? If so, specify.hf g Yes, Wetlands on the opposite side of the site from this proposal. Small seasonal wetland on adjacent property to the south. We are not impacting the wetlands or buffers. i. Approximately how many people would reside or work in the completed project? LLelo 15-20 j. Approximately how many people would the completed project displace?LLelpj 0 k. Proposed measures to avoid or reduce displacement impacts, if any:Lj ell None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any:hf gAl Meets the criteria for IM zoning designation. 13 H:\CED\Data\Forms-Templates\5elf-Help Handouts\Planning\envchecklist.docx Rev: 42/2015 m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: None nearby. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 21tipj 0 b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing, hel 0 c. Proposed measures to reduce or control housing impacts, if any:h( 2M N/A 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building materials) proposed?hf gi 30ft Max. Concrete. b. What views in the immediate vicinity would be altered or obstructed? hf elal None, adjacent to existing building. c. Proposed measures to reduce or control aesthetic impacts, if any. Ltelo N/A 14 H:\CED`Data\Forms-Templates\5eif-Help Handouts\Planningrenvchecklist.docx Rev:02/2015 11. LIGHTAND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? hf @j None b. Could light or glare from the finished project be a safety hazard or interfere with views? hI e� No c. What existing off-site sources of light or glare may affect your proposal?hf gM None known d. Proposed measures to reduce or control light and glare impacts, if any: ftlj N/A 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? hf elQl None known b. Would the proposed project displace any existing recreational uses? If so, describe. hel No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any:hf eipl N/A 15 H:\CED\Data\Forms-Templates\5eft-Help Handouts\Planning\envchecklist.docx Rev: 02/2015 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. Jb2lp No 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. itelp None known 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 c. department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc.hf L10 SEPA PROCESS d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. N/A 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. LtLlm Monster Road serves this site and is connected to the network of roads and streets within the city of Renton. 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?hf gid Yes, 1/8 mile away 16 H:NCED\Data\Forms-Templates\Self-Help Handouts\Planning\envchecklist.docx Rev, 02/2015 c. How many additional parking spaces would the completed projector non -project pr ooposal ha� fie? How many would the project or proposal eliminate? hel vs 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).h( elpl No. e. Will the projector proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe.hf gI No 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?hf elpl 15 Auto only observed by Owner. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No h. Proposed measures to reduce or control transportation impacts, if any:hf elpl None 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. lbelp No 17 HACEDIData\forms-Templates\Self-Help Handouts\ Plan ning\envchecklist.docx Rev: 02{2015 b. Proposed measures to reduce or control direct impacts on public services, if any. fhelpl Facility is improved with the addition to provide extra space for the same operations. This improves safety as well. E"11111H] 9 a. Check or circle utilities currently available at the site: hf elw Y electricity, Y natural gas, Y water, Y refuse service, Y telephone, Y sanitary sewer, septic system, other b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed.hLelp Existing utilities will be adequate. C. SIGNATURE"el 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. � � Com•' ; ` Proponent Signature: Name of Signee (printed): C r i Position and Agency/Organization: E �� I-, 4- 1 � � �4 v � �_ ti' ���z � �,� il� v eck A P i° Date Submitted:L<J ' ' J 18 H:\CED\Data\Forms Ternplates\5elf-Help Handouts\Planning\envchecklist.docx Rev: 02/2015 U. SUPPLEMENTAL SHEET FOR NONPROACT ACTIONShf elpl (These sheets should only be used for actions involving decisions on policies, plans and programs. You do not need to fill out these sheets for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent of the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 19 H:\CED\I)ata\Forms-Templates\Self-Help Handouts\Planning\envcheck list.docx Rev: 02/2015 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. 20 H:\CEa\Data\Forms-Templates\5eff-Help Handouts\Planning\envchecklist.docx Rev_ 02/2015 J S. Jones and Associaics, 1 3mc. BIOLOGICAL ASSESSMENT for the Seattle Pipe Trades Expansion 595 Monster Road S. W. Renton, Washington 98057-2937 Tax Parcel: 242304-9122 & 242304-9123 NW 1/4 of the NW 1/4 of Section 24, Township 23 North, Range 4 East, of the Willamette Meridian Prepared for: Seattle Pipe Trades 595 Monster Road S.W., Ste. 700 Renton, Washington 95057-2937 (206) Dated: November 4, 2075 Prepared by. Jeffery S. Jones Certified Professional Wetland Scientist & Wildlife Biologist RECEIVED PO Box 1 9 0 s ISSAQUAH, WASHINGTON 98027 CITY OFRENTON 253-905-5736 jeff.jsjones@comcast.net PLANNING DIVISION Table of Contents 1.0 Purpose of the Biological Assessment...................................................................................... l 2.0 Project Description...................................................................................................................2 2.1 Proposed Activity.................................................................................................................2 2.2 Construction Activities.........................................................................................................2 3.0 Project Action Area..................................................................................................................3 3.1 Site Location, Address, and Directions................................................................................3 3.2 Site Description....................................................................................................................3 3.3 Project Action Area.............................................................................................................. 3 3.4 Project Action Area Physical and Biological Attributes......................................................5 4.0 Federally Listed Species in King County................................................................................. 5 5.0 Federally Listed Species in King County Not Present in the Action Area...............................5 5.1 Marbled murrelet (Brachyramphus marmoratus)................................................................6 5.2 Northern spotted owl (Strix occidentalis caurina)...............................................................6 5.3 Bull Trout (Salvelinus confluentus)......................................................................................6 5.4 Gray Wolf (Canis lupus)......................................................................................................6 5.5 Grizzly Bear (Ursus arctos)................................................................................................. 6 5.6 Canadian Lynx (Lynx canadensis).......................................................................................7 5.7 March Sandwort (Arenaria paludicnla)...............................................................................7 5.8 Swamp sandwort (Arenaria paludicola)..............................................................................7 5.9 Triangular -lobed moonwort (Botrychium ascendens)..........................................................7 5.10 Stalked moonwort (Botrychium pedunculosum)................................................................7 5.11 Golden Paintbrush (Castilleja levisecla)............................................................................7 5.12 Tall bugbane (Cimicifuga elata).........................................................................................8 5.13 White meconella (Meconella oregana).............................................................................8 5.14 White -top aster (Sericocarpus rigius)................................................................................8 6.0 Federally Listed Species in King County Present in the Action Area......................................8 6.1 Puget Sound Chinook Salmon & Fall Chinook (Oncorhynchus tshawytscha) ....................8 6. 1.1 Habitat Conditions within the Project Action Area.......................................................8 6.1.2 Level of Use in the Project Action Area........................................................................8 6.2 Steelhead (Oncorhynchus mykiss).......................................................................................9 6.2.1 Habitat Conditions within the Project Action Area.......................................................9 6.2.2 Level of Use in the Project Area...................................................................................9 7.0 Effect of the Project on Listed Species.....................................................................................9 7. 