Loading...
HomeMy WebLinkAboutREPORT 01CITY OF RENT01' DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: April 14, 2017 To: City Clerk's Office From: Jenny Cisneros Subject: Land Use File Closeout Please complete the followino information to facilitate oroiect closeout and indexina bv the Citv Clerk's Office. Project Name: Seattle Pipe Trades Parking LUA (file) Number: LUA-16-000513, MOD Cross-References: AKA's: Project Manager: Angelea Weihs Acceptance Date: July 7, 2016 Applicant: Ed Kommers Owner: Ed Kommers Contact: Marthe Aston PID Number: 2423049122 ERC Determination: Date: Anneal Period Ends: Administrative Decision: Approved Date: August 11, 2016 Anneal Period Ends: Auoust 28. 2016 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting a Modification to the Parking Requirements in accordance with RMC 4-4-0BOK to exceed the maximum number of parking spaces permitted. The modification request is in conjunction with a Site Plan approval (LUA15-000344) and a Lot Line Adjustment (LUA16-000265) for the Seattle Pipe Trades Expansion. During the Site Plan review, the applicant noted that there were 164 existing parking spaces. This was incorrect. The actual number of existing parking spaces is 166 and are comprised of: 48 compact stalls, 7 ADA stalls, and 111 standard stalls. The applicant is permitted a maximum of 74 parking spaces on site. The applicant is proposing to add 3 additional parking spaces to the site for· a new total of 169 parking spaces, which is a less than 2 percent increase in parking. The proposed parking spaces would be comorised of:48 comoact stalls. 8 ADA stalls. and 113 standard stalls. Location: 595 Monster Rd SW Comments: ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. DEPARTMENT OF CO UNITY _ ___.............-41.JtentOil © AND ECONOMIC DEVELOPMENT A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: ~ APPROVED D APPROVED SUBJECT TO CONDITIONS D DENIED August 11, 2016 Seattle Pipe Trades Expansion Parking Modification Ed Kommers, Seattle Area Pipe Trades, 595 Monster Road SW, Renton, WA 98057 Marthe Aston, Collins Woerman, 710 2 11 d Avenue, Suite 1400, Seattle, WA 98104 LUA16-000513 Jill Ding, Senior Planner The applicant is requesting a Modification to the Parking Requirements in accordance with RMC 4-4-080K to exceed the maximum number of parking spaces permitted. The modification request is in conjunction with a Site Plan approval (LUA15-000344) and a Lot Line Adjustment (LUA16 -000265) for the Seattle Pipe Trades Expansion. During the Site Plan review, the applicant note d that there were 164 existing parking spaces. This was incorrect. The actual number of existing parking spaces is 166 and are comprised of: 48 compact stalls, 7 ADA stalls, and 111 standard stalls. The applicant is permitted a maximum of 74 parking spaces on site. The applicant is proposing to add 3 additional parking spaces to the site for a new total of 169 parking spaces, which is a less than 2 percent increase in parking. Th e propose d p arking spaces would be comprised of: 48 compact stalls, 8 ADA stalls, and 113 standard stalls. 595 Mon ster Road SW 6.07 acres (264,517 sf total between 243,017 sf at 595 Monster Rd SW and 21,500 sf from 1201 Monster Rd SW to be purchased) Project Location Map Admin Report_Modification City of Renton Deportment of Communit-conomic Development SEATTLE PIPE TRADES EXPANSION PARKING MODIFICATION ninistrative Report & Decision LUA16-000513 August 11, 2016 I B. EXHIBITS: Ex hibit 1: Staff Report Exhibit 2: Proposed Site Plan Exhibit 3: Grading and drainage plan Exhibit 4: Landscape Planting Plan I C. GENERAL INFORMATION: 1 . Owner(s) of Record: 2. Zoning Classification: 3 . Comprehensive Plan Land Use Designation: 4. Existing Site Use : 5. Critical Areas: 6. Neighborhood Characteristics : a . North: Warehouse Use (IM zone) Ed Kommers Seattle Area Pipe Trades 595 Monster Road SW Renton , WA 98057 Medium Industrial (IM) Employment Area (EA) Page 2 of 7 An existing 50,540 sf two-story building used for training, associated offices, and parking for the Seattle Area Pipe Trades . An 11,885 square foot, building addition was approved under LUA15- 000344. Regulated slopes, se ism ic, flood, and one Category 3 wetland. b . East: Existing Industrial Use, Warehouse Use, and King County Wastewater Treatment Facility (IM zone) c. South: d. West: 6. Site Area : Office Building Use {IM zone) Existing Burlington Northern Railroad Use (IM zone) 6.07 acres (264,517 sf total between 243,017 sf at 595 Monster Rd SW and 21,500 sf from 1201 Monster Rd SW to be purchased) I D. HISTORICAL/BACKGROUND: Action Land Us e File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 4086 09/30/1987 Site Plan Approval LUA15 -000344 N/A 03/10/2016 Lot Line Adjustment LUA16 -000265 N/A 07/28/2016 Admin Report_Modificotion City of Renton Department of Co'Ylmunity & Economic Development SEATTLE PIPE TRADES EXPAN PARKING MODIFICATION August 11, 2016 I E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. b. Sewer: Sewer service is provided by the City of Renton. Administrative Report & Decision WA16-000513 Page 3 of 7 c. Surface/Storm Water: A private storm drainage pipe exists within the site. 2. Streets: The site accesses Monster Rd SW by means of a private access easement. The site has no direct frontage on a public street. 3. Fire Protection: 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 4·2·110: Residential Development Standards 2. Chapter 4 Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits -Specific a. Section 4-9-250: Variances, Waivers Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT {FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on July 7, 2016. The project complies with the 120-day review period. 2. The project site is located 595 Monster Road SW. 3. The project site is currently developed with an existing 50,540 sf two-story building used for training, associated offices, and parking for the Seattle Area Pipe Trades. An 11,885 square foot, building addition was approved under LUAlS-000344. 4. The site accesses Monster Rd SW by means of a private access easement. The site has no direct frontage on a public street. 5. The property is located within the Employment Area Comprehensive Plan land use designation. 6. The site is located within the Medium Industrial (IM) zoning classification. Admin Report_ Modification City of Renton Deportment of Community O Economic Development A'"'ministrotive Report & Decisipn LUA16-DDDS13 SEATTLE PIPE TRADES EXPANSION PARA MODIFICATION ;,;,;,,;;,;;;.;;,,.;.;;;.c~;.c_------- A u gust 11, 2016 Page 4 of 7 7. The site is mapped with regulated slopes, seismic, flood, and one Category 3 wetland. Impacts to onsite ciritcal areas and mitigation of impacts was previously evaluated under the Site Plan approval decision (LUAlS-000344). 