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CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: April 30, 2014
To: City Clerk's Office
From: Sabrina Mirante
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
C'IP&'c C)ffirp-
Project Name:
Renton Highlands Library
LUA (file) Number:
LUA-13-001720, SA -A, V -H, CU -H, MOD
Cross -References:
AKA's:
Project Manager:
Rocale Timmons
Acceptance Date:
December 20, 2013
Applicant:
Greg Smith
Owner:
Sunset Terrace Development
Contact:
Scott Mooney
PID Number:
7227801085, 7227801055
ERC Determination:
Date:
Appeal Period Ends:
Administrative Decision:
Date:
Appeal Period Ends:
Public Hearing Date:
February 18, 2014
Date Appealed to HEX:
By Whom:
HEX Decision:
Approved with Conditions Date: March 4, 2014
Appeal Period Ends: March 18 2014
Date Appealed to Council:
By Whom:
Council Decision:
Date:
Mylar Recording Number:
Project Description: The applicant, King County Library System (KCLS), is requesting Hearing
Examiner Site Plan Review, a Hearing Examiner Conditional Use Permit, Civic Entry Orientation
Variance, Lot Coverage Variance,
and two parking modifications for the construction of a new
14,479 square foot public library.
Location:
2701 Sunset Lane
Comments:
ERC Determination _T tomes: DNS - Determination of Non -Significance; DNS -M - Determination or
Non -Significance -Mitigated; DS - Determination of Significance.
DEPARTMENT OF COMMUNITY AND `- "
City of
ECONOMIC DEVELOPMENT
Conditions for Plan LUA13-001724
Hearing Examiner Condition
1. The applicant shall submit a revised landscape plan depicting an increase in spacing for street trees along
Sunset Lane NE or alternatively a different variety of tree and additional street trees along NE 10th St. The
revised and detailed landscape plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to construction permit approval.
2. The applicant shall be required to provide temporary screening plan for mechanical equipment on the low
roof, to the southwest, if the building permit for the abutting Sunset Terrace Development is not approved at
the time of the Library building permit approval. A temporary screening plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval. If at any time during the
construction of the library, a building permit is approved for the abutting Sunset Terrace Development the
screening plan can be revised to remove the temporary screening for mechanical equipment on the low roof, to
the southwest.
3. The applicant shall be required to submit revised elevations depicting a temporary roof for the refuse and
recyclable enclosure if a building permit for the abutting Sunset Terrace Development has not been approved .
The revised elevations shall be submitted to and approved by the Current Planning Project Manager prior to
building permit approval. If at any time during the construction of the library, a building permit is approved for
the abutting Sunset Terrace Development the refuse and recycle enclosure elevations can be revised to remove
the temporary roof.
4. The applicant shall be required to submit a revised site and landscape plan depicting a temporary three -foo -
landscape planting strip, on 3 sides of the refuse and recycle enclosure if a building permit for the abutting
Sunset Terrace Development has not been approved. The revised plans shall be submitted to and approved by
the Current Planning Project Manager prior to building permit approval. If at any time during the construction c
the library, a building permit is approved for the abutting Sunset Terrace Development the site and landscape
plans can be revised to remove the temporary landscape planting strip around the refuse and recycle enclosure
5. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval.
6. The applicant shall be required to submit a comprehensive signage package which complies with the
standards of Design District V. The signage package shall be submitted to and approved by the Current
Planning project Manager prior to sign permit approval.
7. The applicant shall be required to provide a lighting plan that adequately provides for public safety without
casting excessive glare on adjacent properties at the time of building permit review. The lighting plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit approval.
S. The applicant shall be required to submit a detailed landscape plan demonstrating compliance with the tree
retention requirements of RMC 4-4-130. The detailed landscape plan shall be submitted to, and approved by,
the Current Planning Project Manager prior to construction permit approval.
9. All earthwork implemented by the applicant, shall be consistent with the recommendations of the
Page 1 of 2
geotechnical report, prepared by GeoTe onsultants, dated April 18, 2013.
10. The applicant shall submit a revised site plan depicting bicycle parking in conformance with RMC4-4-
080F.11. The revised site plan shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval.
Page 2 of 2
PLAN REVIEW COMMENTS (LUA'13 1720) City if
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PLAN ADDRESS:
APPLICATION DATE: 1212012013
DESCRIPTION: The applicant, Icing County Library System (KCLS), is requesting Hearing Examiner Site Plan Review, a Hearing Examiner Conditional Use
Permit, Civic Entry Orientation Variance, Lot Coverage Variance, and two parking modifications for the construction of a new 14,479
square foot public library- The project site consists a total of 16,000 square feet of Center Village (CV) zoned property. The site was
formerly used as multi -family residential for the Renton Housing Authority. The applicant is proposing a total of 47 parking stalls of which
46 would be located within structured parking garage below the library facility. The parking would be accessed from Sunset Lane NE.
The proposal includes site improvements designed to accommodate the future Sunset Terrace Redevelopment on the abutting property to
the southwest, including: a shared ramp for access to structured parking, party wall, and stairs- The proposal Includes a single entry at
the corner of NE 10th Stand Sunset Lane NE therefore the applicant is requesting a Variance from RMC4-2.120A, which requires a civic
entry on all street frontages of the site. An additional Variance is being requested, from RMC 4-2-120A, in order to exceed the 75% lot
coverage requirement to a proposed 930A lot coverage. The applicant is also proposing two parking modifications, from RMC 44-080, in
order to decrease the minimum number of parking spaces required onsite from 60 to 47 stalls and the ability provide ADA parking stalls
which do not conform to Van parking overhead clearance requirements. There are no critical areas located on site.
Community Services Review
Engineering Review
Leslie Betlach Ph: 425-430-6619 email: LBetlach@rentonwa.gov
Recommendations: Sunset Lane NE
We would prefer to see the details along Sunset Lane NE regarding the design for the street trees. The construction of the
sidewalk area should incorporate the use of a continuous soil bed for the entire sidewalk area or at least 8 -feet wide from the
street edge. Construction of this area should utilize a product such as Silva Cells to increase the rooting area for the proposed
trees (Silva Cells will also improve water quality). Each tree should be able to access 1,500 square feet of sail. Without
accommodating tree rooting we believe the trees will not survive to maturity.
Tree spacing – Nothofagus antertica is considered a tree that attains a large size overtime. The landscape plan shows these
trees spaced 30 feet on -center. The spacing is too close and should be increased to at least 40 on -center or utilize a smaller
tree -
Street lights – there seems to be a clustering of street lights near the intersection with NE 10th Street. Trees are shown to be
within 15 feet of street lights. We strongly advise that street tree spacing be revised to a minimum of 30 feet from street lights to
prevent future conflicts.
NE 10th Street
There is a deficiency of street trees along NE 10 St Using the species selected, Styrax obassia, we would like to see at least
two street trees along NE 10 St.—street trees should be no closer than 40 feet from the street intersections or 40 feet from a
stop sign or other traffic control sign (plan does not provide enough details) A similar treatment using Silva Cells, should be
Incorporated into the design along NE i 0th Street as above, If a landscape strip cannot be incorporated otherwise.
The two Styrax obassia adjacent to the library are overcrowded with one another and too close to the building, which will cause
problems in future years. We recommend using only one tree at this location and/or another tree species to be reviewed by the
City.
NE Sunset Boulevard
There is a lack of street trees along NE Sunset Blvd. Remove existing sidewalk, install an 8 -foot wide landscape strip and install
two large -maturing street trees along with groundcovar treatment (trf). If this is to be completed at a later date with the widening
of Sunset Blvd., please utilize the aforementioned design considerations.
General Comments – Landscape Plan
None of the plans in the packet show any traffic control signs or signals (see comment above on street tree along NE 10th
possibly blocking a stop sign).
Street tree selection – the City shall approve the trees to be used In this project prior to being shipped from the nursery of origin.
Irrigation plans are not included and need to be reviewed.
Stormwater planter mix has not been identified.
Jan illian Ph: 425-430-7216 email: jillian@rentonwa.gov
Recommendations: EXISTING CONDITIONS
WATER There is an existing 6 -inch cast iron water main In Sunset Lane NE, an 8 -inch cast iron water main in Harrington Ave
NE and a new 12 -inch water main in Sunset Blvd NE. Available maximum fire flow from this system is 2,100 gpm. The project is
located In the 565 pressure zone. The static pressure at ground elevation 338 is about 98 psi.
SEWER Sewer service is provided by the City of Renton. There Is an 8 -inch sewer main in Harrington Ave NE, NE 10th Street
and Sunset Blvd.
STORM There are storm drainage improvements in NE 10th, Sunset Lane and Harrington Ave NE.
May 28, 2014 Page 1 of 4
STREETS There are frontage imp ments in the area.
CODE REQUIREMENTS
WATER
1. The Fire Department has calculated preliminary Fre flow for this project to be 2,250 gpm, Extension of approximately 240 lineal
feet of 12 -inch water line will be required to provide the necessary fire flow and water pressure demand to serve this site. The
12 -main will be required to be extended from the 12-lnch stub in NE 10th Street to the far property line in Sunset Lane NE. This
will provide 2,800 gpm. One hydrant shall be located within 150 feet and two additional hydrants shall be located within 300 feet
of the building. Final location of fire hydrants will be determined by the fire department.
2. New hydrants shall be installed per Renton's fire department standards to provide the required coverage.
3. Water system development fees will be based on the size of the domestic water, irrigation meter and fire service that will
serve this proposed project. Based on the site plan provided, fee for a 2 -inch domestic meter is $20,179.00. Fee for a Grinch fire
service is $16,418.00. It Is not Gear If an Irrigation meter will be needed. Credit will be given for existing water meters serving
the site. This is payable prior to issuance of the construction permit_
4. The development is subject to the City's Special Assessment District #41 for the Highlands Water Main Improvements project
(ordinance No. 5462). The estimated assessment amount as of 10125/13 is $31,920.93. Maximum assessment is $39,795.61.
5. A separate utility permit and separate plans will be required for the Installation of all double detector check valve assembly for
fire sprinkler system. DDCVA installations outside the building shall be in accordance with the City of Renton Standards. Fire
service system development fees will he based on the size of the fire service line(s). See fee schedule attached.
6. Since the building will exceed 30 feet in height, a separate backflow device (DCVA) will need to be installed inline of the
domestic water meter for the library.
SANITARY SEWER
1. Sewer service is provided by the City of Renton. There is an 8 -inch sewer main in Harrington Ave NE, NE 10th Street and
Sunset Blvd. A new 6 -inch side sewer will be required onsite. It is shown on the plans.
2. Sewer system development fees are based on the size of the new domestic water. Sewer fee based on a 2 -inch water
meter Is $14,495.00. Credit will be given for existing water meters serving the site. This is payable prior to issuance of the
construction permit. See fee schedule attached.
3. Applicant proposes underground parking. The building department will require floor drains and they will need to be connected
to the sanitary sewer through an approved oillwater separator located outside the building, if feasible. Flows shall be directed
through floor drains that are installed in accordance with the UPC to an exterior oivwater separator.
SURFACE WATER
1. A drainage plan and drainage report dated December 16th, 2013 was submitted by Coughlin Porter Lunden. The report
complies with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1
and 2. All core and special requirements are addressed in the report. This site falls within the Peak Rate Flow Control Standard,
Existing Site Conditions. The proposed project is subject to Full Drainage Review. Based on the existing site condition, flow
control is exempt as the new developed condition will not generate more than a 0.1-cfs increase from the existing condition. The
engineer is proposing to collect the roof runoff with btoswales.
2. Surface Water System Development fees of $.448 per square foot of new impervious surface will apply. This is payable prior
to issuance of the construction permit. Credit will be given for existing duplex.
TRANSPORTATIONISTREET
1. All adjacent right-of-ways need to be fully improved in conformance to the current street standards as shown in the
conceptual drawings in the Sunset Area Planned Action EIS. This will include dedication of additional right-of-way, Existing
right-of-way width in NE 10th Street is 60 feet, 30 feet in Sunset Lane and 87 feel in Sunset Blvd NE. Improvements are as
follows:
Sunset Blvd NE - The new frontage improvements are to include an 8 foot planting strip and 12 foot multi -use sidewalk behind
the existing curb. Additional right-of-way will be required to the back of the new sidewalk. Based on information included in the
EIS, this dedication would be 12 feet.
NE 10th Street - Frontage improvements for this street will require a pavement section of 16 feet from the ranterline, curb, gutter
and a new 12 -foot sidewalk. This will require dedication of an additional two feet of right-of-way. Curb bulb outs are also to be
included at the intersections of Sunset Blvd NE and Sunset Lane NE. It is shown on the plans.
Sunset Lane NE- Frontage improvements will require a 12 -foot sidewalk along the development side, a new curb and 18 feet of
pavement. The existing right-of-way width of 31 feet in this section of Sunset Lana will accommodate this level of
Improvements. Based on the street Improvements shown in the EIS, angle parking will be allowed fronting the site, only until
such time when the north side of Sunset Lane is widen and improved by the city. It is shown on the plans
2. Decorative LED street lighting will be required along Sunset Lane and NE 10th Street as required In RMC 44-0601.
3. Traffic impact fees for the library based on square footage of the building (not including parking garage) will be $63,270.00
based the 2013 rate. Fees are scheduled to increase in January, 2014. Impact fees for this project would Increase to
$133,637.00. Fees will increase to $204,000.00 in January 2015. Impact fees are due at time of building permit issuance.
4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements.
GENERAL COMMENTS
1.Separate permits and fees for, water meters, side sewer connection and storm connection will be required,
2.AII construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall
oonform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
3.Rockeries or retaining walls greater than 4 feet In height will be require a separate building permit. Structural calculations and
plans shall be submitted for review by a licensed engineer. Special Inspection is required.
4.A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal.
Hearing Examiner Condition Created On: 0411D12014
May 28, 2014 Page 2 of 4
Fire Review • Building
I . The applicant shall submit a re ' landscape plan depicting an increase in spacing for street trees along Sunset Lane NE or
alternatively a different variety of tre additional street trees along NE 10th St. The revised ai hied landscape plan shall
be submittod to, and approved by, the Current Planning Project Manager prior to construction perm, approval.
10. The applicant shall submit a revised site plan depicting bicycle parking in conformance with RMC441-080F.11. The revised site
plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval.
2. The applicant shall be required to provide temporary screening plan for mechanical equipment on the low roof, to the
southwest, if the building permit for the abutting Sunset Terrace Development is not approved at the time of the Library building
permit approval. A temporary screening plan shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval. If at any time during the construction of the library, a building permit is approved for the abutting Sunset
Terrace Development the screening plan can be revised to remove the temporary screening for mechanical equipment on the low
roof, to the southwest.
3. The applicant shall be required to submit revised elevations depicting a temporary roof for the refuse and recyclable
enclosure if a building permit for the abutting Sunset Terrace Development has not been approved. The revised elevations shall be
submitted to and approved by the Current Planning Project Manager prior to building permit approval. If at any time during the
construction of the library, a building permit is approved for the abutting Sunset Terrace Development the refuse and recycle
enclosure elevations can be revised to remove the temporary roof.
4. The applicant shall be required to submit a revised site and landscape plan depicting a temporary three-foot landscape
planting strip, on 3 sides of the refuse and recycle enclosure if a building permit for the abutting Sunset Terrace Development has
not been approved. The revised plans shall be submitted to and approved by the Current Planning Project Manager prior to building
permit approval. If at any time during the construction of the library, a building permit is approved for the abutting Sunset Terrace
Development the site and landscape plans can be revised to remove the temporary landscape planting strip around the refuse and
recycle enclosure.
5. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building
permit approval.
6. The applicant shall be required to submit a comprehensive signage package which complies with the standards of Design
District 'D'_ The signage package shall be submitted to and approved by the Current Planning project Manager prior to sign permit
approval.
7. The applicant shall be required to provide a lighting plan that adequately provides for public safety without casting excessive
glare on adjacent properties at the time of building permit review. The lighting plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit approval,
8. The applicant shall be required to submit a detailed landscape plan demonstrating compliance with the tree retention
requirements of RMC 4-4-130. The detailed landscape plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to construction permit approval.
9. All earthwork implemented by the applicant, shall be consistent with the recommendations of the geolechnicai report,
prepared by GeoTech Consultants, dated April 18, 2013.
Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $0.52 a square foot for commercial space. No charge for parking garage
areas. This fee is paid at time of building permit issuance.
Code Related Comments:
1 _ The preliminary fire flow is 2,250 gpm, Minimum fire hydrant spacing is one hydrant within 150 -feet and two within 300 -feet
of each building. One hydrant is required within 50 -feet of the fire department connection. Final fire hydrant requirements are
based on final fire flow calculation and final access road configuration. See water engineering department comments for more
details.
2. Approved fire sprinkler and fire alar systems are required throughout the building. Separate plans and permits required
by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is
required for the fire alarm system.
3. Fire department apparatus access roadways are required within f 50 -feet of all points on the building. Required turning
radius are 25 -feat inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide. Maximum grade on roadways is
15%. Roadways shall support a minimum of a 30 -ton vehicle and 322 -psi point loading.
4. An electronic site plan is required prior to occupancy for pre -fire planning purposes.
5. 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.
May 28, 2014 ^^ Page 3 of 4
6. City of Renton ordinance requires all assembly occupancies over 300 people to be equipped with an automated external
defibrillator,
Police Review Cyndie Parks Ph: 425.430-7521 email: sparks@rentonwa.gov
Recommendations: 7 Police Calls for Service Estimated Annually
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is
recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any
construction trailer or storage area should be completely fenced -in with portable chain-link fencing. The fence will provide both
a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property.
Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum
1-112" throw when bolted. Glass windows in construction trailers should be shatter -resistant. Toolboxes and storage
containers should be secured with heavy-duty padlocks and kept locked when not in use.
"No Trespassing" signs should be posted on the property during the construction phase, These signs allow officers to provide a
verbal warning to trespassers that should they be contacted on the property again, they could be cited andlor arrested.
COMPLETED BUILDING
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 equipped with a layer of security film. Security film can increase the strength of the glass
significantly, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited,
preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by
passersby.
It's not uncommon for businesses to experience theft andlor vandalism during the hours of darkness, and this area of Renton
especially is very isolated and quiet following commuter hours. An auxiliary security service could be used to patrol the property
during those times. It is important to direct all foot traffic into the main entrance of the building. Any alternative employee
entrances should have coded access to prevent trespassing.
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 occurring crimes), as well as provide safe pedestrian travel for customers utilizing the business. I have particular
concerns about the structured parking garage below this facility. Public libraries tend to attract more loitering traffic then other
commercial establishments, and having vehicles parked in an area that's not easily visible creates an environment that would
support a higher -then -average property crime rate.
Landscaping should be installed with the objective of allowing visibility— not too dense and not too high. Too much landscaping
will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary,
theft, and malicious mischief (property destruction).
It is key for a public facility to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous
locations throughout the properly, Including antrances to the property and parking areas.
Public libraries tend to attract transient activity and drug usage in the bathrooms. It's my recommendation that the public
bathrooms be housed near the reception station so staff can keep an eye out for unwanted activity.
Any public computer stations should be situated near the reception station so activity can be easily monitored by library staff.
I recommend the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises
once construction is complete.
May 28, 2014 Page 4 of 4
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Renton Highlands Library
FINAL DECISION
Conditional Use, Site Plan, Variances
and Modifications
LUA 13-001720, CU -H, VAR, VAR,
MOD
Summary
The King County Library System ( CLS), is requesting Hearing Examiner Site Plan Review, a
Hearing Examiner Conditional Use Permit, Civic Entry Orientation Variance, Lot Coverage
Variance, a parking modification, a refuse and recycle modification and reductions of ten foot side
and front yard setbacks to zero feet for the construction of a new 14,479 square foot public library at
the intersection of NE 10th St and NE Sunset Boulevard. The applications are approved subject to
conditions.
Testimony
Rocale Timmons, Senior Planner, stated that the site is bordered by Sunset Ln NE, Sunset Blvd NE,
and NE 10th Street. The proposed library will be 14,000sgft located on a 16,000sgft site in the CV
Comprehensive Plan designation and zoning classification. The surrounding uses include multi-
family residential, a gas station, and a Safeway store. There are two existing structures on site
which will be demolished prior to construction of the library. The library will be accessed via
Sunset Lane NE. The new library includes associated parking, landscaping, and infrastructure. The
proposal includes 47 parking stalls. The proposed structure would have a height of 27ft at its tallest
point. There will be 90 percent lot coverage. Aspects of the design were incorporated to
accommodate a future mixed-use retail development on Sunset Lane. The applicant is requesting
CONDITIONAL USE, SITE PLAN
VARIANCE, MODIFICATION - 1
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site plan review, a conditional use permit, two variances, and two modifications. The proposal is
the third of a collection for the Sunset Planned Action Area projects. An EIS for this proposal was
created as part of ordinance 5610. No public or agency comments have been received to date.
In regard to the site plan review, staff reviewed the proposal in relation to relevant Comprehensive
Plan design policies. The project meets the intent of these policies if the conditions of approval are
met. The proposal is compliant with all zoning regulations except refuse and recycling closure
standards, minimum parking stalls, maximum building lot coverage standards, and building
orientation for civic uses. The library is concentrated over the entire site, but the scale would be
compatible with the low-rise, urban structure that surround, and are anticipated to surround, the site.
The building massing on the side is broken up into three separate forms that house the entry, the
large reading room, and support areas. The main entry includes a small plaza and large overhand
which creates visibility from all abutting street. The landscape plan includes a planting plan with
southern beech and snowbell trees. A recommendation is to increase the spacing of the southern
beech trees along Sunset Lane NE to 30ft.
In regard to the parking modification request, the applicant is proposing 47 spaces of which 46 are
located in a below -grade parking garage. The additional space is a van -ADA parking -stall located
in the right-of-way on NE 10th Street. The code requires the applicant to provide at least 58 spaces
based on the square footage of the use. Additionally, the code requires ail parking spaces to be
located on-site. The code allows the Administrator or reviewing official to grant modifications to
the parking standards for individual cases. Staff believes the proposed parking spaces are sufficient
for the use, and the proposed modification would not be injurious to other properties in the vicinity.
In regard to the refuse and recycling modification, the applicant is proposing a 43ft deposit
enclosure. The code requires a minimum 100ft enclosure, but it allows the Administrator or
reviewing official to grand modifications in individual cases. Staff believes the modification meets
the needs of the proposed use and would not be injurious to other properties in the vicinity.
In regard to the entrance variance request, the applicant is proposing a single entry at the corner of
Sunset Lane NE and NE l Oth Street. The code requires all civic uses within the CV zone to provide
entrances on all abutting street frontages; however, this portion of code allows a grant of relief from
the building orientation requirements of the CV -zone, providing the proposal meets certain criteria.
Staff reviewed the proposal under these criteria and found that the variance is necessary due to the
topography of the site. The proposed entry design provides high visibility along all three street
frontages. If the variance is approved, staff feels it will not be detrimental to the public welfare and
would not be a special privilege.
In regard to the lot coverage variance request, the proposed building will have a footprint of
approximately 14,479sgft on the 16,OOOsgft site. This results in 90 percent lot coverage. Lot
coverages in the CV -zone are limited to 75 percent coverage if parking is provided within a
structure on-site. The code allows a grant of relief from the lot coverage requirement if four criteria
are met. The size of the subject parcel was defined as part of a lot -line adjustment, street vacation,
and street dedication completed in 2013. The width of the vacation was constrained by the city in
CONDITIONAL USE, SITE PLAN
VARIANCE, MODIFICATION - 2
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order to provide the largest space possible for a future public park across Sunset Ln NE. Staff and
consultants worked to issue a final EIS for the Sunset -area in 2011. The preferred alternative
included mixed -income, mixed-use style oriented development. Public amenities were proposed to
be integrated into the development such as the new library project. The library is required to be
located in the general facility of the Sunset Planned Action Area. The approximate 2.5 acre public
park would serve as open space for the subject site. Currently, there is a public street that bifurcates
the public park, but this street would be vacated to create the larger park space. Staff has found that
the public park space creates a larger net reduction in the effective lot coverage of the entire sub-
area, and, in large part, this area should be viewed as a campus. If approved the variance would not
be detrimental to the public welfare, would not be a grant of special privilege, and would be the
minimum variance necessary.
In regard to the conditional use permit, the proposed library is .5 miles southwest of the existing
location. The new location is urban and central to the larger Sunset Plan Action Area. The
proposed structure is compatible with scale and character of the existing and planned neighborhood.
The greatest noise impacts will be during construction of the facility. Police and fire prevention
staff indicated sufficient resources are available to support the project. The applicant is proposing
extension of existing water and sewer mains. The applicant submitted a conceptual drainage plan
and report which complies with the 2009 King County Surface Water Manual.
Staff recommends approval of the site plan along with all other discretionary permit subject to 10
conditions of approval listed in the staff report. In regard to the lot coverage variance, Ms.
Timmons noted that this has been the designated lot for the library in the Sunset Plan Action Area,
and she is unsure if there are other lots in the area that can be used for the library. Staff reviewed
the overall Sunset development area when making permit recommendations. The park serves as a
means of reducing the overall lot coverage for the entire area. There are programmatic requirements
that preclude the applicant from building upwards. In regard to the topography and access variance,
there is a grade change along Sunset Ln NE in which the topography falls as you continue from the
planned entrance down the road. Sunset Boulevard has a similar grade change.
Applicant Testimony
Greg Smith, Director of Facilities for King County Libraries, testified the library is designed to have
one entrance for staffing reasons. It is difficult and requires lots of resources to monitor more than
one entrance. Another entrance would require building stairs off of Sunset Boulevard. In regard to
building multiple stories, it is difficult to have multi-level libraries for program purposes such as
staffing and book layout.
Scott Mooney, project architect, stated that, in regard to the library's location, this comer provides
the most visibility for public function. Additionally, this location gives the library a strong
connection to the open -space public park.
Staff Rebuttal
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Ms. Timmons noted that staff has other procedural options if the variance is not granted.
Exhibits
Exhibits 1-14, identified at page 2 of the staff report, were admitted into the record during the
hearing. The following exhibits were also admitted during the hearing:
Exhibit 15 Hearing examiner email to Rocale Timmons dated Feb 17, 2014
Exhibit 16 Staff power point presentation
Findings of Fact
Procedural:
I . Applicant. King County Library.
2. Hearing. The Examiner held a hearing on the subject application on February 18, 2014 in the
City of Renton Council Chambers.
3. Project Description. The King County Library System (KCLS), is requesting Hearing
Examiner Site Plan Review, a Hearing Examiner Conditional Use Permit, Civic Entry Orientation
Variance, Lot Coverage Variance, a parking modification, a refuse and recycle modification and a
reduction in side and front yard setbacks from ten feet to zero feet for the construction of a new
14,479 square foot public library at the intersection of NE 10`x' St and NE Sunset Boulevard. The
project site consists of a total of 16,000 square feet of Center Village (CV) zoned property. The site
was formerly used as multi -family residential for the Renton Housing Authority. The applicant is
proposing a total of 47 parking stalls of which 46 would be located within a structured parking garage
below the library facility. The parking would be accessed from Sunset Lane NE. The proposal
includes site improvements designed to accommodate the future Sunset Terrace Redevelopment on
the abutting property to the southwest, including a shared ramp for access to structured parking, party
wall, and stairs.
Of the two variances, one variance seeks to reduce the number of entry points to the library. The
proposal includes a single entry at the corner of NE 10th St and Sunset Lane NE. RMC 4-2-120(A)
requires a civic entry on all street frontages of the site, which in this case would be three. The other
variance is being requested from RMC 4-2-120(A) in order to exceed the 75% lot coverage
requirement to a proposed 90% lot coverage.
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Of the two modifications, one modification is to RMC 4-4-080 in order to decrease the minimum
number of parking spaces required onsite from 60 to 47 stalls and the ability to provide an ADA
parking stall off-site. The second modification is from RMC 4-4-090 in order to reduce the amount
of the refuse and recycle deposit enclosure from 100 square feet to 43 square feet. RMC 4-4-
080(F)(1)(d) and RMC 4-4-090(F) allow modifications to the standards of RMC 4-4-080 and 4-4-090
respectively through the modification process.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. The City of Renton will provide both sewer and water to the
project.
B. Fire and Police. The project site will be served by the City of Renton fire and police
departments. Fire and police department staff have determined that existing facilities are
adequate to serve the development. The applicant will be required to pay fire impact fees.
C. Drainage. A conceptual drainage plan and report stamped by a PE was submitted with
the formal application (Exhibit 11). City staff have determined that the drainage plan
complies with the new City of Renton Amendments to the 2009 King County Surface
Water Design Manual. Since the project is exempt from flow control and water quality,
the engineer is proposing to tight line the roof and footing drains to a new bioswale.
D. Parks/Open Space. City development standards do not require any set -asides or
mitigation for parks and open space for libraries. There is nothing in the record to suggest
that the proposed library will create any demand for park or open space.
E. Transportation. Traffic impacts are adequately mitigated by the proposal. Curiously,
there is no analysis in the record of off-site traffic impacts. The project site is in a
development area that has been subject to a planned action EIS. It is likely that off-site
traffic impacts were addressed in that document, but the EIS was not submitted into the
record. However, the proposal has been reviewed by the City's public works department,
who found no need to recommend any off-site transportation mitigation. Further, the
applicant will be paying $63,000 in traffic impact fees, which of course will be used to pay
for the applicant's share of system -wide traffic improvements. From these factors it is
concluded that off-site traffic impacts are adequately mitigated.
Page 26 of the staff report goes into detail about the frontage improvements that will be
required of the applicant at building permit review or that is planned to be constructed by
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the City as part of a capital improvement project. All three frontages of the project area
will be improved to City standards as a result of the proposal or planned capital
improvement projects.
The proposal will provide for safe vehicular and pedestrian access. The applicant is
proposing to access the structured parking garage from Sunset Lane NE at the northwest
side of the site on the abutting property. The shared access ramp is being designed to
accommodate the future Sunset Terrace Development. The applicant is also proposing
off-site street improvements along Sunset Lane NE and NE 10`h St which include 12 -foot
wide sidewalks. The wide sidewalks would help to promote a walkable, pedestrian
oriented, community and would provide linkages to the Sunset Blvd NE, the planned
abutting Sunset Terrace Development, and the future City park across Sunset Lane NE.
The sidewalk connections would be landscaped and would use a variety of pavings that
would provide variation in the pedestrian experience.
F. Parkin. As outlined at p. 10 of the staff report, the applicant proposes 47 parking stalls
while applicable regulations require 58 stalls. The applicant also proposes to provide
ADA parking along adjoining public right of way as opposed to on-site as required by
applicable parking standards. The modifications requested by the applicant still result in
adequate parking for the reasons outlined below.