1 Food Sources.......................................................................................................................9 7.2 Water Quality.......................................................................................................................9 7.3 Vegetation ....................................... ,.....................................................................................9 7.4 Predation..............................................................................................................................9 7.5 Avoidance of the Project Action Area..................................................................................9 8.0 WDFW Priority Habitats Within the Project Area.................................................................10 8.1 Biodiversity Area................................................................................................................10 8.2 Fort Dent Park, Freshwater Emergent Wetland..................................................................10 8.3 Wetland...............................................................................................................................10 9.0 Conservation Measures for Potential Impacts........................................................................10 November 2015 i J. S. Jones and Associates, Inc. 10.0 Recommended Determination of Effect...............................................................................11 10.1 Chinook Salmon...............................................................................................................11 10.2 Steelhead...........................................................................................................................11 11.0 Essential Fish Habitat(EFH)................................................................................................12 11.1 Essential Fish Habitat Background...................................................................................12 11.2 Essential Fish Habitat in the Action Area........................................................................12 11.3 Description of the Proposed Activity...............................................................................12 11.4 Potential Adverse Effects of Proposed Project on Salmon EFH......................................12 11.5 Essential Fish Habitat Conclusion................................................................... ...........12 12.0 References............................................................................................................................13 Figures 1.0 Vicinity Map............................................................................................................................4 Attachments USFWS Listed and Proposed Endangered and Threatened Species Action Area Map 100 -Year FEMA Flood Plain Map Civil Drawings. CLO — C6.0 WDFW Priority Habitats and Species Report DNR WA National Heritage Program (NHP) List for King County November 2015 i i J. S. Jones and Associates. Inc. 1.0 Purpose of the Biological Assessment The purpose of this assessment is to determine the effects of the proposed project on any of the federally listed endangered species and their critical habitat within the action area described in Section 3.3. This document is prepared in accordance with the City of Renton, Renton Municipal Code 4-8-120, which requires compliance with the FEMA 2010 Floodplain Habitat Assessment, also known as a Biological Assessment, and the Mitigation Regional Guidance. Major concerns to be addressed in the BA for federally listed wildlife are as follows: 1. Level of use of the proposed project area by listed species 2. Effect of the proposed project on listed species primary food stocks, prey species, and foraging areas in all areas influenced by the project 3. Impacts from proposed project construction (i.e., habitat loss, increased noise levels, increased human activity that may result in disturbance to listed species and /or their avoidance of the proposed project area) Major concerns to be addressed in the BA for federally listed plant species include the following: 1. Distribution of taxon in project vicinity 2. Disturbance (trampling, uprooting, collecting, etc.) of individual plants and loss of habitat 3. Changes in hydrology where taxon is found Section 10.0 of this report provides a recommended determination for the potential impacts associated with the proposed project on federally listed species. There are three possible categories for a determination of effect for each listed species. They include: No Effect, Not Likely to Adversely Affect, and Likely to Adversely Affect. Detailed definitions for these effects can be found in the U.S. Fish and Wildlife Service document, Biological Assessments and Section 7 of the Endangered Species Act (USFWS, 2000). Only federal agencies may make a determination of effect and decide whether a formal or informal consultation is necessary. Direct and indirect effects to listed species are analyzed by quantifying the extent of proposed project related activities, existing habitat conditions, and site specific alterations associated with the proposed project construction. This report also considers effects from interdependent actions (future actions that have no independent utility apart from the proposed action) and interrelated actions (future actions dependent upon the proposed action for their justification). Information was collected from literature review, site visits, engineer and client information, and agency contact. 2.0 Project Description 2.1 Proposed Activity The proposed activity is to expand the existing commercial structure and parking lot. The existing building is 53,400 s.f. with a 27,587 s.f. footprint. The proposed building addition is 11,814 s.f. total, with a 6250 s.f. building footprint. The structure addition will have an on - grade concrete slab, steel and aluminum frame, and flat roof. The parking lot will moved to the southeast, over an area that is existing railroad grade, to the toe of the steep slope. No additional stormwater vaults are proposed. Low impact development (LID) techniques will be used to avoid changes to the existing storm water retention/detention system on the north side of the building. The existing wetland and 25 -foot buffer will not be impacted. 2.2 Construction Activities Construction activities include: I . Installation of erosion and sediment controls 2. Implement best management construction practices 3. Removal of existing asphalt and tracks 4. Grading & clearing 5. Install of storm drainage pipeline 6. Install of utilities 7. Demolition of existing structure exterior wall 8. Construction of building addition 9. Construction of parking lot The exterior construction is expected to occur in 2016, depending on permit issuance. Interior construction may extend into 2017. Hours of construction are expected to occur daily between 7 a.m. and 7 p.m. Heavy equipment, i.e. excavators, dozers, graders, concrete trucks and pumps, asphalt laying equipment, and dump trucks, will be used for grading, clearing, concrete work, utilities and paving. Electric power tools, welders and compressors will be used for building construction. Construction materials may include but are not limited to the following: rock, gravel, sand, asphalt, concrete, steel, aluminum, plywood, framing lumber, nails, screws, adhesives, roofing materials and tar, paint, insulation materials, caulking, glass windows, carpet, linoleum, plastics, steel pipes, copper pipes, plastic pipes, sheet rock, and carpet. A Temporary Erosion and Sediment Control (TESL) Plan and best management practices (BMPs) for erosion prevention, during site grading and construction, will be implemented, see TESC Plans. Construction activities and the use of construction equipment will generate noise, dust, and emissions. The vegetation and excess soil will be trucked to a permitted topsoil handler and fill will be obtained from the nearest material handler. Earthwork will be done during dry weather, as much as possible. Construction vehicles will generate emissions including air pollutants, hydrocarbons and PCB's. Standard measures to control emissions include proper maintenance of all vehicles and use of watering vehicles to reduce dust. 2 3.0 Project Action Area 3.1 Site Location, Address, and Directions The subject property is located within the city limits of Renton. The project is located at 595 Monster Road S.W. (see Figure 1.0). The parcel numbers are 242304-9122 and 242304-9123. The tax parcels are located in the NW 114 of the NW 114 of Section 24, Township 23 North, Range 4 East, of the Willamette Meridian. Directions to the site from Renton City Hall are as follows: head northeast on S. Grady Way toward Wells Ave. S.; turn left onto S. Grady Way; turn right onto Talbot Rd. S.; short distance turn left onto S. 7`" St.; proceed several miles to Oaksdale Ave. S.W.; turn right onto Oaksdale Ave. S.W.; Oaksdale Ave. S.W. becomes Monster Rd. S.W.; turn left at 595 Monster Rd. S.W.; proceed to second building on the right and metal gate. 3.2 Site Description The subject property has a commercial building with perimeter parking lot, see the attached existing Grading and Drainage Plan. An old railroad grade with tracks is located between the wetland and existing parking lot. There is a wetland adjacent to a portion of the south parking lot. The southeast side of the property, opposite the railroad grade, is a steep slope. The slope is vegetated with Himalayan blackberry. A portion of the steep slope, on the parcel south of the existing building, is being purchased. The identified wetland southwest of the proposed expansion is a shallow pond. Dominant plant species include black cottonwood (Populus balsamifera t.), willows (Salix sp.), narrow -leaf cattail (Typha latifolia) and reed canarygrass (Phalaris arundinacea). The railroad grade is gravel that was historically treated with herbicides to prevent plant from growing. Himalayan blackberry (Rubus a.) dominates the slope above the railroad grade. The community has developed into large commercial businesses. A large raised railroad grade was constructed to the east of the property. In 1916, the Hiram Chittenden Locks lowered the level of Lake Washington ten feet and the Black River in downtown Renton was filled. Very little of the Black River remains. A large raised railroad grade was constructed to the cast of the property. 