8. Comprehensive Plan Compliance: The site is designated Employment Area (EV) on the City's Comprehensive Plan Map. The purpose of the EV designation is to create areas primarily used for industrial development, or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit. Employment Areas provide a significant economic development and employment base for the City. The proposal is compliant with the following Comprehensive Plan Goals and Policies: Compliance Comprehensive Plan Analysis Goal L-M: Strengthen Renton's employment base and economic growth by achieving a ,/ mix of industrial, high technology, office, and commercial activities in Employment Areas. Goal L-N: Sustain industrial areas that function as integrated employment activity areas ,/ and include a core of industrial uses and other related businesses and services, transit facilities, and amenities. 9. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080 in order to exceed the maximum number of parking spaces permitted on the project site. As outlined in the original site plan approval (LUAlS-000344), a minimum and maximum of 74 parking spaces are permitted on the project site. According to the initial project design, the existing parking was incorrectly calculated at 164 spaces. The correct number of existing spaces is 166 spaces. The applicant is requesting a modification to increase the number of existing parking spaces by 3 spaces, resulting in a total of 169 spaces on site. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250. Therefore, staff is recommending approval of the requested modification: Compliance Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the ,/ proposed modification is the minimum adjustment necessary to implement these policies and objectives. Sta[{_ Comment: See FOF 8, Comprehensive Plan Analysis. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the proposed addition of three parking spaces would result in a 2 percent increase in the number of parking spaces provided on the project site. The applicant further contends that the project as a whole would meet ,/ the abjects and safety, function, appearance, environmental protection and maintainability intended by Code requirements. The treatment of stormwater would be improved throughout the site. In addition the project site was designed to comply with the City's critical areas regulations, protecting the sensitive areas that have been identified onsite. Many of the plants proposed within the landscaped areas are either native, drought tolerant, or both. Staff concurs the proposed modification would meet the objectives of function and Admin Report_Modificotion City of Renton Deportment of C~"'lmunity & Economic Development Administrative Report & Decision WA16-000513 SEATTLE PIPE TRADES EXPAN. PARKING MOD/FICA TION August 11, 2016 Page 5 of 7 maintainability intended by the code requirements. The proposal would anly add three additional parking spaces to the existing site, which is only a 2 percent increase in the number of existing parking spaces. The site design has considered the critical areas an site and provided adequate protection of these areas in compliance with the adapted critical areas regulations. In addition, stormwater treatment would improve as a result of this project and the applicant is proposing native/draught tolerant landscaping to soften the expansion and the new parking area. c. Will not be injurious to other property(ies) in the vicinity. Staff. Comment: The applicant contends that the proposed modification would not be injurious to other properties in the vicinity. The applicant has applied for a lot line adjustment with the abutting property to the south to accommodate the building and parking expansion. In addition, the proposal would improve starmater runoff treatment and protect the existing critical areas onsite. In addition, the project site is located ,/ within the Medium {IM} zone. The 2 percent increase in the number of parking spaces provided on site would not be injurious to other properties in the vicinity. Staff concurs that the proposed modification would not be injurious to other properties in the vicinity. The intent of the proposed modification is to ensure that adequate parking is provide onsite for the Seattle Area Pipe Trades. By providing any needed parking onsite, the applicant is reducing the possibility of employees and/or students parking offsite, which would potentially be injurious to neighboring properties. d. Conforms to the intent and purpose of the Code. ,/ Staff. Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and ,/ Sta[i Comment: See comments under criterion 'b'. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Sta[f Comment: See comments under criterion 'c'. , I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 8. 2. The subject site is located in the Medium Industrial (IM) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code, see FOF 9. 3. The proposed parking modification complies with the modification criteria as established by City Code, see FOF 9. I J. DECISION: The Seattle Pipe Trades Expansion Parking Modification, File No. LUA16-000513, as depicted in Exhibit 2, is approved. Admin Report_Modificotion City of Renton Department of Community"· Economic Development SEATTLE PIPE TRADES EXPANSION PAR/ MOD/FICA T/ON =~~c;c.;;;,;.;... ______ _ August 11, 2016 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: ~ ~ 'tl~-tcAf Je,;,;i}el'Henni,;g, Planning Director TRANSMITTED this 11th day of August, 2016 to the Owner/Applicant/Contact: Owner/Applicant: Ed Kommers Seattle Area Pipe Trades 595 Monster Road SW Renton, WA 98057 Contact: Marthe Aston Collins Woerman 710 2nd Avenue, Suite 1400 Seattle, WA 98104 TRANSMITTED this 11'h day of August, 2016 to the Parties of Record: No parties af record TRANSMITTED this 11th day of August, 2016 to the following: Chip Vincent, CED Administrator Brianne Bonnwarth, Development Engineering Manager Jan Conklin, Development Services Vanessa Dolbee, Current Planning Manager Fire Marshal 11..-lministrative Report & Decisi9n LUA16-000513 Page 6 of7 Date K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on August 25, 2016. An appeal of the decision must be filed within the 14- day appeal period {RCW 43.21.C.075{3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals Admin Report_Modification qty of Renton Department of r~..,,munity & Economic Development SEATTLE PIPE TRADES EXPA~ I PARKING MOD/FICA T/ON August 11, 2016 Administrative Report & Decision WA16-000513 Page 7 of7 to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Admin Report_Modification I \ \ '\ \ \ I \ 1 \ 1, \ l; \ l • \. \ \ \ \ L XIS11N G f:J U1 1 DING MAl N f I ~n, ~o AU IJl, l>KlvM H "/'/ ~ll 1\ \ /\,,~/~~/ • cu 1 'J ,, ""' ,'.':;~ ;: • , . ' <"-~ ,,, .. o ,_/ , ~""'"'l \11005 6 ~ ~.:... •·•8 10 ,, •'~: r-~:'"--.' --=\' t J.'