The proposed library project would be constructed over a single level of structured
parking. The applicant contends that the parking needs for a library of this size is not
expected to exceed the number of stalls within the proposed parking structure. The
requested number of stalls is the maximum amount of stalls that can be utilized through a
single level of structured parking beneath the library. The area of the garage is proposed
to be used to the full extent of the building footprint.
The applicant also contends that the height of the parking area was determined by the
maximum recommended slope for vehicular access within the narrow configuration of the
site boundary, resulting in a 7 -foot- 4 -inch clearance at the garage entry. While two ADA
parking spaces are provided within the structured parking level neither would conform to
the Van ADA parking overhead clearance requirement of 114 -inches.
Public works staff have determined that the requested modification conforms to the intent
and purpose of the parking regulations by providing sufficient on-site parking, and ADA
accessible stalls, for the amount necessary for the new Renton Highlands Library. The
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proposed modification would not be injurious to other properties in the vicinity and would
not create adverse impacts to other properties in the vicinity.
G. Bicycle Stalls. The proposal provides for adequate bicycle stalls. Per RMC 4-4-
080(F)(11) the number of bicycle parking spaces shall be 10% of the number of required
off-street parking spaces. Based on the proposal which requires 58 vehicle parking stalls, 6
bicycle parking stalls are required to be provided. The applicant is proposing bicycle
parking stalls within the plaza area. However, it is unclear the number of bicycle parking
stalls that would be provided. The conditions of approval require the applicant to submit a
revised site plan depicting bicycle parking in conformance with RMC4-4-080F.11. The
revised site plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
H. Access and Internal Circulation. The proposal provides for safe and well integrated access
and internal circulation. Access to the site is proposed via a single entry to the structured
parking located on Sunset Lane NE. The shared access ramp is being designed to
accommodate the future Sunset Terrace Development. The applicant is also proposing off-
site street improvements along Sunset Lane NE and NE 10th St which include 12 -foot
wide sidewalks. The wide sidewalks would help to promote a walkable, pedestrian
oriented, community and would provide linkages to the Sunset Blvd NE, the planned
abutting Sunset Terrace Development, and the future City park across Sunset Lane NE.
Staff have determined that the proposal promotes safe and efficient circulation through the
shared access point.
I. Landscaping. As conditioned, the proposal provides for adequate landscaping. A
conceptual landscape plan was submitted with the project application. The landscape plan
includes a planting plan which contains 8 trees. The proposed tree species largely consist
of southern beech and fragrant snowbell trees. The shrubs proposed largely consist of
Oregon Grape and beach strawberry. The use of paving patterns, planting beds and site
walls reinforce the architectural elements of the proposed structure. The landscape plan
shows street trees spaced 30 feet on -center along Sunset Lane NE. The spacing is too
close for the southern beech variety and should be increased to at least 40 feet on -center or
the applicant should consider the use of a smaller tree. In addition, there is a deficiency of
street trees along NE 10th St. As a condition of approval, the applicant submit a revised
landscape plan depicting an increase in spacing for street trees along Sunset Lane NE, or
alternatively, a different variety of tree and additional street trees along NE 10" St. The
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revised and detailed landscape plan shall be submitted to, and approved by, the Current
Planning Project Manager prior to construction permit approval.
J. Transit. The staff report notes that the proposal is accessible to transit and there is no
evidence to the contrary.
K. Refuse Enclosure. The applicant's request for a refuse enclosure smaller than that
required by code will still provide for an adequate enclosure. The applicant contends that
due to the library's program requirements, expected usage, and the applicant's past
experience with libraries of this size, a refuse and recycling area of 100 square feet as
required by RMC 4-4-090 is unusually large. The proposed 43 square feet of area provided
was designed to accommodate 4 refuse bins which would be more than they would
typically need.
Staff concurs that the requested modification would meet all of the needs of the proposed
use. In addition, the requested modification would lessen the visual impact of the
enclosure on Sunset Lane NE temporarily and long term would decrease the encroachment
on the shared vehicle access with the neighboring property to the west.
The temporary trash enclosure for the building would be located at the northwest corner of
the building along Sunset Lane NE adjacent to the parking entry and emergency staircase.
The enclosure would be located within the permanent easement granted by the abutting
property owner. The applicant is proposing to construct the enclosure with CMU block
which would eventually be incorporated into, and enclosed by, the future development on
the adjacent property.
5. Adverse Impacts. There are no significant adverse impacts associated with the project. Few
adverse impacts are anticipated since the only critical area on site is an aquifer protection area, the
proposal is a redevelopment of a fully developed parcel and adequate infrastructure serves the site as
determined in Finding of Fact No. 4. Impacts are more specifically addressed as follows:
A. Compatibility. There are no compatibility issues with the proposal. The library will
be surrounded by a park, multi -family and commercial uses. None of these uses is incompatible with
the relatively quiet proposed library use. At its highest point the building will be 27 feet, which
presumably will not dwarf the surrounding multi -family buildings and commercial uses. Further,
great care has been made in the design and landscaping of the proposal as detailed in the staff report,
assuring aesthetic compatibility. Rather than adversely affect compatibility, the proposal will serve to
enhance compatibility by providing a needed and relatively benign service to surrounding residents
and users of the adjoining park.
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B. Lighting. As conditioned, there are no significant light or glare impacts associated
with the proposal. The applicant is proposing lighting under the canopy at the building entry and
decorative street lighting surrounding the site. However, a lighting plan was not provided with the
application; therefore the conditions of approval require a lighting plan is provided that complies with
the Design District standards and provides for public safety without casting excessive glare on
adjacent properties. The lighting plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval.
C. Noise. Noise impacts are adequately mitigated. It is anticipated that most of the noise
impacts would occur during the construction phase of the project. The applicant has submitted a
Construction Mitigation Plan that provides measures to reduce construction impacts such as noise,
control of dust, traffic controls, etc. In addition, the project would be required to comply with the
City's noise ordinance regarding construction hours.
There would be periodic noise impacts from traffic and activities that are normally associated
with a library. However, the applicant is proposing to construct the building with sound insulation in
order to achieve a day/night average interior noise level (Ldn) of 45 Ldn.
D. Views. There are no significant view impacts associated with the proposal. There are
territorial views to the west, but no large attractive natural features are on or near the site for which to
maintain visual accessibility. The applicant has proposed to limit the height of the proposed structure
to 27 feet and 0 inches which mitigates view impacts from surrounding properties.
E. Screening. As designed and conditioned, aesthetically adverse features of the proposal
area adequately screened from adjoining uses. The mechanical units on the low roof, to the
southwest, are in the center of the roof area. The equipment would not be visible from the sidewalk
and would be completely concealed upon the construction of the abutting Sunset Terrace
Development (Exhibit 1.3). The rooftop equipment located on the northeast portion of the building
would be concealed by a mechanical screen that is sized to ensure no visibility of the mechanical
units. A condition of approval requires the applicant to provide a temporary screening plan for
mechanical equipment on the low roof, to the southwest. The screening plan would only be required
if the building permit for the abutting Sunset Terrace Development is not approved at the time of the
Library building permit approval. A temporary screening plan shall be submitted to, and approved by,
the Current Planning Project Manager prior to building permit review. If at any time during the
construction of the library, a building permit is approved for the abutting Sunset Terrace
Development the screening plan can be revised to remove the temporary screening for mechanical
equipment on the low roof, to the southwest.
The temporary trash enclosure for the building would be located at the northwest corner of the
building along Sunset Lane NE adjacent to the parking entry and emergency staircase. The enclosure
would be located within the permanent easement granted by the abutting property owner. The
applicant is proposing to construct the enclosure with CMU block which would eventually be
incorporated into, and enclosed by the future development on the adjacent property.
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6. Necessity of Lot Covera-ge-Variance. Unique circumstances related to the location and
surroundings of the project site justify the impervious surface variance. As previously mentioned,
the project site is in the area subject to the Sunset Planned Action Ordinance, a detailed
environmental analysis contemplating several public uses with a library and associated park serving
as one of its central elements. There is no other site in the Planned Action Ordinance vicinity that
can accommodate the library. The proposed site is not large enough to accommodate the space
needed for a fully functioning library designed to serve the population of the Planned Action
Ordinance service area while also complying with applicable lot coverage limitations. The applicant
also generally testified that the program needs of the facility could not be met if the library were
built as a two story structure. While the lack of any detail on this rational can leave on skeptical as
to whether two stories would be significant impediment to the provision of library services, there is
no evidence to the contrary in the record. More likely than not, the lot coverage requirements
applicable in the CV zone would prevent the applicant from providing needed library services and,
by extension, would thwart the objectives of the Planned Action Ordinance to provide for integrated
public services and facilities in the Planned Action area.
7. Necessity of Public Entry Ordinance. Unique circumstances related to the location and
surroundings of the project site justify the impervious surface variance. The proposal has three
street frontages, which is unusual. As previously determined, the project site is within the study
area of a Planned Action Ordinance with a library serving as an important component to the
planning effort. As testified by the applicant, the library would not be able to operate in an
economically viable manner if required to monitor three entrances. Consequently, the public entry
requirements applicable to the project would thwart the objectives of the Planned Action Ordinance
to provide for integrated public services and facilities in the Planned Action area.
Conclusions of Law
1. Authority. RMC 4-2-060 authorizes libraries in the CV district as government facilities
subject to hearing examiner conditional use review. RMC 4-8-080(G) classifies conditional use
applications as Type III permits when hearing examiner review is required. RMC 4-9-200(B)(2)
requires site plan review for all development in the CV zone. In the absence of the conditional use
permit application, no hearing examiner review would be required for the site plan and it would be
classified as a Type Il permit by RMC 4-8-080(G). RMC 4-8-080(G) classifies variances as Type III
permits and modifications as Type I permits. All four of the aforementioned permits have been
consolidated. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under "the
highest -number procedure". The conditional use and variance applications have the highest
numbered review procedures, so all four permits must be processed as Type III applications. As Type
III applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and issue a
final decision on them, subject to closed record appeal to the City Council.
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2. Zoning/Comprehensive Plan Designations. The subject property is zoned Center Village
(CV) and the comprehensive plan land use designation is also CV.
3. Review Criteria. Conditional use criteria are governed by RMC 4-9-030(D). Site plan review
standards are governed by RMC 4-9-200(E)(3). Variance criteria are governed by RMC 4-9-
250(B)(5). Modifications are governed by RMC 4-9-250(D)(2). All applicable criteria are quoted
below in italics and applied through corresponding conclusions of law.
Conditional Use
The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following
factors for all applications:
RMC 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be
compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the
zoning regulations and any other plans, programs, maps or ordinances of the City of Renton.
4. The proposal is consistent with applicable comprehensive plan policies and zoning regulations
as outlined in Findings 23(a) -(d) of the staff report.
RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the
detrimental overconcentration of a particular use within the City or within the immediate area of the
proposed use. The proposed location shall be suited for the proposed use.
5. An aerial photograph, Ex. 9, does not reveal any other libraries in the vicinity and no
overconcentration of libraries is anticipated given the scarcity of public funding for those facilities.
The proposed location is well suited for library services given its proximity to an adjoining park and
multi -family development, as well as its central location in the Sunset Planned Action Area.
RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location
shall not result in substantial or undue adverse effects on adjacent property.
6. As determined in Finding of Fact No. 5 there are no adverse impacts associated with the
proposal, so it will not result in substantial or undue adverse effects on adjacent property.
RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
7. As determined in Finding of Fact No. 5,the proposal is compatible in scale and character with
surrounding uses.
RMC 4-9-030(0)(5): Parking: Adequate parking is, or will he made, available.
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8. As determined in Conclusion of Law No. 4, the proposal provides for adequate parking.
RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
9. As determined in Finding of Fact No. 4, the proposal provides for safe and well integrated
access and circulation. Also as determined in Finding of Fact No. 4, no off-site traffic mitigation is
necessary. The criterion is met.
RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
10. As determined in Finding of Fact No. 5, there are no significant adverse noise, light or glare
impacts associated with the proposal.
RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
11. The site plans, Ex. 2 and 3, show that landscaping is provided in all areas no occupied by
buildings, paving or critical areas.
Site Plan
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
compliance with the following:
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
including:
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
policies, especially those of the applicable land use designation; the Community Design
Element; and any applicable adopted Neighborhood Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordinance and Development Agreements; and
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-
3-100.
12. The proposal is consistent with applicable comprehensive plan policies and zoning
regulations as outlined in Findings 23(a) -(d) of the staff report, which is adopted by this reference as
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if set forth in full, including the findings, conclusions and determination that reduction of front and
side yard setbacks to zero feet meets applicable criteria.
RMC 4-9-200(E)(3)(b): Off -Site Impacts: Mitigation of impacts to surrounding properties and
uses, including:
L Structures. Restricting overscale structures and overconcentration of development on a
particular portion of the site;
A Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties;
iii. Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views
from surrounding properties;
iv. Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features;
v. Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
13. As determined in Finding of Fact No. 5, the proposal is compatible in scale to surrounding
uses and as previously determined in the conclusions of law, there is no overconcentration of
libraries in the area. As determined in Finding of Fact No. 5, the proposal provides for a well -
integrated and safe circulation system. As determined in Finding of Fact No. 5, all unaesthetic
structural features will be screened as required. As determined in Finding of Fact No. 5, there are
no significant adverse view impacts. As determined in Finding of Fact No.4, as conditioned the
proposal will have adequate landscaping. As determined in Finding of Fact No. 5, as conditioned
there are no significant adverse light impacts associated with the proposal.
RMC 4-9-200(E)(3)(c): On -Site Impacts: Mitigation of impacts to the site, including:
L Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation;
ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian
and vehicle needs;
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iii. Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces; and
iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project. Landscaping also includes the design and
protection ofplanting areas so that they are less susceptible to damage from vehicles or
pedestrian movements.
14. As determined in Finding of Fact No. 5, the proposal is compatible with surrounding uses and
no views of natural features are significantly compromised. As determined in Finding of Fact No. 4
the proposal will include adequate landscaping. The 12 foot sidewalks of the proposal and its
proximity to an adjoining park and surrounding residential uses provides for excellent integration
into surrounding site amenities and pedestrian and vehicle needs. As detailed in the staff report, the
materials and architectural features of the proposal provide for noise reduction and compatibility as
required by the criterion above. The library is not located close enough to any residential uses to
create any privacy problems.
RMC 4-9-200(E)(3)(d). Access and Circulation. Safe and efficient access and circulation for
all users, including:
i. Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points on
the site and, when feasible, with adjacent properties;
ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points,
drives, parking, turnarounds, walkways, bikeways, and emergency access ways;
iii. Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
15. The proposal provides for adequate and safe transportation facilities as required by the
criterion above for the reasons identified in Finding of Fact No. 5.
CONDITIONAL USE, SITE PLAN
VARIANCE, MODIFICATION - 14
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RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project
focal points and to provide adequate areas for passive and active recreation by the occupants/users
of the site.
16. The library will adjoining a public park, which will serve the open space needs of the
proposal.
RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating -public access to shorelines.
17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal.
RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
18. There are no natural systems at the site or that would be affected by the proposal.
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
facilities to accommodate the proposed use.
19. The project is served by adequate services and facilities as determined in Finding of Fact No.
4.
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames, for phased projects.
20. The project is not phased.
Variance
RMC 4-9-250(B)(5)(a): That the applicant suffers practical difficulties and unnecessary hardship
and the variance is necessary because of special circumstances applicable to subject property,
including size, shape, topography, location or surroundings of the subject property, and the strict
application of the Zoning Code is found to deprive subject property owner of rights and privileges
enjoyed by other property owners in the vicinity and under identical zone classification;
21. The criterion is met for both the lot coverage and public entrance variance requests due to
special circumstances pertaining to the location and surroundings of the property, for the reasons
determined in Finding of Fact No. 6 and 7.
RMC 4-9-250(B)(5)(b): That the granting of the variance will not be materially detrimental to the
public welfare or injurious to the property or improvements in the vicinity and zone in which subject
property is situated;
CONDITIONAL USE, SITE PLAN
VARIANCE, MODIFICATION - 15
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22. As determined in Finding of Fact No. 5, no significant adverse impacts will be created by the
proposal, including impacts specifically created by the requested increase in lot coverage and
reduction in number of public entrances. It is also noteworthy that the increase in lot coverage is
more than compensated for by the extensive amount of pervious surface in the adjoining park. The
reduction in the number of public entrances is compensated for by the prominent location of the
proposed entrance at the corner of a street intersection.
RMC 4-9-250(B)(5)(c): That approval shall not constitute a grant of special privilege inconsistent
with the limitation upon uses of other properties in the vicinity and zone in which the subject property
is situated;
23. There would be no special privilege involved in the approval of the variances due to the
singularly unique characteristics of the proposal that make it distinguishable from any other type of
development, i.e. its central role in a planned action, its integration with an adjoining park and the
public nature of the proposed use.
RMC 4-9-250(B)(5)(d): That the approval as determined by the Reviewing Official is a minimum
variance that will accomplish the desired purpose.
24. As determined in Finding of Fact No. 6 and 7,the variances are necessary to viability of the
proposed use.
Modifications
RMC 4-9-250(D)(2): Whenever there are practical difficulties involved in carrying out the
provisions of this Title, the Department Administrator may grant modifications for individual cases
provided he/she shall first find that a specific reason makes the strict letter of this Code impractical,
that the intent and purpose of the governing land use designation of the Comprehensive Plan is met
and that the modification is in conformity with the intent and purpose of this Code, and that such
modification:
a. Substantially implements the policy direction of the policies and objectives of the Comprehensive
Plan Land Use Element and the Community Design Element and the proposed modification is the
minimum adjustment necessary to implement these policies and objectives, -
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
c. Will not be injurious to other property(les) in the vicinity;
d. Conforms to the intent and purpose of the Code;
CONDITIONAL USE, SITE PLAN
VARIANCE, MODIFICATION - 16
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e. Can be shown to be justified and required for the use and situation intended; and
Will not create adverse impacts to other property(ies) in the vicinity.
25. The requested refuse enclosure and parking modification requests meet the criterion above for
the reasons outlined in Finding of Fact No. 5.
DECISION
All applicable permitting criteria are met as outlined in the Conclusions of Law above. As
conditioned below, the site plan and conditional use permit are approved. In addition, the parking
and refuse enclosure modification requests are approved and the variances to lot coverage and
public entrance requirements are also approved. The requested reduction in front and side yard
setbacks to zero is approved. The conditional use and site plan approvals are subject to the
following conditions of approval:
1. The applicant shall submit a revised landscape plan depicting an increase in spacing for
street trees along Sunset Lane NE or alternatively a different variety of tree and additional
street trees along NE 10th St. The revised and detailed landscape plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to construction permit
approval.
2. The applicant shall be required to provide temporary screening plan for mechanical
equipment on the low roof, to the southwest, if the building permit for the abutting Sunset
Terrace Development is not approved at the time of the Library building permit approval.
A temporary screening plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval. If at any time during the construction
of the library, a building permit is approved for the abutting Sunset Terrace Development
the screening plan can be revised to remove the temporary screening for mechanical
equipment on the low roof, to the southwest.
3. The applicant shall be required to submit revised elevations depicting a temporary roof
for the refuse and recyclable enclosure if a building permit for the abutting Sunset Terrace
Development has not been approved. The revised elevations shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval. If at
any time during the construction of the library, a building permit is approved for the
abutting Sunset Terrace Development the refuse and recycle enclosure elevations can be
revised to remove the temporary roof.
4. The applicant shall be required to submit a revised site and landscape plan depicting a
temporary three-foot landscape planting strip, on 3 sides of the refuse and recycle
enclosure if a building permit for the abutting Sunset Terrace Development has not been
approved. The revised plans shall be submitted to and approved by the Current Planning
Project Manager prior to building permit approval. If at any time during the construction
CONDITIONAL USE, SITE PLAN
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of the library, a building permit is approved for the abutting Sunset Terrace Development
the site and landscape plans can be revised to remove the temporary landscape planting
strip around the refuse and recycle enclosure.
S. The applicant shall submit a materials board subject to the approval of the Current
Planning Project Manager prior to building permit approval.
6. The applicant shall be required to submit a comprehensive signage package which
complies with the standards of Design District `D'. The signage package shall be
submitted to and approved by the Current Planning project Manager prior to sign permit
approval.
7. The applicant shall be required to provide a lighting plan that adequately provides for
public safety without casting excessive glare on adjacent properties at the time of building
permit review. The lighting plan shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
8. The applicant shall be
required to submit a detailed landscape plan demonstrating compliance with the tree
retention requirements of RMC 4-4-130. The detailed landscape plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to construction permit
approval.
9. All earthwork implemented by the applicant, shall be consistent with the
recommendations of the geotechnical report, prepared by GeoTech Consultants, dated
April 18, 2013.
10. The applicant shall submit a revised site plan depicting bicycle parking in conformance with
RMC4-4-080F.11. The revised site plan shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval.
DATED this 4th day of March, 2014.
Plu A. 01brmh1s
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-5-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to
the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the hearing examiner's decision
to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A
CONDITIONAL USE, SITE PLAN
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request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal
period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (I4) day
appeal period shall commence upon the issuance of the reconsideration. Additional information
regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7 1
floor, (425) 430-6510.
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
CONDITIONAL USE, SITE PLAN
VARIANCE, MODIFICATION - 19
DEPARTMENT OF COMNiu,+IITY
City of.
February 18, 2014
;t
AND ECONOMIC DEVELOPMENT
Owner:
Sunset Terrace Development LLC; 2256 38th Place E; Bellevue, WA 98112
Applicant:
King County Library System; Greg Smith; 960 Newport Way NW; Issaquah, WA 98027
Contact:
THA Architecture; Scott Mooney; 133 SW Oak St; Portland, OR 97205
File Number:
REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST
HEARING DATE:
February 18, 2014
Project Name:
Renton Highlands Library
Owner:
Sunset Terrace Development LLC; 2256 38th Place E; Bellevue, WA 98112
Applicant:
King County Library System; Greg Smith; 960 Newport Way NW; Issaquah, WA 98027
Contact:
THA Architecture; Scott Mooney; 133 SW Oak St; Portland, OR 97205
File Number:
LUA13-001720, SA -H, CU -H, VAR, VAR, MOD
Project Manager:
Rocale Timmons; Senior Planner
Project Summary:
The applicant, King County Library System (KCLS), is requesting Hearing Examiner
Site Plan Review, a Hearing Examiner Conditional Use Permit, Civic Entry Orientation
Variance, Lot Coverage Variance, a parking modification, and a refuse and recycle
modfication for the construction of a new 14,479 square foot public library. The
project site consists a total of 16,000 square feet of Center Village (CV) zoned
property. The site was formerly used as multi -family residential for the Renton
Housing Authority. The applicant is proposing a total of 47 parking stalls of which
46 would be located within a structured parking garage below the library facility.
The parking would be accessed from Sunset Lane NE. The proposal includes site
improvements designed to accommodate the future Sunset Terrace Redevelopment
on the abutting property to the southwest, including a shared ramp for access to
structured parking, party wall, and stairs. The proposal includes a single entry at the
corner of NE 10th St and Sunset Lane NE, therefore the applicant is requesting a
variance from RMC4-2-120A, which requires a civic entry on all street frontages of
the site. An additional Variance is being requested from RMC 4-2-120A, in order to
exceed the 75% lot coverage requirement to a proposed 90% lot coverage. The
applicant is also proposing two modifications; one from RMC 4-4-080, in order to
decrease the minimum number of parking spaces required onsite from 60 to 47
stalls and the ability to provide an ADA parking stall off site. The second
modification is from RMC 4-4-090 in order to reduce the amount of the refuse and
recycle deposit enclosure from 100 square feet to 43 square feet. The site is located
in Zone 2 of the Aquifer Protection Area. There are no other critical areas located on
Site.
Project Location:
2701 Sunset Lane NE
Site Area:
16,068 square feet
Project Location Mop
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B. EXHIBITS:
Exhibit 1:
HEX Report
Exhibit 2:
Site Plan
Exhibit 3:
Landscape Plan
Exhibit 4:
Floor plan
Exhibit 5:
Elevations
Exhibit 6:
SEPA "Planned Action" Memo
Exhibit 7:
Sunset Planned Action Area Map
Exhibit 8:
Proof of Notice of Application Mailing
Exhibit 9:
Aerial Photograph
Exhibit 10:
Geotechnical Report
Exhibit 11:
Drainage Report
Exhibit 12:
VAC13-001 Street Vacation Plan
Exhibit 13:
LUA13-001114 Lot Line Adjustment Plan
Exhibit 14:
Elevation Perspectives
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Sunset Terrace Development LLC
2256 38th Place E
Bellevue, WA 98112
2. Zoning Classification: Center Villiage (CV)
3. Comprehensive Plan Land Use Designation: Center Village (CV)
4. Existing Site Use: Multi -Family Residential
S. Neighborhood Characteristics:
a. North:
Gas Station (CV zone)
b. East:
Safeway (CV zone)
c. South:
Multi -Family Residential (CV zone)
d. West:
Multi-Fomily Residential (CV zone)
6. Site Area:
16,068 square feet
D. HISTORICAL/BACKGROUND:
Action
Land Use File No.
Ordinance No.
Date
Comprehensive Plan
N/A
5099
11/01/2004
Zoning
N/A
5100
11/01/2004
Annexation
N/A
1246
04/16/1946
Sunset Lane Street Vacation
VAC13-001
5693
09/09/2013
LLA
LUA13-001114
N/A
10/10/2013
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Report of February 18, 2014 Page 3 of 29
Sunset Area Planned Action EIS LUA10-052 N/A 06/06/2011
E PUBLIC SERVICES:
1. Existing Utilities
a. Water: There is an existing 6 -inch cast iron water main in Sunset Lane NE, an 8 -inch cast iron water
main in Harrington Ave NE and a new 12 -inch water main in Sunset Blvd NE. Available maximum
fire flow from this system is 2,100 gpm. The project is located in the 565 pressure zone. The static
pressure at ground elevation 338 is about 98 psi.
b. Sewer: Sewer service is provided by the City of Renton. There is an 8 -inch sewer main in Harrington
Ave NE, NE 10th St and Sunset Blvd NE.
c. Surface/Storm Water: There are storm drainage improvements in NE 10", St, Sunset Lane NE and
Harrington Ave NE.
2. Streets: There are existing street improvements along the frontages of the site.
3. Fire Protection: City of Renton Fire Department
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-12OA: Commercial Development Standards
2. Chapter 3 Environmental (Regulations
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
S. Chapter 9 Procedures and Review Criteria
a. Section 4-9-030: Conditional Use Permit
b. Section 4-9-200: Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Community Design Element
H. FINDINGS OF FACT:
1. The applicant, King County Library System (KCLS), is requesting a Hearing Examiner Site Plan Review,
Hearing Examiner Conditional Use Permit approval, two variances, and two modifications for the
construction of the Renton Highlnds Library and associated parking, landscaping, and infrastructure
improvements.
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2. The proposal requires a Conditional Use Permit in order to establish the public library use on the
proposed site.
3. The proposal is the third of a group of projects collectively known as the Sunset Area Planned Action
and Environmental Impact Statement. impacts of the proposed project have been addressed in the
Sunset Area Planned Action Ordinance No. 5610 (Exhibits 6 and 7).
4. Aspects of the project are being proposed in order to accommodate the future Sunset Terrace Mixed
Use (Commercial and Residential) Development abutting the subject site (Exhibit 13). This includes a
party wall, stairs, and a shared access ramp to stuctured parking.
5. The Planning Division of the City of Renton accepted the above master application for review on
December 23, 2013 and determined complete on January 2, 2014. The project complies with the 120 -
day review period.
6. The subject site is bordered by Sunset Blvd NE to the southeast, by Sunset Lane NE to the northwest,
and NE 101h St to the northeast.
7. The property is located within the Center Village (CV) Comprehensive Plan land use designation, the
Center Village (CV) zoning classification, and Design District 'D'.
8. The site currently contains two residential buildings, containing a total of 8 residential units, operated
by the Renton Housing Authority. The buildings are proposed to be removed prior to construction.
9. The proposed structure would be 27 feet from finished floor elevation, at the tallest point of the
reading room, the largest mass at the center of the structure (Exhibit 5).
10. The building's primary entrance would be located on the corner of NE 10th St and Sunset Lane NE and
includes a small pedestrian plaza with a 10 -foot large canopy.
11. Small and large scale window openings occur on each street facade in addition to a mix of cladding
materials, including terra-cotta tiles, wood siding, metal and concrete panels. The building roof lines
vary through the use of different height parapets, varied cornice shapes, and overhangs at the entry
(Exhibit 5).
12. The party wall along the western property line would eventually be covered by the neighboring
development and is proposed to be minimally clad.
13. The applicant is proposing off-site improvements to two street frontages, including Sunset Lane NE and
NE 10" St.
14. The applicant is not proposing improvements along Sunset Blvd NE as it is anticipated to be developed
as part of the City's Transportation Capital Improvement Plan.
15. The site is located within Zone 2 of the Aquifer protection Area. There are no other critical areas
located on site.
16. On site soil removal would be required to reach the bottom of excavation for the lower parking level.
The approximate volume of cut would be 4,800 cubic yards. Existing site soils, in the approximate
amount of 237 cubic yards, would be used as backfill necessary for portions of the site.
17. RMC 4-4-090 requires the applicant provide a minimum 100 square feet of refuse and recycle area
based on the square footage of the use. The applicant is requesting a refuse and recycle modification,
in order to vary from the standards, and decrease the amount of refuse and recycle deposit area
standards required for the library use from 100 to 43 square feet.
18. RMC 4-4-080.F.10 requires the applicant limit the number of parking spaces based on the square
footage of the use. The applicant is requesting a parking modification, in order to vary from the parking
standards, and decrease the number of stalls required for the library use from 58 parking spaces
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Report of February 18, 2014 Page 5 of 29
allowance to 47 parking spaces. RMC 4-4-080 also requires that all parking be provided on site. The
applicant is also requesting, as part of the parking modification, to site the required Van ADA parking
stall within the NE 10`h St right-of-way.
19. Per RMC 4-2-120A the allowed lot coverage for properties within the CV zone is 65 percent of the total
lot area or 75% if parking is provided within the building or within an on-site parking garage. The
applicant is requesting a lot coverage variance, in order to vary from the lot coverage standards, and
increase the lot coverage allowed for the library use from 75 percent to 90 percent.
20. Per RMC 4-2-120A commercial and civic uses are required to provide entry features on all sides of a
building facing a public right-of-way or parking lot. The applicant is requesting a variance in order
eliminate the need for entrances on Sunset Lane NE and Sunset Blvd NE and provide one entrance
along the NE 10th St fa4ade.
21. No public or agency comments were received.
22. 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.