3.3 Project Action Area The project action area includes the existing and proposed development area, the area in which noise from construction may be heard, and the area in which land and water activity may be expected to increase. The project area is determined to be the subject parcel, parcel to the south, parcel to the north, entrance to Monster Road S.W., and both sides of Monster Road S.W. at the entrance. The action area does not extend over the active raised railroad grade to the west. 71 bac •Tip I _. fri- -I S 132nd St 43rd Sit17 - v rc l _ r �. r '. King r 7 St �. F_ i .�` i `moi iIL �a { i /I IN - - 1 010 UL Ao+ ♦ /'!'' ` + !; ~.i .til. r S 151 St St 3 x S 1.51st Pt S, 152nd SI - �'•A .. SW IfiEW St ,• a rx in .5 153rd 51 J_ Legend Q;. -- i a � KC Ta P I top KC Roads TUR Jurisdiction - + f Renton 'k Tukwila - pr 3.4 Project Action Area Physical and Biological Attributes The project area has commercial uses with extensive areas of impervious surfaces. The property is located within the 100 -year floodplain, see the attached floodplain map. Wetlands are located to the north, west and south of the existing building and parking. It is not clear where these wetlands discharge, but eventually outflows reach the Black River, Green River and Duwamish. An active raised railroad track system bisects the community. West of the railroad tracks is the Fort Dent soccer field complex. Northwest of the project area, the Black River discharges into the Green River. At the confluence of these two streams, the Green River becomes the Duwamish River. The few remaining undeveloped areas are mostly steep slopes, parks, or wetlands, which are tightly surrounded by development. The Black River Wildlife Area lies about 900 feet to the north. It is a large undeveloped area with mixed coniferous/deciduous forest. Although there is a significant level of human activity in this park, the park provides refuge for wildlife and has the largest blue heron rookery in Washington State. 4.0 Federally Listed Species in King County Information on federally listed species known or thought to occur in King County was obtained from the USFWS web site (see attachment), Washington Department of Fish and Wildlife (WDFW), the National Heritage Program (NHP), and the National Marine Fisheries Service (NMFS) web site. Candidate Species and Species of Concern are detailed in the USFWS list for King County (see attachments). Listed endangered or threatened species that are documented to occur in King County by the USFWS include the following: • Marbled murrelet (Brachyramphus marmoratus), Federally Threatened • Northern spotted owl (Strix occidendalis caurina), Federally Threatened • Coastal/Puget Sound bull trout (Salvelinus confiuentus), Federally Threatened • Puget Sound Chinook salmon (Oncorhynchus tshawytscha), Federally Threatened • Puget Sound Steelhead (Oncorhynchus mykiss), Federally Threatened Listed endangered or threatened species that may occur in King County include the following: • Gray wolf (Canis lupus), Federally Endangered, Pacific Northwest Population • Grizzly bear (Ursus arctos), Federally Threatened • Canada lynx (Lynx canadensis), Federally Threatened • Marsh sandwort (Arenaria paludicola), Federally Endangered • Golden paintbrush (Castilleja levisecta), Federally Threatened 5.0 Federally Listed Species in King County Not Present in the Action Area Several species that historically occurred in King County include grizzly bears, gray wolves, golden paintbrush, and marsh sandwort. WDFW have no current documented occurrences of these species and/or their habitats within the project action area (USFWS, 2004). None of these species were identified in the project action area on the WDFW Online PHS (Priority Habitats and Species) Report. The Washington Natural Heritage Program provides a list of priority plant species that may occur in King County, see the attached NHP list. The NHP field guide pages for each plant species are attached. The field guide pages provide information on the plant range and suitable habitat. 5.1 Marbled murrelet (Brachyramphus marmoratus) Marbled murrelets and their nesting habitats were not identified in the project action area. Marbled murrelets use forest stands typically characterized as old-growth. Their primary nesting habitat is within two miles of the shoreline of Puget Sound, in mature conifer tree stands with north aspects. 5.2 Northern spotted owl (Stria occidentalis caurina) The Northern spotted owl or its' habitats are not identified in the project action area. Northern spotted owls prefer mature old growth forests and wooded canyons (Peterson, 1990). The federal and state definitions of suitable habitat include old forest, sub -mature, or young forest marginal habitat. 5.3 Bull Trout (Salvelinus confluentus) Bull trout do not occur in the action area. Migratory forms of bull trout require migration corridors upstream and downstream for repeated spawning and use of seasonal habitat (USFWS, 2004). Bull trout population may give rise to several lite history strategies including anadromous, fluvial, adfluvial, and resident. Adults spawn repeatedly, moving upstream as early as April and spawning from September through mid-November. Juveniles rear in their natal streams for one to four years before migrating downstream to lakes, large rivers, or the ocean (USFWS, 2004). Anadromous bull trout enter non -natal watersheds to overwinter and forage (USFWS, 2004). Dolly Varden (Salvelinus malma) is a proposed species for western Washington because its appearance is indistinguishable in the field from bull trout. 5.4 Gray Wolf (Canis lupus) Gray wolves do not occur in the action area. They may be present in Western Washington. A wolf was hit by a car in April 2015, between North Bend and Snoqualmic Pass. They need a large range, 60 miles or more in diameter, in which to hunt (Burt, 1976). The major source of food for wolves are ungulates. Gray wolves typically spend winters in the vicinity of the ungulate winter range. Gray wolves are not well adapted to human activities (Larrison, 1976). Wolf mortality is increased with road density. The project action area is highly developed urban land, surrounded by miles of roads and development. There is no significant ungulate habitat in the project action area. 5.5 Grizzly Bear (Ursus arctos) Grizzly bears do not occur in the action area. Grizzly bears are found from the Cascade Mountains east along the Canadian border. Grizzly bears live in remote high mountain environments in Washington State, preferring sub -alpine forests and alpine meadows (Larrison, 1976). Grizzly bears typically spend winter in high elevation dens and spring in lower -elevation drainages and ungulate ranges. In summer and fall, they move back to higher elevations for plant food sources, including nuts, berries, and herbaceous vegetation. This species does not tolerate contact with humans and avoids open roads. The action area is characterized by intense 6 urban development that bears avoid. The action area does not provide habitat for grizzly bears because it does not provide habitat characteristics found in sub -alpine forests or alpine meadows. 5.6 Canadian Lynx (Lynx canadensis) The project action area does not provide habitat for Canada lynx. The Canada lynx is found in the Cascade Mountains. Suitable habitat is subalpine and boreal forest, generally above 4,000 feet in elevation. North aspects and snow depths greater than one meter are preferred (Stinson, 2001). The project action area is a highly urbanized environment, 30 miles from the foothills of the Cascades. Snow is uncommon and their main food source the snowshoe hare does not Iive in the project action area. 5.7 Marsh Sandwort (Arenaria paludicola) Marsh sandwort does not occur in the action area. No populations have been identified in King County. Marsh sandwort grows in coastal swamps and freshwater marshes from sea level to 1,480 feet (Parikh, 1998). It favors saturated acidic bog soils or soils that are predominantly sandy with a high organic content (NatureServe, 2005). It grows in plant communities associated with stream orchis (Epipactis gigantea), bur -reed (Sparganium sp.), sedges (Carex sp.), and rushes (Juncus sp.). In recent decades marsh sandwort populations have been decreased by a measurable shift from open water, marsh, and bog habitats to plant communities dominated by grass, willows, and trees (USFWS, 1993). 