---.. ,,17 . Jt ·-.._____ ~ '-------- 1 -,-_/ I ...; ·o 1.-8 ~ ~ [X I CU :01 "" , c~r E. 1o1 "-17!)64 I C ::i911o1:2 9 IL ,'f ~ 49 -~-\_,,6 .. -\-~ '-l"9 I I " ~ ~ •Rt.A Of (l0S1Vi1C PROPUITY 5.S.J Acrn AR(o1t, ~ CLE.ARIN G O 4'w Ac1& SOS. WMDT£S CUT 1672 CVOIC TAROS (n ~1 rQNS,) Rf~OC AT(O nu . !:l:;4 C\JBtC YA.RO S (14& IONS) N{I ~.01 Rf M0\1:0 . 111 8 C\JUIC YARDS (l!>OQ JONS) '.ill!k QfhCJN Of" n u.: RC LOC A1T.0 OIi PROP(ArT' OCSnNA TION Of' '5.0ltS R(lr.lO'IC O:TO DC D[T[PW!NEO BY CONfflAClOR TOPO 'J' ---.. -- ~ Topo ,,. " ·,.,_ "o.,, '"~o:y. '.l'O..o ,,~oc;>. @ ~_,,i, -- 1 .. ,u, > • -~ 10 I\ ~ C O LLI NS mt.E m ';x:J 3: )> Zo ' ..... SEATTLE PIPE TRADES EXPANSION SIS Mcna1er Rd. fNi, Ille. m Renton, WA ll8057-211G7 IBBUED -0.'I! - fOD.l!CT-- """"-..... 9eEf Tm.E ,......,. GAADINGAND DRAINAGE PLAN C2.0 e-~M.1.--- IEx~ibitl , I i "- v,,,.~~~ ----~ -.CW!4 1«:T' /. / . .I'/"'/ / / /' '/ / .,/ 1i ~1 I ti H# # j ,~ ~ ~~41!':~~~ t ,~ ~rl~~sw ~ ,,,,,,, ' ' . i U f B i i i . " tt IJ .. t:l 'I; .. LA"10SC4PE PLANTING PLAN ------------::Jc~ ~·----- SEATTLE PIPE TRADES 1:;.•~-f ~8 ........ -""' 6 ~ C, ,;;:,.,.:;:c,:..... ..... --·z WA.51'1:WCTOAI ,:, -::..t C:, J J ~ n ' ~ f ! () NVl,,J ~ 3 O IY\ N~I 0 _.. _.. r r I! H 1 • ' i ' H I < • u . H ~ • g ~~ ! I ~~ ·.iw~~IO'lllftBllff I I ' . \ / / ! , !~) ·; "1 ril ~ I J~J\ . . ·· .. ~ .t '. \\ ,· .-\ .~ '\ " ' / < ,. " '"' / / . ' ,( ,;,~ / ,. ', \. ( ....... <> / J' ._, ·--,). V / /, )' J ,,.-'/ ~ ; --r' ( • ( ; / V,,:;,-v, . ~r·. ----.':..!.· .. , / .... ;· . ' --..., ......... ('; ' ' .1 i ' ,c_: ... -\._ ,·' -' - .:-_. f ~ I _,: \ I \ \· ~ \, ~ \ 8 .. I E XI STI N G B UILDING MAIN FF ~ 25.40 AUl}ITORluM ff=?? 50 _ co 1 ~ IYP( IP, \~~ V ""' n -22 19 ~__,,,, 44 0 S-/ , ,, N •l 7~ O . r-,r:~~~20 ,,. E111.1Sf t( HI ;,,o --- ,, " ~If OU T• -- -I( ' >,--..... ..._____ ---~,::::_ _ -- 9o :,o 1S\ \ -1 \.~ >- ~ _...; "'· ',, EX: I Cl:I S,1 n,> ' CATE. 14 ~ 17564 1 . ( \2911 42 9 I( N 5 4 9 ~~} ..... ~-'-~49 .1 ...--1. ~J ,'I I ~ --~ ~ AStA:i:.. ARCA OF [JQSTIMC PROPER TY ~.~J AUH A"[A or CLEARING O '8 Act• $OI. W AN DJXS· CU T· 1172 CVBIC YARDS (2'51 TON$) M LOCAm) RLL S!.4 CUflC YARDS (749 TONS) N£T SOIL RE~D: ,ne CUSIC TAROS (1509 TONS) ~ ORtCIH CE nu..: MLOCAf[Q ON PROP(RTT DCSlWATION or SOllS R0,1 0-.U,: TO 8E OE ftMIM:O I V CON fflAC Tc:R T OPO 'J' ... --ro p0 ,1, -~ ,! '·,~""--}'~ ~o ~ ""~"-o" @ ~---.1==:i,...; {•t \1 1 > ,-·'°" ~ COLLINS m ;;c :I: )> Zo ,....., ........ _ ---, ....... ,. ....... \II.• --«XII N fflUE SEATTLE PIPE TRADES EXPANSION -McNler Ad. FIii, ... IX) Rania\ WA 9105'1-211G7 -.1- NOVAdyn e CJvfl Engine.~ ..,_.., rot• ~..! s___. 11111,1 -.-.... ........ mED -.... -----------~---- --·- ···-· -------------- ------· ..... ,. ---· -a, ___ ,_ GRAOINGNO DRANAGE PLAN C2.0 ·-~""'- IE x~ibitl DEPARTMENT OF CO !UNITY -----~ ... R"entOll ® AND ECONOMIC DEVELOPMENT A . ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DA TE: Projec t Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Si te Area: ~ APPROVED D APPROVED SUBJECT TO August 11, 2016 Seattle Pip e Trades Expansion Parkin g Modification Ed Kommers, Seattle Area Pipe Trad es, 595 Monste Marthe Aston, Collins Woerman, 710 2nd Avenue, Suite 1400, Seattle, LUA16 -000513 Jill Ding, Senior Planner The applicant is requesting a Modification to the Parking Requirements in accordance with RMC 4-4-080K to exceed the ma xi mum number of par ki ng spaces permitted. Th e modification request is in conjunct ion with a Site Plan approval (LUA15-000344} and a Lot Line Adjustment (LUA16 -000265) for the Seattle Pipe Trades Expa nsion. During the Site Plan r evi e w, the applicant noted that the r e were 164 existing parking spaces. This was incorrect. The actual number of existing parking spaces is 166 and are comprised of: 48 compact stalls, 7 ADA stalls, and 111 standard stalls. The applicant is permitted a maximum of 74 parking spaces on site. Th e applicant is proposing to add 3 additional parking spaces to the site for a new total of 169 parking spaces, which is a le ss th an 2 percent increase in parking. Th e proposed parking spaces would be comprised of: 48 compact st all s, 8 ADA sta ll s, and 113 standard stalls. 595 Monster Road SW 6.07 acres (264,517 sf total betw ee n 243,017 sf at 595 Monster Rd SW and 21 ,500 sf from 1201 Monste r Rd SW to b e purchased ) Project Location Map Admin Re port_Modification DEPARTMENT OF COMI JITY AND ECONOMIC DEVELOPMENT Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: Ed Kommers; Seattle Area Pipe Trades Seattle Pipe Trades Expansion ADDRESS: 595 Monster Rd. SW PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 595 Monster Rd. SW Renton, WA 98055 CITY: Renton ZIP: 98057 425.277.6680 TELEPHONE NUMBER: 206.612.7304 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S) 242304-9122 And 242304-9123 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): Employment Area Valley (EAV) COMPANY (if applicable): PROPOSED LAND USE(S): Same EXISTING COMPREHENSIVE PLAN MAP DESIGNATION ADDRESS: N/A PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) TELEPHONE NUMBER EXISTING ZONING: Medium Industrial (IM) CONT ACT PERSON PROPOSED ZONING (if applicable): NAME: Marthe Aston SITE AREA (in square feet): 243,017 -plus TBD Area based upon agreement, see Site Plan review application SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Collins Woerman DEDICATED: N/A ADDRESS: 710 2'' Ave. Ste. #1400 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 21,500 s.f. on PIO 24304-9122 CITY: Seattle ZIP: 98104 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) TELEPHONE NUMBER AND EMAIL ADDRESS NUMBER OF PROPOSED LOTS (if applicable) 1 C:\Users\EKo m mers\AppData \Loca !\Microsoft\ Windows\ Te m para ry Internet Files \Content. Outloo k\CP26N 7R6\La n d use master permit application-parking modification.doc Rev: 02/2015 DEPARTMENT OF COMI NITY AND ECONOMIC DEVELOPMENT 206.245.2192 mastonl'l'i'lcollinswoerman.com City of J NUMBER OF NEW DWELLING UNITS (if applicable): 2 C:\Users\EKommers\AppData \Loca I\M icrosoft\ Windows\ Temporary Internet Fi les\Content.Outloo k\CP26N 7R6\La nd use master perm it application-parking modification.doc Rev: 02/2015 ROJECT INFORMATION (co .. tinued) ,---C--'-'---'-------'--------------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE $3.575 Million SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 13,195 s.f. 