23. The proposal requires Site Plan Review. The following table contains project elements intended to
comoly with Site Plan Review decision criteria. as outlined in RMC 4-9-200.E:
SITE PLAN REVIEW CRITERIA:
a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The site is designated Center Village on the Comprehensive Plan Land Use Map. The purpose of the CV
designation is to provide an opportunity for redevelopment as close -in urban mixed-use residential and
commercial areas that are pedestrian -oriented. These areas are anticipated to provide medium to high-
density residential development and a wide range of commercial activities serving citywide and sub -
regional markets.
Policy LU -243. Encourage uses in Center Villages that serve a sub -regional or citywide
market as well as the surrounding neighborhoods.
Policy LU -244. Encourage more urban style design and intensity of development (e.g.
✓
building height, bulk, landscaping, and parking) within Center Villages than with land uses
outside the Centers.
J
Policy LU -248. Provide community scale office and service uses.
Policy CD -31. Neighborhoods, commercial areas, and centers should have human -scale
+.,
features, such as pedestrian pathways and public spaces (e.g. parks or plazas) that have
discernible edges, entries and borders.
Policy CD -36. Developments within Commercial and Centers land use designations should
have a combination of internal and external site design features, such as:
1) Public plazas;
2) Prominent architectural features;
3) Public access to natural features or views;
4) Distinctive focal features;
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S) Indication of the function as a gateway, if appropriate;
6) Structured parking; and
7) Other features meeting the spirit and intent of the land use designation.
Policy CD -39. Ensure quality development by supporting site plans and plats that
✓
incorporate quality building, development, and landscaping standards that reflect unity of
design and create a distinct sense of place.
b. ZONING COMPLIANCE AND CONISTENCY:
The subject site is classified Center Village (CV) on the City of Renton Zoning Map. The purpose of the CV
zone is to provide an opportunity for concentrated mixed-use residential and commercial redevelopment
designed to urban rather than suburban development standards that supports transit -oriented
development and pedestrian activity. Use allowances promote commercial and retail development
opportunities for residents to shop locally. RMC 4-2-120A provides development standards for
development within the CV zoning classification. The following are applicable to the proposal:
Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CV zone, is 25,000 square feet.
Not applicable.
Lot Coverage: Per RMC 4-2-120A the allowed lot coverage is 55 percent of the total lot area or 75% if
parking is provided within the building or within an on-site parking garage for proposals within the CV
classification.
The proposed building would have a footprint of 14,479 square feet on the 16,028 square foot site
resulting in building lot coverage of approximately 90 percent.
RMC 4-9-250 allows for a grant of relief from the lot coverage requirements of the CV zone through a
variance if it is found by the Reviewing Official the applicant has demonstrated that the site
development plan meets the following criteria:
a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is
necessary because of special circumstances applicable to subject property, including size, shape,
topography, location or surroundings of the subject property, and the strict application of the
Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other
property owners in the vicinity and under identical zone classification;
b. That the granting of the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which subject property is
situated;
c. That approval shall not constitute a grant of special privilege inconsistent with the limitation
upon uses of other properties in the vicinity and zone in which the subject property is situated;
d. That the approval is a minimum variance that will accomplish the desired purpose.
The applicant contends that an approximate 14,500 square foot library program area was required in
order to sufficiently serve the varied needs of the community. This program requirement would
demand the lot coverage to exceed the recommended 75% for this site. The proposed footprint of
the library would account for approximately 90% lot coverage. The remaining area would be
occupied by a 990 square foot public plaza and 126 square foot stormwater planter.
Staff concurs that the public library would offer a variety of services, and the minimum requirements
are such that a smaller footprint on the subject site would not adequately serve the needs of the
citizens of Renton and therefore suffers from practical difficulties and the variance is necessary due
to the size and topography of the site. The size of the subject parcel was defined by a lot line
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adjustment/street dedication (LUA13-001114) and street vacation (VAC13-001) completed in 2013
along Sunset Blvd NE and Sunset Lane NE respectively (Exhibits 12 and 13). In order to accommodate
planned street improvements, along Sunset Blvd NE, a 12 -foot right-of-way dedication was taken as
part of the RHA LLA (Exhibit 13). A 19 -foot wide street vacation (VAC13-001) of Sunset Lane NE was
done in order increase the size of the subject parcel to offset some of the dedication required along
Sunset Blvd NE (Exhibit 12). However, the width of the street vacation was restrained, by the City, in
order to provide the largest space possible for the future public park across Sunset Lane NE which
limits the size of the subject parcel.
The subject site is across the street (Sunset Lane NE) from the future public park which would provide
for ample open space to mitigate the open space lost as a result of the large footprint. The variance,
if approved, would not be detrimental to the public welfare and would not constitute a grant of
special privilege. Additionally, the variance is the minimum variance that would needed in order to
accommodate the library use on the site. Therefore, staff recommends that the requested lot
coverage variance be approved.
Density: Per RMC 4-2-120A the allowed density range in the CV zoning classification is a minimum of
20 dwelling units per net acre (du/ac) up to a maximum of SO du/ac. Net density is calculated after
public rights-of-way, private access easements, and critical areas are deducted from the gross
acreage of the site.
Not applicable.
Setbacks: Per RMC 4-2-120A the CV zoning classification requires a minimum front yard setback, and
side yard setback along -a -street, of 10 feet which may be reduced to zero feet during the site plan
development review process, provided blank walls are not located within the reduced setback. There
is a maximum front yard setback of 15 feet. The CV zone has no rear or side yard setback at this
location.
The following table contains setbacks for the proposed structure:
East Front Yard
West Side Yard
North Side Yard Along -a-
South Side Yard Along -
Setback
Setback
Street Setback
a -Street Setback
0 feet — 20 feet and
0 feet
0 feet and 1 -inch
0 feet and 1 -inch
11 inches
The proposed structure has less than the 10 -foot required front yard and side yard along -a -street
setbacks. The applicant is requesting a reduction in these setbacks down to 0 -feet through the Site
Plan Review Process.
RMC 4-2-120A states that the 10 foot setback requirement may be reduced to zero feet during the
site plan development review process, provided blank walls are not located within the reduced
setback.
The applicant is requesting a reduction in setbacks due to the programmatic requirements of the
library and size of the subject site. The size of the subject parcel was defined by the lot line
adjustment/street dedication and street vacation completed in 2013 along Sunset Blvd NE and
Sunset Lane NE respectively (Exhibits 12 and 13). The width of the street vacation was restrained by
the City, in order to provide a largest space possible for the future public park across Sunset Lane NE
which limited the size of the subject parcel. There would be no blank walls located within the
reduced setback. The proposal includes a variety of building materials on all street facing fagades:
concrete, aluminum, windows, and terra cotta panels. The terra cotta wall areas would be comprised
of two shades of color and would reflect vertical banding. The concrete elements would display
form tie patterns and panel jointing. The applicant is also proposing glazing, a large canopy, raised
landscaped beds and pattern paving to enhance the pedestrian experience along the streetscape of
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City of Renton Department of Cam ty & Economic Development tearing Examiner Recommendation
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Report of February 18, 2014 Page 8 of 29
NE 10`h St. The building's massing is also broken up through the use of three separate articulated
forms that house the entry, large reading room, and support areas. The building would step down at
the east to create human scale at the main entry. The building would then step up to create a larger
more impressive volume for the main reading room, and then steps down again at the west where it
would abut the future Sunset Terrace Development project. Staff is supportive of the reduced front
yard and side yard along -a -street setback requests from 10 to 0 feet.
Building Orientation: per RMC 4-2-120A Commercial and civic uses shall provide entry features on all
sides of a building facing a public right-of-way or parking lot.
The applicant is proposing a single public entry at the corner of Sunset Lane NE and NE 10th Street
and therefore does not comply with the civic entry requirement to provide entries on all sides of a
building facing a public right of way.
RMC 4-9-250 allows for a grant of relief from the building orientation requirements of the CV zone,
for civic buildings, through a variance if it is found by the Reviewing Official the applicant has
demonstrated that the site development plan meets the following criteria:
a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is
necessary because of special circumstances applicable to subject property, including size, shape,
topography, location or surroundings of the subject property, and the strict application of the
Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other
property owners in the vicinity and under identical zone classification;
b. That the granting of the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which subject property is
situated;
c. That approval shall not constitute a grant of special privilege inconsistent with the limitation
upon uses of other properties in the vicinity and zone in which the subject property is situated;
d. That the approval is a minimum variance that will accomplish the desired purpose.
The applicant contends that due to the topography of the site, security requirements, and the
expected staffing levels of the proposed library it would not be feasible to provide more than one
main entry into the building. The applicant further contends that the entry design provides high
visibility along all three street frontages.
Staff concurs that applicant suffers from practical difficulties and the variance is necessary due to the
size and topography of the site. The applicant's entry design provides high visibility along all three
street frontages and addresses two sides of the building that are located along the public right-of-
way. The entry is fully glazed on each side, of Sunset Lane NE and NE 10th St, and therefore is highly
visible from both streets. In addition, the entry fronts a small pedestrian plaza that is covered by a
large canopy that extends towards Sunset Blvd NE, giving the entry a visible presence along Sunset
Blvd NE.
The variance if approved would not be detrimental to the public welfare and would not constitute a
grant of special privilege. Additionally, the variance is the minimum variance that would needed in
order to accommodate the library use on the site. Therefore, staff recommends that the requested
civic entry variance be approved.
1Landscaping:: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways or those projects with
reduced setbacks.
The proposed structure has less than the 10 -foot required front yard and side yard along -a -street
setbacks. As a result, the applicant has proposed limited landscaping along the street frontages of
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Report of February 18, 2014 Page 9 of 29
the site. Within the reduce setbacks the applicant is proposing planting beds and a triangular
stormwater planter. Staff is recommending approval of the requested modification to the front yard
building setback (see finding above under setback discussion). The proposal complies with the on-
site landscaping requirement per RMC 4-4-070.
A conceptual landscape plan was submitted with the project application. The landscape plan includes
a planting plan which contains 8 trees. The proposed tree species largely consist of southern beech
and fragrant snowbell trees. The shrubs proposed largely consist of Oregon Grape and beach
strawberry. The use of paving patterns, planting beds and site walls reinforce the architectural
elements of the proposed structure. The landscape plan shows street trees spaced 30 feet on -center
along Sunset Lane NE. The spacing is too close for the southern beech variety and should be
increased to at least 40 feet on -center or the applicant should consider the use of a smaller tree. In
addition, there is a deficiency of street trees along NE 101h St. Staff recommends, as a condition of
approval, the applicant submit a revised landscape plan depicting an increase in spacing for street
trees along Sunset Lane NE, or alternatively, a different variety of tree and additional street trees
along NE 101h St. The revised and detailed landscape plan shall be submitted to, and approved by,
the Current Planning Project Manager prior to construction permit approval.
Building Height: Per RMC4-2-120A building height is restricted to 50 feet except 60 feet for mixed use
(commercial and residential) in the some building.
The height of the proposed structure would be 27 feet and 0 -inches at the highest point of the grand
reading room's flat roof. The proposal complies with the height requirement of the zone.
Screening: The mechanical units on the low roof, to the southwest, are in the center of the roof
area. The equipment would not be visible from the sidewalk and would be completely concealed
upon the construction of the abutting Sunset Terrace Development (Exhibit 13). The rooftop
equipment located on the northeast portion of the building would be concealed by a mechanical
screen that is sized to ensure no visibility of the mechanical units. Staff recommends, as condition of
approval, the applicant be required to provide temporary screening plan for mechanical equipment
on the low roof, to the southwest. The screening plan would only be required if the building permit
for the abutting Sunset Terrace Development is not approved at the time of the Library building
permit approval. A temporary screening plan shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit review. If at any time during the construction of
the library, a building permit is approved for the abutting Sunset Terrace Development the screening
plan can be revised to remove the temporary screening for mechanical equipment on the low roof,
to the southwest.
The temporary trash enclosure for the building would be located at the northwest corner of the
building along Sunset Lane NE adjacent to the parking entry and emergency staircase. The enclosure
would be located within the permanent easement granted by the abutting property owner. The
applicant is proposing to construct the enclosure with CMU block which would eventually be
incorporated into, and enclosed by the future development on the adjacent property.
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls
be provided based on the square footage of the use.
The following ratios would be applicable to the site:
Use
Square
Footage of Use
Ratio
Required
S aces
Library
14,479
Min: 4 spaces / 1,000SF
58
Based on the use, 58 parking spaces would be required in order to meet code. The applicant
proposed to provide a total of 47 spaces (46 stalls within structured parking and one Van ADA stall
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Report of February 18, 2014 Page 10 of 29
within the NE 10"' St right-of-way). Therefore, the applicant is requesting a parking modification to
reduce the minimum number of stalls from 58 to 47 parking stalls.
RMC 4-4-080 also requires that all parking be provided on site. Therefore, the applicant is requesting
as part of the parking modification the ability to site the required Van ADA parking stall within the NE
10th St right-of-way.
Section 4-4-080. F.10.d allows the Administrator to grant modifications from the parking standards for
individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9-
250.0.2):
a. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment; and
b. Will not be injurious to other property(ies) in the vicinity; and
c. Conform to the intent and purpose of the Code; and
d. Can be shown to be justified and required for the use and situation intended, and
e. Will not create adverse impacts to other property(ies) in the vicinity.
The proposed library project would be constructed over a single level of structured parking. The
applicant contends that the parking needs for a library of this size is not expected to exceed the
number of stalls within the proposed parking structure. The requested number of stalls is the
maximum amount of stalls that can be utilized through a single level of structured parking beneath
the library. The area of the garage is proposed to be used to the full extent of the building footprint.
The applicant also contends that the height of the parking area was determined by the maximum
recommended slope for vehicular access within the narrow configuration of the site boundary,
resulting in a 7 -foot- 4 -inch clearance at the garage entry. While two ADA parking spaces are
provided within the structured parking level neither would conform to the Van ADA parking
overhead clearance requirement of 114 -inches.
The requested modification conforms to the intent and purpose of the parking regulations by
providing sufficient on-site parking, and ADA accessible stalls, for the amount necessary for the new
Renton Highlands Library. The proposed modification would not be injurious to other properties in
the vicinity and would not create adverse impacts to other properties in the vicinity. Staff supports a
modification to reduce the minimum number of parking spaces and the allowance of the Van ADA
parking space off site within the NE 10th St right-of-way.
Proposed parking conforms to the minimum requirements for drive aisle and parking stall dimensions
and the provision of ADA accessible parking stalls.
Refuse and Recyclables: Per RMC 4-4-090 for office, educational, and institutional developments
require a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be
provided for recyclable deposit areas and a minimum of 4 square feet per 1,000 square feet of
building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100
square feet.
The proposed facility would require a minimum 100 square foot refuse and recycle deposit area for
the 14,500 square foot facility (90 SF = 2 x [14,500/1,000 SF) + 4 x [14,500/1,000 SF3?. The applicant
has proposed a 43 square foot deposit area. Therefore, the applicant is requesting a refuse and
recycle modification to reduce the minimum area for the refuse and recycle deposit area from 100 to
43 square feet.
Section 4-4-080.F.10.d allows the Administrator to grant modifications from the refuse and recycle
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Report of February 18, 2014 Page 11 of 29
standards for individual cases, provided the modification meets the following criteria (pursuant to
RMC 4-9-250_Q.2):
a. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment; and
b. Will not be injurious to other property(ies) in the vicinity, and
c. Conform to the intent and purpose of the Code, and
d. Can be shown to be justified and required for the use and situation intended; and
e. Will not create adverse impacts to other property(ies) in the vicinity.
The applicant contends that due to the library's program requirements, expected usage, and the
applicant's past experience with libraries of this size, a refuse and recycling area of 100 square feet is
unusually large. The proposed 43 square feet of area provided was designed to accommodate 4
refuse bins which would be more than they would typically need.
Staff concurs that the requested modification would meet all of the needs of the proposed use. In
addition, the requested modification would lessen the visual impact of the enclosure on Sunset Lane
NE temporarily and long term would decrease the encroachment on the shared vehicle access with
the neighboring property to the west. Therefore, staff supports a modification to reduce the
minimum 100 square feet of refuse and recyclable deposit area to 43 square feet.
The temporary trash enclosure for the building would be located at the northwest corner of the
building along Sunset Lane NE adjacent to the parking entry and emergency staircase. The enclosure
would be located within the permanent easement granted by the abutting property owner. The
applicant is proposing to construct the enclosure with CMU block which would eventually be
incorporated into, and enclosed by, the future development on the adjacent property.
Signs: The applicant did not submit a signage package for the proposed library and therefore could
not be reviewed at this time. The applicant would be required to comply with the signage
requirements outlined in RMC 4-4-100 at the time of sign application.
Critical Areas: The site is located in Zone 2 of the Aquifer Protection Area. There are no other critical
areas located on-site.
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Staff [orrmerr A der�ostrbtert in file table below i# i5 our recornmer�dat%n that the"pre�,p�osal meets
the intenir, of tl`le Design Reguiatrarrs an the basis of Individual'
merit if all conditions of app�rnival ore
Met.
i. SiTE DESIGN AND BUILDING LOCATION:
Intent. To ensure that buildings are located in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban environment, so that businesses enjoy visibility
from public rights-of-way; and to encourage pedestrian activity.
1. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
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Report of February 18, 2414 Page 12 of 29
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as
with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun exposure
to nearby buildings and open space (except parking areas) shall be considered when siting
structures.
'/
Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
V/
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian -only courtyard.
Standard. Buildings with residential uses located at the street level shall be set back from the
sidewalk a minimum of ten feet (10') and feature substantial landscaping between the
N/A
sidewalk and the building or have the ground floor residential uses raised above street level
for residents privacy or have the ground floor residential uses raised above street level for
residents' privacy.
2. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facode facing a street,
Ile
shall be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human -scale elements.
Standard. A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors,
and/or ornamental lighting.
Standard Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least four
and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet
(30') in height shall also ensure that the weather protection is proportional to the distance
above ground level.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to the
street.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a street
'r
or pedestrian -oriented space, otherwise, screening or decorative features should be
incorporated.
Standard. Multiple buildings on the some site shall direct views to building entries by
N/A
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Standard. Ground floor residential units that are directly accessible from the street shall
N/A
include entries from front yards to provide transition space from the street or entries from an
open space such as a courtyard or garden that is accessible from the street.
3. Transition to Surrounding Development:
Intent. To shape redevelopment projects so that the character and value of Renton's long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
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Report of February 18, 2014 Page 13 of 29
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard. At least one of the following design elements shall be considered to promote a
transition to surrounding uses:
(a) Building proportions, including step -backs on upper levels,
(b) Building articulation to divide a larger architectural element into smaller
increments, or
V (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator of the Department of Community and Economic
Development or designee may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
4. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other
abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an
enclosure with fencing that is made of quality materials.
Standard: Service elements shall be located and designed to minimize the impacts on the
d
pedestrian environment and adjacent uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
Standard. In addition to standard enclosure requirements, garbage, recycling collection, and
utility areas shall be enclosed on all sides, including the roof and screened around their
perimeter by a wall or fence and have self-closing doors.
Staff Comment: The temporary trash enclosure for the building would be located at the
northwest corner of the building along Sunset Lane NE adjacent to the parking entry and
emergency staircase. The enclosure would be located within the permanent easement
granted by the abutting property owner. The applicant is proposing to construct the
enclosure with CMU block which is expected to eventually be incorporated into, and
Partial
Compliance
enclosed by the future development on the abutting property. The applicant's submittals
with
did not include elevations depicting a temporary roof for the refuse and recyclable
Standard
enclosure. Therefore, staff recommends as a condition of approval, the applicant be
required to submit revised elevations depicting a temporary roof for the refuse and
recyclable enclosure if a building permit for the abutting Sunset Terrace Development has
not been approved. The revised elevations shall be submitted to and approved by the
Current Planning Project Manager prior to building permit approval. If at any time during the
construction of the library, a building permit is approved for the abutting Sunset Terrace
Development the refuse and recycle enclosure elevations can be revised to remove the
temporary roof. If this condition of approval is met the proposal would satisfy this
standard.
,f
Standard. Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three (3).
Standard: if the service area is adjacent to a street, pathway, or pedestrian -oriented space, a
Not
landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility.
Compliant
.Staff Comment: The applicant's submittals did not include a site or landscape plan, depicting
With
a temporary three-foot wide landscape planting strip, on 3 sides of the proposed enclosure.
Standard
Therefore, staff recommends as a condition of approval, the applicant be required to submit
a revised site and landscape plan depicting a temporary three-foot landscape planting strip,
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on 3 sides of the refuse and recycle enclosure if a building permit for the abutting Sunset
Terrace Development has not been approved. The revised plans shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval. If at
any time during the construction of the library, a building permit is approved for the
abutting Sunset Terrace Development the site and landscape pians can be revised to remove
the temporary landscape planting strip around the refuse and recycle enclosure. If this
condition of approval is met the proposal would satisfy this standard_
5. Gateways:
intent. To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive within
the context of the district they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways should be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the
City. Examples of these types of features include monuments, public art and public plazas.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
N/A
Standard Gateway elements shall be oriented toward and scaled for both pedestrians and
vehicles.
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
1) Public art,-
rt;2)
2)Special landscape treatment;
N/A
3) Open space/plaza;
4) Landmark building form;
5) Special paving, unique pedestrian scale lighting, or bollards;
b) Prominent architectural features (trellis, arbor, pergola, or gazebo),
!Neighborhood or district entry identification (commercial signs do not qualify).
R. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village, incorporate various
modes of transportation; including. public mass transit, in order to reduce traffic_ volumes and other
impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the
impacts of parking areas; . allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building facades, minimize the visual impact of
parking lots and use access streets and parking to maintain an urban edge to the district.
1. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back
of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of surface parking shall also be designed to accommodate
future infill development.
Standard: Parking shall be located so that no surface parking is located between a building
N/A
and the front property line, or the building and side property line, on the street side of a
corner lot.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
2. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured
parking, physically and visually integrate parking garages with other uses; and reduce the overall impact
of parking garages.
Guidelines: Parking garages shall not dominate the streetscope; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
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subordinate, pedestrian entries_ Similar forms, materials, and/or details to the primary building(s)should
be used to enhance garages.
Standard: Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of seventy five percent (75%) of the building frontage width.
Standard. The entire facade must feature a pedestrian -oriented facade. The Administrator of
the Department of Community and Economic Development may approve parking structures
that do not feature a pedestrian orientation in limited circumstances. If allowed, the
structure shall be set back at least six feet (6) from the sidewalk and feature substantial
landscaping. This landscaping shall include a combination of evergreen and deciduous trees,
shrubs, and ground cover. This setback shall be increased to ten feet (10) when abutting a
primary arterial and/or minor arterial.
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials.
✓
Standard: The entry to the parking garage shall be located away from the primary street, to
either the side or rear of the building.
Standard. Parking garages at grade shall include screening or be enclosed from view with
N/A
treatment such as walls, decorative grilles, trellis with landscaping, or a combination of
treatments.
Standard. The Administrator of the Department of Community and Economic Development
or designee may allow a reduced setback where the applicant can successfully demonstrate
that the landscaped area and/or other design treatment meets the intent of these standards
and guidelines. Possible treatments to reduce the setback include landscaping components
plus one or more of the following integrated with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre -cast decorative panels;
(f) Vine -covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent of this standard...
3. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines. Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian
mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. if not
available, access shall occur at side streets.
,/ Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
W. PEDESTRIAN ENVIRONMENT.
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building entrances;
make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk
between businesses, on sidewalks, to and from access points, and through parking lots; and promote the
use of multi -modal and public transportation systems in order to reduce other vehicular traffic.
1. Pedestrian Circulation:
intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
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Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and
encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development.
Standard. Pathways within parking areas shall be provided and differentiated by material or
N/A
texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials.
Permeable materials are encouraged. The pathways shall be perpendicular to the applicable
building facade and no greater than one hundred fifty feet (150') apart.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width
to accommodate anticipated numbers of users. Specifically_
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100
or more feet in width (measured along the facade) shall provide sidewalks at least 12
feet in width. The walkway shall include an 8 foot minimum unobstructed walking
surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width
to accommodate the anticipated number of users.
N/A
Standard: Mid -block connections between buildings shall be provided.
2. Pedestrian Amenities:
intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities,
at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
,/
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains,
and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather -resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Not
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
Compliant
canopies, or building overhangs shall be provided. These elements shall be a minimum of
With
4.5 feet wide along at least seventy 75 percent of the length of the building facade facing
Standard but
the street, a maximum height of 15 feet above the ground elevation, and no lower than 8
compliant
feet above ground level.
with the
intent and
Staff Comment: The applicant is not proposing overhead weather protection along Sunset
guideline
Lane NE and Sunset Blvd NE. The proposal does include off-site street improvements along
Sunset Lane NE and NE 10th St which include 12 -foot wide sidewalks. The wide sidewalks
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would help to promote a walkable, pedestrian oriented, community and would provide
linkages to Sunset Blvd NE, the planned abutting Sunset Terrace Development, and the
future City park across Sunset Lane NE. The sidewalk connections would be landscaped
and would use a variety of pavings that would provide variation in the pedestrian
experience. Additionally, the applicant is proposing a large overhang which protects both
the main entry and service entry to the Library along NE 10th St. The entry would be highly
visible and would contain a small plaza adjacent to the future park area. The applicant has
created attractive spaces along the streetscape through the use of building architectural
features, such as glazing, that work to unify the building and street environments where
there are no canopies. The proposal is inviting and comfortable for pedestrians and
provides publicly accessible areas that function for a variety of activities, at all times of the
year, and under typical seasonal weather conditions.
iv. RECREATiON A REAS AND cUMMQN OPEN SpAm
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and .visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian -oriented space at the
street corner to emphasize pedestrian activity (illustration below). Recreation and common open space
areas are integral aspects of quality development that encourage pedestrians and users. These areas
shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common opens space and/or recreation areas.
N/A
Standard: Amount of common space or recreation area to be provided: at minimum fifty (50)
square feet per unit.
Standard. The location, layout, and proposed type of common space or recreation area shall
N/A
be subject to approval by the Administrator of the Department of Community and Economic
Development or designee.
Standard: At least one of the following shall be provided in each open space and/or
recreation area (the Administrator of the Department of Community and Economic
Development or designee may require more than one of the following elements for
developments having more than one hundred (100) units):
(a) Courtyards, plazas, or multi-purpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such
spaces above the street level must feature views or amenities that are unique to
N/A
the site and are provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
(d) Recreation facilities including, but not limited to, tennis/sports courts, swimming
pools, exercise areas, game rooms, or other similar facilities; or
(e) Children's play spaces that are centrally located near a majority of dwelling units
and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
Standard. All buildings and developments with over thirty thousand (30,000) square feet of
N/A
nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -
oriented space.
N/A
Standard: The pedestrian -oriented space for buildings and developments with over thirty
thousand (30,000) square feet of nonresidential uses shall include all of the following:
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(a) Visual and pedestrian access (including barrier free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
(b) Paved walking surfaces of either concrete or approved unit paving; and
(c) On-site or building -mounted lighting providing at least four (4) fact -candles
(average) on the ground, and
(d) At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual
seat per sixty (60) square feet of plaza area or open space.
Standard. The following areas shall not count as pedestrian -oriented space for buildings and
developments with over thirty thousand (30,000) square feet of nonresidential uses:
(a) The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian -
N/A
oriented space if the Administrator of the iJepartment of Community and
Economic Development or designee determines such space meets the definition
of pedestrian -oriented space.
(b) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
N/A
Standard. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian -oriented space.
v. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is. unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
1. Building Character and Massing:
intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest and enhance the character of the neighborhood.
Articulation, modulation, and their intervals should create a sense of scale important to residential
buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
f
Standard. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height,
and eight feet (8') in width.
Standard: Buildings greater than one hundred sixty feet (160) in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the facade;
N/A
or provide an additional special feature such as a clock tower, courtyard, fountain, or public
gathering area.
2. Ground -Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character
of the pedestrian environment, and ensure that all sides of a building within near or distant public view
have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry paving,
street furniture (benches, etc.), and/or public art.
Standard: Human -scaled elements such as a lighting fixture, trellis, or other landscape
'/
feature shall be provided along the facade's ground floor.
Doesn't depict human scaled elements.
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Standard. On any facade visible to the public, transparent windows and/or doors are
/
required to comprise at least 50 percent of the portion of the ground floor facade that is
between 4 feet and & feet above ground (as measured on the true elevation).
An acortes
Standard: Upper portions of building facades shall have clear windows with visibility into
and out of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be 50 percent.
Standard: Display windows shall be designed for frequent change of merchandise, rather
than permanent displays.
Standard. Where windows or storefronts occur, they must principally contain clear glazing.
ve
Standard: Tinted and dark gloss, highly reflective (mirror -type) glass and film are prohibited.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian
pathways are prohibited. A wall (including building facades and retaining walls) is
considered a blank wall if:
(a) it is a ground floor wall or portion of a ground floor wall over 6 feet in height, has
N/A
a horizontal length greater than 15 feet), and does not include a window, door,
building modulation or other architectural detailing; or
(e) Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Standard. If blank walls are required or unavoidable, blank walls shall be treated with one or
more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall,
N/A
(b) Trellis or other vine supports with evergreen climbing vines,
(c) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard,
(d) Artwork, such as bas-relief sculpture, mural, or similar, or
(e) Seating area with special paving and seasonal planting.
3. Building Roof Lines.
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets,
(b) Feature elements projecting above parapets;
V,
(c) Projected cornices,
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs with
a minimum slope of one to four (1:4) and shall have dormers or interesting roof
forms that break up the massiveness of an uninterrupted sloping roof.
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduces the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and
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eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. if materials like concrete or block walls are used they shall be enhanced to create
variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open space
shall be finished on all sides with the some building materials, detailing, and color scheme, or
Partial
Compliance
if different, with materials of the some quality.
with
Staff Comment: It appears the proposal would use high quality building materials. However,
Standard
in order to ensure that quality materials are used staff recommends the applicant submit a
materials board subject to the approval of the Current Planning Project Manager prior to
building permit approval.
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
Partial
Standard: Materials shall be durable, high quality, and consistent with more traditional
Compliance
urban development, such as brick, integrally colored concrete masonry, pre finished metal,
with
stone, steel, glass and cast -in-place concrete.
Standard
Staff Comment: See Condition above.
N/A
Standard: if concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Standard: if concrete block walls are used, they shall be enhanced with integral calor,
N/A
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns, or textural changes.
Mi'',+ci1RiL
Intent: To provide a means of identifying and advertising businesses, provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project, encourage quality signage
that contributes to the character of the Urban Center and the Center Village, and create color and
interest_
Guidelines: Front -lit, ground -mounted monument signs are the preferred type of freestanding sign. Blade
type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian -oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Standard: Entry signs shall be limited to the name of the larger development.