5.8 Swamp sandwort (Arenaria paludicola) Swamp or marsh sandwort does not occur in the action area. A physical search for Swamp sandwort in the proposed development area was performed. Swamp sandwort grows in organic soils and wetlands. There are no known populations in Washington State. Swamp sandwort is listed as Endangered. 5.9 Triangular -lobed moonwort (Botrychium ascendens) Triangular -lobed moonwort does not occur in the action area. A physical search for Triangular - lobed moonwort in the proposed development area was performed. Triangular -lobed moonwort grows in a variety of habitats including roadsides. The area adjacent to the existing parking lot is similar to a road side. There are no known populations in Washington state. Triangular -lobed moonwort is listed as a Species of Concern 5.10 Stalked moonwort (Botrychium pedunculosum) Stalked moonwort does not occur in the action area. A physical search for Stalked moonwort in the proposed development area was performed. Stalked moonwort habitats include meadows, springs, stream terraces, coniferous forest and forest edges. Plant species that it is associated with are not present in the action area. Stalked moonwort is listed as a Species of Concern 5.11 Golden Paintbrush (Castilleja levisecta) Golden paintbrush does not occur in the action area. There are no potential habitats for golden paintbrush within the action area because it is a dense commercially developed environment with no native meadows. Golden paintbrush is found in grassy, low elevation meadows of western Washington (Pojar, 1994). The project action area does not provide habitat for golden paintbrush because the remaining undeveloped areas are heavily overgrown with Himalayan blackberry and English ivy, and there are no native meadows. Golden paintbrush is listed as a Threatened species. 5.12 Tall bugbane (Cimicifuga elata) Tall bugbane does not occur in the action area. A physical search for Tall bugbane in the proposed development area was performed. Tall bugbane habitats include old growth forests with canopy openings and forest edges. Tall bugbane is listed as a Species of Concern. 5.13 White meconella (Meconella oregana) White meconella does not occur in the action area. A physical search for White meconella in the proposed development area was performed. White meconella habitat is open grasslands. Plant species that it is associated with are not present in the action area. White meconella is listed as a Species of Concern. 5.14 White -top aster (Sericocarpus rigius) White -top aster does not occur in the action area. A physical search for White -top aster in the proposed development area was performed. White -top aster habitat is open grasslands. White - top aster is listed as a Species of Concern. 6.0 Federally Listed Species in King County Present in the Action Area Information regarding federally listed threatened and endangered, proposed, and candidate species in the action area was obtained from the Washington Department of Fish and Wildlife Priority Habitats and Species Online Report and the Washington Natural Heritage Program list of priority plant species that may occur in King County, see the attached PHS Report and NHP list. The NHP field guide pages for each plant species are attached. The field guide pages provide information on the plant range and suitable habitat. 6.1 Puget Sound Chinook Salmon & Fall Chinook (Oncorhynchus tshawytscha) 6.1.1 Habitat Conditions within the Project Action Area The Black River no longer connects to the Cedar River, White River or Lake Washington. It acts as a side channel or remnant stream, providing floodplain connectivity necessary and refuge from seasonal high flow velocities (NOAA, 2005). The Black River provides stream habitat complexity generally absent in the Lower Green River or Duwamish River. The Black River is used for refuge during migration. Habitat complexity is generally a major factor in meeting salmon survival requirements. Chinook require cover such as large woody debris, aquatic vegetation, large rocks, and undercut banks to avoid predators. 6.1.2 Leel of Use in the Project Action Area Records of fish use are not available for the Black River. There has been considerable work and debate about how to estimate fish use. Fish count methods in the Green River changed from harvest based to hatchery escapement. "Fscapement for the Green/Duwamish River summer/fall chinook stock from 1986 to 1997 is shown in Figure CSP -1, averaged 6,031 and ranged from 2,027 to 10,059" (http://your.kin -,c� ountN�.,-,oN,'dnrp!library/2000/kcr728/volt/partl/no3/no3.pdf, page 3-8). 8 6.2 Steelhead (ancorhynchus mykiss) 6.2.1 Habitat Conditions within the Project Action Area Steelhead in the Lower Green River/Duwamish basin are native winter steelhead and summer hatchery fish. Habitat conditions for steelhead in the Black River are poor because of low flow. They spawn in rivers and streams, in medium to high gradient sections, at the heads of riffles, or at the tails of pools (NMFS, 2000). 6.2.2 Level of Use in the Project Area Records of steelhead use are not available for the Black River. Escapement estimates for the Lower Green River/Duwamish are between 1,000 and 2,700 fish annually from 1977 to 1989 (http://your.kin cg ounty.gov/dnM/libraryf 000.'kcr728/vollipartl/no3/no3. ddf, page 3-15). The level of use by steelhead in the Black River is probably low. 7.0 Effect of the Project on Listed Species 7.1 Food Sources The square footage of impervious asphalt will be reduced because the new parking area will be pervious asphalt and impervious asphalt will be removed for the building expansion. The project will have "no effect" on Chinook salmon and Steelhead food sources. 7.2 Water Quality New paving will be pervious asphalt, to reduce the impervious area and treat runoff directly. The existing stormwater vaults, north of the building, discharge north then west then south thru ponds and wetlands to the shared regional pump station. The existing stormwater vault system will not be changed. Water quality in the Black River is poor due to the stagnant conditions and high pollutant levels. Construction activities could decrease water quality if adequate erosion control measures and pollution preventions are not used. Leaking oil or hydrocarbons from construction equipment and vehicles could contaminate runoff. Turbidity and hydrocarbons have been shown to decrease Chinook vitality (Kahler, 2000). 7.3 Vegetation The project area is a considerable distance from the shoreline of the Black River. Removal of 6,000 square feet of Himalayan blackberry's and weeds will have "no effect" on Chinook salmon and Steelhead. 7.4 Predation There will be no direct or long-term effects on fish predation. 7.5 Avoidance of the Project Action Area No in -stream work is proposed. The development impacts are the minimum necessary for the building addition and parking. Most of the expansion is on existing parking surface area. 9 8.0 WDFW Priority Habitats Within the Project Area PHS identifies three priority habitats within the action area, Biodiversity Area, Freshwater Emergent Wetland and Wetland. WDFW defines priority habitat based on wildlife utilization. A priority habitat may be a unique vegetation type, a successional stage, or a specific habitat element of key value to wildlife. 8.1 Biodiversity Area The Biodiversity Area is Terrestrial Habitat, site name Renton Riparian Forest, associated with the Black River Wildlife Area. A wetland is also identified as associated with the Black River Wildlife Area. The Renton Riparian Forest is 93 acre forest with wetlands along the remaining section of the Black River. The Black River Wildlife Area has the largest great blue heron rookery in Washington State. These heron are a subspecies of the Puget Sound Lowlands. The Black River Wildlife Area is located north of Monster Road. No impacts to the Black River Wildlife Area or Renton Riparian Forest will occur from the proposed project. 8.2 Fort Dent Park, Freshwater Emergent Wetland The Freshwater Emergent Wetland is located in the Fort Dent Park, west of the active railroad grade, see attached NWI map. It has not been determined if there is a culvert connecting the wetlands on both sides of the active railroad grade, or where the water from these wetland outflows. However, no impacts to the Fort Dent Park emergent wetland are proposed. 8.3 Wetland The identified wetland southwest of the proposed expansion was evaluated in a J. S. Jones and Associates, Inc., Wetland Assessment, March 25, 2009. The wetland was rated as a Category III with a 25 -foot buffer requirement. The proposed expansion will have "no effect" on the wetland. 9.0 Conservation Measures for Potential Impacts The proposed building expansion will use best management construction practices to protect water and air quality. There is a high noise level in the area from trains, automobiles and heavy equipment that wildlife is accustom to. The following conservation measures will be used to protect priority species and habitats: 1) A sediment and erosion control plan will be followed. 2) A spill response plan will be followed. 