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO 0 FLOOD HAZARD AREA 240,000_sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 50,540 s.f. D GEOLOGIC HAZARD sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if 0 applicable): HABITAT CONSERVATION sq. ft. D NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW SHORELINE STREAMS & LAKES sq. ft. [ PROJECT (11 applicable): 0 D WETLANDS __ 4900_ sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach leaal description on separate sheet with the following information included) SITUATE IN THE NW 1/4 QUARTER OF SECTION -21._, TOWNSHIP 23N_, RANGE _1.L, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) E;/ Ko/J1/!J.({) , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) __ the current owner of the property involved in this application or __0,e authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signature of Owner/Representative Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purp se entioned in the instrument. Dated SHANNON KELLY STATE OF WASHINGTON NOTARY PUBLIC MY COMMISSION EXPIRES 06-19-19 Notary Public in and for the late of Washington My appointment expires: ft, · Jtt'J · } q 3 C:\Users\EKo m mers\AppData \Loca I\M icrosoft\ Windows\ T em para ry Internet Files\Content.Outlook\CP26N 7R6\Land use master perm it application-parking modification.doc Rev: 02/2015 V JJ3>1 MOIIIHAHB "110T~)i(lH·F?•"...'.\ ,(J '1TATZ, ouauc; 'l'S'.lATOl/1 23Jl1qx" ,' ,-, ?0·'.IMMOO YM i::; -I: r r;o . ROJECT INFORMATION (cv .. tinued) Legal Description (Parcel #242304-9122) POR OF NW 1'4 OF NW 1'4-BEG NE CORNER OF NW 1'4 TH N 87-26-48 W 1214 FTTO WLY MGN OF CO RD NO 3 CHARLES MONSTER RD SW NOW KNOWN AS STEEL HILL RDTH S 32-12-33 E 8547 FTTH ON CURVE TO RGT RAD OF 25648 FT & ALG SD WL Y MGN 139. 1t FT TH S 01-24-51 E 268 FT TH S 88-35-09 W 436.55 FT TH S 02-33-12 W 115.03 FTTH S 70-05-34 W 9547 FTTH S 88-37-17 W 1)5.38 FTTH N 01-22-40 W 179.50 FTTO C/L OF ESMT FOR RR SPUR LN UNDER DEED OF AUD FILE NO 5331102 & THE POB TH N 01-22-40 W 25840 FTTH S 88-03-08 W 28340 FTTH S 54-28- 10 W 482.84 FT TO C/L OF SD RR SPUR LN ESMT TH S 27-09-57 E 2244 FT TH ON CURVE TO LFT RAD OF 365.32 FT & ALG THE C/L OF SD RR SPUR LN ESMT 857.54 FTTO POB Legal Description (Parcel #242304-9123) LOT A OF RENTON LLA #LUA-02-102-LLA REC #20021210900012 LOCATED IN NW 1/4 OF 24-23-04 4 C:\Users\EKommers\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\CP26N7R6\Land use master permit application-parking modification.doc Rev: 02/2015 • &_p la~n~:gE ~n~OL~-~;:cape l.rchitecture, PLLC June 10, 2016 Ms. Jill Ding, Senior Planner Department of Community & Economic Development City of Renton 1055 South Grady Way Renton, WA 98057 RE: Seattle Pipe Trades -LUA 15-000344, ECF, SA-A Parking Modification Request Dear Ms. Ding; The Seattle Pipe Trades proposes to expand their existing two story building of 54,724 square feet (27,362 sf footprint) to allow them to provide additional classrooms, teaching facilities and meeting rooms. This two story expansion is comprised of a 6,247 footprint and totals 12,495 square feet. The proposed expansion increases the amount of building by 23.8%. Not surprisingly, they would also like to expand the amount of parking to serve the existing and future needs of students, faculty, other employees and visitors. During the city's earlier review of the proposed expansion of the Seattle Pipe Trades building, the number of additional parking stalls apparently exceeded some limit. When we met in late March of this year to review the requested revisions to the landscape and parking plan, you had requested that the applicant complete a parking modification request (RMC 4-9-250D). Since then, minor changes to the building expansion and subsequent changes to the site plan have altered the parking plan and the number of additional spaces proposed. The initial design, submitted last year, showed that the total number of existing spaces was 164. This was incorrect. The actual number of existing stalls is 166. These 166 spaces are comprised of: 48 compact stalls, 7 ADA stalls and 111 standard sized stalls. The city's staff report that gave conditional approval to this project noted that the minimum and maximum number of parking spaces allowed is 74. This number is, we believe, the result of some parking and building use studies that were done in the past and supplied to the City last year. It is highly probable that someone approved the existing parking plan at some point in the past and that changes in definitions or code has resulted in this discrepancy. The revised plan shows that the total number of parking spaces is 169; broken down into these three categories: 48 compact stalls, 8 ADA stalls and 113 standard sized stalls. This is an increase of less than 2% over what was previously constructed (3/166 = 0.0181). A review of the city's criteria for allowing parking modifications, whether below the required number or exceeding it, shows that if the request is less than 25%, the modification can be granted as an administrative approval. If the modification request exceeds 25%, either over or under, then the process outlined in RMC 4-9-2500 is to be followed. We are either well under the 25% threshold or far above it. Justification for Modification Request A. Substantially implements the pa/icy direction af 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; Response: A review ofthe additional purposes of the Comprehensive Plan (4-1-060), sub- sections A through H is helpful: This expansion of the building at the Seattle Pipe Trades allows for additional educational facilities to train crafts people working in the various manufacturing facilities in Renton and the region. The parking facilities on site will be revised anyway as part of that expansion. The proposed revised plan shows more additional tree islands and other landscape amenities than were initially requested as part of the review meeting in March of 2016, thereby meeting the requirements for creating something that is "more functional, beautiful, decent, healthful, interesting and efficient". The storm water engineering plan calls for the use of pervious pavement to allow water to be cleansed, stored and released into the nearby wetlands. The building expansion will allow for a greater number of students. While no one can anticipate precisely how many students will attend, the growing economy of the region almost ensures this. More students typically requires more teachers and other employees. Our diverse, 24-hour society likely means that times of instruction will fill more of the day. Having a current surplus of parking now can only be helpful to future growth and development. This facility is in the public interest and serves to promote the City as a whole while also ensuring participation of a broader section of the population in educational and productive activities within Renton. This allows for future expansion until/if/when mass transit is more viable. Long range considerations are definitely part of this present day consideration and will help to guide future growth and development. B. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by Code requirements, based upon sound engineering judgement; Response: The proposed plan will improve on the safety, function, appearance, environmental protection and maintainability as intended by City and other Codes. In particular, the treatment of stormwater will be improved. Many of the proposed plants are either native, drought Seattle Pipes Trade Parking Modification Request tolerant or both. Both the stormwater engineering and landscape design choices are based upon the latest science in these areas. C. Will not be injurious to other property(s) in the vicinity; Response: The applicant has initiated and completed a boundary line adjustment with the neighbor to the south to allow for the building and parking expansion. Environmental protection of the existing sensitive areas off site will be maintained and improved. D. Conforms to the intent and purpose of the Code; Response: We believe that this proposal does conform to the intent and purpose of the code, in particular by helping to foster a more diverse demographic within the city, by creating something that is healthy and complimentary to the environment by its treatment of the stormwater and wetlands; is aesthetically and practically pleasing in its' use of native and drought tolerant landscape; and allows for the future expansion of use for this educational facility. E. Can be shown to be justified ond required for the use and situation intended; and Response: The original site and parking plan had an access drive aisle with parking around all sides of the building. Major pedestrian access points are at opposite ends of the structure. This configuration allows the maximum use of the building and in a variety of flexible ways. Further, the configuration allows for direct access of emergency vehicles to all corners of the site; something of importance in an, in essence, industrial setting. The revised proposed plan simply seeks to emulate this strength. F. Will not create adverse impacts to other property(s) in the vicinity; Response: This area of the city is zoned IM or Medium Industrial. Both the building and a slight (2%) amount of parking expansion will not create any adverse impacts to adjoining properties or the area as a whole. The additional upgraded treatment of stormwater will be a benefit to the ecology of the drainage basin while the added landscape, comprised of many native trees, shrubs and ground cover, will also be beneficial and not create adverse impacts. Therefore, on behalf on the Seattle Pipe Trades, we request City approval for the revised parking plan showing a net increase of 3 parking spaces for 169 total parking spaces. John Rubenkonig, ASLA Rubenkonig Planning and Landscape Architecture, PLLC Seattle Pipes Trade Parking Modification Request I ,-..{" DEPARTMENT OF COM NITY AND ECONOMIC DEVELOPMENT -------Renton 0 WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report, Biological Assessment 4 Calculations 1 Colored Maps for Display 4 Construction Mitigation Description ,AND4 Deed of Right-of-Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3AND 4 Environmental Checklist 4 Existing Covenants (Recorded Copy) 1AND4 Existing Easements (Recorded Copy) !AND, Flood Hazard Data, Floor Plans, AND, Geotechnical Report, AND, Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 Improvement Deferral 2 Irrigation Plan, COMMENTS: PROJECT NAME: Ser-<--+f 1<2.. ?i r;e 1r-~ (Y/_ocR_ I DATE: 7, / 1// ~ ' 1 H: \CED\Data \Fo rms-T em plates\Se!f-Hel p Ha ndouts\P la n ning\ Wa iversubmitta I reqs. doo: Rev: 08/2015 \ LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BY: BY: COMMENTS: King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual• Landscape Plan, Detailed 4 Legal Description 4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 ""&--- Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval, Plat Name Reservation 4 Plat Plan• Preapplication Meeting Summary, '·R ~ Public Works Approval Letter 2 Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan , AND, Stream or Lake Study, Standard 4 Stream or Lake Study, Supplemental, Stream or Lake Mitigation Plan, Street Profiles, Title Report or Plat Certificate , AND• Topography Map, Traffic Study, Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis 4 Utilities Plan, Generalized , Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 2 H :\CED\Data \Forms-Templates \Self-He 1p Ha ndo uts\P la n ning\ Wa iversu bm itta Ire qs.docx Rev:08/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement, AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND, ~-Map of Existing Site Conditions 2ANos Map of View Area 2ANos Photosimulations 2 AND 3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIEu BY: BY: 3 H :\CED\Data \Forms-Te m plates\Self-He Ip Handouts \Pian ning\ Waive rsu b m itta I reqs. docx COMMENTS: ---- ---~ ·-·-~ __ J Rev: 08/2015 ?~~i~61 Sources to cite to defend the 3 additional pervious parking spaces _J L,\ ,~liS -ZO t Lp 4-1-060 COMPREHENSIVE PLAN: A. PURPOSES OF PLAN: 5. Additional purposes of the Comprehensive Plan are: a. To improve the physical and social environment of the City as a setting for human activities; to make it more functional, beautiful, decent, healthful, interesting and efficient; b. To insure acceptable levels of access, utilities and other public services to future growth and development; c. To promote the public interest, and the interest of the City at large; d. To facilitate the democratic determination and implementation of City policies and development; e. To effect coordination in development; f. To inject long range considerations into the determination of short-range actions; g. To provide professional and technical knowledge in the decisions affecting development of the City; and h. To guide future development and growth in the City that is consistent with the goals and objectives of the Growth Management Act as defined in RCW 36.70A.02J), Planning Goals. A. CONSISTENCY REQUIRED: All City programs materially affecting land use, including land use regulatory codes, shall be consistent with the Comprehensive Plan. (Ord. 3976, 3-3-1986) B. INSTRUMENTS IMPLEMENTING THE COMPREHENSIVE PLAN: 1. Title 4-Development Regulations: Title !V DEVELOPMENT REGULATIONS C:h_apter 4 CITY-WIDE PROPERTY DEVELOPMENT STANDARDS 4-4-080 PARKING, LOADING AND DRIVEWAYREGULATIONS A. PURPOSE: It is the purpose of this Section to