Unknown at
Staff Comment: Signage has not yet been designed for the proposed project. The applicant
this time
would be required to submit a comprehensive signage package which complies with the
standards of Design District V. The signage package shall be submitted to and approved by
the Current Planning Manager prior to sign permit approval.
Unknown at
Standard: Corporate logos and signs shall be sized appropriately for their location.
this time
Staff Comment: See condition above.
NSA
Standard: In mixed use and multi -use buildings, signage shall be coordinated with the overall
building design.
Standard: Freestanding ground -related monument signs, with the exception of primary entry
Unknown at
this time
signs, shall be limited to ive eet 5' above finished rade including support structure.
g f f (� f g g pp
Staff Comment: See condition above.
Standard: Freestanding signs shall include decorative landscaping (ground cover and/or
Unknown at
shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage
this time
may incorporate stone, brick, or other decorative materials as approved by the Director.
Staff Comment: See condition above_
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Standard: All of the following are prohibited.-
rohibited.a.
a.Pole signs,
b. Roof signs, and
Unknown at
c. Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated
this time
cabinet signs). Exceptions: Back -lit logo signs less than ten (.10) square feet are
permitted as area signs with only the individual letters back -lit (see illustration,
subsection G8 of this Section).
Staff Comment: See condition above.
G. LIGHTING:
Intent: To ensure safety and security, provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places, and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standard: Pedestrian -scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down -lighting and
decorative street lighting_
Staff Comment: The applicant is proposing lighting under the canopy at the building entry
Partial
and decorative street lighting surrounding the site. However, a lighting plan was not
Compliance
provided with the application; therefore staff recommends a condition of approval that a
With
Standard
lighting plan is provided that complies with the Design District standards. Staff
recommends, as a condition of approval, the applicant be required to provide a lighting
plan that adequately provides for public safety without casting excessive glare on adjacent
properties at the time of building permit review. The lighting plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval. If this
condition of approval is met the proposal would satisfy this standard.
Standard: Corporate logos and signs shall be sired appropriately for their location.
Standard. Accent lighting shall also be provided on building facades (such as sconces) and/or
to illuminate other key elements of the site such as gateways, specimen trees, other
significant landscaping, water features, and/or artwork.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian scale lighting has been approved administratively
or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior
On -Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right -of -
way -lighting, etc.).
d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY:
✓
The proposal is located within the Sunset Planned Action area identified in Exhibit 7.
✓
The proposed uses and activities are consistent with those described in the Planned Action
EIS and Planned Action Qualifications.
✓
The proposal is within the Planned Action thresholds and other criteria of the Planned
Action Qualifications.
./
The proposal is consistent with the City of Renton Comprehensive Plan and applicable
zoning regulations
✓
The proposal's significant adverse environmental impacts have been identified in the
Planned Action EIS.
The proposal's impacts have been mitigated by application of the measures identified in
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Attachment B of Ordinance #5614, and other applicable City regulations, together with any
modifications or variances or special permits that may be required.
The proposal complies with all applicable local, state and/or federal laws and regulations,
and the Environmental Review Committee determines that these constitute adequate
mitigation.
The proposal is not an essential public facility as defined by RCW.36.70A.204(1).
e. OFF SITE IMPACTS:
Structures: Restricting overscale structures and overconcentration of development on a particular
portion of the site.
Due to the narrow configuration of the site and the desire to utilize all ground level surface area for
the City's Library program the lot has a building coverage of approximately 90%. While the proposed
structure is concentrated over the entire site, the scale and bulk of the library would be compatible
with the low-rise urban structures that surround the site currently and the anticipated mid -rise
structures envisioned for the Sunset Area Planned Action (Exhibit 7). The scale and bulk of the
building is also reduced through the use of differing materials on the building facades, building
articulation and modulation and differing roof profiles. The building massing is broken up into three
separate articulated forms that house the entry, large reading room, and support areas. The building
would step down at the east to create human scale at the main entry. The building would then step
up to create a larger more impressive volume for the main reading room, and then steps down again
at the west where it would abut the future Sunset Terrace Development project. The applicant is
also proposing storefront glazing, covering canopies, raised landscaped beds and street furniture
which enhance the pedestrian experience.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties.
The applicant is proposing to access the structured parking garage from Sunset Lane NE at the
northwest side of the site on the abutting property. The shared access ramp is being designed to
accommodate the future Sunset Terrace Development. The applicant is also proposing off-site street
improvements along Sunset Lane NE and NE 10th St which include 12 -foot wide sidewalks. The wide
sidewalks would help to promote a walkable, pedestrian oriented, community and would provide
linkages to the Sunset Blvd NE, the planned abutting Sunset Terrace Development, and the future
City park across Sunset Lane NE. The sidewalk connections would be landscaped and would use a
variety of pavings that would provide variation in the pedestrian experience.
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.
See Screening discussion under Findings Section 23.b
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive
natural features.
There are territorial views to the west, but no large attractive natural features are on or near the site
for which to maintain visual accessibility. The applicant has proposed to limit the height of the
proposed structure to 27 feet and 0 inches which mitigates view impacts from 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.
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See Landscaping discussion under Findings Section 23.b.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness
or glare to adjacent properties and streets.
The applicant is proposing lighting under the canopy at the building entry and decorative street
lighting surrounding the site. However, a lighting plan was not provided with the application;
therefore staff recommended that a lighting plan be provided at the time of building permit review.
f. ON-SITE IMPACTS:
Structure Placement: Provisions for privacy and noise reduction by building placement spacing and
orientation.
The building has an orientation to all three street frontages (NE 101h St, Sunset Lane NE, and NE
Sunset Blvd). The structure includes large windows on either side of the large reading area that
provides a civic presence on Sunset Blvd NE and Sunset Lane NE. The main entry would be located at
the corner of NE 10th St and Sunset Lane and includes a small plaza and large 10 -foot overhang in
order create visibility from NE Sunset Blvd in addition to NE 10th St and Sunset Lane NE.
It is anticipated that most of the noise impacts would occur during the construction phase of the
project. The applicant has submitted a Construction Mitigation Plan that provides measures to
reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the
project would be required to comply with the City's noise ordinance regarding construction hours.
There would be periodic noise impacts from traffic and activities that are normally associated with a
library. However, the applicant is proposing to construct the building with sound insulation in order
to achieve a day/night average interior noise level (Ldn) of 45 Ldn.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle
needs.
The scale and bulk of the building is reduced through the use of differing materials on the building
facades, building articulation and modulation and differing roof profiles. The building massing is
broken up into three separate articulated forms that house the entry, large reading room, and
support areas. The building would step down at the east to create human scale at the main entry.
The building would then step up to create a larger more impressive volume for the main reading
room, and then steps down again at the west where it would abut the future Sunset Terrace
Development project.
The full civic scale of the proposed library is more prominently visible from Sunset Lane NE and NE
Sunset Blvd NE. The proposed building is designed appropriately to allow adequate light and air
circulation to the buildings and the site. The design of the structures would not result in excessive
shading of the property. In addition, there is ample area surrounding the building to provide normal
airflow.
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.
The site contains 7 trees of which all 7 trees are proposed for removal. RMC 4-4-130 requires that 5
percent of the trees on site be retained. Of the 7 trees, 1 tree is required to be retained at the 5
percent retention rate. When the required number of protected trees cannot be retained, new
trees, with a two-inch caliper or greater, shall be planted. The replacement rate shall be twelve
caliper inches of new trees to replace each protected tree removed. The applicant is proposing S
new trees to replace the protected tree. However, it is unclear the size (caliper) of the trees
proposed; therefore staff was unable to confirm compliance with the tree retention requirements of
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the code. Staff recommends, as a condition of approval, the applicant be required to submit a
detailed landscape plan demonstrating compliance with the tree retention requirements of RMC 4-4-
130. The detailed landscape plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to construction permit approval.
The applicant provided a geotechnical report, prepared by GeoTech consultants, dated April 18, 2013
(Exhibit 10). The topography of the site is relatively flat, sloping downward to the south. A short
slope exists on the northern side of the property adjacent to NE 10`h St and an approximately 4-5 foot
tall concrete retaining wall runs along the eastern side of the site where there is an existing elevation
difference between Sunset Blvd NE and the subject site. The subsurface conditions were explored
through the drilling of test borings at a maximum depth of 26.5 feet. Approximately 3-4.5 feet of
loose fill was encountered beneath the existing ground surface. Underlying the fill was a thin layer of
loose to medium dense sand, with dense to very dense, slightly silty to silty sand with gravel that
extended to a depth of about 15 feet. Native soil was encountered below 15 feet to approximately
26.5 feet below grade. No groundwater or wet soil conditions were observed during initial test
borings and it is likely that the seasonal high groundwater table lies below the 26.5 foot depth of the
borings done in the field.
The existing site consists of 9,104 square feet of impervious surface, approximately 57%. Fallowing
development, impervious surface coverage would be approximately 15,290 square feet or 95%. On
site soil removal would be required to reach the bottom of excavation for the lower parking level.
The approximate volume of cut would be 4,800 cubic yards. Existing site soils, in the approximate
amount of 237 cubic yards, would be used as backfill necessary for portions of the site.
The provided geotechnical report recommended measures to be implemented by the applicant to
address the proposal's potential impact to soils and related conditions. Staff recommends, as a
condition of approval that all earthwork implemented by the applicant be consistent with the
recommendations of the geotechnical report, prepared by GeoTech Consultants, dated April 18,
2013.
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.
See discussion under Findings Section 23.b, Landscaping
g. ACCESS:
Location and Consolidation: Providing access paints on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when
feasible, with adjacent properties.
Access to the site is proposed via a single entry to the structured parking located on Sunset Lane NE.
The shared access ramp is being designed to accommodate the future Sunset Terrace Development.
The applicant is also proposing off-site street improvements along Sunset Lane NE and NE 10th St
which include 12 -foot wide sidewalks. The wide sidewalks would help to promote a walkable,
pedestrian oriented, community and would provide linkages to the Sunset Blvd NE, the planned
abutting Sunset Terrace Development, and the future City park across Sunset Lane NE. The proposal
promotes safe and efficient circulation through the shared access point.
Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the
location, design and dimensions of vehicular and pedestrian access points, drives, parking,
turnarounds, walkways, bikeways, and emergency access ways.
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See Location and Consolidation discussion above_
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
Not applicable as there are no loading or delivery areas.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Per RMC 4-4-080F.11 0.5 bicycle the number of bicycle parking spaces shall be 10% of the number of
required off-street parking spaces. Based on the proposal which requires 58 vehicle parking stalls, 6
bicycle parking stalls are required to be provided. The applicant is proposing bicycle parking stalls,
within the plaza area. However, it is unclear the number of bicycle parking stalls that would be
provided. Staff recommends, as a condition of approval, the applicant submit a revised site plan
depicting bicycle parking in conformance with RMC4-4-080F.11. The revised site plan shall be
submitted to and approved by the Current Planning Project Manager prior to building permit
approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings,
public sidewalks and adjacent properties.
The applicant is also proposing off-site street improvements along Sunset Lane NE and NE 10th St
which include 12 -foot wide sidewalks. The wide sidewalks would help to promote a walkable,
pedestrian oriented, community and would provide linkages to the Sunset Blvd NE, the planned
abutting Sunset Terrace Development, and the future City park across Sunset Lane NE. The sidewalk
connections would be landscaped and would use a variety of pavings that would provide variation in
the pedestrian experience. Additionally, the applicant is proposing a large overhang which protects
both the main entry and service entry to the Library along NE 10th St. The entry would be highly
visible and would contain a small plaza adjacent to the future park area.
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.
The applicant has incorporated an entry plaza, located on the east side of the structure near the primary
entrance. This entry plaza serves as a distinctive focal point. The plaza is proposed to incorporate
hardscape and landscaping to allow for passive recreation activities. In addition, the proposed library
would allow for visual access to the future City park, planned across Sunset lane NE, via the building's
windows. The future (approximate) three acre City park would provide both active and passive
recreation opportunities for users of the library.
L VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and
incorporating public access to shorelines.
The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access
requirement is not applicable as the site is not adjacent to a shoreline.
j. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable.
There are no natural systems located on site with the exception of drainage flows. See Drainage
discussion under Findings Section 23.k.
k. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the
proposed use.
Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish
services to the proposed development; if the applicant provides Code required improvements and
fees. The applicant would be required to pay an appropriate Fire Impact Fee. Currently this fee is
HEX Report 13-001720 (2).docx
City of Renton Department of Com ity & Economic Development fearing Examiner Recommendation
RENTON HIGHLANDS LIBRARY LUA13-001 , SA -H, MOD, MOD VAR, VAR, CU -H
Report of February 18, 2014 Page 26 of 29
assessed at $0.52 per square foot of new building area.
Parks and Recreation: Not Applicable
Water and Sewer: The site is served by the City of Renton for all utilities. The preliminary fire flow
requirement per the Fire Marshal's office is 2,250 gallons per minute (gpm). A 12 -inch main would be
required to be extended from the 12 -inch stub in NE 101h St to the far property line in Sunset Lane
NE. One hydrant is required to be located within 150 feet of the building and two additional hydrants
and would be required to be located within 300 feet of the building. Final location of fire hydrants
will be determined by the fire department.
There is an 8 -inch sewer main in Harrington Ave NE, NE 101h St and Sunset Blvd NE. A new 6 -inch side
sewer will be required onsite and is shown on the proposed plans. The building department would
require floor drains, for the underground parking, and they will need to be connected to the sanitary
sewer through an approved oil/water separator located outside the building, if feasible. Flows would
be required to be directed through floor drains that are installed in accordance with the UPC to an
exterior oil/water separator.
Drainage: The project is required to comply with the new City of Renton Amendments to the 2009
King County Surface Water Design Manual. A conceptual drainage plan and report stamped by a PE
was submitted with the formal application (Exhibit 11), and per the report the project is complying
with the 2009 King County Surface Water Design Manual. Since the project is exempt from flow
control and water quality, the engineer is proposing to tightline the roof and footing drains to a new
bioswale.
Transportation: The applicant is proposing to access the structured parking garage from Sunset Lane
NE at the northwest side of the site on the abutting property.
All adjacent right-of-ways need to be fully improved in conformance to the current street standards
as shown in the conceptual drawings in the Sunset Area Planned Action EIS (Exhibit 6). This would
include dedication of additional right-of-way. The existing right-of-way width in NE 10th St is 60 feet,
30 feet in Sunset Lane NE and 87 feet in Sunset Blvd NE. Improvements are as follows:
Sunset Blvd NE - The new frontage improvements, to be constructed by the City as part of a CIP,
would include an 8 foot planting strip and 12 foot multi -use sidewalk behind the existing curb. The
applicant is proposing lawn in the place of the soon to be constructed right of way.
NE 10th St - Frontage improvements for this street would require a pavement section of 16 feet from
the centerline, curb, gutter and a new 12 -foot sidewalk. This would require a dedication of an
additional two feet of right-of-way. Curb bulb outs are also to be included at the intersections of
Sunset Blvd NE and Sunset Lane NE as depicted on the proposed plans.
Sunset Lane NE- Frontage improvements would require a 12 -foot sidewalk along the development
side, a new curb and 18 feet of pavement. The existing right-of-way width of 31 feet in this section of
Sunset Lane would accommodate this level of improvements. Based on the street improvements
shown in the EIS, angle parking would be allowed fronting the site. However, the parking would be
provided at the time when the north side of Sunset Lane NE is widened and improved by the City for
the future park.
Traffic impact fees for the proposed library would be based on square footage of the building (not
including parking garage). The applicant submitted a building permit on December 17, 2013 in order
to vest to 2013 Impact fees (1313006601). The fees would be estimated at $63,270.00 based the 2013
rate. Impact fees are due at time of building permit issuance.
Schools: N/A
HEX Report 13-001720 (2).docx
City of Renton Department of Con ity & Economic Development Hearing Examiner Recommendation
RENTON HIGHLANDS LIBRARY LUA_13-00: , SA -H, MOD, MOD VAR, VAR, CU -H
Report of February 18, 2014 Page 27 of 29
1. PHASING: The applicant is not requesting any additional phasing.
24. The proposal requires a Conditional Use Permit in order to establish the public library use on the
proposed site. The following table contains project elements intended to comply with Conditional Use
Permit decision criteria, as outlined in RMC 4-9-030.D.
CONDITIONAL USE PERMIT CRITERIA:
a. CONSISTENCY WITH PLANS AND REGULATIONS: See discussion under Findings Section 14.a -d
b. APPROPRIATE LOCATION: The proposed location would replace the existing location for the Renton
Highlands Public Library, at 2902 NE 12th St. The proposed library location is about a half a mile
southwest of the existing location_ The new location is urban and central to the Sunset Planned Action
Area. The area is accessible to transit. The aerial photograph (Exhibit 9) does not reveal any over -
concentration of library facilities in the vicinity and in general libraries are not overly concentrated in the
City as a whole given that the libraries are designed to serve the immediate service areas of the City.
c. EFFECT ON ADJACENT PROPERTIES: The proposed project is compatible with the scale and character
of the existing and planned neighborhood. The scale and bulk of the library would be compatible with
the low-rise urban structures that surround the site currently and the anticipated mid -rise structures
envisioned for the Sunset Area Planned Action (Exhibit 7). The scale and bulk of the building is also
reduced through the use of differing materials on the building facades, building articulation and
modulation and differing roof profiles. The building massing is broken up into three separate articulated
forms that house the entry, large reading room, and support areas. The building would step down at the
east to create human scale at the main entry. The building would then step up to create a larger more
impressive volume for the main reading room, and then steps down again at the west where it would
abut the future Sunset Terrace Development project. The applicant is also proposing storefront glazing,
covering canopies, raised landscaped beds and street furniture which enhance the pedestrian
experience.
d. COMPATIBILTY: See Effect on Adjacent properties discussion above.
e. PARKING: See Parking discussion under Findings Section 23.b
f. TRAFFIC: See Access discussion under Findings Section 23.g
g. NOISE, LIGHT, AND GLARE: It is anticipated that the most significant noise impacts would occur during
the construction phase of the project. The applicant has submitted a Construction Mitigation Plan that
provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. In
addition, the project would be required to comply with the City's noise ordinance regarding construction
hours.
There would be periodic noise impacts from traffic and activities that are normally associated with a
library. However, the applicant is proposing to construct the building with sound insulation or other
means in order to achieve a day/night average interior noise level (Ldn) of 45 Ldn.
Exterior onsite lighting, including security lighting, would be regulated by code. Compliance with this
code (RMC 4-4-075) ensures that all building lights are directed onto the building or the ground and
cannot trespass beyond the property lines.
h. LANDSCAPING: See Landscaping discussion under Findings Section 23.b.
HEX Report 1 3-001 720 (2).docx
City of Renton Department of Com ity & Economic Development searing Examiner Recommendation
RENTON HIGHLANDS LIBRARY _ LUA13-001 , SA -H, MOD_,_ MOD VAR, VAR, CU -H
Report of February 18, 2014 Page 28 of 29
1. CONCLUSIONS:
1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met.
2. The proposal complies with the Conditional Use Permit Review Criteria if all conditions of approval are
met.
3. The proposal complies with the Variance Review Criteria for the civic entry variance request if all
conditions of approval are met.
4. The proposal complies with the Variance Review Criteria for the lot coverage variance request if all
conditions of approval are met.
S. The proposal complies with the Modification Review Criteria for the parking modification request if all
conditions of approval are met.
6. The proposal complies with the Modification Review Criteria for the refuse and recycle modification
request if all conditions of approval are met.
7. The proposal is compliant and consistent with City of Renton plans, policies, regulations and approvals.
S. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the
conditions of approval are complied with.
9. The proposed library use is anticipated to be compatible with existing and future surrounding uses as
permitted in the CV zoning classification.
10. The scale, height and bulk of the proposed buildings are appropriate for the site.
11. Safe and efficient access and circulation has been provided for all users.
12. The proposed plaza space serves as distinctive project focal points and provides adequate area for
passive and active recreation by the users of the proposed facility.
13. There are adequate public services and facilities to accommodate the proposed use.
14. The proposed location is suited for the proposed use.
15. Adequate parking for the proposed use has been provided.
16. The proposed use would not result in a substantial or undue adverse effect on adjacent properties. The
construction of a new Highlands Library which would replace the older structures currently on site and
would result in an overall improvement of the visual environment_
17. The proposed development would not generate any long term harmful or unhealthy conditions.
Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all
conditions of approval are complied with.
18. Landscaping has been provided in all areas not occupied by buildings or paving.
19. The proposed structure would not block view corridors and allows for view corridors through the
building to the planned City park across Sunset Lane NE.
J. RECOMMENDATIONS:
Staff recommends approval of the Site Plan, Conditional Use Permit, Civic Entry Variance, Lot Coverage
Variance, Refuse and Recycle Modification and Parking Modification for the Renton Highlands Library, File No.
LUA13-001720, SA -H, CU -H, MOD, MOD VAR, VAR as depicted in Exhibits 2 through 5, subject to the following
conditions:
1. The applicant shall submit a revised landscape plan depicting an increase in spacing for street trees
along Sunset Lane NE or alternatively a different variety of tree and additional street trees along NE
HEX Report 13-001720 (2).docx
City of Renton Department of Cam ity & Economic Development -leoring Examiner Recommendation
RENTON HIGHLANDS LIBRARY LUA13-001 ., SA -H, MOD, MOR VAR, YAR, CU -H_
Report of February 18, 2014 Page 29 of 29
10th 5t. The revised and detailed landscape plan shall be submitted to, and approved by, the Current
Planning Project Manager prior to construction permit approval.
2. The applicant shall be required to provide temporary screening plan for mechanical equipment on the
low roof, to the southwest, if the building permit for the abutting Sunset Terrace Development is not
approved at the time of the Library building permit approval. A temporary screening plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval. If at any time during the construction of the library, a building permit is approved for the
abutting Sunset Terrace Development the screening plan can be revised to remove the temporary
screening for mechanical equipment on the low roof, to the southwest_
3. The applicant shall be required to submit revised elevations depicting a temporary roof for the refuse
and recyclable enclosure if a building permit for the abutting Sunset Terrace Development has not been
approved. The revised elevations shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval. If at any time during the construction of the library, a
building permit is approved for the abutting Sunset Terrace Development the refuse and recycle
enclosure elevations can be revised to remove the temporary roof.
4. The applicant shall be required to submit a revised site and landscape plan depicting a temporary
three-foot landscape planting strip, on 3 sides of the refuse and recycle enclosure if a building permit
for the abutting Sunset Terrace Development has not been approved. The revised plans shall be
submitted to and approved by the Current Planning Project Manager prior to building permit approval.
If at any time during the construction of the library, a building permit is approved for the abutting
Sunset Terrace Development the site and landscape plans can be revised to remove the temporary
landscape planting strip around the refuse and recycle enclosure.
5. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval.
6. The applicant shall be required to submit a comprehensive signage package which complies with the
standards of Design District V. The signage package shall be submitted to and approved by the
Current Planning project Manager prior to sign permit approval.
7. The applicant shall be required to provide a lighting plan that adequately provides for public safety
without casting excessive glare on adjacent properties at the time of building permit review. The
lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
8. The applicant shall be required to submit a detailed landscape plan demonstrating compliance with the
tree retention requirements of RMC 4-4-130. The detailed landscape plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to construction permit approval.
9. All earthwork implemented by the applicant, shall be consistent with the recommendations of the
geotechnical report, prepared by GeoTech Consultants, dated April 18, 2013.
10. The applicant shall submit a revised site plan depicting bicycle parking in conformance with RMC4-4-
080F.11. The revised site plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
HEX Report 13-001720 (2).docx
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DEPARTMENT OF COMMUNITY �`ry°f '
AND ECONOMIC DEVELOPMENT e 0
ENVIRONMENTAL REVIEW COMMITTEE MEMO
APPLICATION NUMBER: LUA13-001720, SA -H, CU -H, VAR, VAR, MOD
APPLICANT: King County Library System
PROJECT NAME: Renton Highlands Library
DESCRIPTION OF PROPOSAL: The applicant, King County Library System (KCLS), is requesting
Hearing Examiner Site Plan Review, a Hearing Examiner Conditional Use Permit, Civic Entry Orientation
Variance, Lot Coverage Variance, and two parking modifications for the construction of a new 14,479
square foot public library. The project site consists a total of 16,000 square feet of Center Village (CV)
zoned property. The site was formerly used as multi -family residential for the Renton Housing
Authority. The applicant is proposing a total of 47 parking stalls of which 46 would be located within
structured parking garage below the library facility. The parking would be accessed from Sunset Lane
NE. The proposal includes site improvements designed to accommodate the future Sunset Terrace
Redevelopment on the abutting property to the southwest, including: a shared ramp for access to
structured parking, party wall, and stairs. The proposal includes a single entry at the corner of NE 10th
St and Sunset Lane NE therefore the applicant is requesting a Variance from RMC4-2-120A, which
requires a civic entry on all street frontages of the site. An additional Variance is being requested, from
RMC 4-2-120A, in order to exceed the 75% lot coverage requirement to a proposed 93% lot coverage.
The applicant is also proposing two parking modifications, from RMC 4-4-080, in order to decrease the
minimum number of parking spaces required onsite from 60 to 47 stalls and the ability provide ADA
parking stalls which do not conform to Van parking overhead clearance requirements. There are no
critical areas located on site.
LOCATION OF PROPOSAL: 2701 Sunset Lane NE
LEAD AGENCY/RESPONSIBLE ENTITY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
Upon determination by the City's Environmental Review Committee that the, proposal meets the criteria
outlined in the Planned Action Ordinance (Ordinance #5610) and qualifies as a planned action, the proposal
shall not require a SEPA threshold determination, preparation of an EIS, or be subject to further review
pursuant to SEPA.
The City's Environmental Review Committee designates the proposal as a "planned action", pursuant to RCQ
43.210.030, as it meets all of the following conditions:
✓ I The proposal is located within the Sunset Planned Action Area.
✓ The proposed uses and activities are consistent with those described in the
Planned Action EIS and Planned Action Qualifications.
✓ The proposal is within the Planned Action thresholds and other criteria of the
Planned Action Qualifications.
EXHIBIT 6
City of Renton Department of Community & Economic Development
Renton Highlands Library
February 10, 2014
Environmental Review Committee Memo
E_UA13-001720, 5A -H, CU -H, VAR, VAR, MOD
Page 2 of 2
✓
The proposal is consistent with the City of Renton Comprehensive Plan and
applicable zoning regulations.
✓
The proposal's significant adverse environmental impacts have been
identified in the Planned Action EIS.
✓
The proposal's impacts have been mitigated by application of the measures
identified in Attachment B of Ordinance #5160, and other applicable City
regulations, together with any modifications or variances or special permits
that may be required.
✓
The proposal complies with all applicable local, state and/or federal laws and
regulations, and the Environmental Review Committee determines that these
constitute adequate mitigation.
✓
The proposal is not an essential public facility as defined by
RCW.36.70A.200(l).
SIGNATURES:
Gregg zAr4rrPik Administrator Dae Mark Peterson, Administra r Date
Public Works Department Fire & Emergency Services
r
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Q
Terry Higashiyama, Administrator Date C.E. Vincent, Administrator Date
Community Services Department Department of Community &
Economic Development
ICF Figure 7
Sunset Area Planned Action/EIS Study Area
"1-;:,;,1 C", City of Renton Sunset ElS
EXHIBIT 7
(Signature of Sender):
STATE OF WASHINGTON }
) SS
COUNTY OF KING }
I certify that I know or have satisfactory evidence that L; s c_ Me, L 1
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: a c7 I L4
Notary (Print):
My appointment expires:
ry Public in and for the State of Washington
Renton Highlands Library
LUA13-001720, SA -H, MOD, VAR, CU -H
EXHIBIT 8
7227801025 7227801029 7227900090
RENTON HIGHLANDS ASSOCIATES SAFEWAY INC STORE 0366 PIACENTINI LOUISE
ATTN NORM LARABEE C/O COMPREHENSIVE PROP TAX C/O BELMAR PROPERTIES INC
8801 202ND PL SW 1371 OAKLAND BLVD 5TE 200 2001 6TH AVE #2300
EDMONDS, WA 98124 WALNUT CREEK, CA 94596 SEATTLE, WA 9812.1
7227801026 7227801205 6377300000
SAFEWAY INC: STORE #0366 GRETER HIGHLANDS LTD PRTSHP SCHUTZ_CORALEE K
2725 NE SUNSET BLVD C/O MORRIS PIHA MGMT GROUP 1100 HARRINGTON AVE NE #311
RENTON, WA 98056 P 0 BOX 53290 RENTON, WA 98056
BELLEVUE, WA 98015
7227801201 7227801295 7227801290
YADAV & GILL LLC RENTON HOUSING AUTH DAO EMILIE
2800 NE SUNSET BLVD PO BOX 2316 PO BOX 40462
RENTON, WA 98056 RENTON, WA 98056 BELLEVUE, WA 98005
7227801285 637730D000 6377300000
MACKENZIE GREGORY S AKLILU GEBREYESUS WALTER GARY J
1127 HARRINGTON AVE NE 1100 HARRINGTON AVE NE #312 1100 HARRINGTON AVE NE #104
RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056
637730DDD0 6377300000 63773000DO
MULLER RONALD D BOSTON DEBORAH I DUNLAP HENRY
1100 HARRINGTON AVE NE UNIT 205 2856 TANZANITE TER 1100 HARRINGTON AVE NE #302
RENTON, WA 98056 KISSIMMEE, FL 34758 RENTON, WA 98056
6377300000 6377300000 6377300000
BOSTON RACHE LAM NATHAN YAN-CHUEN GARCIA MEGAN
571D 37TH ST SE 7453 NEWCASTLE GOLF CLUB RD 1100 HARRINGTON AVE NE #101
AUBURN, WA 98092 NEWCASTLE, WA 98059 RENTON, WA 98056
6377300000 6377300000 63773DO000
WEBB FRANCIS & MARGARET DOWD KERRI DEAN LARRY JOEL
PO BOX 3011 4660 NE 3RD CT #J-4 1100 HARRINGTON AVE NE #105
RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98056
6377300000 6377300000 6377300000
ELLIOTT JOHN DRINKWINE KAREN J BANASKY KARL V
1100 HARRINGTON AVE NE #201 1100 HARRINGTON AVE NE #308 1100 HARRINGTON AVE NE #204
RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056
637730000D 6377390000 6377300000
HILL DONNA LEE UNDERWOOD BARBARA J MANN HOLLY
1100 HARRINGTON AVE NE #306 1100 HARRINGTON AVE NE APT304 1100 HARRINGTON AVE NE #305
RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056
6377300000 6377300000 6377300000
BANASKY HOWARD BRAUN ERIKA KERNER NICOLE
1100 HARRINGTON AVE NE #106 5716 108TH ST SW 1834 216TH PL NE
RENTON, WA 98056 LAKEWOOD, WA 98499 SAMMAMISH, WA 98074
6377300000 6377300000 6377300000
MORINA BROOKE A+LONI CRAVEN LARRY D BELCHER CHARLES JR
1100 HARRINGTON AVE NE 4310 P 0 BOX 251 1100 HARRINGTON AVE NE UNIT 206
RENTON, WA 98056 RENTON, WA 98057 RENTON, WA 98056
6377300000
YOUNG JOHN H
5508 5 CLOVERDALE 5T
SEATTLE, WA 98118
LUA13-001720 Renton Highlands Library
Notes
None
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EXHIBIT 9
Information Technology - GIS Tr is i nap is a i, ser genera:_d srdtic ; Wpul frog. an Intsriel mapcicg site arid
is ru re'aienne only. — ila :a -y ers rr 'p 21 u i t us nrap :r ur may u. tte
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OE0TECH
CONSULTANTS, INC.