3) The 25 -foot on-site wetland buffer boundary will be signed identifying the critical area. 10 10.0 Recommended Determination of Effect 10.1 Chinook Salmon This project will have "no effect" on Chinook salmon or critical habitat for Chinook salmon. This recommended determination is based on the following points: • Chinook salmon critical habitat is separated from the proposed development by existing development, railroad tracks and streets. • In -water or near -water work is not proposed. • Water quality will be maintained by using best management practices to prevent erosion. • Water temperatures will not be altered. • Increased predation will not occur. • Structural complexity along the on-site shoreline will not be affected. 10.2 Steelhead This project will have "no effect" on steelhead or habitat for steelhead. This recommended determination is based on the following points: • Steelhead critical habitat is separated from the proposed development by existing development, railroad tracks and streets. • In -water or near -water work is not proposed. • Water quality will be maintained by using best management practices to prevent erosion. • Water temperatures will not be altered. • Increased predation will not occur. • Structural complexity along the on-site shoreline will not be affected. 11.0 Essential Fish Habitat (EFH) 11.1 Essential Fish Habitat Background The Magnuson -Stevens Fishery Conservation and Management Act (MSA), as amended by the Sustainable Fisheries Act of 1996 (Public Law 104-267), requires Federal agencies to consult with MFS on activities that may adversely affect Essential Fish Habitat (EFH). The objective of this EFH review is to describe potential adverse effects to designated EFH for federally managed fisheries species within the proposed action area. It also describes conservation measures proposed to avoid, minimize, or otherwise offset potential adverse effects to designated EFH resulting from the proposed action. 11.2 Essential Fish Habitat in the Action Area The Black River provides habitat for Chinook and Steelhead. The Black River is EFH for juvenile rearing, juvenile migration, and adult migration. Important features of EFH in the Black River are water quantity and depth, food, cover and habitat complexity, space, access, and flood plain connectivity (PFMC, 1999). 11.3 Description of the Proposed Activity The subject property has a commercial building with perimeter parking lot, see the attached existing Grading and Drainage Plan. See Section 3.0 for a more complete project description. 11.4 Potential Adverse Effects of Proposed Project on Salmon EFH There are no potential adverse effects to salmonid EFH. Floodplain connectivity will not be altered. 11.5 Essential Fish Habitat Conclusion The proposed project will have "no effect" on essential fish habitat. The project is not in close proximity to the Black River or Green River. 12 12.0 References Burt, W. 1976. A Field Guide to the Mammals. Houghton Mifflin Company. Boston, MA. Kahler, Torn. 2000. A Summary qf the Effects of'Bulkheads, Piers, and Other Artificial Structures and Shorezone Development on F..SA-Listed Salmonids in Lakes. The Watershed Company. Kirkland, WA, Larrison, E. 1976. Mammals of the Northwest. Durham and Downey, Inc. Portland, OR. NatureServe. 2005. NatureServe Explorer: An online encyclopedia of life: Arenaria paludicola [web application]. Version 4.2. NatureServe, Arlington, Virginia. Obtained from http://www.natureser-ve.org/explorer. January, 2005. NMFS. 2000. Biological Opinion: Unlisted Species Analysis, and Section 10 Findings for proposed issuance of a Section 10 Incidental Take Permit to the City of Seattle, Seattle Public Utility, for the Cedar River Watershed Habitat Conservation Plan. Nation Marine Fisheries Service, Norwest Region, Washington State Habitat Branch. Seattle, WA. NOAA, 2005. Final Assessment of NDAA Fisheries' Critical Habitat Analytical Review Teams For 12 Evolutionarily Significant Units of'West Coast Salmon and Steelhead. NOAA Fisheries Protected Resources Division. Portland, OR. PFMC (Pacific Fishery Management Council). 1999. Amendment 14 to the Pacific Coast Salmon Plan. Appendix A: Description and ldenti frcation of Essential Fish Habitat, Adverse Impacts and Recommended Conservation Measures for Salmon. NOAA Award Number NA07FC0026. Pacific Fishery Management Council, Portland, OR. Parikh, A. K., et. al. 1998. Recovery Plan for zWarsh Sandwort (Arenaria paludicola) and Gambel's Watercress (Rorippa gambelii). USFWS. Portland, OR. Peterson, R. T. 1990. Western Birds. Houghton Mifflin Company. Boston, MA. Pojar, 1994. Plants of the Pacific Northwest Coast, Washington, Oregon, British Columbia & Alaska. B.C. Ministry of Forests and Lone Pine Publishing. Canada. USFWS. 1993. Endangered and Threatened Wildlife and Plants; Determination of Endangered Status for Two Plants, Arenaria paludicola (Marsh Sandwort) and Rorippa Gambellii (Gambel 's Watercress): Final Rule. U.S. Department of the Interior, Fish and Wildlife Service. Ventura, California. Obtained from http://www.edpr.ca.gov/docs/es/estext/fbO8O393.txt. January, 2005. USFWS. 2000. Biological Assessments and .Section 7 of the Endangered Species Act. USFWS. Lacey, WA. 13 USFWS. 2004. Draft Recovery Plan for the Coastal -Puget Sound Disticnt Population Segment of Bull Trout (Salvelinus confluentus). Volume 1(of II): Puget Sound Management Unit. Portland, Oregon. 389 + xvii pp. USFWS. 2004. Listed and Proposed Endangered and Threatened Species and Critical Habitat; Candidate Species; and Species of Concern in Western Washington: King County. USFWS Western Washington Fish and Wildlife Office. Lacey WA. Obtained from http://westernwashingion.fws.gov/se/Sl; list endangered Species.asp. October, 2004. 14 Attachments 15 r - Federally Listed Priority Species Federal WDFW PHS DNR NHP In Action Listed Report Area Marbled Murrelet T No Northern Spotted Owl T No Coastal/Puget Bull Trout T No Puget Sounty Chinook Salmon T Y Yes Puget Sound Steelhead T Y Yes Gray Wolf T No Grizzly Bear E No Canada Lynx T No Swamp sandwort LE Y No Triganular-lobed moonwort SC Y No Stalked moonwort SC Y No Golden paintbrush LT Y No Tall bugbane SC Y No White meconella SC Y No White -top aster SC Y No :=%�- --- er o� r �` - } ��+_ ` � 1/ y4 � • --�f � --- - - .r k +^may � - -�O��f� IVk,s� :ice ��';'��,• XY llj ox,o,eoo .Y � - 'r q��,•,4 r ' � �ep',,,�ii�i 1 lllt �.� � �±,�,'r f, I:+' �►�, '' t4 =' • `-.,�, Air° t• � �, �� �. r ��;��� e � � 4`�, �� � II �r � f �, �, r 'r, - -� - �,� y �Z r ��c r ��1 � w 1 �Fi�✓ ` ti V) z L U Lou Zo Z WOERMAN a- Lcun wx V F- Lu z W o a Z o 9 �QCq a� WQERMAN'og� �Wox-� a z _ s - O N ¢ O O � K N ZR 13 x W K LL p \ C4 04, m ` -TOPO'N aQ q ¢ a �0 , ki m ` -TOPO'N • n �� s I � z Z Wkill W0 �sl� aJ a m z a ��y a a e al i ��oa Q Q WQERMAN u W ZU i' a V 0 F 3� m... i Z W s H J r W x WC ERMAN Ill!� cn CL oU z� " V FWD Ln 70 �ti _ �N� 3 Niro oW �. o= $i�i�Wo '�=� `� '•V'' ��o ��? �`8 s�Q WaA Lu ARM<, - - - rno�k O s o 12 CJ W S 0s��"',.,"�`du;E 3 13 �S¢��� Yo'R�t2Lj v, �pFs� $doW <o WW2- E F �ni F�g¢izupukESgQ BF �� `a y � 54 o" W€� ` y Who �W� �a�ow Q 9 g- ..�r2.'d� ?o �e �' ��g8 O u oK � aNt��=,GQo�=fix ��Jis F3 iT6 � , w (Di w _ ti r 4• ns z w o °U5 U � a J� aha 11VQERMAN� n w x ow' V w --.z 4 U F— L= a - h Al a H_Ut AW r� y �= y 1 J � J � J oz _ rzw oa3� s rc =o �ozU� �if`'nLL '_nzzz az�Tx N io Wg L 4 U F— L= a - h mea a H_Ut AW r� y �= y 1 J � J � J oz _ rzw C, L 4 U F— L= a - h mea a r� y �= y 1 J � J 4 U F— L= a O r� y �= y 1 J � J � J oz _ rzw 4 U F— L= vi W Z'# Z W0O LL Q Z WQERMAN nix � o� V at W z -- - Alli I A111 n E oI b ELFV I I ti 1 I �H 1 J I JQ¢ l -Oi I � V I I I I } * "LEV — J FV w.a Mw.r �� wfsP:wr�lnrnauu��na_�im ••�••••a.• m T m Q. a. 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Z i N t c w c -S (D o m E � c o 2 a _ m f9 N o $ o E w c m ;'Z E G C W N T 7 T O p N C � C u .y O •C N O Nv o�mLL E E' N c p N �} c g�2�, N l5 L _ � O �y .a N d C N cc :3 m vac � � C 8y;m N O L m QC N C1 N G P N C = N L r E 2 m c E LL l6 p N L � O N > c a7i N N N. > LL o E ui� .N ID � CD � p N ❑ c ii N S-1 E o r,0v N G v ow LEOC U N #ate l6 C G O �p N Vi c -0_r_ lOQ yN C C 4 CO O N O Q � w'asgEn�to� tq CO aLD L� W) v W O g E o N o g 39iE ❑ �6 m Q 40 f 1 1 11 21201 5 c List of Rare Plants from the Washington Natural Heritat ,cram dra WASNlt4GrON STATE UEPAR IEW OF Refartz trr Washircri'nn Natural Resources Namral Heritage Program Wasbingil:on Reference Desk Nal>u ral ---- Iferilage Reference Desk I.acattot1 St'arC.111 Rare Plants I Rare Animals I Communities Program Cis Field Gilidt-s f Publications Natural Heritage Plan Washington Natural Heritage Information System List of Known Occurrences of Rare Plants in Washington September 2014 King County A key to status fields appears below. If a scientific name is underlined you may click on it to go to a field guide page (pdf format, average size 300 kb) for that taxon. Arenaria paludicola swamp sandwort X LE H Bidens amplissima Vancouver Island beggar -ticks R1 H Boschniakia hookeri Vancouver ground -cone R1 Botrychium ascendens triangular -lobed moonwort S SC Botrychium pedunculosum stalked moenwort S SC Brotherella roeilii Roll's golden log moss T H Campanula lasioca!paa Alaska harebell S Carex cornosa bristly sedge S Carex macrochaeta large -awned sedge T H Carex pauciflora few -flowered sedge S Carex stvlosa long -styled sedge S Cassiope lyc000dioides clubmoss cassiupe T Castillela levisecta golden paintbrush E LT H Ceratophyllum echinatum smooth hornwort R1 Chrysolepis