provide a means of regulating parking to promote the health, safety, morals, general welfare and aesthetics of the City of Renton by specifying the off-street parking and loading requirements for all uses permitted in this Code and to describe design standards and other required improvements. Furthermore, it is the intent of this Section to promote the efficient use of the City's transportation facilities by incorporation into that system of alternative modes of transportation to the single occupancy vehicle to promote the movement of people from place to place. It is the goal of this Section to allow the provision of sufficient off-street parking to meet the needs of urban development while not providing an excess surplus of spaces. (Ord. 4517, 5- 8-1995) b. Outside the Center Downtown Zone: Off-street parking, loading areas, and driveways shall be provided in accordance with the provisions of this Section in the following cases: i. New buildings or structures. ii. Building/Structure Additions: The enlargement or remodeling of an existing building/structure by more than one-third (1/3) of the area of the building/structure. f. Customer/Guest Parking: The Development Services Divisioc. Modifications: Modification of either the minimum or maximum number of parking stalls for a specific development requires written approval from the Department of Community and Economic Development. (Ord. 5450, 3-2-2009) i. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent {2596} may be granted per the criteria and process of RMC 4-9-250.D.2. n may require areas be set aside exclusively for customer or guest parking and shall specify one of the following methods be used: i. A maximum of fifty percent (50%) of the required parking stalls clearly designated as "customer parking" or "guest parking." Parking stalls with said designations shall be used only for said purposes. Chapter 4 City-Wide Property Development Standards 2. Title 8 -Health and Sanitation: Chapter 2 Storm and Surface Water Drainage Facts to support 3 additional parking spaces Opening paragraph is to address: This proposal has been conditionally approved and found to meet the criteria found in Modification of Parking Regulations 4-9-250D. The request of the Department of Community and Economic Development is a written approval for the additional parking spaces found on the revised site plan. The additional parking spaces are 2% more than existed previously. It is know that the entire impervious surface will be replaced and removed and pavement will now be pervious surface. This pervious surface is part of the SWM plan for improving the quality of the adjacent wetlands. The parking requirements for this site are difficult to assess as the use is not referenced in the Parking Regulations. The specifications were provided to the Applicant based on the Planning and Economic Development's assessment. It does not allow for the provision of alternate sizing for parking spaces. If it did the Modification Request could be predicated on the premise that 3 additional parking spaces can be considered the same as re-sizing some of the required parking spaces to a larger size as allowed in the parking regulations. The proposed parking plan meets the intent of the criteria of the Parking Code. 1. The modification is for 164/100 to 167/ is for 2% additional parking spaces. The 2% is less than the 2S% benchmark for the requirement of Modification of Parking Regulations 4-9-250D. The request for the additional 3 spaces requires written approval from the Department of Community and Economic Development. (Ord. 5450, 3-2-2009) 2. Future enrollment of the SPT classes is not addressed in the Parking Regulations. Parking regulations usually require a proportionate relationship between building size and use to parking provided. There is no reference to a future event when the enrollment of students in $PT classes may require additional parking as the site is auto dependent. 3. Additional parking (minimum of 3 spaces) provides for expanded classes, seminars, and graduation ceremonies correspond to the additional educational facilities available through the expansion of the current building which is less than a 1/3 of the original footprint. 4. There is no transit service to this location 5. Access to the facility and Attendance of the classes appear to be dependent on the automobile. 6. The provision of 3 extra parking spaces appears a conservative number for provisional parking due to high enrollment in SPT classes. 7. The Applicant is requesting the addition of 3 parking spaces to be used for CUSTOMER/GUEST parking. As this was not required by the City the Applicant is requesting the Modification to allow for the additional spaces as provided by the Parking Code. CUSTOMER/GUEST parking could meet the need of vendors, deliveries, businesses consulting on training for future/current employees or special events such as Orientation for New Students or Seminars on New Industrial Methods. 8. Pervious pavement is a good surface treatment for this area adjacent to a designated wetland. 9. Additional pervious parking spaces supports a function of storm water treatment which was designed due to a very high water table. This SWM plan was approved by the City of Renton. Increasing the functionality is a benefit to the adjacent wetlands. 10. {The Parking regulations allow for a minimum sized parking stall and for a maximum sized parking stall. This allows the developer to incorporate a range of sizes to create a parking plan. In effect the developer could resize several of the proposed parking spaces and thus through re-sizing reduce the number of parking spaces by 3. However, the amount of pervious surface would not have changed. The impact on the wetland would not be impacted. 11. Since re-sizing of a few parking stalls is considered possible in the Parking Regulations, without changing the amount of pervious surface there is no compelling reason to remove the additional 3 spaces.) 12. The proposed parking plan does not add impervious surface to the site. Rather, through an efficient parking design and an efficient use of pervious surface {necessary to the SWM plan) it uses the existing parking area in a more efficient approach. 1 GENERAi. iNFORMATiON M3BFEVIA "OOHS r-""'~-,.,,., ,,,,,,. '~.,. l ~'~ • >,, ")s~·. .;,_,-; t, ·-· .. ~ .~ ,. r ' .;.F"'' I ,.,,, , I~-· . ,\ _' ~/ I---ft\\ . "~. _}1W-',>< :,. f/ ; ' . ' ,' . 'J',I',, -')/'. .;·~,j (. ... Y .,, .• .,- . ,. v~;:~ .. ·• ~ -~~~ [f'l'ID..ECri'E.>M- ! """~" I·-" '""',;:.,'-'; .. "<JU!,,•,•.,,. e,,1.,,~ ... ,c, ~ .. , M ~ ·e,lt. • ,"t , '·" ',,.~· ,.,,, '• ~ DRAWING INDEX: '~M,,IL C?NT- "' "'-"' .. ,.,,..,. lsl.e•)<C,,-~L ,.,,.,_ -, r ,,._ _CM. SEATTLE PIPE TRADES -UA LOCAL 32 FACILITY EXPANSION -,. -. ... --.