Colpitts Development Company
2256 — 38th Place East
Seattle, Washington 98112
Attention: Judith C. Nielsen
13256 Northeast 20th Street, Suite 16
Bellevue, Washington 98005
(425)747-5618 FAX (425)747-8561
April 18, 2013
via email. coldevco@gmail.com
Subject: Transmittal Letter -- Geotechnical Engineering Study
Proposed Mixed -Use Development
Northwest Corner of Sunset Boulevard Northeast and Harrington Avenue Northeast
Renton, Washington
Dear Ms. Nielsen:
We are pleased to present this geotechnlcal engineering report for the proposed mixed-use
development 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 foundations, retaining walls,
pavements, and temporary shoring. This work was authorized by your acceptance of our proposal,
P-8569, dated March 18, 2013.
The attached report contains a discussion of the study and our recommendations. Please contact
us if there are any questions regarding this report, or for further assistance during the design and
construction phases of this project.
cc: Veer Architecture — Kent Smutny
via email kent@veerarchitecture.com
JLH/MRM: jyb
Respectfully submitted,
GEOTECH CONSULTANTS, INC.
0 el
Jason L. Hinds
Geotechnical Engineer
EXHIBIT 10
GEOTECH CONSULTANTS, INC.
EXHIBIT 11
ENGINEERING REPORT
Technical Information Report
Renton Highlands Library
Site Plan Review
December 1601, 2013
PREPARED FOR:
King County Library System
%0 Newport Way NW
Issaquah, WA 98027
(425) 369-3200
PREPARED THROUGH:
THA Architecture
733 SW Oak Street
Portland, OR 97205
Phone: (503) 227-1254
Contact: Scott Mooney
PREPARED BY:
COUGH LINPORTERLUN DEEN
413 Pine Street, Suite 300
Seattle, Washington 98101
P: 206/343-0460
Contact: Bart Balko, P.E.I"' '-
ORDINANCE NO. 5693
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72278010551
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Denis Law
Mayor
April 10, 2014
Scott Mooney
THA Architecture
733 SW Oak Street
Portland, OR 97205
City af0000",
Department of Community and Economic Development
C.E."Chip"Vincent, Administrator
SUBJECT: Renton Highlands Library/ EUA13-001720
Dear Mr. Mooney:
This letter is to inform you that the appeal period ended March 18, 2014 for the Hearing
Examiner's Decision.' No appeals were filed, therefore, this decision is final and
application for the appropriately required permits may proceed.
The advisory notes listed in the Hearing Examiner's Report and Decision dated March 4,'
2014 must be adhered to during construction and up to final inspection. Furthermore,
the Conditional Use Permit, Variance and Site Development Plan Review decisions will
expire two (2) years from the date of decision. if you are unable to finalize the
development within the two-year time -frame, a single two (2) year extension may be
requested in writing, pursuant to RMC 4 -9 -200 -(Site Plan) and 'RMC 4-9-030 (Conditional
Use). Pursuant to RMC 4-9-250B..18, a. one year extension may be requested in writing
for the variance.
In regards to the vesting of the above referenced project, please be aware that as long
as the development of the project conforms to the approved plans and building permits
are submitted within the relevant time limits, the zoning regulations in effect at the time
of the original approval shall continue to apply: However, all construction shall conform
to the International Building Code and Uniform Fire Code regulations in force at the'
time of building permit application:
If you have any questions regarding the report and decision issued for this site pian
development proposal, please call me at (425)430-7219,
Sincerely,
Roc a Timmons
Senior Planner
cc Sunset Terrace Development LLC / owner(s)
Greg Smith, KCLS / Applicant
Renton City Hall . 1055 South Grady Way Renton, Washington 98057 rentonwa.gov
N
DEPARTMENT OF COMMUNITY D ofton
AND ECONOMIC DEVELOPMENT aalkity
..:-
ENVIRONMENTAL REVIEW COMMITTEE MEMO
APPLICATION NUMBER: LUA13-001720, SA -H, CU -H, VAR, VAR, MOD
APPLICANT: King County Library System
PROJECT NAME: Renton Highlands Library
DESCRIPTION OF PROPOSAL: The applicant, King County Library System (KCLS), is requesting
Hearing Examiner Site Plan Review, a Hearing Examiner Conditional Use Permit, Civic Entry Orientation
Variance, Lot Coverage Variance, and two parking modifications for the construction of a new 14,479
square foot public library. The project site consists a total of 16,000 square feet of Center Village (CV)
zoned property. The site was formerly used as multi -family residential for the Renton Housing
Authority. The applicant is proposing a total of 47 parking stalls of which 46 would be located within
structured parking garage below the library facility. The parking would be accessed from Sunset Lane
NE. The proposal includes site improvements designed to accommodate the future Sunset Terrace
Redevelopment on the abutting property to the southwest, including: a shared ramp for access to
structured parking, party wall, and stairs. The proposal includes a single entry at the corner of NE 10th
St and Sunset Lane NE therefore the applicant is requesting a Variance from RMC4-2-120A, which
requires a civic entry on all street frontages of the site. An additional Variance is being requested, from
RMC 4-2-120A, in order to exceed the 75% lot coverage requirement to a proposed 93% lot coverage.
The applicant is also proposing two parking modifications, from RMC 4-4-080, in order to decrease the
minimum number of parking spaces required onsite from 60 to 47 stalls and the ability provide ADA
parking stalls which do not conform to Van parking overhead clearance requirements. There are no
critical areas located on site.
LOCATION OF PROPOSAL: 2701 Sunset Lane NE
LEAD AGENCY/RESPONSIBLE ENTITY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
Upon determination by the City's Environmental Review Committee that the proposal meets the criteria
outlined in the Planned Action Ordinance (Ordinance #5610) and qualifies as a planned action, the proposal
shall not require a SEPA threshold determination, preparation of an EIS, or be subject to further review
pursuant to SEPA.
The City's Environmental Review Committee designates the proposal as a "planned action", pursuant to RCQ
43.210.030, as it meets all of the following conditions:
The proposal is located within the Sunset Planned Action Area.
✓
The proposed uses and activities are consistent with those described in the
Planned Action EIS and Planned Action Qualifications.
✓
The proposal is within the Planned Action thresholds and other criteria of the
Planned Action Qualifications.
City of Renton Department of Community & Economic Development
Renton Highlands Library
February 10, 2014
Environmental Review Committee Memo
LUA13-001720, SA -H, CU -H, VAR, VAR, MOD
Page 2 of 2
SIGNATURES:
ell" zj�o))q
Gregg Zi erra6n, Administrator Dae Mark Peterson, Administra r Date
Public Works Department
L4� , i�r— —
Terry Higashiyama, Administrator
Community Services Department
Fire & Emergency Services
2�
Date C.E. Vincent, Administrator Date
Department of Community &
Economic Development
The proposal is consistent with the City of Renton Comprehensive Pian and
applicable zoning regulations.
The proposal's significant adverse environmental impacts have been
identified in the Planned Action EIS.
✓
The proposal's impacts have been mitigated by application of the measures
identified in Attachment B of Ordinance #5160, and other applicable City
regulations, together with any modifications or variances or special permits
that may be required.
✓
The proposal complies with all applicable local, state and/or federal laws and
regulations, and the Environmental Review Committee determines that these
constitute adequate mitigation.
+�
The proposal is not an essential public facility as defined by
RCW.36.70A.200(1).
SIGNATURES:
ell" zj�o))q
Gregg Zi erra6n, Administrator Dae Mark Peterson, Administra r Date
Public Works Department
L4� , i�r— —
Terry Higashiyama, Administrator
Community Services Department
Fire & Emergency Services
2�
Date C.E. Vincent, Administrator Date
Department of Community &
Economic Development
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NOTICE OF APPLICATION
A Master Ap pllcatlon has It... fled a Ad accepted with the Department Of Community S rco mlc beaelOpment(CEDI- Planning
D10,10n of the Chy of Renton, The following briefly dCscrlbes the appllotico and the necessary Public Ap"Ovals.
DATE OF NOTICE OF APPLICATION: January 2, 2014
PROJECT NAME/NUMBER: Renton Highlands Library/LUA13-001720,5A-H, MOD, VAR,CU-H
PROIECT DESCRIPTION: the applicant, King County Lbrary System fxCL5L Is requesting Hearing Examiner
Site Plan Review, a Hearing Examiner Condilian it Use Permit, Civic Entry OrlentaUon Variance, Lot Coverage varrance, and two
parking modificatiaris for the construction of a new 14,479 square foot public library. The protect She conajats a sola! Of 16,ODD
square feet Of Center village ICY) tuned Property, The site was formerly used ac mit-lamlfy residential for the Renton Housing
below rty. the applicant Is proposing a total of 47 Pariing stalls of whleh 46 would be located within strurtured parking garage
below rhe library facility.
The parking would be accessed from Sunset Lane NE. The proposal includes site imProaemrnti designed
m accommadale the future Sunset Terrace Redevelopment on the abutting property to thea shared ramp for
southwest, Including;
access to structured parking, party wall, and stairs. The proposal Includes a single entry at the comert, ld10th St and Sunset Lane
NE therefore the applicantis requesting a variance From RMC4-2-120A, which requires a d Ic entry on all street Frontages Cl he
ante. An additional Variance Is beiryg requested, from RMC 4-2-120A, In Older l0a%teed the 75% lot -11- rest hement to a
propnaed 93% lot coverage, The applicant Ia also proposing two parking modlRradons, from RMC a4-080, in order to denrase the
minimum number of panting spaces required onsite from 6o 10 47 stalls and the ability provide AOA parking stalls which
conform[O Van Pirldna overhead clearance requirements. There are no crilirar areas located an site. do not
PROJECT LOCATION: 2701 Sunset Lane
PU BUC APPROVALS; Hearing Examiner
APPLICANT/PROJECT CONTACT PERSON: Scott Mooney, TNA Architecture/ 733 SW Oak Street, Portland, OR 97205/
email; smaoney@thaarchi[eclure.com
PUBLIC HEARING;
£VWSJI S2SJ➢C iS lentativel <rh d r ar
Renton Hearne Examin
A
e• •• +nrs,s r h
M. in Renton Council Chambers on the
7th Oder of Renton Clty Hall.
Comments on the above applEdatlon must be submitted in writing to Rocale Timmons, Senior Planner, Department of
Community & Economic Development, 1055 SOutb Grady Way, Renton, WA 98057, by 5:00 P.M. on Jsnmry 16, 2014,
This matter Is also tentativefy scheduled for a public hearing on February 11, Zola, at 10c00AM, Council Chambers,
Seventh Floo(, Renton City hall, 1055 south Grady way, Renton. If you are interested in i tlend'rng the hearing, please Coo l the
Planning Division to ensure that the heafing has not been rescheduled at 1425) 43p -72g2, if comments cannot be Submitted in
wrirho by the dale Indicated above, you may still appear at the hearing and present your comments on the proposal beftre rhe
Hearing Examiner, If you have questlnns about this OfOpesaL or wish [0 be made a party OI record and receive addltinnal
'nfumalian by mail, please tartan the Prajert Manager. Anyone who s.dol written cummenu
OFrecord and olf be no
will automatically become a party
w[ihed of any decision an this proiett.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: December 23, 2013 NOTICE OF COMPLETE APPUCATION: January 2, 2014
[t you would pke to be made a party of record r0 rrcelve further inlorma[lort on this ro
to: Gry of Ren(on, CED, planning Dlvislon, 1e55 South Grady Way, Renton, WA 98057. posed project, wmpiele this torte and rr[um
fife Name/No.; Renton Highlands Library/ LUA13-0p172d, SA -H, MOD, VAR, LU.H
NAME:
MAILING ADDRESS:
C!ry/5ra[e/21p;
err eou,�us un
CERTIFICATION
Sit lam, hereby certify that copies of the above document
were posted in _ conspicuous places or nearby the described property on
s
Date: Signed:
STATE OF WASHINGTON )
) SS
COUNTY OF KING }
I certify that I know or have satisfactory evidence that ;
signed this instrument and acknowledged it to be his/her/their free and voluntary
uses and purposes mentioned in the instrument.
Dated:
Ok'141%ki C-5
IATA CO",
Notary Pubric ib and for the Sate of Washington
Notary (Print): � oLk)
My appointment expires: t u c s�
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On the 2nd day of January, 2014, 1 deposited in the mails of the United States, a sealed envelope containing
Acceptance documents. This information was sent to:
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Scott Mooney, THA Architecture
Contact
Sunset Terrace Development LLC
Owner
Greg Smith, King County Library System
Applicant
See attached
300' surrounding property owners
(Signature of Sender):
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that I{ i s t- M e- L i re �-v
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:
N
Notary (Print):
My appointment expires:
Public in and for the State of Washington
U
Renton Highlands Library
LUA13-001720, SA -H, MOD, VAR, CU -H
7227801025 7227801029 7227900090
RENTON HIGHLANDS ASSOCIATES SAFEWAY INC STORE 07366 PIACENTINI LOUISE
ATTN NORM LARABEE C/O COMPREHENSIVE PROP TAX C/O BELMAR PROPERTIES INC
8801 202ND PL SW 1371 OAKLAND BLVD STE 200 2001 6TH AVE #2300
EDMONDS, WA 98124 WALNUT CREEK, CA 94596 SEATTLE, WA 98121
7227801026 7227801205 6377300000
SAFEWAY INC: STORE #0366 GRETER HIGHLANDS LTD PRTSHP SCHUTZ_CORALEE K
2725 NE SUNSET BLVD C/O MORRIS PIHA MGMT GROUP 1100 HARRINGTON AVE NE #311
RENTON, WA 98056 P 0 BOX 53290 RENTON, WA 98056
BELLEVUE, WA 98015
7227801201 7227801295 7227801290
YADAV & GILL LLC RENTON HOUSING AUTH DAO EMILIE
2800 NE SUNSET BLVD PO BOX 2316 PO BOX 40462
RENTON, WA 98056 RENTON, WA 98056 BELLEVUE, WA 98005
7227801285 6377300000 6377300000
MACKENZIE GREGORY S AKLILU GEBREYESUS WALTER GARY J
1127 HARRINGTON AVE NE 1100 HARRINGTON AVE NE #312 1100 HARRINGTON AVE NE #104
RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056
6377300000 6377300000 6377300000
MULLER RONALD D BOSTON DEBORAH I DUNLAP HENRY
1100 HARRINGTON AVE NE UNIT 205 2856 TANZANITE TER 1100 HARRINGTON AVE NE #302
RENTON, WA 98056 KISSIMMEE, FL 34758 RENTON, WA 98056
6377300000 6377300000 6377300000
BOSTON RACHE LAM NATHAN YAN-CHUEN GARCIA MEGAN
5710 37TH ST SE 7453 NEWCASTLE GOLF CLUB RD 1100 HARRINGTON AVE NE #101
AUBURN, WA 98092 NEWCASTLE, WA 98059 RENTON, WA 98056
6377300000 6377300000 6377300000
WEBB FRANCIS & MARGARET DOWD KERRI DEAN LARRY JOEL
PO BOX 3011 4660 NE 3RD CT #J-4 1100 HARRINGTON AVE NE #105
RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98056
6377300000 6377300000 6377300000
ELLIOTTJOHN DRINKWINE KAREN J BANASKY KARL V
1100 HARRINGTON AVE NE #201 1100 HARRINGTON AVE NE #308 1100 HARRINGTON AVE NE #204
RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056
6377300000 6377300000 6377300000
HILL DONNA LEE UNDERWOOD BARBARA J MANN HOLLY
1100 HARRINGTON AVE NE #306 1100 HARRINGTON AVE NE APT304 1100 HARRINGTON AVE NE #305
RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056
6377300000 6377300000 6377300000
BANASKY HOWARD BRAUN ERIKA KERNER NICOLE
1100 HARRINGTON AVE NE #106 5716 108TH ST SW 1834 216TH PL NE
RENTON, WA 98056 LAKEWOOD, WA 98499 SAMMAMISH, WA 98074
6377300000 6377300000 6377300000
MORINA BROOKE A+LONI CRAVEN LARRY D BELCHER CHARLES JR
1100 HARRINGTON AVE NE #310 P 0 BOX 251 1100 HARRINGTON AVE NE UNIT 206
RENTON, WA 98056 RENTON, WA 98057 RENTON, WA 98056
6377300000
YOUNG JOHN H
5508 5 CLOVERDALE ST
SEATTLE, WA 98118
Denis Law r City Of,,!
Mayor,
-
oc
Department of Community and Economic Development
January 2, 2014 C_E."Chip"Vincent, Administrator
Scott Mooney
THA Architecture
733 SW Oak Street
Portland, OR 97205
Subject: Notice of Complete Application
Renton Highlands Library, LUA13-001720, SA -M, MOD, VAR, CU -H
Dear Mr. Mooney:
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.
In addition, this matter is tentatively scheduled for a Public Hearing on February 11,
2014 at 10:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady
Way, Renton. The applicant or representative(s) of the applicant are required to be
present'at the public hearing. A copy of the staff report will be mailed to you prior to .the
scheduled hearing.
Please contact me at (425) 430-7219 if you have any questions.
Sincerely,
Roc e Timmons
Senior Planner
cc: Sunset Terrace Development LLC/Owner(s)
Greg Smith, King County Library System / Applicant
Renton City Hail 1055 south Grady Way. • Renton, Washington 98057 • rentonwa.gov
1-1
77,
Denis Law- City 0f, -
Ma or
Department of Community and Economic Development
January 2, 2014 C.E."Chip"Vincent, Administrator
Scott Mooney
THA Architecture . .
733 SW Oak Street
Portland, OR 97205
Subject: Notice of Complete Application
Renton Highlands Library, LUA13-001720, SA -H, MOD, VAR, CU -H
Dear Mr. Mooney:
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.
In addition, this matter is tentatively scheduled for a Public Hearing on February 11,.
2014 at 10:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady
Way, Renton. The applicant or representative(s) of the applicant are required to be
present at the public hearing. A copy of the staff report will be mailed to you prior to the
scheduled hearing.
Please contact me at (425) 430-7219 if you have any questions.
Sincerely, '
Roc e Timmons
Senior Planner
ce Sunset Terrace Development LLC / Owner(s)
Greg Smith, King County Library System / Applicant
Renton City Hall-.1055South GradyWay • Renton, Washington 98057 • rentonwa.gov
City 7 ; r
J A
�-- r i
r . �. _ J
NOTICE OF APPLICATION
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: January 2, 2014
PROJECT NAME/NUMBER: Renton Highlands Library/ LUA13-001720, SA -H, MOD, VAR, CU -H
PROJECT DESCRIPTION: The applicant, King County Library System (KCLS), is requesting Hearing Examiner
Site Plan Review, a Hearing Examiner Conditional Use Permit, Civic Entry Orientation Variance, Lot Coverage variance, and two
parking modifications for the construction of a new 14,479 square foot public library. The project site consists a total of 16,000
square feet of Center Village (CV) zoned property. The site was formerly used as multi -family residential for the Renton Housing
Authority. The applicant is proposing a total of 47 parking stalls of which 46 would be located within structured parking garage
below the library facility. The parking would be accessed from Sunset Lane NE. The proposal includes site improvements designed
to accommodate the future Sunset Terrace Redevelopment on the abutting property to the southwest, including: a shared ramp for
access to structured parking, party wall, and stairs. The proposal includes a single entry at the corner of NE 10th St and Sunset Lane
N£ therefore the applicant is requesting a Variance from RMC4-2-120A, which requires a civic entry on all street frontages of the
site. An additional Variance is being requested, from RMC 4-2-120A, in order to exceed the 75% lot coverage requirement to a
proposed 93% lot coverage. The applicant is also proposing two parking modifications, from RMC 4-4-080, in order to decrease the
minimum number of parking spaces required onsite from 60 to 47 stalls and the ability provide ADA parking stats which do not
conform to Van parking overhead clearance requirements. There are no critical areas located on site.
PROJECT LOCATION:
PUBLIC APPROVALS:
2701 Sunset Lane
Hearing Examiner
APPLICANT/PROJECT CONTACT PERSON: Scott Mooney, THA Architecture / 733 SW Oak Street, Portland, OR 97205 /
email: smooney@thaarchitecture.com
PUBLIC HEARING: Public hearing is tentatively scheduled for February 11, 2014 before the
Renton Hearing Examiner at 10:OOAM, in Renton Council Chambers on the
7th floor of Renton City Hall.
Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, Department of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on January 16, 2014.
This matter is also tentatively scheduled for a public hearing on February 11, 2014, at 10:00AM, Council Chambers,
Seventh Floor, Renton City Hail, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the
Planning Division to ensure that the hearing has not been rescheduled at {425) 430-7282. If comments cannot be submitted in
writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the
Hearing Examiner. If you have questions about this proposal, or wish to he made a party of record and receive additional
information by mail, please contact the Project Manager. Anyone who submits written comments will automatically become a party
of record and will be notified of any decision on this project.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: December 23, 2013 NOTICE OF COMPLETE APPLICATION: January 2, 2014
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, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057.
File Name / No.: Renton Highlands Library / LUA13-001720, SA -H, MOD, VAR, CU -H
NAME:
MAILING ADDRESS:
TELEPHONE NO.:
City/State/Zip:
�lty Of
NOTICE OF APPLICATION
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: January 2, 2014
PROJECT NAME/NUMBER: Renton Highlands Library / LUA13-001720, 5A -H, MOD, VAR, CU -H
PROJECT DESCRIPTION: The applicant, King County Library System (KCLS), is requesting Hearing Examiner
Site Plan Review, a Hearing Examiner Conditional Use Permit, Civic Entry Orientation Variance, Lot Coverage Variance, and two
parking modifications for the construction of a new 14,479 square foot public library. The project site consists a total of 16,000
square feet of Center Village ACV) zoned property. The site was formerly used as multi -family residential for the Renton Housing
Authority. The applicant is proposing a total of 47 parking stalls of which 46 would be located within structured parking garage
below the library facility. The parking would be accessed from Sunset Lane NE. The proposal includes site improvements designed
to accommodate the future Sunset Terrace Redevelopment on the abutting property to the southwest, including: a shared ramp for
access to structured parking, party wall, and stairs. The proposal includes a single entry at the corner of NE 10th St and Sunset lane
NE therefore the applicant is requesting a Variance from RMC4-2-120A, which requires a civic entry on all street frontages of the
site. An additionak Variance is being requested, from RMC 4-2-170A, in order to exceed the 75% lot coverage requirement to a
proposed 93% lot coverage. The applicant is also proposing two parking modifications, from RMC 4-4-080, in order to decrease the
minimum number of parking spaces required onsite from 60 to 47 stalls and the ability provide ADA parking stalls which do not
conform to Van parking overhead clearance requirements. There are no critical areas located on site.
PROJECT LOCATION: 2701 Sunset Lane
PUBLIC APPROVALS: Hearing Examiner
APPLICANT/PROJECT CONTACT PERSON: Scott Mooney, THA Architecture / 733 SW Oak Street, Portland, OR 97205 /
email: smooney@thaarchitecture,com
PUBLIC HEARING: Public hearing is tentatively scheduled for February 11, 2014 before the
Renton Hearing Examiner at 10:OOAM, in Renton Council Chambers on the
7th floor of Renton City Hall.
Comments on the above application must be submitted In writing to Rocale Timmons, Senior Planner, Department of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on January 16, 2014,
This matter is also tentatively scheduled for a public hearing on February 11, 2014, at 10:00AM, Council Chambers,
Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the
Planning Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in
writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the
Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional
information by mail, please contact the Project Manager. Anyone who submits written comments will automatically become a party
of record and will be notified of any decision on this project.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: December 23, 2013 NOTICE OF COMPLETE APPLICATION: January2, 2014
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 South Grady Way, Renton, WA 98057.
File Name / No.: Renton Highlands Library/ LUA13-001720, SA -H, MOD, VAR, CU -H
NAME:
MAIMG ADDRESS:
TELEPHONE NO.:
City/state/Zip:
City of Fenton
PROPERTY OWNER(S)
NAME:' 5UN5el- —u -p- U D18VEWNEAJIF�G
ADDRESS: TZ -154 A,;T
CITY: ,5,-\iue t W rN- ZIP: 91111
TELEPHONE NUMBER:.
APPLICANT (if other than owner)
NAME: &-CF � m f i -H
COMPANY (if applicable): K IIJ&- e O UAi` i V
�- l 5 puk`F`- 6yrc m
ADDRESS: W �C vJPOAT WAY AbAl
CITY: 1�6ASLVAH, ZIP: �V0
TELEPHONE NUMBER: �� Cj -36'
E. CONTACT PERSON
NAME:0 �`�1Q4tiJ �1
COMPANY (if appncable)-:T
ADDRESS: ' l'y7� 5W OAL 5T
CITY:ZIP: 9-11, 05
TELEPHONE NUMBER AND EMAIL ADDRESS:
PROJECT" INFORMATION
PROJECT OR DEVELOPMENT NAME:
PROJECTfADDRESS(S)ILOCATION AND ZIP CODE:
-2-770) S ViV�C-71,..A kje,
P c�jw Yv>k qfo5;
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S)-
2,-1 7,D) 0tF2
Z-7101055
EXISTING LAND USE(S):
PROPOSED LAND USE(S):
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION!
CV
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable)
EXISTINGZDNING:
�NJ I
V
PROPOSED ZONING (if applicable}:.
S IT E AREA (I n sq ua re feet):
1606'K 6F
SQUARE FOOTAGE OF PUBLIC ROMWAYS TO BE
DEDICATED:
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS -
PROPOSED RESIOENTiAL DENSITY IN UNITS PER NIET
ACRE (if appllcable) AIA
NUMBER OF PROPOSED LOTS (f applicable)
AJA-
NUMBER OF NEW DWELLING UNITS (If applicable):
AJ A-
I1.1C>rl lUa�alFvims=l'carp]a es4��if-iic[p Handauls,AY anningtmastcrapp.dae - l - 0009
PROJECT INFORMA
NUMBER OF EXISTING DWELLING UNITS (if applicable):
AIA
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS Of applicable): 1 1 +I
SQUARE FOOTAGE OF EXISTING1 RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): � ]
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): MA
SQUARE FOOTAGE: OF EXISTING NoN-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):
NET FLOOR AREA ON N014-RESIDEI%TIAL BUIt.DINGS (if
ap licaE�fe); AM
NUNIBI R OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if appllmble): ,�iA
TION continued
PPROJECTVALIUE'E LOCATED IN ANY TYPE OF
MENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE" (N applicable):
Ej AQUIFIER PROTECTION AREA ONE
L3 AQUIFIER PROTECTION AREA TWO
❑ FLOW HAZARD AREA -sq. fk.
d GEdLOGiG HAZARD sq. ft.
Ie, HA13FTAT CONSERVATION sq. ft.
q SHORELINE STREAMS & LAKES sq. ft.
❑
WETLANDS Sq•ft.
LEGAL DESCRIPTION OF PROPERTY A -UI l c N159
.(Attach Je al description on se :crate sheet.with the following infarmatl,&n included}
SITUATE IN THE A W - — QUARTER OF SE=CTION L, TOWNSHIP 231J, RANGE !� f , iN THE CITY
OF RENTON, KJN.G COUNTY, WASHINGTON
TYPE OF APPLICATION & FEES
List all land use applications being applied for,
1. ZoOo
tT
2. r, (11.", .�. fir, r� 4. $ j
Staff will calculate applicable. fees and postage'.
AFFIDAVIT OF OWNERSHIP
i, (Print tdamels) J LA -p-% Z -5€t -j _..._.� deBare under penalty of perlury urrdcr the laws of the Stale of
WastiingtQn that.I am ease, check one) _ the curfentntivner of iheGrop=rly imrolved in this appl[cation af�[_ the, aulfiarized representa5ve to act
G� .
for a corporation (please attars proof of autiiariration) and that the, foregaing statements and answers herein anntained and the Information herewith arc
In all r+rspeC.fe true and correct to the best of my knowledge and belief.
I certify Shat I, know or have satisfactory evidence that 7hW 1 Pf E= I L'2 62"l
sigrietl Ws instrument and a0knawedpe It to be WaJherltheir free and Voluntary
a rt fol the uses end purposes mentioned in the inatNnient
( rgnatnre pwnerlRapresentatiwe}
State
(Signature of Ownarllleprasehlativej Notary (Nina)
MyapprAntmentexphesi /' �d /(=,.
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'27
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LEGAL DESCRIPTION OF PROPERTY A -UI l c N159
.(Attach Je al description on se :crate sheet.with the following infarmatl,&n included}
SITUATE IN THE A W - — QUARTER OF SE=CTION L, TOWNSHIP 231J, RANGE !� f , iN THE CITY
OF RENTON, KJN.G COUNTY, WASHINGTON
TYPE OF APPLICATION & FEES
List all land use applications being applied for,
1. ZoOo
tT
2. r, (11.", .�. fir, r� 4. $ j
Staff will calculate applicable. fees and postage'.
AFFIDAVIT OF OWNERSHIP
i, (Print tdamels) J LA -p-% Z -5€t -j _..._.� deBare under penalty of perlury urrdcr the laws of the Stale of
WastiingtQn that.I am ease, check one) _ the curfentntivner of iheGrop=rly imrolved in this appl[cation af�[_ the, aulfiarized representa5ve to act
G� .
for a corporation (please attars proof of autiiariration) and that the, foregaing statements and answers herein anntained and the Information herewith arc
In all r+rspeC.fe true and correct to the best of my knowledge and belief.
I certify Shat I, know or have satisfactory evidence that 7hW 1 Pf E= I L'2 62"l
sigrietl Ws instrument and a0knawedpe It to be WaJherltheir free and Voluntary
a rt fol the uses end purposes mentioned in the inatNnient
( rgnatnre pwnerlRapresentatiwe}
State
(Signature of Ownarllleprasehlativej Notary (Nina)
MyapprAntmentexphesi /' �d /(=,.