chrysoghylla var. golden chinquapin S chrysophylla Cimicifuaa elates tall bugbane S SC Copus aspieniifolia spleenwort-leaved goldthread S Elodea nuttallii Nuttall's waterweed R1 H Fritillaria camschatcensis black Gly S Heterotheca oregona Oregon goldenaster T Hvpericum majus Canadian St. John's -wort S Lathyrus vestitus var. ochropgtalus Pacific pea E Lobelia dortmanna water lobelia T Lycopadiella inundates bog clubmoss S H Lycopodium dendroideum treelike clubmoss S Meconella oregana white meconella E SC H Montia diffusa branching montia S H Nuttallanthus texanus Texas toadflax S H WJtwwwi.dor.wagovlO#refdesk listslptantsxcdking.html 112 1 111 2120 1 5 Cote._, List of Rare Plants from the Washington Natural HeritaL Dram Platarythera chorisiana Racomitrium aquaticum Schistostesta nennata ricoca rii Utricularia gjbba Utricularia intem78di Chods' bog -orchid T aquatic racomitrium moss R1 luminous moss R1 white -top aster S humped bladderwort R1 flat4eaved bladderwort S H indicates most recent sighting in the county is before 1977. SC H State Status of plant species Is determined by the Washington Natural Heritage Program. Factors considered include abundance, occurrence patterns, vulnerability, threats, existing protection, and taxonomic distinctness_ Values include: E = Endangered. In danger of becoming extinct or extirpated from Washington. T = Threatened. Likely to become Endangered In Washington. S = Sensitive. Vulnerable or declining and could become Endangered or Threatened in the state. X = Possibly extinct or Extirpated from Washington. R1 = Review group 1. Of potential concern but needs more field work to assign another rank. R2 = Review group 2. Of potential concern butwith unresolved taxonomic questions. Federal Status under the U.S. Endangered Species Act(USESA) as published in the Federal Register: LE = Listed Endangered. In danger of extinction. LT = Listed Threatened. Likely to become endangered. PE = Proposed Endangered, PT= Proposed Threatened. C = Candidate species. Sufficient information exists to support listing as Endangered or Threatened. SC = Species of Concern. An unofficial status, the species appears to be in jeopardy, but insufficient information to support listing. tspJhvwwl.dnr.wa.gov/nhplrefdeskflistrdplarbxoWimhtrnI 2J2 f SUBDIVISION LuAi9mo294 Guarantee/Certificate Number: Issued By: *' CHICAGO TITLE INSURANCE COMPANY 0041828-06 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES McKenzie Rothwell Barlow & Coughran, P.S. herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 701 Sth Avenue, Suite 2300 Seattle, WA 98104 t~ Countersigned By: Authorized Officer or Agent Chicago Title Insurance Company By: President Attest: Secretary RECEIVED JUN 1 0 2015 CITY OF PENTON R-ANrViNG DIVS;0,% Subdivision Guarantee/Certificate Printed: 06.08. 15 @ 01:13 PM Page 1 WA-CT-FNSE-02150.622476-SPS-1-15-0D41828-06 CHICAGO TITLE INSURANCE CL --_-'ANY A GUARANTr-r-/CERTIFICATE NO. 0041828-06 14 ISSUING OFFICE = Title Officer: Commercial / Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTitleUnit6@ctt.com SCHEDULE A Liability Premium Tax $1,000.00 $500.00 $48.00 Effective Date: June 1, 2015 at 08:00 AM The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: K & M Holdings IV, LLC, a Washington limited liability company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdlvlslon GuaranteWGertlficate Printed: 06.08.15 @ 01:13 PM Page 2 WA-CT-FNSE-02150.62247"PS-1-15-0041828-06 EXHIBIT "A" Legal Description Lot A City of Renton Lot Line Adjustment No- LUA-02-102-LLA, recorded December 10, 2002 under King County Recording No. 20021210900012, records of King County, Washington. Subdivision Guarantee/Certifleate Printed: 06.08.15 @ 01:13 PM Page 3 WA-CT-FNSE-02150,622476-SPS-1 -15-0041828-06 CHICAGO TITLE INSURANCE CC __ ANY GUARANT��,CERTIFICATE NO. 0041828-06 SCHEDULE B Subdivision Guarantee/Certificate Printed: 06.08.15 a 01:13 PM Page 4 WA-GT-FNSE-02150.622476-SPS-1-15-0041828-06 CHICAGO TITLE INSURANCE i.,wMPANY GUARAI _ _ _EICERTIFICATE NO. 0041828-06 SCHEDULE B (continued) SPECIAL EXCEPTIONS Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: Purpose: Water Pipeline Recording Date: May 13, 1905 Recording No: 1337821 Affects: The description contained therein is not sufficient to determine its exact location within the property 2. Drainage System Agreement and the terms and conditions thereof Recording Date: November 15, 1921 Recording No.: 158770 Said agreement was amended by instrument recorded under recording numbe 2602211 3. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: Chicago, Milwaukee, St. Paul & Pacific Railroad Company Purpose: Industrial Track or Tracks, Slopes, Cuts and Fills together with necessary embankment Recording Date: September 19, 1961 Recording No: 5331102 Affects: A portion of said premises and other property 4. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: City of Seattle Purpose: Sewer Interceptor Recording Dat 6 Recording No: 186020208401 Affects: Westerly portion of said premises and other property 5. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Puget Sound Power and Light Company Purpose: Electric transmission and/or distribution line, together with necessary appurtenances Recording Date: 05/23/1988 Recording No: 8805230282 Affects: 10 foot strip lying within said premises however, the description contained therein is not sufficient to determine its exact location within the property 6. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: City of Renton Purpose: Wetland Inspection Recording Date: June 21, 1990 Recording No: 9006210681 Affects: An unimproved portion of said premises Subdivision Guarantee/Certificate Printed: 06.08. 15 @ 01:13 PM Page 5 WA-CT-FNSE-02150.622478-SPS-1-15-0041828-06 CHICAGO TITLE INSURANCE Cl ---- ANY GUARANT&v-rCERTIFICATE NO. 0041828-06 SCHEDULE B (continued) 7. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: Purpose: Reciprocal Access and Utilities Recording Date: June 28, 1990 Recording No: 9006281428 Said easement contains provisions for bearing the cost of maintenance, repair or reconstruction of the right of way for access. 8. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: Purpose: Railroad Spur Recording Date: June 28, 1990 Recording No: 9006281429 Affects: A portion of said premises and other property Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the right of way for railroad spur by the users 9. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: Purpose: Reciprocal Emergency Vehical Access Recording Date: June 28, 1990 Recording No: 9006281430 Affects: A 60 foot strip within the subject premises 10. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: Purpose: Waterline for fire protection Recording Date: June 28, 1990 Recording No: 9006281435 Affects: A 15 foot strip within said premises Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the right of way for by the users 11. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: Purpose: Sewer Line Recording Date: June 28, 1990 Recording No: 9006281436 Affects: A 20 foot strip within the easterly portion of said premises 12. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of. MCI Telecommunications Corporation Purpose: Underground Communication Equipment Recording Date: October 29, 1991 Recording No: 9110290815 Affects: Westerly portion of said premises Subdivision Guarantea/Certiflcate Printed: 06.08.15 @ 01:13 PM Page 6 wA-CT-FNSE-02150.622476SPS-1-15-004182&08 r CHICAGO TITLE INSURANCE vvMPANY SCHEDULE B (continued) GUARAI _ . _EICERTIFICATE NO. 0041828-06 13. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: City of Renton Purpose: Public Utilites Recording Date: August 10, 1992 Recording No: 9208100903 and 8g81009q Affects: Northerly portion of said premises 14. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: U.S. Sprint Communiations Company Purpose: Underground Communication Equipment Recording Date: December 16, 1998 Recording No: 9812161017 Affects: Westerly portion of said premises 15. City of Renton Ordinance No. 3982 Recording Date: August 21, 1987 Recording No.: 8708210845 16. City of Renton Ordinance No. 4167 Recording Date: August 19, 1988 Recording No.: 8808190391 17. Wetland Maintenance Agreement and the terms and conditions thereof Recording Date: June 28, 1990 Recording No.: 9006281437 18. Waiver of Protest Regarding Formation of a Local Improvment District and/or off-site roadway improvements Recording Date: September 27, 1990 Recording No.: 9009271241 19. Regional Dentention Facility Pump Station and Establishment of Reciprocal Easements Related Thereto Recording Date: June 19, 1995 Recording No.: 9506191492 20. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: City of Renton Purpose: Public Utilities Recording Date: October 23, 2000 Recording No: 20001023001178 and 20001023001179 Affects: A portion of said premises Subdivision Guarantee/Certificate Printed: 06.08.15 @ 01:13 PM Page 7 WA-CT-FNSE-02150.622476-SPS-1-15-0041826-06 CHICAGO TITLE INSURANCE Cl ____ ANY SCHEDULE B (continued) GUARANTv_ (CERTIFICATE NO. 0041828-06 14 21. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on City of Renton Boundary Line Adjustment LUA-02-102-LLA: Recording No: 20021210900012 22. Easement deed by Court Order in Settlement of Landowner Action and the terms and conditions thereof: Recording Date: April 16, 2014 Recording No.: 20140416000165 23. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2015 Tax Account No.: 242304-9123-04 Levy Code: 2100 Assessed Value -Land: $2,416,700.00 Assessed Value -Improvements: $2,223,700.00 General and Special Taxes: Billed: $58,810.85 Paid: $29,405.43 Unpaid: $29,405.42 24. A deed of trust to secure an indebtedness in the amount shown below, Amount: $3,300,000.00 Dated: January 10, 2014 Trustor/Grantor: K & M Holdings IV, L.L.C, a Washington limited liability company Trustee: Ticar Title Company Beneficiary: Heritage Bank Recording Date: January 13, 2004 Recording No.: 201401130000824 25. An assignment of all moneys due, or to become due as rental or otherwise from said Land, to secure payment of an indebtedness, shown below and upon the terms and conditions therein Amount: $3,300,000.00 Assigned to: Hertiage Bank Assigned By: K & M Holdings IV, L.L.C, a Washington limited liability company Recording Date: January 13, 2014 Recording No.: 20140113000825 26. Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon the Land and rights of tenants to remove trade fixtures at the expiration of the terms. Subdivision GuaranbeelCertftate Printed: 06.08.15 @ 111:13 PM Page 8 WA-CT-FNSE-02150.622476-SPS-1-15-0041828-06 CHICAGO TITLE INSURANCE .,wMPANY GUARA-.. _EICERTIFICATE NO. 0041828-08 SCHEDULE B (continued) Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Lot A. Boundary Line Adjustment No. 20021210900012 Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF SCHEDULE B Subdivision Guarantee/Certificate Printed: 06.08.15 @ 01:13 PM Page 9 WA-CF-FNSE-02150.622476-SPS-1-15-0041828-06 Assessor -Map This map has been copied from the public retards and is provided solely for N the purpose of assisting in locating the premises. No liabilities are assumed A Chicago Title for inaccuracies contained herein or for variations, If any, in dimensions, area or location of the premises or the location of improvements ascertained by actual survey. Page 1 of 1 RECEIVED JUN 1 0 2015 CITY OF PENTON http://geo.sentrydynamics.net[WA King/assrmap.aspx?parcelid=2423049123 5/27/2015 SUBDIVISION Issued By: UN, CHICAGO TITLE INSURANCE COMPANY Guarantee/Certificate Number: 0037393-06 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Seattle Area Plumbing & Pipefitting Industry Training Trust herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Insurance Company By: Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 96104 President Countersigned By: Attest: ��r. k x1F ttt � . Authorized Officer or Agent Secretary RECEIVED MAY 1 9 ?015 CITY OF RENTON PLANr OiG I)VISK N Subdivision GuarantWOedificats Printed: 44.24.15 @ 11:01 AM Page 1 WA-GT.FNSE-02150.82247GSP5-1-15-0037393-W CHICAGO TITLE INSURANCE COMPANY GUARANTEEICERTIFICATE NO. 0037393-06 ISSUING OFFICE: Title Officer Commercial 1 Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTitleUnit6 ctt.corn SCHEDULE A LiabilityPremium - Tax $1,000.00 $350.00 $33.60 Effective Date: April 7, 2015 at 12:00 AM The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Seattle Area Plumbing 3 Pipefitting Industry Journeyman & Apprentice Association, a Non -Profit Corporation subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdivision GuaranteelCertificate Printed: 04.24.15 @ 11:01 AM Page 2 WA-GT-FNSE-02150.822476-SPS-1-15-0037393-06 EXHIBIT "A" Legal Description That portion of the northwest quarter of the northwest quarter of Section 24, Township 23 North, Range 4 East, Willamette Meridian, in King County, Washington, described as follows; Commencing at the Northeast Corner of the Northwest Quarter of said Section 24; Thence North 87°26'48" West, along the North Line thereof 1,214.00 feet to the westerly margin of County Road No. 8, Charles Monster Road Southwest, also known as Steel Hill Road, now vacated; Thence South 32029'51" East, along said westerly margin, 85.34 feet; Thence on a curve to the right having a radius of 256.48 feet, and along said westerly margin 139.14 feet; Thence South 01'24'51" East, along said Westerly Margin, 268.00 feet; Thence South 88°35'09" West 436.55 feet; Thence South 02°33'12" West 115.03 feet; Thence South 70°05'34" West 95.47 feet; Thence South 88037'17" West 105.38 feet; Thence North 01 022'40" West 179.50 feet to the centerline of an easement for railroad spur line as conveyed to the Chicago, Milwaukee, St. Paul and Pacific Railroad Company by deed recorded under recording number 5331102, in King County, Washington, and the true point of beginning; Thence North 01 °22'40" West 258.40 feet; Thence South 88003'08" West 283.04 feet; Thence South 54028'10" west 482.84 feet to the centerline of Said Railroad Spur Line Easement; Thence South 27°09'57" East along said centerline 22.44 feet; Thence on a curve to the left having a radius of 365.32 feet, and along the centerline of said railroad spur line easement 857.54 feet to the true point of beginning; TOGETHER WITH an easement for ingress, egress and utilities across that portion of the northwest quarter and Government Lot 1, in Section 24, Township 23 North, Range 4 East, Willamette Meridian, in King County, Washington, and the southwest quarter of and Government Lot 6, in Section 13, Township 23 North, Range 4 east, Willamette Meridian, in King County, Washington, more particularly described as follows: Commencing at the quarter comer between sections 13 and 24, in Said Township and range; Thence North 8702648" West, along the North Line of said northwest quarter 1,214.00 feet to the westerly margin of County Road No. 8, Charles Monster Road southwest and now known as Steel Hill Road; Thence South 32°29'51" East, along said Westerly Margin, 85.34 feet; Thence on a curve to the right having a radius of 256.48 feet, and along said westerly margin 139.14 feet; Thence South 01'24'51" East, along said westerly margin, 268.00 feet; Thence South 88'3509" West 436.55 feet; Thence South 02°33'12" West 115.03 feet; Thence South 70°05'34" West 95.47 feet; Thence South 88'37'17" West 90.38 feet to the true point of beginning; Thence North 01°22'40" West 888.05 feet to the southerly margin of Oakesdale Avenue southwest as conveyed to the City of Renton by deed recorded under recording number 8702100643, in King County, Washington; Thence South 88002'28" West along said southerly margin 30.00 feet; Thence South 01 02240" East 470.00 feet; Thence South 29°35'10" West 29.15 feet; Thence South 01'22'40" East 40.00 feet; Thence South 2002525" West 26.92 feet; Thence South 01 02240" East 40.00 feet; Thence South 29035'10" West 29.15 feet; Thence South 01'22'40" East 72.00 feet; Thence North 8837'20" East 39.99 feet; Thence South 01 022'40" East 190.76 feet; Thence North 88'37'17" east 30.00 feet to the true point of beginning; EXCEPT that portion thereof lying within the main tract above. Subdivision GuaranteelCsrtificate Printed: 64.24.15 @ 11:01 AM Page 3 WA-CT-FNSE-62154.622476-SPS-1-15-0037393-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEEICERTIFICATE NO. 0037393-06 1'1dIAbill R:I.j Subdivision Guarantee/Cenificate Printed: 04.24.15 @ 11:01 AM Page 4 WA-CT-FN5E-02150.622476-SPS-1-15-0037393-W CHICAGO TITLE INSURANCE COMPANY GUARANTEEICERTIIFICATE NO. 0037393-06 SCHEDULE B (continued) SPECIAL EXCEPTIONS Easement and the terms and conditions thereof: Grantee: Municipality of Metropolitan Seattle Purpose: Sewer interceptor and a district heating and ooaling system with necessary appurtenances Area affected: A strip of Land 20 feet in width along a Westerly portion of said premises and other property Recorded: May 2, 1986 Recording number: 8606020840 Easement and the terms and conditions thereof: Grantee: City of Renton Purpose: Access to inspect property to determine whether certain wetlands located on said premises and other property have been properly maintained and protected by the owners Area affected: The unimproved area of said premises and other property Recorded: June 21, 1990 Recording number: 9006210681 The description contained therein is not sufficient to determine its exact location within the property herein described. 3. Easement and the terms and conditions thereof: Purpose: Reciprocal ingress, egress and utilities Area affected: Easterly portion of said premises and other property Recorded: June 28, 1990 Recording number: 9006281428 Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the road by the users. Terms and conditions of (partial) release of reciprocal access and utility easement: Executed by: B & G Renton Partnership, a Washington General Partnership Recorded: July 29, 1998 Recording number: 9807291970 4. Easement and the terms and conditions thereof: Purpose: Railroad spur Area affected: Portion of said premises and other property Recorded: June 28, 1990 Recording number: 9006281429 Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the spur by the users. Printed: 04.24.15 @ 11:01 AM Subdivision GuaranteelCertftate Page 5 WA-CT-FNSE-02150.622476-SPS-1-15-0037393-D6 CHICAGO TITLE INSURANCE COMPANY GUARANTEEICERTIFICATE NO. 0037393-06 SCHEDULE B (continued) 5. Easement and the terms and conditions thereof: Purpose: Reciprocal easement for nonbuildable area and emergency vehicle access Area affected: A strip of Land 60 feet in width across an Easterty portion of said premises and other property Recorded: June 28, 1990 Recording number: 9006281430 6. Easement and the terms and conditions thereof: Purpose: Waterline for fire protection Area affected: A strip of Land 15 feet in width within said premises and other property Recorded: June 28, 1990 Recording number: 9006281435 Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the waterline by the users. Easement and the terms and conditions thereof! Purpose: Sewer line and all convenient appurtenances Area affected: Portion of said premises and other property Recorded: June 28, 1990 Recording number: 9006281436 Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the sewer by the users. 