•. .,.,._. .. .,,.,,..., .. ' ~1. ::~:~- 11~~ ~- ,-rt,•,.,.,01_ # ' ,~} .s~ 595 Monster Rd. SW, Ste_ 100 Renton, WA 98057-2937 PERMIT RESUBMITTAL 06.17.2016 ORIGINAL PERMIT SUBMITTAL 06.19.2015 GENERAL NOTES: 1""-'·l ,_,a:;,:·-,,,'"" ,•.,Js· "'"~'''' ,· .. 1 .,, .• , •• ''* '"' ·'~'""'--,,, ,,, ,, ,..._.,.~,; ,·,,,u, ,c,, ,.or,,r,,. -,,i, "-.,l J~"-' ,,.,;--; .;,w1 "''"'"'''' """''; r.,, Ah e,,-11~ 1101,1,:,t• '""'"'""'' '*"'' r.'.'"' ;,cc;·( 'f 'C•'-C>f •,,,r , ''"'" l" ""''""' f"1 •d, ,,.:11·· ..,,, ""'"''J"" '"-" ;,~ .)f ,,-"!, ,., '"'''"' "'"'-''' ,,,.,._, ·"'''~' ,.,,,-,,:~ ••·'P-"nr"-~ ... •""'''"· ,..: ""· ''"-'"" "'''""·"'•' .,,;1"•,(Lscs·. L~APE '"'' <OS"'°"" 0 aC:,L C '"C'.• ),,'J\.v ... > 'f.C•W ·~~"' '' l'"-' ~.) "" I •t "' '"" '""'' ~ COLLI NS m ;;o 3: > z ··='-'"" ''"""""'·' ,,._,,.....,cm..;""""'"''" I-w U) _J <( I- I-- ~w (D :!i ::) iE U) <i1 I- I-~ -w ~ E3 (0 er: a: -I-0 w -N :::::;; " Q_ ffi ;; a_ 0 () NVI-H:130& 0 -- ~.;.- ,-,- z V, Ii " II ~~ ~i ! I I ' I ! i --- \ \ \ \ \ \ \ :. -- -~--~--~ ,;) ; {!l f;I ~ r " ' ' --_...: .... ...:.--.- --~--"···_-. 0 I i I i;i • . ~ . ' . . 0 ii j "' ~ I b~ ,--;:: - . i\ \ \' ' ___ /', • e I I I 'I I ff~ ~ ' I i I < Ii f $ ! I I 1ri' a: nl J'I -o 1 ~ rR m i: i ~~ g; ~ ~m II Cl> I ! ' ' ·-·-----------···----- < ' ®.J' r::r~" 1 1 -I 'y J t © ,/fl:-, ! I I I 111 --... -~ - I ~~ -I§ ~ ; i I i I II •• u I · i I Ill I I I I I I ii I I ,!11 I ,, Ii ! I I >-I oo I-1w-I ~ ...J 8 . () I n:<(Z i~ I-IL 0 le~ i ~1 !L, a.. :.i ~ J! ~ () w ~I I-0 I-...J <( <( w => ...J ...J 0 WOERMAN u i I I § ! ,! !1 i I· [ ! ;!!j! ,I i 1! i ' I i ~ :t r '.'J l-2 II! h 1; ;~ I gi I! . ~ .I' 'l · I : 1 ·1 ll I I :§ ill "' :.: I ! ., ·!. iii !I :j t 81 · '' !• I I "i. :1 I ! !! ·! I' I ,, ' j! E: E: i; i fa 1, l11 ii ] I '1'-1:1!! i! a!i al .. ~ ! 'i ~h i/1:l -~ ~ ,.; .. . -. !r ' ' . Ii I " ~ I . ! ! . l!i R ~ ; !~= i liij1•1 i ! i . '! 11 ! ' ! , i:' ~, i I 1 :!1!11!11 ~ le)(~© ©0 © ~) i-~- I i 11~;' ! :'i:1111 I ' . . i 111.11!!:1 ! l ! ! ' ! ! ! ' ,... , ~ l"i ... iii ! l:lC:X)G 88 Gr,')r,') ' © (c) ' _c-i;:i: .>. I -_,.._.o ~~ ! !~ ! I i I II "' u ' I • I I I hi II I I I ' 111 II I ! V') z ....I IN C'.i <{ I ....I 0 WOERMAN u ' i i ! i i i I I , , ,,o· , ' I ' I··· .· 1......--1;_ ______ 1' -----j.-------i --gi (~)----: ' ~ ' ', i t I . ::.~ I : ' '1 I - i ! ! I I Ii I 0 ! ! I ' I -·· " "' ! 13do1s·NII!) I ii l3do1s •NII!) , .. . '1 ( .... Ii ™ 1 ,·: , Ii I I I 11 ,~;, i , --! ' &~¥ ~~~1~w I (~~ t,-~- 111 : ~~ ec:J !I ;: 1 1 , \,c--i I -11 " l 1 1 ! '_,j i . i i=-' 111 ! ' ' I•: I I I '" 1'11 , r:i '1 (CJ I ' I L"'-,J ' , I , , • -, , , Iii-·-! ILeo:il ___ ·~ Ii I I . I ! I i: , I I 11 II ! -ffi __ · @---~:-------;---~L,---I 1. i -I , I I . 1 I ' j§ i i I, 11 i ,, •· i I ! . i I I , I i ! ' ' I ., I . 13.Dis m I I f3d01S'NMI ' :. ' ' .... I I' "'"' I I ______ _ @-----------r----:--1----r--· 1! I] Ii • II L.:J ' y£1 ! /': -·1 I ' I lt ~~ T ""' I /t:~·j i ( . -----'-ll, ;;;;;;;;;;;;=~, t==~===t====r. ~-;/'i 1 i1 ' ;' ,• ~ .· ' ·,, ' ~;, '~~[, --... -@ i 'I Ii ! I ! ...I ...I 0 WOERMAN u ,· .,. ' "---;-; C '~·'·--• '-~-~-- -.f- ' ; ,1 ,' I =· -,-,. . -. • I -.-. ·, -·.· ' I '! j1 ·r~--=41 c:=::=j-... .J. .. -.. ' I I, o·:--1,, j ~) I -+.ccc;,.t ~: ,, ' ' '.··,--:----... -.. --r·-:, ""'· --~----·: ,_-.._,,,,.,...-,. ejl,·',> . T::tJ J .·. I ~ I -----~·,~.,~~-1 I---~--+ 0 N ' "' ·I - '· _, '.F--'!'. ' []. ' ' 1-- .. I -I I ] I ~ r __ .,.._ ... " j I II I •• !l ' l • , I I I ii I ' ~; i I I >- (J) t-w _J ~~z ~~ I!: LL 0 ~~ ~ ('j(i) ti.I ~! a.~~ f' w (_) !k ~i FOW t-_J <( <( [,}! ::> 1 Iii I V) i I: z h!. I! w: - ...J ...J WOERMAN u ',-~ ~ G!O•G9 G I ii '"I' ,,,~ -~- locJJ., J,.F :: ·_ --;('~·-( -i1~~-·-1, " I ' I " . i~~-J - ,I', 1:-~ ,, ,, IIJ ·I II. )' . ~ L- il __ L ,,·. l -· .ll r ,. L F -I 1 1· ,, Ii ii I i! ! COLLINS SEATTLE PIPE TRADES - UA LOCAL 32 FACILITY EXPANSION m ::0 :I: > z :=:=:::.::, ,,_ 595 UoMter Fld. SW, Ste. IOO Renton. WA 98057-2937 ·.E '· :1- ii· ~ - ' ,, f :c I .1.. " ; 1 I f .1---! ' ' ~ - i!, T· ' D 1· , "'"'] I ' i I' _! I . ! I ! [ ·;. J,_)"~~,;J ... J . ,. -J' ., ,. ! ' .,:. j j L~_ .• . 1 . ,, 1--,r;::; , . I ', ., I C ~ 1r- ,, ' _), ··• , . ": '.'.--'·-1i !! ii. ,11 11 11_ ~ ·.· ·D ·' 1, ,1 I 'l ''R' ! I " I ii I , F r . Ji , ,1 11 1 , I I r I 1 11 r " 1 i:o T 1: :: ,, i · , . 1 : ~-El:£VATION KEYNC!TEI ,,~ ,,. C •L,)I. .,..,.,r, \':', I' I' ·' . !1~!1 -~- ,I '""·'·"" '·"''-"'''' OONEU..IIHI I ISSUED: ----·--· -~· Pl!IUl"-TTAL ---·-J.N:9'.Jlm '"'''"' -18Hl!la'11TU!/- I El<TEROII B..EVAllONS I ' A4.2 I I V) z lhl ~ ii. WOERMAN !iL u rn a ~~ ~ :1 ~ <( ~ il! <( I!: <( ill w w IL I rn IL >< a a: w ill !ill " n1i C: • -s ! ~I , ~ 0~ . I • l Z! ! I I I I e ~ I ~ • i, I I i ~ I ~ I M Q ,.... 0 / / / I I i I @ \ V') 'I z 5 11 :::::; i I' WOERMAN hL u ~./ \ \ \ \ \ / ' en a ~ ~ ~ :! <( g:: <( I~ w w a.. I CJ) a.. >< ~ a.. w ~ ~I I I ; ' ' ~ ' -s. ! I •• ,cl Ii > ' ~ i Os ! !1 Z] I I i ----- e ~ l ' ' I z °'~~o ~ a: s(') 1;~<0 it:~ 8 Iii~ I I i 0 V') !hi z I 1 · j O I 11 WOERMAN .L~ -;=I z 0 u u ~ , g,ig•i ~;i'l!~~ ... '-'~;;,t"'c ,~~d; ~i~h~ •• ~""'i ... ~;;;et:;. i;:.>§lli~h p!~i~l'l! •r"~"• r"' ii!,,, \:!~i5r t'"'" i'~~ie ' R e"' ·~~,~"" p:~:h! v~~=g~j ~15!~3h Cl) a .... w ~ t5 .ii' g < ~ 11 < g:: < i; ~~~ i a.. w !l s ;( ,. ~ =~ ,, s ;i ' . , I j~ ~-! "' .. !rn • if i je • ; "'~.:;! ii•I a -~· i~i " • .,. g~;i; !~>-p! d~ ~"'~ ~!¥; ~ .. :st!;! ·~· ja:~ ••l i ... ~:il~ o-<a .1~. 1~:t§ :.S::~J s~:. ~u'l!:z: !ill I I I 0 I i Cl) $'!! "' . 'i C: l! I ~ """ j -s ! Of ci I ! ~! ~ ! ~ !;! -l, ~ i I i I z~ I s i ' Ii o I •• = i i ~ • ~ i • ; ,a ij! "" lg ~~ ;fa ,, So e = CON(.RETf CURB (I:;,3• fERMW!l[ Aof'tlAl.1 l<'.lf' COUl'<SE [L;, i" CHOK[k l,f'JUR5£ (LMIFOR!iiLI CAAi)[~ _-- C.M~ W,l',HED S[(Jf.l) _....- ' -' [£> d" f'[RIIIEABU 8"1.1.AST .,-1 W~ffil>TE RESEf<VIOR BASE ...,/ [L; [f:" ,y,0~~tP:){ij-[j_>~~:GD£ '\;;;;\, .. (SU: r!OTE$) YERMEABLE ASPHALl SECTION (TYP) :il:AI.E rlOITO'i..OU j" PlRI.IOOlE A5Pf!AI.T ' TVP C.WW,E --;......_ ~~ }'' PElll.lEAl3U AWHAl I !OP COIJRSf 1" Ci-M<ER [CM.JR$£ (UMfORMLY ~RPLED CRI.ISHED WASff:D / ST(Jlf')-,--/ 6" P[lllll).E!IE BAU.AS! N;GREl:.All RESER'IIOO EIP,',[ _,.· .,-lVMP>l. lED [AAJH B[Hlli{) / . ~IL MIX PER l}lj[)SLAP[ ~I.All I ' -EXISTIN~ •:;1.1&r;RACE PERMEABLE ASPHALl S[CTIOIJ AT (URB LAtJDSCAPl ISlJ\ND_Jl(!'L __ [5-, 'iCAI.E HOT 1(1 %1,(_( Q,@o __ i'V1<I TIP£ , CUl<D MO [,IJTJER Z'" OIO~Ell (t,uP.SE (UN1fl'.aRML'1---_.......------ GP.A!IED C~IJSHm WA",HW ';IOIJ[) e' PERKABI.[ l!AttAST AG~R£(;AU. ~' RE',E~~ BASl )j1> .. &\if ··,"--llP[ I CIJl!B ANO oUTllJI /i_j ~-~ -U,l,IP.IUE!J ''"" BEHIND ~···'.:t':.f',t~,~';:-~)~>::--'\'1'-0°~:-;--~-<~\t'~/~.Y';"'.)