H:1C is171i7atali ornts-Tenp]ateslSraf I{clp HandoutslYla;ln3nglmualCrup�:doa
'27
OCd09
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PLANNING DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
At �t
Calculatuns j
Lo.
Construction Mitigation Description 2ANID4
Density Worksheet 4
.Drainage Report 2
Environmental ChCCkliSt 4
Existing Easements (Recorded Copy) 4
Floor Plans,3AN04
I ON`
Grading Plan, Conceptual
Habitat Data Report 4
1
N I—
.Irrigation Plan 4
Er -.-diplir
Landscape Plan, Conceptual
''
Ape;
V
Legal Description 4
r
Mailing Labels for Property Owners 4
Master Application Form 4
'fit- r': e
Neighborhood Detail Map 4
This requirement may be waived by:
1. Property Services Section PROJECT NAME:
2. Public Works Plan Review Section
3. Building Section DATE:
4. Planning Section
O'.1WEB\PWDEVSERVAForfns\PlanilitiglwaivwofSUbii7iMkeqs,xAs 42108
PLANNING DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
This requirement may be waived by:
1. Property Services Section PROJECT NAME:
2. Public Works Plan Review Section
3. Building Section DATE:`
4. Planning Section
n-1vvR*PV0%DFV,%rRWnrrnM PlanrtindlvmWerosubni itLdrcqs xl* 02108
jR E
;3
Parking, Lot Coverage & Landscaping Analysis 4
7777...
Plat Name Reservation
PreapplIcation Meeting Summary 4
Rehabilitation Plan 4
Site Plan AND 4
Stream or Lake Study, Supplemental 4
K
q.J H
_q
Street Profiles
T.
M T;
Topography Maps
Tree Cutting/Land Clearing flan
Utilities Plan, Generalized
wo;
4
Wetlands Mitigation Plan, Preliminary,,
-A
Wireless:
Applicant Agreement Statement AMD 3
InVOntUrY Of FXiSft SlteS 2,1140 3
Lease Agreement, Draft 2 A14D 3
Map of Existing Site Conditions 2AND3
Map of View Area 2 AND 3
PhatosimUlatiOrS 2 AND 3
This requirement may be waived by:
1. Property Services Section PROJECT NAME:
2. Public Works Plan Review Section
3. Building Section DATE:`
4. Planning Section
n-1vvR*PV0%DFV,%rRWnrrnM PlanrtindlvmWerosubni itLdrcqs xl* 02108
PREAPPLICATION MEETING FOR
HIGHLANDS LIBRARY
PRE 13-001435
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 31, 2013
Contact Information:
Planner: Roca le Timmons, 425.430.7219
Public Works Plan Reviewer: Jars Illian, 425.430.7219
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).
ct or
DEPARTMENT OF COMMUNITY `� 2
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 29, 2013
TO: Rocale Timmons, Planner
FROM: Jan illian, Plan Review PA
SUBJECT: Renton Highlands Library
2723 » Sunset Lane NE
Pit€13-001435
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision -makers. Review
comments may also need to he revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above -referenced proposal. The following comments are
based on the pre -application submittal made to the city of Renton by the applicant.
Water
1. There is an existing 12 -inch water stub in NE 10'h Street. Available maximum fire flow from this
system is 2,800 gpm_ The project is located in the 565 pressure zone. The static pressure at ground
elevation 338 is about 98 psi.
2. The Fre Department has calculated preliminary fire flaw for this project to be 2,250 gpm. Extension
of approximately 240 lineal feet of 12 -inch waterline will be required to provide the necessary fire flow
and water pressure demand to serve this site. The 12 -main will be required to be extended from the 12 -
inch stub in NE 10"`Street to the far property line in Sunset Lane NE. This will provide 2,800 gpm. One
hydrant shall be located within 150 feet and two additional hydrants shall be located within 300 feet of
the building_ Final location of fire hydrants will be determined by the Fire department.
3. Water system development fees will be based on the size of the domestic water, irrigation meter,
and fire service that will serve this proposed project. Based on the site plan provided, fee for a 2 -inch
domestic meter is $20,179.00. Fee for a 6 -inch fire service is $16,418.00. it is not clear if an irrigation
meter will be needed. Credit will be given for existing water meters serving the site. This is payable prior
to issuance of the construction permit.
4. The development is subject to the City's Special Assessment District #41 for the Highlands Water
Main Improvements project (ordinance No- 5462). The estimated assessment amount as of October 25,
2013, is $33,920.93. Maxirnurn assessment is $39,795.61.
Renton Highlands Library
f12gE 3 of 3
October 29. 2013
Trans ortation Street
1. All adjacent right-of-ways need to he fully improved in conformance to the current street standards
as shown in the conceptual' drawings in the Sunset Area Planned Action E15. This will include dedication
of additional right-of-way. Existing right-of-way width in NE 10"' Street is 60 feet, 30 feet in Sunset Lane
and 87 feet in Sunset Blvd NE. Improvements are as follows:
Sunset Blvd NE - The new frontage improvements are to include an 8 -foot planting strip and 12 -foot
multi -use sidewalk behind the existing curb. Additional right-of-way will be required to the back of the
new sidewalk. The exact dedication required cannot be accurately determined without survey
information showing the location of the existing curb. Based on rough information included in the EIS,
this dedication could he 12 feet or more.
NE 10th Street - Frontage improvements for this street will require a pavement section cf 18 feet from
the centerline, curb, gutter, and a new 12 -foot sidewalk. This will require dedication of an additional two
feet of right-of-way. Curb bulb outs are also to be included at the intersections of Sunset Blvd N E and
Sunset Lane NE.
Sunset lane NE- Frontage improvements will require a 12 -foot sidewalk along the development side, a
new curb and 18 feet of pavement. The existing right-of-way width of 31 feet In this section of Sunset
Lane will accommodate this level of improvements. Based on the street improvements shown in the E15,
angle parking will be allowed fronting the site, only untll such time when the north side of Sunset Lane is
widened and improved by the city.
2. Decorative LED street lighting will be required along Sunset Lane and NE 10"' Street as required in
RMC 4-40601.
3. Traffic impact fees for the library based on square footage of the building (not including parking
garage) will be $63,270.00 based on the 2013 rate. Fees are scheduled to increase in January 2014.
Impact fees for this project would increase to $1.33,637.00- Fees will increase to $204,000.00 in January
2015. Impact fees are due at time of building permit issuance.
General Comments
1. Alf construction utility permits for drainage and street improvements will require separate plan
submittals, All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Professional Engineer.
2_ When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of
the drainage report, permit application, an iterniied cost of construction estimate, and application fee at
the counter on the sixth floor. -
I• .'\CED`Planning�Corrent PTanning\PREAPP5113-001435.Rocalc\Plan Review Comment-, PRE13-001435-doc
Highlands Library
Page 2 of 6
Dftober 31, 2D13
The proposed library use would be required to obtain a Hearing Examiner Conditional Use
Permit.
Minimum Lot Size, Width and Depth — There are no minimum requirements for lot width or
depth within the CV zone at this location. A minimum lot size requirement, of 25,000 square
feet, is required. However, the minimum lot size requirement would not be applicable to the
proposal.
Lot Coverage —The CV zone allows a maximum lot coverage of 65% which can be increased to
75% if parking is provided within the structure. Information regarding the footprint of the
proposed structure was not provided with the submittal materials, therefore staff was not
able to calculate the number lot coverage of the proposal. A lot coverage analysis meeting
the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use
application.
Setbacks — Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the CV zone are as follows: 10 -foot minimum for the
front yard setback which can be reduced to zero through the site plan review process if no blank
walls are provided within the reduced setback; a 15 foot maximum front yard setback; and a 10
foot minimum side -yard along a street setback which can also be reduced to zero if no blank
walls are provided within the setback.
The proposal does not comply with the minimum setback requirements of the code. The
applicant would be required to request a Setback Modification as part of the formal Site Plan
Review. Staff would be in support of such a request due to the narrow configuration of the
site and recent right-of-way dedications to construct street improvements which conform to
the Cltlr+s street standards.
Building Orientation — Commercial and civic uses shall provide entry features on all sides of a
building facing a public right-of-way or parking lot. The subject site is bordered by public right-
of-way on three sides and therefore would be required to provide entry features on the north,
south, and east sides of the structure. The proposal includes a single entrance along the eastern
fagade. The applicant, would be required to request an Administrative Variance in order to
provide the single entrance. Staff would he in support of such a request in that the operation
of the public library use prohibits more than one entrance.
Building Height —The maximum building height that would be allowed in the CV zone is 50 feet.
Based on the conceptual elevations provided the proposed structure would comply with the
height requirements of the zone.
Screening— Screening must be provided for all surface -mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details for
the proposed methods of screening.
Refuse and RecGfine Areas— Refuse and recycling areas need to meet the requirements of RMC
4-4-090, "Refuse and Recyclables Standards" (enclosed). for office, educational, and
Institutional developments a minimum of 2 square feet per every 1,000 square feet of building
gross floor area shall be provided for recyclable deposit areas and a minimum of 4 square feet
per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with
a total minimum area of 100 square feet.
hAcedlplanning\current planning\preapps\13-001435.rocaie113-001435 (cv highlands library)_doc
Highiands Library
Page 4 of f
October 31, 2013
Access — Driveway widths are limited by the driveway standards, in RMC 4-40801.
Pedestrian Access — A pedestrian connection shall be provided from all public entrances to the
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting properties. It appears the proposal provides
adequate pedestrian connections to public spaces and streets.
Building _.Desis gn Standards -- Compliance with Urban Design Regulations, District "A; is
required. See the attached checklist and Renton Municipol Cade section 4-3-100. The followJng
bullets are a few of the standards outlined In the regulations.
1. A primary entrance of each building shall be located on the facade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human -scale elements.
2. Facades shall be articulated and vehicular entrances to nonresidential or mixed use
parking structures shall be articulated by arches, lintels, masonry trim, or other-
architectural
therarchitectural elements and/or materials.
3. Pedestrian pathways within parking lots or parking modules shall be differentiated by
material or texture from abutting paving materials.
4. Site furniture shall be provided and shall be made of durable, vandal- and weather -
resistant materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
Amount of common space or recreation area to be provided is minirnurn fifty (50)
square feet per unit.
b- All building facades shall include modulation or articulation at intervals of no more than
forty feet (40').
7. Human -scaled elements such as a lighting fixture, trellis, or other landscape feature shall
he provided along the facade's ground floor.
8. Lighting shall also be provided on building facades (such as sconces) and/or to illuminate
other key elements of the site such as specimen trees, other significant landscaping,
water features, and/or a rtwor€c.
Environmental Review
When a project is proposed as part of a planned action, environmental review consists of
verifying that the proposal meets the requirements of the planned action ordinance. No
additional determination is required as the procedural aspects of SEPA have already been
completed.
Land Use Permit Requirements
The proposal would require Hearing Examiner Conditional Use Permit, Administrative Site Plan
Review, an Administrative Variance for a single entrance, and a Parking Modification.
The purpose of the Site -Plan process is the detailed arrangement of project elements so as to be
compatible with the physical characteristics of a site and with the surrounding area. An
addlCona€ purpose of Site Plan is to ensure quality development consistent with City goals and
policies_ General review criteria includes the following:
h_\ced\planninglcurrent planning\preapps\13.00143S.rocale\l3-001.435 (ry highlands library).doc
Highlands Library
Page 6 of 6
October 31, 2013
Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible
two-year extension. The short plat approval is valid for two years with a possible ane -year
extension.
h:\ced\planning\current planning\preapps\13-ODIA35.rocale\13-001435 (cv highlands iibrary).duc
THA
December 17, 2013
City of Renton Planning Division
Attention: Rocale Timmons
1055 South Grady Way
Renton WA, 98057
PROJECT NARRATIVE
Project Name, Size, and Location of Site
The Renton Highlands Library project site is bounded by N.E. Sunset Boulevard (State
Highway 900) to the Southeast, by Sunset Lane to the Northwest and by N.E. 10th
Street to the Northeast. The site is approximately 16,000 square feet (.37 acres) and is
adjacent to the existing Sunset Terrace housing project. A one story public library with
associated structured parking is proposed for the site. The building will be 14,479
square feet and will be a part of the King County Library System. There will be 47
parking spaces that will be accommodated in 15200 square feet of below grade
structured parking and an accessible at grade van parking space in a pull out adjacent
to the entry on NE 10'x' Street.
Zoning Designation of the Site and Adjacent Properties
The site is located in the Renton Highlands area in the Center Village zone (CV). The
property is also subject to the Design District 'D' standards (per RMC 4-3-100).
Current Use of the Site and any Existing Improvements
Currently there are two residential buildings on site that are operated by the Renton
Housing Authority containing a total of 8 Units. These buildings will be removed prior to
the start of construction.
Special Site Features
There are no existing special site features or critical areas on the project site. No
wetlands, water bodies, or steep slopes are present.
Statement addressing soil type and drainage conditions
Existing soils on site have been described by the project geotechnical engineer to
include brown, rusted sand with gravel, moist loose till an top of light gray, silty sand
with gravel that is fine to medium grained, moist and very dense. The existing site
drainage consists of existing area drains and catch basins which convey water directly
offsite into the surrounding streets and city owned conveyance systems.
Proposed Use of the Property and Scope of the Proposed Development
A one story public library with associated structured parking is proposed for the site.
The building will be 14479 square feet and will be a part of the King County Library
System. There will be 46 parking spaces that will be accommodated on one level of
below grade structured parking with a single at -grade ADA Van Parking spot adjacent to
the front entry. The parking will be accessed from Sunset Lane on the Northwest side of
the site. Aspects of the project are being designed to accommodate the future Sunset
Terrace Development to the immediate southwest of the project site. This includes a
party wall, stairs, and a shared ramp that access the structured parking area. The
project will also include new sidewalks and street improvements along NE 90th Street
and Sunset Lane.
Proposed Off-site Improvements
The project proposes offsite improvements to two street frontages, including Sunset
Lane NE and NE 10th Street. New curb, gutter and 12 -foot wide sidewalks are propose
for both frontages, complying with the City's neighborhood plans for this area. Wide
sidewalks will help promote a walkable, pedestrian oriented community. An offsite water
main extension is proposed in Sunset Lane NE and NE 10th Street which will improve
the available fire flow in the area. Two fire hydrants are also proposed. A new curb
inlet catch basin is proposed along NE 10th Street to assist with drainage along the new
curb alignment.
Total Estimated Construction Cost and Estimated Fair Market Value of the Proposed
Project
Total estimated construction cost for the project is 6,395,000. Fair Market Value of the
project is 6,395,000.
Estimated Quantities and Type of Materials Involved in Proposed Fill or Excavation
On site soil removal will be required to reach the bottom of excavation for the lower
parking level. The approximate volume of cut is 4,800 cubic yards. Minor backfill will
be necessary for portions of the site. Existing site soils will be utilized for backfill if
possible, though if required imported soil will be obtained from an approved source.
The approximate volume of fill is 237 cubic yards.
THA
Number Type and Size of Trees to be Removed
There will be no existing trees on site when construction of the library commences. An
earlier phase of construction involving site demolition and clearing will occur under a
separate permit by a separate developer. For reference, there will be seven (7) mature
trees removed as part of the early demolition and clearing.
Explanation of any Land to be Dedicated to the City
The property will be owned by the City of Renton and will house a public library that will
be owned by the King County Library System.
Any Proposed Job Shacks, Sales Trailers, and Or Model Homes
The property will likely house a job trailer over the course of the construction process.
As it is design -bid -build, it is difficult for this to be determined until a contractor has been
selected.
Any Proposed Modifications for a Project within 100'of a Wetland or Stream.
No modifications needed.
":Il
December 16, 2013
City of Renton Planning Division
Attention: Rocale Timmons
1055 South Grady Way
Renton WA, 98057
Rezone, Variance, Modification, or Conditional Use Justification
Current Requirement:
For a 15000 sf Library (categorized as Cultural Facility) with a parking ratio minimax of
4 spaces11000 sf, the minimax requirement is 60 spaces.
Modification Request:
The Renton Highlands Library project is a library built over a single level of structured
parking. Due to the narrow configuration of the site and the desire to utilize all ground
level surface area for Library program, the project contains 45 spaces in the structured
parking and a single ADA Van accessible parking space at the Ground Level along NE
10th Street. It is our opinion that this number of spaces is adequate for a public library of
this size. In addition, the garage access resides in a permanent easement and will
eventually provide access to an additional 112 spaces that will be included in the
construction of the neighboring development.
A) Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement these
policies and objectives;
This modification maximizes the amount of parking that can be utilized through a
single level of structured parking beneath the library, using the full exent of the building
footprint for community and public use.
B) Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound
engineering judgment;
This modification with meet all of the aforementioned needs.
C). Will not be injurious to other property(ies) in the vicinity;
THA
The ramp to the structured parking resides on a permanent access easement that
will also serve additional structured parking in the neighboring development.
D) Conforms to the intent and purpose of the Code;
The current parking count maximizes what is available on the site without forfeiting
the functional and civic requirements of the public library.
E) Can be shown to be justified and required for the use and situation intended, and
The parking requirements for a library of this size is not expected to exceed the
number of spots that have been designed as a part of the parking structure.
Fj Will not create adverse impacts to other property(ies) in the vicinity.
As previously described, the entry to this structured parking will also provide future
access to structured parking in the neighboring development.
THA
December 16, 2013
City of Renton Planning Division
Attention: Rocale Timmons
1055 South Grady Way
Renton WA, 98057
Rezone, Variance, Modification, or Conditional Use Justification
Current Requirement:
In office, educational and institutional developments, a minimum of two (2) square feet
per every one thousand (1,000) square feet of 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 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.
Modification Request:
Due to the library's program requirements, expected usage, and the owner's past
experience with libraries of this size, a recycling and refuse area of 100 sf is unusually
large for a project of this type. The current 43 sf area provided is design to
accommodate (4) 3'x3' refuse bins, which is more than typically needed for a library of
this size.
A) Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement these
policies and objectives,
This modification lessens the visual impact of the trash enclosure by sizing it
according to the project's specific needs.
8) Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment,-
This
udgment,
This modification with meet all of the aforementioned needs.
c. Will not be injurious to other property(ies) in the vicinity;
THA
This trash enclosure is located in a permanent easement on the adjacent property
and will therefore decrease the amount of neighboring property needed for Library
building services.
d. Conforms to the intent and purpose of the Code;
The trash enclosure will fully accommodate and exceed the functional waste and
recycling demands of the project.
e. Can be shown to be justified and required for the use and situation intended; and
A larger trash enclosure would not be programmatically required and would also
encroach upon the shared vehicle access and library egress that is the primary
purpose of the permantent easement on the neighboring property.
f. Will not create adverse impacts to other property(ies) in the vicinity.
As previously described, this modification will mitigate the amount of neighboring
property that will occupied by this basic building service.
THA
December 17, 2013
City of Renton Planning Division
Attention: Rocale Timmons
1055 South Grady Way
Renton WA, 98057
Rezone, Variance, Modification, or Conditional Use Justification
Current Requirement:
Where accessible parking spaces are required for vans, the vertical clearance shall not
be less than 114 inches at the parking space and along at least one vehicle access
route to such spaces from site entrances and exits.
Variance Request:
The Renton Highlands Library project is a library built over a single level of structured
parking. The height of the parking area was determined by the maximum recommended
slope for vehicular access within the narrow configuration of the site boundary, resulting
in a 7'-4" clearance at the garage entry. 2 accessible parking spaces are provided at the
parking level but neither conform to the van parking overhead clearance requirement of
114" clear due to the aforementioned site constraint. An additional ADA parallel parking
space will be provided at ground level off of NE 1 Oth Street adjacent to the main entry to
accommodate the van parking overhead clearance requirement.
A) That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject
property.
Due to the aforementioned site constraints of the property, including the narrow
configuration of the site boundary and unique site topography van parking cannot be
accommodated in the structured parking area. Instead, ADA Accessible Van parking will
be provided at grade.
8) That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in which
subject property is situated.
This variance will not be detrimental to the public welfare or the surrounding vicinity.
THA
C) That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated.
Accessible street parking is common within the City of Renton.
D) That the approval is a minimum variance that will accomplish the desired purpose.
All other parking will be accommodated by the structured parking beneath the
building.
December 16, 2013
City of Renton Planning Division
Attention: Rocale Timmons
1055 South Grady Way
Renton WA, 98057
Rezone, Variance, Modification, or Conditional Use Justification
Current Requirement:
Commercial and civic uses shall provide entry features on all sides of a building facing a
public right-of-way or parking lot.
Variance Request:
Due to the topography of the site, security requirements and the expected staffing levels
of the Renton Highlands Library, it is not feasible to provide more than one main entry
into the building. To provide high visibility and address at least 2 sides of the building
that are located along the public right-of-way, the entry is located on the corner of
Sunset Lane and NE 10th. It is fully glazed on each side and therefore highly visible from
both streets. It also fronts a small plaza that is covered by a large canopy that extends
toward Sunset Boulevard, giving the main entry a visible presence at the 3rd adjacent
public right-of-way.
A) That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary ,because of special circumstances applicable to subject
property.
The topography of the site is such that only one primary accessible entry could be
realistically incorporated into the building design.
B) That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in which
subject property is situated.
This variance will not be detrimental to the public welfare or the surrounding vicinity.
C) That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated.
THA
The significant presence of the entry is consistent with the intent of the current
requirement and should not set a negative precedent for similar development.
D) That the approval is a minimum variance that will accomplish the desired purpose.
The entrance has a large canopy and entry plaza along NE 'I Oth that is a highly
visible entry feature that can be seen from both Sunset Lane and Sunset Boulevard.
THA
December 16, 2013
City of Renton Planning Division
Attention: Rocale Timmons
1055 South Grady Way
Renton WA, 98057
Rezone, Variance, Modification, or Conditional Use Justification
Current Requirement:
Lot Coverage — The CV zone allows a maximum lot coverage of 65% which can be
increased to 75% if parking is provided within the structure.
Variance Justificiation:
The footprint of the proposed Renton Highlands Library accounts for a 93% lot
coverage. The remaining area is occupied by a 990sf public plaza and a 126 sf
stormwater planter. As a public library offering a variety of services, the minimum
program requirements are such that a smaller footprint would not adequately serve the
needs of the citizens of Renton. In addition to serving the typical library function of being
a repository for a diverse selection of publicly available books, the project also contains
a 1000sf Community Room for meetings and presentations. There are also 3 separate
individual study rooms for public use.
Also, the library is being built across the street from a future public park which will
provide ample open space and easily compensate for any open space lost as a result of
the expanded library footprint.
Where the building does step back from extent of the lot line, it provides a generous
plaza at the main entry that opens out to the park and extends to the Northeast in order
to be visible from all 3 arterials that surround the site.
A) That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject
property.
A 15000 sf program area was required in order to sufficiently serve the varied needs
of the Renton Community, which requires the lot coverage to exceed the recommended
75%.
B) That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in which
subject property is situated.
THA
This variance will not be detrimental to the public welfare or the surrounding vicinity.
C) That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated.
This library will abut a mixed use development to the southwest, which is of a similar
lot coverage and of a much larger scale overall.
D) That the approval is a minimum variance that will accomplish the desired purpose.
While the lot coverage exceeds the recommended 75%, there will be structured
parking below and the majority of the remaining footprint will be given over to a
public plaza adjacent to a significant open space in the form of a public park.
THA
December 16, 2013
City of Renton Planning Division
Attention: Rocale Timmons
1055 South Grady Way
Renton WA, 98057
Construction Mitigation Description
Construction for the Renton Highlands Library is slated to begin in the early summer of
2014 and conclude in the late summer of the following year.
The project construction will conform to the following requirements:
RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday
through Friday unless otherwise approved by the Development Services Division.
The Development Services Division reserves the right to rescind the approved
extended haul hours at any time if complaints are received.
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.
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.
Hauling and transportation routes will vary depending upon the road improvements that
are being conducted along NE 10th and Sunset Lane.
Design District V Checklist
A: Site Design and Building Location
1: Site Design and Street Pattern
NA
2: Building Location and Orientation
The project is designed to address all 3 major streets that bound the property. It has
large windows on either side of the large reading room that provide a civic presence and
open out onto the major arterial of Sunset Boulevard to the SE and the location of a
future public park across from Sunset Lane to the NW. The main entry is on the corner
of NE 10th and Sunset Lane and includes a small plaza and generous overhang that
create a visible and welcoming presence which can be seen from all 3 surrounding
arterials.
3: Building Entries
The main entry is on the corner of NE 10th and Sunset Lane and includes a small plaza
and generous (10) foot overhang that create a visible and welcoming presence which
can be seen from all 3 surrounding arterials. There will be an adjacent stormwater
planter and low site wall along NE 10th to mitigate the change in elevation and provide
smaller scale site elements to lead you to the main entry from Sunset Boulevard.
4: Transition to Surrounding Development
The building massing is broken up into 3 separate articulated forms that house the
entry, large reading room, and support areas. The building steps down at the east to
create a more human scale at main entry, steps up to create a larger more impressive
volume for the main reading room, and then steps down again at the west where it will
abut a future adjacent development.
b: Service Element Location and Design
The trash enclosure for the building is located at the NW corner along Sunset Lane,
adjacent to the structured parking entry and emergency egress stair, west of the
Property Line on a permanent easement that has been granted by the neighboring
property owner. It will be constructed of CMU and will eventually be incorporated into
and enclosed by future development on the adjacent property.
6: Gateways
The entry to the library and the facade a long NE 10th will support an essential
connection between Sunset Boulevard and a future city park. This connection will
include a 12' Sidewalk, landscaping, a stormwater planter, and a small plaza that is
distinguished by unique paving and a generous overhang.
B: Parking and Vehicular Access
1: Location of Parking
All parking is located in structured parking beneath the library, with the exception of a
single ADA Van Parking location at the ground level in a pull -in along NE 10th Street.
2: Design of Surface Parking:
NA
3: Structured Parking Garages:
The structured parking will be located below grade and will be entered on Sunset Lane
through an easement located on the the adjacent property, therefore creating minimal
impact on the street presence of the library.
4: Vehicular Access:
The single entry to the structured parking is located on the secondary arterial Sunset
Lane and will be visible from the right of way.
C: Pedestrian Environment
1: Pathways Through Parking Lots:
NA
2: Pedestrian Circulation:
New 12' wide sidewalks on Sunset Lane and NE 10th will provide generous connections
between Sunset Boulevard and the future park and future development. These
connections will be elevated from the road and landscaped, with stormwater planters,
small scale site walls, and a variety of pavings to express the building entry and provide
variation in the pedestrian experience. The entry will be highly visible and will contain a
small plaza adjacent to the future park area. Per the contract provided as a part of Item
8 (Draft Legal Documents), improvements along Sunset Boulevard will be performed by
Colpitts Development at a later date.
3: Pedestrian Amenities:
A large overhang protects both the main entry and service entry to the library along NE
10th Street. Bike racks are located at grade in the entry plaza under the overhang and
also adjacent to the stair within the basement level. Art screens will be suspended in
front of the large windows at the main reading room that open out to pedestrian
sidewalks along Sunset Lane and Sunset Boulevard. A stormwater planter, small scale
site wall, and a variety of pavings along NE 10th will express the building entry and
provide variation in the pedestrian experience.
D: Landscaping/Recreation Areas/Common Open Space
1: Landscaping
The Renton Highlands Library landscape and paving layout plan defines pedestrian
movement toward the main plaza and library entry while incorporating multiple
vegetated layers. Paving patterns, planting beds, and site walls reinforce architectural
elements and anchor the vertical intersection of building and ground plane.
Aesthetic elements of interest weave through the landscape, from the triangular
stormwater planter nestled against the Northeast corner of the building, to the dry creek
bed meandering through the planting zones.
As requested by the Dept. of Community and Economic Development, 12` sidewalks
run along Sunset Lane and NE 1 oth St., which will lead pedestrians to the future
park/open space. Unique street trees have been chosen to run along Sunset Lane
(Nothofagus antartica — Southern Beech), while small-scale, fragrant flowering trees
were chosen for the corner of NE 10th St. and Sunset Blvd. (Styrax obassia — Fragrant
Snowbell).
2: Recreational Areas and Common Open Space
The project is providing a 990 SF open space adjacent to the main entry on the corner
of Sunset Lane and NE 10th Street across from the location of the future public park. All
facades facing pedestrian streets have generous openings and will provide site lighting
that will average a minimum of 4 foot-candles on the ground.
E: Building Architectural Design
1: Building Character and Massing
The primary facades of the building along the 3 arterials feature frequent scale and
massing variation in the building form that provide interest while still maintaining a
distinctly civic presence. Regular and pedestrian height window openings occur and
large and small scales along the length of each side (excluding the party wall) in
addition to a mix of cladding materials including terra-cotta tile, wood siding, and metal
and concrete panel. The building massing is broken down into 2 16' tall bars at the entry
and west property line and a larger 25' tall grand reading room at the heart of the
building that visual connects Sunset Boulevard to the future park across the street from
Sunset Lane.
2: Ground Level Detail
A low base clad in richly colored concrete panel along Sunset Boulevard and Sunset
Lane will provide a minimal plinth upon which the terra-cotta facade and curtain wall will
sit. This warmly colored terra-cotta will provide a repeating but dynamic pedestrian
scale pattern that will be interrupted intermittently by punch window openings. The
facade itself will recess 3' at the large reading room in the center of the building and will
become a expanse of curtain wall glazing that will visual connect the activity at the
street to interior experience of the library. At the entry, there will be a large recess with
panelized wood siding and floor to ceiling glass beneath the generous canopy that
reaches out to NE 10th and Sunset Lane. Unique paving will be used for the entry plaza
area and a rain garden will also be installed at the corner of Sunset Boulevard and NE
10th Street. The party wall along the west property will eventually be covered by the
neighbor development and therefore will be minimally clad with and have a series
of reveals to proportionally break down the scale of the wall. Lighting fixtures will be
provided continuously around the perimeter of the building.
3: Building Roof Lines
The large mass of the project will be expressed with a distinct and contemporary
'cornice' that will extend over the large window and wrap down the sides of the opening
to the top of the lower building forms. These lower forms will each have clean and
contemporary parapets that are consistent with the character of the rest of the building.
4: Building Materials
The project will use a rich combination of synthetic wood siding, richly colored terra-
cotta tiles, and curtain wall, with limited used of richly colored concrete panel at the
base and durable zinc panel at the large roof and entry canopy.
The mechanical units on the low roof to the southwest are in the center of the roof area,
not visible from the adjacent sidewalk and soon to be concealed from the southwest by
the future multistory neighboring development. The mechanical units on the northeast
are concealed by a mechanical screen that is sized to ensure no visibility of the
mechanical units from a 150' distance in each direction.
F: Signage
1: Signage for the project will be wall mounted and located at the main entry and on the
NE portion of the Sunset Boulevard facade. It will be backlit at the entry and of
reasonable scale.