8. Easement and the terms and conditions thereof: Purpose: Drainage of surface water Area affected: Portion of said premises lying within the wetlands Recorded: June 28, 1990 Recording number: 9006281437 Said instrument also contains a covenant regarding maintenance of the Wetlands located on the respective parcels of each owner. 9. Easement and the terms and conditions thereof: Grantee: MCi Telecommunications Corporation Purpose: Underground communications equipment Area affected: Westerly portion of said premises and other property Recorded: October 29, 1991 Recording number: 9110290815 We note that said easement was not executed by the vestees herein. Subdivision Guaranteelcerlificale Printed: 0424.15 @ 11:01 AM Page 6 WA-CT-FNSE-02150.622476-SPS-1-15-0037393-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEEICERTIFICATE NO. 0037393-06 SCHEDULE B (continued) 10. Easement and the terms and conditions thereof; Grantee: City of Renton Purpose: Roadway and public utilities with necessary appurtenances Area affected: Easterly portion of said premises Recorded: August 10, 1992 Recording number: 9208100904 11. Easement and the terms and conditions thereof: Grantee: Owners adjoining to the north Purpose: Parking and related above or below ground improvements Area affected: Northerly 45 feet of said premises Recorded: February 15, 1994 Recording number: 9402151666 Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the parking by the Users. 12. Easement and the terms and conditions thereof: Purpose: Regional detention facility and pump station Area affected: Northwesterly portion of said premises and other property Recorded: June 19, 1995 Recording number: 9506191492 Said instrument contains provisions for bearing the cost of maintenance, repair or reconstruction of the regional detention facility by the users. 13. Easement and the terms and conditions thereof: Grantee: City of Renton, a Municipal Corporation Purpose: Inspecting, maintaining, improving, repairing, constructing, reconstructing, locating and relocating water lines Area affected: Portion of said premises Recorded: October 11, 1996 Recording number: 9610111424 14. Easement and the terms and conditions thereof: Grantee: Opus Northwest, L.L,C., a Delaware Limited Liability Company Purpose: Installation, operation, maintenance and replacement of a sewer line and appurenances thereto Area affected: An easterly portion of said premises as described and delineated in document Recorded: October 28, 1999 Recording number: 19991028000216 Subdivision Guarantee/08dificate Printed: 04.24.15 @ 11:01 AM Page 7 WA-:T-FN5E-02150.622476-SPS-1-15.0037393-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEEMERTIFICATE NO. 0037393-06 SCHEDULE B (continued) 15. Easement for the purpose shown below and rights incidental thereto as condemned by an instrument, Entitled: Easement Deed by Court Order in Settlement of Landowner Action Court: United States District Court Western District at Tacoma Case No.: 3:11-cv-05274-RBL In favor of: Sprint Communications Company L.P. and Level 3 Communications, LLC Purpose: Telecommunications easement Recording Date: August 16, 2013 Recording No.: 20130816000781 Affects: Portion of said premises and other property Said Easement Deed by Court Order also appears of record under recording number 20140416000165. 16. Agreement and the terms and conditions thereof: Between: Eland Building Limited Partnership, a Washington Limited Partnership And: B & G Renton Partnership, a Washington General Partnership Recorded: June 28, 1990 Recording number: 9006281437 Regarding: Maintenance of wetlands 17. Agreement and the terms and conditions thereof: Between: B & G Limited Partnership And: Eland Building Limited Partnership and the City of Renton Recorded: September 27, 1990 Recording number: 9009271241 Regarding: Agreement to Waive Protest of Formation of an LID andlor off-site roadway improvements due to potential realignment of Oaksdale Ave. SW Right of Way. 18. Declaration of Covenant and the Terns and conditions thereof: Between: Seattle Area Plumbing and Pipe Fitting Apprentice & Journeyman Training Trust and: Eland Building Limited Partnership; City of Renton Recorded: July 16, 1996 Recording number: 9607161249 Regarding: Construction of a Regional Detention Facility and Pump Station together with Monitoring and Maintenance Provisions related thereto. 19. The subject property is presently classified as exempt and may be subject to the collection of back taxes for a possible 3 to 10 year period, depending upon the actual use classification of the property during its exempt status. Inquiry should be made to the King County Assessor's office or the company for additional information. Tax Account Number: 242304-9122-05 Levy Code: 2100 Subdivision GuarardeelCerGficste Printed: 04.24.15 (9 11:01 AM Page 8 WA-CT-FNSE-0215D.W47"PS-1-15-0037393-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0037393-06 SCHEDULE B (continued) 20. Special taxes for surface water management and/or other special charges: 1st half delinquent May 1st, 2nd half delinquent November 1st: Year: 2015 Amount Billed: $126.69 Amount Paid: $ 0.00 Amount due: $126.69 Tax Account Number: 242304-9122-05 Levy Code: 2100 Note: if the tax amount is not evenly divisible into two payments, King County will require the half payment be rounded up to the next cent. Failure to round up the half payment may result in rejection of the tax payment by the County. 21. A deed of trust to secure an indebtedness in the amount shown below, Amount: $790,000.00 Dated: December 21, 2012 TrustodGrantor: Seattle Area Plumbing & Pipefitting Industry Journeyman & Apprentice Association, a nonprofit corporation Trustee: Chicago Title Insurance Company Beneficiary: U.S. Bank National Association, a national banking association Recording Date: January22, 2013 Recording No.: 20130122003062 22. Assignment of Rents and Leases Assigned to: U.S. Bank National Association Assigned by: Seattle Area Plumbing & Pipefitting Industry Journeyman & Apprentice Association, a nonprofit corporation Recording Date: January 22, 2013 Recording No.: 20130122003063 23, Subordination, Nondisturbance and Attornment Agreement, and the terms and conditions thereof: Lender: U.S. Bank National Association Tenant: Local No. 32 of the United States Association of Journeymen and of the Plumbers and Pipefitters Industry of USA and Canada, AFL-CIO Landlord: Stacey Johnson, Jeff Owen, Ed Kommers, Steve LeMay, Eric Pound and Frank Leonard, the current Co -Trustees of Seattle Area Plumbing and Pipefitting Industry Journeymen and Apprentice Training Trustunder Trust Agreement dated September 5, 1968 Recording Date: January 22, 2013 Recording No.: 20130122003064 Subdivision GuarantWCertificate Printed: 04.24.15 @ 11:01 AM Page 9 wA-CT-FNSE-02150.622476-SPS-1-15-0037393406 CHICAGO TITLE INSURANCE COMPANY GUARANTEEICERTIFICATE NO. 0037393-06 SCHEDULE B (continued) 24. Subordination, Nondisturbance and Attornment Agreement, and the terms and conditions thereof: Lender: U.S. Bank National Association Tenant: Stacey Johnson, Jeff Owen, Ed Kommers, Steve LeMay, Eric Pound and Frank Leonard, the current Co -Trustees of Seattle Area Plumbing and Pipefitting Industry Journeymen and Apprentice Training Trustunder Trust Agreement dated September 5, 1968 Landlord: Seattle Area Plumbing & Pipefitting Industry Journeyman & Apprentice Association, a Non -Profit Corporation Recording Date: January 22, 2013 Recording No.: 20130122003065 25. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcels) of Land that you requested. If the legal description is incorrect, please notify the Company. Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: POR of NW 114 of 24-23-04 Tax Account No.: 242304-9122 Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF SCHEDULE B Subdivision GuaranteefCertificate Printed: 04.24.15 @ 11:01 AM Page 10 wA-CT-FNSE-02150.822476-SPS-1-15-0037393-08 RECEIPT EGO0038538 BILLING CONTACT Rod Ferris Ferris -Turney PO Bax 31109 Seattle, WA 98103 REFERENCE NUMBER FEE NAME LUA15-000344 PLAN - Environmental Review PLAN - Site Plan Review • Admin Technology Fee LaA15 p00���f CITU OF RENTON BLDG D 1055 S GRADS WAW RENTON, ldA. 98057-323 425-436-6918 URMNAL ID.: 0811348008992515617893 HERCHAHT H: 9982515677 UISA 0ll*########9153 EXP##1## SWIPED SALE RECORD: 3 I NU : 000003 DATE: Has 19, 15 TINE: 16:51 BATCH: 999537 TRH: 519175133 AUTN:040315 VISA TRAM ID: 385139642936767 APPRDUAL 00315 111"al— 44 RODIIE4 FERRIS ALCNRDIH6 TO TO CARO ISSUERTA6REEEMENT HERCHAHT AGREEMENT IF CREDIT UOUCHER I11RCHAIl1 COPY � �v City Of � � a Transaction Date. May 19, 2015 RECEIVED MAY 19 7015 CITY Of RENTON PLANNING DIVISION TRANSACTION PAYMENT AMOUNT PAID TYPE METHOD Fee Payment Credit Card $1,000.00 Fee Payment Credit Card $1,500.00 Fee Payment Credit Card $75.00 SUB TOTAL 52,575.00 TOTAL 2,575.00 Printed On: May 19, 2015 Prepared By: Kris Sorensen Page 1 of 1