-"fij. , PENM£ABLE A:.PHAIT ~ ', '--E<IOTW, SU&P~ ~-' ,. . I t~~~~L' ~ ~ t ~r"'""~ PERMEABLE ASPHALT SECTIOIJ Al _CURB AND GlllffR IT'!£')__ _____ ..;'._~ <;r;.,.u-001 TO <;OU C1,'1S',0 CC!IKRH[ Ul!8 3• P£f!MEMIL[ ASPHIJ.! --... 1(1(' ~QUFl'\E r-~-----"" __ .-,,.,,.--SIOrWALe / 2" ,;HfJ~Ell (OUflSE (UHIFORMLY_,.... GRA[l((J {RU',H[D W•Jf£D STOHEJ e· HRM~E BALLA31 AGGR!F,A!f-- RESEM'.JR BASE / '<!B--:,);:S:f.,V· CQl,!PA[llD EMlTH ''-HISIIN•; SUBGIWJE 2" CHQKER (OUR,!: - 8" PERMEAeLE fW.lAST ,1,1)-:R[(.O.ll / R£SER"1~ Bal,!: ___. '-i,9i,1,~ ~ SCUPPER smD --COHC CIJRB SC!,(£_ I 1/2" ~ l'-0" ----·-~ -- 1~· jE·1 q~~u PERMEABLE PAVEMENT NOTES COW,H!IJl;llON "-CTMTY WIIHtl THE PMl~li'IG LOT AREA M\,1';1 RESIRICTro TO UsH1" DUT1 \IEHIC!fi AIICo ">HALL NIJT BC SUBJECT 10 Ell([SSl\t[ Jf!AffK OR EOOPM[Nl 10 Mtl1Mll£ (OMPACIIOH 01 w""'" ' ~0l~~~~c~"8m~~~ 3( :~r&it(l);E;}:1s.miNJEso~tf1i rwoo lt'iN THI WIL MIJ51 BE. fJ'l[R [t(,A,'ATID A~ l<[Pl}.(:((> WIIH GR/WU~ PER W5DOT ~-OJ 14(1) OR AS Dll!ECTEO B"Y TIIEC£0THI! [I>E~IS™G SUOORADE: $1W.L REM•IN UNCOlrf'.DlrEO Af,(l SHN.L 9£ SCARlflfD JO A MtllMUM OEPIH /JF 6" PRIOR f(J PV,CEl.l[NT QF /lf"/;PE_(.1,1[ II/,',[ OR /\S O,l<ITJfD Bt ~EOJ[{HNICM fN(,INEER IT;.;, Pll!t0,131.£ PA\ICl.l(~II ~ ~~:l m~:;-roz~}s~~.r~;o;l~~~Li~E~~ TOTAL (Df<Y AGGREWHE) IU llJTAt. VOID SPACE TO BE IL-25 P[f<(:(NT PE~ /\SIM 0:WJ /,if,R[l,AID, MEEIING THE GF!.OJJATIOH PER !Hf HAPA IS-1 \5 D(9Gt.l fJR [OIJIIIAftH /JR A~ SHOWN SIM: ?£RC£NI PA5St1G J/4" 100 ,;r ~-,oo 11e· 10-~ HO. 4 20-4'l 11/J 6 10-20 NO ,1(1 7-B HO <OO O·J E. ANTI 'STRIPMIC M.tMT H:R W"..001 9-02.4. NOi TO El.CErn ll E,1 lll'[IG~T Of AGGl'H,Jll[S. TESTED ~ER M'>HT253-07 DRAIN ()(JWtJ. 0 3 f'ERCENT MAJ:.. ,It 15· /l-.Sll',[ Ml~ l[l,IP£RA!lJRt: PER ASJl,1 06390-0~. Ml• 1E~PERATUR£ 260-2BOF LAYOOWN l[MPlAAli.-.E l40-iWf WIT~ liJl IEr.,>mATURE , 45f ~{/ ~1st,;. !I>Cl-f(]KER WJW,( SAME ~RA[),l,IION "5 PAVEMDIT l(,(,Rffiirl[ ([;·,f"EflMEASl.l BAl.l.1151 (RE~EiMJIR Ei'.SE) P[~ W,Dl'.;l ',ECIION ~--OJ~(2i M-ID ran or DElllIRICMJS Wa!Efi(O.l [T_> llll'~ ]11111): mw G[l)(,JIID OR [WI\IAI.EMT [£.">HOM-lll'lNUI ~llJlEintE 1.!IJWI 1~~ OR [OIJWALl~T Al 001101.! OF R£SER'r/Clf< COl.f<Sl: -E COLLI NS m :::0 :I: )> Zo :,,:,------a..--T·-~·---- fflU! SEATTLE PIPE TRADES EXPANSION fi95 McnlhN"" Rd. SN, a... 100 Renm, WA 98067-29S7 "'""-''"' NovAdyne CIIIIIEngiMI.U.l: _,,._,...__ ~.; ,_ .... _ .. __ ts8lE!) ... """ --..... .. """""" - -........ -(0 ~mulN.-M CML DETAILS C5.0 @ __ ,..., __ V') !hi cn a Hjl I I a I wW Z ·1 z ~~i = CD IP I e ...J ii' I ~ f ! j <(~<( t' I I WOERMAN liL ~~~ f I :1 1: i 0 I I i I u ; a: w I I ~ I I ! I • ,rn m o ~"3130 • 0 eo 0 0. OS • • • • • • ,',J13 ,m •• • •• s• 08 g g 8 ' ' !, ! ; ' • ' 8 8 g • • ' • • ' • ' ' ' \ .. ~ ' ' ' ' ' ' ' ' i ' ' ' ' ' ' ' ' a ' ' ,.Jr~ ' ~~ia ' ~~ia ' ' fl ' ~ll ' f~~ ~ .. !::~,;; ,, ... ia~ b; . s ' ~~~ ! ~ f~~ " ~~~ ~ ~t;,;1 WN 0 • ;:,~~ ~ .;.; .. !i %"• ~ij:ic ..,:o!~ --~; %"• ~~ •• ?l, --;; ~Mt;: ' ! ! %•• s) ! ! ' ! --g~ ~~ ' ' •3 ' I ' ' ' ~ 8 ' " • ' o" .o , ' 8 8 8 ' ~,m~ 8 ~ ~ ' 8 ,_ -· + 6 6 00 0. N o. N .o .. • N .o ' ' '"" t /\~3 0. ,m ,rn • •o • • ~~ a ' ' ' 8 8 A~J 0 a a ; ; ~ 8 8 ' ' ~ • • ' ' ~ ' Ir~! : .. ' ' ' ' ' ' ' ' ' ' • ' ' ' ' <)b \ ' ' •"" ' ' ' ~:{ ' ' "" ' ' ,, ~'"i' II ' ~ "" i!~ :;-Mj cc ~Cc ' -::~ ~ ... : """ :~~ I i , fs~ fs~ ~~"" , .. h;' 8 •• ~[ !i~ • 0 u: ~~ 9~ i1;5 l\ ! g 0 • ' ' ~,-!5!:! ... g,. ' 1 ~~ . ~ s" --~; --~; ' ~i~ ! f· ~ h ~1 ! ! ' ' ' !I /--··· ... _) •~ ' --------------- I_ -~ I~-. ,"'""""*"" I i----~ ---:;~ ! ~i __ s.~-;;:;;:;;:;;;:"""';;;;a.;:;;~~='ltl~!J:::'.·:_=vn--- -----·---·----·---·---~·-· ··--·-- I. i' I! I ·.g ~ ! NQJf)NIHSYM 'v ' ' I -~ · 1 g -------= BJ!HWIIJ. 3Jtd 37.J.J. rag g ~ I .:g _; ---1 1 ....,,.17 _,,_ ----.-"3dS-3dY.JSGNYI-------,,~===: -~ -ll,OojrdflOlil!)-«, 1,1,. ,1 jl, 'I . •1111l1 ii •• ,,1 !ifll 1!!U 1·1·1·1• • l· 1 I , i ~11i1,.11 I !! l!llil l ~ll!lil!l I lj 11•i•l !! lshU I ·I· .. RECEIPT EG00055918 BILLING CONTACT Susan Soller SSA Consulting, Inc 3200 Alki Ave SW , 401 Seattle, WA 98116 REFERENCE NUMBER FEE NAME LUA16-000513 PLAN -Modification Technology Fee Printed On: July 07, 2016 Pr-red By: Jill Ding -----~Renton 8 1055 S Grady Way, Renton, WA 98057 TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: July 07, 2016 PAYMENT METHOD Check #1619 Check #1619 SUB TOTAL TOTAL AMOUNT PAID $150.00 $4.50 $154.50 $154.Sb Page 1 of 1 C I I I I I I _,,,,-__ -·-_!'I 88"0_?' 42" _ ~ _ I L_I / 283.04' l I I // I I I // I I I / 111 // I I I / 111 // I I I // I I // I I I // PARCEL# 242304-9122 I I / 240,979 SQ FT I I / 5.53 ACRES // I I / I I / / ! ! I / I I I ,,'<,// 'II;; ,J),':l/ v 1 I I 1 / / / 0 ~~/~i I I \' / ~'oC)· I I / I I // 7 I I // / I I // RECYCLE/~ ----------1 1 11n1, / REFUSE -------111111,, / ---------J11,1' /// AREA / -------',I' / / / ------ / / / / ~ // // / / / / / / / / / / / / / / / / / / / I / / / / I r / I I I / / I I I \ \ \ \ \ \ \ \ 15' WATER~ LINE EASEMENT I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I EXISTING 53,400 s.f. ,I I I I I I I I I I I I I I 1 I I I I I I I I I I : I I I I I i I I I I I I I I I II I I I I I I I I I I I I I I I I I I I I I ~ :; : : !" 'l-! I I ~~I I ' I I ::!, I I I I I I I I I I I I I I I I I I I I I I I I I I I I ~LIGHT POLE --1 I ~ 15' WATER LINE EASEMENT ----- I I I I I ' I I I ' L ________ _ L _______ _ L ___ _ 1/\ / /----------1 ' I I I I I I I I L=109.84' R=.365.32' 6= 1 7" 1.3 '36" \ I I I \ ~/ 1-----------, ~ -----~ m ;o :r )> LLI NS 710 SECOND AVE~UE • SUITE 1400 z© SEATTLE, v\/ASHINGTON 98104-1710 T • 206.245.2100 F • 206.245.2101 UPL • WWW.COll.lNSWOERVAN.COM \ \ ' ' TITLE . . ""' . ' ' ~ ' ' "" ' ' ' ' ' ------------------ SEATTLE PIPE TRADES - UA LOCAL 32 FACILITY EXPANSION 595 Monster Rd. SW, Ste. 100 Renton, WA 98057-2937 I I I I I I I I I I I I I I I I I I I I I I I I I I ~ ------\ L---- \ -- ----- SEASONALLY PONDED PORTIO!\I OF WETLAND CONSULTANT L--LIGHT P0.L-£ f _,, // I I z ' \ \ \ \ 0 \ ~ ~ I -..J • / 011 N // • (.,J a> I ~ / ~ 0 / • -..J / ii ' I I 'Ji// '\ )' / -"\ ///// I +--1-L _ ,z,"'-~,fi:'=s _____ _, 1 / & •, I -- ...\<,) I ./ I 1 LIGHT POLE / ~1 "''), \ i ~.;· ~ l"' " ' .i ~ '2.... '1-::, 1 / I / 'ji, ~\I\, '-~25' BUFFER -..._ I I I I I I I I / : ---I I \ -/ \ 25%-39% SLOPE \) / j (Sl::1\/Sl::v~)\\ --' .f :;~~;~~;°Y Ill 40% OR GREATER SLOlE (STEEP) I • + + + + I --I / -..._ I SEASONALL y PONDED "-r _\ PORTION OF WETLAND \ \ r _I \ ~ \ ,-J \ I ,-" \~ ',, !\ : I I I I \ I r _l \ I \ L ____ I I \ : \ I + : \ -, I ' ISSUED= MARK DATE DESCRIPTION PROJECT NUMBER DRAWN BY ISSUE DATE PERMIT RESUBMITT AL I I I N th or FERROl.14.065 SEAL JUNE 19, 2015 JUNE 17, 2016 20' 40' l~~I rP~RO.:::..:P--=O=-=S=ED~S~IT~E~P~LAN~--Ls 1" = 20'-Q" SHEET TITLE / NUMBER PROPOSED SITE PLAN •