G: Lighting
1: There will be generous lighting under the canopy at the building entry and also
decorative street lighting surrounding the site to provide safe and even distribution.
October 17, 2013
City of Renton Planning Division
Attention: Laureen Nicolay
1055 South Grady Way
Renton WA, 98057
Landscape Analysis, Lot Coverage, and Parking Analysis
Total Square Footage of Site and Footprint of All Buildings
Total square footage of the site = 16,068 sf
Footprint of building = 14,479 sf
Total Square Footage of Existing and Proposed Impervious Area
Total square footage of existing impervious area = 9,099 sf
proposed impervious areas = 15,563 sf
Square Footage of Each Individual Building
Total Square Footage of Library = 14,479 sf
Total Square Footage of Structured Parking = 15,200 sf
Percentage of Lot Covered by Buildings or Structure
Percentage of lot covered by building = 96.9% sf
Number of Parking Spaces Required by City Code
Based on the requirement of 4 spaces per 1000 sf, City Code requires 60 spaces. Due
to site constraints, only 46 spots are currently included in the project. A modification
request for the parking space requirement has been submitted as a part of the Site Plan
Review Submittal.
Number and Dimensions of Standard, Compact, and ADA Accessible Spaces Provided
Standard Parking Spaces:
22 Total, 16'x8'4" min dimension
THA
Compact Parking Spaces:
21 Total, 13'x7'6" min dimension
ADA Parking Spaces:
3 Total, 20'x8'4" min dimension
Square Footage of Parking Lot Landscaping (Perimeter and Inferior)
Structured parking is located beneath the building and therefore does not include
landscaping.
OEOTECH
CONSULTANTS, INC,
Colpitts Development Company
2256 — 38th Place East
Seattle, Washington 98112
Attention: Judith C. Nielsen
13256 Northeast 20th Street, Suite 16
Bellevue, Washington 98005
(425) 747-5618 FAX(425)747-8561
April 18, 2013
JN 13096
via email: coldevco@gmaii.com
Subject: Transmittal Letter — Geotechnical Engineering Study
Proposed Mixed -Use Development
Northwest Corner of Sunset Boulevard Northeast and Harrington Avenue Northeast
Renton, Washington
Dear Ms. Nielsen:
We are pleased to present this geotechnical engineering report for the proposed mixed-use
development 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 foundations, retaining walls,
pavements, and temporary shoring. This work was authorized by your acceptance of our proposal,
P-8569, dated March 18, 2013.
The attached report contains a discussion of the study and our recommendations. Please contact
us if there are any questions regarding this report, or for further assistance during the design and
construction phases of this project.
cc: Veer Architecture — Kent Smutny
via email kept@veerarchitecture.com
JLH/MRM: jyb
Respectfully submitted,
GEOTECH CONSULTANTS, INC.
Jason L. Hinds
Geotechnical Engineer
GEOTECH CONSULTANTS, INC,
GEOTECHNICAL ENGINEERING STUDY
Proposed Mixed -Use Development
Northwest Corner of Sunset Boulevard NE and Harrington Ave NE
Renton, Washington
This report presents the findings and recommendations of our geotechnical engineering study for
the site of the proposed mixed-use development to be located in Renton.
We were provided with preliminary plans and a topographic survey. Veer Architecture developed
the plans, which are dated September 18, 2012. The site survey was created by Site Survey &
Mapping and is dated April 29, 2011. Based on these plans, we understand that the existing four
apartment buildings located at the site will be removed and replaced with a large mixed-use
building. The southern approximate two-thirds of the new building, will include five stories of
residential units over two levels of parking and commercial space, and a parking garage beneath.
the finish floor elevation for lower garage level will be approximately 323.5 feet. The northern
portion of the building will include a one-story library over one level of below -grade parking having a
floor slab elevation of 333.5 feet. We anticipate the construction of the below -grade parking
structure will require cuts of up to about 15 feet on the southern side of the project 10 feet on the
northern side. These cuts will be near property lines and temporary shoring will likely be needed.
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 Renton. The irregularly-
shaped property is located on the northwestern corner of the intersection of Sunset Boulevard
Northeast and Harrington Avenue Northeast. The site is bordered to the north and west by
Northeast 10th Street and Sunset Lane Northeast, respectively. The subject site is currently
developed with four separate apartment buildings spaced evenly across the site. From south to
north, these buildings are addressed 968 Harrington Avenue Northeast, then 2711, 2717 and 2723
Sunset Lane Northeast. An asphalt basketball court is located in the northeastern corner of the
property. The areas surrounding the apartment buildings are mostly covered with grass lawn,
concrete sidewalks, and landscaping beds.
The site is relatively flat and sloped only gently down to the south. The adjacent Northeast 10th
Street and Sunset Boulevard Northeast are higher than the site and appear to have been created
by filling 3 to 5 feet above the original ground surface. A short steep slope exists on the northern
side of the property below NE 10th Street and an approximately 4- to 5 -foot tall concrete retaining
wall runs along the eastern side of the site where the sidewalk and Sunset Boulevard Northeast are
higher than the subject property. There are no steep slopes on, or near, the surrounding property.
The surrounding properties contain single- and multi -family or commercial developments.
GEOTECH CONSULTANTS, INC.
Colpitts Development Co.
April 18, 2013
SUBSURFACE
JN 13096
Page 2
The subsurface conditions were explored by drilling six test borings 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 borings were drilled on March 26, 2013 using a track -mounted, hollow -stem auger drill.
Samples were taken at 5 -foot intervals with a standard penetration sampler. This split -spoon
sampler, which has a 2 -inch outside diameter, is driven into the soil with a 140 -pound hammer
falling 30 inches. The number of blows required to advance the sampler a given distance is an
indication of the soil density or consistency. A geotechnical engineer from our staff observed the
drilling process, logged the test borings, and obtained representative samples of the soil
encountered. The Test Boring Logs are attached as Plates 3 through 8. .
Soil Conditions
The test borings conducted for this study encountered similar soils beneath the existing
surface of the site. Generally, 3 to 4.5 feet of loose fill was encountered beneath the
existing ground surface. The uppermost few inches of Boring 6 was asphalt pavement for
the northeastern parking lot. Underlying this fill was a thin layer of loose to medium -dense
sand, with dense to very dense, slightly silt to silty sand with gravel that extended to a depth
of approximately 15 feet. This native soil became clean (only trace to negligible silt) soil
below this depth, extending to the bottom of the borings.
No obstructions were revealed by our explorations. However, debris, buried utilities, and old
foundation and slab elements are commonly encountered on sites that have had previous
development.
Groundwater Conditions
No groundwater or wet soil conditions were observed in our test borings. The test borings
were left open for only a short time period. Considering that the borings were drilled
following the fall and winter rainy month, it Is likely that the seasonal high groundwater table
lies below the maximum 26.5 -foot depth of our borings.
It should be noted that groundwater levels vary seasonally with rainfall and other factors.
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
boring logs are interpretive descriptions based on the conditions observed during drilling.
GEOTECH CONSULTANTS, INC.
Colpltts Development C . JN 13096
April 18, 2013 Page 3
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.
The test borings conducted for this study encountered medium -dense to dense native sand and
silty sand soils beneath a thin layer of loose fill at the site. Based on the preliminary building plans,
the foundation of the new building will be about 10 to 13 feet beneath the existing ground surface.
The competent native soils at that excavation depth are well suited for foundation support of the
new building. The new building may be constructed on a conventional foundation system bearing
on the dense native sand soils. Oftentimes, footing subgrade soils can be disturbed to a depth of
several inches during excavation by the teeth on a backhoe bucket. It will be necessary for any
such loosened or disturbed soils to be removed prior to pouring concrete. Excavating footings with
a smooth bucket can help to reduce the amount of subgrade disturbance.
The excavations required to construct the below grade -parking structure will extend 10 to 15 feet
below the existing grade, and there are streets and surface improvements close to the property
lines that need to be considered. Based on our investigation, the site soils can safely be excavated
at temporary slopes of 1:1 (Horizontal:Vertical) or flatter, but such temporary sloped cuts should
generally not extend closer than 5 feet to traveled streets, existing retaining walls and footings, or
other settlement -sensitive elements. As a result, based on the current plans the cuts for the
parking garage cannot be made safely within property lines. It may be possible, however, to obtain
temporary easements from the City to allow some of the cuts to temporarily cross property lines. If
temporary excavation easements are not feasible, excavation shoring will be needed. Considering
the excavation depths and encountered soil conditions, cantilevered soldier pile shoring or soil nail
shoring would likely be the most economical for the project. The installation of tiebacks or soil nails
would require easements to be obtained to allow them to cross property lines. Also, the presence
of underground utilities on adjacent sites should be closely evaluated when considering utilizing
anchors or nails. Cantilevered soldier pile shoring could be installed entirely within the subject
property without the need for obtaining easements. Further recommendations for the design and
construction of temporary shoring can be found in the Excavation Showing section of this report.
Our explorations encountered sand and slightly silty to silty sand beneath the surface of the site,
and the seasonal high water table appears to be at least 10 feet below the planned excavation.
Considering their density, the cleaner sands below the base of the excavation have only a limited
infiltration potential, and infiltration of stormwater is not recommended in the siltier soils above the
level of the basement garages, due to the low permeability of the silty sand and to prevent causing
seepage problems in the below -grade spaces. An appropriate infiltration rate for the dense, cleaner
sands below the bottom of the excavation would be 0.5 inches/hour. This is lower than the
recommended long-term infiltration rate given for sand in the Washington Department of Ecology's
(WDOE) Stormweter Management Manual, but takes into account the dense to very dense nature
of the sand.
Storm detention/retention facilities and other utilities are often installed below, or near, structures.
The walls of storm vaults must be designed as either cantilever or restrained retaining walls, as
appropriate. Wall pressures for the expected soil conditions are presented in the Permanent
Foundation and Retaining Walls section of this report. it is important that the portion of the
GEOTECH CONSULTANTS, INC.
Colprtts Development Co. A 13096
Aprli 18, 2013 Page 4
structure above the permanent detained water level be backfilled with free -draining soil, as
recommended for retaining walls. Should drainage not be provided, the walls must be designed for
hydrostatic forces acting on the outside of the structure. The backfill for all underground structures
must be compacted in lifts according to the criteria of this report. Trenches for underground
structures and utilities should not cross a line extending downwards from a new or existing footing
at an inclination of 1:1 (H:V). We should be consulted if this excavation zone will be exceeded for
installation of storm facilities or other utilities.
The erosion control measures needed during the site development will depend heavily on the
weather conditions that are encountered, The majority of the erosion control measures will be
needed only during the initial demolition and clearing of the site. While this work is underway, a silt
fence will likely 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. Cut slopes and soil stockpiles should be covered with plastic
during wet weather. The ground surface should be graded to prevent silty water from flowing off of
the site. Following the beginning of excavation, the majority of the erosion control measures will
need to focus on avoiding off-site tracking of soil or mud by trucks and equipment.
The drainage and/or waterproofing recommendations presented in this report are intended only to
prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active
seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from
the surrounding soil, and can even be transmitted from slabs and foundation walls due to the
concrete curing process. Water vapor also results from occupant uses, such as cooking and
bathing. Excessive water vapor trapped within structures can result in a variety of undesirable
conditions, including, but not limited to, moisture problems with flooring systems, excessively moist
air within occupied areas, and the growth of molds, fungi, and other biological organisms that may
be harmful to the health of the occupants. The designer or architect must consider the potential
vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or
mechanical, to prevent a build up of excessive water vapor within the planned structure.
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.
SEISMIC CONSIDERATIONS
In accordance with the International Building Code (IBC), the site soil profile within 100 feet of the
ground surface is best represented by Site Class Type D (Stiff Site Class). As noted in the USGS
website, the mapped spectral acceleration value for a 0.2 second (SS) and 1.0 second period (Sl)
equals 1.438 and 0.49g, respectively.
The site soils that will support the building are not susceptible to seismic liquefaction because of
their dense nature and the absence of near -surface groundwater.
GEOTECH CONSULTANTS, INC.
Colpitts Development C
April 18, 2013
CONVENTIONAL FOUNDATIONS
JN 13096
Page 5
The proposed structure can be supported on conventional continuous and spread footings bearing
on undisturbed, dense or very dense native sand, or on compacted structural fill placed above this
native soil. We recommend that continuous and individual spread footings have minimum widths of
16 and 24 inches, respectively, Exterior footings should also be bottomed at least 18 inches below
the lowest adjacent finish ground surface for protection against frost and erosion. The local
building codes should be reviewed to determine if different footing widths or embedment depths are
required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete.
Depending upon site and equipment constraints, this may require removing the disturbed soil by
hand.
The following allowable bearing pressures are appropriate for footings constructed according to the
above recommendations:
Where: (1) psf Is pounds per square foot.
A one-third increase in this these design bearing pressures may be used when considering short-
term wind or seismic loads. For the above design criteria, it is anticipated that the total post -
construction settlement of footings founded on competent native soil, or on structural fill up to 5 feet
in thickness, will be less than one inch, with differential settlements on the order of one -half-inch in
a distance of 50 feet along a continuous footing with a uniform load.
Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and
the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the
foundation. For the latter condition, the foundation must be either poured directly against relatively
level, undisturbed soil or be surrounded by level, well -compacted fill. We recommend using the
following ultimate values for the foundation's resistance to lateral loading:
Coefficient of Friction 0,45
Passive Earth Pressure 350 pcf
Where: (1) pcf is pounds per cubic foot, and (il) passive earth
pressure Is computed using the equivalent fluid density.
We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral
loading, when using the above ultimate values.
GE07ECH CONSULTANTS, INC.
Placed directly on competent,
native soil beneath 7 feet below
6,000 psf
existing grades
Supported on structural fill
placed above competent, native
2,500 psf
soil
Where: (1) psf Is pounds per square foot.
A one-third increase in this these design bearing pressures may be used when considering short-
term wind or seismic loads. For the above design criteria, it is anticipated that the total post -
construction settlement of footings founded on competent native soil, or on structural fill up to 5 feet
in thickness, will be less than one inch, with differential settlements on the order of one -half-inch in
a distance of 50 feet along a continuous footing with a uniform load.
Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and
the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the
foundation. For the latter condition, the foundation must be either poured directly against relatively
level, undisturbed soil or be surrounded by level, well -compacted fill. We recommend using the
following ultimate values for the foundation's resistance to lateral loading:
Coefficient of Friction 0,45
Passive Earth Pressure 350 pcf
Where: (1) pcf is pounds per cubic foot, and (il) passive earth
pressure Is computed using the equivalent fluid density.
We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral
loading, when using the above ultimate values.
GE07ECH CONSULTANTS, INC.
Colpltts Development Co,
April 18, 2013
PERMANENT FOUNDATION AND RETAINING WALLS
JN 13096
Page 6
Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures
imposed by the soil they retain. The following recommended parameters are for walls that restrain
level backfill:
= EAMIMMM
Active Earth Pressure *
35 pcf
Passive Earth Pressure
350 pcf
Coefficient of Friction
0.45
Soil Unit Weight
125 pcf
Where: (i) pcf Is pounds per cubic foot, and (ii) active and
passive earth pressures are computed using the equivalent fluid
pressures.
* For a restrained wall that cannot deflect at least 0.002 times Its
height, a uniform lateral pressure equal to 10 psf times the helght
of the wall should be added to the above active equivalent fluid
pressure.
The values given above are to be used to design only permanent foundation and retaining walls
that are to be backfilled, such as conventional walls constructed of reinforced concrete or masonry.
It is not appropriate to use the above earth pressures and soil unit weight to back -calculate soil
strength parameters for design of other types of retaining walls, such as soldier pile, reinforced
earth, modular or soil nail walls. We can assist with design of these types of walls, if desired. The
values for friction and passive resistance are ultimate values and do not include a safety factor.
We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above
values to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5
times the wall height from corners or bends in the walls. This is intended to reduce the amount of
cracking that can occur where a wall is restrained by a corner.
The design values given above do not include the effects of any hydrostatic pressures behind the
walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent
foundations will be exerted on the walls. If these conditions exist, those pressures should be added
to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need
to be given the wall dimensions and the slope of the backfill in order to provide the appropriate
design earth pressures. The surcharge due to traffic loads behind a wall can typically be
accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid
density. Heavy construction equipment should not be operated behind retaining and foundation
walls within a distance equal to the height of a wall, unless the walls are designed for the additional
lateral pressures resulting from the equipment.
Wall Pressures Due to Seismic Forces
The surcharge wall loads that could be imposed by the design earthquake can be modeled
by adding a uniform lateral pressure to the above -recommended active pressure. The
recommended surcharge pressure is 8H pounds per square foot (psf), where H is the
design retention height of the wall. Using this increased pressure, the safety factor against
sliding and overturning can be reduced to 1.2 for the seismic analysis.
GEOTErCH CONSULTANTS, INC.
Colpitts Development C JN 13096
April 18, 2013 Page 7
Retaining Wall Backfill and Waterproofing
Backfill placed behind retaining or foundation walls should be coarse, free -draining
structural fill containing no organics. This backfill should contain no more than 5 percent silt
or clay particles and have no gravel greater than 4 inches in diameter. The percentage of
particles passing the No. 4 sieve should be between 25 and 70 percent. If free -draining
soils are not used as backfill, a minimum 12 -inch width of free -draining gravel should be
placed against the backfilled retaining walls. The gravel "chimney" should be hydraulically
connected to the foundation drain system. Free -draining backfill or gravel should be used
for the entire width of the backfill where seepage is encountered. For increased protection,
drainage composites should be placed along cut slope faces, and the walls should be
backfilled entirely with free -draining soil.
The purpose of these backfill requirements is to ensure that the design criteria for a
retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the
wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively
impermeable soil or topsoil, or the surface should be paved. The ground surface must also
slope away from backfilled walls to reduce the potential for surface water to percolate into
the backfill. The subgrade soils for pervious surfaces, such as pavers or permeable
pavements must also slope away from walls
It is critical that the wall backfill be placed in lifts and be properly compacted, in order for the
above -recommended design earth pressures to be appropriate. The wall design criteria
assume that the backfill will be well -compacted in lifts no thicker than 12 inches. The
compaction of backfill near the walls should be accomplished with hand -operated
equipment to prevent the walls from being overloaded by the higher soil forces that occur
during compaction. The section entitled General Earthwork and Structural Fill contains
additional recommendations regarding the placement and compaction of structural fill
behind retaining and foundation walls.
The above recommendations are not intended to waterproof below -grade walls, or to
prevent the formation of mold, mildew or fungi in interior spaces. Over time, the
performance of subsurface drainage systems can degrade, subsurface groundwater flow
patterns can change, and utilities can break or develop leaks. Therefore, waterproofing
should be provided where future seepage through the walls is not acceptable. This typically
includes limiting cold -joints and wall penetrations, and using bentonite panels or
membranes on the outside of the walls. There are a variety of different waterproofing
materials and systems, which should be installed by an experienced contractor familiar with
the anticipated construction and subsurface conditions. Applying a thin coat of asphalt
emulsion to the outside face of a wall is not considered waterproofing, and will only help to
reduce moisture generated from water vapor or capillary action from seeping through the
concrete. As with any project, adequate ventilation of basement and crawl space areas is
important to prevent a build up of water vapor that is commonly transmitted through
concrete walls from the surrounding soil, even when seepage is not present. This is
appropriate even when waterproofing is applied to the outside of foundation and retaining
walls. We recommend that you contact a specialty consultant if detailed recommendations
or specifications related to waterproofing design, or minimizing the potential for infestations
of mold and mildew are desired.
GEOTECH CONSULTANTS, INC.
Colpitts Development Co. JN 13096
April 18, 2013 Page 8
SLABS -ON -GRADE
The lowest parking garage floors can be constructed as slabs -on -grade atop firm native soils, or on
structural fill. The subgrade soil must be in a firm, non -yielding condition at the time of slab
construction or underslab fill placement. Any soft areas encountered should be excavated and
replaced with select, imported structural fill.
Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through
the soil to the new constructed space above it. This can affect moisture -sensitive flooring, cause
imperfections or damage to the slab, or simply allow excessive water vapor into the space above
the slab. All interior slabs -on -grade should be underlain by a capillary break or drainage layer
consisting of a minimum 4 -inch thickness of gravel or crushed rock that has a fines content
(percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the
No. 4 sieve) of no more than 10 percent.
As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab
Structures, proper moisture protection is desirable immediately below any on -grade slab that will be
covered by tile, wood, carpet, impermeable floor coverings, or any moisture -sensitive equipment or
products. ACI also notes that vapor retarders, such as 6 -mil plastic sheeting, have been used in
the past, but are now recommending a minimum 10-mll thickness. A vapor retarder is defined as a
material with a permeance of less than 0.3 perms, as determined by ASTM E 96. It is possible that
concrete admixtures may meet this specification, although the manufacturers of the admixtures
should be consulted. Where vapor retarders are used under slabs, their edges should overlap by
at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation
walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a
vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water
transmission rate of 0.01 perms when tested In accordance with ASTM E 96. Reinforced
membranes having sealed overlaps can meet this requirement.
EXCA VA TIONS 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 cut 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. Other considerations for temporary cuts are presented in the General section.
The above -recommended temporary slope inclination is based on the conditions exposed in our
explorations, and on what has been successful at other sites with similar soil conditions. it is
possible that variations in soil and groundwater conditions will require modifications to the
inclination at which temporary slopes can stand. Temporary cuts are those that will remain
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 sand or loose soil can cave suddenly and without warning. Excavation,
GEOTECH CONSULTANTS, INC.
Colpitts Development C . JN 13096
April 18, 2013 Page 9
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). 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.
TEMPORARY SHORING
A variety of shoring systems are feasible for use at this site. This section presents design
considerations for cantilevered soldier pile walls and for nailed walls. Since the most suitable
choice Is primarily dependent on a number of factors under the contractor's control, we suggest
that the contractor work closely with the structural engineer during the shoring design.
As discussed above, the sensitivity of adjacent utilities must be considered in the design to reduce
the risk of causing settlement of these adjacent elements. Regardless of the system used, all
shoring systems will deflect in toward the excavation. Therefore, there is always a risk of
noticeable settlement occurring on the ground behind the shoring wall. These risks are reduced,
but not entirely eliminated, by using more rigid shoring systems, such as soldier piles.
Cantilevered Soldier Piles
Soldier pile walls would be constructed after making planned cut slopes, and prior to
commencing the mass excavation, by setting steel H -beams in a drilled hole and grouting
the space between the beam and the soil with concrete for the entire height of the drilled
hole. Groundwater seepage was not encountered in our borings, which extended to a depth
of at least 10 feet below the planned excavation. Even so, due to the loose condition of the
uppermost soils, the contractor should be prepared to case the holes or use the slurry
method if caving soil is encountered, Excessive ground loss in the drilled holes must be
avoided to reduce the potential for settlement on adjacent properties. If water is present in
a hole at the time the soldier pile is poured, concrete must be tremied to the bottom of the
hole.
As excavation proceeds downward, the space between the piles should be lagged with
timber, and any voids behind the timbers should be filled with pea gravel, or a slurry
comprised of sand and fly ash. Treated lagging is usually required for permanent walls,
while untreated lagging can often be utilized for temporary shoring walls. Temporary
vertical cuts will be necessary between the soldier piles for the lagging placement. The
prompt and careful installation of lagging is important, particularly in loose or caving soil, to
maintain the integrity of the excavation and provide safer working conditions. Additionally,
care must be taken by the excavator to remove no more soil between the soldier piles than
is necessary to install the lagging. Caving or overexcavation during lagging placement could
result in loss of ground on neighboring properties. Timber lagging -should be designed for an
applied lateral pressure of 30 percent of the design wall pressure, if the pile spacing is less
than three pile diameters. For larger pile spacings, the lagging should be designed for 50
percent of the design load.
GEoTECH CONSULTANTS, INC.
Colpitts Development Co.
April 18, 2013
JN 13096
Page 10
If permanent building walls are to be constructed against the shoring walls, drainage should
be provided by attaching a geotextile drainage composite with a solid plastic backing,
similar to Miradrain 6000, to the entire face of the lagging, prior to placing waterproofing and
pouring the foundation wall. These drainage composites should be hydraulically connected
to the foundation drainage system through weep holes placed in the foundation walls.
Soldier Pile Wall Design
Temporary soldier pile shoring that is cantilevered and that has a level backslope,
should be designed for an active soil pressure equal to that pressure exerted by an
equivalent fluid with a unit weight of 35 pounds per cubic foot (pcf).
Traffic surcharges can typically be accounted for by increasing the effective height of
the shoring wall by 2 feet. Slopes above the shoring walls will exert additional
surcharge pressures. These surcharge pressures will vary, depending on the
configuration of the cut slope and shoring wall. We can provide recommendations
regarding slope surcharge pressures when the preliminary shoring design is
completed.
It is important that the shoring design provides sufficient working room to drill and
install the soldier piles, without needing to make unsafe, excessively steep
temporary cuts. Cut slopes should be planned to intersect the backside of the drilled
holes, not the back of the lagging.
Lateral movement of the soldier piles below the excavation level will be resisted by
an ultimate passive soil pressure equal to that pressure exerted by a fluid with a
density of 450 pcf. No safety factor is included in the given value. We recommend
using a safety factor of 1.2 for temporary conditions or 1.5 for permanent conditions.
This soil pressure is valid only for a level excavation in front of the soldier pile; it acts
on two times the grouted pile diameter. Cut slopes made in front of shoring walls
significantly decrease the passive resistance. This includes temporary cuts
necessary to install internal braces or rakers. The minimum embedment below the
floor of the excavation for cantilever soldier piles should be equal to the height of the
"stick-up." Plate 10 attached to this report illustrates basic soldier pile design details.
Soil Nallin�
Soil nailing is a shoring system where closely spaced, tieback anchors (nails) are grouted
into drilled holes in the cut face as the excavation proceeds, thereby reinforcing the cut
face. More anchors are required for this system than for conventional systems, but steel
soldier piles and timber lagging are eliminated. The anchored or nailed system essentially
operates as a reinforced soil wall or a gravity wall, with the nails tying the soil mass
together. We recommend that an allowable adhesion value of 1,250 pounds per square
foot (psf) be used for the design of the soil nails.
The process begins by making a 4- to 5 -foot vertical cut in the shoring area followed
immediately by the placement of anchors. The cut face is then covered with a wire mesh,
and shotcrete is placed over the mesh and soil face. Generally, no temporary, unsupported
excavations for soil -nail walls should be allowed to stand longer than 12 hours without the
acceptance of the geotechnical engineer. Once the shotcrete has hardened, the excavation
again proceeds and the nails are placed. A geotextile drainage composite must be placed
GEOTECH CONSULTANTS, INC.
Colpitts Development C
April 18, 2013
JN 13096
Page 11
over the face of the cut prior to shotcreting to prevent buildup of hydrostatic pressures
behind the shotcrete facing. As the excavation progresses downward, the drainage
composite strips are extended, until reaching the base of the excavation, where weep holes
are placed through the shotcrete to be tied into an underslab footing drain.
Because soil nails are passive elements (they are not pre -stressed as tiebacks are), soil -nail
walls will typically deflect more than a soldier -pile wall. This involves more risk of causing
damage to adjoining utilities, streets, and other on -grade elements. The shoring designer
should provide an estimate of the lateral deflection that is anticipated for the soil nail wall.
Caving of loose or granular soils, or in zones of seepage, can require that the shoring
contractor modify their installation techniques. This can increase the cost and time
necessary to install the nailed wall. We recommend that the shoring contractor be
consulted regarding potential difficulties and modifications that can occur during the
construction of a soil -nailed wall.
This adhesion value should be substantiated by load -testing at least two anchors in each
soil type to at least 200 percent of their design capacity, prior to installing production
anchors. During shoring construction, at least 5 percent of the production anchors should
be proof -tested to 130 percent of the design anchor capacity.
The shoring designer will likely utilize one of several commercially available computer
programs to design the nailed walls. We recommend that the following soil strength
parameters be used in the nail wall design:
Consideration of the loose condition of the near -surface soils and the presence of utilities
must be considered in the design and construction of the system. Surcharges from
adjacent existing structures and roads must be included in the design.
Excavation and Shorin_a Monitorinrx
As with any shoring system, there is a potential risk of greater -than -anticipated movement of
the shoring and the ground outside of the excavation. This can translate into noticeable
damage of surrounding on -grade elements, such as foundations and slabs. Therefore, we
recommend making an extensive photographic and visual survey of the project vicinity, prior to
demolition activities, Installing shoring or commencing excavation, This documents the
condition of buildings, pavements, and utilities in the immediate vicinity of the site in order to
avoid, and protect the owner from, unsubstantiated damage claims by surrounding property
owners.
Additionally, the shoring walls should be monitored during construction to detect soil
movements. To monitor their performance, we recommend establishing a series of survey
reference points to measure any horizontal deflections of the shoring system. Control points
should be established at a distance well away from the walls and slopes, and deflections from
GEOTECH CONSULTANTS, INC.
Colpitts Development Co.
April 18, 2013
J N 13096
Page 12
the reference points should be measured throughout construction by survey methods. At least
10 percent of soldier piles should be monitored by taking readings at the top of the pile.
Additionally, benchmarks installed on the surrounding buildings should be monitored for at least
vertical movement. We suggest taking the readings at least once a week, until it is established
that no deflections are occurring. The initial readings for this monitoring should be taken before
starting any demolition or excavation on the site.
DRAINAGE CONSIDERATIONS
We anticipate that permanent foundation walls may be constructed against the shoring walls.
Where this occurs, a plastic -backed drainage composite, such as Miradrain, Battledrain, or similar,
should be placed against the entire surface of the shoring prior to pouring the foundation wall.
Weep pipes located no more than 6 feet on -center should be connected to the drainage composite
and poured into the foundation walls or the perimeter footing. A footing drain installed along the
inside of the perimeter footing will be used to collect and carry the water discharged by the weep
pipes to the storm system. Isolated zones of moisture or seepage can still reach the permanent
wall where groundwater finds leaks or joints in the drainage composite. This is often an acceptable
risk in unoccupied below -grade spaces, such as parking garages. However, formal waterproofing
is typically necessary in areas where wet conditions at the face of the permanent wall will not be
tolerable. If this is a concern, the permanent drainage and waterproofing system should be
designed by a specialty consultant familiar with the expected subsurface conditions and proposed
construction.
Footing drains placed inside the building or behind backfilled walls should consist of 4 -inch,
perforated PVC pipe surrounded by at least 6 inches of 1 -inch -minus, washed rock wrapped in a
non -woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest
point, a perforated pipe invert should be at least 6 inches below the level of a crawl space or the
bottom of a floor slab, and it should be sloped slightly for drainage.
Plate 9 presents typical considerations for footing drains to be installed for both backfilled retaining
walls and walls built against shoring. All roof and surface water drains must be kept separate from
the foundation drain system.
If the structure includes an elevator, it may be necessary to provide special drainage or
waterproofing measures for the elevator pit. If no seepage into the elevator pit is acceptable, it will
be necessary to provide a footing drain and free -draining wall backfill, and the walls should be
waterproofed. If the footing drain will be too low to connect to the storm drainage system, then it
will likely be necessary to install a pumped sump to discharge the collected water. Alternatively,
the elevator pit could be designed to be entirely waterproof; this would include designing the pit
structure to resist hydrostatic uplift pressures.
As a minimum, a vapor retarder, as defined in the Slabs -On -Grade section, should be provided in
any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an
outlet drain is recommended for all crawl spaces to prevent a build up of any water that may
bypass the footing drains.
No groundwater was observed during our field work. If seepage is encountered in an excavation, it
should be drained from the site by directing it through drainage ditches, perforated pipe, or French
drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of
the excavation.
GEOTECH CONSULTANTS, INC.
Colpitts Development C JN 13096
April 18, 2013 Page 13
The excavation and site should be graded so that surface water is directed off the site and away
from the tops of slopes. Water should not be allowed to stand in any area where foundations,
slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should
slope away at least 2 percent, except where the area is paved. Surface drains should be provided
where necessary to prevent ponding of water behind foundation or retaining walls. The subgrade
soils beneath pervious surfaces must also slope away from foundations and walls.
GENERAL EARTHWORK AND STRUCTURAL, FILL
All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and
other deleterious material. It is important that existing foundations be removed before site
development. The stripped or removed materials should not be mixed with any materials to be
used as structural fill, but they could be used in non-structural areas, such as landscape beds.
Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building,
behind permanent retaining or foundation walls, or in other areas where the underlying soil needs
to support loads. 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. This eliminates the
need to remove the fill to achieve the required compaction. The following table presents
recommended relative compactions for structural fill:
Beneath footings, slabs 95%
or walkways
Filled slopes and behind 90%
retaining walls
95% for upper 12 inches of
Beneath pavements subgrade; 90% below that
level
Where: Minimum Relative Compaction is the ratio, expressed In
percentages, of the compacted dry density to the maximum dry
density, as determined in accordance with ASTM Test
Designation D 1557-91 (Modified Proctor).
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.
GEOTECH CONSULTANTS, INC.
Colprtts Development Co.
April 18, 2013
LIMITATIONS
JN 13096
Page 14
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 borings 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
borings. 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 Colpitts Development, and its
representatives, for specific application to this project and site. 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.
ADDITIONAL SERVICES
In addition to reviewing the final plans, 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.
GEOTECH CONSULTANTS, INC.
Colpltts Development C JN 13096
April 18, 2013 Page 15
The following plates are attached to complete this report:
Plate 1 Vicinity Map
Plate 2 Site Exploration Plan
Plates 3 - 8 Test Boring Logs
Plate 9 Typical Footing Drain Details
Plate 10 Soldier Pile Shoring 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.
JLHIMRM: jyb
Respectfully submitted,
GEOTECH CONSULTANTS, INC.
�e
Jason L. Hinds
Geotechnical Engineer
Marc R. McGinnis,.
Principal
GEOTECH CONSULTANTS, INC.
GEOTECH
CONSULTANTS, INC.
(Source: Microsoft Streets and Trips, 2004)
VICINITY MAP
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job No: Date: Plate:
13096 April 2012 1 1 1
' Al
0
wo
APPROXIMATE" ,
BORING LOCATION ' =
(Source. ToAog+'aFhic Survey, Site Survey and Mapping, Inc, 2071)
SITE EXPLORATION PLAN
G EOTECH NWC of Sunset Blvd NE and Harrington Ave NE
CONSULTANTS, INC. Renton, Washington
Job No: Date: Plate:
13096 April 2012 1 No Scale 2
10
95
20
25
30
�" e ��yet 5 no,,- �e
e��r o`�� P- "\off eiF -Z ����
BORING 1
Description
GEOTECH
CONSULTANTS, INC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Joh Date: Logged by: Plate:
13096 April 2013 1 JLH I 3
Brown sand with gravel, moist, loose (FILL)
FILL
SP
Light brown to orange -brown, rusted SAND with gravel, fine to medium
4
q
i:,
grained moist, loose
Light gray, slightly silty to silty SAND with gravel, fine to medium grained,
moist, medium dense
-becomes dense
50
2
SP
SM
39
3slightly
more silt
Brown sand with trace gravels, fine to medium grained, moist, dense
28
4
SP .".
55
5
-becomes very dense
* Test boring was terminated on March 26, 2093 at 26.5 feet.
* No groundwater was encountered during drilling.
* Blow counts corrected to account for auto -hammer efficiency.
GEOTECH
CONSULTANTS, INC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Joh Date: Logged by: Plate:
13096 April 2013 1 JLH I 3
5
10
15
20
25
.30
BORING 2
Description
Blow counts corrected to account Tor auto-nammer efficiency.
GEOTECH
CONSULTANTS, iNC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job Date. Logged by. plate:
13096 April 2013 1 JLH 1 4
Brown sand with gravel, fine to medium grained, moist, loose (FILL)
FILL
24
SP
Light brown, rusted SAND with gravel, fine to medium grained, moist,
medium dense
I�
Light gray, dense, slightly silty to silty SAND with gravel, fine to medium
grained, moist, dense
40
2
SP
,I
SM
72
3
-increasing gravels, over;
Brown SAND, tine to medium grained, moist, very dense
72
4'
, .SIP
;
69
5
* 'fest boring was terminated on March 26, 2013 at 26.6 feet.
* No groundwater was encountered during drilling.
Blow counts corrected to account Tor auto-nammer efficiency.
GEOTECH
CONSULTANTS, iNC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job Date. Logged by. plate:
13096 April 2013 1 JLH 1 4
10
15
20
25
30
BORING 3
Description
GEOTECH
CONSULTANTS, INC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job
Date:
Logged by.
plate;
13096
Light brown SAND with gravel, very moist, loose (FILL)
1 JLH
I :5:1
FILL
Brown SAND with gravel, tine to medium grained, moist, medium dense
37
1
_..
Light gray, slightly silty to silty SAND with gravel, fine to medium grained,
moist, dense
44
2
SP
. SM
68
3
-large gravels encountered in drilling
Light brown to light gray, slightly silty SAND, fine to medium grained,
moist, very dense
69
4
i
5P'
68
5
* Test boring was terminated on March 26, 2013 at 26.5 feet.
* No groundwater was encountered during drilling.
* Blow counts corrected to account for auto -hammer efficiencv.
GEOTECH
CONSULTANTS, INC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job
Date:
Logged by.
plate;
13096
1 April 2013
1 JLH
I :5:1
MI
15
20
25
30
5ctt°o��`Qo �G5
BORING 4
Description
GEOTECH
CONSULTAN'T'S, INC,
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
JobDate: Logged by: plate:
13096 April 2013 JLH I 6
FILL
Brown, rusted sand with gravel, moist, loose (FILL)
22
1
1
SP
Light brown with some rusting, SAND with gravel, fine to medium grained
moist, medium dense
Light gray, slightly silty to silty SAND with gravel, fine to medium grained,
moist, dense
56*
Z
*blows overstated due to driving on rock
's SP
SM
'
_becomes very dense
1211
3
11"
57
4
Light gray SAND, fine to medium grained, moist, very dense
S :.
44
5
* Test boring was terminated on March 26, 2013 at 26.5 feet.
* No groundwater was encountered during drilling.
* Rlnw d-minfe rnrrarfarl fn arrnimf fnr mifn,.hammar affir_ianr_v
GEOTECH
CONSULTAN'T'S, INC,
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
JobDate: Logged by: plate:
13096 April 2013 JLH I 6
10
15
20
25
30
X.
z' �o�etaoe��`e C05
BORING 5
Description
GEOTECH
CONSULTANTS, INC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job Date: Logged by. Plate:
13096 April 2013 1 JLH I 7
FILL
Brown, rusted sand with gravel, moist, loose (FILL)
SP
Light brown with some rusting, SAND with gravel, fine to medium grained
moist, medium dense
53
1
_
Light gray, slightly silty to silty SAND with gravel, fine to medium grained,
moist, very dense
60
2
-Very dense, increasing gravels
SP
SM
64
3
Light gray SAND, fine to medium grained, moist, very dense
SP
60
4
* Test boring was terminated on March 26, 2013 at 21.5 feet.
* No groundwater was encountered during drilling.
* Blow counts corrected to account for auto -hammer efficiency.
GEOTECH
CONSULTANTS, INC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job Date: Logged by. Plate:
13096 April 2013 1 JLH I 7
10
15
20
P-bi
30
BORING 6
Description
GEOTECH
CONSULTANTS, INC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job Date: Loggedby: plate:
13096 April 2013 1 JLH &
FILL
Brown, rusted sand with gravel, moist, loose (FILL)
Light brown SAND with trace silt, fine to medium grained, moist, medium
dense
21
1
-becomes dense
57
2
-becomes more coarse grained with gravels, very dense
SP
50
3
less gravels, fine to medium grained
50
4
* Test boring was terminated on March 26, 2013 at 21.5 feet.
* No groundwater was encountered during drilling.
* Blow counts corrected to account for auto -hammer efficiency.
GEOTECH
CONSULTANTS, INC.
TEST BORING LOG
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job Date: Loggedby: plate:
13096 April 2013 1 JLH &
Slope backfill away from
foundation, Provide surface
drains where necessary.
Backfill
(See text for
requirements)
Nonwoven Geotextile
Washed Rack Filter Fabric
{7I8" min. size})
4"
Tightline Roof Drain
(Do not connect to Footing drain)
Possible Slab
4" Perforated Hard PVC Pipe
(Invert at least 6 Inches below
slab or crawl space. Slope to
draln to appropriate outfall.
Place holes downward.)
NOTES:
(1) In crawl spaces, provide an outlet drain to prevent buildup of
water that bypasses the perimeter footing drains.
(2) Refer to report text for additional drainage, waterproofing,
and slab considerations.
Vapor Retarder/Barrier and
Capillary Break/Drainage layer
(Refer to Report text) A
Footing Drain for Backfilled_
Retaining Wall Vapor retarder --y
Non -woven fitter fabric
Treated
lagging
Drainage composite Soldier
pile
faterproofing--,,_,' /
Foundation wall
& Footing
Slab
Washed rock or pea gravel •
4" perforated PVC drain
(holes turned downward)
2" PVC weep pipe at B' centers
(Pour Into footing or wall below slab)
Attach weep pipe to drainage composite.
Pierce waterproofing and plastic backing
of drainage composite.
Note - Refer to the report for additional considerations related to drainage and waterproofing.
Footing Drain for Shoring
GEOTECH
CONSULTANTS, INC.
FOOTING DRAIN DETAILS
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job No: Date:
Plate:
lk96 1 April 2012
1
9
H
Lowest Excavation Elevation
(Assumed to be Level)
D (min. =H)
Ground Su
460(0) (psf)
Passive Pressure
Notes:
MI -11
(Psfl
Active Pressure
Surcharge Pressure from traffic or cut slopes
as applicable.
(1) The report should be referenced for specifics regarding design and installation.
(2) Active pressures act over the pile spacing to the lowest excavation level.
(3) Passive pressures act over twice the grouted soldier pile diameter or the pile spacing, whichever is smaller.
(4) It is assumed that no hydrostatic pressures act on the back of the shoring walls.
(5) Cut slopes or adjacent structures positioned above or behind shoring will exert additional pressures
on the shoring wall.
GEOTECH
CONSULTANTS, INC.
SOLDIER PILE SHORING DETAIL
NWC of Sunset Blvd NE and Harrington Ave NE
Renton, Washington
Job No: Date: Plate:
13096 April 2012 1 10
.Adm.
C CL
01
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000 0 `0
W CIry W Renton
TREE RETENTION
WORKSHEET
1. Total number of trees over 6" in diameter' on project site: 1. trees
2. Deductions: Certain trees are excluded from the retention calculation;
Trees that are dead, diseased or dangerous2 trees
Trees in proposed public streets trees
Trees in proposed private access ease mentsltracts trees
Trees in critical areas3 and buffers trees
Total number of excluded trees: 2. trees
3. Subtract line 2 from line 11: 3. + trees
4. Next, to determine the number of trees that must be retained 4, multiply line 3 by:
0.3 in zones RC, R-1, R-4, or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. trees
5. List the number of 6" or larger trees that you are proposing to retain 4:
5.a, trees
6. Subtract line 5 from line 4 for trees to be replaced: 6. trees
(If line 6 is less than zero, stop here. No replacement trees are requlred)_
7. Multiply line 6 by 12" for number of required replacement inches:
7. !420-� inches
8. Proposed size of trees to meet additional planting requirement: ry
(Minimum 2" caliper trees required) 8. L+ inches
per tree
9. Divide line 7 by line 8 for number of replacement trews:
(if remainder is .5 or greater, round up to the next whole number)
9.trees
' Measured at chest height.
z. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or
certified arborist, and approved by the City.
Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-450 of
the Renton Munidoal Code ARMC).
4. Count only those trees to be retained outside of critical areas and buffers.
A The City may require modification of the tree retention plan to ensure retention of the maximum number of
trees per RMC 4-4-134Ii7a
Inches of street trees, inches of trees added to critical areaslbuffers, and inches of trees retained on site that
are less than 6" but are greater than 2" can be used to meet the tree replacement requirement.
H:Division/F'omntrfateRetcntionWorkshcct 11/07
I
"i
First An 1Can
First American Title Insurance Company
818 Ste 1 St, Ste 800
Seattle 38101
Phn - ( __,. 28-0400 (800)826-7718
Fax -
ESCROW COMPANY INFORMATION:
Escrow Officer/Closer: CANDY VO
cvo@firstam.com
First American Title Insurance Company
818 Stewart St, Ste 804, Seattle, WA 98101
Phone: (206)728-0400 - Fax: (866)859-0431
King County Title Team Two
818 Stewart St, Ste. 800, Seattle, WA 98101
Fax No. (866) 561-3729
Kelly Cornwall Curtis Goodman Peter Child
(206) 336-0725 Municipality Title Officer (206) 336-0726
kcornwallOfirstam.com (206) 615-3069 pchild0firstam.com
cgoodman@firstam.com
Kathy 3 Turner
(206) 336-0724
kturnerOfirstam.com
PLEASE SEND ALL RECORDING PACKAGES TO 818 STEWART ST, STE. 800, SEATTLE, WA
98101.
To: City of Renton Legal Department
100 South 2nd Street
Renton, WA 98055
Attn: Stephanie Rary
Re: Property Address: 2723 Sunset Lane NE, Renton, WA 98056
First American Title
File No.: 4201-2163982
Your Ref No.: Sunset Terrace
Development LLC
Form No, 1068-2 Commitment No.: 4201-2163482 ,
ALTA Plain Language Commitme Page 2 of 11 t
COMMITMENT FOR TITLE INSURANCE
Issued by
FIRSTAMERICAN TITLE INSURANCE COMPANY
Agreement to Issue Policy
We agree to issue a policy to you according to the terms of this Commitment.
When we show the policy amount and your name as the proposed insured in Schedule A, this
Commitment becomes effective as of the Commitment Date shown in Schedule A.
If the Requirements shown in this Commitment have not been met within six months after the
Commitment Date, our obligation under this Commitment will end. Also, our obligation under this
Commitment will end when the Policy is issued and then our obligation to you will be under the Policy.
Our obligation under this Commitment is limited by the following:
The Provisions in Schedule A.
The Requirements in Schedule B -I.
The General Exceptions and Exceptions in Schedule B -II.
The Conditions.
This Commitment is not valid without Schedule A and Section I and II of Schedule B.
FirstAmerican Tide Insurance Company
"i &40um
Curtis Goodman, Title Officer
FirstArnerican Title
Form No. 1068-2 Commitment No.; 4201-2163982
ALTA Plain Language Commitment Page 3 of 11
SCHEDULE A
1. Commitment Date: November 26, 2013 at 7:30 A.M.
2. Policy or Policies to be issued: AMOUNT PREMIUM TAX
Short Term Rate
Standard Owner's Policy $ 382,460.53 $ 1,084.00 $ 102.98
Proposed Insured:
City of Renton, a Washington municipal corporation, a Washington corporation
3. (A) The estate or interest in the land described in this Commitment is:
Fee Simple
(B) Title to said estate or interest at the date hereof is vested in:
COLPITTS SUNSET, LLC, A WASHINGTON LIMITED LIABILITY COMPANY
4. The land referred to in this Commitment is described as follows:
Real property in the County of King, State of Washington, described as follows:
The land referred to in this report is described in Exhibit A attached hereto.
First American Title
Form No. 1068-2 Commitment No.: 4201-2163982
ALTA Plain Language Commitme Page 4 of 11
SCHEDULE B
SECTION I
REQUIREMENTS
The following requirements must be met:
(A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured.
(B) Pay us the premiums, fees and charges for the policy.
(C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured
must be signed, delivered and recorded:
(D) You must tell us in writing the name of anyone not referred to in this Commitment who will get
an interest in the land or who will make a loan on the land. We may then make additional
requirements or exceptions.
(E) Releases(s) or Reconveyance(s) of Item(s):
(F) Other:
(G) You must give us the following information:
1. Any off record leases, surveys, etc.
2. Statement(s) of Identity, all parties.
3. Other:
SCHEDULE B
SECTION II
GENERAL EXCEPTIONS
PART ONE:
A. Taxes or assessments which are not shown as existing liens by the records of any taxing
authority that levies taxes or assessments on real property or by the public records.
B. Any facts, rights, interests, or claims which are not shown by the public records but which could
be ascertained by an inspection of said land or by making inquiry of persons in possession
thereof.
C. Easements, claims of easement or encumbrances which are not shown by the public records.
D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts
which a correct survey would disclose, and which are not shown by the public records.
E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing
the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters
excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or
Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes.
F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or
hereafter furnished, imposed by law and not shown by the public records,
G. Any service, installation, connection, maintenance, construction, tap or reimbursement
charges/costs for sewer, water, garbage or electricity.
H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in
the public records or attaching subsequent to the effective date hereof, but prior to the date the
proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon
covered by this Commitment.
First American True
Form No. 1068-2
ALTA Plain Language Commitment
SCHEDULE B
SECTION II
EXCEPTIONS
PART TWO:
Commitment No.: 4201-2163982
Page 5 of 11
Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction.
The printed exceptions and exclusions from the coverage of the policy or policies are available from the
office which issued this Commitment. Copies of the policy forms should be read.
Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if
unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.7811/o.
Levy/Area Code: 2100
The taxes for the current year reflect an exemption as allowed under RCW 84.36. Any
curtailment of the exemption may result in an additional amount being due for the current year
and for any re -assessment of land and improvement values.
Affects: Portion of said premises and other property included within Tax
Lot 722780-1055-07
Taxes for Lot Line Adjustment have not yet been segregated.
3. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor: Colpitts Sunset, LLC, a Washington limited liability company
Grantee/ Beneficiary: ICAP B1, LLC, a Washington limited liability company
Trustee: First American Title Insurance Company
Amount: $1,302,000.00
Recorded: November 01, 2013
Recording Information: 20131101000589
Affects said land and other property
4. Evidence of the authority of the individual(s) to execute the forthcoming document for Colpitts
Sunset, LLC, copies of the current operating agreement should be submitted prior to closing.
5. The right, title or interest of Sunset Terrace Development LLC, as disclosed by Application for
Title Insurance.
6. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property
and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term.
7. The terms and provisions contained in the document entitled "Declaration of Trust of the Housing
Authority of the City of Renton, Washington"
Recorded: June 05, 1959
Recording No.: 5040742
Document(s) declaring modifications thereof recorded December 16, 1971 as Recorders No.
7112160147 of Official Records.
A Partial Release and Amendment to Declaration of Trust was recorded as recording number
20131101000587
FirstAmerican Tide
Form No. 1068-2 Commitment No.; 4201-2163982
ALTA Plain Language Comm itme Page 6 of 11
8. The terms and provisions contained in the document entitled "Declaration of Trust of the Housing
Authority of the City of Renton, Washington"
Recorded: August 06, 1990
Recording No.: 9008061288
9. The terms and provisions contained in the document entitled "Right of Entry Agreement"
Recorded: August 13, 1993
Recording No.: 9308130258
10. The terms and provisions contained in the document entitled "MDU Broadband Services
Agreement, Memorandum of Easement"
Recorded: December 05, 2000
Recording No.: 20001205000834
11. The terms and provisions contained in the document entitled "City of Renton, Washington,
Ordinance No. 5462, Establishing a Special Assessment District for the Highlands Water Main
Improvements Project and Providing for the Collection of Special Assessments upon Certain
Properties Receiving Benefits from the Improvements"
Recorded: August 04, 2009
Recording No.: 20090804000500
12. Right to cut, remove, and dispose of any and all brush, trees and other vegetation in the
easement area. Grantee shall also have the right to control, on a continuing basis and by any
prudent and reasonable means, the establishment and growth of brush, trees or other vegetation
in the Easement Area, as granted by instrument recorded under Recording No. 20130801002023.
13. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment
(Boundary Line Revisions):
Recorded: October 02, 2013
Recording Information: 20131002900011
First American Title
Form No. 1068-2
ALTA Plain Language Commitment
INFORMATIONAL NOTES
Commitment No.: 4201-2163982
Page 7 of it
A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under
RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that
connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties
located in Snohomish County may be subject to the King County Sewage Treatment Capacity
Charges.
B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to
standardization of recorded documents, certain format and content requirements must be met
(refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the
recorder or additional fees being charged, subject to the Auditor's discretion.
C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment
or policy. It is furnished solely for the purpose of assisting in locating the premises and First
American expressly disclaims any liability which may result from reliance made upon it.
D. The description can be abbreviated as suggested below if necessary to meet standardization
requirements. The full text of the description must appear in the document(s) to be insured.
LOT B, THE CITY OF RENTON LLA NO. LUA13-001114, REC. 20131002900011, KING COUNTY
APN: 722780-1055-07
APN: 722780-1085-01
E. The following deeds affecting the property herein described have been recorded within 36
months of the effective date of this commitment: 20131101000588
F. Special taxes for the year 2013, which have been paid.
Tax Account No.: 722780-1085-01
Code Area: 2100
Amount: $ 7.43
Assessed Land Value: $ 0.00
Assessed Improvement Value: $ 0.00
Affects: Remainder of said premises and other property
The taxes for the current year reflect an exemption. Any curtailment of the exemption may
result in an additional amount being due for the current year and for any re -assessment of land
and improvement values.
Taxes for Lot Line Adjustment have not yet been segregated.
Property Address: 2723 Sunset Lane NE, Renton, WA 98056
NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on
Schedule A herein.
NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a
numbered exception above.
FrrstAmerlcan Title
Farm No. 1068-2
ALTA Plain Language Commitme
Commitment No,; 4201-2163982
Page 8 of 11
NOTE: A FEE WILL BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO
WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY.
First American Title
Farm No. 1068-2
ALTA Plain Language Commitment
CONDITIONS
Commitment No.; 4201-2163982
Page 9 of 11
1. DEFINITIONS
(a)"Mortgage" means mortgage, deed of trust or other security instrument.
(b)"Public Records" means title records that give constructive notice of matters affecting the title
according to the state law where the land is located.
2. LATER DEFECTS
The Exceptions in Schedule B - Section II may be amended to show any defects, liens or encumbrances
that appear for the first time in the public records or are created or attached between the Commitment
Date and the date on which all of the Requirements (a) and (c) of Schedule B - Section I are met. We
shall have no liability to you because of this amendment.
3. EXISTING DEFECTS
If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may
amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or
encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this
information and did not tell us about it in writing.
4. LIMITATION OF OUR LIABILITY
Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its
Requirements. If we have any liability to you for any loss you incur because of an error in this
Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment
when you acted in good faith to;
comply with the Requirements shown in Schedule B - Section I
or
eliminate with our written consent any Exceptions shown in Schedule B - Section II.
We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our
liability is subject to the terms of the Policy form to be issued to you.
5. CLAIMS MUST BE BASED ON THIS COMMITMENT
Any claim, whether or not based on negligence, which you may have against us concerning the title to
the land must be based on this commitment and is subject to its terms.
cc: City of Renton
cc: Sunset Terrace Development LLC
First American Title
Form No. 1068-2
ALTA Plain Language Commitme
,KS ' .t ,'t
i' First American
.5�I•
j` First American ride
Commitment Il 4201-2163982
Page 10 of 11
FirstAmerkan Tide Insurance Company
818 Stewart St, Ste 800
Seattle, WA 98101
Phn -(206)728-0400 (800)826-7718
Fax -
Privacy Information
We Are Committed to Safeguarding Customer Information
In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such
information - particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our
subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information.
Applicability
This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner In which we may use information we have obtained from any other source, such as
Information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source.
First American calls these guidelines its Fair Information Values.
Types of Information
Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include:
• Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means;
• Information about your transactions with us, our affiliated companies, or others; and
+ Information we receive from a consumer reporting agency.
Use of Information
We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your informaten to nonaffiliated parties
except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period
after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of
nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty
insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore,
we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated ccimpames or to other financial
institutions with whom we or our affiliated companies have joint marketing agreements.
Former Customers
Even If you are no longer our customer, our Privacy Policy will continue to apply to you.
Confidentiality and Security
We will use our best efforts to ensure that no unauthorized parties have access to any of your Information. We restrict access to nonpublic personal Information about you to those individuals and
entities who meed to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be
handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with
federal regulations to guard your nonpublic personal information.
Information Obtained Through Our Web Site
First American Financial Corporation is sensitive to privacy issues on the Internet. We bdieve it is important you know how we treat the information about you we receive on the Internet,
In general, you can visit First American or its affiliates' Web sites on the World Wide Web without telling us who you are or revealing any information about yourself. Our Web servers collect the
domain names, not the e-mail addresses, of visitors. This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar Information, First
American uses this Information to measure the use of our site and to develop ideas to improve the content of our site.
There are t'mes, however, when we may need information from you, such as your name and email address. When informador is needed, we will use our best efforts to let you know at the time of
collection how we will use the personal information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or allow you to access specific
amount/profiie information. If you choose to share any personal information with us, we will only use it in accordance with the policies outlined above.
Business Relationships
First American Financial Corporation's site and its affiliates' sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are
not responsible for the content or the privacy practices employed by other sites,
Cookies
Some of First American's Web sites may make use of "cookie" technology to measure site activity arid to customize in Formation to your personal tastes. A cookie is an element of data that a Web site
can send to your browser, which may then store the cookie on your hard drive.
FirstArn.cofn uses stored cookies. The goal of this technology Is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaningful and
productive Web site experience,
Fair Information Values
Fairness We consider consumer expectations about their privacy in all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer
privacy.
Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record
and emphasize its importance and contribution to our economy.
Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey the laws governing the collection, use and dissemination of data.
Accuracy We will take reasonable steps to help assure the accuracy of the data we milect, use and disseminate. Where possible, we will take reasonable steps to correct inaccurate information.
When, as with the public record, we cannot correct inaccurate information, we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer
can secure the required corrections,
Education We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy. We will instruct our employees on
our fair information values and on the responsible collection and use of data. We will encourage others in our industry to collect and use information in a responsible manner.
Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain.
Form 50 -PRIVACY (811/09) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation)
First American Tide
Form No. 1068-2 Commitment No.! 4201-2163982
ALTA Plain Language Commitment Page 11 of 11
FIRST AMERICAN TITLE INSURANCE COMPANY
Exhibit "A"
Vested Owner: COLPITTS SUNSET, LLC, A WASHINGTON LIMITED LIABILITY COMPANY
Real property in the County of King, State of Washington, described as follows:
LOT B OF THE CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA13-001114, AS RECORDED IN VOLUME
302 OF SURVEYS, PAGES 162 & 163 UNDER RECORDING NUMBER 20131002900011, RECORDS OF KING
COUNTY, WASHINGTON.
Tax Parcel Number: 722780-1055-07 and 722780-1085-01
Situs Address: 2723 Sunset Lane NE, Renton, WA 98056
FirstAmawan Title
EXHIBIT A
Legal Description of Phase I Property
THAT PORTION OF BLOCK 35 OF THE CORRECTED PLAT OF RENTON HIGHLANDS
NO. 2, AS RECORDED IN VOLUME 57 OF PLATS, PAGES 92-98, INCLUSIVE, RECORDS
OF KING COUNTY, WASHINGTON, LESS ROAD, LYING SOUTHEASTERLY OF THE
SOUTHEASTERLY RIGHT OF WAY MARGIN OF SUNSET LANE NE AND
NORTHEASTERLY OF THE NORTHEASTERLY RIGHT OF WAY MARGIN OF
HARRINGTON AVE NE, PER CITY OF RENTON STREET VACATION ORDINANCE NO.
5693, EFFECTIVE SEPTEMBER 18,2013;
ALL SITUATE 1N THE NORTHWEST QUARTER OF SECTION 9, TOWNSHIP 23 NORTH,
RANGE 5 EAST, W.M, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON.
(TAX PARCEL NO. 7227801055)
THAT PORTION OF BLOCK 35A OF THE CORRECTED PLAT OF RENTON HIGHLANDS
NO. 2 AS RECORDED IN VOLUME 57 OF PLATS, PAGES 92-98 INCLUSIVE, RECORDS
OF KING COUNTY, WASHINGTON, LESS ROADS, LYING SOUTHEASTERLY OF THE
SOUTHEASTERLY RIGHT OF WAY MARGIN OF SUNSET LANE NE PER CITY OF
RENTON STREET VACATION ORDINANCE NO. 5693, EFFECTIVE SEPTEMBER 18,
2013;
ALL SITUATE IN THE NORTHWEST QUARTER OF SECTION 9, TOWNSHIP 23 NORTH,
RANGE 5 EAST, W.M. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON.
(TAX PARCEL NO. 7227801085)
-21-
RECEIPT EGO0017129
BILLING CONTACT
Scott Mooney
THA Architecture Inc.
�'city of,
s
Transaction Date: December 20, 2013
REFERENCE NUMBER FEE NAME TRANSACTION PAYMENT AMOUNT PAID
TYPE METHOD
LUA13-001720
PLAN - HE Conditional Use Fee Payment >eck 42740
$2,000.00
$300.00
$946.00
$2,400.00
$171.00
PLAN - Modification Fee Payment heck #2740
PLAN - Site Pian Review - Admin Fee Payment heck #2740
PLAN - Variance Fee Payment heck #2740
Technology Fee Fee Payment heck #2740
SUB TOTAL
$5,817.00
LUA13-001720 PLAN - Site Plan Review - Admin Fee Payment heck #2742 $54.00
SUBTOTAL $54-00
TOTAL $5,871-00
Printed On: 12!2012013 Prepared By: Rocale Timmons Page 1 of 1